Showing posts with label Cord Meyer. Show all posts
Showing posts with label Cord Meyer. Show all posts

Monday, November 25, 2013

Forest Hills Before Time: Discover The History of Whitepot





Forest Hills residents shop and dine on Austin Street, patronize the Midway Theatre, may stroll through the Forest Hills Gardens, and may have graduated from Forest Hills High School. These are some of the “landmarks” which grant character to “Forest Hills.” Now one may be at loss for words if they walked in the footsteps of their ancestors, just over a century ago.

Encounter a land called “Whitepot,” which was predominantly occupied by wood-frame farm houses and fields of crops, with “landmarks” on a humble scale. In the early 20th century, some homes were up to 200 years of age. Today there are none.

As of 1924, a survey was conducted by local resident Lucy Allen Smart. Colonial farmhouses were typically situated on large parcels of land, and exhibited any combination of a porch, pitched roof, and shutters. The Whitson Homestead, built in 1800, still stood on Queens Boulevard, steps away from Backus Place. It became the residence of John E. Backus. Also along Queens Boulevard was the McCoun-Backus House, which was recognized as one of the best homes of Whitepot at 160 years old. It was demolished a decade earlier. The Boulevard also offered the Horatio N. Squire House, which was demolished after 150 years in 1923.  

McCoun-Backus House
 
Judge Jonathan T. Furman House
The Judge Jonathan T. Furman House dating to 1750 stood on Dry Harbor Road, which ended in a cluster of farms facing a large pond. Situated on the property of Cord Meyer Development Company was the Jarvis Jackson Homestead, built a century earlier. Walking over to Remsen Lane, a noteworthy site for the birth of Clarence P. Tompkins was the Joseph J. Tompkins House. A 200 year-old survivor was known as “The house on the Abram Furman Estate,” and was on the east side of what was called Yellowstone Avenue (now Yellowstone Boulevard). 

 In 1652, Newtown was settled by Englishmen from New England, and Whitepot was one of its sections. An early 20th century debate was whether Forest Hills was originally known as Whitepot or Whiteput. If it was spelled “Whitepot,” it would bear relevance to the original purchase of the land from the Indians in exchange for three clay white pots. That was refuted by J.H. Innes, who told the publication “Ancient Landmarks of Queens Borough,” that the authentic spelling was “Whiteput.” If correct, the land would be named in conjunction with the Dutch term “put” for a stream that became a hollow pit.

Whitepot consisted of six farms, which were named after Ascan Backus, Casper-Joost Springsteen, Horatio N. Squire, Abram V.S. Lott, Sarah V. Bolmer, and James Van Siclen. In 1829, Ascan Backus acquired parcels of Whitepot’s farmland, which benefited Manhattan’s produce needs and army purchases during the Civil War. Ascan Avenue bears homage to his name.

The oldest living member of one of the first families was Frederick D. Backus, who told Lucy Allen Smart about Whitepot’s residents. He stated, “The neighbors were few when I was a boy, and some that lived a mile away we called neighbors. The farmers raised hay, grain, and vegetables to supply the New York markets. Fruit and nuts were in abundance, and every farmer would take his apples to a cider mill, which was located on the Hempstead Swamp Road; now Yellowstone Avenue. The children attended the Whitepot School, but we all had to go to Newtown to church.” He also explained that since few homes had ice houses come summer, food was kept cool by hanging them in wells and tin pails. In the winter, oxen were driven through snow drifts along narrow roads.

The area bounded by Queens Boulevard and Union Turnpike was the Hopedale section of Whitepot. The Hopedale Railway Station stood near that intersection, and the architecturally distinct Hopedale Hall accommodated dining and dancing.

