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Riverside South, Manhattan

Coordinates: 40°46′41″N 73°59′20″W / 40.778°N 73.989°W / 40.778; -73.989
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Riverside South
A view of the complex from the Hudson River
Other name(s)Freedom Place and Riverside Center (for parts)
LocationManhattan, New York City, New York
Coordinates40°46′41″N 73°59′20″W / 40.778°N 73.989°W / 40.778; -73.989
StatusAll buildings complete; highway relocation begun, but incomplete.
Groundbreaking1997
Constructed1997–2020
UseResidential
WebsiteExtellDev
Companies
ArchitectDaniel Gutman and Paul Willen; Marilyn Taylor and David Childs, SOM
DeveloperThe Trump Organization, Hudson Waterfront Associates, Extell Development Company
OwnerExtell Development and The Carlyle Group
PlannerRiverside South Planning Corporation
Technical details
CostUS$3 billion
Buildings19
Size8.4 million square feet (780,000 m2)
No. of residentsover 8,000 as of 2012
Proposed1989 (other plans proposed since 1962)

Riverside South is an urban development project in the Lincoln Square neighborhood of the Upper West Side of Manhattan, New York City. It was originated by six civic associations in partnership with real estate developer Donald Trump. The largely residential complex, located on the site of a former New York Central Railroad yard, includes Freedom Place and Riverside Center. The $3 billion project is on 57 acres (23 ha) of land along the Hudson River between 59th Street and 72nd Street.

Development of the rail yard site generated considerable community opposition. Trump's 1970s-era proposal was widely opposed and failed to gain traction. In 1982, Lincoln West, a much smaller project, was approved with community support, but the developers failed to obtain financing. Planning for the current project began in the late 1980s. The project was originally designed to include 16 apartment buildings with a maximum of 5,700 residential units, 1.8 million square feet (170,000 m2) of studio space, 300,000 square feet (30,000 m2) of office space, ancillary retail space, and a 75-acre (30 ha) waterfront park.

Trump sold Riverside South to investors from Hong Kong and mainland China, who began construction in 1997. In 2005, the investors sold the remaining unfinished portions to the Carlyle Group and the Extell Development Company.

60th Street Rail Yard

[edit]

Before Riverside South was developed, the site was a rail freight yard owned by the New York Central Railroad, located between 59th and 72nd streets.[1] By 1849 an embankment near West End Avenue, with a span over a tidal lagoon, carried the Hudson River Railroad, later part of New York Central. At the time, much of the current site of Riverside South was still under water.[2] By 1880, what had been river was transformed by landfill into the New York Central Railroad's vast 60th Street Yard.[2][3] In the 1930s, New York City parks commissioner Robert Moses covered New York Central's rail track north of 72nd Street in the vast West Side Improvement project, which also moved rail lines below grade south of 60th Street.[4][5]: 696–698  The Moses project was bigger than Hoover Dam and created the Henry Hudson Parkway. The adjacent Riverside Park was expanded to the Hudson River in such a way that the park and road look like they are set on a natural slope.[5]: 698–700 

Until the 1970s, the rail yard area was generally industrial.[2] The area was home to a printing plant for The New York Times between 1959 and 1975,[6] as well as ABC television studios. At the same time, public housing extended to West End Avenue (across the street from the printing plant and the TV studios), and the Lincoln Towers redevelopment project extended to the rail yard boundary along Freedom Place.[7] New York Central merged with the Pennsylvania Railroad to form Penn Central in 1968 as the rail lines were suffering severe financial difficulties.[8] The railroad went bankrupt in 1970,[9] and its assets were sold off in federal court.[10]

Stonework of a former rail embankment in Riverside Park South
The New York Central Railroad 69th Street Transfer Bridge used to transfer freight by car float across the Hudson, in disuse since the 1970s in Riverside Park South.[11]

Redevelopment plans

[edit]

In the late 20th century, there had been several proposals to develop structures over the rail yard.[1][12] These included the Litho City plan in the 1960s; real estate developer Donald Trump's 1970s plan; the Lincoln West plan of the early 1980s; and Trump's Television City plan of the late 1980s. In his book New York 2000, Robert A. M. Stern described the site as "one of the city's most coveted and contested parcels of open land".[1] The site was hard to develop in part because it did not have roads or utilities, and because any potential redevelopment would have had to be built over the train yard.[12]

