Gateway center at bronx terminal market



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Gateway Center

BRONX BOROUGH PRESIDENT’S RECOMMENDATION

Uniform Land Use Review Procedure

GATEWAY CENTER AT BRONX TERMINAL MARKET

October 19, 2005
APPLICATION NOs:

050074 MMX Amendments to the City Map

C 050539 PPX Disposition of City Properties

C 050529 ZMX Amendment to the Zoning Map

C 050530 ZSX, C 050531 ZSX, C 050532 ZSX, C 050533 ZSX, C 050534 ZSX Zoning Special Permits

N 050535 ZAX, N 050536 ZAX Zoning Authorizations

N 050537 ZCX, N 050538 ZCX Zoning Certifications
DOCKET DESCRIPTION
C 050074 MMX Amendments to the City Map

IN THE MATTER OF an application, submitted by the NYC Economic Development Corporation (EDC) and the Bronx Terminal Market (BTM) Development Partners, LLC pursuant to Sections 197-c and 199 of the New York City Charter and Section 5-430 et seq. of the New York City Administrative Code, for an amendment to the City Map involving:


  • the elimination, discontinuance and closing of E. 150th Street between River Avenue and Major Deegan Boulevard (a.k.a., Exterior Street);

  • the elimination, discontinuance and closing of E. 151st Street between River Avenue and Cromwell Avenue;
  • the elimination, discontinuance and closing of Cromwell Avenue between Major Deegan Boulevard and the Metro North right of way;


  • the extinguishment of a sewer easement;

  • the adjustment of grades; and

  • any acquisition or disposition of real property related thereto,

Community District 4, Borough of the Bronx, in accordance with Map No. 13105 dated June 7, 2005 and signed by the Borough President.


C 050539 PPX Disposition of City Properties

IN THE MATTER OF an application submitted by the Department of Citywide Administrative Services and the New York City Department of Small Business Services, pursuant to Section 197-c of the New York City Charter, for the disposition of six (6) city-owned properties pursuant to zoning:


BLOCK

LOT

ADDRESS

2356

20

665 River Avenue

2357

1

665 Cromwell

2357

86

700 Cromwell

2539

p/o Lot 2


69 Major William Deegan Blvd.

2539

32

59 Major William Deegan Blvd.

2539

p/o Lot 60

Major William Deegan Blvd.

C050529 ZMX Amendment to the Zoning Map

IN THE MATTER OF an application submitted by BTM Development Partners, LLC and the Economic Development Corporation pursuant to Sections 197-c and 201 of the New York City Charter for an amendment of the Zoning Map, Section No. 6a, changing from an M2-1 to a C4-4 District property bounded by a line 1120 feet southerly of Macombs Dam Bridge and its easterly prolongation, Gateway Center Boulevard/Major Deegan Expressway, the northeasterly boundary line of the Metro North Rail Road Right-Of-Way, River Avenue, East 149th Street, Gateway Center Boulevard/Major Deegan Expressway, a line 600 feet northerly of East 149th Street, and the U.S. Pierhead and Bulkhead Line, Borough of the Bronx, Community District 4, as shown on a diagram (for illustrative purposes only) dated July 11, 2005.
:C 050530 ZSX Special Permit

IN THE MATTER OF an application submitted by BTM Development Partners, LLC and the Economic Development Corporation pursuant to Sections 197-c and 201 of the New York City Charter for the grant of a special permit pursuant to Section 74-512 of the Zoning Resolution to allow a public parking garage with a maximum capacity of 2,595 spaces including 1,072 accessory spaces within a proposed 6-story garage building in connection with a proposed commercial development within a general large-scale development, on property generally bounded by East 149th Street, Gateway Center Boulevard/Major Deegan Expressway, and the Metro North Railroad (Block 2356, Lot 20, Block 2357, Lots 1 and 86, Block 2539, Lot 32 and p/o Lots 50 and 60, and the bed of portions of East 150th Street, Cromwell Avenue, and East 151st Street), in a C4-4 District, Borough of the Bronx, Community District 4.