In 1900, the New York Times reported Whitepot’s population as 30, and consisting of German residents who plant potatoes and celery. In 1906, Cord Meyer Development Company purchased 600 acres in the Hopedale section, and renamed it “Forest Hills” after its high elevation of Long Island and proximity to Forest Park. In March 1931, George Meyer, son of the late Cord Meyer told the New York Times, “Roman Avenue between Queens Boulevard and Austin was the first street to be cut through, and on it, the company started its first building operations, ten two-family brick homes.” Today, only 4 Neo-Renaissance rowhouses remain from 1906, and are reminiscent of the first signs of development under the Forest Hills name.

The only known remnant of Whitepot is the landmarked Remsen Cemetery between Trotting Course Lane and Alderton Street. The Remsen family was among the area’s first settlers. Tombstones range from 1790 through 1819, and include Revolutionary War Veteran Colonel Jeromus Remsen. 

Remsen Farm House with caption courtesy of Historian Bill Safka
Let’s continue to seek signs of our Colonial past, while preserving our 20th century landmarks.

Please read Michael Perlman's column with the Forest Hills Times/Queens Ledger for more stories which document and commemorate Forest Hills and Rego Park history and architecture: http://www.foresthillstimes.com/view/full_story/24088871/article-Before-there-was-a-Forest-Hills

Wednesday, November 3, 2010

Interview with Jonathan Camhi: "Developing A Pest Problem"

As Chairman of Rego-Forest Preservation Council and as Queens VP of the Four Borough Neighborhood Preservation Alliance amongst other organizations, I was presented with the opportunity to work with Jonathan Camhi, a student of the CUNY Graduate School of Journalism. He is assigned a semester beat on Forest Hills. I led him on a walking tour, explaining the overall history of neighborhoods such as the Austin St business and residential district, the Forest Hills Gardens, Forest Hills South, Van Court, Queens Blvd, and more, and also explained dominant 20th century architectural patterns and landmark-worthy sites. One of the most pressing issues is the endangerment of the Forest Hills Tennis Stadium, and the campaign I am spearheading on behalf of Rego-Forest Preservation Council, to grant landmark status and creative reuse. This topic has been an integral part of Jonathan Camhi's semester project. During the third week in October, I sat down with him, and he interviewed me for the CUNY blog. This is our interview:

Source: http://thomaslin.journalism.cuny.edu/2010/10/22/developing-a-pest-problem/

Developing a Pest Problem

The Forest Hills Tennis Stadium, currently under threat from developers.

Forest Hills in Queens is an affluent community which has long been desirable real estate for developers who want to build there. Conflict arises though when developers come in and demolish some of the community’s older historic structures to make way for new developments. Lately Cord Meyer Development Company has been trying to purchase and demolish the community’s most prestigious icon: the 14,000-seat Forest Hills Tennis Stadium, the former home of the US Tennis Open, which is owned by the West Side Tennis Club. Michael Perlman is President of the Rego-Forest Preservation Council and fights to save local landmarks from greedy developer’s bulldozers, and I spoke with him recently about this struggle.

Q:  Cord Meyer has a lot of history in Forest Hills, there’s a whole section of the neighborhood named after the company.  Why do you think a company that’s such a part of the community here, and has such history here, wants to tear down the community’s most renowned monument?

A: I was reading on a local blog that the people who originated Cord Meyer development were all within a close-knit family, and it was a family corporation. And now generations passed on, and the last family member has wound up getting out of the business. In essence, they may have the same name but they have different ideals: 2010 lego ideals.

Q:  I heard in one of the blogs that Cord Meyer said that their offer [for the tennis stadium] is still on the table.

A: I think that Kenneth Parker [President of the West Side Tennis Club] and the club’s board members' November 15th deadline for a new proposal for the stadium is really an offer to Cord Meyer.

Q: Cord Meyer is obviously one example of a larger problem, which is that Forest Hills is a really nice neighborhood where they want to buy land, but when they don’t always adhere to the community’s desires. What are some examples of this?