1960s plans

[edit]
The 60th Street Yard, seen in 1970

In 1961, the railroad proposed a partnership with the Amalgamated Lithographers Union to build Litho City, a mixed-use development over the tracks.[1][13] There would be six 47-story buildings and three 41-story buildings, all designed by Kelly & Gruzen. The development would have included 200 artists' studios that faced north; the rest of the units would be structured as rental apartments or housing cooperatives.[13] Sources variously cited Litho City as being built to accommodate 12,500[14] or 25,000 people.[13] The New York City Planning Commission deferred action on the Litho City proposal for a year while it reviewed Litho City's effects on traffic in the neighborhood,[15] and the consulting firm of Day & Zimmerman warned that the development might worsen traffic.[16] Nonetheless, the union's president Edward Swayduck and the city's traffic commissioner Henry A. Barnes both endorsed the Litho City plan.[15]

The City Planning Commission designated the West Side rail yard as an urban renewal site in October 1962, allowing the plans for Litho City to proceed.[14][17] Shortly afterward, the Amalgamated Lithographers Union announced plans for a $15 million dormitory in the development, which would house 1,000 foreign students.[18] Plans also called for a promenade linking to Lincoln Center, in addition to a park on the Hudson River shoreline.[19] A scale model of Litho City was unveiled at Grand Central Terminal in 1963.[19] By then, the project was being planned as a high-income development, rather than a middle-income development; the cost of Litho City was estimated at $175 million.[20] There were to be 6,000 apartments,[21] and a new street, running parallel to the yard between 66th and 70th streets, was also proposed.[22] Moses also planned to build an exit from the West Side Highway to Litho City, prompting objections that the street grid could not handle the additional traffic.[23]

The plans for Litho City were formally dropped in January 1966 due to disputes over the air rights; the railroad had terminated the union's lease of the site two months prior.[24] In the late 1960s, there were various proposals by the city's Educational Construction Fund for mixed residential and school projects, also partly on landfill.[1][25] This development would have included several athletic fields and between 6,000 and 12,000 apartments.[1]

First Trump proposal and sale

[edit]
External images
image icon Litho City
image icon Robert Moses' Highway and Housing Proposal, 1975
image icon Donald Trump's 1975 Proposal
image icon Donald Trump's 1977 Proposal
image icon Lincoln West
image icon Television City
image icon Trump City
image icon The Civic Alternative
image icon Riverside South, as proposed

In July 1974, Trump Enterprises Inc., a company controlled by Trump, offered to buy an option on the 100-acre (40 ha) 60th Street Yard and the 44-acre (18 ha) 30th Street Yard for a combined $100 million.[26] Trump did not make a down payment.[27][10] Penn Central, which at the time was under trusteeship due to its insolvency, petitioned its trustees to approve the sale.[26] Though both of the yards were still being used by freight trains,[26] the only structures on the sites were storage buildings and train tracks.[28] Following a private meeting with Trump, his father Fred, and Mayor Abraham Beame, Penn Central's trustees gave the option to Trump because he "seemed best positioned [...] to get rezoning and government financing".[10] A U.S. federal court approved Penn Central's sale of the option to Trump in March 1975.[28]

Initially, Trump wanted to build up to 20,000[29][30] or 30,000[10] housing units on the site.[10][29] When the plans were announced, local politicians including U.S. Representative Bella Abzug expressed concerns about the fact that the 60th Street redevelopment would cater mostly to middle- and upper-class families.[30] Trump presented plans for the development to local residents in April 1976. As part of the proposal, designed by Gruzen & Partners, the site would be divided into three sectors with at least four buildings each; about 40 percent of the development would be open space, and there would be one or two schools and a central shopping mall.[31] There would have been 14,500 apartments on the site, funded with federal subsidies.[31][32] Manhattan Community Board 7, representing the neighborhood that included the rail yard, opposed the plan.[29][31] Trump twice downsized his plans for the yards.[29] By May 1976, Trump's plans called for the West Side Highway to be relocated so he could build a park next to it;[33] the Department of City Planning endorsed this plan.[34] Another proposal, for 12,450 apartments, was dependent on public financing that never materialized.[35]

