Yesterday, YIMBY brought you news of the stabilization of the city’s new development pipeline through the end of 2017. Echoing the end-of-year positivity, 2018 has already brought one major new development to light, on Surf Avenue in Coney Island. Today, we have the latest on an even larger project coming to Harlem, with the reveal for the first rendering of the massive expansion proposed for Lenox Terrace, which would eventually yield over 1,600 new apartments by the time of full build-out.
We previously reported on the project back in 2015, but evidently plans for expansion have increased substantially since then. The proposed number of new units has seen a large jump, from 1,300 to 1,642.
Besides the residential component, which will include somewhere between 411 and 493 affordable apartments, the current plan would also add another 40,000 square feet of retail, 15,000 square feet of community facility space, and approximately 200 parking spaces.
The parking spaces are definitely the least palatable part of the plan. Lenox Terrace resembles many NYCHA properties in this regard, where residents who are already subsidized at dramatically below-market rates receive free or extremely affordable parking, taxing the city’s infrastructure and preventing the “towers-in-the-park” style complexes from reaching their full potential.
Unfortunately, this seems to further confirm that Mayor DeBlasio’s “Vision Zero” is nowhere near realization, with city officials failing to realize that urban planning is the most crucial aspect behind reducing the number of pedestrian and automobile fatalities and injuries.
Beyond fixing broken parking minimums, which still apply in many transit-rich neighborhoods, City Hall has failed to take action against one of New York’s own local politicians, Marty Golden, whose actions have resulted in a quantifiable death toll, and an ever-lengthening list of additional traffic violations, as Golden regularly speeds through school zones, and has allegedly impersonated a police officer.
With a double-standard for elected officials gaping wider than ever before when it comes to the rules of the road, it should not be surprising that redeveloping massive wastes of space still comes with additions of new parking. Lenox Terrace enjoys excellent transit access, with the 135th Street stop for the A, B, and C trains just three blocks west, and the 125th Street stations for the D, 2, 3, 4, and 5 trains just ten blocks south.
Increasing density of long-underused parcels is a definite necessity as New York City continues to grow, however, it is time for a complete rethink when it comes to parking policies. With NYCHA’s failures widening into a chasm of deficits, their capital list now totals approximately $25 billion. Though residents who are already living in subsidized housing may feel entitled to free use of automobiles, the situation on city streets demands the exact opposite, with the elimination of wasteful and useless surface and underground parking lots across all “tower-in-the-park” style housing with proximity to transit.
As for Lenox Terrace, the first phase is expected to be completed by 2022, with the full build-out anticipated for 2027. The Olnick Organization is behind the project, though there is currently no word on which architect will design the ultimate build-out, with exact plans appearing to be in-flux.
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Very interesting article.
Please pardon me for using your space: Good growing and good gift on designs, Golden Globe for you now.
There is definitely need to have a qualitative and quantitative change in our lives to meet the environmental sustainability goals. With transport options available why should there be any parking in the urban area. There should not be a different standard for affordability of parking. Just no new parking and phase out the existing.
NYC population estimates of growth in keeping with the global demographic shift to urbanism, the “Towers in the Park” are unsustainable especially as these parks are parking lots. As projected density increase in this development, possibly new 5000+ residents, retail shop and service workers who will be there will necessitate an increase in public transport infrastructure, i.e. increased efficiency in subway and bus services.
By the way, #2 and 3 subway stops at the corner of Lenox and 135 Street, you implied a 10 block walk to 125 Street to #2 and 3. You may wish to correct this.
What is the angle of this article? Lenox Terrace is a private residential complex with market rate, rent stabilized, and preferential units. LT has nothing to do with NYCHA. Most tenants are paying upwards of $200+ for parking. The A train is ten plus blocks away. The redevelopment of the complex includes rezoning the area to commercial. This is being debated now. Nothing is set in stone at this point.
$200 is still extremely minimal for parking. The point is that Lenox Terrace and NYCHA share the same features of “tower-in-the-park” style developments that have been very destructive to both neighborhoods and the city at large.
This is great. A lot of infill is occurring across the city within the confines of these large tower in the park developments.
So subsidized housing is responsible for congestion and lack of parking in NYC?
Also, everyone living in Lenox Terrace does not have a subsidized apartment. My question to your organization is if developers are looking to get people with more and more money to rent or purchase real estate, won’t they possibly have more money to own cars, therefore causing more congestion?
Lenox Terrace sits on top of the 2/3 at 135th. Open parking lots in Manhattan make about as much sense as fins on a pig. The future of any great city is a clean, frequent efficient public transit system. Roads should be narrowed for increased Ped bike and green spaces. Private cars should be rare. Used for seniors or others with mobility challenges. Deliveries made at night for commercial enterprises. Look to Tokyo for an example. Very very few private cars there. It’s quieter and cleaner. Public transit is super efficient. Get rid of these dinosaur legacy to a bygone era Open parking lots. A huge waste of our most limited resource – space.
This looks like a fine project. Better to infill these sorts of tower-in-the-park then blow apart cohesive, well-functioning midrise neighborhoods like Inwood, 4 miles farther north, with ridiculous individual private ULURPS (or even the city’s overly aggressive Inwood neighborhood rezoning).
I understand the parking requirements. If the residence and visitors were forced to park on the street I can see it being a problem. Security and quality of life of the surrounding neighborhood. This could also affect businesses and drivers who have to go around double parked vehicles. Also, not everybody who want to shop want to use the subway. And shopping in bulk is a lot cheaper done by vehicle. So I agree with the parking requirements for these reasons.
This article was not helpful. Stick to the expansion of Lenox Terrace. Not once did the article mention where exactly the extension would take place. What lot, block, etc. I know the development and I can’t see where another 1600 units will be. Instead you went on a rant about a politician running red lights and impersonating police (not relevant). While the parking situation is of importance, you left out needed details that follow the stories headline. Please do better. I’ve read a number of poorly written articles from you already. Leave the personal rants out. We don’t come to YIMBY for political commentary. Stick to development facts. Thanks.
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