A: Relating to 72nd Avenue between Austin St. and Queens Blvd., there are Forest Hills' earliest Neo-Renaissance rowhouses on opposites sides of the street (1906). Four of these have been demolished in recent years by one developer, one by one. Some interests are mostly from outside Forest Hills, and it’s a shame they don’t want to work with our community closer and respect its history. Another example, not of developers, but is the tenant of the former Trylon movie theater. In 2005, I remember walking by and seeing jackhammers smashing its Trylon Monument-adorned mosaic tiles, inspired by the 1939 World's Fair. Now it’s just another banal box. It really reduces property values.

Q: What do you think should be done to make developers respect the community and look at the greater picture?

A: I feel that communities that have a sense of place should be commemorated with historic district status, and those communities should be subject to the Landmarks Law. Everything would be subject to a public hearing, and take into account the majority of the citizens.

Click here for Perlman’s blog.

Tuesday, October 19, 2010

Press Round-Up: Condos Rejected at Famed Forest Hills Tennis Stadium

On October 7, 2010, 56% of 291 voting-eligible members of the West Side Tennis Club voted to reject the typical condos proposed by Cord Meyer, which would have demolished the majority of the iconic Forest Hills Tennis Stadium, and would have deprived the greater community of a mixed-use stadium of great potential. If approved by a 2/3 vote required by the bylaws, it would have applied a quick-fix, temporary solution for the West Side Tennis Club on settling a debt (according to published reports). Since the WSTC membership has spoken on the basis of their vote, and the greater public had an influence to date, this resulted in a steady stream of press coverage:

1. Rego-Forest Preservation Council Press Release, The Ball Is In Our Court! 10/8/10: http://regoforestpreservation.blogspot.com/2010/10/condos-rejected-for-forest-hills-tennis.html

2. Wall St Journal, Forest Hills Tennis Stadium Won't Go Condo, 10/8/10:
http://blogs.wsj.com/metropolis/...2010/10/08/forest-hills-tennis-stadium-wont-go-condo/
Tennis Club Blocks A Sale:
http://online.wsj.com/article/SB10001424052748704696304575538870265370624.html?mod=googlenews_wsj

3. NY1 News, Historic Queens Tennis Club Votes Down Condo Deal, 10/8/10: http://queens.ny1.com/content/126849/historic-queens-tennis-club-votes-down-condo-deal

4. Queens Ledger (Forest Hills Times), West Side Tennis Stadium Won't Be Sold, 10/7/10:
http://www.queensledger.com/view/full_story/9827120/article-BREAKING-NEWS--West-Side-Tennis-Stadium-Won-t-Be-Sold

5. Carter's View, WSTC Vote Does Not Approve Residential Conversion of Its Stadium, 10/8/10:
http://www.cityrealty.com/new-york-city-real-estate/carters-view/west-side-tennis-club-vote-does-not-approve-residential-conversion-stadium/35242

6. Queens Courier, Historic Tennis Stadium Rejects Developer, 10/12/10:
http://www.queenscourier.com/articles/2010/10/12/news/top_stories/doc4cb46cc02338b253155771.txt

7. Forest Hills Patch, What's Next For The Tennis Stadium, 10/12/10:
http://foresthills.patch.com/articles/whats-next-for-the-tennis-stadium

8. NY Post, West Side Tennis Club Won't Sell, 10/13/10:
http://www.nypost.com/p/news/local/queens/west_side_tennis_club_won_sell_qvmXiyegrgp1qpyL6eO8qN?CMP=OTC-rss&FEEDNAME=

9. Queens Gazette, Forest Hills Tennis Stadium Gets Reprieve, 10/13/10:
http://www.qgazette.com/news/2010-10-13/Front_Page/Forest_Hills_Tennis_Stadium_Gets_Reprieve.html

10. Times Ledger (Forest Hills Ledger), West Side Tennis Club Won't Sell, 10/14/10: http://www.yournabe.com/articles/2010/10/14/whitestone_times/news/wt_west_side_tennis_club_stadium_vote_20101014.txt

11. Queens Chronicle, Tennis Stadium Stays In The Picture, 10/14/10:
http://www.zwire.com/site/news.cfm?newsid=20448971&BRD=2731&PAG=461&dept_id=574907&rfi=6%20-%2042k

