Roosevelt Island Luxury Rental Building Residents Without Gas Since September 8 Due To Piping Replacement - Developer Hudson Related Providing Residents Complimentary Breakfast And Dinner From Riverwalk Bar & Grill

Residents of Roosevelt Island's newest luxury rental building, Riverwalk Point, at 480 Main Street, have been out of gas service since September 8. Last week, a Roosevelt Island tipster shared this photo of temporary gas trailer parked in front of 480 Main

and reported:

Emergency gas supply now on 5th day..no cooking in building, Riverwalk Bar & Grill has been on contract supplying breakfast and dinner.

In response to my inquiry about the gas outage, a Riverwalk Point resident replied:

It has been 10 days (since the 8th), we didn't have hot water for 3, but they brought the generator pictured above last Saturday to heat water. On last report Con Ed will be here early next week to inspect and they warned us it may be a few days after that before the safety check is done. There was a gas leak in one of the mechanical rooms. Related has been providing continental breakfast and dinner for the building since last week. Riverwalk Bar and Grill has been supplying all of the food.

Yesterday, I asked Hudson Related's David Kramer, developer of Riverwalk Point:

I understand there was a gas leak at Riverwalk 480 Main Street and that residents have been without gas service for the last 10 days.

Also, due to the gas leak, residents have not been able to cook.

Is that true?

Any statement from Hudson Related on matter including when there will be a return to normal gas service.

Mr. Kramer replied:

We determined that some gas piping needed to be replaced in the gas meter room of Riverwalk Point. The work itself doesn't take particularly long, but there is extensive coordination necessary with both DOB and Con Ed. In the meantime, we've been providing some light fare for the residents at breakfast and dinner to minimize their inconvenience, and we've handed out free electric hot plates for resident use. Needless to say, we are communicating with residents daily about the progress of the coordinating efforts with the agencies.

Riverwalk Point opened on Roosevelt Island in the summer of 2015. Hudson Related plans 2 more buildings (Riverwalk 8 &9) to complete the Riverwalk development in Southtown. Mr Kramer described the placement of Buildings 8 & 9 from the top of Riverwalk Point



during its 2014 construction topping out ceremony.

Hudson Related Completes $75 Million Mortgage Refinancing Of Roosevelt Island Riverwalk Point Building 7 - Currently Negotiating With RIOC For Final 2 Roosevelt Island Southtown Building Development Sites

Hudson Related began construction of Roosevelt Island Riverwalk Point Southtown Building 7 in March 2014 with a hole in the ground.

Image of March 3, 2014 Riverwalk Building 7 Construction Site

By June 2014, construction looked like this

and in July 2014, Hudson Related held a topping off ceremony to mark the completion of Riverwalk Point building vertically.

The 266 unit Riverwalk Point rental building

opened for residents in the Summer of 2015.

The Roosevelt Island Twitterverse reports:

Hudson Companies, Related Close on $75M Refinancing at Roosevelt Island Rental https://t.co/D1xKtMEOEI

— Commercial Observer (@commobserver) April 8, 2016

According to the Commercial Observer:

Developers Hudson Companies and Related Companies refinanced Riverwalk Point on Roosevelt Island with a $75 million mortgage from MUFG Union Bank, both developers confirmed to Commercial Observer.

The financing, which closed on March 24, replaces the original $64.3 million construction loan Union Bank and Bank of America Merrill Lynch provided in November 2013 on the 22-story rental tower, according to David Kramer, the president of Hudson Companies. The new loan carries a seven-year term.

“We completed construction [and] leased up the building, so it was time to refinance out the construction loan,” Mr. Kramer said....

Click here for the full Commercial Observer article.

Hudson Related is currently negotiating with the Roosevelt Island Operating Corp (RIOC) to develop the final 2 sites in Southtown - Riverwalk Buildings 8 & 9.

 Future Site Of Building 8 - Building 9 Will Be To The Right Of NYPD K9 Obstacle Course

No information available yet on the terms for developing Buildings 8 & 9.

I spoke with David Kramer in July 2014 at the topping out ceremony for Riverwalk Point Building 7. Here's what he had to say about the new building construction, plans for a large percentage of affordable housing to be included in future Riverwalk building 8



and the layout



for Riverwalk Buildings 7-9.

UPDATE 5:45 PM - I asked RIOC:

Does RIOC get a fee for this transaction similar to what happened at Manhattan Park, Octagon & Roosevelt Landings when there was a refinancing?

