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Old Posted May 16, 2016, 5:33 PM
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http://www.boweryboogie.com/2016/05/...es-waterfront/

Two 50-Story Towers Planned for Lands End Parking Lots on the LES Waterfront




May 16th, 2016


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Developers are planning for gold – and succeeding – down on South Street. The bad news just keeps coming.

Seriously, the pace of waterfront development on the Lower East Side is quickening beyond comprehension. It’s not enough that we have an 80-story Extell tower (i.e. One Manhattan Square), or the recently revealed 77-story behemoth at its backside (courtesy of Two Bridges Neighborhood Council and Settlement Housing). Oh, no. There needs to be more. Many of the “soft sites” in spitting distance are gobbled up and ready for luxury.

Three years after acquiring the two low-income buildings comprising Lands End II (265-275 Cherry Street) for $279 million, L+M Partners hopes to develop the parking lots facing the water. In fact, word on the street is that the project will be comprised of two 50-story towers for a total of roughly 1,000 units.

The first hint that this open space would sprout luxury was during a public meeting about the aforementioned Two Bridges and Settlement Housing tower last month. (The nonprofit groups sold off the land beneath the Pathmark Pharmacy to JDS Development and SHoP Architects for $51 million.)

You’ll recall that the same parking lot parcels were previously earmarked for a palliative care facility that never saw the light of day. The property sale to L+M may have had something to do with it.

L+M also acquired 257-271 Clinton Street from Starett Corp. last year for $115 million, according to public records. However, the latter held on to a 30,000 square-foot lot there for the purpose of redevelopment. Gears are apparently in motion for that tower, too.

It certainly appears as though developers are rushing to submit proposals before any meaningful opposition develops and smartens up.


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  #2  
Old Posted May 16, 2016, 6:15 PM
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The LES is on fire! I never expected this area of Manhattan of all places to get so much activity. After just a few more towers this will be the third distinct cluster of manhattan, comparable to the Downtown of 2 or so generations ago.
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  #3  
Old Posted May 16, 2016, 8:01 PM
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At the rate things are going, I wonder how long until a developer tries to get 30 Pike rezoned. Including the easement under the bridge, it's a 60,000 sqft parcel.

https://www.google.com/maps/@40.7127...7i13312!8i6656
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  #4  
Old Posted May 16, 2016, 8:01 PM
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Controversial Lower East Side Waterfront May Get Even More Tall Towers

Just a few weeks ago 6sqft learned that the supertall super-team of JDS Development and SHoP Architects are planning a 900-foot, 77-story rental building at 247 Cherry Street, directly next to Extell’s 850-foot One Manhattan Square. These waterfront developments in the Two Bridges area caused quite a stir since the neighborhood has historically been mostly low-income and low-rise, but now two more supertalls may rise at the site. Bowery Boogie reports that L+M Partners are looking to erect two 50-story towers on the nearby lots at 265-275 Cherry Street. Together, the buildings would hold about 1,000 units.

http://www.6sqft.com/controversial-l...e-tall-towers/




One Manhattan Square on the left, the JDS/SHoP Project in the center, and possible massing of the new towers on the right. Image via CityRealty
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  #5  
Old Posted May 16, 2016, 8:16 PM
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  #6  
Old Posted May 17, 2016, 12:02 AM
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Originally Posted by scalziand View Post
At the rate things are going, I wonder how long until a developer tries to get 30 Pike rezoned. Including the easement under the bridge, it's a 60,000 sqft parcel.
The problem with that is it will have to go through the ULURP approval process and we know the NIMBYs fight it.
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Old Posted Jul 26, 2016, 12:48 AM
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http://ny.curbed.com/2016/7/25/12277...dential-towers

LES Could Be Getting Two More Gigantic Residential Towers
Both projects are in the early planning stages



BY TANAY WARERKAR
JUL 25, 2016


Quote:
Following news that Lower East Side residents were seeking meaningful alternatives to curb the rapid increase of planned high rises in their neighborhood comes news that the LES will have to brace for two more tall towers. The Lo-Down has learned through a Freedom of Information Law (FOIL) request that two separate developers are in the early planning stages of building two residential towers that could bring as many as 2,100 apartments to the neighborhood.

At 271-283 South Street, developer Starrett Corp. is planning a 60-story building with 740 apartments, with some affordable units, as Starrett plans to participate in the mayor’s Inclusionary Housing program.

At 260 South Street, developers L+M Development and the CIM Group are planning a 66-story building with 1,400 apartments, of which about 350 will be affordable. This tower is planning for the parking space currently used by another residential development, Land End II. L+M along with Nelson Management Group, is currently in the process of transforming that building. The parking lost from that space would be relocated.

