Apresentação Shawn Amsler

SYMPOSIUM ON URBAN
TRANSFORMATIONS &

THE HIGH LINE CULTURAL HERITAGE

NEW YORK’S ICONIC PARK AND ITS TRANSFORMATIONAL
IMPACT ON MANHATTAN’S WEST SIDE RIO DE JANEIRO
SEPTEMBER 27, 2012

THE HIGH LINE AND ITS TRANSFORMATIONAL IMPACT

“A c r a z y c a u s e t h a t p r o b a b l y
w o u l d n o t s u c c e e d .”

SYMPOSIUM ON
URBAN TRANSFORMATIONS RIO DE JANEIRO
AND CULTURAL HERITAGE SEPTEMBER 27, 2012


1990s

To d ay

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O v e r 6 m i l l i o n v i s i t o rs s i n c e o p e n i n g i n 2 0 0 9

O v e r $ 2 b i l l i o n i n n e w re a l e s ta te d e v e l o p m e n t
( 3 . 6 m i l l i o n s q u a re fe e t )

P ro j e c t s b y 3 P r i t z ke r P r i ze - w i n n i n g a rc h i te c t s

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Central Park

Times Square
1.45 Miles
Empire State Bldg
We s t C h e l s e a

The Meatpacking District

Wo r l d Tra d e C e n t e r

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1.45 Miles

We s t C h e l s e a


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GENESIS OF THE URBAN INITIATIVE
AND DEVELOPMENT PROCESS

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Opened in 1934

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O r i g i n a l l y e x te n d i n g f ro m
3 4 t h S t re e t t o S p r i n g S t re e t

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Southern portion (South of Bank St)
demolished in 1960

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1 9 8 0 : L a s t t ra i n – c a r r y i n g 3 c a r l o a d s o f f roze n t u r ke y s

F re i g h t t ra i n s e r v i c e f ro m 3 4 t h S t re e t t o G a n s e v o o r t S t re e t
officially discontinued

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1 9 9 0 s : P ro p e r t y o w n e rs a n d re s i d e n t s l o b b y t h e C i t y
t o te a r d o w n t h e H i g h L i n e

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1992: Conditional abandonment
o rd e r i s s u e d

Demolition seems imminent
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J o s h u a D av i d

Ro b e r t H a m m o n d

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No prior expertise in:
• P re s e r v a t i o n
• A rc h i te c t u re
• C o m m u n i t y O rga n i z i n g
• H o r t i c u l t u re
• F u n d ra i s i n g
• Wo r k i n g w i t h C i t y H a l l
• R u n n i n g a Pa r k

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No prior expertise in:
• P re s e r v a t i o n
• A rc h i te c t u re
• C o m m u n i t y O rga n i z i n g
• H o r t i c u l t u re
• F u n d ra i s i n g
• Wo r k i n g w i t h C i t y H a l l
• R u n n i n g a Pa r k

Po te n t i a l e c o n o m i c b e n e f i t s n o t
c o n s i d e re d u n t i l ye a rs i n t o t h e p ro c e s s

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R u s t i n g a r t d e c o ra i l way l i n e ga v e
c h a ra c te r t o t h e n e i g h b o r h o o d s i t
ra n t h ro u g h

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A s e e m i n g l y fo rg o tte n p l a c e ,
w i n d i n g t h ro u g h t h e c i t y, u n b ro ke n
fo r n e a r l y a m i l e a n d a h a l f

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“ Wo u l d n ’ t i t b e c o o l to w a l k a r o u n d u p t h e r e … 2 2 c i t y b l o c k s …
on this relic of another time…in this hidden place, up in the air? ”

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“ Wo u l d n ’ t i t b e c o o l to w a l k a r o u n d u p t h e r e … 2 2 c i t y b l o c k s …
on this relic of another time…in this hidden place, up in the air? ”

I n 1 9 9 9 : Ro b e r t a n d J o s h u a l a u n c h
SYMPOSIUM ON
URBAN TRANSFORMATIONS
“Friends of the High Line” RIO DE JANEIRO


T h e P ro m e n a d e P l a n t ée

“ I t h a d h a p p e n e d i n Pa r i s , a n d i t c o u l d h a p p e n i n N e w Yo r k C i t y to o .”

