Riverside South is an urban development project in the
Lincoln Square neighborhood of the
Upper West Side
The Upper West Side (UWS) is a neighborhood in the borough of Manhattan in New York City. It is bounded by Central Park on the east, the Hudson River on the west, West 59th Street to the south, and West 110th Street to the north. The Upper West ...
of
Manhattan
Manhattan (), known regionally as the City, is the most densely populated and geographically smallest of the five boroughs of New York City. The borough is also coextensive with New York County, one of the original counties of the U.S. state ...
,
New York City
New York, often called New York City or NYC, is the List of United States cities by population, most populous city in the United States. With a 2020 population of 8,804,190 distributed over , New York City is also the L ...
. It was originated by six civic associations – The
Municipal Art Society
The Municipal Art Society of New York (MAS) is a non-profit membership organization for preservation in New York City, which aims to encourage thoughtful planning and urban design and inclusive neighborhoods across the city.
The organization was ...
,
Natural Resources Defense Council
The Natural Resources Defense Council (NRDC) is a United States-based 501(c)(3) non-profit international environmental advocacy group, with its headquarters in New York City and offices in Washington D.C., San Francisco, Los Angeles, Chicago, Bo ...
New Yorkers for Parks Regional Plan Association
The Regional Plan Association is an independent, not-for-profit regional planning organization, founded in 1922, that focuses on recommendations to improve the quality of life and economic competitiveness of a 31-county New York–New Jersey– ...
,
Riverside Park Fund, and Westpride – in partnership with real estate developer
Donald Trump
Donald John Trump (born June 14, 1946) is an American politician, media personality, and businessman who served as the 45th president of the United States from 2017 to 2021.
Trump graduated from the Wharton School of the University of Pe ...
. The largely residential complex, located on the site of a former
New York Central Railroad
The New York Central Railroad was a railroad primarily operating in the Great Lakes and Mid-Atlantic regions of the United States. The railroad primarily connected greater New York and Boston in the east with Chicago and St. Louis in the Midw ...
yard, includes Freedom Place and Riverside Center. The $3 billion project is on of land along the
Hudson River
The Hudson River is a river that flows from north to south primarily through eastern New York. It originates in the Adirondack Mountains of Upstate New York and flows southward through the Hudson Valley to the New York Harbor between N ...
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, of studio space, of office space, ancillary retail space, and a 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
The Carlyle Group is a multinational private equity, alternative asset management and financial services corporation based in the United States with $376 billion of assets under management. It specializes in private equity, real assets, and pri ...
and the
Extell Development Company
Extell Development Company is an American real estate developer of residential, commercial, retail, hospitality, and mixed-use properties. Founded in 1989 by Gary Barnett, the company’s portfolio exceeds 20 million square feet. The company has ...
.
__TOC__
60th Street Rail Yard
The land for the development was formerly a rail freight yard owned by the
New York Central Railroad
The New York Central Railroad was a railroad primarily operating in the Great Lakes and Mid-Atlantic regions of the United States. The railroad primarily connected greater New York and Boston in the east with Chicago and St. Louis in the Midw ...
, located between 59th and 72nd streets. By 1849 an
embankment
Embankment may refer to:
Geology and geography
* A levee, an artificial bank raised above the immediately surrounding land to redirect or prevent flooding by a river, lake or sea
* Embankment (earthworks), a raised bank to carry a road, railwa ...
near West End Avenue, with a span over a
tidal lagoon
Tidal power or tidal energy is harnessed by converting energy from tides into useful forms of power, mainly electricity using various methods.
Although not yet widely used, tidal energy has the potential for future electricity generation. Ti ...
, 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.
[ By 1880, what had been river was transformed by landfill into the New York Central Railroad’s vast 60th Street Yard.][
In the 1930s, New York City parks commissioner ]Robert Moses
Robert Moses (December 18, 1888 – July 29, 1981) was an American urban planner and public official who worked in the New York metropolitan area during the early to mid 20th century. Despite never being elected to any office, Moses is regarded ...
