Lower Manhattan Expansion Could Solve Housing Shortage and Climate Change Challenged
Yes, it is a dramatic and large-scale proposal with the specific goal of saving NYC! An initiative put forth by Rutgers professor Jason Barr would add 1,760-acres of reclaimed land to the tip of Manhattan to build resiliency against the threat of rising sea levels and provide 180,000 new homes that could house 247,000 people The new land extension would be called New Mannahatta, a throwback to the original indigenous name for the island city located near the southern tip of the State of New York.
This would not be the first expansion to Lower Manhattan (see timeline below). Many, many acres of Manhattan (approx. 29% or about 3,000 acres) exist due to land reclamation or land fill (not to be confused with waste landfill, but the actual process of adding land by extension into lake beds, oceans, or riverbeds). The borders of New York City have been altered many times, more significantly at the island's lower regions along the Hudson and East River shorelines.
The reasons why Lower Manhattan has seen so many border expansions can be attributed to 5 very different reasons:
Incremental land encroachments, consisting of numerous small projects that involve private entities and land reclamation
Major municipal infrastructure projects like the creation of Battery Park, which was originally a British military outpost
To combat the historical exodus to Upper New York, which is seen as detrimental to downtown businesses
Economic incentives to take advantage of the value of New York City real estate (and lack of available land for development)
To improve resiliency against land erosion and mitigate the cause and effects of climate change
A close look at the Lower Manhattan Coastal Resiliency Project (LMCR) shows the city's increased concern with protecting its coastal land from erosion due to heavy rain events and rising sea levels. The risk of flood caused by coastal storms like Hurricane Sandy, which caused $19 billion in damages, is a constant threat and highlights the need for long-term climate adaptation measures. Could an expansion of Lower Manhattan and the hardening of coastal borders around New York City help mitigate damage caused by tropical systems and coastal flooding?
"As early as the 2040s, Lower Manhattan's shoreline will begin to experience frequent tidal flooding due to sea level rise, impacting streets, sidewalks, buildings, and critical infrastructure. By the end of this century, daily high tides will reach up to three blocks inland to Pearl Street."
City leaders and municipal engineers believe a climate resiliency plan is critical and a failure to act will render much of this area unusable, leading to the loss of Lower Manhattan. A risk assessment determined that 70% of Lower Manhattan's shoreline needs critical infrastructure improvements, which includes constructing flood defense measures that would extend the Lower Manhattan shoreline int the East River. Areas of particular concern include land that lies between the Brooklyn Bridge and The Battery.
A 'Two Birds With One Stone' Scenario
Could this same idea of expanding Lower Manhattan to fight off the effects of climate change also help offset the city's growing shortage of affordable and/or available housing? The answer is a resounding, yes!
It is no secret that New York City, including Manhattan, has an acute shortage of affordable housing, and many would argue they have a shortage of any available housing. The problem is so significant, that it is reshaping local demographics and culture (gentrification) in real time. Consider these statistics that tell the story in more detailed words:
"Households in all five boroughs needed to be pulling in at least $100,000 to afford housing, food and transportation, and to have a shot at being able to plan for the future, the study found. In southern Manhattan, home to some of the most expensive ZIP codes in the country, families with two adults and two children needed to make at least $150,000 combined."
"Once neighborhoods begin gentrifying, housing is one of the first aspects of a neighborhood to change. Outdated buildings are demolished, only to be replaced by swanky high rises, lofts, and apartments. The displacement of individuals and the decrease in neighborhood diversity (in New York City) are a given once gentrification takes hold of an area. To the dismay of former residents, many are forced to live in areas on the periphery, which are often much further removed, associated with higher crime and a lack of governmental services. "
No one supposes that gentrification is all negative, because it's not. The effects of gentrification in NYC are multifold. While these areas see astronomical increases in rent and a decline in neighborhood diversity, these neighborhoods also experience a more stable, local economy, a reduction in crime rates, and an increase in local fiscal revenues.
The result is a local government that can reinvest back into the community's infrastructure, public transportation, public schools, law enforcement, and other public services. Gentrification also causes the value of properties to substantially rise and if continued it causes the affected area to have more of worth and luxury.
In addition to shifting local populations, New York is still a focal city for immigrants. Within the past year, more than 45,000 migrants have come to New York City, straining the city's shelter system and sparking conflict over policy and funding between New York and Washington. As the city struggles to open up shelters, build migrant camps, or simply erect large tents with sleeping cots on unused city land, these same migrants seek work under-the-table. This adds an additonal burden on city services without a corresponding revenue base.
The Lower Manhattan Coastal Resiliency (LMCR) Project aimed at reducing flood risk due to coastal storms and sea level rise in Lower Manhattan, can also provide the much-needed land for more affordable housing and more space for city services and infrastructure which can serve the economically disadvantaged that continue to seek out the Big Apple as a land of opportunity.
A Timeline of Lower Manhattan's Growth
Lower Manhattan is home to an eclectic population. Aside from its cultural and linguistic diversity, the area is famous for its skyscrapers, art installations, financial district, and historic landmarks. Manhattan is also infamous for the 911 terror attack on the Twin Towers, overcrowded streets, a lack of parking, and its dependence on the original Uber - The Yellow Cab.