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O p p o s e d b y p ro p e r t y o w n e rs a n d re s i d e n t s

Seen as dividing the community

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G i f fo rd M i l l e r
Christine Quinn
Senator Hillary Clinton
D i a n e v o n F u rs te n b e rg
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S av e G a n s e vo o r t M a r ke t

“ T h e y w e r e w o r k i n g to ke e p w h a t m a d e t h e
n e i g h b o r h o o d s p e c i a l f r o m b e i n g l o st .”

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2000 – 2001:

J o e l S te r n fe l d ’s i c o n i c p h o t o s

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Amanda Burden and John Alschuler

2002: Residential Buildings Facing Central Park
Economic feasibility study
Property values would be increased by:
Proximity to the park
Extra window walls
T h e e sta b l i s h me nt o f a ma r keta b l e d i st r i ct i d e nt i t y o r “ b ra n d ”

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Amanda Burden and John Alschuler

2002: Residential Buildings Facing Central Park
Economic feasibility study
Cost to the City: $65 Million
Increased tax revenues over 20 years: $140 Million

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Mayor Michael Bloomberg:

“much needed green space, increased property values and increased financial activity”

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We st C h e l s e a Rezo n i n g

Tr a n s f e r o f u n u s a b l e a i r r i g h t s

U n l o cke d p ro p e r t y va l u e s

Addressed the needs of local
property owners

G r a n d C e n t r a l Te r m i n a l

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Design Theme:

I n s p i re d b y t h e w i l d , s e l f - s e e d e d
l a n d s c a p e t h a t h a d g ro w n u p o n
t h e H i g h L i n e s i n c e t h e t ra i n s h a d
stopped running

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April 2006:

Construction
begins

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June 2009: June 2011:
Section 1 opens Section 2 opens
G a n s e v o o r t S t r e e t t o 2 0 th S t r e e t 2 0 th S t r e e t t o 3 0 th S t r e e t

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June 2009: June 2011:
Section 1 opens Section 2 opens
G a n s e v o o r t S t r e e t t o 2 0 th S t r e e t 2 0 th S t r e e t t o 3 0 th S t r e e t

To t a l C o s t : $153 Million
C i t y o f N e w Yo r k : $112.2 Million
Federal Gov ’t: $20.7 Million
SYMPOSIUM ON S t a t e o f N e w Yo r k : $700 Thousand
AND CULTURAL HERITAGE Remainder: Private sector donations and fees SEPTEMBER 27, 2012


ECONOMIC OUTCOMES AND TANGIBLE RETURNS

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2011:

Economic study

Residential resales near the High Line gained 5 -6% more value per year from 2007
t o 2 0 1 0 t h a n t h o s e i n s i m i l a r n e i g h b o r h o o d s o f E a s t C h e l s e a a n d Tr i b e c a

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2011:

Economic study

New residential units near the High Line gained 20% more value per year from
2 0 0 7 t o 2 0 1 0 t h a n t h o s e i n s i m i l a r n e i g h b o r h o o d s o f E a s t C h e l s e a a n d Tr i b e c a

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2011:

Economic study

Conservative estimate:

5 0 % o f v a l u e i n c r e a s e b e t w e e n 9 th a n d 1 1 th A v e n u e s a t t r i b u t a b l e t o t h e H i g h L i n e

2 5 % o f v a l u e i n c r e a s e b e t w e e n 8 th a n d 9 th / 1 1 th a n d We s t S i d e H i g h w a y a t t r i b u t a b l e

Original cost estimate (to City): $65 million – Actual: $115 million

Original increased revenue projection: $140 million – Actual: $1 billion

SYMPOSIUM ON Net return = approx. 800%


$2 billion in just under 6 years 85,000 SF new art gallery space
29 new projects 31,000 SF new retail built
2,500 new residential units 114,000 SF add’l retail planned
423,000 SF new office space 3.6 million square feet total