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.[Robert A.M. Stern, Gregory Gilmartin, Thomas Mellins, "New York 1930," Rizzoli, 1994.] The Moses project was bigger than Hoover Dam
Hoover Dam is a concrete arch-gravity dam in the Black Canyon of the Colorado River, on the border between the U.S. states of Nevada and Arizona. It was constructed between 1931 and 1936 during the Great Depression and was dedicated on Se ...
and created the Henry Hudson Parkway
The Henry Hudson Parkway is a parkway in New York City. The southern terminus is in Manhattan at 72nd Street, where the parkway continues south as the West Side Highway. It is often erroneously referred to as the West Side Highway throughout it ...
. The adjacent Riverside Park was expanded to the Hudson River
The Hudson River is a river that flows from north to south primarily through eastern New York. It originates in the Adirondack Mountains of Upstate New York and flows southward through the Hudson Valley to the New York Harbor between N ...
in such a way that the park and road look like they are set on a natural slope.
Until the 1970s, the rail yard area was generally industrial.[ The area was home to a printing plant for '']The New York Times
''The New York Times'' (''the Times'', ''NYT'', or the Gray Lady) is a daily newspaper based in New York City with a worldwide readership reported in 2020 to comprise a declining 840,000 paid print subscribers, and a growing 6 million paid ...
'' between 1959 and 1975, 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
Lincoln Towers is an apartment complex on the Upper West Side of the New York City borough of Manhattan that consists of six buildings with eight addresses on a campus.
Location and description
It is bounded on the south by West 66th Street, ...
redevelopment project extended to the rail yard boundary along Freedom Place. In 1962, the railroad proposed a partnership with the Amalgamated Lithographers Union to build a mixed-use development
Mixed-use is a kind of urban development, urban design, urban planning and/or a zoning type that blends multiple uses, such as residential, commercial, cultural, institutional, or entertainment, into one space, where those functions are to some ...
with 5,300 apartments, ''Litho City,'' on a platform over the tracks, with landfill in the Hudson River added for parks and docking facilities. Litho City was conceived as the centerpiece of a grandiose "master plan" for the entire Lincoln Square area. 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.[New York City Department of City Planning, "Lincoln Square and its Waterfront," NYC DCP 76-27, October 1976.]
New York Central merged with the Pennsylvania Railroad
The Pennsylvania Railroad (reporting mark PRR), legal name The Pennsylvania Railroad Company also known as the "Pennsy", was an American Class I railroad that was established in 1846 and headquartered in Philadelphia, Pennsylvania. It was named ...
to form Penn Central
The Penn Central Transportation Company, commonly abbreviated to Penn Central, was an American Railroad classes, class I railroad that operated from 1968 to 1976. Penn Central combined three traditional corporate rivals (the Pennsylvania Railroad ...
in 1968 as the rail lines were suffering severe financial difficulties that would ultimately lead to the demise of both. (The rail yard was known as the "Penn Yards" even though Penn Central only owned it for a brief period.) The railroad finally went bankrupt in 1971, and use of the yard for rail activities was abandoned.
Redevelopment plans
Early planning and Lincoln West
After Penn Central declared bankruptcy, its assets were sold off in federal court. Aided by his father's influence, real estate developer Donald Trump
Donald John Trump (born June 14, 1946) is an American politician, media personality, and businessman who served as the 45th president of the United States from 2017 to 2021.
Trump graduated from the Wharton School of the University of Pe ...
first optioned the 59th-72nd Street yards in 1974 for no money down. Following a private meeting with Trump, his father, and Mayor Abraham Beame
Abraham David Beame (March 20, 1906February 10, 2001) was the 104th mayor of New York City from 1974 to 1977. As mayor, he presided over the city during its fiscal crisis of the mid-1970s, when the city was almost forced to declare bankruptcy.
...
, the firm that was selling off Penn Central's assets gave the option to Trump because he "seemed best positioned ..to get rezoning and government financing". Initially, Trump wanted to build up to 20,000 or 30,000 housing units on the site. After objections from the politically powerful Manhattan Community Board 7
The Manhattan Community Board 7 is a New York City community board encompassing the neighborhoods of Manhattan Valley, Upper West Side, and Lincoln Square in the borough of Manhattan.