Consider this timeline that depicts the expansion and growth of Lower Manhattan in both size and worldwide dominance.
1699
The old Dutch Wall in what is now Lower Manhattan is pulled down to make way for new houses and a paved lane -- called Wall Street.
1825
Now a small community and thriving port town, Lower Manhattan has fewer than 170,000 people living ine commujity without a regular police force or trained fire department.
1869 to 1883
Billed as the "Eighth Wonder of the World," the Brooklyn Bridge was the first bridge to use steel for cable wire and spanned the East River to link the twin cities of Manhattan and Brooklyn.
1890s
In little more than 10 years, Manhattan flourished with an array of new or expanded cultural institutions including the Cathedral of St. John the Divine, Madison Square Garden, Carnegie Hall, the American Museum of Natural History, the Metropolitan Museum of Art, and The New York Public Library.
1982
The artist Agnes Denes planted two acres of wheat on landfill that would become Battery Park City, a new outcropping on the Manhattan waterfront created as a result of excavation for the World Trade Center in the 1970s.
1986
A master plan for Battery Park (later returned to its historic name "The Battery) by landscape architect Philip Winslow, is accepted by the New York City Department of Parks and Recreation and approved by the New York City Arts Commission.
1970s to 1990s
Many art galleries are located in SoHo and the prestigious downtown Manhattan gallery scene (the Museum of Modern Art and the Whitney Museum in Manhattan) which are centered in the Chelsea neighborhood.
The Importance of Hardening New York's Coastline
New York City's survival and growth depends on how well its coastline, which stretches a total of 520 miles, is protected. In the past, it has been the rapid growth of the city's ports which has dramatically affected the coastline's topography, including the dredging of waterways to make way for the construction of bulkheads and piers to ease the way for shipping.
Much of the New York City's coastline does'nt feature any purpose-built defense against high tides or storm surge. Instead, there are sandy beaches used for recreation that have been sand-supplemented to replace sand loss due to erosion. Until recent years, much of the city's natural coastal areas and wetlands have been underutilized. This fact has also played a negative role in protecting the coastline, where inland buffers and other structures could have played an important role in hardening the coastline.
But, when Hurricane Sandy came spinning North, first striking the Battery in Lower Manhattan and generating a massive surge, it created a "storm tide" of over 14 feet above Mean Lower Low Water at the Battery. Since oceans feed bays, and bays feed rivers, and the rivers feed inlets and creeks, the onslaught of water consumed beaches, boardwalks, and bulkheads, and soon the streets of Lower Manhattan.
It is projected that this same scenario will only intensify in size and frequency as climate change continues to produce more erratic and unpredictable weather. The Manhattan Island Extension Project will provide near- and long-term solutions that will add climate resiliency to the area. The goal is to harden the coastline by reducing the extent of hazards possible by climate change and land exposure in Lower Manhattan in the 2050s and 2100;
Some of the tools being discussed for this project include:
Deployable Protection (Flip-up Barriers)
Parallel Stormwater System
Raised Edge – Sea Level Rise Protection(Elevated Esplanade);
Raised Edge – Surge Protection ins some areas
Seepage Barrier
The hope of this project, aside from saving NYC, is to prevent floodwaters from coming inland directly from the ocean, to reduce water surge over beaches
and bulkheads, and to prevent the flooding of neighborhoods and critical infrastructure such as tunnels.
The Future of Lower Manhattan and Housing
If the plan goes forward with significant land increases for Lower Manhattan, the next question is how to best utilize the new space. It would probably taken voters and legislature to ensure that some of the new land would be allocated for low- to medium-income housing and shelter or multiuse space for the homeless and migrant population.
Expensive housing prices in large metropolis areas are not simply a New York City problem, but a sign of the times. San Fransciso, Seattle, Boston, and Washington DC have similar shortages of affordable housing due to changing economics in urban neighborhoods.
From Millennials to the current first home-buying population, Gen-Z - professionals are opting an urban lifestyle in lieu of surburban living - at least until they are ready to start a family! Refurbished Brownstones, new condos, townhomes, and luxury apartment homes are a big part of the Lower Manhattan real estate market. And, how can any city deny the economic boost to these cities where dining, retail, sports, and entertainment are flourishing.
But, we can all agree, that more room needs to be made for affordable living, even if not in downtown areas, at least within city limits where people can be close to employment and can also enjoy city amenities. And, if the plans for 1,760-acres of reclaimed land does materialize, providing 180,000 new homes that could house 247,000 people - it would certainly be shame on New York City if affordable housing is not included.
It is exciting that the same solution needed to harden the coastal land of NYC can also be the answer to the city's overcrowded and expensive housing market. The looming threat of climate change is upon us, but so is the challenge of housing a population that continues to grow and a population that is just as critical to saving NYC. Everything that makes NYC special is based on the wide diversity of its population, and it is New York's entire population that should continue to enjoy taking a bite out of the Big Apple!
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Making Manhattan more liveable greatly benefits our city and our communities, and Broadway Suites is pleased to offer small businesses the professional work space and amenities necessary to reach the people in these communities who need them. If you are a business owner looking to bring your services to the Midtown Manhattan area, please reach out to us today!
Supplemental Reference:
Gentrification in the Big Apple—For Better or Worse?
Timeline (1609-2001) | American Experience
All images are licensed under Canva