A RIOC representative replied:

No. The original deal with Southtown is different and it does not require a payment to RIOC in this instance.

Oldest And Newest Roosevelt Island Buildings In One Photo - 1796 Blackwell House And 2015 Riverwalk Point

According to the Roosevelt Island Twitterverse:

The oldest and newest buildings on Roosevelt Island in one shot. https://t.co/Xylj15GCRK pic.twitter.com/c7CG9KIMnX

— Nick Turner (@SFNick) September 6, 2015

More info on Blackwell House (built in 1796) and Riverwalk Point (AKA Riverwalk building 7, built in 2015).

Changing Roosevelt Island Real Estate Market Profiled In NY Post - It's Not Your Grandmother's Roosevelt Island Says Hudson Developer David Kramer

The New York Post reported yesterday on the changing Roosevelt Island real estate landscape.

Why Roosevelt Island is making major real estate waves: There’s something to be said for living in a neighborhood… http://t.co/weJIB52ifc

— RE News NYC (@RENewsNYC) July 22, 2015

According to the NY Post:

... loaded with parks and without a single traffic light, two-mile-long Roosevelt Island has turned into a refuge for city dwellers seeking breathing room and relative affordability. Yet they still get to live just one 90-second F train stop — or a picturesque tram-car ride — away from the Upper East Side.

Starbucks recently opened on the island, plus a big-box pharmacy, sushi restaurant and art gallery called Riva have all opened in the past few years. David Kramer, a principal with real estate development firm Hudson Companies, gushes, “This is not your grandmother’s Roosevelt Island anymore. And it didn’t hurt that Hillary kicked off her presidential campaign here.”

With 326 units of luxury residential rentals and condos soon hitting the market, Roosevelt Island is becoming increasingly alluring for disillusioned Manhattanites and arrivistes to the city. It just might be the new “It” neighborhood for people looking to boost quality of life without going broke. ...

After reading the article, one resident remarked:

... A bit lopsided view of our changing island. 90 seconds to manhattan on the F train ? Not recently....

Click here for full NY Post article.

Image Of New Riverwalk Point (on right) and Riverwalk Place (on left)

July 20 Real Estate Weekly adds:

... The seventh addition to the Riverwalk neighborhood, which is a co-developed venture by Related and Hudson Companies on Roosevelt Island, Riverwalk Point is a 266-unit rental building which began leasing last month.

“You’ve got great transportation access,” continued Schmidt, who admitted that it can sometimes be a challenge to convince home-seekers that the island is in fact a part of Manhattan....

and:

... The 266 studio to two-bedroom rentals start at $2,550 with junior one-bedrooms rising to $2,800 per month. They are followed by one-bedroom/one baths which register at $3,125, and two bedroom/one bath which are $4,225.

The top offerings, a two-bedroom/two bathroom is available for $4,875 a month....

Click here for full Real Estate Weekly article and here for Riverwalk Point web site.

A new Riverwalk resident explains why she moved to Roosevelt Island with her family saying:

... it's our own little quiet piece of heaven....

I spoke with David Kramer last August 2014 at the topping out ceremony for Riverwalk Point (Building 7). Here's what he had to say about the new building construction, plans for a large percentage of affordable housing to be included in future Riverwalk building 8



and the layout for Riverwalk Buildings 7-9.



The NY Post article also notes that the former Roosevelt Island Mitchel Lama Island House buildings are converting to co-ops:

... So far, 31 units have been gut-renovated and put on the market; 19 of them are sold. Of the 399 apartments in the complex, 160 will ultimately be purchased by outsiders; remaining units are being sold at insider prices to existing tenants or will stay as rentals....

More on the Island House conversion from this previous post.

Hudson Related Topping Off 266 Unit Roosevelt Island Riverwalk Building 7 - Memorial Sloan Kettering Hospital To Rent 88 Units, Remaining Market Rate Rentals, Building 8 Will Have Large Percentage Of Affordable Units Says Developer David Kramer

Rendering Of Completed Roosevelt Island Rivewalk Building 7

The Hudson Related Southtown Riverwalk building 7 construction site was only a hole in the ground last March 3.

 Image of March 3, 2014 Riverwalk Building 7 Construction Site

On July 30, developer Hudson Related held a traditional Topping Off ceremony with the construction trade workers, bankers and others to mark the completion of building vertically and pouring the last floor

 Image Of Riverwalk Buiding 7 on July 30, 2014

for the 266 apartment unit, 22 floors, Roosevelt Island Riverwalk building 7 expected to be completed near the end of 2015.