C 050531 ZSX Special Permit

IN THE MATTER OF an application submitted by BTM Development Partners, LLC and the Economic Development Corporation pursuant to Sections 197-c and 201 of the New York City Charter for the grant of a special permit pursuant to Section 74-743(a) of the Zoning Resolution to modify the height and setback regulations of Section 33-40 and to allow the distribution of the total allowable floor area without regard for zoning lot lines to facilitate a commercial development within a general large-scale development, on property generally bounded by East 149th Street, Gateway Center Boulevard/Major Deegan Expressway, and the Metro North Railroad (Block 2356, Lot 20, Block 2357, Lots 1 and 86, Block 2539, Lot 32 and p/o Lots 50 and 60, and the bed of portions of East 150th Street, Cromwell Avenue, and East 151st Street), in a C4-4 District, Borough of the Bronx, Community District 4.
C 050532 ZSX Special Permit

IN THE MATTER OF an application submitted by BTM Development Partners, LLC and the Economic Development Corporation pursuant to Sections 197-c and 201 of the New York City Charter for the grant of a special permit pursuant to Section 74-744(c) of the Zoning Resolution to modify the sign regulations of Section 32-60 in connection with a proposed commercial development within a general large-scale development, on property generally bounded by East 149th Street, Gateway Center Boulevard/Major Deegan Expressway, and the Metro North Railroad (Block 2356, Lot 20, Block 2357, Lots 1 and 86, Block 2539, Lot 32 and p/o Lots 50 and 60, and the bed of portions of East 150th Street, Cromwell Avenue, and East 151st Street), in a C4-4 District, Borough of the Bronx, Community District 4.

C 050533 ZSX Special Permit

IN THE MATTER OF an application submitted by BTM Development Partners, LLC and the Economic Development Corporation pursuant to Sections 197-c and 201 of the New York City Charter for the grant of a special permit pursuant to Section 74-53 of the Zoning Resolution to allow an accessory group parking facility with a maximum capacity of 344 spaces on the ground floor of a proposed 2-story building in connection with a proposed commercial development within a general large-scale development, on property generally bounded by East 150th Street, Gateway Center Boulevard/Major Deegan Expressway, an exit ramp of the Major Deegan Expressway and the U.S. Pierhead and Bulkhead Line (Block 2539, p/o Lots 2 and 20), in a C4-4 District, Borough of the Bronx, Community District 4.
C O50534 ZSX Special Permit

IN THE MATTER OF an application submitted by BTM Development Partners, LLC and the Economic Development Corporation pursuant to Sections 197-c and 201 of the New York City Charter for the grant of a special permit pursuant to Section 74-744(c) of the Zoning Resolution to modify the sign regulations of Section 32-60 in connection with a proposed commercial development within a general large-scale development, on property generally bounded by East 150th Street, Gateway Center Boulevard/Major Deegan Expressway, an exit ramp of the Major Deegan Expressway and the U.S. Pierhead and Bulkhead Line (Block 2539, p/o Lots 2 and 20), in a C4-4 District, Borough of the Bronx, Community District 4.

N 050535 ZAX Authorization

IN THE MATTER OF an application submitted by BTM Development Partners, LLC and the Economic Development Corporation pursuant to Sections 197-c and 201 of the New York City Charter for the grant of an authorization pursuant to Section 62-722(a) of the Zoning Resolution to modify the waterfront public access requirements of Section 62-40 (REQUIREMENTS FOR WATERFRONT PUBLIC ACCESS AND VISUAL CORRIDORS) in connection with a proposed commercial development within a general large-scale development, on property generally bounded by East 150th Street, Gateway Center Boulevard/Major Deegan Expressway, an exit ramp of the Major Deegan Expressway and the U.S. Pierhead and Bulkhead Line (Block 2539, p/o Lots 2 and 20), in a C4-4 District, Borough of the Bronx, Community District 4.
N 050536 ZAX Authorization

IN THE MATTER OF an application submitted by BTM Development Partners, LLC and the Economic Development Corporation pursuant to Sections 197-c and 201 of the New York City Charter for the grant of an authorization pursuant to Section 62-722(a) of the Zoning Resolution to modify the waterfront public access requirements of Section 62-60 (DESIGN STANDARDS FOR THE WATERFRONT AREA) in connection with a proposed commercial development within a general large-scale development, on property generally bounded by East 150th Street, Gateway Center Boulevard/Major Deegan Expressway, an exit ramp of the Major Deegan Expressway and the U.S. Pierhead and Bulkhead Line (Block 2539, p/o Lots 2 and 20), in a C4-4 District, Borough of the Bronx, Community District 4.

