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Thread: 2628 & 2633 Broadway: Ariel West - by Cook + Fox | Ariel East - by Cetra/Ruddy

  1. #61
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    It looks like a similar sales plan to Orion. Offer a couple of units at incredibly reasonable prices and start pumping out price increase amendments, so owner's will brag about "making money on their investment already." That it has been posted here is further proof of the ability of these manipulations to cause "buzz" in the industry.

  2. #62
    Forum Veteran krulltime's Avatar
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    March 26, 2006:


    Ariel East:




    Ariel West:


  3. #63
    Disgruntled Optimist lofter1's Avatar
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    Fighting New Heights on the Upper West Side


    Casey Kelbaugh for The New York Times
    Ariel East, one of two towers being built
    on Broadway, between 99th and 100th Streets.
    Some neighborhood groups that oppose
    the project are seeking rezoning.


    Casey Kelbaugh for The New York Times
    Andrew S. Dolkart of Columbia University
    leading a tour of the Upper West Side
    for Landmark West, a group that promotes
    the neighborhood's architectural preservation.

    By JOSEPH BERGER
    NY TIMES
    May 1, 2006

    When it gets mad, the upper Upper West Side springs fiercely into combat most of the time, that is.

    It was in the book-cluttered apartments between 96th Street and 110th Street where much of the successful plot to defeat a $1.1 billion West Side superhighway was hatched, leaving a governor and a mayor choking in the organizers' dust in 1985. In a smaller skirmish six years ago, residents were upset that a CVS pharmacy had opened on a stretch of Broadway that already had two Duane Reades and a Rite Aid. Petitions, pickets and a boycott followed and, a year and half later, the CVS closed its doors.

    Yet, almost no one had any idea about what some see as a much more serious threat to the neighborhood's character. Its zoning is so generous that it allowed Ariel East and Ariel West, two luxury towers one that at 38 stories would be twice as tall as any other building around it to be erected opposite each other on Broadway, without the daunting gantlet of a West Side review. Those towers are inexorably rising, and that is why the neighborhood, shocked into action, is hurrying to rezone before developers begin tearing down shops, supermarkets and other low-rise sites and replacing them with tall apartment buildings.

    "The race is to get it finished before new owners start their projects," said Miki Fiegel, president of West Siders for Responsible Development, a neighborhood group pushing for low-scale zoning.

    Time is a factor, because right now any entrepreneur who assembles a lot of sufficient size can without any community review match the height of the two towers under construction, and there are at least a half dozen spots ripe for such development.

    The battle on the Upper West Side is also being played out in various forms in the South Bronx, in Midwood and Red Hook, Brooklyn, and in other neighborhoods as the city struggles with the blessings of low crime and rising home values. But few neighborhoods can match turnouts like the 700 residents who attended a recent meeting at a neighborhood synagogue, Ansche Chesed. Ethel Sheffer, chairwoman of a Community Board 7 task force that is evaluating new zoning proposals, said older and poorer residents voiced fears that their apartments might be torn down and that they would be pushed out.

    "They said, 'There won't be places for people like me,' " she said.

    Any rezoning plan must eventually be approved by the City Council.

    At stake is the personality of a neighborhood not quite like any of the city's others. It is a raffish mix of writers, leftists, musicians Judy Collins and Lorin Hollander have apartments here housing project tenants, the formerly homeless and, increasingly, Wall Street investors. Politically, it is liberal and generates one of the city's largest election turnouts. Ethnically, the neighborhood crosses the globe, whiter on the affluent east and west margins, more black and Latino residents in the middle.

    According to the 2000 census, of the 52,032 residents in the tracts between 97th Street and 110th Street from Central Park to the Hudson River, 43.3 percent were white, 31.8 percent were Hispanic, 16.7 were black and 5.1 percent were Asian.

    The stout old co-op buildings are less expensive and sometimes dingier than those to the south between 96th Street and Lincoln Center, and there are fewer brownstones, more tenements and more than 30 single-room occupancy buildings. Even though the median rent is $756, the median value of the owner-occupied co-ops, condos and brownstones is $328,561.