I spoke with Hudson Related Developer David Kramer and Monadnock Construction's Louis Schwartz on the 19th floor

 View From Riverwalk Building 7 19th Floor

after the Topping Off.

Riverwalk Building 7 Topping Off T Shirt Logo

Mr. Kramer reported that the lower four floors of Riverwalk Building 7, comprising 88 units, will be occupied by staff of Memorial Sloan Kettering and the remaining apartments will be market rate rentals.

Mr. Schwartz noted a construction challenge working with the Department of Environmental Protection to relocate a sewer force main, which pumps sewage from the southern portion of Roosevelt Island, during the laying of the foundation. Mr. Schwartz also said that there was no gigantic rock that needed to be broken up as there was for an earlier Riverwalk construction site.

There is no affordable housing component to Riverwalk Building 7 but Mr. Kramer added that the next Riverwalk building, number 8, will have a large percentage of affordable units.

After our interview, I asked Mr. Kramer:

... how will the affordable housing units be made available? Will they be made available to anybody who meets income criteria (with a lottery or some other system) or will they be restricted to some other criteria such as working for a particular institution?

Mr. Kramer replied:

The current plan is to work with the publicly financed programs, not with any particular non-profit institution....

Here's the interview with Mr. Kramer and Mr. Schwartz high atop Riverwalk Building 7.



Mr. Kramer also describes the future layout of Riverwalk buildings 8 and 9.



Here's a rendering of entrance to Riverwalk Building 7

Riverwalk 7 Entrance Rendering From Future Green Studio

and more.

Rumors Untrue That Cornell University Purchased Roosevelt Island Riverwalk Building 7 From Hudson Related - Cornell Not Interested In Buying Westview Either

Earlier this month, rumors circulated around Roosevelt Island that Cornell University had purchased Hudson Related's Southtown Riverwalk Building 7

 Image Of Riverwak Building 7 Rendering

currently under construction. For example, I was asked to find out if this rumor was true:

Just learned from a Southtown resident, who claims he closely follows real estate, that the new Building 7, currently being constructed, has been purchased 100% by Cornell.... This could be true or just a rumor.

I asked Hudson Related's David Kramer about the claim and he said it was absolutely untrue.

Another rumor at the same time was that Cornell was interested in buying

Westview.

During July 27 meeting of the Roosevelt Island Cornell Construction and Community Task Force, member Ellen Polivy asked Cornell NYC Tech Director Of Capital Planning Andrew Winters and Assistant Director of Government and Community Relations Jane Swanson about these rumors.

Mr. Winters and Ms. Swanson replied that there was no truth to either of the rumors. Cornell NYC Tech will only have residences on campus said Ms. Swanson.

Here's the question and answer.



Will have more on Hudson Related's Buildings 7 -9 soon.

Large Crane Transported By East River Barge For Construction Of Hudson Related Southtown 266 Unit Market Rate Rental Riverwalk Building 7 - Crane Too Heavy For Roosevelt Island Bridge Helix

A large barge pulled up aside Roosevelt Island's Southtown Riverwalk Buildiing 7 construction site this morning.

Image From RI On Crackberry

According to the Roosevelt Island Operating Corp (RIOC):

On Friday, June 13 from 7 AM until 12 PM, a large crane will be transported by barge to the Riverwalk Building 7 construction site. During this time, a section of the East Promenade to the west of the site will be closed to the public. Flag persons will be posted onsite to direct pedestrian traffic.

The crane

was lifted from the barge

and deposited inside the construction site.

As Hudson Related's Sara Willard explains:

The crane is for our superstructure/concrete contractors to complete the remaining floors at the building.  We are currently on floor 14.  We project to "top out" the floors in late July, by which the barge will be back to pick-up the crane.

After delivery of the crane, the barge headed back south on the East River passing underneath

the Queensboro Bridge.

The Crane was barged because it was too heavy to be transported over the Roosevelt Island Bridge.

On March 3, 2014 the Riverwalk Building 7 construction site was only a hole in the ground.

Image Of Roosevelt Island Riverwalk Building 7 Construction Site March 3

More on Roosevelt Island's Riverwalk 266 unit market rate rental Building 7 from previous post.