BACKGROUND

The 32-acre Bronx Terminal Market was built in the 1920s as a public wholesale market. It once counted among the nation’s largest Hispanic wholesale food operations. In 1972 the City granted a long term lease to a private developer, under whose tenure the buildings fell into disrepair and underutilization. During the 1990’s the City sought unsuccessfully to regain site control by condemning the leasehold. Long before the current proposal, both the present and prior Bronx Borough Presidents advocated re-development of the Bronx Terminal Market as a major retail center.


Only a small portion of the Bronx Terminal Market is presently used. Approximately two dozen produce and grocery distributors occupy a cluster of seven deteriorated buildings. Most of the land remains vacant. Approximately 20 farmers also operate a wholesale market in warm months, with no lease. Temporary parking lots serving Yankee Stadium cover several acres.
The City in 2004 reached an agreement with the applicant (BTM Development Partners, LLC) to develop 26 acres, plus the site of the Bronx House of Detention, as a regional retail complex with parking, public open space and a hotel. Both the market and the prison would close. The prison currently holds no inmates. The City, via its Economic Development Corporation (NYC EDC), would enter into a long term lease with the developer. The business terms of this lease will ultimately require Bronx Borough Board approval, pursuant to Section 384 (b) (4) of the City Charter.

The New York State Brownfield Cleanup Program has accepted this site; accordingly the development will result in remediation of contaminated land. The project will require various other permits from the New York State Departments of Environmental Conservation and Transportation, the US Army Corps of Engineers, other government agencies and utilities. BTM Development Partners will seek financing through the New York Industrial Development Agency.

The Bronx Terminal Market occupies a prime waterfront site extending from the Major Deegan Expressway Yankee Stadium exit to East 149th Street, between the Harlem River on the west and the Metro-North tracks and River Avenue on the east. It lies adjacent to Yankee Stadium and to the borough’s civic center government and court complex. Renovation of the subway station has been completed. Metro-North tracks to serve the area already exist, and funds to begin design of a Yankee Stadium station have been allocated in the MTA capital budget.
Proposed ULURP Actions

Project implementation requires a series of discretionary land use actions which are the subject of this ULURP application, as follows:

● Alteration of the City Map to eliminate portions of City streets, adjust grades and alignments, and discontinue an unused sewer easement

> East 150th Street between River Avenue and Exterior Street

> East 151st Street between River and Cromwell Avenues

> Cromwell Avenue between Exterior Street and the Metro North right of way

These map changes would create an unobstructed development site to accommodate a large retail project.

● Disposition of the development site to NYC EDC and then to BTM Development Partners,


● Zoning map amendment of four lots and portions of two lots comprising the redevelopment area from M2-1 to C4-4, to allow large scale retail uses that are not permitted in M2 manufacturing districts. Rezoning to C4-4 will also enable a larger ratio of floor area to lot area (FAR), 3.4 for commercial uses compared with 2.0 in the current M2-1 district. The rezoned area will extend slightly beyond the project area to form regular district boundary lines on its northern and southern boundaries.

● Establishment of large-scale zoning districts and issuance of special permits including:

> Bulk modifications for height, setback and yards

> Increase in accessory parking beyond maximum permitted by Zoning Resolution

> Public parking garage exceeding 150 spaces

> Signs with surface area exceeding maximum permitted by Zoning Resolution

● Waivers and modifications of waterfront regulations

> Special permit for bulk waivers on waterfront blocks

> Authorization for modification of public access and visual corridors

> Certification for a zoning lot subdivision


The project consists of two segments, east and west of Exterior Street/Major Deegan Expressway/Gateway Center Boulevard. (Exterior Street below the Major Deegan Expressway will be known as Gateway Center Boulevard.) Each section will be declared a general large-scale district for zoning purposes. The retail area including stores, corridors and accessory space constitute 1,029,000 square feet. The total development contains 2,428,162 gross square feet (gsf) including 890,000 sq. ft. in parking garages, with 1,971,364 counted in FAR calculations (“zoning square feet” or zsf, an often smaller number subtracting area that the Zoning Resolution excludes from FAR calculation, such as below-grade space).
The eastern portion, from 149th Street and River Avenue north to the Metro North tracks, will contain:

● Five one-story retail buildings, approximately 19,020 zsf each, with at-grade surface open

public parking for approximately 22 vehicles

● A four-story retail building, estimated 427,980 zsf with 256 at-grade enclosed public parking

spaces

● A six-level, estimated 920,634 zsf public parking garage for 2339 vehicles, retail space of


