Critics Speak Out on Arts-Tower Project

 by Ronald Drenger

The Southbridge Towers co-op board last month continued to explore a controversial proposal to build an arts center and residential tower along Fulton Street, on the south side of the complex's property. They have asked the project's developers to present their plans to all Southbridge residents.

  The board made the request at a meeting with the development team on April 13, and later in the month arrangements were being discussed for some type of public forum.

Critics of the project, led by several current and former board members,had charged that the project was
Preliminary renderings of the arts center and residential building that David Rockwell and Kevin Kennon have proposed for Fulton Street, next to Southbridge Towers. Rockwell Group and Kevin Kennon Architect/Allan Tannenbaum–The Tribeca Trib
being planned in secrecy. They said that the proposed residential tower would be detrimental to Southbridge.

Architects David Rockwell and Kevin Kennon, with the city's support, want to develop the 60,000-square-foot arts center on the north side of Fulton Street, between Gold and Cliff streets. The site is now occupied by Foot Locker and Burger King.

The proposal, called the "Incubator Project," includes two theaters, exhibition and studio space, 10 artist residences, an outdoor sculpture garden, and ground-floor retail. The Public Art Fund, the Lower Manhattan Cultural Council and the LAByrinth and Naked Angels theater companies have expressed interest in running programs.

"The Incubator is a place where artists will live, work, perform and exhibit," Rockwell said during an April 27 slide lecture about public spaces in the city, sponsored by NYU's Wagner School of Public Service. "And perhaps more importantly, the public can take part in all of it-take classes and workshops, see exhibitions, theater, rehearsals, concerts, and shop and dine."

The development team has proposed either leasing or buying the site from Southbridge, offering preliminary estimates of about $900,000 a year for a lease or $14

Southbridge board president Paul Viggiano addresses concerns about the Incubator project at an April 12 meeting that Joe Lofaso, left, and Victor Papa helped organize. Photo: Allan Tannenbaum
million for purchase. But Viggiano said last month that Southbridge is "not selling any land."

As currently envisioned, the arts component of the building, extending along most of the block, would be only a few stories tall. The residential tower, which is required to make the project financially feasible, would be built on the eastern end of the site.

In their initial presentation to board members a few months ago, Rockwell and Kennon showed a rendering of a 36-story tower, but the board raised concerns about the height. Recent discussions, board members said, involved a building of about 20 stories.

Several board members oppose any tower, saying that it would block views for some residents and would worsen pedestrian and vehicle traffic in the area. They want the proposal put before all residents in a referendum.

"We fought against a building across the street," said board member John Fratta, referring to a residential tower proposed for 250 Water Street, in the South Street Seaport Historic District, which the community defeated. "And this project is on our property."

Viggiano said that the board will vote on holding a referendum and appeared likely to approve one.

Some Southbridge residents said they were angry that the board had not disseminated information on the Incubator proposal.

"It's an idea that the shareholders don't even know about," Victor Papa, a former board member, said at a meeting on April 12 that he and other critics organized. About 75 residents attended the meeting, and those who spoke denounced the project.

"I have a terrace and I'll be facing a wall," Joe Camerada shouted at Viggiano, who addressed the gathering.

"They're going to bring in earth movers, they're going to bring in diggers, they're going to bring in construction workers," said Norma Bradshaw. "Why us?"

Several hundred residents last month signed petitions demanding a public presentation and a study on how the project would affect the quality of life in the neighborhood.

Board member Paul Hovitz, who supports the Incubator proposal, said in an interview that critics were ignoring the project's many benefits.

"The hue and cry was, 'No tower, no tower,' without a discussion of what else is involved," Hovitz said. The project would help Southbridge financially and provide cultural amenities and new park space, he said.

But Jody Wolfson, a board member who opposes the project, said she wasn't convinced that the project was a good financial deal.

"We have to find out what the space is really worth," she said.

The board declined to sign a letter of intent to negotiate with the Incubator team confidentially for 90 days.

After his lecture, Rockwell told the Trib that his team's "only goal is to do something that's a contribution to the community."

"We're deeply concerned about the issues that Southbridge has. What we're trying to do is explore those and have a kind of back and forth process so the project is a great fit for them."