12. Queens Tribune, Stadium Condo Plans Shot Down By Club, 10/14/10: http://www.queenstribune.com/deadline/Deadline_101410_StadiumCondoPlan.html

13. Forum West, Set Point: West Side Tennis Club Rejects Condo Proposal, 10/14/10: http://forumnewsgroup.blogspot.com/search/label/west%20side%20tennis%20stadium http://forumnewsgroup.blogspot.com/2010/10/this-weeks-forum-south-and-west.html

Sunday, October 10, 2010

Weiner Praises Decision to Reject Razing of Forest Hills Stadium

 Rego-Forest Preservation Council extends our gratitude to Congressman Anthony Weiner of NY's 9th District. To date, he has worked with us and other concerned citizens, hoping to preserve and reuse the iconic Forest Hills Tennis Stadium. When facing the prospect of the Forest Hills Tennis Stadium being sold to a condo developer if 2/3 of the West Side Tennis Club membership would approve, in August 2010, he deemed the cause an issue for the greater community, realizing who it was conceived for, and how it entertained generations since 1923. He urged the WSTC to listen to the opinions of the greater public, so everyone can have a role in its future. He also collaborated upon a feasibility study endorsed by Councilmember Karen Koslowitz, State Senator Toby Stavisky, & Assemblymember Andrew Hevesi, urging the NYC Landmarks Preservation Commission to study the issue closely, and consider holding a public hearing. In addition, he released public statements, urging the USTA to consider holding at least 1 US Open match per year at the stadium (original home), as a means of increasing the viability of the WSTC, stadium, and community, while preserving a historic site.

 Weiner Praises Decision to Reject Razing of Forest Hills Stadium 

Queens, NY (Oct 8, 2010) - Following a vote by the West Side Tennis Club in Forest Hills, NY not to sell their historic tennis stadium to developers, Rep. Anthony D. Weiner (D- Brooklyn and Queens) released the following statement:

 

 "My neighbors and I are gratified by the decision of the members of the West Side Tennis Club to reject the proposal to sell development rights to the historic stadium.”

“This will give us all a chance to take a step back, take a deep breath and explore the best way forward to preserve this iconic site while respecting the rights of the club members. This is good news.”


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Friday, October 8, 2010

Condos Rejected for Forest Hills Tennis Stadium: The Ball Is In Our Court!

For Immediate Release
Forest Hills Tennis Stadium, Sept 4, 2010 By Michael Perlman
View from top center of grandstands of Forest Hills Tennis Stadium towards courts & West Side Tennis Clubhouse, By Peter Dutton, July 31, 2010
Forest Hills Tennis Stadium circa 1938, Published by Miller Art Co & Courtesy of Michael Perlman Postcard Collection
Contact: Chairman Michael Perlman
Rego-Forest Preservation Council

QUEENS, NY (October 8, 2010) - The ball is in the court of "Forest Hills!" The iconic yet endangered Forest Hills Tennis Stadium earned a reprieve on October 7, 2010. Cord Meyer Development's proposal to build condos and demolish the majority of the stadium was rejected by West Side Tennis Club members, after not receiving a 2/3 vote (required by bylaws) to approve a sale. The vote was 123-123, proving that only 246 of 291 voting-eligible members voted, and the remainder made a rightful prediction of the outcome.

Rather than Cord Meyer trying to strain the heart of supporters of Queens' most deserving landmark, Chairman Michael Perlman of Rego-Forest Preservation Council and its members, and citizens alike, can now focus more precisely on exploring creative mixed-use ventures for the Stadium, and continuing our advocacy for city, state, and federal landmark status to preserve a local to international icon, while opening the door to funding (including independent organizational grants) for a much-needed restoration and historically-sensitive upgrades (approximately $12 million). 
  