22,485 zsf on Gateway Center Boulevard and 8,015 on River Avenue

● A three-story approximately 463,295 zsf retail building

● A 250 room hotel with approximately 247,500 zsf including a 30,000 gsf banquet facility and

accessory parking for 225 vehicles

Development of the eastern general large-scale district requires the following special permits from the City Planning Commission pursuant to the NYC Zoning Resolution (ZR):

● To permit a public parking garage exceeding 150 spaces (ZR Section 74-512)

● To permit bulk modifications to achieve a better site plan than allowed by the basic

regulations (ZR 74-743 (a)) including:

> Height and setback waivers along River Avenue and Gateway Center Boulevard

> Distribution of floor areas within the general large-scale district to allow large floor

plates with optimal configurations for medium and large size retail stores at the

northern end of the project area, with smaller scale local retail uses at the southern end


● To allow accessory signs larger than the surface area allowed as-of-right, and located above the maximum height of 40 ft. (ZR 74-744(c))
The portion west of Exterior Street/Gateway Center Boulevard, which extends to a point north of Major Deegan ramp A and includes the area underneath Ramp A, will contain:

● A two-acre public open space

● A waterfront esplanade along the Harlem River extending the full length of the site, including

the area around the public open space

● A two-story approximately 264,170 gsf retail building with approximately 140,435 zsf of

retail space, 344 accessory parking spaces, six spaces located near the loading docks and 13

at-grade parking spaces north of Ramp A.

Development of the western general large-scale district requires the following special permits from the City Planning Commission pursuant to the NYC Zoning Resolution (ZR):

● To allow a number of accessory parking spaces exceeding that permitted by the Zoning

Resolution (ZR 74-53)

● To allow accessory signs larger than the surface area allowed as-of-right, and located above

the maximum height of 40 ft. (ZR 74-744(c))

In addition, the western portion requires waivers and modifications of the Zoning Resolution’s waterfront regulations:

● Authorization for modification of public access and visual corridors (ZR 62-722(a))

● Authorization for modification of design standards for the waterfront area (ZR 62-722(b))

● Certification for a zoning lot subdivision (ZR 62-712)

● Certification for compliance with waterfront public access and view corridors (ZR 62-711)
Subsequent to the submission of this ULURP application, the applicant and the City of New York have expressed their intention to transfer the western portion of the development site back to the City of New York, prior to or after the conclusion of this ULURP process, to help facilitate the Yankee Stadium redevelopment project, via a memorandum of understanding. Should that plan alteration occur, the two-acre public open space, and a four-acre open space (including the previously identified esplanade) in place of retail development, would be constructed by the City, with funds provided by the developer. This modification to the development plan, as noted in “Development of Eastern Project Site Only Alternative” of the Environmental Impact Statement, would result in a reduction of retail space from 1,029,000 to 947,196 gsf. Reduced retail development on the western portion would be partially offset with increased floor space east of Exterior Street.

­­­­

ENVIRONMENTAL REVIEW AND ULURP CERTIFICATION

This application has been reviewed pursuant to CEQR and SEQRA and received a Positive Declaration. The City Planning Commission certified this application as complete on July 11, 2005.

COMMUNITY BOARD PUBLIC HEARING

Bronx Community Board 4 held a public hearing on this application on September 14, 2005. A vote recommending approval of this application subject to six conditions was 21 in favor, 2 against and 1 abstaining.

BRONX BOROUGH PRESIDENT’S PUBLIC HEARING

The Bronx Borough President convened a public hearing on this application on October 6, 2005. Speakers representing the applicant were present and spoke in favor this application. Members of the public spoke both in support of and in opposition to these applications. After all those wishing to testify did so, the hearing was closed.


BOROUGH PRESIDENT’S RECOMMENDATION

This ULURP application pertains to a series of discretionary land use actions to implement the development of Gateway Center at Bronx Terminal Market, a regional retail complex with parking, public open space and a hotel. The applicant proposes to redevelop 26 acres of the

Bronx Terminal Market, plus the five acre site of the Bronx House of Detention, for Gateway Center, a two-acre public open space and a waterfront esplanade along the Harlem River. Both the market and the prison would close. The City, via its Economic Development Corporation (NYC EDC), would enter into a long term lease with the developer whose business terms will subsequently require Bronx Borough Board approval pursuant to Section 384 (b) (4) of the City Charter.