In May 1979, Trump exercised his option on the site, agreeing to buy the yard for $28 million.[36] Had Trump finalized the acquisition, he would have been required to make payments over 18–30 months, after which he could take title to the site.[37] However, Trump never finalized his purchase, and his father's longtime friend Abe Hirschfeld agreed to take over the option instead.[38] By then, the city government was contemplating building a freight yard for piggyback trains on the site.[39][40] Penn Central signed a sale contract in March 1980, agreeing to sell Hirschfeld and his son Elie the site for $28 million.[41] Under the terms of the contract, the Hirschfelds made a $400,000 down payment and were required to spend $700,000 on planning over the next year.[39]

Lincoln West

[edit]

Abe Hirschfeld and the Argentine astrophysicist Carlos Varsavsky acquired the 60th Street Yard site in late 1980.[42][43] Varsavsky's company, the Macri Group, became the project's majority partner, with a 65% ownership stake; the Hirschfelds held the remaining 35% stake.[39][42][12]

Initial plan

[edit]
Southward view of the site from the riverside

Hirschfeld and Varsavsky formed a partnership named Lincoln West Associates to develop a project known as Lincoln West on the 60th Street Yard site.[44] Macri hired Gruzen & Partners to draw up plans for the project, and he hired former deputy mayor John Eugene Zuccotti and lawyer Judah Gribetz to consult on the project.[39] Rafael Viñoly assisted Gruzen with the plans.[45] The initial plans, announced in January 1981, called for 16 residential towers with a total of 4,850 apartments,[44][46] arranged around a new avenue called Lincoln Boulevard.[45] There would also be a 500-room hotel,[46] one or two office towers, and 42 acres (17 ha) of open space.[44] A 4,000-space parking garage would have been located underneath the development.[47] Due to the topography of the site, the buildings at both the northern and southern ends would have been located on a platform, and Lincoln Boulevard would have been built with two levels.[45] The first apartments would have begun construction in 1982, while the rest of the development would have been built in phases over a decade.[46][47]

Lincoln West Associates submitted a formal proposal for the site in November 1981.[12] When the plans were announced, The New York Times' architecture critic Paul Goldberger wrote that "much can be improved in the design of Lincoln West" but predicted that the development itself would alleviate the high demand for luxury housing in the city.[48] In late 1981, Lincoln West Associates offered to give $10,000 to Community Board 7 for a study of the project's impacts.[49] The plans had to undergo community review.[50] Opponents claimed that the development would overload the area's infrastructure,[47][51] and other critics took issue with the development's size[47][52] and the lack of affordable housing.[47][48] In response, Hirschfeld and Varsavsky agreed to pay for infrastructure improvements in the neighborhood.[48][53]

Macri sent the plans to the City Planning Commission for review in March 1982 but, despite the concerns over Lincoln West's size, initially refused to scale down the plans.[54] The same month, the city asked Lincoln West Associates to postpone its plans so the city could decide whether to build a new freight terminal there,[55][56] and Lincoln West Associates agreed to restart the community review process.[50] Additionally, part of the parking garage was replaced with space for trucking company, and the number of apartments was reduced to 4,700.[45] Manhattan borough president Andrew Stein wanted the project to be further reduced to 3,700 apartments, which Varsavsky refused.[51][57] The engineering firm Tippetts Abbett McCarthy Stratton conducted a feasibility study of the proposed freight-rail center, finding that it was feasible to build it under Lincoln West,[58] though Varsavsky opposed the freight center.[59]

Approval, lawsuits, and modifications

[edit]

The City Planning Commission approved the Lincoln West plans in July 1982,[59][60] and the New York City Board of Estimate also gave its approval that September.[61][62][63] The plans called for 1,100 rental apartments (of which one-fifth would be affordable housing), in addition to 3,200 luxury co-ops or condos.[53] In addition, the developers agreed to add several amenities such as a swimming pool, a park, and upgrades to two nearby subway stops.[64] Lincoln West Associates paid $13 million for the northern five blocks shortly after the plans were approved, and it paid $21.6 million that December for the southern eight blocks.[65] The developers had planned to begin construction in April 1983,[63] but the plans were delayed due to Varsavsky's sudden death in early 1983, as well as various lawsuits.[66] Francisco Macri took over Varsavsky's 65% interest in the project.[12] Lincoln West Associates had difficulties getting financing for the development, partly because of Macri's concessions to the city and partly because Trump was trying to retake control of the site.[67]