Perlman explains "Disney-esque condos would have torn the heart out of Forest Hills. Mixed-use creative revitalization would yield a greater economic return in the long-run, and may feature tennis matches, concerts, weddings, exhibits, school trips, charity events, music and art festivals, etc. It would abide with its original and proven mission as "America's Tennis Stadium" according to a 1922 ad. It has the potential to be a 21st century family destination, bring our communities closer together, boost tourism, convey historic pride, educate our children, and help local businesses through tough economic times, and be an incentive for newer businesses i.e. on the Austin St corridor." The USTA and International Tennis Hall of Fame have offered their expertise, and the NY Philharmonic is considering use of the stadium as their summer home.

Chairman Michael Perlman launched a grassroots campaign on July 23, 2010, after learning that the historic stadium might be sold & demolished, and submitted a Request For Evaluation form with 50 pages consisting of primary sources to the NYC Landmarks Preservation Commission, recommending the Stadium, Clubhouse, grounds, & interiors for NYC Landmark status. Perlman also reached out and met with local politicians. A landmark letter campaign and petition drive to the LPC and elected officials is ongoing, calling on a public hearing as a first step in the process. 

On October 6, 2010, Rego-Forest Preservation Council published an appeal to the West Side Tennis Club, encouraging members to "consider the firsts in tennis, music, and architectural history, and vote to preserve an international icon" at the October 7th club meeting. Designed by award-winning architect Kenneth Murchison and built by The Foundation Co, it was the first concrete tennis stadium countrywide, was home to the US Open, Davis Cup, & Wightman Cup. It hosted players such as Bill Tilden, Helen Jacobs, Roger Federer, and Arthur Ashe & Althea Gibson who broke the racial color barrier. The Stadium also played cinematic roles, as it featured key scenes of Alfred Hitchcock's Strangers On A Train. Annual music festivals and concerts took ground in the late 1950s - late 1990s, featuring The Beatles, Frank Sinatra, Bob Dylan, Ella Fitzgerald, Diana Ross, The Monkees, The Who, Johnny Mathis, Barbra Streisand, Simon & Garfunkel, Trini Lopez, Peter, Paul, & Mary, and more legendary acts.

Rego-Forest Preservation Council will continue advocating for landmark status, creative reuse, and seeking benefactors, and hopes the West Side Tennis Club will confide in us an ally, and work cooperatively towards a viable future for the historic Forest Hills Tennis Stadium, which reflects the sentiments and ideals of the greater American public. 

Photos

1. Rego-Forest Preservation Council Photoset featuring Stadium, Clubhouse, Memorabilia -
http://www.flickr.com/photos/8095451@N08/sets/72157607136282297/  

2. Forest Hills Tennis Stadium: Gallery 1 featuring Joe Shlabotnik/Peter Dutton's photos -
http://www.flickr.com/photos/8095451@N08/galleries/72157624960334088  

3. Forest Hills Tennis Stadium: Gallery 2 featuring Joe Shlabotnik/Peter Dutton's photos -
http://www.flickr.com/photos/8095451@N08/galleries/72157624960580042/

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Wednesday, October 6, 2010

To WSTC: Vote Down Condo Plans For Tennis Stadium On 10/7 & Support Creative Reuse For The Greater Community

Please forward this posting to your friends, family, and WSTC members... A vote at the West Side Tennis Club is slated for October 7, 2010, and requires 2/3 approval of 291 voting-eligible members, in order to sell the iconic Forest Hills Tennis Stadium to Cord Meyer Development for typical condos, which would entail demolition, the loss of an icon, and out-of-context construction that only 75 condo owners would benefit from.

Before any members vote, please consider its firsts in tennis, music, and architectural history, and how a revitalized mixed-use stadium could revitalize our community and city's quality of life and economic conditions. If Cord Meyer demolished any part of it for condos (which can be built elsewhere), it would be equivalent to wiping an internationally-recognized site and "Forest Hills" off the map. 

As a WSTC member, YOU should VOTE NO on October 7th, and act on behalf of the greater public. Think twice!

