The Related Companies retooled design for its Pier 40 redevelopment proposal. Relateds new design works more within the envelope of Pier 40s existing pier shed doughnut, though adds a 120-foot-tall Cirque du Soleil fly tower at the piers northwest corner.
A massive turnout to save field of dreams, prevent pier of fears
By Lincoln Anderson
More than 1,500 parents, Little Leaguers and budding David Beckhams plus a crew hauling a 14-foot-long Whitehall rowboat complete with a sail mobbed P.S. 41 last Thursday evening for a public hearing on Pier 40s future.
Most came to defend the piers sports fields from possibly being shut down for up to 18 months and to voice their outrage at the idea of Little Leaguers being set out to sea on barges as an interim plan.
They came to keep their mecca for sports from becoming a mall.
The boaters said they want to the pier to remain a place where small watercraft can find safe harbor.
At the start, the scene was total chaos, as the young players wearing their team jerseys and baseball caps and parents flooded into the W. 11th St. schools lobby.
Get me some water! Im losing my voice! Maryann Monte, a Hudson River Park Trust staffer, shouted above the din as she struggled to get everyone to sign in.
Four hundred people packed the schools auditorium, with another 400 each filling the cafeteria and schoolyard. Shortly after the meetings 7 p.m. start, though, hundreds more were still outside, with a line stretching down 11th St., onto Sixth Ave. and winding around the corner onto 10th St. It was decided just to open the schoolyard gate on Greenwich Ave. and let everybody in an estimated 300 more and waive the sign-in.
Police officers and firefighters kept watch so that the rooms didnt swell to over capacity. Audio and TV links to the cafeteria and yard allowed people there to follow the action in the auditorium.
It was by far the largest turnout anyone could remember for such a public hearing in the Village.
Concern is at an all-time high over the Trusts plan to redevelop the 14-acre W. Houston St. pier. An earlier effort to do so by the state-city authority crashed in 2003, after which the piers courtyard was carpeted with artificial grass for sports fields under an interim plan. The fields have since become a treasured community asset in a park-starved part of town, and are in nearly constant use by the local youth sports leagues.
Two teams are vying to redevelop the pier. The Related Companies has joined with Cirque du Soleil and the Tribeca Film Festival in a $626 million proposal called Pier 40 Performing Arts Center, or PAC, to transform the pier into Downtowns major entertainment destination. The other proposal, by Urban Dove and CampGroup, called The Peoples Pier, would cost $145 million and add a summer day camp and a school to the pier, as well as courts for public high school basketball teams and others to use.
Hudson River Park is supposed to be self-sustaining. The Trust which is building the 5-mile-long park is seeking a private developer to increase the revenue from the pier, which is currently $5 million to $6 million annually from the parking operation. The developer would also pay for the costly repair of the former shipping pier, which badly needs a rehab.
Connie Fishman, the Trusts president, stated the basic guidelines for the process: The developers are required to preserve the piers 1,800 parking spaces and provide sports field space at least equal to that currently on the pier. She said the Trusts board of directors would ultimately decide which plan would be chosen, after which a public environmental review and uniform land use review procedure would occur. No schedule is set for selection of a developer or the review process, she said.
In general, however, there wasnt much support among the crowd for either plan. But it was Relateds vision for the pier that came in for the most savaging.
After the development teams made brief presentations, audience members were allowed to comment. About 50 did, and in their own ways all expressed their extreme anxiety about the piers future. They ranged from kayakers to residents of the tony new Morton Square high-rise building across from Pier 40 to T-ball-playing tykes.
Tom Ellett, president of Greenwich Village Little League, summed up the overwhelming opinion of most at the hearing regarding the Related plan: No!
We say no to interim fields! Ellett said. We say no to removing our fields! We say no to rooftop fields only! We say no to baseball on barges!
You are the Hudson River Park Trust. It says park in your name. Do the right thing for the children and families of our community, Ellett said, as applause resounded through the auditorium.
Local politicians also weighed in. Assemblymember Deborah Glick expressed a similar sentiment and received similar rousing cheers when she said: I believe that whats presented to us here reflects humongous development. We were promised a waterfront park with small nodes of development; they [the nodes] develop a lot of money now.
(In addition to Pier 40, Chelsea Piers generates about $3 million for the park annually.)
Borough President Scott Stringer stressed, Pier 40 has a long, long history as a place for people to recreate that cannot be taken away.