The development's opponents filed a lawsuit in the New York Supreme Court in February 1983, alleging that the environmental impact statement had been done improperly.[68] The environmental study was invalidated the next month,[69] though the city government successfully appealed the ruling that July.[70] Harry Helmsley, who owned an option on a superblock from 61st to 65th streets, sued the city and Lincoln West Associates that September, claiming that the city wanted to build three streets through his property.[71] The New York Court of Appeals, the state's highest court, ruled in October 1983 that the environmental impact statement had been prepared properly.[72]

Though work had still not begun by early 1984, Lincoln West's developers were already revising the plans significantly, prompting its chairman to resign.[73] Additionally, in July 1984, Chase Manhattan Bank moved to foreclose on two mortgages that had been placed on the site.[74] The city government would have canceled the development if the street grid had not received final approval by that September,[75] but the Board of Estimate voted to extend the deadline by one month.[76] That October, the Board of Estimate approved plans for Lincoln West's street grid and voted to give Lincoln West Associates four additional months to obtain financing.[77] By then, public officials doubted that Lincoln West would ever be completed, amid continued opposition to the project.[78]

Television City

[edit]

Trump had negotiated to repurchase Lincoln West in mid-1984; he initially decided against it[78] but ultimately made an offer for the site that November.[79] Trump announced in December 1984 that he would pay $95 million for the Lincoln West site,[80] and he finalized his purchase the next month.[81] This was part of a $115 million expenditure that allowed Trump to gain control of the rail yard site.[29] Under the agreement, Trump controlled 80% of the project, Elie Hirschfeld retained a 20% stake, and Francisco Macri waived his interest in the project.[80]

Initial plan

[edit]
Trump standing beside a model of the proposed Television City in 1985

Following his repurchase of the site, Trump proposed building a vast complex called Television City. The complex would feature headquarters for NBC along with television studios. The plan involved 15.5 million square feet (1,440,000 m2) of residential, retail, office, and studio construction, including 7,600 residential units, a parking garage, the largest shopping mall on the East Coast, a hotel, and other spaces. The centerpiece of the project, designed by Helmut Jahn, was to be a 150-story tower in the middle of the complex, dubbed the "World's Tallest Building."[82] This structure would have included 750 hotel rooms and 60 residential floors.[83] Six other towers, each 76 stories high, would also be built north and south of the 150-story tower.[82][29] Trump wanted to develop the area immediately: his plan called for Television City to break ground by 1987.[29] Crain's New York called Trump's plan "the most ambitious development project ever in New York".[84]

Goldberger wrote that Television City was "woefully simplistic".[85] "Putting huge towers in open space, with little connection to the varied pattern of streets, smaller spaces and different building types of the real city, is to see the city only as an abstraction, as a kind of game board on which you move huge pieces at will," he wrote.[85] New York Magazine's architecture critic Carter Wiseman agreed, writing "isolated towers", such as those proposed in Television City, "survive in most of the world's major cities as reminders to planners that this brand of angst-inducing exclusivity is nasty to live with".[86] Wiseman also said the development would overwhelm infrastructure at the 72nd Street/Broadway station of the New York City Subway (now served by the 1, ​2, and ​3 trains).[86]

Opposition and changes to plans

[edit]

Since the new plan was more than twice the size of the previously approved project, Television City generated fierce opposition. Some Upper West Side residents created a group called Westpride to fight Trump's plan, enlisting notable residents of the area, and raising several hundred thousand dollars to fund the effort.[29][87] Negotiations between Trump and Mayor Ed Koch about NBC's possible relocation to Television City devolved into name-calling.[88][89] Instead of giving tax breaks to Trump, as he had demanded, Koch gave tax breaks directly to NBC, allowing it to decide where to locate its studios.[29] In response, Trump called on Koch to resign, and Koch compared Trump to "a stuck pig."[88]

To improve his chances of gaining approval, Trump fired Jahn and asked Alexander Cooper, a favorite of both architecture critics and city officials, to redesign the project.[29] Cooper reduced the 150-story tower to 136 stories and relocated it to the southern part of the development. But the modified project still contained roughly the same amount of space, including 1.5 million square feet (140,000 m2) each of studio and retail space as well as 7,600 housing units. The six 72-story towers were replaced with slightly smaller, 45- to 57-story skyscrapers, which line one side of an avenue that would run north-south through most of the development.[90]