It is delimited by Central Park West on the east, norther ...
, which represents the neighborhood that included the rail yard, Trump twice downsized his plans for the yards. One of his proposals was for 12,450 apartments, and it depended on public financing that never materialized. One version had a relocated highway and a pseudo-park.[Carter B. Horsley]
"Park Extension Sought by Trump,"
The New York Times, May 9, 1976.
In 1979, Trump decided against extending his option and Abe Hirschfeld
Abraham Jacob Hirschfeld (December 20, 1919 – August 9, 2005) was an American real estate investor, Broadway producer and political candidate from New York City. He was the owner of several buildings in Manhattan. He served as treasurer for the ...
, a longtime friend of Trump's father, took over the agreement. Hirschfeld soon brought in an Argentine company, the Macri Macri or Macrì is a surname. Notable people with the surname include:
*Antonio Macrì (ca. 1902 – 1975), Italian leader of the 'Ndrangheta
*Dumitru Macri (born 1931), Romanian footballer
* Federica Macrì (born 1990), Italian artistic gymnast
*F ...
Group, as majority partner, and in 1982, for the first time, a redevelopment plan was approved for the site – a , largely residential project named ''Lincoln West''. The partnership exercised its option for the land but was unable to obtain financing for the development. Journalist Wayne Barrett
Wayne Barrett (July 11, 1945 – January 19, 2017) was an American journalist. He worked as an investigative reporter and senior editor for ''The Village Voice'' for 37 years, until he was laid off in 2011.
Early life and education
Barre ...
, who covered the Penn Central deals for ''The Village Voice
''The Village Voice'' is an American news and culture paper, known for being the country's first alternative newsweekly. Founded in 1955 by Dan Wolf, Ed Fancher, John Wilcock, and Norman Mailer, the ''Voice'' began as a platform for the crea ...
'', attributed the lack of interest from banks in part to concessions Macri had made to the city and in part to Trump's behind-the-scenes machinations. Subsequently, in January 1985, Trump bought the rights of the Macri Group for $95 million. This was part of a $115 million expenditure that allowed Trump to gain complete control of the rail yard site.
Television City
In 1985, Trump proposed building a vast complex on the rail yard site, which he called Television City. The complex would feature headquarters for NBC
The National Broadcasting Company (NBC) is an Television in the United States, American English-language Commercial broadcasting, commercial television network, broadcast television and radio network. The flagship property of the NBC Enterta ...
along with television studios. The plan involved 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
Helmut Jahn (January 4, 1940 – May 8, 2021) was a German-American architect, known for projects such as the Sony Center on Potsdamer Platz in Berlin, Germany; the Messeturm in Frankfurt, Germany; the Thompson Center in Chicago; One Liberty ...
, was to be a 150-story tower in the middle of the complex, dubbed the "World's Tallest Building." Six other towers, each 76 stories high, would also be built north and south of the 150-story tower. Trump wanted to develop the area immediately: his plan called for Television City to break ground by 1987.
''New York Times
''The New York Times'' (''the Times'', ''NYT'', or the Gray Lady) is a daily newspaper based in New York City with a worldwide readership reported in 2020 to comprise a declining 840,000 paid print subscribers, and a growing 6 million paid d ...
'' architecture critic Paul Goldberger
Paul Goldberger (born in 1950) is an American author, architecture critic and lecturer. He is known for his "Sky Line" column in ''The New Yorker''.
Biography
Shortly after starting as a reporter at ''The New York Times'' in 1972, he was assign ...
wrote that Television City was "woefully simplistic." "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 Carter Wiseman, ''New York Magazine
''New York'' is an American biweekly magazine concerned with life, culture, politics, and style generally, and with a particular emphasis on New York City. Founded by Milton Glaser and Clay Felker in 1968 as a competitor to ''The New Yorker'', ...