Also commenting were State Senators Tom Duane and Martin Connor and Councilmember Alan Gerson. All emphasized the importance of preserving the piers playing fields though Duane, noting hes not as energetic as a Little Leaguer anymore, added theres also a need for so-called passive recreation space.
Council Speaker Chris Quinns Village district chief of staff, Kate Seely-Kirk, read a statement by Quinn in which she said, in part: It is of critical importance that we work together toward a plan [for Pier 40] that best serves the communitys needs.
Free fields not on roof!
The Peoples Pier plan was not without its critics. Bob Russo, of Downtown United Soccer Club, decried the idea of charging for use of the piers field and athletic space though the Urban Dove/CampGroup only would do this for some of the spaces.
Theyre not giving us more [athletic space], Russo said angrily, and theyre charging market rate for use. Meanwhile, of the PAC plan, he said, We are an afterthought. Putting our kids on the roof
. Our kids need to be put on center stage not on backstage.
Andrew Berman, director of the Greenwich Village Society for Historic Preservation, warned of the Related plans broader ramifications.
Were very concerned about impact on the park and the neighborhood beyond the park, Berman said. Weve seen a tremendous amount of development. I think we all know what our community needs and I think we know what good development is.
One of the few voices in favor of Related, Peggy Lewis, executive director of biz kids, inc., and several young actors in her program, wore artistic masks to the hearing. The acting program has had a space on the pier since 2001, and Lewis feels the pier needs the kind of repairs that Related will bring.
Lewis wondered why Pier 40 must completely be consumed by sports in short, why Bohemia has become, well, Baseball City.
My concern is exclusivity of Pier 40 as a sports pier. Why? Why? she asked with a perplexed look. We are in New York City, one of the largest, most fantastic arts cities in the world.
But baseball caps at the hearing far outnumbered long-nosed theatrical masks.
The Peoples Pier
Jai Nanda, founder and executive director of Urban Dove a nonprofit group helping youth through sports and other programs assured the audience that The Peoples Pier plan would not disrupt use of the existing main field space.
The courtyard ball field is a safe haven for thousands of kids, Nanda said. Our plan keeps the courtyard ball field open year-round. The crowd applauded.
Nanda who grew up in the Village and attended P.S. 3 said that as a youth he used to play on a dirt lot on Mercer St. that was eventually replaced by New York Universitys Coles Sports Center. His own experience typifies Downtowns lack of playing field space, he said, noting, It was from this reality that The Peoples Pier was born.
Nanda added The Peoples Pier plan wont increase auto traffic to the pier.
Nanda said they will invest $30 million in the piers infrastructure, including fixing up the piers substructure and deteriorated piles. They would start by fixing only the piles around the edge of the pier, however, and would shore up the piers center at a later date. Nanda explained they could take this approach because the load of the central courtyard is less than that on the piers perimeter, which supports the two-story doughnut-like pier shed.
He said they would seek $8 million from the city and state to erect a roof over the piers northern edge under which there would be basketball courts for Urban Doves Net Gain program for public high school basketball teams that lack courts. If they dont get the funds, they would erect a bubble on an interim basis, he said. Nanda said they feel public monies are appropriate for this structure, since it will support public use.
Though some critics have called the Urban Dove/CampGroup plan underfunded, Nanda said The Peoples Pier plan because it is less expensive is more feasible.
Our low impact, less costly approach is less risky [than the Related plan], Nanda stated. A CampGroup representative stressed that they have financed and repaid $1 billion in loans in running their about a dozen camps.
In an interview afterward, Nanda clarified that all the piers existing field space would be free of charge and would continue to be programmed by the Trust. However, there would be a sliding fee for use of the new fields on the piers south rooftop, three new pools and the basketball courts. Nonprofit groups would get a low rate, corporate leagues would get market rate and some groups would even get free use, Nanda said.
The day camp charging $1,000 a week per camper would only use the south fields and pools for 10 weeks in the summer. The pools would be 4-feet deep, two indoor and one outdoor, large enough for competitions, with aboveground aluminum-tank construction.
Nanda said their plan would increase the piers open space by about 30 percent to 40 percent. He added that after seeing the demand at the hearing for keeping the piers indoor soccer field, they are now trying to work with the Trust to figure out how to keep it as part of their plan.
Asked about their proposal to add a school to the pier, Nanda said they have met with both the citys Department of Education and Bill Gatess New Visions organization, and have been advised that a sports or marine school would be most appropriate.