Hudson Related Proud Of Roosevelt Island Riverwalk Building 7 Construction Track Record - Responds To Concerns Raised By NYC Council Member Ben Kallos

Image Of Roosevelt Island Riverwalk Building 7 Construction Site Today

Earlier today, Roosevelt Island and Upper East Side NYC Council Member Ben Kallos published a guest blog post regarding construction safety concerns at Hudson Related's Roosevelt Island Riverwalk Building 7 site. An excerpt:

... Many of you may have noticed ongoing demonstrations on Roosevelt Island and might have wondered the reasons behind them. Here’s some context: six of Riverwalk’s nine buildings have already been built, with three more still to go. However, protesters are raising concerns that construction on Riverwalk 7 is being completed by workers who are not being paid a living wage, health benefits, disability benefits, or retirement benefits and who may not have the apprenticeship training and years of on-the-job experience that they need for construction to be safer for both themselves and the residents of Roosevelt Island...

A Hudson Related spokesperson replied to this issue:

Hudson, Related and Monadnock Construction are proud of our track record at Riverwalk. We have an OCIP (Owner Controlled Insurance Program) to ensure that every construction worker is covered by workmen’s compensation insurance. The wages paid by subcontractors to their workers are far in excess of any living wage requirement being considered by the City. We employ a full-time Site Safety manager, licensed by New York City’s Department of Buildings and OSHA, who provides safety training and orientation and implementation of our site safety plan.

More On Roosevelt Island Riverwalk building 7 here and here.

NYC Council Member Ben Kallos Demands Safer Construction Practices By Hudson Related Developer Of Roosevelt Island Riverwalk Building 7 - Kallos Asks You To Sign Petition

Image Of Roosevelt Island Riverwalk Building 7 Construction Site Today

Below is a Guest Post by Roosevelt Island and Upper East Side New York City Council Member Ben Kallos

Image From Ben Kallos

regarding construction safety concerns at Hudson Related's Roosevelt Island Riverwalk Building 7 site. From Mr. Kallos:

Demand Safer Construction on Roosevelt Island

By New York City Council Member Ben Kallos

District 5: Roosevelt Island and the East Side

Many of you may have noticed ongoing demonstrations on Roosevelt Island and might have wondered the reasons behind them. Here’s some context: six of Riverwalk’s nine buildings have already been built, with three more still to go. However, protesters are raising concerns that construction on Riverwalk 7 is being completed by workers who are not being paid a living wage, health benefits, disability benefits, or retirement benefits and who may not have the apprenticeship training and years of on-the-job experience that they need for construction to be safer for both themselves and the residents of Roosevelt Island.

Hudson Related built the first six buildings using responsible contractors who pay a living wage and benefits while respecting the safety of workers and residents. Unfortunately, for the latest project, Hudson Related has hired RNC Industries, LLC. For this construction, RNC is paying its employees much less than New York City recognizes as the prevailing wage for construction workers. RNC also isn’t paying for health or disability benefits in case workers are injured on the job. According to Occupational Safety and Health Administration (OSHA), the main Federal agency charged with enforcement of safety and health, RNC has a bad safety record:

• OSHA punished RNC in 2007 after a worker fell 38 feet to his death;
• OSHA punished RNC in 2009 as a result unsafe practices at a worksite that led to a fall-related accident;
• OSHA punished RNC in 2012 for unsafe practices at a worksite that led to a fall-related accident; and
• OSHA punished RNC in 2013 for unsafe practices at a worksite that led to a fall-related accident.

Construction by a contractor with a poor safety record on a project like Riverwalk 7 is dangerous for both workers and Roosevelt Islanders. Whether it is RNC or the next contractor, these tragedies are often preventable – if developers like Hudson Related avoid companies with poor safety records.

At the most recent Roosevelt Island Operating Corporation (RIOC) meeting, Roosevelt Islanders joined me in speaking out to protect our neighborhood. I started my career as a union-side labor attorney and am proud as your Council Member to continue the fight for quality jobs in this city. Please join us in our quest to ensure workers receive a living wage, benefits and the apprenticeship training necessary for safety on construction sites for both workers and Roosevelt Islanders.

If you agree, please consider signing this petition urging Hudson Related to only hire construction companies that pay a living wage with benefits and provide years of on the job training through apprenticeships and therefore have strong safety records. With your voice, our community can ensure the construction of Riverwalk continues to be safe for both workers and Roosevelt Islanders.

Petition is here.

A Hudson Related Spokesperson responds to this issue.

More On Roosevelt Island Riverwalk building 7 here and here.

