Barriers Against What?

There have been dire warnings recently that car manufacturers might try to exert their influence to take over city streets at the expense of pedestrians (again). A recent flare up followed the suggestion that some executives were considering the installation of gates at intersections to keep pedestrians from crossing against the light and interfering with autonomous vehicles. The backlash from urbanists was immediate: We should not repeat the mistakes of the past when cars were first introduced into cities. People should not be penned in on the sidewalks like cattle. Etc.

A couple of examples:

Pedestrians enclosed behind gates that only open so often.

Cities reordered to a potentially "antiseptic" level to accommodate self-driving cars.

This is what AV industry reps are telling the New York Times they envision.

Pretty alarming stuff 😱https://t.co/27brdgWAUa

— Streetsblog USA (@StreetsblogUSA) August 2, 2019

An autonomous car is still a car, and they're still out to ruin our cities.

"One solution, suggested by an automotive industry official, is gates at each corner, which would periodically open to allow pedestrians to cross." https://t.co/dXeYwJjyxX

— Mark Bennett (@md_bennett) August 2, 2019

Caution is warranted, of course. The ability of autonomous cars to successfully navigate dense pedestrian areas is dubious, and some of the materials released by the auto industry have been outright frightening (see below). I agree with the need to be vigilant about the policies that may redesign our cities very quickly, setting new patterns that may hold for generations to come. In this case, though, it seems like a knee jerk response of the "if it's good for cars, it must be bad for pedestrians" variety. The idea surfaced, after all, as a solution to the potential problem of pedestrians interfering with the automated vehicles, which might become paralyzed if people deliberately walk in front of them, knowing that safety procedures designed to avoid injuring people will make them stop.

Ford Hub at the World Trade Center is not inspiring much confidence in @Ford's attention to pedestrian-vehicle interactions... pic.twitter.com/a5NexUexXd

— Urban Residue (@urbanresidue) February 15, 2017

Nonetheless, I am fairly optimistic that automated vehicles can be leveraged to transform the places we live for the better, and I see crossing gates as an acceptable tradeoff. Likely enough, they could become a welcome addition to our streetscape.

Chronicles of Stolen Space - Pedestrianized Pine Street

This is a designated pedestrian street in Lower Manhattan

The quality of our public spaces in New York City is so much worse than they should be. By all appearances, this is due to a negligent municipal government that has failed to shoulder its responsibilities to safeguard these spaces for public use.

Take for example the case of a pedestrianized block of Pine Street between South and Front Streets. This street was pedestrianized in 1978, yet in recent memory, it has increasingly been used for car parking. It seems that the permission for "service vehicles," clearly intended originally to allow for garbage pickup, provided a foothold for parcel services to use the street for their parking needs. Gradually, others followed suit until the whole space has now become filled with cars.

Popping up on Parkside Place

Major changes have been announced for Norwood with new construction planned for a rocky slope that residents had always believed was parkland. This has raised concerns.

The site is a long, narrow rock outcropping that separates Parkside Place from Webster Avenue in The Bronx. It is near my home and I know it well. Almost nobody ever climbs up on the rocks above Webster Avenue. There's no reason they would. I am one of the few who has. I was curious about a stair that extended from 207th Street down to Webster Avenue on old maps. It was unclear if it was merely planned or if had actually been built and then removed at some point long forgotten. I went looking for any remnants under the vegetation. There is some concrete that might have been part of a stair, although I can't be sure, as well as some mortar used to stabilize the rock outcropping to avoid a collapse onto the street below.

A stair location is indicated on the Borough President's street title map

Parkside Place is a short, three-block-long street that climbs over and back down those rocks. It splits off from Webster Avenue, climbs the hill to 209th Street, continues to 207th Street, and then drops back down to merge back with Webster. It takes its name from the tree-covered rock outcrop that it climbs over, which has never been a real park, but is park-like as a visual resource.

Recently, somebody started clearing the trees off the rocks. Local residents became alarmed. It was commonly believed this was City parkland (in no small part because the Department of Parks and Recreation showed it as parkland on their interactive parks map), and now it was being clearcut without warning. 

Chronicles of Stolen Space: Fake Enforcement

After closing the Privately-Owned Public Space for months of reconstruction to fix subsurface problems, the Millennium Hilton is now reopening its POPS with the same non-compliant design and illegal operations that degrade our public realm. And as before, despite some pretense that they are responding to complaints, the enforcement agencies empowered and entrusted to safeguard our public space are allowing the owners to shirk their responsibilities and steal space from the public:

• Required public seating and other features were not installed
• The parking garage has resumed using an area that is supposed to be public seating to temporarily park vehicles
• The parking garage continues to illegally encroach on the sidewalk and park an extra vehicle that blocks an egress door.

