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Opinion

Stick With Libeskind


As the first building scheduled to go up at Ground Zero, the Freedom Tower offers a glimpse into the future of the site as a whole, and whether it will work as an urban area. The tower is an impressive building, one that combines Daniel Libeskind's vision with David Childs' innovative use of structure. Childs' use of cables that enclose windmills over a thousand feet in the air, for example, will help create a building that can become a symbol of New York City. But Freedom Tower is not a complete success. It must be brought more closely in line with what Libeskind originally proposed.

Libeskind envisioned a tower that was thin and graceful, with a sloped roof and a spire that mirrored the arm of the Statue of Liberty. While Childs' earlier designs violated this vision by making a bulky, twisting tower much larger than Libeskind wanted, the recently released plan brings it more closely in line with Libeskind's concept, cutting the height of the building back down, for example, to 1,776 feet.

But Libeskind intended the spire to be something that soared like the arm of the Statue of Liberty, starting at the base of the building and running up all the way through it. It was an integral part of the building's form. To me, the spire that Childs has designed looks like a dunce cap, an appendage simply slapped onto the edge of the roof

It would not be too difficult to take the top third of the building, the 30-story skeletal form that includes the windmills, and shape it so that the spire really becomes part of the building architecturally.

Most importantly, for the World Trade Center site to be a successful urban design, all the buildings must work together to create a whole. That is why Rockefeller Center works so well. Its buildings are a family that relate to each other as part of a whole; there is a design consistency that creates the ensemble. You look at any building in the project and you say "That is Rockefeller Center."

If we want people to go to Ground Zero and say "That is the World Trade Center," we need to adhere to the design principles developed for the overall site. Such coherence is how great spaces are made. Without it, you risk chaos.

Yet Childs appears to be disregarding Libeskind's master concept for the site. I couldn't help but notice that in the model that accompanied the new design for Freedom Tower, the shorter buildings on the site have really been bulked up, apparently abandoning Libeskind's vision.

If true, this would be disappointing. Childs has done some impressive things with his design. But as admirable as some of these innovations are, unless they are molded into a bigger and grander concept -- Libeskind's concept -- they will fall flat.

Beverly Willis, an architect, is the co-chair of Rebuild Downtown Our Town. This article was adapted from an interview.

Netting The Nets


brooklyn nets

In This Series:
• Field of Schemes by Letitia James
• Cheerleaders for Real Estate? by Tom Angotti

Since the announcement of the proposed Nets arena plan there has been tremendous enthusiasm generated throughout Brooklyn. I continue to believe more than ever that bringing world-class professional sports and a world-class arena to Brooklyn would tremendously benefit our borough, by boosting our profile around the nation and the world, by enhancing pride in Brooklyn, and by creating desperately needed economic development, jobs and affordable and middle-income housing for the Brooklynites who need them.

I am well aware of negative comments by some who live in the immediate vicinity of the proposed project. I know there are real concerns that must be addressed - and they will be. Netting the Nets must be a win-win for all of us who call Brooklyn home, and any project of this scale must have real community involvement to be successful.

The plan as presented so far is not perfect nor is it final.

That's why if the Nets are purchased and their move to Brooklyn is approved, I will be working with the community on a variety of issues, such as parking, traffic, and city services that must be addressed for this project to work.

But in my opinion the benefits of this project for all of Brooklyn greatly outweigh the arguments against it.

MASS TRANSIT TO THE GAME

Unfortunately, some of these comments in opposition are misleading, and others are simply less than accurate.

For example, referring to "20,000 extra cars," as if each and every man, woman and child would drive their own car to the game! Come on now, the reason why an arena works at this location is precisely because cars are not needed to access it.

Common sense, good urban planning, and care for the environment would tell you that the arena must be located where visitors have the best access by mass transit, and this location is Brooklyn's best for public transportation, with nine subway lines, four bus lines and the Long Island Rail Road all meeting there.

The irony is that if land were available to put an arena in another area of Brooklyn, as some have suggested, it would definitely result in the use of cars almost exclusively!

ENHANCING THE NEIGHBORHOOD, CREATING JOBS

Of course nothing would make me happier than if this project didn't take a single home or business, and I have urged flexibility in the plan to limit such action if possible. However, much of this project would be constructed almost completely over empty land - yes, empty space - over the Long Island Rail Road Tracks tracks, which is not exactly one of the garden spots in Brooklyn.

The project will also create a real wealth of jobs: from construction on the project, to working in the offices and retail stores, and the boost to local businesses who will sell to both tourists and new residents, all on top of the jobs working in the arena and the ancillary businesses (sound and light technicians maintenance, catering, cleaning, etc) at the arena itself and for specific events held there.

In fact, Andrew Zimbalist, one of America's leading opponents to urban stadiums and ballparks is a consultant on this project, and he supports it fully. We have learned from the past mistakes of new facilities - there is a right way and a wrong way to build.

And with a design by the world's leading architect, Frank Gehry, I am confident this will be an attraction and a landmark that will make us all proud.

The public's investment in the proposed arena would be rather modest for a project of this magnitude. The benefits and amenities it would provide - social and economic, short- and long-term - would be the most significant project accomplished in Brooklyn in decades, especially when you factor in the overwhelming demand in Brooklyn for affordable housing and jobs.

WORLD CLASS PROJECT

It comes down to this. I believe very strongly that all of Brooklyn would benefit from the return of national sports to our borough; an arena for world-class attractions and high school and college athletics; the construction of affordable and middle income housing, which is the number one need in every survey of Brooklyn residents; the development of office space for more employment and entrepreneurial opportunities for residents; and the tremendous number of jobs and economic activity that would result on Atlantic Avenue, Flatbush Avenue, Vanderbilt Avenue, Washington Avenue, and beyond.