Also at the hearing, the Urban Dove/CampGroups plan to add a pedestrian bridge over West St. to the pier drew approving applause from parents concerned with the safety of their children while crossing the highway.
The PAC pier
Jeff Blau, president of The Related Companies, started off by telling the 1,500-plus audience members, We recognize that any development must be sensitive to your concerns.
Noting Pier 40 has suffered from years of neglect, Blau said, The Trust, the city and the state want the pier rebuilt. For safety, we are willing to commit $35 million to repair the pier.
After Relateds first design for the pier was panned by the community earlier this year as too glitzy Las Vegas and too tall, Related retooled its design. The new design generally keeps within the envelope of the existing pier shed, except for the addition of a 120-foot-tall Cirque du Soleil fly tower on the piers northwest corner.
Also, Houston St. would be extended onto the pier via a pedestrian promenade that would house galleries, restaurants and retail space behind facades evoking the Lower West Sides industrial past.
Related has expanded the amount of outdoor space in its new proposal, representing a 40 percent increase over the piers existing outdoor and field space. Most of the piers courtyard would be filled in. The piers current courtyard ball fields, as well as the smaller rooftop ball field on the piers southeast corner, would be moved to the northern section of the piers roof. In addition, more athletic space possibly for basketball or tennis would be created on the southern part of the piers rooftop. The existing indoor soccer field would be kept.
Blau added that Related is willing to add bubbles or tensile structures over the rooftop sports fields.
All for the safety and comfort or your athletes, he said. All athletic space would be free, programmed by the Trust.
Baseball on Barges?
The piers current sports fields would be closed for one season of sports during the construction, Blau said, though this could be up to 18 months. He apparently was not referring to soccer, which has fall and summer seasons. Related is exploring using barges for Little League and youth soccer during the interim.
Also in the new Related plan, a 57,000-square-foot real grass lawn on the piers south side replaces what would have been an amphitheater in the first plan. A passive picnic park on the roof in the piers southeast quadrant would also have real grass. More green space would be created on the piers east side where traffic would no longer drive across the piers front, but only in or out on two access roads.
Auto traffic to and from Pier 40 could be mitigated by controlling the starting and ending times of the piers various entertainment events, Blau added.
In addition, Related has added new safety measures regarding auto traffic entering and exiting the pier. The two crossings of the Hudson River Park bike path have been reduced to only three lanes each. Their new plan calls for on-foot safety agents to be posted at certain times and for stoplights, as exist at other points on the bike path. Bollards would prevent cars from entering the bike path.
Speaking later, Joanna Rose, a Related spokesperson, emphasized that Related not only will fix up the pier, but that giving the complex a long-term lease for the pier would provide ongoing revenue to support the park for future generations.
She said Related, Tribeca Film Festival and Cirque du Soleil are confident they can pull off the mega-development. Rose noted Related is one of the nations top private developers, with $15 billion in existing developments and $9 billion worth of projects in the pipeline.
Rose clarified that the barges for Little League would be moored and stabilized, and that this is one plan under consideration. However, others have said this idea is, in fact, illegal, since the Hudson River Park Act basically only allows barges in the park for water-dependent uses.
Neither is acceptable
Speaking on Monday, Tobi Bergman, president of Pier Park and Playground Association, a group advocating increased youth athletic opportunities, said the community likes the pier as is.
Rooftop fields are too hot compared to the protected courtyard, plus would require 50-foot-tall fences to keep hardballs from flying down onto the Cirque and movie theater crowds, he said.
It would only take one catastrophic injury before they say, No baseball on the pier, Bergman said.
Also, windscreens would be needed for rooftop fields, otherwise every double would turn into a home run, he said.
More important, in Bergmans opinion, is the piers comfort factor.
Right now, parents drop off their kids at Pier 40 and they know its a safe place, Bergman said. Its completely different if youre dropping them off at an entertainment complex. Its no longer a park atmosphere. Tens of thousands of people is not really where you want your kids playing ball.
While Bergman said Relateds second design is much better than its first one, he added that the content Cirque du Soleil, a movieplex, concert hall, four restaurants, retail, banquet hall and more is still the problem.
The content is theyve got a venue for 10,000 people or more, he said. You could have more than 10,000 people sitting down on the pier at once.
Even The Peoples Pier plan is not good enough, though its closer to acceptable, said Bergman, founder of the Greenwich Village Little League.
Given what a precious resource Pier 40 is, its going to have to be better, he said.