'''s architecture critic, agreed with Goldberger. Wiseman wrote that "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." Wiseman also complained that the development would overwhelm infrastructure at the 72nd Street/Broadway station of the New York City Subway
The New York City Subway is a rapid transit system owned by the government of New York City and leased to the New York City Transit Authority, an affiliate agency of the state-run Metropolitan Transportation Authority (MTA). Opened on October 2 ...
(now served by the ).
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.[Thomas J. Leuck]
"Celebrities Open Wallets to Fight Trump's Project
" New York Times, September 30, 1987
Negotiations between Trump and Mayor Ed Koch
Edward Irving Koch ( ; December 12, 1924February 1, 2013) was an American politician, lawyer, political commentator, film critic, and television personality. He served in the United States House of Representatives from 1969 to 1977 and was may ...
about NBC's possible relocation to Television City devolved into name-calling. 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. In response, Trump called on Koch to resign, and Koch compared Trump to "a stuck pig."
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. 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 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. The new site plan was endorsed by the New York City Department of City Planning
The Department of City Planning (DCP) is the department of the government of New York City responsible for setting the framework of city's physical and socioeconomic planning. The department is responsible for land use and environmental review, p ...
, so much so that 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. Cooper's version of Television City still failed to satisfy critics.
In 1987, NBC, fearing delays, decided to continue broadcasting from Rockefeller Center. The project was then downsized slightly to 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.
During the same period, Community Board 7 and the Municipal Art Society
The Municipal Art Society of New York (MAS) is a non-profit membership organization for preservation in New York City, which aims to encourage thoughtful planning and urban design and inclusive neighborhoods across the city.
The organization was ...
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. Since Trump City bore no resemblance to these recommendations, community members still opposed the plan, despite recent changes.
Some observers contend that the City Planning Commission would never have approved Trump City. But 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. Omitting the transfer of underwater development rights would still have left Trump City with about 10.8 million square feet of development.
Riverside South plan
In 1989, six civic organizations proposed an alternative plan devised by Daniel Gutman, an environmental planner, and Paul Willen, an architect. Known as Riverside South, this civic alternative was a largely residential project of , the previously approved floor area, based on relocating, and partially burying the West Side Highway
The Joe DiMaggio Highway, commonly called the West Side Highway and formerly the Miller Highway, is a mostly surface section of New York State Route 9A (NY 9A), running from West 72nd Street along the Hudson River to the southern t ...
to make room for a expansion of Riverside Park, mirroring the design of Riverside Park further north.[The Civic Alternative](_blank)
(GIF
The Graphics Interchange Format (GIF; or , see pronunciation) is a bitmap image format that was developed by a team at the online services provider CompuServe led by American computer scientist Steve Wilhite and released on 15 June 1987. ...
image) accompanying Paul Goldberger
"Another Chance for a Prime Piece of Real Estate,"
''The New York Times'', July 1, 1990. Accessed May 5, 2016. 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
Riverside Drive is a scenic north–south thoroughfare in the New York City borough of Manhattan. The road runs on the Upper West Side of Manhattan, generally paralleling the Hudson River and Riverside Park between 72nd Street and the vicin ...
would curve above the relocated highway, with the park sloping down toward the river.
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 congressman, Rep. Jerry Nadler
Jerrold Lewis Nadler (; born June 13, 1947) is an American lawyer and politician who since 2013 has served as the U.S. representative for , which includes Manhattan's west side and parts of Brooklyn. A member of the Democratic Party, he is in h ...
.
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). 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."
With a master plan by Skidmore, Owings & Merrill
Skidmore, Owings & Merrill (SOM) is an American architectural, urban planning and engineering firm. It was founded in 1936 by Louis Skidmore and Nathaniel A. Owings, Nathaniel Owings in Chicago, Illinois. In 1939, they were joined by engineer Jo ...
/ Paul Willen, FAIA, the RSPC compromise project was approved in 1992 without the television studios and office space that Trump had substituted for some of the residential space. The final project size was with 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
Lincoln Towers is an apartment complex on the Upper West Side of the New York City borough of Manhattan that consists of six buildings with eight addresses on a campus.