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1 2 , 0 0 0 n e w j o b s c re a te d

F ro m 2 0 0 0 t o 2 0 1 0 , t h e
p o p u l a t i o n o f We s t C h e l s e a
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URBAN TRANSFORMATIONS
i n c re a s e d b y 6 0 % RIO DE JANEIRO


has become a center for
trendy retail boutiques,
restaurants and nightlife

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We s t 1 4 th S t r e e t :

Retail rents averaged $373 / SF

Compared to just $75 / SF a decade ago

Surpassing SoHo at $268 / SF

I n F e b r u a r y o f 2 0 1 0 , L e v i ’s l e a s e s s t o r e
for $450 / SF

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OTHER IMPACTS

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“A r c h i t e c t ’s R o w ”

Frank Gehry

Jean Nouvel

Shigeru Ban

C a r y Ta m a r k i n

Renzo Piano

Neil Denari

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“ I t ’s l i ke a l i b r a r y
of great design
i d e a s .”

The Standard Hotel

HL23
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The Meatpacking District:
• Old Brick Buildings
• Tin Awning
• C o b b l e s t o n e S t re e t s
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A d a p t i ve
Re u s e

Starrett-Lehigh Building

( M a r t h a S t e w a r t , To m m y H i l f i g e r )

Old NABISCO Factory

(C h e l s e a M a r ket )

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A d a p t i ve
Re u s e

Theory

Apple

S e p h o ra

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L i tt l e We s t 1 2 t h S t re e t

“ W h e n I te l l p e o p l e my o f f i c e i s o v e r b y t h e H i g h L i n e ,
e v e r y o n e k n o w s i m m e d i a te l y w h e r e i t ’s a t .”
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Fac to rs Co nt rib u ting to t h e Hi g h L i n e ’s Ex t rao rd i n ar y I m p ac t :

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• T h e U n i q u e n e s s a n d B e a u t y o f t h e S t r u c t u re I t s e l f

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• Pa s s i o n a n d A n t i c i p a t i o n A s s o c i a te d w i t h t h e P re s e r v a t i o n Ef fo r t

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• A C o m m i t m e n t t o D e s i g n E xc e l l e n c e

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• I n h e re n t Att r i b u te s o f t h e S u r ro u n d i n g C i t y s c a p e

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• I n h e re n t Att r i b u te s o f t h e S u r ro u n d i n g C i t y s c a p e

• A One-of-a-Kind Sense of Place

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“ There was a powerful
sense of the passing of
t i m e .”

“ Yo u c o u l d s e e w h a t t h e
High Line was built for
a n d f e e l t h a t i t ’s
moment had slipped
a w a y.”

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“It was another
world, right in
the middle of
M a n h a t ta n .”

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“MOST PEOPLE WERE MOVED BY IT. YOU BROUGHT THEM UP, YOU SHOWED IT
THE HIGH LINETHEY WOULD DO ANYTHING FOR THE HIGH LINE AFTER THAT”
TO THEM, AND AND ITS TRANSFORMATIONAL IMPACT

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T h i s v i r t u a l l y u n d i s c o v e re d p l a c e , s e e n b y s o fe w p e o p l e , wa s p a r t o f
t h e p u b l i c ’s fa s c i n a t i o n w i t h t h e H i g h L i n e

SYMPOSIUM ON


Te n t h Av e n u e
C ro s s i n g

B e fo re

A f te r

SYMPOSIUM ON “ I t ’s t h e l a st t h i n g p e o p l e t h o u g h t
URBAN TRANSFORMATIONS w o u l d b e a n a m e n i t y.” RIO DE JANEIRO


A C o m m i t m e n t t o D e s i g n E xc e l l e n c e

Te n t h Av e n u e S q u a re

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Unique design
fe a t u re s :

H e x p a v e rs

L i n e a r p l a n k p a v e rs
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Unique design
fe a t u re s :

Pa t h way
lighting

Signage

Re s t o re d a r t
d e c o ra i l i n g s

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A One-of-a-Kind
Sense of Place

“ Wa l k i n g t h e H i g h L i n e ,
y o u s e e m to b e f l o a t i n g
a m o n g t h e r o o f to p s .”