The new site plan was endorsed by the New York City Department of City Planning. The City Planning Commission forced an adjacent project, then known as Manhattan West, to conform to Cooper's site plan, which included a block-wide park between 63rd and 64th streets extending east to West End Avenue, beyond Trump's property line.[90][91] Cooper's version of Television City still failed to satisfy critics.[92] One critic, the architect Alexander Cooper, said the tallest building in the complex would have included less floor area than the Sears Tower or either of the World Trade Center's twin towers.[83] Peter Marcuse of Columbia University expressed doubts that the 150-story tower was economically feasible, and Kenneth Frampton, also of Columbia, described the building as "a violent irrelevancy".[83]

Downsizing and cancellation

[edit]

In 1987, NBC, fearing delays, decided to continue broadcasting from Rockefeller Center.[93] The project was then downsized slightly to 14.5 million square feet (1,350,000 m2) by removing the studio space in favor of more open space and adding two small office buildings. For the new project, renamed Trump City, Trump announced that 760 units would be designated as affordable units and reserved for the elderly.[94] Simultaneously, Community Board 7 and the Municipal Art Society jointly sponsored a planning effort, known as West Side Futures, to preserve the character of the Upper West Side. In addition to recommending various zoning changes to address "overdevelopment" in the larger area, the study had specific recommendations when it came to the Penn Yards, including an extension of Riverside Park to the south, the Manhattan street grid extended through the site, familiar building types, and development limited to the amount approved for Lincoln West.[95]

Some observers, such as Politico reporter Michael Kruse, contend that the City Planning Commission would never have approved Trump City.[29] Given the commission's endorsement of Alex Cooper's site plan, the project likely would indeed have been approved, although perhaps not Trump's proposed transfer of development rights from the 20 acres of the site that were in the Hudson River.[96]

Riverside South plan

[edit]

Civic organization proposal

[edit]
Riverside Park Pier I

In 1989, six civic organizations—the Municipal Art Society, Natural Resources Defense Council, New Yorkers for Parks, Regional Plan Association, Riverside Park Fund, and Westpride—proposed an alternative plan devised by Daniel Gutman, an environmental planner, and Paul Willen, an architect.[97][98] Known as Riverside South, this civic alternative was a largely residential project of 7.3 million square feet (680,000 m2), the previously approved floor area, based on relocating, and partially burying the West Side Highway to make room for a 23-acre (9.3 ha) expansion of Riverside Park, mirroring the design of Riverside Park further north.[99] To create the park, Trump City's proposed shopping mall would be removed and the elevated West Side Highway would be relocated eastward to grade and buried. A new Riverside Boulevard would curve above the relocated highway.[100]

When Community Board 7 realized that the Civic Alternative met the board's stated criteria for developing the Penn Yards site, it altered the criteria at the urging of their U.S. representative, Jerry Nadler.[101][102] Facing massive financial pressure due to his mounting debts, Trump acquiesced and formed a partnership with his critics, formally the Riverside South Planning Corporation (RSPC).[29][103] While noting that Trump's abandonment of his original plan came as a surprise, Paul Goldberger, in his appraisal of the final Riverside South plan, wrote that "Riverside South, the huge project planned for the 72-acre former Penn Central rail yards on the Upper West Side of Manhattan, now stands a real chance of being a cause for celebration rather than embarrassment."[104]

With a master plan by Skidmore, Owings & Merrill/Paul Willen, FAIA,[35][105] the RSPC compromise project was approved in October 1992 without the television studios and office space that Trump had substituted for some of the residential space.[106] After the New York City Council and Trump agreed to formally drop the television studios from the plan,[100] the City Council approved the proposal that December.[107] The final project size was 6.1 million square feet (570,000 m2) with 1.8 million square feet (170,000 m2) of television studios still possible on the two southern blocks. Aside from a major new park, the community was promised a significant enhancement to Freedom Place, an existing four-block street behind a Lincoln Towers parking garage, including a monument to replace a plaque commemorating the three civil rights workers who were killed in Mississippi in 1964.[108]