These towers will be in addition to the currently under-construction, 80-story tower, One Manhattan Square, that’s being developed by Extell, and a 77-story tower being developed by JDS. And local residents are rightfully annoyed. Along with the support of their elected officials they’re calling on the city to either put these projects through a Uniform Land Use Review Procedure [ULURP] or move to rezone the neighborhood that would restrict the height of buildings to 350 feet.
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  #8  
Old Posted Jul 26, 2016, 12:52 AM
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http://www.thelodownny.com/leslog/20...ges-area.html#

Quote:
This morning, we contacted Two Bridges Associates about its upcoming development plans at 260 South St. A spokesperson said:

Our goals for this project include a number of meaningful community amenities and infrastructure improvements, as well as the preservation of existing affordable housing and the creation of new affordable housing. Planning for the project is still in the early stages. We look forward to sitting down with community stakeholders very soon to begin what we hope will be a productive, collaborative process over the coming year as our project undergoes environmental review.
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  #9  
Old Posted Jul 26, 2016, 1:00 AM
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Hopefully no political effort to rezone or restrict zoning goes through. This is great news for the LES. Developers are seeing it as the next hotspot. Not to mention the aesthetics that it will add to the skyline when viewed from DoBro or LIC from an angle.
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  #10  
Old Posted Jul 26, 2016, 1:52 PM
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1,400 apartments
Holy moly! Iirc that's even more than Atelier II ...
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  #11  
Old Posted Jul 26, 2016, 4:31 PM
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http://www.boweryboogie.com/2016/07/...es-waterfront/

Two Gigantic 60-Story Buildings Coming Soon to Crowded LES Waterfront

July 26th, 2016
by Elie


Quote:
As if the Lower East Side waterfront couldn’t get any more crowded, two more large scale developments are in the works. Both are in early stages, but could have serious ramifications for the Two Bridges neighborhood. Namely, the addition of some 2,100 new apartments.

First up, the parking lot at Lands End II, which was previously rumored to have twin fifty-story towers. Developers L+M Development – they purchased the property three years ago for $279 million – and the CIM Group are planning a 66-story building with 1,400 apartments, of which about 350 will be affordable.




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  #12  
Old Posted Jul 26, 2016, 9:39 PM
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"Left to Right: One Manhattan Square, 247 Cherry Street, 265-275 Cherry Street, 271-283 South Street and 260 South Street. The above image, created by CityRealty.com, depicts the possible massing of the new towers; No official design has been released"
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hmmm....
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  #13  
Old Posted Jul 26, 2016, 11:20 PM
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That's so awesome looking. This area is really blowing up. Amazing how one building can be the cause for many more down the line. Hopefully NIMBYS can keep their hands off of all this.
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  #14  
Old Posted Jul 26, 2016, 11:33 PM
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Gary Barnett is the NYC godfather of development when it comes to specific nodes of activity.

One57, was the tower that started the 57th Street Revolution, and now, One Manhattan Square is starting the LES Revolution.

Although JDS is a close second IMO with SHoP architects as the magic wand that completely changes the dynamics of a neighborhood through USDA Grade A architecture.

What's nice is competition. JDS vs Extell in a dynamic dual for the skies. Stern vs Barnett. The modern day Chrysler and ESB feud all over again, only replicated in numerous neighborhoods.
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  #15  
Old Posted Jul 28, 2016, 2:51 PM
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If these get built say goodbye to the classic and majestic Brooklyn Heights Promenade and Brooklyn Bridge views of midtown (ESB, Chrysler, Metlife & New York Life buildings(on 23rd st)).


http://findingrange.com/wp-content/u...yn-Heights.jpg

http://www.timeout.com/new-york-kids...klyn-heights-1
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  #16  
Old Posted Jul 28, 2016, 3:43 PM
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^These buildings are all to the right of the manhattan bridge, from the heights promenade at least: that means the view is spared
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  #17  
Old Posted Jul 28, 2016, 3:49 PM
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Quote:
Originally Posted by TREPYE View Post
If these get built say goodbye to the classic and majestic Brooklyn Heights Promenade and Brooklyn Bridge views of midtown (ESB, Chrysler, Metlife & New York Life buildings(on 23rd st)).


http://findingrange.com/wp-content/u...yn-Heights.jpg

http://www.timeout.com/new-york-kids...klyn-heights-1


Those are not the "classic" promenade views, of which these towers would hardly impact. But I'll post some anyway...



