| ORIGINAL
VERSION OF:
The New York Times
December 4, 2004
LEAD EDITORIAL
Stop
the Stadiumin Its Tracks
New York City is hurtling toward the construction of a
$1.4 billion Jets football stadium in Manhattan. But New Yorkers
seem to have little say in this enormous commitment of public money
for what would be the most expensive professional football stadium
ever, although they have been subjected to a crop of he-said, he-said
TV commercials. The approval process is on something beyond a fast
track - it's more like a runaway train. And it's time to pull on
the brakes.
The stadium is deeply entwined with Mayor Michael Bloomberg's hopes
for development on the far West Side of Manhattan. Mr. Bloomberg
is right to focus on this large chunk of underused real estate,
now sparsely populated by rail yards and light industry. We agree
with his conviction that the area should have subway service, parks
and the other things that will make developers want to construct
splendid buildings where people can live and work and enjoy the
riverfront. We admire the vigor with which the mayor has pursued
his vision. We just don't believe that a hulking box of a football
stadium, built with the help of millions of dollars in public money,
is the way to make it happen.
Virtually every big city from Seattle
to Miami has been
engulfed in a stadium debate at one time or another. Such a debate
generally features grand promises for an urban renaissance that
never quite comes true and cost projections that very frequently
turn out to be wildly optimistic. The backers create a sense of
desperate urgency, dredging up the specter of lost opportunity if
the city fails to act right away. In New
York, however, the threat isn't that a professional sports team
will depart, or fail to arrive, if the proper stadium isn't available.
For the Jets, leaving the New York metropolitan area would mean
abandoning the biggest media market in the nation.
This is about the 2012 Olympic Games. The spades for a giant stadium
on the Hudson River must be in the ground by next spring, the advocates
say, or the Games - and a long list of desirable public works projects
they would entail - will be lost to Paris
or Moscow. That
means committing to a stadium before the International Olympic Committee
decides next July on the host for 2012.
Nice as it would be to have the Games, they don't justify the
stadium. Here are some of the reasons we believe it's a bad idea.
THE STADIUM As a piece of architecture, it would be clunky and
unattractive. A really bad design can, of course, always be reworked
- although the Jets have so far shown no sign of falling out of
love with their current plan. But even an inventive proposal, which
must account for the luxury boxes that are the economic drivers
of any modern football stadium, would lead to a mammoth structure,
which would overwhelm anything built nearby. The tract of land along
the Hudson River where the Jets want to build is a site of extraordinary
potential. We don't believe that a stadium would be its optimal
and best use. A study released this week by the nonpartisan Regional
Plan Association found that a mixed-use redevelopment of the proposed
site, including residential and commercial projects, would provide
a better return for the city.
The Bloomberg administration argues that the area needs a jump-start,
and that the stadium would provide the right jolt. To us, the stadium
seems more likely to thwart what could become one of the city's
most glorious neighborhoods.
THE MONEY The Jets are supposed to put in some $800 million toward
the stadium and cover cost overruns, with the city and state each
pledging $300 million. Both governments are desperately overextended
when it comes to borrowing power. So is the Metropolitan Transportation
Authority, which owns the railroad yards where the stadium would
be built. Some estimates say the M.T.A. could reap well in excess
of a billion dollars for the property and the air rights above it.
The Jets are unlikely to pay anywhere near that. The public money
would be used to build a platform over the rail yards where the
stadium would stand, and to cover the facility with a roof to make
it more adaptable for uses other than football. Advocates say it
would then provide desperately needed additional space for the Javits
Convention Center, which would be expanded and linked by a passageway
to the new stadium.
We agree that the convention center needs more space, but we doubt
that a football stadium is the right way to provide that, even if
it has a roof, a drop ceiling and retractable seating. In one city
after another, promoters of huge sports stadiums have promised that
they could be used for everything from huge conventions to high
school track meets, but the results have almost invariably been
disappointing.
THE SUBWAY The No. 7 subway line currently runs from Queens across
Midtown Manhattan, stopping at Grand Central Terminal before coming
to an abrupt end at Times Square. Logically, the line should continue
across the West Side, then ultimately connect to Penn Station. That
service is crucial to Mr. Bloomberg's development dreams. But the
M.T.A. has other priorities, most notably the expansion of the No.
2 subway line on the East Side. That's the longtime dream of the
Assembly speaker, Sheldon Silver, who happens to represent the Lower
East Side. Rather than wait for the No. 2 to be finished or for
Mr. Silver to retire, neither of which seems likely to happen in
Mr. Bloomberg's political lifetime, the mayor's team has decided
that the city should use its own money.
We appreciate the mayor's pragmatism. The extension of the No.
7, more than anything else, would draw developers and tenants. But
the M.T.A. should be a partner in this kind of ambitious undertaking.
It's time for the public to revisit the whole wish list for public
transportation, along with the way the service is financed. Both
the city and the state could best serve the area's mass transit
needs by providing more support for the M.T.A.'s operating costs
and allowing the authority to set priorities for its capital plans
along a more rational line.
THE PROCESS There has been an air of inevitability surrounding
the stadium, and pitifully few opportunities for genuine public
input. The City Council has the power to approve a rezoning of the
larger far West Side area - and rezoning is critical for the right
kind of redevelopment. The Council could put limits on density to
prevent overbuilding, but the Council is shut out of the stadium
deal itself. Opponents of construction have, inevitably, threatened
legal action. But this is the kind of project that should be decided
by the political process, not the courts.
In the end, the only people who can stop this train are at the
state level. In New York, that means three men - Mr. Silver, Gov.
George Pataki and the Senate majority leader, Joseph Bruno. There's
been a lot of talk lately about reforming the deeply dysfunctional
state government. Taking a firm stand on the stadium would be a
good way to begin letting in some light.
