The Museum of Modern Art recently hosted two special evening presentations about the proposed building for 53 West 53 Street designed by Jean Nouvel, held for the community on September 16, 2008 and October 29, 2008. The programs featured an overview of the Museum’s 80 years of architectural history and information about the proposed building for 53 West 53 Street designed by Jean Nouvel. Those in attendance were invited to submit questions.
Following is a summary of frequently asked questions about the project with responses from the developer.
What government approvals does the project require before construction can commence?
The project has already received approval from the Landmarks Preservation Commission regarding the transfer of floor area from the University Club and St. Thomas Church. The developer is now seeking a special permit from the City Planning Commission pursuant to Sections 74-79 and 74-711 of the Zoning Resolution, which will be subject to the ULURP and CEQR review processes.
What environmental studies will be undertaken to determine the impact and effects of the proposed building upon the community and the City?
As part of the CEQR process, the impacts of the project on Land Use / Zoning, Socioeconomics, Community Facilities, Historic Resources, Urban Design & Visual Resources, Infrastructure, Solid Waste, Energy, Traffic and Parking, Transit and Pedestrians, Noise, Air Quality, Public Health, Growth Inducing Aspects, Irreversible Commitments of Resources, Open Space, HazMat, Shadows, Neighborhood Character, Mitigation, and Construction Impacts will be studied.
What building site safety measures will the developer undertake?
The New York City Department of Buildings (DOB) recently strengthened its review and requirements of all safety procedures for new construction. The project will comply with all DOB regulations for construction.
How will neighboring buildings be protected?
As is common practice in New York City construction, adjacent buildings will be closely monitored for effects of foundation work. The developer will monitor vibrations as required under our agreements with each landmark and with MoMA.
How does the construction of the proposed building for 53 West 53 Street support nearby architectural landmarks like the University Club and St. Thomas Church?
The New York City Landmarks Preservation Commission recently approved the transfer of air rights from St. Thomas Church and the University Club to the project. As part of its agreement with the City’s Landmarks Preservation Commission to transfer its development rights, The University Club and St. Thomas Church agreed to restore their historic facades to sound first class condition and to establish a perpetual maintenance program. Portions of the proceeds from the transfer of development rights will fund the considerable cost of the initial restoration and allow for the establishment of a dedicated capital maintenance fund to finance annual inspection and maintenance.
How does the new tower relate to the scale of the existing neighborhood?
The proposed building at 53 West 53 Street is located in the Midtown central business district, which contains an exciting mix of low-, mid- and high-rise buildings. The bulk of the project is situated in the high-rise commercial district that runs along Sixth Avenue. The proposed building respects the C5-P zoning district by limiting its density in this district, resulting in a dramatic setback on this portion of the site.
Although the predominant land use in this district is commercial office buildings, there are also residential, retail, hotel, and institutional community facility uses in the vicinity. The building site is a “hinge” between the commercial office district to the south, east and west, and the predominantly residential portion along West 54 Street to the north.
What state and city tax incentives are being provided?
Will the lot and commercial portions of the tower be exempt from New York City property taxes?
No special tax incentives are currently assumed, and it is expected that property taxes on the completed development will be assessed at the normal rate.
Who now owns the lot in question and who will own it and the building once it is built?
Ownership of the lot is divided between W2005 / Hines West Fifty-Third Realty, LLC and MoMA. Upon completion, the Museum will own its new gallery and ancillary support space and the remaining commercial component will be owned by the developer.
Have you allowed for sway-factor/wind tunnel effects for a tower of this height?
The movement of the building under adverse weather conditions has been analyzed in a wind tunnel and factored into the design of the structure.
What plans does the developer have for the loading dock of the proposed building and what options are being considered?
Zoning regulations require that the proposed building have one loading dock (for the hotel portion of the project). Regulations also prohibit “curb cuts” on West 53 Street, requiring the loading dock to be located along West 54 Street. The proposed building’s residential entrance will also be on West 54 Street, and therefore the developer will have a significant stake in managing the loading dock and making it as attractive as possible.