The Department of Buildings, after an insanely prolonged battle, did finally issue a violation for the missing public space amenities. That turned out that was only a token gesture. They listed a demerit and issued a small one-time fine. Then they let the building's owners continue with business as usual. If the Department of Buildings were serious, they would require the owners to meet their obligations under the Special Permit or revoke their Certificate of Occupancy. By all appearances, the Department of Buildings is still siding with unscrupulous building owners against the public.

After @NYC_Buildings closed out 10 earlier complaints over 11-month period saying there was no problem...https://t.co/uK2pXFFdI1

— Urban Residue (@urbanresidue) April 3, 2017

While it was nice to hear "DOB is aware of this issue and has been monitoring the site," issuing a small fine and letting them resume using the public space as a parking spot is not sufficient. pic.twitter.com/ivlYYTcEqn

— Urban Residue (@urbanresidue) March 27, 2018

Meanwhile, the New York Police Department is still letting the parking garage operator break the law and possibly endanger lives. In response to 311 complaints, they have claimed to go out in an attempt to take care of the problem, but those responses are obvious falsifications.

I understand that the parking garage is using the space in front of the hotel's emergency egress door and part of the sidewalk as a parking space, @NYPD1Pct. That's the problem! pic.twitter.com/L7jUCBxLqu

— Urban Residue (@urbanresidue) March 31, 2018

The result is a poor pedestrian experience for the city's residents, workers, and visitors due to wealthy business owners abusing our public space and possibly even putting the lives of their own paying guests in danger.

Previous chronicles in this saga:
http://urbanresidue.blogspot.com/2016/09/chronicles-of-stolen-space-new-york.html

http://urbanresidue.blogspot.com/2016/11/chronicles-of-stolen-space-department.html

http://urbanresidue.blogspot.com/2017/03/chronicles-of-stolen-space-department.html

Work in Progress

Sometimes it is difficult to understand why renderings for new buildings create concerns that could be easily avoided. Sometimes it's hard not to jump to conclusions, but those often don't stand up under scrutiny. The use of these images is relatively new, so hopefully they are a work in progress.

Take this example for a new building in The Bronx:

This rendering may actually be more accurate than most. The weedy overgrowth in the tree pits and below the retaining wall, as well as some tagging on the wall have all been retained.  But there are a number of inaccuracies. 

Dashed Expectations

Occasionally, a building defies your expectations. This is something we celebrate when the architect's craft creates an unexpected sensation that delights or provokes us. When it appears to be accidental, we tend to just shrug and shuffle along. Yet there may still be an opportunity to consider the possibilities created by our false expectations.

Chronicles of Stolen Space - Department of Buildings

This is the second in a series of posts about the failures of city agencies to protect New York City's public spaces, using the example of the Millenium Hilton. This post examines the role of the Department of Buildings (DOB).

Whose interest served by a sidewalk like this?https://t.co/yH7JPmVThb
NYC must do better @NYC_Buildings @NYPDnews pic.twitter.com/kZaI3FTQiO

— Urban Residue (@urbanresidue) April 30, 2016

DOB is the primary agency responsible for protecting the public's interest in Privately Owned Public Spaces (POPS). A POPS is created when a developer dedicates space for permanent public use in exchange for extra development rights. The City Planning Commission issues a Special Permit, which is enforced by DOB. Signs denoting the status of the public space are supposed to be installed, and they inform people that complaints about the space can be directed to the Department of City Planning or DOB.

The Dystopia of Parking Automated Cars

The future of parking is very much an open question, given the uncertain, diverging possibilities of automated vehicles. Ultimately, the future will be whichever dystopia we create through our collective decisions. Last night, I had a glimpse into one of the cities we may create.

There were neighborhoods with beautiful streets. The sidewalks were wide, well landscaped with rain gardens, and uninterrupted by driveways. The houses and apartment buildings were free of blank garage doors and the local retail had outdoor seating areas instead of parking lots. Occasionally, people walked out to cars that quickly and quietly whisked them away, or they were dropped off near their houses before the cars pulled away and disappeared.

