QUEENS

Jamaica IND Yards

SITE: Jamaica IND Yards

ACREAGE: Total - 30.6 acres Residential - 26

EXISTING ZONING: C8-1

HISTORY: Air rights development over the yards has been discussed by private developers and public agencies for some time. Lefrak currently interested in 4,000 unit development.

SITE PREPARATION: Decking required over active subway yard; no residential or industrial relocation.

FACILITIES/SPECIAL FACTORS: In Flushing Meadow Park near Willow Lake.

ACCESS: 1/4 mile from IND; must provide access to the Van Wyck and Grand Central parkways bordering the site. Improve pedestrian access to subway and site, now virtually impossible because it is bordered by highways and parkland.

ENVIRONMENT: Platform will insulate area from noise from IND yards; sewers inadequate, new water mains needed - 15" sanitary sewer, 10" water main from Queens Blvd. and Union Turnpike; construction under the 3 expressways could be expensive.

RETAIL/COMMERCIAL: Good commercial facilities on Queens and Lefterts Blvds for primary shopping; convenience shopping needed on site.

DENSITY AND SCHOOL NEEDS:

<table><thead><tr><th>Zoning Possibilities</th><th>Number of Units</th><th>Students Generated K-4/5-8</th><th>Overload- Underload K-4/5-8</th></tr></thead><tbody><tr><td>R5</td><td>1,300</td><td>600<br>400</td><td>0<br>-400</td></tr><tr><td>R6</td><td>2,200</td><td>1,000<br>700</td><td>+400<br>-200</td></tr><tr><td>R7</td><td>3,000</td><td>1,300<br>900</td><td>+800<br>+100</td></tr><tr><td>R8</td><td>4,800</td><td>2,200<br>1,800</td><td>+1,600<br>+700</td></tr></tbody></table>

DOWNTOWN PLAN, FORT WORTH

<table><tr><td>Developer</td><td>Plan sponsored by Fort Worth Electric Company</td></tr><tr><td>Designer</td><td>Victor Gruen Associates</td></tr><tr><td>Date</td><td>Plan published 1956</td></tr></table>

The proposals for revitalizing the Fort Worth central business district were probably the best publicized urban-design suggestions of the 1950's. Although they have not been implemented locally, they stimulated similar proposals throughout the nation. One observer has claimed that the Fort Worth plan is the only unborn baby who had hundreds of grandchildren.

Fort Worth, a city of 400,000, competes with nearby Dallas. The success of one is apt to be at the expense of the other. The local electric company sponsored the Fort Worth plan when it appeared that Dallas was gaining in the competition. Business losses were damaging downtown Fort Worth. To create a flourishing central business district, Gruen Associates based its plan on the pedestrian. Cars were to be excluded from the downtown area.

The plan proposed that downtown be surrounded by an automobile approach, a limited-access route leading directly to one of six four-story garages, each with 10,000-car capacity. From the garages, which were located on the periphery of the central area, everyone would walk to the business district or use slow-moving electric vehicles. The farthest distance between a car park and a building was to be 600 feet. (A minute's walk carries a person 250 to 300 feet.)

The designers calculated that the city would have to accommodate at least 152,000 cars a day. 30,000 of them (20 per cent) at rush hours. They foresaw no difficulty with the exodus of rush-hour traffic from the parking garages, which they likened to the exits from shopping centers in the suburbs. However, to evacuate 5,000 cars in an hour (assuming an equal distribution among the six garages) calls for more efficient garages than now exist.

Goods and services, including taxis and buses, were to circulate at basement level through tunnels. Each building would have required loading facilities at the basement level. The costs of these service tunnels were to be offset by sale to developers of land formerly used as roads.

The plan did not remove any of the major buildings in the downtown area, but used them as a framework upon which to add new commercial space and cultural and civic buildings. Commercial floor space downtown was to be increased from 3.8 to 9.6 million square feet, which was possible physically but perhaps not justified economically.