    Many onetime socialists are, to their embarrassment, millionaires on paper.
    Along Broadway, there are plenty of idiosyncratic shops, but a crop of new banks and chain drugstores have piqued fears about Banana Republics or Gaps to come.

    This being the West Side, the rezoning push has set off feuding. The differences among the factions sound technical, but they essentially represent a clash between those who want to keep the neighborhood as close to its present scale as possible and those who think the Upper West Side should do its part in building enough housing for the city's swelling population.

    "After all, if neighborhoods everywhere downzone, there surely will be less housing built, and therefore the housing stock will be even less affordable," Hope Cohen of the Community Board 7 task force said in a memo to other members.

    It was the absence of major development in contrast to the spate of high-rise buildings that have gone up in the more genteel blocks below 96th Street that seemed to lull this usually vigilant community.

    "When it came to zoning, people were probably caught sleeping," said Marsha Tantleff, a dental hygienist who lives on Riverside Drive. "They didn't believe it was going to happen up here."

    The sense of neighborhood urgency is one reason many West Side residents, typically fussy about the environment, are trying to avoid rezoning and require the time and effort that goes into an environmental impact statement.

    The predominant existing zoning along the Broadway corridor sets no height limits as long as the lot is spacious enough. The two towers that started the controversy could be built because Extell Development bought development rights from adjoining brownstones on the cross streets and from St. Michael's Church on Amsterdam Avenue. (Demolition for one of the towers drew attention last July when a structural collapse injured 10 people and left a 7-month-old girl briefly buried in the rubble.)

    Most people seem to agree that the midblocks on the cross streets need to be rezoned differently from the avenues so developers cannot acquire development rights again. By city law, air rights cannot be transferred across zones. But there are sharp differences about what should be done with the avenues, with the Broadway corridor drawing the fiercest debate.

    On a walk along Broadway, Ms. Fiegel pointed out clusters of short or shopworn buildings where developers could pounce. More tall buildings, she said, would cast shadows on Broadway, ruining its ambience. Her northeast-facing apartment on West End Avenue will have its light and views diminished by Extell's towers, which are between 99th and 100th Streets.

    "Broadway is our main street it's the place we walk," she said. "People sit out there. They meet their neighbors, enjoy the sunshine. It's our town square."

    Her group would prefer zoning on avenues like Broadway that would create a street facade of roughly eight stories (85 feet) and permit roughly four to five additional floors on top, but set back from the street. The City Planning Department has recommended allowing not just a denser building with more apartments, but also a taller street fronting up to 12 stories with total height limited to 17 stories (about 170 feet). That street height would be more in keeping with the bulky apartment houses that already line Broadway, said Rachaele Raynoff, a department spokesman.

    Ms. Cohen said that she thought the department's proposal was "perfectly acceptable" but that she would prefer a zoning category that allowed a range of street heights, from 6 to 10 stories. Variety, she said, would be more in keeping with the "saw-tooth up-and-down quality" of the Broadway streetscape. The total height could be 14 stories (about 145 feet), unless a "community facility" like a post office is included.

    In an interview, Extell's president, Gary Barnett, argued that opponents were exaggerating the number of development sites. He said a study that he commissioned showed that only one, a post office on 104th Street, had a footprint large enough for a tall building. He also noted that a building between 96th Street and 97th Street, the Columbia, was almost as tall as his tallest tower. Residents who have not waded into the fracas, like the Very Rev. James Parks Morton, the dean emeritus of the Cathedral of St. John the Divine, say that development is inevitable. But they would like to make sure it comes nowhere near the heights of the Extell buildings.

    "I guess I base my arguments on the way the great European cities, Paris and London, have said that certain areas are sacred in terms of their scale," Dean Morton said.

    Copyright 2006The New York Times Company

  4. #64

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    I'm sure that many of these people also spend a lot of time worrying about the lack of housing in NYC. The fact that preserving the character of a neighborhood reduces the supply of housing is something that apparently doesn't occur to them...