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A One-of-a-Kind Sense of Place

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The “Low Line”
Abandoned underground trolley yard in the Lower East Side
Already raised $150,000
3,000 supporters

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WHAT CAN WE LEARN FROM THE HIGH LINE?

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Ro b e r t a n d J o s h u a s a w t h e H i g h L i n e ’s
p o te n t i a l w h e re o t h e rs j u s t s a w a n d e ye s o re

Although they had almost no prior expertise,
t h e y w e re a b l e t o s u r ro u n d t h e m s e l v e s w i t h
o t h e rs w h o c o u l d h e l p

Fr i e n d s o f t h e H i g h L i n e wa g e d a h i g h l y
s u c c e s s f u l s a l e s a n d m a r ke t i n g c a m p a i g n :

• J o e l S te r n fe l d ’s i c o n i c p h o t o s

• J o h n A l s c h u l e r ’s e c o n o m i c fe a s i b i l i t y s t u d y

SYMPOSIUM ON


P u b l i c e n t h u s i a s m wa s e s s e n t i a l i n s e c u r i n g
a p p ro va l s f ro m t h e F e d e ra l G o v e r n m e n t a n d t h e
R a i l ro a d

H i s t o r i c b u i l d i n g s a re t re m e n d o u s i n h e re n t a s s e t s
t h a t c a n b e c a p i ta l i ze d u p o n

I c o n i c b u i l d i n g s i n t h e H i g h L i n e ’s v i c i n i t y h e l p e d
re i n v i g o ra te t h e i m a g e o f We s t C h e l s e a , t h e
M e a t p a c k i n g D i s t r i c t a n d N e w Yo r k C i t y

C re a t i n g a “ b ra n d ” fo r a n e i g h b o r h o o d , a n a m e n i t y,
o r b o t h , c a n b e v e r y e f fe c t i v e

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U n l o c k i n g re a l e s ta te v a l u e , t h ro u g h t h e
t ra n s fe r o f a i r r i g h t s i n t h e We s t C h e l s e a
re zo n i n g wa s v i ta l

T h e H i g h L i n e , a n d c a u s e s l i ke “ S a v e
G a n s e v o o r t M a r ke t ” re s u l te d i n a m a j o r
p a ra d i g m s h i f t

H i g h l y t h o u g h t f u l e xe c u t i o n a n d
c o m m i t m e n t t o d e s i g n e xc e l l e n c e w e re
especially critical

C u l t u ra l A n c h o r, q u a l i t y o f L i fe

SYMPOSIUM ON


T h e H i g h L i n e h a s h a d t h e e f fe c t o f t o ta l l y
t ra n s fo r m i n g t h e We s t S i d e o f M a n h a tta n
w i t h o u t a c t u a l l y d e s t ro y i n g a ny t h i n g

P r i v a te d e v e l o p m e n t a n d e c o n o m i c re t u r n s
h av e e xc e e d e d a l l e x p e c ta t i o n s

A n a m a z i n g c o n c e n t ra t i o n o f h i g h q u a l i t y
design has ensued

T h e H i g h L i n e s h o w s t h a t a c o n c e r te d
e f fo r t b e t w e e n v i s i o n a r y c i t i ze n s , l o c a l
e l e c te d o f f i c i a l s a n d g e n e ro u s s u p p o r te rs
c a n h av e e x t ra o rd i n a r y re s u l t s

SYMPOSIUM ON

OBRIGADO
THE REDEVELOPMENT OF RIO DE JANEIRO’S HISTORIC PORT DISTRICT

SYMPOSIUM ON

Apresentação Shawn Amsler

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Apresentação Shawn Amsler