Location and description
It is bounded on the south by West 66th Street, ...
parking garage, including a monument to replace a plaque commemorating the three civil rights workers who were killed in Mississippi in 1964.
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. Minor objections included potentially blocking all of the westward-facing windows of the Chatsworth, a preexisting apartment building on 72nd Street, 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
A dead end, also known as a cul-de-sac (, from French for 'bag-bottom'), no through road or no exit road, is a street with only one inlet or outlet.
The term "dead end" is understood in all varieties of English, but the official terminology ...
into a through street.
The 71st Street problem was easily solved by placing bollards between the existing cul-de-sac and a new mirror-image cul-de-sac on Riverside South property. 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. However, some people still strongly opposed the project, with Rep. Nadler saying that the public park would be a "private backyard for the people who live in these buildings."[Dunlap, David W.]
"In Trump Revision, Highway Stays and Park Goes,"
''The New York Times
''The New York Times'' (''the Times'', ''NYT'', or the Gray Lady) is a daily newspaper based in New York City with a worldwide readership reported in 2020 to comprise a declining 840,000 paid print subscribers, and a growing 6 million paid ...
'' (February 25, 1997)
Construction
Start of construction
With Chase Manhattan Bank demanding repayment, Trump sold controlling interest of the project to a consortium of Hong Kong
Hong Kong ( (US) or (UK); , ), officially the Hong Kong Special Administrative Region of the People's Republic of China ( abbr. Hong Kong SAR or HKSAR), is a city and special administrative region of China on the eastern Pearl River Delt ...
- and China
China, officially the People's Republic of China (PRC), is a country in East Asia. It is the world's most populous country, with a population exceeding 1.4 billion, slightly ahead of India. China spans the equivalent of five time zones and ...
-based investors called Polylinks International Ltd. Polylinks paid $82 million to Chase to obtain the property, leaving Chase with a $218 million loss. This joint venture finally put in motion the largest private development project in New York City history. Trump remained the public face of the group, and chief marketer, as he has on many other projects, but he lost control. Due to the weak economy, as well as significant community opposition, construction was delayed for several years as lawsuits were resolved and the new investors sought public financing. Trump was accused of political payoffs to Republican State Senate Majority Leader Joseph Bruno
Joseph Louis Bruno (April 8, 1929 – October 6, 2020) was an American businessman and Republican Party (United States), Republican politician from upstate New York. Bruno served in the New York State Senate from 1977 to 2008 and was Senate Majo ...
in return for the latter's prospective approval of a state low-interest mortgage for the project. The state mortgage was never granted.
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. 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.
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. Fearing that the planned 46-story structure might collapse if the building rose to even 30 stories, the City halted construction. Work on 300 Riverside Boulevard resumed in early 1998 after the defective concrete was torn out and new concrete was poured.
West Side Highway relocation
One of the key components of Riverside South is relocating the West Side Highway
The Joe DiMaggio Highway, commonly called the West Side Highway and formerly the Miller Highway, is a mostly surface section of New York State Route 9A (NY 9A), running from West 72nd Street along the Hudson River to the southern t ...
eastward from a viaduct to a rail-yard-grade-level tunnel between approximately West 70th Street and West 61st Street to facilitate a southward expansion of Riverside Park. The current viaduct between 72nd and 59th Streets is the only remaining section of the West Side Elevated Highway
The West Side Elevated Highway (West Side Highway or Miller Highway, named for Julius Miller, Manhattan borough president from 1922 to 1930) was an elevated section of New York State Route 9A (NY 9A) running along the Hudson River in the New ...
that once ran to the southern tip of Manhattan. The highway closed in 1973 when part of the 1920s- and 1930s-era elevated highway collapsed at 14th Street. Below 34th Street, the proposed replacement, an interstate highway in new landfill known as Westway, was defeated, so in 1988, the state settled on an at-grade boulevard up to 57th Street flanked by a new Hudson River Park
Hudson River Park is a waterfront park on the North River (Hudson River) that extends from 59th Street south to Battery Park in the New York City borough of Manhattan. The park, a component of the Manhattan Waterfront Greenway, stretches and ...
.