With vehicle traffic eliminated from the downtown surface, buildings could be laid out freely in a manner attractive to the pedestrian. A basic assumption of the plan was that a pedestrian precinct would have commercial value.

The Fort Worth plan was not merely an architect's dream. It was conceived in answer to the wish of J. B. Thomas of the Electric Company, and a committee of twenty prominent citizens undertook to execute the plan. This effort is completely local, for Texas does not participate in the Federal urban renewal program.

There has encountered major opposition, however. Operators of existing park-

Existing conditions in Fort Worth showing present pattern of streets and parking.

Above: The same area after removal of vehicular traffic showing proposed buildings.

Upper right: Watercourses and railyards had already begun to define the center city; the plan emphasizes these boundaries.

Lower right: The center of Fort Worth was planned to become an oasis for those on foot, with car access only on the periphery.

# The Buying of a Block

A brief history of Durst real estate deals on the block bound by 42d and 43d Streets, between Broadway and the Avenue of the Americas.

Property owned or controlled by Durst Organization

**1967** Seymour Durst buys 104 W. 43d, the first of many parcels his company will own on the block.

**1973** Durst drops the option to buy four parcels to add to its growing ownership of lots.

**1986** Joseph and Ralph Bernstein acquire four parcels and try to lease Durst's property, but Durst backs out at the last minute.

**1987** Seymour's son, Douglas, tries to build a headquarters tower for Morgan Stanley on the east side of the block, but the deal crumbles.

**1990** The Dursts try to build a headquarters for the Chemical Bank on the east side of the block, but the deal collapses.

**1998** Douglas Durst begins negotiations to build a $650 million tower for the newly combined Nasdaq and American Stock Exchange.

Source: Durst Organization and real estate records

The New York Times

HARBOR HOUSES:
COMPLEX FORMS WITH
OFFSETTING SAVINGS

Design complexity, previously something to
shy away from in government-aided hous-
ing, was made possible here by the archi-
tect's innovative mind, as well as the re-
vised fee structure (see page 98).

The air-rights site over a train yard
posed many problems, because some areas
required more head room than others. Fre-
quent changes in site elevation resulted,
which have been used advantageously to in-
clude an exciting set of alternatives in the
circulation system, and a visually stimulat-
ing series of varying roof elevations. The in-
tricate massing of the buildings is sensitive
though, of course, it adds to construction
costs. Savings from a unique wall system are
expected to substantially offset the costs of
air-rights structures, underground parking,
and non-repetitive design.

Walls between spandrels will be hol-
low-core, eight-inch concrete block (3500-
pound) constructed so that the cores form a
vertical air shaft, open at the base, to allow
water to weep. The interior will be water-
proofed, and two-inch-thick sheets of ex-
panded polystyrene attached by brackets.
Wall-board will be laminated to the insu-
lation. The whole process is expected to
greatly reduce construction time.

HARBOR HOUSES, New York City. Architect: George A. Diamond Associates; consulting architect: Herbert L. Mandel; engineers: Goldreich, Page, and Thropp (structural); Arthur D. Benjamin (electrical, mechanical); landscape architect: M. Paul Friedberg and Associates; sponsor: Local 1814, International Longshoremen's Association; contractor: Bonwit Building Corporation.

Gray area indicates a two-story opening in the building.

STATEN ISLAND

B & O Railroad Yard

SITE: B & O Railroad Yards

ACREAGE: Total - 38 Residential - 32

EXISTING ZONING: M1-1

SITE PREPARATION: Future of freight yards uncertain. Some landfill, possibly some decking, low demolition costs; single land ownership.

FACILITIES/SPECIAL FACTORS: Access to shore and waterfront esplanade to Ferry desirable; good views of Manhattan; construction should preserve these with view corridors.

ACCESS: Staten Island Ferry adjacent to site; currently inactive SIRT line through site-stops at Ferry; commuter parking at Ferry.

ENVIRONMENT: New Jersey industrial area across bay; noise and air problem from congestion near commuter parking; sewer system - new interceptor currently in planning would serve site.