Forest Hills Patch article:
http://foresthills.patch.com/articles/vote-on-tennis-stadium-locked-in-for-oct-7

Regardless of the outcome of the closed-door vote at the WSTC on 10/7, the greater community can still have a fair say and help save a "landmark at heart" by composing a letter in support of Landmark status, and requesting a most democratic public hearing at the NYC Landmarks Preservation Commission. Please take a few moments to do your part by visiting:

http://regoforestpreservation.blogspot.com/2010/07/save-forest-hills-tennis-stadium.html

The Forest Hills Tennis Stadium merits City & State Landmark status, which would commemorate its history and recognize its prestige. It would open the door towards federal, state, city, and independent non-profit organizational funding opportunities for a sensible restoration, be a catalyst for a mixed-use creative revitalization, which may feature tennis matches, concerts, weddings, exhibits, school trips, charity events, music and art festivals, etc. It would abide with its original yet proven mission as "America's Tennis Stadium" according to a 1922 ad. 

Preservation and creative reuse would yield a greater economic return in the long-run, and accomplish the following:

1. Bring our community closer together
2. Boost tourism
3. Convey historic pride & educate our children
4. Help our local businesses through tough economic times & be an incentive for newer businesses i.e. on the Austin St corridor.  

Condos are a short-sighted, temporary, least imaginative solution towards settling a debt, but history is forever. Let's realize the larger picture, referring to future generations, the tennis and music greats, and an architectural first countrywide by famed architect Kenneth Murchison. Typical condos represent "Anytown USA," but this is a landmark opportunity for something truly unique for ALL. Demolition of an icon for condos = The Penn Station case of Queens!

Typical condos would accomplish the following:

1. Cater to a relatively select few condo owners (75 units = 200 new residents), rather than being a 21st century family destination.
2. The burdening of our infrastructure
3. Overcrowding of schools
4. If the majority is demolished for a typical condo under Cord Meyer's current proposal, it would pave the way for more demolitions of historic sites in the Forest Hills  Gardens, which is bounded by Restrictive Covenants, which supposed to safeguard historic sites and consequently bars such demolition.
5. Adversely affect property values within the Forest Hills Gardens, and the adjacent Van Court section, for example.
6. The soul of an icon would be eliminated, and the bulk of current and future generations would have regrets that we lost an internationally-recognized icon that could have been preserved and creatively reused, which Forest Hills is so fortunate to have. It would leave a scar upon our community, and upon the countless supporters abound, in the name of architectural and cultural history.

Photos

1. Rego-Forest Preservation Council Photoset featuring Stadium, Clubhouse, Memorabilia -
http://www.flickr.com/photos/8095451@N08/sets/72157607136282297/ 

2. Forest Hills Tennis Stadium: Gallery 1 featuring Joe Shlabotnik/Peter Dutton's photos -
http://www.flickr.com/photos/8095451@N08/galleries/72157624960334088  

3. Forest Hills Tennis Stadium: Gallery 2 featuring Joe Shlabotnik/Peter Dutton's photos -
http://www.flickr.com/photos/8095451@N08/galleries/72157624960580042/

Bookmark-worthy blogs for stadium campaign updates:

1. Rego-Forest Preservation Council:
http://regoforestpreservation.blogspot.com
2. The Forest Hills Gardens Blog:
http://foresthillsgardensblog.com/
3. Edge of The City: A Forest Hills, NY Blog: 
http://edgeofthecityblog.com/

Tuesday, October 5, 2010

How TDR + Landmarking Could Save Forest Hills Tennis Stadium: A Response To Cord Meyer's Letter To Queens Tribune Editor

How TDR Could Save The Forest Hills Tennis Stadium (Response to Cord Meyer)
Queens Tribune
October 4, 2010 

To The Editor:

     Mr. Panico’s lawyerly letter to the editor (Sept. 30) on the application of Transferable Development Rights (TDR) to the landmarking of the Forest Hills Tennis Stadium site his company wishes to purchase and redevelop is legally correct as far as it goes.  It omits, however, some points I believe relevant to the decision to be made by the West Side Tennis Club and City Hall on landmarking and saving this historic property.