[url=https://www.flickr.com/photos/ericbarao/28347750236/]Eric Barao[/ur]









jrdphotostudio





javansg





kevinrubin





roba4944

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  #18  
Old Posted Jul 28, 2016, 11:04 PM
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Quote:
Originally Posted by TREPYE View Post
If these get built say goodbye to the classic and majestic Brooklyn Heights Promenade and Brooklyn Bridge views of midtown (ESB, Chrysler, Metlife & New York Life buildings(on 23rd st)).


http://findingrange.com/wp-content/u...yn-Heights.jpg

http://www.timeout.com/new-york-kids...klyn-heights-1
I don't believe so, based NYGUYs post above. But consider this an upgrade, new views come about because of it!
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  #19  
Old Posted Jul 28, 2016, 11:21 PM
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The mass models from cityrealty, while not what the design will look like as they are mass models, do give us an idea what kind of bulk or at least the potential based on "X" dev rights may lead to. Compared to those NYHU towers on the LES, these will be monoliths for the area. Even One Manhattan Square in itself will be pretty bulky. Which is kinda good IMO. Slivers are nice, but NY needs more bulk in that area.

Given the aesthetics of the area, I think something like 8 Spruce Street would be desirable.
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  #20  
Old Posted Dec 2, 2016, 3:09 AM
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http://www.thelodownny.com/leslog/20...dges-area.html

L+M and CIM Group Reveal Plans For Massive Project in Two Bridges Area









By Ed Litvak
December 1, 2016


Quote:
L+M Development Partners and the CIM Group are unveiling plans tonight for a new project at 260 South St. that will add more than one-million square feet of residential and commercial space in the Two Bridges neighborhood. The development team outlined the proposal for two towers, the tallest measuring nearly 800 feet, in an interview with The Lo-Down earlier this week. They briefed local residents in a neighboring complex, which the developers also own, this evening.

The massive complex is one of four large-scale projects set to transform the Two Bridges community in the next several years. It will include up to 1350 apartments, as many as 338 of the units set aside for low-income and/or middle-income families. Some senior housing is anticipated. The developers also plan new ground floor retail on Cherry Street, new green spaces and upgraded flood protection systems.

L+M and CIM Group partnered in 2013 to purchase 265-275 Cherry St. (also known as Lands End II), Section 8 rental towers with 490 apartments. The following year, they picked up an adjacent parking lot on South Street, which is where the new towers are going to rise.

In our interview Wednesday morning, David Dishy, L +M partner and president of development and acquisition; Katherine Kelman, L+M associate director; and Alex Kafenbaum, associate with the CIM Group walked us through preliminary details of the ambitious project.

In recent years, L+M Development has become a familiar presence on the Lower East Side. It’s part of the partnership building the large Essex Crossing project on Delancey Street and has other developments in-the-works throughout the East Village. CIM Group is a Los Angeles-based firm that has become a major player in New York City during the past few years. Among other projects, it’s building condos at 100 Barclay St. and 432 Park Avenue.

Handel Architects, tasked with designing the new project, is still working on concept drawings for the two skinny towers. In the meantime, the developers are making available sketches depicting the overall size, shape and positioning of the buildings.

As you can see in the illustration posted here, the larger tower will measure 798 feet, or 69 floors. The shorter tower will top out at 728 feet, or 62 stories (the number of floors could change based on conversations with city planning officials).


“The overall concept,” explained Kelman, “is that it’s two slender towers on a shared podium with a single lobby.” The towers start out 60-feet apart and there are a series of setbacks as they rise. On the upper floors, the distance between the buildings grows to 75 feet. “They’re intentionally differentiated,” she said, “to create some visual interest.”

The team looked at building a single structure stretching across most of the lot on South Street, but concluded that it would have blocked light and views to the East River, in her words, “diminishing the quality of the entire site.” It also would have made the open recreational spaces on the property a lot less appealing. “So, instead we decided on two towers,” said Kelman, “with space between them and a lobby with a ground floor that has a lot of transparency (allowing people on Cherry Street to see through to the river).”

The biggest drawback for current residents is a significant one. The new towers will back up to the existing buildings, blocking windows facing the river in about 100 apartments. “But all of those apartments,” said Kelman, “also have rooms facing east or west that are the legal light and air and they will continue to be used as they are now.” This was, to no one’s surprise, a major point of contention at tonight’s community meeting (we’ll have a recap of the meeting tomorrow).

The developers are obviously very much aware that people in the Two Bridges neighborhood are, at best, skeptical of new development projects. Noise, buckling sidewalks and other construction problems from Extell’s 80-story One Manhattan Square mega-tower have caused consternation in the local community. Plans announced last spring by JDS Development for a 77-story residential tower at 247 Cherry St. raised new worries.

