2023_fermob_ddays_andrew_m.manshel (Original)-2
A video of a talk I gave in Paris in June.
Andy in Paris
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Tag Archives: bryant park
Book Project: Learning from Bryant Park: Placemaking in Bryant Park. Revitalizing Cities, Towns and Public Space
I have just contracted with Rutgers University Press for the publication of Learning from Bryant Park: Placemaking in Bryant Park. Revitalizing Cities, Towns and Public Spaces in the Spring of 2019. I am so fortunate to be working with the experienced publishing professionals Peter Mikulas and Micah Kleit on this project.
The Real Story of Sleepy Hollow
The Headless Horseman Pursuing Ichabod Crane (1858) by John Quidor.
Washington Irving (1783-1859) was the Stephen King, or perhaps even the Jay-Z, of nineteenth century American. His book, Life of George Washington, cemented in public memory the iconic image of “the founder of our country.” His Tales of the Alhambra was an international best seller and is still widely sold and read in Granada, Spain. The short story, The Legend of Sleepy Hollow, has created a cottage industry in the river towns of Westchester County, New York – focused on Halloween. Not only was Irving a wildly successful author, but he was also a U.S. Ambassador to Spain, which led to his travel by donkey from Seville to Granada, where he visited the Alhambra and camped out in a room there for several months providing the material for his highly entertaining Tales. My recent trip to Granada persuaded me to download Irving’s collected work and to read the Tales, as well as his ridiculously silly history A History of New York, written under the nom de plume of Diedrich Knickerbocker. Irving was also our Homer – the bard of our national myths.
I crossed paths again with Irving this year when I was invited to be a part of an Urban Land Institute Technical Assistance Panel for the Village of Sleepy Hollow, New York. The panel was brought to the Village by Mayor Ken Wray, and ably led by Developer, Kim Morque, President of Spinnaker Real Estate Partners, LLC. The panel was made up of eight talented and congenial real estate professionals, from a variety of disciplines, who spent two days in Sleepy Hollow, walking the study area, interviewing stakeholders, and ultimately presenting to the Village Trustees. It was a thoroughly enjoyable experience, and our presentation seemed to be well received by the Trustees. I am grateful to Kim, my panel colleagues, and Felix Ciampa, Mara Winokur and Kathryn Dionne of the ULI staff who organized the panel, as well as to my good friend and colleague, Dave Stebbins, of Buffalo, who recommended my participation (The complete report will finished in a month or so. When it becomes available I will link to it here). Continue reading
Island Magic
A rendering of the proposed redesigned Pier 55. Heatherwick Studios
The decades-long saga of Hudson River Park recently took another twist when prominent philanthropists withdrew their promised gift of as much as $250 million to the park for a new facility citing prolonged litigation as making the project no longer viable (http://www.nytimes.com/2017/09/13/nyregion/diller-hudson-river-pier.html). The Park’s story began with a proposed sub-surface Westside highway topped by commercial development and a park. The plan was opposed by a historic lawsuit challenging the environmental impacts of the project (http://openjurist.org/732/f2d/253/sierra-club-v-united-states-army-corps-of-engineers-c). The most recent episode ended, at least in part as a result of litigation (involving some of the same individuals, half a century later) citing the process by which a proposed replacement for the decaying Pier 55 was approved.
Like many recent disputes about the development of public space, the issues arose in large part out of attempts to generate income to support the operation of a new park. Considering itself stretched for resources to manage its portfolio of existing properties, the New York City Department of Parks and Recreation (DPR) is loath to take on continuing responsibility for new public space without a dedicated income stream for maintenance and operations. Most of the largest recent park development projects have called for economic activity generated on parkland to pay for their operations (i.e., Brooklyn Bridge Park). The City’s inability/unwillingness to dedicate sufficient resources to maintain operate and program its parks is essentially a political problem of prioritization, and to some degree of imagination of what the benefit of a fully funded parks program might be like. The DPR budget is almost $500 million out of an $82 billion total city expense budget. Given the political forces involved, most people concerned with New York City’s public spaces take the existing level of funding more or less as a given. In the twenty-five years I have been involved in public space management in New York City I have never heard a serious discussion of a material increase in DPR operating funds. This leaves new facilities like the High Line, Governor’s Island and Hudson River Park (HRP) scraping around to find sufficient money to maintain their physical plant as well as for operations and programming. Continue reading
The Only Thing We Have to Fear Is … What Exactly?