Objections

[edit]

Early on, the project faced opposition for being somewhat larger than the previously approved Lincoln West, for increasing traffic on West End Avenue and crowding at the 72nd Street subway station, for including no affordable housing, and because of its association with Trump.[109] Minor objections included potentially blocking all of the westward-facing windows of the Chatsworth, a preexisting apartment building on 72nd Street,[110][111] as well as views from Lincoln Towers. In addition, residents of 71st Street objected to the extension of their street to Riverside Boulevard, thereby making their cul-de-sac into a through street.[112]

The 71st Street problem was solved by placing bollards between the existing cul-de-sac and a new mirror-image cul-de-sac on Riverside South property; the new cul-de-sac opened in 2004.[112] Most of the major issues were resolved during the approval process. Trump agreed to slightly reduce the overall project size, to partially fund an expansion of the subway station, to guarantee the affordability of a minimum of 12% of the dwelling units, and that the development would pay for construction and maintenance of the new public park.[113] However, some people still strongly opposed the project, with Representative Jerry Nadler saying that the public park would be a $10-million-per-acre ($25,000,000/ha) "private backyard for the people who live in these buildings."[114]

Construction

[edit]

Sale of construction debt

[edit]
View north from Riverside Park South. Buildings and the West Side Highway are in the background; park elements are in the foreground.

With Chase Manhattan Bank demanding repayment, Trump sold a controlling interest of the project to a consortium of Hong Kong- and China-based investors called Polylinks International Ltd. Polylinks paid $82 million to Chase to obtain the property, leaving Chase with a $218 million loss.[27] The family of Hong Kong businessman Henry Cheng took over control of the project after paying off the debt.[115] Trump remained the public face of the group, and chief marketer, as he has on many other projects, but he lost control.[116] The project was jointly developed by the Trump Organization and Hudson Waterfront Associates, representing the Hong Kong investors.[117]

Due to the weak economy, as well as significant community opposition, construction was delayed for several years as lawsuits were resolved[118] and the new investors sought public financing.[119] Trump was accused of political payoffs to Republican State Senate Majority Leader Joseph Bruno in return for the latter's prospective approval of a state low-interest mortgage for the project.[120]

Start of construction

[edit]

First structures

[edit]

The development was delayed repeatedly, with the first building originally slated to start construction in 1995, then in October 1996, and finally in January 1997.[114] With improvement in the development climate, the new investors began construction in 1997, placing the name "Trump Place" in large letters on three buildings. Although Trump ceased his active involvement in the development in 2001, he retained his 30% limited partnership.[121]

The Buildings Department discovered in November 1997 that defective concrete had been used in the capitals of columns supporting the fifth floor of 300 Riverside Boulevard, which had been built to 20 stories high by then.[122] Fearing that the planned 46-story structure might collapse if the building rose to even 30 stories, the City halted construction.[123][124] Work on 300 Riverside Boulevard resumed in early 1998 after the defective concrete was torn out and new concrete was poured.[125]

West Side Highway relocation

[edit]
External images
image icon Highway and northbound tunnel entrance from Google Maps Street View
image icon Riverside Park South without and with existing highway.
image icon Riverside Park South Interim Plan.
image icon Riverside Park South Final Plan.

One of the key components of Riverside South is relocating the West Side Highway eastward from a viaduct to a rail-yard-grade-level tunnel between 70th and 61st streets facilitate a southward expansion of Riverside Park.[126] Robert Moses had proposed relocating the highway between 59th and 72nd streets to grade to facilitate an extension of Riverside Park.[127] The state rejected that proposal because of the presumed negative effect on development opportunities and because it would violate the Blumenthal Amendment, which prohibited any highway construction that would alter Riverside Park.[128][129] Trump's 1976 proposal for the site had also called for relocating the West Side Highway.[33] Ultimately, the state proposed to reconstruct the viaduct through the rail yard site.[130]