Union Protest Against Use of Non Union Labor At Roosevelt Island Hudson Related Southtown Construction Site - Scabby The Inflatable Rat Joins Protest, Resident Arrested Today For Menacing Protester With Knife

Roosevelt Island resident Karen LichtBraun asked earlier today:

What is up with the strike at the construction site? They have a large plastic rat on the side of the road

Image of Scabby The Inflatable Rat at Roosevelt Island Construction Protest from Karen LichtBraun

There have been ongoing union demonstrations protesting use of non-union labor for construction of Hudson Related's Southtown Riverwalk Building 7 recently.

 Rendering of Hudson Related Riverwalk Building 7

Last Friday, the union brought over Scabby the Inflatable Rat to join the protest.

The Roosevelt Island Operating Corp (RIOC) Public Safety 24 Hour Blotter reported

12/27/13 - 1100 - 475 Main St - Union Demonstration - PSD respond - Report taken.

No arrests were made at the demonstration on Friday.

An arrest was made at the union demonstration today. Apparently, a Roosevelt Island resident was disturbed by the noise coming from the union demonstration this morning and threatened a protester with a knife. According to a NYPD Press Spokesperson, the Roosevelt Island resident was arrested for "menacing".

Also, Ed McWilliams, a representative from NYC Carpenters union sent the following letter to RIOC President Charlene Indelicato:

PROJECT: 480 MAIN STREET MANHATTAN Block: 1373 Lot: 8

Dear Ms Indelicato,

It has come to our attention that RNC INDUSTRIES LLC may be currently seeking to perform work on one or more of your projects. Please be informed that the New York City District Council of Carpenters has a labor dispute with RNC INDUSTRIES LLC because they do not meet area labor standards. RNC INDUSTRIES LLC does not pay the area standard wages to all their employees including providing or fully paying for health benefits and pension.

The New York City District Council of Carpenters has made a solid commitment of personnel and resources to protect and preserve area standard wages, including providing or making payments for family health care and a dignified retirement for all area carpentry craft workers. Therefore, we are asking that you use your managerial discretion to not allow these non area standard contractors to perform any work on any of your projects unless and until they generally meet area labor standards for all their carpentry craft work.

We want you to be aware that our new and aggressive public information campaign against RNC INDUSTRIES LLC will unfortunately impact all parties associated with projects where they are employed. That campaign will include highly visible lawful banner displays and distribution of handbills at the jobsite and premises of property owners, developers, general contractors, and other firms involved with projects involving a non area standard contractor. We certainly prefer to work cooperatively with all involved parties rather than to have an adversarial relationship with them but cannot sit idly by while these entities condone and/or support the non-area standards contractor.

If you agree to comply with the request we have made in this letter, or if our information about a non area standard contractor being involved with any of your projects is incorrect, please call the undersigned immediately... Doing so will provide the greatest protection against your firm becoming publicly involved in this dispute through misunderstanding or error.

Will ask Ms. Indelicato for a response and post an update if received.

Also, the Roosevelt Island Residents Association (RIRA) has invited the Carpenters Union representative, Mr. McWilliams, to speak at the January meeting of the Common Council.  At least one RIRA member has objected to inviting the union representative to the monthly RIRA meeting  but suggested that if the union member is invited, so should a representative from the building contractor/developer.

Stay tuned.

UPDATE 12/31 - RIOC President Indelicato responds:

RIOC does not not dispute anyones right to free speech, however, any such demonstrations must be done in an orderly and legal manner which will not infringe on the rights of others in the community.

We at RIOC hope that 2014 will be a year of cooperation, growth and prosperity for Roosevelt Island.

Verizon Wireless On Wheels Available At Good Shepherd Plaza For Those Without Phone Service - 6 Days Since Roosevelt Island Phone Outage Caused By Cables Cut During Riverwalk Building 7 Construction

Image Of Verizon Wireless On Wheels at Roosevelt Island Good Shepherd Plaza

As reported November 9:

... a cable mistakenly cut last Thursday during the construction of Southtown Riverwalk building 7 caused the loss of Verizon land line phone service and Time Warner cable service to large portions of Roosevelt Island. Time Warner Cable service was restored later that evening but Verizon land line phone service is still out of service and it is not known yet when service will be restored....

