The U.P.S. parking lot at Spring and Washington Sts.
United Parcel Services slogan What can Brown do for you? is sounding attractive to developers reportedly eyeing the delivery companys giant open-air parking lot in Hudson Sq.
According to real estate sources, U.P.S. is actively seeking developers for the roughly 85,000-sq.-ft. lot, bounded by Spring, Washington and West Sts. and on its north end by the St. Johns Building.
One of the sources, speaking on condition of anonymity, said that last September U.P.S. sent out requests for proposals to nine select developers for the site. The proposals have since been culled down to three and will now be whittled down to one.
Related Companies, Tishman and Savanna Partners are reportedly among companies that did not make the cut of three. The Brodsky Organization is reportedly one of the finalists.
The expected 450,000-sq.-ft. project would include condominium and rental apartments. There would also be an 80,000-sq.-ft. garage built by the developer for U.P.S., with loading docks for its trucks, on the corner of the site inside the new building.
Rendering of architect Philip Johnsons Urban Glass House, a 120-foot building proposed to be built at 328 Spring St. across the street from the U.P.S. lot.
That sites going to go for probably $100 million, said the source, an executive with one of the developers that responded to the R.F.P. Its one of the last big sites on the waterfront. The strong condo markets pushing this, but the Hudson River Park is helping. A developer could be picked in three to four months, he said.
Since the site has manufacturing zoning (M2-4), a variance would be needed from the Board of Standards and Appeals to build condos. The developer would likely request a change in the sites current floor-area ratio of 4, allowing a taller or bulkier building. However, the city has imposed a height limit of 14 or 15 stories on the area, so the building would likely not be taller than that.
Theyre going to seek a zoning change. When they go for rezoning, they go for new F.A.R., the source said. Im sure thats going to be a lightning rod of [community] opposition.
Last year, the south part of Hudson Sq. south of Spring St., north of Canal St. and east of Washington St. was rezoned to allow new residential construction. However, community residents and Councilmember Christine Quinn fought off the effort to rezone Hudson Sq. north of Spring St. to allow new residential projects.
Jackie Larson, a U.P.S. spokesperson, wouldnt say if any deal is in the works.
We still own the property. I just dont have anything to tell you about right now, she said.
The parking lot is across Washington St. from U.P.S.s building, known as its Manhattan South Facility, which serves Lower Manhattan. U.P.S. purchased the parking lot in 1976. Not usually filled to capacity, it is used to park large tractor-trailers and some trucks.
Savanna Partners holds the lease for the south end of the U.P.S. building. Savanna subleased space to ImClone right before the insider-trading scandal involving Sam Waksal, ImClones executive, broke, but ImClone still hasnt moved in.
Since the construction of the Hudson River Parks Greenwich Village segment, high-end residential development has exploded along the waterfront. The last couple of years have seen two new 16-story luxury towers by architect Richard Meier at Perry and Charles Sts. with a third planned; Morton Square, a full-block, 14-story, 283-unit residential building at Morton St.; a project in the works by Related Companies at the Superior Ink factory site at Bethune St. and an exclusive sliver tower by Horizen under construction near the Meier towers.
The U.P.S. property is about seven blocks south of Morton Square. Just across Spring St. from the U.P.S. site, Nino Vendome has presented several variations on a plan to develop a luxury residential tower by renowned architect Philip Johnson; but so far the project hasnt gotten off the ground.
Johnsons latest plan for 328 Spring St., which Vendome released recently, is for a 120-foot building, described as an Urban Glass House to contrast with one of Johnsons most famous designs, his Glass House in Connecticut. Johnson, 97, collaborated with his partner, architect Alan Ritchie, on the design, which would preserve the adjacent James Brown House, the historic home of the Ear Inn.
Zack Winestine, co-chairperson of the Greenwich Village Community Task Force, said it was the first hed heard of the new project, but that an image of Morton Square, a new, 14-story, 281-unit, full-block residential development seven blocks to the north, immediately flashed into his mind.
The citys Department of Sanitation District 1 garage is located across Spring St. from the site, and Winestine wondered if residents living in luxury apartments would really want to live above garbage trucks and a U.P.S. garage. In addition, he feared the garbage trucks would be forced to relocate, possibly to Gansevoort Peninsula, compounding the problem of getting city garbage trucks off the peninsula to allow it to be turned into part of the Hudson River Park.
Im really concerned about this, said Winestine. We just fought a battle to keep that general area open for light-manufacturing and office space. So this would seem to fly in the face of City Plannings vision of the area. I think therell definitely be opposition, probably a good deal of it. People have to imagine a series of Morton Squares shoulder to shoulder ask, Is this the Village waterfront we want?
Katy Bordonaro, co-chairperson of the Greenwich Village Community Task Force, recalled that several years ago, the U.P.S. parking lot was being considered as a new Sanitation facility for Community Board 2, as a way to get the garbage trucks off Gansevoort Peninsula.
U.P.S. was opposed and then the plan died, Bordonaro said.
However, the city now has plans to build a Sanitation garage somewhere south of the Javits Center, which may include a new District 2 Sanitation garage, and which will have a public park on top.
Kathy Dawkins, a Sanitation spokesperson, said the department is still interested in part of the site for an open-air parking lot for 12 garbage trucks from District 1 that cannot fit in the too-small District 1 garage and currently park on the street around the lot.
Were still interested in this property with U.P.S., Dawkins said. We would like to lease a portion of it to handle off-street parking for our trucks. But we are waiting for U.P.S. to obtain a certificate of occupancy for that property before the city moves ahead with its lease for part of that lot.
(A certificate of occupancy is the last step when building a new building; it certifies that the building is structurally sound and conforms to plans filed with the Department of Buildings.)
Dawkins said the city would only park garbage trucks from the District 1 garage, which serves Lower Manhattans Community Board 1, on the lot.