1. New York’s TDR regulations, the first in the nation, are 42 years old.  With one small exception, it seems they haven’t been amended since the Nixon administration.  So they have not benefitted from development and use of the TDR idea over several decades in other cities.

2. The City’s TDR regulations are excessively restrictive compared with those in other cities.  They deny the benefits of TDR to seven zoning districts.  They allow density to be transferred only to a lot next door or across the street.  These shackles limit the use of TDR to support historic preservation much more than in other cities with more flexible provisions.  They seem designed to address one particular case from the past rather than to establish consistent citywide policy for the future.

3.  The TDR rules reflect a Manhattan-centric concept of historic preservation.  Ruling out the benefits of TDR in lower-density residential and commercial districts like those in Queens seems to assume no possibility of there being an historic property in a low-density residential area like the stadium.  This is short-sighted and parochial.  Most of the land in this city is in single-family homes, not Manhattan high-rises.  Yes, a residential neighborhood location for a stadium is an outlier, but arguably that only makes it more special and worth preserving.

4. City Council can amend and update the regulations for TDR at any time upon request of the West Side Tennis Club to the City Planning Commission or even, as in other cities, at the Commission’s initiative in the public interest.  Private parties propose amendments called rezonings all the time.  Residents of New York need not be chained to the world of 1968, when TDR was new and unproven.

5. The City could, without any harm that I can see, act now to amend the zoning resolution’s rules for TDR to include all zoning districts (historic merit is no respecter of zoning boundaries) and to allow density to be transferred to any other lot in the city suitable for receiving them.  The City could, however, still be in complete control of the process, as it is now.

6. Legal quibbling aside, the bottom line for the West Side Tennis Club and their Forest Hills Gardens neighbors is simple.  With a TDR provision amended to be harmlessly more flexible as in other cities, the Club might realize as much financial gain from landmarking as they would from selling their property--and without adding still more housing to the neighborhood or losing the stadium’s open space and still-uncompromised historic character.  And by updating its oddly narrow rules, City Hall could at the same time extend TDR benefits to other places in Queens and the other outer boroughs with landmarks worth saving.

What’s not to like about that?

- John L. Gann, Jr.
President
Gann Associates
Glen Ellyn, IL
(800) 762-GANN

P.S. I have prepared density transfer provisions and other “win/win” zoning regulations as a consultant to other cities and been published nationwide on zoning issues.  I was born and grew up in Kew Gardens and went to school in Forest Hills.

TDR Doesn't Apply
Queens Tribune
September 30, 2010

Source: http://www.queenstribune.com/inyour/Your%20Opinion_093010.html

To The Editor:
     As John L. Gann points out in his Sept. 16 letter about the Forest Hills Tennis Stadium, cities can often use a transferable development rights program to create “win/win” results for the municipality and the owner of a landmark site with unused development rights. Under such programs these rights can be transferred to, and used on, nearby sites.

New York City, as Gann noted, has just such a program which can be found at Section 74-79 of the City’s Zoning Resolution. Indeed, it was a pioneer in the field. Section 74-79 allows unused development rights for landmark sites not only to be transferred to adjacent properties but also across public streets. There are, however, conditions imposed by the section. Most important for any discussion of the Forest Hills Tennis Stadium is the fact that Section 74-79 is not applicable in low density residential zoning districts such as the R3 and R4 districts that surround the stadium.

As the Tennis Stadium and the areas to the east and south are mapped within an R3 zoning district, and the west side of 69th Avenue, directly across the street from the Tennis Stadium is mapped in R4 and R4B districts, the New York City program that permits the transfer of development rights from landmarked structures cannot be used as Gann proposes. Further, even if Section 74-79 were available in this case, there is no appropriate receiving site for development rights, as building in R3 and R4 zoning districts are capped at maximum heights of 35 feet. Those properties that are located directly across the street from the Tennis Stadium are already fully developed with single family homes.