Image Of Southtown Riverwalk Building 7 Construction Site

The Roosevelt Island Operating Corp (RIOC) just sent out the following update:

Verizon has installed a "Wireless on Wheels" trailer on Good Shepherd Plaza on the south side of the Good Shepherd Community Center. This trailer, which is available free of charge, is equipped with fifteen cell phones, I- Pads for checking e-mails, and Wi-Fi service. The trailer will available until service is fully restored. Please feel free to avail yourself of these services.

Sincerely,

Roosevelt Island Operating Corp Advisories Group

A Verizon Spokesperson added this afternoon:

Four of our cables were cut, two fiber and two copper. In round numbers, it was about 1,300 lines. The fiber cables were restored over the weekend, and that was about 400 lines/customers. The copper cables are much more difficult to restore, they require much more splicing. We have restored about another 400 lines thus far on one of the copper lines. As we continue to splice “pairs” within the cables, customers will be restored over the next couple of days. In addition, we have given some voice phones and Jetpacks (for data) deployed yesterday to Public Safety group on RI for distribution to residents who have urgent need. We are also setting up a mobile trailer that contains phones for residents’ use.

UPDATE 4:15 PM - From RIOC

Please be advised that the Verizon trailer service will be available from 9 A.M. until 5 P.M. daily.

Sincerely,

Roosevelt Island Operating Corp Advisories Group

Verizon Phone Service Outage On Most Of Roosevelt Island Right Now, RIOC Advises To Call 911 or Flag Down Public Safety Vehicle To Report An Emergency

There is currently a disruption in Verizon land line phone service for many areas of Roosevelt Island. According to the Roosevelt Island Operating Corp (RIOC):

Please be aware that due to technical difficulties with Verizon, phone lines are temporarily out of service.  In the event of an emergency, please report to the Public Safety Office.

Sincerely,

Roosevelt Island Operating Corp Advisories Group

RIOC Public Safety Department Director Jack McManus asks that if you have a problem to flag down a PSD vehicle patrolling the street or to call 911.

UPDATE 2:35 PM - According to Rivercross building management notice to residents:

Verizon has confirmed to us that cables were cut during construction of Southtown building number 7 today. This has resulted in an Island-wide outage of the following:

VERIZON copper landline telphone service (not FIOS)
ALL TIME WARNER CABLE services, including telephone, internet and television

We have no estimate of when service might be restored....

UPDATE 4:30 PM - According to a spokesperson for Southtown Riverwalk building 7 developer Hudson Related:

Unfortunately unmarked Verizon and Time Warner cables were in the path of excavation for the new DEP force main (sewer) at Riverwalk. The old lines were marked “dead” on all as-built infrastructure drawings and Verizon and Time Warner did not ID/mark them out when they did their utility scan of the site and sidewalk prior to excavation.

Currently Verizon and Time Warner are on site. Time Warner will start repairs after 5:30 pm. It is not known when Verizon will commence or complete their repairs. When we know more from their teams, I will alert you.

and a Verizon spokesperson adds:

Up to three of our cables were cut earlier today. We believe by a contractor doing construction. We will determine who/which at a later point. Right now we have crews onsite and will need to dig to expose the full length of the cables, so they can be properly spliced to repair or replace completely.

The addresses I have as being affected are 455, 465 and 475 Main and 687 Main. May be others. To the best of our knowledge this occurred around Noon. At this point I do not have a time of restoration. But we are on it.

UPDATE 11 PM - Received this statement from Hudson Related at 5:17 PM:

This just came from our team on the ground:

Verizon and Time Warner both on site relocating their lines through the new conduits installed during phase1. They will continue work 24 hours till system is operational.

Rivercross resident reports having Time Warner TV back but not Verizon phone service at 10:30 PM.

UPDATE 9/8 10:40 AM - Hudson Related Spokesperson reports:

As of this morning:

Verizon completed the fiber bypass and fiber service is back on line. The new copper line bypass is installed but not spliced. Splicing crew will start this afternoon or this evening and work until completion.

Time Warner is not onsite this morning which likely means they completed their bypass work.

Hopefully people are starting get back online.

Roosevelt Island, Don't Be Alarmed By Workers Wearing Protective Gear On Wednesday Says RIOC - Here's Why, Riverwalk Building 7 Sewer Construction

 Riverwalk Building 7 Construction Site

According to the Roosevelt Island Operating Corp (RIOC):

Please be advised that on November 6, from 8:00 AM until 7:30 PM and on November 11 and 12 from 11:00 PM to 6:00 AM, staff wearing personal protective gear will be working on the Island. This is due to construction involving the sewer system at the site of the future Riverwalk 7 building. This is not a cause for alarm as the suits are just a precautionary measure against personal contact with septic materials.