Robert Moses had proposed relocating the highway between 59th and 72nd streets to grade to facilitate an extension of Riverside Park. But 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. In 1976, Donald Trump seized on Robert Moses' proposal as a way to enhance his development plans, negating one of State DOT's objections. But cost was still an issue. While the state owned an easement through the site, neither the state nor the city (nor Trump, at that point) owned the land. Although the City could have acquired the land in the 1970s from the bankrupt Penn Central, the City was near bankruptcy itself, and consequently preferred to keep the site in private hands to forestall demands for public expenditure.[Glenn Fowler]
"A River Park West of Lincoln Sq. Endorsed by City Planning Study,"
''The New York Times'', November 30, 1976. Trump's proposed 12,000-unit residential development went nowhere. So the state proposed to reconstruct the viaduct through the rail yard site.
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. And 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. 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.
Nevertheless, planning proceeded, albeit in fits and starts. Approved by the Federal Highway Administration in 2001, the highway plan called for relocating the elevated highway to the grade of the rail yard east of the present alignment, constructing supports for Riverside Boulevard in the form of a tunnel that would enclose the highway's northbound lanes, with the future park beginning above an adjacent tunnel enclosing the southbound lanes and 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.[James Barron]
''The New York Times'', June 23, 2006. However, the rest of the tunnel remains unfinished.
Opening and new developers
The project was jointly developed by the Trump Organization and Hudson Waterfront Associates, representing the Hong Kong investors.
In 2005, the Chinese investors sold the project, excluding the finished condominiums, to the Carlyle Group
The Carlyle Group is a multinational private equity, alternative asset management and financial services corporation based in the United States with $376 billion of assets under management. It specializes in private equity, real assets, and pri ...
and the Extell Development Company
Extell Development Company is an American real estate developer of residential, commercial, retail, hospitality, and mixed-use properties. Founded in 1989 by Gary Barnett, the company’s portfolio exceeds 20 million square feet. The company has ...
. Contending that the sale for $1.76 billion was little more than half what the property was worth, Trump sued his partners, but lost. Carlyle and Extell then sold the three apartment buildings with rental units to Equity Residential
Equity Residential is a publicly traded real estate investment trust that invests in apartments.
As of December 31, 2021, the company owned or had investments in 310 properties consisting of 80,407 apartment units in Southern California, San Fr ...
.
In late 2008, Extell proposed a , largely residential project on the southern two blocks (59th to 61st Streets) to complete the development (up from – the of studio space plus of residential space already approved). The Extell project, known as Riverside Center, was approved by the City Council in 2010.
Components
Buildings
The second phase of Riverside South was completed when the housing market improved. Extell completed three buildings: 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. The Riverside Center buildings were approved in November 2010.
Overall, the project consists of 19 apartment buildings, condominium
A condominium (or condo for short) is an ownership structure whereby a building is divided into several units that are each separately owned, surrounded by common areas that are jointly owned. The term can be applied to the building or complex ...
s, and lease properties. , 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 park between the buildings was in the planning stages. Most living units in Riverside South are high-end housing, costing at least $.[ 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.][ For instance, baseball player ]Alex Rodriguez
Alexander Emmanuel Rodriguez (born July 27, 1975), nicknamed "A-Rod", is an American former professional baseball shortstop and third baseman, businessman and philanthropist. Rodriguez played 22 seasons in Major League Baseball (MLB) for the ...
bought a 39th-floor Rushmore condominium for $5.5 million in March 2011, then sold it for $8 million in January 2012.[
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. However, some buildings in the development, such as ]One Riverside Park
One Riverside Park is a skyscraper at 40 Riverside Boulevard in Riverside South, on the Upper West Side neighborhood of Manhattan, New York City. Its name was later changed to 50 Riverside Boulevard following media reports related to the devel ...
, came under controversy in 2013 for having separate entrances for affordable-housing residents, despite the legality of such "poor doors" in mixed-housing buildings.