Since the submission of this ULURP application, the applicant and the City of New York have signaled their intent to transfer the western portion of the development site back to the City of New York, prior to or after the conclusion of this ULURP process, to help facilitate the Yankee Stadium redevelopment project, via a memorandum of understanding. Should that plan alteration occur, the City would construct the two-acre public open space, and a four-acre open space (including the previously identified esplanade) in place of retail development, with funds provided by the developer. This modification to the development plan, as noted in “Development of Eastern Project Site Only Alternative” of the Environmental Impact Statement, would result in a reduction of retail space from 1,029,000 to 947,196 gsf. Reduced retail development on the western portion would be partially offset by increased floor space east of Exterior Street

­­­­


Relationship to Yankee Stadium

Although Gateway Center and the Yankee Stadium redevelopment are separate projects, from an urban planning perspective one cannot ignore their relationships. The much needed infrastructure, parks refurbishment and neighborhood amenities to be incorporated in Yankee Stadium’s redevelopment, and the substantial economic activity to be generated by Gateway, will mutually affect each other and the surrounding area. The City must coordinate traffic planning for the two projects. Consideration should be given to shared parking to reduce the total number of parking garages. Yankee garages are vacant most of the year, while ball games rarely coincide with prime shopping hours.

Redevelopment of the Harlem River waterfront pursuant to the Yankee plan will attract millions of people year round to spend time and money in the Bronx, to Gateway Center’s benefit. The Yankee Stadium area presently lacks image and amenities. Fans arriving early for games find minimal entertainment and restaurant resources, and likewise no opportunity for post-game activities. Gateway Center, will provide a vibrant venue for Yankee fans to shop and eat before and after games.
In recent years, the South Bronx has experienced significant revitalization. Property values are rapidly increasing. New economic development projects have materialized in an area which just 30 years ago was a national symbol of urban blight and poverty. The Gateway Center proposal reflects the Bronx’s status as a highly desirable marketplace. Thriving retail activities in the South Bronx include the highly successful Fordham Road shopping district and renewal underway in the Hub (with participation of Gateway’s developer in a retail and office building). BTM Development Partners, LLC, in their leasing efforts, should seek to diversify the area’s retail offerings, avoiding competition that could impair The Hub or Fordham Road.

Bronx Terminal Market Merchants

This much needed redevelopment cannot occur without relocating the 23 businesses that currently operate in the Bronx Terminal Market. It must be everyone’s goal – BTM Development Partners, LLC, the City, and Bronx local officials – to insure that these entrepreneurs may relocate to a place that will be cleaner, safer and more business friendly, where they can retain the advantages of proximity to each other and to their customers.

For more than a year, the Bronx Overall Economic Development Corporation (BOEDC) and my office have worked with the City of New York and BTM Development Partners urging them to provide attractive relocation packages to the affected businesses. We have also worked with the relocation consultant retained by NYC EDC to identify affordable and attractive alternative locations and have developed our own relocation assistance package through BOEDC and the Bronx Empowerment Zone. Through this program, no-interest loans with very business-friendly terms will be available to all merchants willing to relocate within or close to the Bronx Empowerment Zone.
The Environmental Impact Statement (EIS) for Gateway Center at Bronx Terminal Market asserts that “Employees currently working at businesses on the project site represent only 4 percent of all wholesale food employees in the Bronx and roughly 1 percent of wholesale food employees in New York City.” I disagree with the characterization of “only.” Four percent (4.4%) of an industry’s jobs is a significant enough figure to warrant protection. Furthermore, the EIS conclusion that products sold at the Bronx Terminal Market are available elsewhere in New York City and in New Jersey does not negate its impact on the economy of the South Bronx.
I urge the City and the developer to give the Bronx Terminal Market tenants a feasible site and financial support for their relocation. The City must not abandon these businesses. Similarly, I encourage the merchants at the Terminal Market to continue working with my office and the City so that we can, together, create a mutually acceptable relocation plan.

Community Benefit Agreement and Partnership with Host Community

Host communities should share in the benefits of major projects such as Gateway Center and Yankee Stadium. Local residents and business endure increased vehicular and pedestrian traffic, environmental impacts of construction, and noise generated by facility operations. Bronx residents should share in the thousands of new jobs to be generated by the new retail center. I will hold the developers to their assurance that Bronx businesses will fully participate in the construction of the complex and that permanent jobs will be offered to local residents on a priority basis. In addition, the developers must commit to construction technologies, including vehicles and equipment using clean fuels that minimize particulate emissions, with monitoring and enforcement by City agencies. My office and the BOEDC will lead in negotiating Community Benefit Agreements (CBA) among the developers, the City and appropriate community representatives. A Gateway Center CBA is essential to my endorsement of this project.