But out of sight were the poor neighborhoods, places where the affluent and middle-class residents rarely had reason to venture. As always, the houses were not as well maintained. The streetscapes were nothing like the more affluent areas. Less City funding had been invested in either paving materials or landscaping when widening the sidewalks, and they did not enjoy the additional street furniture and maintenance available with the resources of private associations. But what really stood out were the driveways up and down the streets. They interrupted the street trees and the scrubby landscaping, and especially in the early morning and later evening, a steady stream of empty vehicles cut across the sidewalks and filled the streets. Needless to say, there were few retail areas with people enjoying themselves outside. The parking facilities for automated vehicles dominated the streets.

This dreadful image followed yesterday's discussion about automated vehicles in the Transportation Committee of the New York City Council. As part of the discussion, the New York City Department of Transportation suggested automated vehicles could reduce demand for parking and open opportunities to convert space to other uses. An optimistic takeaway was picked up in a tweet by the committee chair:

.@NYC_DOT says autonomous vehicles could lead to less car ownership, leading to less need for parking, more open public space & more

— Ydanis Rodriguez (@ydanis) October 28, 2016

Chronicles of Stolen Space - New York Police Department

This is the first in a series of posts about the failures of city agencies to protect New York City's public spaces, using the example of the Millennium Hilton. This post examines the role of the New York Police Department (NYPD).

The NYPD was ok with the parking garage taking over a busy sidewalk

In New York City, as in any other civilized city, it is illegal to drive or park on a sidewalk. It is the responsibility of the NYPD to enforce these laws, which were enacted by our elected representatives to protect the safety and convenience of pedestrians. Title 34, Chapter 4, Rules of the City of New York is quite clear:

Angry Mobs

Yesterday evening, there was a loud bang outside our house. By the time my wife made it to the window, several cars were crashed and shouting people were surrounding one of the cars.

By the time I got down the steps, somebody had taken the keys from the driver. A shattered mess of debris had sprayed outward from the crash site. The passenger-side window was broken where a young man smashed it with his fist. It was immediately clear the driver was drunk. 

The drunk driver's car had come to a stop in front of our house, where it had destroyed the back of a double-parked car and crumpled it into a car parked in front of it. Another car with its driver-side mirror was parked behind it. The crowd growing around the car yelled about other cars the driver hit careening from one side to the other as he smashed his way down the street.

A boy and others from the corner showed up with a bent bicycle. Apparently he jumped off before the car crushed his bike down at the intersection.

People were growing increasingly angry. Another driver in particular was ready to drag the drunk out into the street for a public beating. He claimed to own the first car that was struck, and said he had followed the driver all the way from Westchester County, witnessing six or seven collisions along the way. It seemed like an overreaction for a broken mirror, although it was clearly infused with indignation over the state of the driver putting lives at risk on the road. Some of my neighbors were growing angrier as talk swirled about how easily he could have hit a child. The car he crushed where he came to a stop had a child seat in the back (but thankfully no child inside).

When the Wealthy Steal Public Space

When the City allows a developer to construct a larger building in exchange for public space, you expect there to be a real benefit to the public. At the very least, you would expect the space to be minimally usable by the public. Nevertheless, at the Millenium Hilton Hotel, a "privately owned public space" is nothing more than a parking lot outside the hotel's garage, and it uses the public sidewalk as its driveway. As we will see, this is just a small part of a larger pattern of wealthy business owners padding their profits by stealing from the masses in New York City.

Of course, the privately owned public space at the Millenium Hilton is nothing short of a swindle. No space has been provided to ease pedestrian circulation. Instead, pedestrians remain confined to the original sidewalk, where they now have to contend with cars driving back and forth. Meanwhile, the private interests are able to eek out even more profit through the illicit revenue-generating use of this space.

There are unintended consequences, and there is negligence. It is not clear if this case quite crosses the line, but the City could clearly do much more to protect the public's interest in this property.

Invasion of the Christmas Trees

Soon after Christmas every year, New York City is invaded by trees. It's no killer Christmas tree attack, but the discarded trees start to take over the city's public spaces.

Christmas trees really call attention to residual spaces this time of year! pic.twitter.com/DyLQobAlyf

— Urban Residue (@urbanresidue) February 1, 2015

Observing the places where trees end up can be instructive. It can expose differences in community attitudes toward public space, demonstrate which places and activities are sacrificed first, and expose other interesting relationships.

Discarded trees often fill in spaces along the curb between street furniture, maintaining an effective sidewalk width for pedestrians

Sometimes trees pile up in the curb lane, reducing some of the available on-street parking

Below the Roadway

In recent months, I have frequented very different places tucked underneath some of New York City's elevated roadways. It is a startling juxtaposition between the invisibly marginalized and the thoroughly gentrified.