Sincerely,

Roosevelt Island Operating Corp Advisories Group

Roosevelt Island Southtown Riverwalk Building 7 Begins Construction - 266 Unit Market Rate Rental, Here's What It Will Look Like

The Hudson Related Companies have started construction on their seventh Riverwalk Southtown Roosevelt Island building.

It will be the first of three buildings planned for the Queens side of Southtown completing the 9 building Roosevelt Island Riverwalk project.

Image of Riverwalk Building 1-6 and future site of 7-9 from Wall Street Journal

According to the Roosevelt Island Operating Corp (RIOC):

Please be advised that starting November 1, site work and foundation preparation work will commence at the Southtown Building 7 location. Excavation work has already begun on the sewer force main at the site. Expect construction vehicles in the area.

Sincerely,

Roosevelt Island Operating Corp Advisories Group

When completed, Riverwalk Building 7 is expected to look like the rendering below.

According to the Hudson Companies, the Riverwalk Building 7 at 480 Main Street will be a 266 unit market rate rental with a total of 215,000 square feet. Anticipated construction completion is in 2015.

Landscape designers Future Green Studio describe Roosevelt Island's newest luxury rental as follows:

This project includes an entrance garden, ground floor rear terrace garden, walking paths to the esplanade, shaded destinations near the waterfront, open lawn areas and meadows, and shaded forest areas with large deciduous trees and structural evergreens.
An entrance garden includes a driveway with a passenger drop off and turnaround. Mid-sized specimen flowering trees will provide a showy front to the building and help to soften the transition from the street to the building edge. A distinctive paving pattern of concrete pavers and attractive bollards will address the ground plane. Large landscape beds may anchor the base and corners of the building and be planted with large swathes of low-lying perennials and grasses.

The roof garden will be designed to include dining areas, grill stations, open areas for sunbathing and shaded areas for comfortable lounging. Rooftop garden elements may include concrete pavers, wood deck areas, a pergola, an outdoor kitchen, wood planters, and plantings. The plantings may be low maintenance evergreen shrubs, perennials, grasses and a few specimen trees. A south facing green wall adjacent to mechanical areas creates an impactful moment for the roof garden while buffering the noise created by the mechanical units. 

Riverwalk 7 Entrance Rendering From Future Green Studio

Riverwalk 7 Garden Rendering From Future Green Studio

Riverwalk 7 Rooftop Rendering From Future Green Studio

Hudson Related will be paying RIOC for Riverwalk building 7:

... 1. Ground Rent:
- Prepaid Ground Rent ($50/SF@ 201,600SF) - $10,080,000
- Starting Annual Ground Rent w/ 3% escalation - $765,760.00...

... 4. Public Safety Fees: $20/unit/month w/ 4% escalation (est. 200 units)
- starting annual public safety fee - $48,000.00...

More on the development agreement for Riverwalk Building 7 between Hudson/Related and RIOC from previous post and additional building renderings here.

Report From RIOC President Charlene Indelicato - Roosevelt Island Fall For Arts, Blackwell Park Playground Grand Opening, Bike New York Workshops, Four Freedoms Park Closed For General Assembly Meeting, PSD Partners With RI Youth Program Soccer & More

Image From RIOC

Roosevelt Island Operating Corp (RIOC) President Charlene Indelicato sends the following report to the community.

School has started and Fall is moving forward at full tilt. Our Fall slate of activities is coming up quickly! Be sure to keep your eye on our website and Facebook page to keep as up-to-date as possible.

Fall for Arts

The date is set for our annual Fall for the Arts Festival. In partnership with Gallery RIVAA, RIOC will be hosting the Festival on October 5th at Southpoint Park and on the lawn south of Rivercross. There will be music, art, food and fun for all!

I understand that the painting of large outdoor murals is the Festival’s most loved tradition. I look forward to viewing them both in the Park and later at the Motorgate Gallery.

The theme for this year's event is "A Mystical Island." It is free to participate - paint and brushes are provided!

We invite you to submit a sketch of your design or any inquiries to Anna.Rankin@rioc.ny.gov along with a title and short description. The deadline for sketches is September 21, 2013.

UN General Assembly

The United Nations General Assembly will hold its 68th session from September 16 to October 5, 2013. Accordingly, there will be heightened security across the river on the East Side surrounding the UN Building and on the Island as well. Four Freedoms Park will be closed to the public for the duration of the General Assembly. Also, expect to see heightened security around transit stations during this time.

