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Thread: Emerald Green - 320 West 38th Street - by Stephen B. Jacobs Group

  1. #121


    Got my new camera (and have to relearn everything) so my pics are just acceptable at this time-
    but good enough to get the point across.
    38th st looking west.

    Lobby Entrance

    Looking east- they have planted trees both sides of the entire block!
    (but what was once a deserted sidewalk is now packed with Yuppie families & strollers)

    Between the 2 towers- there is a pool behind the glass solarium's

    The enclosed connecting walkway with planted "gardens" on either side

    The 37th st side is not as nice...

    their lobby entrance (the gym is right above it)

    Still working on this side- no plantings down the sidewalk

  2. #122
    Build the Tower Verre antinimby's Avatar
    Join Date
    Sep 2004
    in Limbo


    Too much sidewalk space taken up by the plantings. Need more space for pedestrians.

    Also, is there any retail?

  3. #123


    Too much sidewalk space taken up by the plantings. Need more space for pedestrians.
    Agreed- not only do the over planted trees (although nice to look at) make the sidewalk quite narrow- they also have planters
    up against the building, making it a single file passageway every couple of yards.
    As for the retail- there was supposed to be some but- the windows and doors in the spaces for it are all mirrored, or have
    big posters hanging in them so you can't see what's on the other side?
    I'd also like to know why they still have all those barricades out front?
    It makes it imposable to cross the street, and eats up all the parking that was once available.
    (not to mention they look like crap!)

  4. #124


    Across the Hall, Diversity of Incomes

    Richard Perry/The New York Times
    The Emerald Green is among the buildings in New York with a mix of market-rate and
    affordable tenants.

    Published: September 2, 2011

    MARIETTA HILL lives in a luxurious studio in one of Manhattan’s newest rental high-rises.
    The building has a top-of-the-line fitness center and a lap pool in a pristine white-tiled atrium, and a yoga room with bamboo floors. The children have a playroom, and so do the adults — a sleek lounge. A media room is outfitted with a 110-inch screen and plush white leather chairs. The apartments have high-end finishes in the kitchens and bathrooms, and two things every renter covets: ample closet space and a washer/dryer.

    Ms. Hill, an orthodontic assistant, pays about $500 a month, even though the starting market-rate rent for a studio in her building is $2,950.
    For her, luxury housing is also affordable housing.

    Richard Perry/The New York Times
    The Emerald Green, at 320 West 38th Street, is chockablock with amenities,
    including this well-appointed lobby overlooking a courtyard.

    In the past, when a developer of market-rate residential buildings included affordable housing in exchange for tax incentives, the affordable units were often put in another complex or even in another borough altogether.

    In 2008, however, a change in city regulations made it almost impossible for developers to sequester the affordable units away from luxury digs. And as apartment buildings become ever more extravagant, the diversity within the walls of a single structure can be striking.

    Ms. Hill’s building, the Emerald Green, at 320 West 38th Street, is one of dozens to go up under a program known as 80/20 in the last few years, in which people from both extremes of the income scale live across the hall from one another. These projects include Tribeca Green downtown, MiMA and Silver Towers on West 42nd Street, and the Legacy on the Upper East Side.

    Ingrid Gould Ellen, a director of the Furman Center for Real Estate and Urban Policy at New York University, said that although it was unusual to have someone making $30,000 a year next door to a person making $500,000, it reflected a significant change in thinking about how to approach affordable housing. “Over the past two decades,” she said, “there has been a movement around the country to have more income mix within neighborhoods.”

    And in Manhattan, it is not just neighborhoods that are mixed, but the buildings themselves. In order to qualify for the program, developers must spread the affordable units throughout the building so as not to segregate low-income renters. To help ensure that the affordable units blend in, regulations cover everything from appliance sizes and access to common space, to an equitable distribution of views.

    Gary Jacob, an executive vice president of Glenwood Management, the developer behind Emerald Green and one of the largest builders in Manhattan, says the effect is to make it difficult to tell who is paying market rate and who is not.

    “We find that there is a very good social and economic mix,” he said. “If you are standing in the lobby watching people come in and out, I would challenge you to tell who is who. The affordable tenants are wonderful. To them, they have won the lottery.”
    But that does not mean developers leave anything to chance.

    In addition to meeting very strict financial criteria, which usually means making about $20,000 to $40,000 a year, applicants often have to provide references and credit histories; they are even subject to home visits.

    The screening is often far more rigorous than the market-rate tenants undergo, and competition is fierce, with as many as 10,000 applications pouring in for every 100 available apartments, according to city officials. Some 60 percent of those applicants fail to qualify from the outset. Information about upcoming affordable-housing lotteries can be found on the Web site of the New York City Department of Housing Preservation and Development.

    Ms. Hill said that after the developers accepted her application in June 2010, they immediately scheduled a home interview. At the time, she was living with her aunt and sleeping on the couch.

    “They asked everything,” she recalled. “Where do you work? What do you do? Why are you leaving your family?”
    In the seven years she had lived in New York since moving from the Dominican Republic, she had bounced between the apartments of friends and relatives and had all but given up hope of finding an affordable home.

    “When you don’t make a lot of money and you get a chance to live in a place like this you feel so blessed,” she said. “Programs like this, for people of low income, you give people energy to live.”
    At Emerald Green, market-rate tenants are charged $350 a year to use the amenities. Those in affordable housing pay about half that.

    Richard Perry/The New York Times
    The Emerald Green's 50-foot lap pool. No need to ride the elevators in a wet bathing suit;
    there's a locker room with a sauna and showers. Nearby is a large landscaped terrace and a lounge
    with a full kitchen and working fireplace. The affordable-housing tenants pay a reduced fee to use
    the amenities.

    For Full story:

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