When it created the TDR program decades ago, the City Planning Commission had good policy reasons for excluding lower density districts such as Forest Hills Gardens from the program. In light of the realities of the City’s TDR program, we believe it is time to take a fresh look at the adaptive reuse being proposed for the Tennis Stadium and allow the community to consider the contribution that the proposed project will be making.

- Sal Panico,
President and CEO,
Cord Meyer Company


TDR + Landmarking = Win-Win for Forest Hills Tennis Stadium
Queens Tribune: Tennis History
September 16, 2010Source: http://www.queenstribune.com/inyour/Your%20Opinion_091610.html


To The Editor:


     In the center ring of the tennis world at the moment is another U.S. Open. Off to one side is some action reported in these pages that could be of much greater consequence to the legacy of the sport. The Open's traditional home, the shuttered 1923 West Side Tennis Club stadium in Forest Hills, may not survive.

Unused for matches since 1978, the stadium has decayed despite a brief second life as a concert venue. The Club is to vote Sept. 23 on sale of the property to developer Cord Meyer for a reported $9 million for redevelopment in condominiums.

It is zoned for residential and not protected as an historic landmark by New York City law. Although the developer says it will preserve the historic stadium façade, city regulations would not legally bar its demolition, nor, it seems, would the private covenants of the elite Forest Hills Gardens community. The Tennis Industry Association has endorsed landmarking, and political leaders from the area have asked the city to study the feasibility of such designation.

With good reason. Tennis history in the United States has a name: Forest Hills, the Wimbledon of the New World. The upscale sport has made Forest Hills the only neighborhood in this oft-ignored borough known around the globe. No surprise that the community is probably the most sought-after place to live in Queens.

Tennis put Forest Hills on the map and gave it a classy brand. And just as with consumer products, an esteemed brand is a value-enhancing economic asset to a neighborhood and its residents and property owners. The Forest Hills tennis brand may be worth a lot more than just a few more housing units in an already crowded part of the city. Every residential neighborhood in New York has housing. Only one has a revered historic tennis center.

Smart companies are reawakening to the economic value of the brands that helped make them successful. ExxonMobil has revived its decades-old flying red horse with that in mind. Viewed in terms of the value of branding, the movement to save the stadium is more than just nostalgic sentimentality.

Understandably, the Tennis Club has not sought landmark status that might limit its options. Ordinances that bar demolition or substantial alteration of historic buildings have raised serious property rights issues in New York and elsewhere when they in effect ask private property owners to pay for the benefit to the public of continuing to enjoy an undisturbed historic building. But without such protections, cities can lose irreplaceable treasures like the predecessor of today's Penn Station, the demolition of which energized historic preservation in this city.

There is, however, an as yet little-noted win-win solution that New York invented. It has been used to preserve historic structures, open spaces and environmental areas nationwide while keeping property owners whole.

Transferable Development Rights (TDR) can move the development potential defined by the zoning of such properties to another site and allow the property owner to be compensated for the loss. Landmark the stadium, build the number of new homes allowed on its site somewhere else, and pay the Tennis Club what they would have realized from the sale for redevelopment. The stadium could then neither be razed nor otherwise developed but might be devoted to neighborhood-compatible low-intensity uses.

TDR can be complex to work out. But even in crowded New York, there are other places for more housing. There's only one Forest Hills. Retaining the visible evidence of decades-long association with an upscale sport by a place with an international reputation may be a better bet economically than building on its few remaining square feet of open land.

A player who loses at the Open can come back. A venerated historic building that is lost cannot. Holding off on a sale to consider TDR and other uses a rehabilitated stadium could be put to might be the best course. More housing is surely the least imaginative solution to the future of a very special place.
- John L. Gann, Jr.
Cleveland, Ohio


John L. Gann, Jr., President of Gann Associates, has prepared historic preservation regulations and other land use codes for Cleveland and other cities and now consults on marketing cities. He is a graduate of Forest Hills High School.