RETAIL/COMMERCIAL: Convenience shopping needed. B & O Yards will be part of revitalization of St. George, including renovation of Ferry Terminal, construction of St. George Place and redevelopment efforts in existing downtown.

DENSITY AND SCHOOL NEEDS:

<table><thead><tr><th>Zoning<br>Possibilities</th><th>Number<br>of Units</th><th>Students<br>Generated<br>K-4/5-8</th><th>Overload-<br>Underload<br>K-4/5-8</th></tr></thead><tbody><tr><td rowspan="2">R5</td><td rowspan="2">1,800</td><td>600</td><td>+500</td></tr><tr><td>400</td><td>+400</td></tr><tr><td rowspan="2">R5 P.U.D.</td><td rowspan="2">2,500</td><td>900</td><td>+800</td></tr><tr><td>600</td><td>+600</td></tr><tr><td rowspan="2">R6</td><td rowspan="2">3,300</td><td>1,200</td><td>+1000</td></tr><tr><td>800</td><td>+800</td></tr></tbody></table>

Saybrook Village (Bull's Head)

SITE: Saybrook Village

ACREAGE: Total - 20.8 Residential - 19.5

EXISTING ZONING: R3-2

HISTORY: April 1971 - CPC preliminary approval for Saybrook Village, 1,100 units of 3 - 6 story middle-income housing on 23 acres; more recent plan for 40 acres with 100,000 sq. ft. commercial space; Association for Middle Income Housing - 1,500 conventional units; southern portion (7 acres) under consideration for acquisition as extension of Willowbrook Park. Present owner intends to develop as-of-right. Two additional parcels north of Victory Blvd. from site total 19.5 acres.

SITE PREPARATION: Vacant land; foundation problems.

FACILITIES/SPECIAL FACTORS: Willowbrook Park adjacent; stand of trees in southern portion of site should be preserved as open space.

ACCESS: 3 1/4 miles from SIRT stop; site at intersection of arterial roads; near Willowbrook and Staten Island Expressways.

ENVIRONMENT: Possible noise and air problem from Richmond Avenue and Victory Blvd. traffic; heavy congestion; possible drainage problem; sewer pump station needed and possibly treatment plant.

RETAIL/COMMERCIAL: Minor convenience retailing necessary on-site; 3 major commercial areas about 1 mile away.

DENSITY AND SCHOOL NEEDS:

<table><thead><tr><th>Zoning<br>Possibilities</th><th>Number<br>of Units</th><th>Students<br>Generated<br>K-4/5-8</th><th>Overload-<br>Underload<br>K-4/5-8</th></tr></thead><tbody><tr><td></td><td></td><td>100</td><td>-500</td></tr><tr><td>R3-2</td><td>500</td><td>100</td><td>-1,000</td></tr><tr><td>R3-2 PUD</td><td>700</td><td>200<br>100</td><td>-500<br>-1,000</td></tr><tr><td>R4</td><td>700</td><td>200<br>100</td><td>-500<br>-1,000</td></tr><tr><td>R4 PUD</td><td>1,200</td><td>300<br>200</td><td>-300<br>-900</td></tr></tbody></table>

Seaview Hospital

SITE: Seaview Hospital

ACREAGE: Total - 319 Residential - 200

EXISTING ZONING: R3-2

SITE PREPARATION: 190 acre hospital facility under-utilized; consolidation recommended; WNYC Tower may be located on site, though there is some opposition to this; site owned by City.

FACILITIES/SPECIAL FACTORS: Many parks and camps in area's open space; wooded grounds - good topography; high land; good views.

ACCESS: SIRT 1 1/4 miles from site; proposed Richmond and Willowbrook Parkways may be near site.

ENVIRONMENT: New sanitary and storm sewers needed; sanitary probably should connect to Port Richmond - $500/d.u. at R3-2; storm sewers to edge of site needed; booster pump needed for water supply.

RETAIL/COMMERCIAL: Major convenience and primary facilities needed.

