Metropolitan Transportation Authority Hudson Yards TOD
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1 Metropolitan Transportation Authority Hudson Yards TOD MTA: Photographer Pat Cashen Aug 2014 Robert Paley Director, Transit-Oriented Development, MTA March 22, 2018
2 Hudson Yards Background: LIRR Storage Yard Constructed 1987 in Manhattan s Industrial West Side 1987: 26 Acre Yard LIRR opens. Tracks are below 10th and 11th Avenues and spaced to allow columns to support future development. 1989: MTA Master Plan proposed extending midtown densities west to monetize LIRR Yard air rights. 2
3 Hudson Yards District: New York City created comprehensive neighborhood plan and financed the #7 subway line Source: HYDC : Transformation of industrial west side: City broadened perspective far beyond MTA site City highlighted relationship between transportation investment and economic development Collaboration among City and MTA staff began early in land use planning process Comprehensive land use and transit plan Finance strategies based on municipal powers 3
4 Hudson Yards District: City Goals and Outcomes City Goals Rezoning to expand Manhattan business district Provide transit by extending subway Fast implementation to meet Olympic bid deadline Outcomes NYC created financing mechanism in zoning and through its industrial development agency City raised $3.2 billion for subway and other infrastructure including parks Subway extension opened 2015 Extension 7 line extension to 34 th St and11 th Ave 4
5 Revenue sources for 7 line extension One Time Development Related Revenues Tax: Payments in Lieu of Mortgage Recording Tax (PILOMRTs) Zoning: District Improvement Fund Bonus (DIB) Payments Zoning: Sale of Eastern Rail Yard Transferable Development Rights (ERY TDRs) Recurring Property Tax Revenues Tax: Payments in Lieu of Taxes (PILOTs) generated by commercial property Tax: Equivalency Payments (TEPs) relating mainly to new residential development 5
6 Revenue generated through zoning Revenue Mechanisms 42 nd St. District Improvement Bonus (DIB) available on these sites ERY TDRs Generating Site ERY TDRs 34 th St. ERY TDRs Receiving Sites 10 th Ave. 8 th Ave. Focus development near transit Create a revenue source 6
7 Illustration of zoning bonus mechanisms Transfer of Development Rights ( TDRs ) District Improvement Fund Bonus (DIB) Base (As-Of- Right) Development A Commercial Office Tower can purchase from two zoning funds: 1) District Improvement Fund Bonus (DIB) 2)Transfer of Development Rights (TDR) from MTA eastern rail yards Source: HYDC 7
8 Revenue generated through real estate tax plan with taxes pledged to bond repayment Source: HYDC Tax exemption policy provides early investors greater benefit 8
9 Hudson Yards District: MTA LIRR Development Site MTA Goals and Outcomes 2007 Development RFPs balanced real estate goals with operational needs of safety and reliability 2008 Developer (The Related Companies and Oxford) jointly selected by MTA and City 2013 Ground Lease executed and construction started 2016 $1 billion bond sale backed by rail yard real estate revenues Platform construction over yard throat required close coordination between developer and LIRR operating personnel. 9
10 Total MTA revenues will exceed $1.6 billion Ground rent payments guaranteed $720 million structural platform financed by developer Payment in Lieu of construction materials sales tax MTA receives payments for off-site air right sales 18 million sq ft total development. Eastern Yard primarily commercial. Major tenants: Coach, L Oreal USA, SAP, Time Warner, Boston Consulting Group, Wells Fargo Securities Time Warner will be 2 nd tallest office in NYC at 1,296 feet 10
11 Factors for success in 7 line financing Close coordination of land use planning and transportation planning Transit was a central concern of City Coordinated environmental review Strong market potential Many underbuilt sites due to existing obsolete industrial zoning which prevented development Proximity to CBD and to waterfront creating opportunity for both office and residential uses City assumed financial risk Backstop anticipated for uncertain timing of cash flows Support based on clear relationship between development and transit improvements 11
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