I am confident that a national basketball franchise in Brooklyn will immediately become one of the country's best-loved teams.

As a result, this would draw new visitors to our borough and be a huge boost to Brooklyn's growing tourism industry. Brooklyn's need for an arena is perhaps just as important. Currently, we lack a large multi-purpose indoor space.

So in addition to a home for the Nets, an arena would allow Brooklyn to host college and high-school athletic events, graduations, trade shows, concerts, the kennel show, Ice Capades, conventions and numerous other events that we currently miss out on and that Brooklynites are forced to go to New Jersey, Long Island or even Manhattan to attend.

For all of these reasons and many more, I am an enthusiastic supporter.

At the same time, I understand the concerns, and on issues such as traffic and parking, they are real and need to be reviewed by experts with the participation of our community. Sadly, thus far the cry from some has not been "let's make this work," but rather, "let's stop this project totally."

Fortunately we live in a democracy that celebrates different opinions and encourages public debate. I look forward to such a debate and am confident that a successful win-win will result for the immediate neighborhood and for all of Brooklyn and New York City. I believe we can have both: an arena and a better neighborhood.

We can elevate Brooklyn to the national stage while enhancing the neighborhoods we love.

Marty Markowitz is the Brooklyn Borough President

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In This Series:

• Field of Schemes by Letitia James
• Cheerleaders for Real Estate? by Tom Angotti

A Field of Schemes


fc.2004.01.19.inside

In This Series:
• Netting the Nets by Marty Markowitz
• Cheerleaders for Real Estate? by Tom Angotti

Recently New York developer Bruce Ratner announced plans to build a 20,000 seat basketball stadium and 17 skyscrapers in Brooklyn's Prospect Heights. This project depends on Ratner placing the winning bid for the New Jersey Nets. However, it also depends on the condemnation of over 1,000 homes and businesses in Prospect Heights and a risky financing system that is full of false hope.

While bringing the Nets to Brooklyn may sound like an intriguing idea, it has troubling fiscal, social, and economic implications for New York City as a whole.

THE MYTH OF JOBS, RECREATION, AND HOUSING

Typically, backers of a new stadium promise it will bring jobs, jobs and more, jobs.

Supporters of this stadium project have been hypnotized by similar claims. The reality is that Yankee stadium at 57,000 seats, which is double the size of the proposed stadium in Brooklyn, only offers 65 full-time positions. Any claim that this proposed stadium would provide for significant and permanent employment is a pipe dream.

Other supporters argue that local schools and other not-for-profit organizations will use the proposed stadium for their recreational events. I respond that there are a number of proposed capital projects to renovate armories and other buildings in Brooklyn into recreational facilities. These facilities, however, do not involve the condemnation of homes and or divert public dollars for private purposes.

The developer also claims that the 17 skyscrapers in his second phase will create 4,500 to 5,500 new apartments. That claim is the biggest joke of all.

Organizations involved with affordable housing do not build high-rise apartment buildings anymore. They realize that people want housing on a human scale where children can play in a yard and neighbors can look out for each other. Furthermore, the total cost for the purchase and construction of this project will in all likelihood make housing so costly, that most working families will not be in a position to afford to live there.

DISPLACING PEOPLE, CREATING TRAFFIC

The developer also plans to use eminent domain - the power to take private property for public use - to evict entire families and businesses for his project.

Approximately 1,000 men, women and children would be displaced if the stadium plans go through (we know the number because we counted - door to door). In addition to families being removed, blocks may be closed to accommodate the stadium separating Fort Greene and Clinton Hill from the Prospect Heights community.

The junction of Flatbush and Atlantic avenues is currently congested with traffic, and adding a stadium and 17 skyscrapers would only serve to worsen traffic conditions in a dense residential community. The massive influx of automobile traffic would tie up a main artery and create the biggest parking lot in the heart of downtown Brooklyn.

Imagine 23,000 more cars - that's nearly 1,000 more an hour - and many more children with asthma.

FINANCING THE FUTURE AWAY

The biggest gamble in all of this is the method of financing the stadium.

Recently, Ratner claimed that all he wanted in exchange for this project is for New York City to kick back some of the sales and income taxes to pay off loans that he had to borrow for the project. It was reported that the total bill for the stadium and surrounding commercial, office and residential development is being estimated at $2.5 billion (not including the $300 million that he would pay for the Nets).

This project will rely upon the use of Tax Increment Financing (TIF). Tax Increment Financing is one of the fastest growing development subsidies in the country, and it diverts future property, sales and income taxes in a designated district until a developer can pay off the costs of the project. It is just another name for corporate welfare.

Bruce Ratner's past is prologue to his future. His Atlantic Center Mall, which is directly across the street from the proposed stadium, is shrouded in a cloud of controversy. It has not resulted in any appreciable benefits to the community and has a 23-year property tax abatement with a disastrous private commercial rental history.

Not only will this be bad for Brooklyn, but for all of New York.

An Independent Budget Office report on the public financing of professional stadiums concluded that dedicating taxes for huge construction projects like this ties up a significant portion of the city's revenues, and often competes with funding for other city needs like schools, police, housing, playgrounds, and sanitation.

I was elected to protect and preserve working families, to create more affordable housing and employment opportunities, and to devise economic plans that involve and respect the character of local communities. I support development of this site, but development that make sense. We need projects that will generate revenue for the area and leave the Prospect Heights community intact.

We do not need to look like an imitation of Manhattan. We stand uniquely and proudly as Brooklynites.

Letitia James represents the district 35 neighborhoods of Prospect Heights, Fort Greene, Clinton Hill and North Crown Heights in the New York City Council.

#####

In This Series:

• Netting the Nets by Marty Markowitz
• Cheerleaders for Real Estate? by Tom Angotti



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