DENSITY AND SCHOOL NEEDS:

<table><thead><tr><th>Zoning<br>Possibilities</th><th>Number<br>of Units</th><th>Students<br>Generated<br>K-4/5-8</th><th>Overload:<br>Underload<br>K-4/5-8</th></tr></thead><tbody><tr><td rowspan="2">R3-2</td><td rowspan="2">5,000</td><td>1,800</td><td>+1,600</td></tr><tr><td>1,200</td><td>+1,400</td></tr><tr><td rowspan="2">R3-2 PUD</td><td rowspan="2">6,100</td><td>2,500</td><td>+2,300</td></tr><tr><td>1,600</td><td>+1,600</td></tr><tr><td rowspan="2">R4</td><td rowspan="2">7,000</td><td>2,500</td><td>+2,300</td></tr><tr><td>1,600</td><td>+1,600</td></tr><tr><td rowspan="2">R4 PUD</td><td rowspan="2">12,600</td><td>4,600</td><td>+4,400</td></tr><tr><td>3,000</td><td>+3,000</td></tr></tbody></table>

MANHATTAN

West 30th St. Yards

SITE: West 30th St. Yards

ACREAGE: TOTAL: 14.9 Residential - 12.7

EXISTING ZONING: M1-5,M2-3

HISTORY: Site had been considered by Post Office for decking and expansion -- up to 1,000,000 square feet of Post Office space with 2800 to 4800 apartments above. Proposal dropped when Post Office decided to build Morgan Annex and keep existing General Post Office.

SITE PREPARATION: Substantial costs of air rights acquisition, platform construction and pile driving between tracks in active railroad yard; but single ownership and no relocation necessary.

FACILITIES/

SPECIAL FACTORS: No public open space currently; good river view. Site along waterfront in industrial area with few residential facilities; industrial and service potential of area (use as transportation/service node) might negate residential value.

ACCESS: 5/8 mile from IND, 3/4 mile from IRT; adjoins West Side Highway.

ENVIRONMENT: Air and noise problems from West Side Highway; Pennsylvania Railroad tunnel underneath causes foundation, vibration and ventilation problems; noise problem-proximity to 30th St. heliport.

RETAIL/COMMERCIAL: Major convenience shopping necessary on-site; primary shopping available in 34th St. area.

DENSITY AND SCHOOL NEEDS:

<table><thead><tr><th>Zoning<br>Possibilities</th><th>Number<br>of Units</th><th>Students<br>Generated<br>K-4/5-8</th><th>Overload-<br>Underload<br>K-4/5-8</th></tr></thead><tbody><tr><td>R8</td><td>2,800</td><td>600<br>300</td><td>+300<br>+300</td></tr><tr><td>R9</td><td>3,100</td><td>600<br>400</td><td>+300<br>+400</td></tr><tr><td>R10</td><td>4,100</td><td>800<br>500</td><td>+500<br>+500</td></tr></tbody></table>

QUEENS

Sunnyside Yards

SITE: Sunnyside Yards

ACREAGE: Total - 300 Residential - 217

EXISTING ZONING: M1-1

HISTORY: UDC proposed development of 17,000 units, 7,000 sq. ft. of office space, 3,500,000 square feet of industrial space, 1,500,000 sq. ft. retail: would dwarf surrounding area, require major sewer and water improvements, need $500 million of capital subsidy from City. Lefrak proposed as Garment Center in 1968.

SITE PREPARATION: Decking over very active railroad yards required - poses serious engineering problems.

FACILITIES/SPECIAL FACTORS: Extensive investment necessary for infrastructure - new parks, health facilities, police and fire stations, schools, streets, sewers -- $100 + million required.

ACCESS: Within 5/8 mile of 3 subways; LIRR tracks on site; Queensboro Bridge 1 mile from corner of site; Queens-Midtown Tunnel less than 1 1/2 miles away; new internal street system required.

ENVIRONMENT: Vibrations and noise problems from active tracks; very poor sewers - new sanitary sewer 3 1/2 miles to Bowery Bay Treatment Plant needed; new water mains along Northern Boulevard needed.