THE OLYMPICS We have always supported big ventures like the Olympics
in New York City, but the great selling point for the Games was
that they would encourage the construction of needed public works
like parks, housing and smaller athletic sites that could be used
later by local schools. To argue that in order to get the Games,
the city must use one of its most valuable waterfront sites to build
a huge, ugly stadium for eight football games a year turns that
rationale backward. We wanted the Games to get good facilities.
We don't want to build bad facilities in order to get the Games.
|
OUR REVISION OF:
The New York Times
December 4, 2004
LEAD EDITORIAL
Stop the Arena in Its Tracks
New York City is hurtling toward the construction of a $600 million
Nets basketball arena in Brooklyn. But New Yorkers seem to have
little say in this enormous commitment of public money for what
would be the most expensive professional basketball arena ever.
The approval process is on something beyond a fast track - it's
more like a runaway train. The City Council Members will have no
vote as the City's Review process is bypassed by the State, and
the Public will be denied their hearings. And it's time to pull
on the brakes.
The arena is deeply entwined with Mayor Michael Bloomberg's hopes
for development in Brooklyn. Mr. Bloomberg is right to focus on
this large chunk of rail yards. We admire the vigor with which the
mayor has pursued his vision. We just don't believe that a hulking
undulating Gehry mass of a basketball arena, built with the help
of millions of dollars in public money, is the way to make it happen.
We also do not believe that developing the railyards should be coupled
with seizing an additional 11 acres of surrounding privately held
land which has been experiencing its own renaissance over the past
few years.
Virtually every big city from Seattle to Miami has been engulfed
in a stadium debate at one time or another. Such a debate generally
features grand promises for an urban renaissance that never quite
comes true and cost projections that very frequently turn out to
be wildly optimistic. The backers create a sense of desperate urgency,
dredging up the specter of lost opportunity if the city fails to
act right away. In New York, however, the threat isn't that a professional
sports team will depart, or fail to arrive, if the proper stadium
isn't available. For the Nets, leaving the New York metropolitan
area would mean abandoning the biggest media market in the nation.
This is about the 2012 Olympic Games. The spades for a giant arena
to house the gymnastics on the Atlantic Rail yards must be in the
ground by next spring, the advocates say, or the Games - and a long
list of desirable public works projects they would entail - will
be lost to Paris or Moscow. That means committing to an arena before
the International Olympic Committee decides next July on the host
for 2012.
Nice as it would be to have the Games, they don't justify the arena.
Here are some of the reasons we believe it's a bad idea.
THE ARENA as a piece of architecture, it would be misplaced and
unattractive in the dead centre of five historic brownstone neighborhoods.
A really bad design can, of course, always be reworked - although
Ratner has so far shown no sign of falling out of love with his
current plan. But even an inventive proposal, which must account
for the luxury boxes that are the economic drivers of any modern
basketball arena, would lead to a mammoth structure, which would
overwhelm the surrounding economically thriving residential neighborhoods
surrounding the site. The tract of land on the Atlantic Rail Yards
where Ratner wants to build is a site of extraordinary potential.
(In due time the RPA will give its own input on the Ratner Proposal,
we suspect. We don't believe that a stadium would be its optimal
and best use. The independent Jung/Peebles report released earlier
this year found that a mixed-use redevelopment of the proposed site,
including residential and commercial projects, would provide a better
return for the city: http://dddb.net/resources.php#econ)
The Bloomberg administration argues that the area covering the railyards
need a jump-start, and that the arena would provide the right jolt.
To us, the arena seems more likely to thwart what has become one
of the Brooklyns's most glorious and thriving neighborhoods.
THE MONEY Ratner is supposed to put in some $1.4 billion toward
the arena and 17 highrises (with no talk of who covers cost overruns,
with the city and state each expected to pay a total of $679 million-1.1
billion (although nobody from Forest City Ratner or city or state
government has given ANY details about the funding). Both governments
are desperately overextended when it comes to borrowing power. So
is the Metropolitan Transportation Authority, which owns the railroad
yards where the arena would be built. Some estimates say the M.T.A.
could reap nearly a billion dollars for the property and the air
rights above it. Ratner is unlikely to pay anywhere near that. The
public money would be used to build a platform over the rail yards
where the arena would stand.
THE PROCESS There has been an air of inevitability surrounding the
arena complex, and pitifully few opportunities for genuine public
input. The City Council should have the power to approve a rezoning
of the rail yards and 11 acres of surrounding area - and rezoning
is critical for the right kind of development. The Council could
put limits on density to prevent overbuilding, but the Council is
shut out of the stadium deal as well as the surrounding development,
most of which is on privately held land and includes two city streets.
Opponents of construction have, inevitably, threatened legal action¬currently
the only avenue for effectiveness as government is taking a back
seat to the developer. But this is the kind of project that should
be decided by the political process, not the courts.
In the end, the only people who can stop this train are at the state
level. In New York, that means three men - Mr. Silver, Gov. George
Pataki and the Senate majority leader, Joseph Bruno. There's been
a lot of talk lately about reforming the deeply dysfunctional state
government. Taking a firm stand on the arena would be a good way
to begin letting in some light.
THE OLYMPICS We have always supported big ventures like the Olympics
in New York City, but the great selling point for the Games was that
they would encourage the construction of needed public works like
parks, housing and smaller athletic sites that could be used later
by local schools. To argue that in order to get the Games, the city
must use one of its most valuable pieces of real estate, to build
a huge, ugly arena in the middle of lowrise quiet residental neighborhoods
for Mr. Ratner's private gain, turns that rationale backward. We wanted
the Games to get good facilities. We don't want to build bad facilities
in order to get the Games. |