With city approval in 1992 of the Riverside South plan, Trump agreed to turn over the land for both the park and the highway relocation. He also agreed to create a public park with private funds, but opponents maintained that any complementary public funding to bury the road would benefit only the developer. The new mayor and governor declined to immediately relocate the highway because, they argued, relocation would effectively waste the public funds used for the viaduct renovation, which had already begun.[114][131] Other opponents were upset by the decision to close the West Side Highway northbound entrance and exit ramps at 72nd Street and fought to deny the highway project any funding, thinking that they could thereby scuttle the entire development.[132] Approved by the Federal Highway Administration in 2001,[133] the highway plan called for relocating the elevated highway to the east and constructing a tunnel box for Riverside Boulevard above the future northbound roadway. The park would be built above the future southbound roadway, continuing on a slope down to the waterfront. The exit ramp was subsequently closed and, in June 2006, the developer began construction of the northbound tunnel between 61st and 65th Streets.[134][a]

Site resale and completion

[edit]

In 2005, the Hong Kong and Chinese investors sold the project, excluding the finished condominiums, to the Carlyle Group and the Extell Development Company.[135] Contending that the sale for $1.76 billion was little more than half what the property was worth, Trump sued his partners,[27] but lost.[117] Carlyle and Extell then sold the three apartment buildings with rental units to Equity Residential.[136]

Development of final sites

[edit]

The southernmost section of Riverside South, which had been designated as the site of Television City, needed to be rezoned before residential structures could be built there.[137] In October 2008, Extell proposed constructing Riverside Center, a set of five mostly residential towers between 59th and 61st streets, to complete the development.[138] Originally, Christian de Portzamparc would have designed all the buildings.[138][139] Extell originally planned to build 2,500 residential and condo units, retail, a cinema, a K-5 school, a hotel, and open space.[140] The first site, known as site 2, would have contained 616 apartments and a school.[141] Extell filed plans for 40 Riverside Boulevard (later One Riverside Park), just north of Riverside Center, in 2009;[142] Hill West Architects was hired to design a 33-story building on that site.[142][143]

Riverside Center was approved by the City Council in December 2010.[144][145] Carlyle Group solicited bids for the development of the five Riverside Center sites, inviting Extell to submit a bid.[137] Dermot Realty Management Company won the bid to develop site 2,[137] and the company bought the site in December 2012 for $70 million.[146] Dermot also hired SLCE Architects to design the building at site 2, replacing de Portzamparc as the architect there.[137][139] Silverstein Properties and El-Ad Group paid $160 million in 2013 for a site at One West End Avenue, between 59th and 60th streets; this had been one of the five sites in the Riverside Center project.[147] Silverstein and El-Ad's site became the One West End condominium building, while Dermot's site became the 21 West End Avenue rental building.[135]

In 2014, Extell announced plans for the remaining three sites in Riverside South,[148] and Collegiate School announced plans for a 10-story campus building at 301 Freedom Place South.[149] Extell never developed the remaining sites in the Riverside Center development, selling the land to General Investment and Development Companies for $676 million in 2015.[140] The project became Waterline Square, which was completed in 2020;[150] the Waterline Square project includes three towers with 1,132 units between them.[151] Richard Meier & Partners, Kohn Pedersen Fox, and Rafael Viñoly designed the three Waterline Square towers.[152]

2010s to present

[edit]

Extell began soliciting applications in 2015 for the 55 affordable-housing units at One Riverside Park; more than 80,000 people applied.[153] Silverstein and El Ad began selling the condos at One West End the same year,[154] and Dermot also began renting out units at 21 West End Avenue.[155]

Prior to 2016, six of the Riverside South buildings were branded with signage reading "Trump Place".[156] After Trump won the 2016 United States presidential election, his name was removed from three of the Riverside South buildings at 140, 160, and 180 Riverside Boulevard after a majority of these buildings' residents agreed to the change.[157] Many of these residents had been politically opposed to Trump and had signed petitions in favor of the removal of the Trump name.[158] The Trump Place signage was removed from 200 Riverside Boulevard in October 2018 after that building's residents also voted to remove the signs.[159] The Trump signage was also removed from the facade of 120 Riverside Boulevard in 2019;[160] this was followed shortly afterward by the removal of Trump signage on 220 Riverside Boulevard, the final building in the complex that still bore the Trump Place brand.[156][161]

Components

[edit]