RETAIL/COMMERCIAL: Feasibility of large commercial and industrial space in question; on-site shopping facilities will cause undesirable competition with Astoria's Steinway St. and with Manhattan facilities.

DENSITY AND

DENSITY AND SCHOOL NEEDS:

<table><thead><tr><th>Zoning<br>Possibilities</th><th>Number<br>of Units</th><th>Students<br>Generated<br>K-4/5-8</th><th>Overload-<br>Underload<br>K-4/5-8</th></tr></thead><tbody><tr><td>R5</td><td>12,200</td><td>5,000<br>3,400</td><td>+3,300<br>+2,900</td></tr><tr><td>R6</td><td>21,700</td><td>8,900<br>6,100</td><td>+7,200<br>+5,600</td></tr></tbody></table>

QUEENS

Jamaica IND Yard

SITE: Jamaica IND Yards

EXISTING ZONING: C8-1

RETAIL/COMMERCIAL: Good commercial facilities on Queens and Lefferts Blvds for primary shopping; convenience shopping needed on site.

DENSITY AND SCHOOL NEEDS:

<table><thead><tr><th>Zoning<br>Possibilities</th><th>Number<br>of Units</th><th>Students<br>Generated<br>K-4/5-8</th><th>Overload-<br>Underload<br>K-4/5-8</th></tr></thead><tbody><tr><td>R5</td><td>1,300</td><td>600<br>400</td><td>0<br>-400</td></tr><tr><td>R6</td><td>2,200</td><td>1,000<br>700</td><td>+400<br>-200</td></tr><tr><td>R7</td><td>3,000</td><td>1,300<br>900</td><td>+800<br>+100</td></tr><tr><td>R8</td><td>4,800</td><td>2,200<br>1,500</td><td>+1,600<br>+700</td></tr></tbody></table>

THE BRONX

Harlem River Yards (Mott Haven)

SITE: Harlem River Yards I, II

ACREAGE: Total - I: 70, II: 94 Residential - I: 60, II: 80

EXISTING ZONING: M3-1

SITE PREPARATION: Site in single ownership (Penn Central); railroad wants to consolidate operations and sell most of yards.

FACILITIES/SPECIAL FACTORS: New community and infrastructure would have to be built: extensive facilities required. Site could be relocation area for South Bronx and Harlem Model Cities areas; residential center here would open Randall's Island to more intensive recreational use; normally incompatible uses could be tolerated, due to sectioning of site by Major Deegan Expressway and Triborough Bridge. Community Board favors development.

ACCESS: Second Avenue subway will probably be re-routed through this site - necessary for development; now 1/2 mile from IRT subway; Major Deegan Expressway and Triborough Bridge pass through site.

ENVIRONMENT: Site in LaGuardia flight path - 40 + N.E.F. zone, unacceptable by HUD noise standards; rail yards and highways cause possible noise problems; high air pollution, Hell Gate power plant nearby; sewer regulator overflow causes odor problem.

RETAIL/COMMERCIAL: Major convenience and some primary facilities needed on-site; department stores along 149th Street in Hub area.

DENSITY AND SCHOOL NEEDS:

<table><thead><tr><th></th><th>Zoning<br>Possibilities</th><th>Number<br>of Units</th><th>Students<br>Generated<br>K-4/5-8</th><th>Overload-<br>Underload<br>K-4/5-8</th></tr></thead><tbody><tr><td rowspan="3">I.</td><td>R6</td><td>6,100</td><td>3,400<br>1,700</td><td>+4,200<br>+2,000</td></tr><tr><td>R7</td><td>8,000</td><td>4,500<br>2,300</td><td>+5,300<br>+2,500</td></tr><tr><td>R8</td><td>13,200</td><td>7,500<br>3,800</td><td>+8,200<br>+4,000</td></tr><tr><td rowspan="3">II.</td><td>R6</td><td>8,100</td><td>4,600<br>2,300</td><td>+5,400<br>+2,600</td></tr><tr><td>R7</td><td>10,700</td><td>6,000<br>3,100</td><td>+6,800<br>+3,300</td></tr><tr><td>R8</td><td>17,600</td><td>9,900<br>5,000</td><td>+10,700<br>+5,300</td></tr></tbody></table>