Sometimes it amazes me that in one of the world's largest cities and the densest in North America, there are still places so isolated and hidden they seem like private places for the most dispossessed in society. Recently, I returned to one of these places for the first time in nearly a decade. It remained virtually unchanged.

Emerging from Residual Space - Bikes in Battery Park City

A couple recent lunchtime walks through the older corner of Battery Park City illustrated the rich interactions between residual space and emerging uses. Where bicycles were once tucked away into back corners, they are now poised to redefine the cityscape.

Battery Park City is an interesting neighborhood enclave for myriad reasons. Its character as an enclave results in part from its origins as a recent, master-planned community controlled by a State authority. Yet this character is due even more to its separation from the rest of Lower Manhattan and access to the subway system by the West Side Highway (aka West Street and Route 9A). Yet while this highway isolates or insulates (depending on perspective), it also adds another layer of transportation that helps to shape the character of Battery Park City. The Hudson River Greenway runs along the West Side Highway and connects directly into Battery Park City, providing residents and workers quick and easy bicycle access to much of Manhattan.

Gateway Plaza is the oldest apartment complex in Battery Park City. The brutalist architecture and organization around a parking garage and interior access street predate the reorientation toward more traditional urban form under the Cooper Eckstut design guidelines. A central space encircled by the access street provides a landscaped pedestrian area. As demand for bicycle parking has grown, this central feature has been preserved by maintaining it off-limits for bicycle parking, while the less significant scraps of space have overgrown.

The Tremont Crash Zone

A passenger waits for the bus at a stop where the sign has
been wiped out by an out-of-control vehicle. Apparently
crashes are so common here, extra protection has been
added around the posts for the traffic signals

When New York City reduced the citywide speed limit from 30 to 25 mph, some arterial streets kept the higher speed limits. Among those was a portion of East Tremont Avenue. On recent visits, it looks like an outright crash zone. An entire stretch of the street east of Morris Park Avenue has been rendered a sprawling residual space by the combined impacts of out-of-control cars, shallow properties bordering the railroad, and the proliferation of auto-related land uses. Given the conditions confronting pedestrians, the speed limit warrants a revisit.

This sign encourages higher speeds 

when driving past the bus stop

Stolen Space and Leftover Space

The 52nd Precinct steals space from the community every single day. The inconvenience and the perception that the police lack respect for the law create an ongoing source of tension with the community the NYPD is supposed to serve. A review of the conditions surrounding the precinct demonstrates that parking could, in fact, be managed satisfactorily with a little professional attention and a basic level of discipline. The parking is, in fact, illegal, and the NYPD has an obligation to restore order both to maintain its own integrity and to relieve the burden on the community that hosts the station house.

Unlike many station houses in New York City, the 52nd Precinct has its own off-street parking lot. This is not a cheap piece of infrastructure, either, since it is largely on a deck over the MetroNorth Railroad. Additional exclusive parking has been created with parking regulations that dedicate the curb lane on the east side of Webster Avenue to the precinct. Yet this is not enough to keep the East Coast Greenway clear of parked cars.

These cars are parked on a shared-use path
that is part of the East Coast Greenway

Over the years, every commanding officer and the Community Relations officers have consistently said they plan to repave and stripe the parking lot to increase the amount of parking by reducing the space generally lost to an inefficient ad hoc layout, as well as drivers supposedly trying to avoid mud puddles. Yet after years, there has been no change. The only maintenance ever performed on the lot is to periodically fix the fence posts when drivers have damaged it again (a sign that is not particularly encouraging about the driving abilities of the officers who cruise the neighborhood all day long).

Poor Scoping Leaves Residual Space

It is encouraging to see New York City developing more sustainable stormwater management. Unfortunately, the recent bioswale constructed on Bronx Park East at Pelham Parkway earns a grade of "D" as an urban infrastructure project. Poorly scoping the project left residual spaces and diminished functionality, which will ultimately be more expensive and disruptive to address later.

The bioswale detains storm water that would otherwise increase combined sewer overflows
The hatched area to the right probably could have been unpaved as well

The hatched area at this end is also useless, leftover space
It should be an active space as a refuge island as part of the greenway connection

Dirty Heat and Ugly Streetscapes

In a city with transportation as efficient as New York City, much of the energy use and air pollution comes from building systems. The old, decrepit heating systems in many of the city's aging apartment buildings is a particular problem.