Buildings

[edit]
Street view of Riverside South buildings

Overall, the project consists of 19 apartment buildings, condominiums, and lease properties.[136] As of 2012, the buildings housed a combined 8,000 people; the area was collectively called "Riverside Boulevard" after its main street, or "The Strip" after its long, narrow shape. Six more towers with a combined 3,000 units, as well as a school, a hotel, retail and restaurant space, and space for a movie theater, had yet to be completed. A 3.4-acre (1.4 ha) park between the buildings was in the planning stages.[136] Most living units in Riverside South are high-end housing, costing at least $2,000 per square foot (22,000/m2).[136] Per-foot real estate prices for Riverside South housing rose 66% from 2004 to 2014, compared with a 43% increase in real estate on the Upper West Side overall.[135] For instance, baseball player Alex Rodriguez bought a 39th-floor Rushmore condominium for $5.5 million in March 2011, then sold it for $8 million in January 2012.[136]

At the same time, 12% to 20% of the units will be designated as affordable, as required by the City Planning Commission approval of the project.[162] However, some buildings in the development, such as One Riverside Park, came under controversy for having separate entrances for affordable-housing residents,[163][164] despite the legality of such "poor doors" in mixed-housing buildings.[165]

Three buildings were completed by Extell: The Avery (100 Riverside Boulevard), a 32-floor, 274-unit tower; The Rushmore (80 Riverside Boulevard), a group of 43-story towers that share sixteen lower floors and contain a combined 289 units; and The Aldyn (60 Riverside Boulevard), a 40-floor condominium buildings.[166] The southern end of the development includes the 362-unit One West End condominium building, as well as a 616-unit rental building at 21 West End Avenue.[135]

Baseball field at the southern end of Riverside Park with Riverside South buildings in the background

Parks

[edit]
The Little Engine Playground in Riverside Park South

The new 25-acre (10 ha) Riverside Park South extends Riverside Park.[99] Phase 1, a 7-acre (2.8 ha) section from 72nd to 68th Streets, was opened in April 2001. Pier I at 70th Street, part of the railyard, was rebuilt; it maintains its original length of 795 feet (242 m), but is narrower than originally, at 55 feet (17 m).[167] Phase 2 comprises a waterfront section from 70th Street to 65th Street. Phase 2, opened in June 2003, has two plazas at 66th and 68th Streets, as well as a jagged waterfront. Phase 3, opened in August 2006, stretches from 65th Street to 62nd Street on the waterfront. Phase 4 opened in 2007 along the waterfront from 62nd to 57th Streets.[168] A new mixed-use bikeway and walkway was also built through the park, linking Hudson River Park with Riverside Park.[169]

The design of Phases 5 and 6, located between the current and future highway alignments, is partly tied to the fate of the highway relocation, the timing of which is still uncertain.[134] The city plans to expand the park with new baseball and soccer fields, bikeways, lawns, picnic areas, and restrooms. To further that plan, the Parks Department has approved a design for the last two sections; construction was to start in 2017.[170] Relocating the highway will require some reconstruction of the park.[171]

Soccer field at northern end of Riverside Park South

The park contains site-specific sculptures, railway ruins, gardens, a waterfront promenade, and a walkway.[172] Portions of the former rail yard, such as the New York Central Railroad 69th Street Transfer Bridge, were incorporated into the new park.[11][168][169] The transfer bridge was listed on the National Register of Historic Places in 2003.[173] Nearly a dozen rail yard ruins, such as a burnt warehouse frame, were ultimately integrated into the park.[169] As a reminder of the location's history, New York Central Railroad logos are engraved onto park benches.[169] A block away, on West End Avenue, a privately owned park has a remnant of a stone wall, as a remaining part of the embankment that dated to 1847. Construction workers had unearthed the stones during construction in 1994; some stones were salvaged for the new park during the four-day construction hiatus for archaeological excavation.[2]

Other structures

[edit]

Manhattan Community Board 7 members blamed Trump for failing to build the proposed enhancement and monument at Freedom Place. However, the Riverside South Planning Corporation said that the Freedom Place plan was merely a concept for an arts program that was not included in the final project.[108]

A street called Freedom Place South, along the same axis as Freedom Place, runs southward from 64th Street to 59th Street, where the historic, full-block IRT Powerhouse and Riverside Center building are located.[174] Adjacent to the Powerhouse, and visible from Freedom Place South, is a new tetrahedron-shaped building at 625 West 57th Street, also known as VIA 57 West.[175]

References

[edit]
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Sources

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