Job generating economic development is a high priority of my administration. Gateway Center’s developers project 2200 construction workers and 2300 full-time permanent employees. I welcome and encourage investment in the Bronx. However, I also expect developers to be good citizens of the borough:

● to buy materials from Bronx businesses (per my Buy Bronx campaign);

● to employ Bronx residents in construction and long-term jobs (per my Bronx-at-Work initiative);

● engage with the community and listen to their concerns;

● to build sustainably, using attractive design with quality materials, and to operate in an environmentally responsible manner.

In terms of environmental impact, the net impact of Gateway Center should be affirmative, with net positive impacts outweighing the negative.


Bronx Terminal Market merchants, Gateway Center and residents of Bronx communities can all thrive and benefit from the new and exciting developments presently occurring in the Bronx. With one common goal, we can set a new standard for economic development and a measure of how well businesses and communities can work together to preserve existing neighborhoods while building new destination centers for this city. Our activities in the Bronx can provide a striking example of potential partnerships for developing our great city.
The Bronx Terminal Market location is ideally situated for visitors from throughout the region to visit the Bronx, including a prospective Yankee Hall of Fame, the Bronx Museum of the Arts, the Bronx Zoo, The New York Botanical Gardens or many of the other local attractions. As a destination retail center, it would serve a year round market.

Gateway Center at Bronx Terminal Market can help stem the leakage of retail sales to the suburbs while also importing spending from residents of neighboring counties, owing to its proximity and access to Manhattan and southern Westchester and northern New Jersey as well as Yankee Stadium. Moreover, the adjacent Bronx civic center is a central business district in its own right with some 3,000 employees, and another 15,000 visiting daily who serve jury duty and participate in the government and legal functions centered in and around the courthouses. The area's strong market potential, with its un-served demand for restaurant, retail and service uses, should not be overlooked. I am confident that the Gateway Center will indeed be a beautiful entrance to the Bronx, create job opportunities for borough residents, attract countless new visitors from throughout the region, and provide Bronxites the improved shopping

experience and choices that they need and deserve.

Conclusion

Mindful of the significant economic opportunities to be generated by this development, the displacement of Bronx Terminal Market merchants, the importance of formalizing host community benefits and potential environmental concerns associated with construction and vehicular traffic, my support for this project is subject to the following stipulations:




  1. A Community Benefit Agreement must be formalized between BTM Development Partners, the NYC Economic Development Corporation or the City of New York, and community representatives that ensures employment of Bronx residents, and commitment to construction technologies, including vehicles and equipment using clean fuels to minimize particulate emissions;




  1. The Bronx Terminal Market merchants must be relocated to a site where their businesses may thrive, retaining the advantages of proximity to each other and to their customers, with an adequate level of financial relocation aid;




  1. Resolution of traffic issues and coordination of traffic and parking with Yankee Stadium must occur;




  1. The developer and all those involved in the project must participate in the Bronx Overall Economic Development Corporation’s Buy Bronx and Bronx-at-Work campaigns;




  1. The developer must appoint a project coordinator to provide communication (ombudsman function) and help mitigate construction impacts;




  1. Sustainable design features such as green building techniques with LEEDS rated design of silver or higher must be included throughout the project;



  1. Attractive architecture, building materials and signage must be used;





  1. Visual enhancement along Gateway’s perimeter, including fenestration with actual windows (not just display cases) and no blank walls on River Avenue, as well as tree planting, must be components of project design;




  1. Access and design improvements on River Avenue and Exterior Streets to render the project more pedestrian friendly and encourage street life must be incorporated;




  1. Respect for site history must be exhibited by incorporating the historical structure at 149th Street with its “Bronx Terminal Market” sign into the project as well as a detailed plan for mitigating the adverse impacts on historic resources (market buildings and Bronx House of Detention).




  1. The City and/or BTM Development Partners LLC must commit to constructing the

parkland identified in this Gateway ULURP application, simultaneously with

Gateway’s construction, regardless of the outcome of the Yankee Stadium

redevelopment plan.

With these conditions, I recommend approval of this application.








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