This is one of the reasons they’re emphasizing new amenities for the residents of Lands End II, the property they’ve owned for the past three years. As Kelman explained, “We own the Cherry Street buildings, we own the development site. We want both properties to be successful. We are using the new building as an opportunity to make improvements to the Cherry Street properties, as well, and to improve the quality of life on the block for existing residents and new residents.”

While there’s quite a bit of open space on the property now, it’s underutilized and dominated by concrete rather than grass and trees. The landscape architecture firm, Mathews Nielsen, was hired to evaluate all of the recreational areas within a 10 minute walk of the development site. They found a fair number of basketball courts and playgrounds, but not much in the way of community gardens and open spaces for seniors to exercise. Early plans call for new seating areas, landscaping, separate ADA-compliant play areas for toddlers and older kids, spaces for seniors and a lawn for passive and active recreation. There will be two design charrettes early next year for residents to help design the new outdoor amenities.

In accordance with guidelines instituted after Hurricane Sandy, the new project will be elevated above the 100-year-floodplain. In order to protect the existing Cherry Street buildings, the developers are looking at a network of earthen berms, flood walls and temporary flood protection gates.

Also on Cherry Street, plans call for building out retail spaces almost to the property line. At the moment, the Lands End II complex features only one commercial business, a Stop 1 Deli. After the local Pathmark store closed a few years ago to make way for Extell’s luxury tower, the deli became just about the only place in the immediate area to buy food. In the expanded commercial spaces, the developers explained, a small grocery store or a pharmacy (perhaps as large as 4,000 square feet) could be accommodated.

Finally, 103 parking spaces in the current surface lot will be replaced with underground parking and a new community room will be built in a space currently occupied by Two Bridges Neighborhood Council.

As each new development project has been announced, residents in the Two Bridges area have expressed new fears about change in a neighborhood long considered a bastion of stable affordable housing. Thousands of market rate apartments will be created in the next several years. But this development team is underscoring its commitment to affordable housing. In 2013, they agreed to extend the affordable housing contract at Lands End II for 40 years, protecting 490 apartments. In the new project, 25% of the units will be designated as permanently affordable. They’ll be evenly distributed throughout the towers. There will be no “poor door.”

During the next year, there will be an enhanced environmental review in the Two Bridges area to address community concerns about the three large-scale projects on the drawing board. All of the developers, including L+M and CIM Group, have agreed to take part in a series of upcoming community meetings (we’ll have more about the upcoming sessions on Monday).

The developers of 260 South St. say they’ll meet with local residents on a regular basis to discuss concerns about construction. Dishy said L+M will be using Essex Crossing, where the development team has placed a high priority on community engagement, as a model. In that project, he said, it’s been important to the partners to establish good credibility in the neighborhood. “We want to maintain that credibility and continue that reputation for being forthright, transparent and for having good communication with (the neighborhood),” said Dishy.

Kafenbaum agreed that local engagement regarding construction issues will be key. “Recognizing that we own the adjacent buildings,” he said, “is a really important thing because we want to be really good landlords and good management companies that recognize the needs of our existing residents.” Kafenbaum added, “There have been a lot of construction issues in the (Two Bridges) neighborhood over these current buildings (but in the new project) there is no one who would want to better protect the people in the immediately adjacent buildings than us.”

In summing up the project, Dishy acknowledged that the towers are obviously “big buildings,” but he argued that there is an upside for the community. “We appreciate what makes the Two Bridges neighborhood special,” he said. “It’s what got us here in the first place.” The proximity to the East River, Lower Manhattan’s mixed-income character, the neighborhood’s access to public transportation were all selling points for the development team. Dishy added, “We are trying, as much as possible, to maintain that sense of community, to create a project (that will lead local residents to ultimately say), ‘You know, these are big buildings, but they’re really nice and it’s made life better for folks who live here now,’ both (in terms of) open space, access to the water, community space, all of those kinds of things.”

After going through an environmental review and undergoing an approval process with the Department of City Planning, the developers hope to begin construction in 2018 and complete the project in 2021.

The developers of 260 South St., as well as JDS Development Group and the Starrett Corp, which is planning a large project at 271-283 South St., will present their proposals at a public meeting Dec. 15 at 6:30 p.m. The meeting will be held at Gouverneur Health, 227 Madison St.





The thread for Starretts 271 South Street is here...
http://forum.skyscraperpage.com/showthread.php?t=224092
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