    Quote Originally Posted by lofter1
    Fighting New Heights on the Upper West Side

  5. #65

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    Actually the Upper West Side has plenty of public housing built over the decades.

    New million dollar luxury condos do NOT help the housing shortage.

    --------------------------

    "In a smaller skirmish six years ago, residents were upset that a CVS pharmacy had opened on a stretch of Broadway that already had two Duane Reades and a Rite Aid. Petitions, pickets and a boycott followed and, a year and half later, the CVS closed its doors."

    "...and that is why the neighborhood, shocked into action, is hurrying to rezone before developers begin tearing down shops, supermarkets and other low-rise sites and replacing them with tall apartment buildings."

    They should dedicate their protest in honour of Jane Jacobs.

    Although I think these are actually nice looking developments... there is a danger on the horizon ...and I say viva i NIMBY!

  6. #66
    Disgruntled Optimist lofter1's Avatar
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    Uh oh ....

    Ariel East's Bad Glass Problem

    CURBED
    Monday, May 01, 2006, by Lockhart





    Ariel East and Ariel West, the twin Extell developments rising at 99th Street on the Upper West Side, get their moment in the sun in an NYT article today examining the downzoning arguments. But a tipster notes a graver problem with the facade of Ariel East, seen above:
    Thought you might like to see some pictures of the rather ugly facade going up (at record speed, I might add) at Ariel East. The glass curtains are very wavy and look like the tinted windows on my high-school boyfriend's El Camino--and very little like the website rendering. For now though, I like the style of the building. This week it grew taller than the surrounding buildings, but the setback makes it fairly unobstrusive and it doesn't seem grossly out of proportion with what's around it.

    The Corcoran site shows zero sold so far. Anyone have inside poop if this is true or not?

  7. #67
    Disgruntled Optimist lofter1's Avatar
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    The rendering:

  8. #68

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    Oh my God :





    Save me a place on the picket line.

  9. #69
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    I think the glass looks very nice, a tad reflective, but very similar to mid-rise that just went up on Hudson St. above Canal.

    As for Ariel West, what is going on at street level? It's hard to tell from the rendering, but please don't tell me it is set back from it's adjacent neighbors. That's when New York developements really upset me!

  10. #70

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    Given the row of trees about mid-level on the adjacent building in the rendering, I would say that it's going to have a very low-rise base at street level with a rooftop garden, and the tower portion set back.

  11. #71

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    What would have been wrong with holding the street wall?

    This stretch of Broadway could use a little regularizing.

  12. #72
    Forum Veteran MidtownGuy's Avatar
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    The glass and brick are really hideous, even worse together.
    I like the setbacks on the one building, but the materials are just cheap looking.
    I don't mind the height, it's really what happens at street level that I am more concerned with lately.

  13. #73

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    These buildings should rise sheer from the sidewalk to about the height of their neighbors. Then --after a setback-- what they do in the sky is largely irrelevant.

  14. #74

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    That's baloney. Housing, like any other market, is subject to laws of supply and demand. Supply of any kind has an effect.

    Do you think, by the way, that the locals would be fine with Ariel East and West if the buildings were externally identical but the units were low-income housing?

    Quote Originally Posted by Fabrizio
    Actually the Upper West Side has plenty of public housing built over the decades.

    New million dollar luxury condos do NOT help the housing shortage.

  15. #75

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    No. THAT`S baloney. There is no "housing shortage" for million dollar apartments. No millionares without a choice of condominiums in Manhattan. No millionares doubling up on friends couches because of the "luxury condo" housing shortage. Gimme a break.

    Would these folks protesting want a low-income housing project? I will say this: the UWS (as I mentioned ) hosts plenty of low income projects. Do your home work. And I´d say that YES, reserving part of the development for the poor, or elderly, would actually go over with this crowd.

    Read the article: "older and poorer residents voiced fears that their apartments might be torn down and that they would be pushed out. "

    Now THAT´S a housing shortage.

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