Many community activists focus their energy on trucks. The impacts of heavy vehicles traveling on streets with children is undeniable, and smart campaigns to improve the routing and safety of large vehicles need all the support they can get. The fixation on trucks to address asthma problems, on the other hand, seems largely misplaced. Refocusing some of that energy and attention on heating systems would do more to combat asthma, improve quality of life for lower-income residents, and reduce energy consumption.

Combating truck use is largely a futile effort, since many of these trips are necessary and relatively efficient. Companies have already done a great deal to optimize routing in the interest of cutting costs to improve their own profits. Federal regulations have already vastly improved emissions in recent years. There are certain investments that could make rail alternatives more competitive, and I do not mean to discount them. Yet these are mostly changes on the margin and require major investment. The benefits that would ultimately reach disadvantaged communities would be small and diffuse.

Rather than pouring all the energy into the invisible remaining emissions from the tailpipes of trucks supporting working-class jobs, it's time to focus on the buildings belching big black clouds of smoke over low-income and working-class neighborhoods. Targeted support to improve heating systems in old apartment buildings could be implemented more quickly and continued on an ongoing basis, with much better results. Every time one of these buildings is improved, the quality of life would directly benefit the residents, mostly lower-income, who have had to suffer from poor heating for countless winters.

As it stands now, many heating units actually fail in these buildings. Then an emergency mobile boiler is brought in, parked on the street, and connected into the building. The residents who suffer from the lack of heat are far more impacted than anybody else, not only by suffering through the cold by also by the way they are marked with a sign of poverty. You truly have a "poor door" when there's an emergency boiler sitting outside the entrance to your apartment building.

The emergency boilers have negative effects for others in the neighborhood, too. When an emergency boiler gets plopped down, the deterioration of the building starts to erode the public space in the neighborhood. These boilers contribute to poor air quality, remove parking spaces from use, disrupt street cleaning during alternate side parking, and create an unattractive space that may even feel unsafe for pedestrians walking down the sidewalk between the building and the boiler.

Addressing these building systems really should be priority repairs. Although far too slowly, there has been some progress, primarily by converting the buildings to natural gas. Not only are the new systems cleaner and more efficient, supplying them with fuel is less disruptive.

Filling the Void, Maintaining Sight Lines

When cars park too close to the corner, drivers and pedestrians often cannot see each other well enough to make safe decisions. To correct the problem, parking is frequently prohibited near intersections to improve sight lines, a practice sometimes referred to as "daylighting." Nevertheless, regulations cannot actually prevent the hazardous conditions from continuing. The public and even some enforcement agencies seem to have a low level of awareness or appreciation for the need to keep these locations clear, and the residual nature of these spaces continues to be problematic.


In an effort to improve the situation, enhanced markings are often used to reinforce the regulatory signage. Even with this effort to emphasize the regulations and create some illusion of occupancy, the space continues to feel unused. In an active urban environment, a space marked off for the sole purpose of a sight line really is, in practice, underutilized. The demand to make more intense use of it is probably inevitable.

The solution to these residual spaces is to provide them with uses that do not compromise the sight lines. To be effective and persuasive enough to continue installing them elsewhere, treatments must embrace uses that are appealing to the community.

The classic response is to install a curb extension, sometimes called a "neckdown." These rely on the curb as a physical barrier that effectively discourages parking. They also provide benefits for traffic calming and shortening crossing distances for pedestrians. A curb extension is an expansion of the sidewalk, creating more usable space for pedestrians, although they may recognize relatively little value in the extra panels of concrete. This solution is often complicated, though, by mundane engineering details like drainage or even traffic signal location. Capital costs can discourage or delay construction.

Public Space through Practice

Space becomes public, and can really only remain public, through the practice of collective power. The government can exercise its power on behalf of the people to acquire property, forcing unwilling private owners to surrender their land if necessary. Private property can also become public through adverse possession as a result of continual use. To avoid becoming dedicated to public use, some properties like Rockefeller Center that welcome the public famously close periodically to assert their private rights.

Yet the process can work in reverse as well. In the absence of collective power, property can stop being public, even if it is still ostensibly publicly owned. This happens frequently enough in cases of abandonment, when fences or signage prohibit the public from using a space the government no longer wants to pay to maintain. Uglier cases entail the appropriation of public space by private interests without resistance from the appropriate authorities.

That is precisely what happened at 3059 Bainbridge for far too many years. The adjacent homeowners blatantly enclosed a section of the public sidewalk to create more private parking for themselves. This was reported to the City at least as early as 2008, but it was not removed until a couple weeks ago. For more than six years, parents with strollers and others were inconvenienced as they squeezed through an ugly and uncomfortably narrow space between a utility box and a cyclone fence.