Tympanum of Conques, France – the damned
The bedrock principle of restoring public space is making people feel safe there. Visitors will only return to a downtown or park if they perceive it to be safe (and, of course, it must actually be safe!). The principal reason people avoided Bryant Park before 1990 was because they were afraid to go there. But why did they feel unsafe? What makes people afraid to spend time in certain places? I suggest that what makes people afraid to be in certain public spaces is a feeling of being unable to predict how other people they see in the space are going to behave, which makes them concerned for their physical safety. When people go outside of places where they feel they are in control, they look for certain markers that communicate to them that the other people they encounter in the space will behave in ways that they expect – and make them feel more certain that they will not be physically threatened.
People feel safe with what they know and people they know. If they don’t personally know the people they are going to encounter, they sense that people who have traits that are as much like theirs as possible are going to behave towards them in ways that they can anticipate. In prehistoric times, perhaps, one had circles of trust: your family and then your tribe were much less likely to pose a physical threat to you then those outside your tribe. Maybe in that environment, we developed carefully honed sensitivities about the cues that told us who was a threat and who wasn’t. As a result, we are suspicious of difference. Sameness generates feelings of predictability and therefore safety. Continue reading
People Like/Love Grass
Childe Hassam; Nurses in the Park; Harvard
Early on I learned that when people said to me that Bryant Park looked great, what they actually meant was “Wow, the lawn is really green.” I even got a letter once from the managing editor of the New York Times complimenting us on how good the lawn looked, and asking if I would come out to Long Island to give him a hand with his yard. There is no getting around that nothing communicates to folks that a public space is well-managed and under social control better than a verdant, well-kept lawn. It may be high maintenance and not ecologically correct, but it is what is. People want to look at, sit on, play on and LIE on a beautiful carpet of grass. And getting to a great lawn isn’t easy. At the same time, keeping people off the grass sends exactly the wrong message – you want the lawn to be open to use as often as possible. This signals that the space is somewhere that people are invited in and welcome to use. Continue reading
WHEN I WAS YOUR AGE…
The American Planning Association (APA) New York City Chapter recently hosted an event entitled “Small, Medium and Large: How Main Street Management by BID’s Affect Different Size Neighborhoods!” The event was organized in response to the Crain’s article about BIDs that was published last fall – about which I wrote at the time (http://www.theplacemaster.com/2016/09/26/in-defense-of-bids/). On the panel were a city representative and four BID managers – three of them from smaller BIDs.
I attended and felt old (and was the oldest person in the room!). The BID world has changed a lot in the last twenty-five years. When I started working for the midtown Manhattan BIDs, there were a grand total of around ten BIDs. Today there are over seventy. While the first few BIDs were of relatively modest capacity, the trend at the time was to take the concept of downtown management organizations onto a larger scale. New organizations of with substantial resources were being established in the most-dense commercial areas. Now the trend is for the proliferation of small organizations with limited staffs and funds of under $500,000 – which, according to the presentation at the event is about the current mean BID size. In the mid-90’s, since there were fewer than a dozen BIDs and half of those were the of BIDs with budgets over $5 million (which remain the same group), the BID world in New York was all about those larger organizations: Grand Central (GCP), 34th Street, Bryant Park, Times Square and the Downtown Alliance. Continue reading
What Works
Campus Martius, Detroit
Over the last fifty years a range of economic development agencies, departments and entities have been created around the country. Their goals have primarily something to do with retaining and attracting businesses to a particular place in order to have more jobs in that place. While ideally those would be new jobs, created out of new ventures and entrepreneurship, for the most part they are about moving existing jobs from one jurisdiction to another. The most powerful tool most economic developers have are government subsidies – reduced taxes, government-owned property offered at a discount, cash grants and tax-exempt borrowing rates. But seldom to never is it possible to pinpoint what actually creates new businesses and jobs – actual economic expansion. Even in the best cases, economic development is usually a zero/sum game. Where a business in one place expands it is because it is, at best, taking customers from another firm in another city, another state or another country. We don’t have a firm understanding of where entirely new jobs and economic value come from.