, the last two Riverside South projects were being completed; these projects were the off-centered, 362-unit One West End condominium building, as well as a glass-and-masonry, 616-unit rental building at 21 West End Avenue. The former was slated to have 116 affordable units, while the latter would have 127 affordable units. These two buildings were being built in conjunction with a 700-seat public school and retail spaces, as well as a possible "European-style food market and restaurant". The project's developers, Extell and Carlyle, were planning to sell the remaining three building lots to a Boston
Boston (), officially the City of Boston, is the state capital and most populous city of the Commonwealth of Massachusetts, as well as the cultural and financial center of the New England region of the United States. It is the 24th- mo ...
-based company, General Investment and Development Companies. In the same year, Collegiate School announced plans to build a new 10-story campus building at 301 Freedom Place South.
After the 2016 presidential election, petitions from current residents led the owner of the three buildings at 140, 160, and 180 Riverside Boulevard to remove the name "Trump Place" from the facades. Residents cited Trump's offensive behavior during the U.S. 2016 presidential campaign. The residents of the last building named Trump Place voted to remove the Trump name in February 2019.
Parks
The new Riverside Park South extends Riverside Park. Phase 1, a 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 , but is narrower than originally, at . 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. A new mixed-use bikeway and walkway was also built through the park, linking Hudson River Park with Riverside Park.
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. 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 will start in 2017. Relocating the highway will require some reconstruction of the park.
The park contains site-specific sculptures, railway ruins, gardens, a waterfront promenade
An esplanade or promenade is a long, open, level area, usually next to a river or large body of water, where people may walk. The historical definition of ''esplanade'' was a large, open, level area outside fortress or city walls to provide cle ...
, and a walkway. Portions of the former rail yard, such as the New York Central Railroad 69th Street Transfer Bridge
The 69th Street Transfer Bridge, part of the West Side Line of the New York Central Railroad, was a dock for car floats which allowed the transfer of railroad cars from the rail line to car floats which crossed the Hudson River to the Weehawken ...
, were incorporated into the new park.[Park history](_blank)
riversideparknyc.org. Retrieved August 26, 2014. The transfer bridge was listed on the National Register of Historic Places
The National Register of Historic Places (NRHP) is the United States federal government's official list of districts, sites, buildings, structures and objects deemed worthy of preservation for their historical significance or "great artistic v ...
in 2003. Nearly a dozen rail yard ruins, such as a burnt warehouse frame, were ultimately integrated into the park. As a reminder of the location's history, New York Central Railroad logos are engraved onto park benches. 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.
Other structures
Manhattan Community Board 7
The Manhattan Community Board 7 is a New York City community board encompassing the neighborhoods of Manhattan Valley, Upper West Side, and Lincoln Square in the borough of Manhattan.
It is delimited by Central Park West on the east, norther ...
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.
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
The IRT Powerhouse, also known as the Interborough Rapid Transit Company Powerhouse, is a former power station of the Interborough Rapid Transit Company (IRT), which operated the New York City Subway's first line. The building fills a block bou ...
and Riverside Center building are located. Adjacent to the Powerhouse, and visible from Freedom Place South, is a new tetrahedron
In geometry, a tetrahedron (plural: tetrahedra or tetrahedrons), also known as a triangular pyramid, is a polyhedron composed of four triangular faces, six straight edges, and four vertex corners. The tetrahedron is the simplest of all the o ...
-shaped building at 625 West 57th Street, also known as VIA 57 West
VIA 57 West (marketed as VIΛ 57WEST) is a residential building located at 625 West 57th Street between 11th and 12th Avenues in Hell's Kitchen, Manhattan, New York City. The pyramid shaped tower block or "tetrahedron", designed by the Danis ...
.
References
External links
* John Morris Dixon
"Riverside South: Civics Lesson,"
Progressive Architecture, June, 1993, pp. 118–23.
Paul Willen's history of Riverside South
* Julia Vitullo-Martin
The Manhattan Institute’s Center for Rethinking Development, Newsletter, January, 2004.
* Carter Horsley
The City Review.
* Carter Horsley
The City Review.
The Waterfront Center Honor Award, 2011
{{Trump businesses
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Manhattan Waterfront Greenway
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Riverside Park (Manhattan)