85

MANHATTAN

Sherman Creek

SITE: Sherman Creek

ACREAGE: Total - 100 Residential - 85

EXISTING ZONING: M1-1, M2-1, M3-1

SITE PREPARATION: High land acquisition and decking costs; industrial relocation problems; difficult relocation of City facilities, including Transit Authority bus garage and police property storage yard.

FACILITIES/

SPECIAL FACTORS: Highbridge, Inwood Hill, Fort Tryon - adjacent excellent parks; development must include school facilities; development at higher densities would also tax other facilities in existing community.

ACCESS: One-eighth mile from IRT, three-eighths mile from IND; the Major Deegan Expressway adjoins site; 207th Street bridge already crowded traffic re-direction desirable.

ENVIRONMENT: Elevated subway and additional traffic would cause air and noise problems; improved sewer service necessary; development could increase access and improve utilization of waterfront for existing community.

RETAIL/COMMERCIAL: Direct access to Fordham Road shopping area in Bronx; Dyckman Street and West 207th Street - shopping facilities now exist. Additional on-site major convenience and primary shopping necessary.

DENSITY AND SCHOOL NEEDS:

<table><thead><tr><th>Zoning<br>Possibilities</th><th>Number<br>of Units</th><th>Students<br>Generated<br>K-4/5-8</th><th>Overload-<br>Underload<br>K-4/5-8</th></tr></thead><tbody><tr><td>R7</td><td>9,700</td><td>3,800<br>2,200</td><td>+3,600<br>+2,400</td></tr><tr><td>R8</td><td>15,900</td><td>6,200<br>3,600</td><td>+6,000<br>+3,900</td></tr></tbody></table>

MANHATTAN

SITE: Manhattan Landing

ACREAGE: Total - 113 Residential - 20

EXISTING ZONING: R10 equivalent

HISTORY: Manhattan Landing is a total community; the project will have 6,500 units of conventionally financed housing, six million square feet of commercial space, including a Korvette's department store, two new parks and a waterfront esplanade, a 400-room hotel, a 1,000 car municipal garage, a marina and sports center, an oceanography exhibit center, and a telephone equipment building. Most development will be on platforms over the river. Plan approved, construction to begin soon.

SITE PREPARATION: To be built on piles and decking; problems of utility connections and deterioration of deck in water, typical of decked waterfront sites.

FACILITIES/SPECIAL FACTORS: Excellent proximity to financial and government districts, and South Street Seaport; on-site school space to be provided; development opens Lower Manhattan to 24-hour use.

ACCESS: Within 1/4 to 1/2 mile of many subways: utilization of facilities in off-peak times and directions; adjoins S.I. Ferry Terminal and FDR Drive; development could open pedestrian access to waterfront.

ENVIRONMENT: Age of existing water mains and sewers may become problem; raw discharges must be extended beyond platform to avoid build-up of sewage under slab and corrosion of platform; new interceptor should limit discharge to storm overflow; possible air and noise problems from South Street viaduct and Brooklyn Bridge.

RETAIL/COMMERCIAL: On-site major convenience and primary shopping facilities necessary. Shopping facilities will also serve Lower Manhattan work force during day.

DENSITY AND SCHOOL NEEDS:

<table><thead><tr><th>Zoning<br>Possibilities</th><th>Number<br>of Units</th><th>Students<br>Generated<br>K-4/5-8</th><th>Overload-<br>Underload<br>K-4/5-8</th></tr></thead><tbody><tr><td>R10<br>Commercial<br>equivalent</td><td>6,500</td><td>700<br>200</td><td>+400<br>-300</td></tr></tbody></table>

Manhattan Landing