Government also attempts to improve a local economy by moving a government function, and therefore government employees, to a particular place. On the biggest scale this could be a military base. In an urban setting it could be a large government office. In Jamaica, I was able to observe the impact on the community of the results effective lobbying efforts to attract a college, a one million square foot government office building, a court and a laboratory and office space to the community. One thing that I noticed was that government office workers rarely left their offices to eat or shop. Most employees came from outside the community. With electronic record keeping, the largest governmental office employer halved its workforce leaving a massive structure mostly filled with file cabinets. The multiplier effect from such a tremendously expensive project didn’t seem very powerful. When the jobs left, there was a vacuum. There was no real expansion to local economic activity. Only the college seemed economically connected to the community. Continue reading
Race, Class, Equality and Public Space
1894 Bryant Park before the physical changes. Looking north.
A serious challenge facing public space managers is people living in and engaging in antisocial behavior in public spaces. This seems to be a particular issue for cities on the west coast, including Los Angeles, San Francisco and Eugene, Oregon. The situation is raising a raft of crosscutting concerns about individual rights, the causes of economic disadvantage in our country today, the sensitivities of upper-middle class urbanites and our society’s stubborn unwillingness to assist those suffering from serious mental health issues, including substance abuse. Conflicting interests and ideologies play out in policy discussions about how public spaces are governed and managed.
Successful restoration of social control to public spaces is not about enforcement. The apparent decline in the quality of the public space experience in the second half of the 20th century was driven almost entirely by how safe people felt they were on sidewalks and in parks. Many felt that the public realm of shared space was out of social control, and as a result, they feared for their physical safety. Some of this fear may have been exaggerated or even incorrect, driven by race- and class-bound assumptions and stereotypes. But even if the threat was not real, the perception of it kept people from visiting, working, shopping in or investing in public places perceived to be unsafe. Much of the success of improved public spaces over the last two decades has been based on improving those perceptions – making public spaces feel safer by employing “broken-windows” management (discouraging low-level disorder and providing high-quality, detail-oriented maintenance) and placemaking practice. Continue reading
In Defense of BIDs
Bryant Park from the air on movie night. The flagship success of BIDs.
The September 19th issue of Crain’s New York Business carries a broadside attack on business improvement districts on its front page, featuring a photo of Dan Biederman the founder of Bryant Park Restoration Corporation (“BPRC”), Grand Central Partnership (“GCP”) and 34th Street Partnership (http://www.crainsnewyork.com/article/20160918/REAL_ESTATE/160919896/shaping-a-neighborhoods-destiny-from-the-shadows). The article rehashes a range of charges that were the subject of dozens of newspaper articles published in the 1990s, as well as a half-dozen government inquiries, including those by the New York City Council, the City’s Comptroller’s office, the Federal Department of Housing and Urban Development, and a forensic audit commissioned by City Hall. Given New York’s tabloid culture, many casual (and even some well-informed) observers assumed that where there was journalist smoke, there must be fire, but in fact, the BIDs under Biederman’s direction were shown to be models of good not-for-profit governance and transparency, and none of the negative policy arguments have been shown to be of any merit. BIDs work, and Biederman’s BIDs work better than most. They provide essential services without compromise of any important democratic principles. (BIDs Really Work, City Journal, Spring 1996 http://www.city-journal.org/html/bids-really-work-11853.html).
In fact, I would argue that the downtown renaissance, which began in the early 1990s, was catalyzed by the work of Biederman’s BIDs (of which I was a staff member), and particularly by the success of BPRC. The reopening of Bryant Park in 1992, following philosophies articulated by William H Whyte and George Kelling, demonstrated that social control could be reasserted in the urban core. GCP created “clean and safe” programs for the blocks around Grand Central Terminal in a successful effort to reverse what was feared to be the hollowing out of the city center and its occupation by the violent and homeless. Bryant Park and GCP proved that through high quality maintenance (“fixing broken windows”) and active programming, public spaces previously perceived as being dangerous could be made inviting and attractive. Cities all over the country, from Detroit to Houston, and around the world copied and continue to copy the model. Continue reading