Bike New York Comes To Sportspark Roosevelt Island

Bike New York, the bicycle-focused not-for-profit organization highlighted in my last column, will hold pilots on September 22nd and 28th at the outdoor basketball court on the east side of Sportspark. Classes and workshops will be offered for kids and adults ranging from Bicycling Basics to Learn to Ride. The full Bike New York event calendar can be found at http://www.bikenewyork.org/learn/classes-workshops/overview/

Blackwell Park Tot Lot

We are happy to announce that the new tot lot located at Blackwell Park will open Thursday, September 19, 2013 with a ribbon cutting to take place at 3:30 pm. The tot lot will replace the current lot, which will be removed to begin the construction of Riverwalk Building 7 by Hudson/Related. This 200,000 square foot residential building, featuring 260 rental apartments, will take approximately 2 years to complete, according to the developer.

PSD Partners with the Roosevelt Island Youth Program

Last weekend marked the beginning of a new partnership between the Roosevelt Island Youth Program and RIOC PSD. This fall a PSD officer will serve as an assistant soccer coach with the Youth Program. I would like to thank all involved, especially Interim PSD Director McManus and Officer Martinez for all their help in organizing this event.

Motorgate Parking Structure Project Update

On September 19, work will begin in Section 4B North. The renovations have been moving steadily along throughout the garage and we would like to thank our residents and visitors for their cooperation as we modernize the facility. When the project moves to Section 4B North, new signage will be posted to help navigate the garage. The entire project is expected to be completed in Winter 2014.

New Advertising Policy

RIOC’s newly introduced policy for advertising and posting on the Tram, Red Bus, and Main Street Kiosks is available on our website at http://rioc.ny.gov/pdf/AdvertisingPolicy.pdf

Ms Indelicato gave the following report to the September 12 RIOC Board of Directors meeting thanking RIOC staff for their hard work preparing for the meeting. The thanks were echoed by RIOC Director David Kraut.



Mr. Kraut added that, with certain exceptions due to Hurricane Sandy, Roosevelt Island is in better shape now that at any time in his 35 years of living here.

New Roosevelt Island Southtown Playground Almost Ready To Open - The Kids And Parents Are Waiting

A Roosevelt Island parent asks:

Any idea when the new playground is opening? I see that it's finished, but has a chain on the gate.

Roosevelt Island Operating Corp (RIOC) President Charlene Indelicato had reported last August 2:

... We are very happy to announce the new tot lot located at Blackwell Park is expected to be completed by mid-August, end of the month at the latest. After the new tot lot is open, Hudson/Related will begin the construction of Riverwalk Building 7. This 200,000 square foot residential building, featuring 260 rental apartments, will take approximately 2 years to complete, according to Hudson/Related....

Yesterday, I asked Southtown Developer Hudson Related's representative Sarah Willard:

Any update when the new Southtown playground will open.

Ms. Willard replied:

Two more items to complete and then we will have a definite opening date.  We should  know shortly...

Roosevelt Island kids are anxious to get in the new playground and try it out.

Here's a walk around the playground today.



Ms. Willard also reports that Hudson Related is working with RIOC for a Grand Opening Celebration of the new playground.

Peek In At The New Roosevelt Island Southtown Tot Lot Under Construction, Almost Ready With New Equipment, Benches And Shade - Hudson Related Riverwalk Building 7 Begins Construction In Less Than 30 Days

The new Roosevelt Island Southtown Tot Lot in Blackwell Park is progressing steadily and hopefully will be open soon. Some of the play equipment and benches

are already in place.

Reported previously that the existing Southtown Tot Lot is being moved to make way for the construction of Hudson Related's Southtown Riverwalk Building 7

Green Fenced In Section Is Site Of Riverwalk Building 7 Construction

which begins in less than 30 days and take about 24 months to complete according to the Developer's representatives.

Hudson's Sarah Willard said that she hopes the new Tot Lot will be open by the second week of August.

Roosevelt Island Riverwalk Building 7 Construction About To Begin - Developer Hudson Related Erecting Construction Fencing

 Construction Fence Around Riverwalk Building 7 Site

Hudson Related is about to start construction on Riverwalk Building 7.

Riverwalk Building 7 Construction Fence On East Side Of Main Street

According to the Roosevelt Island Operating Corp (RIOC):

Please be advised that Riverwalk 7, LLC, the owner and developer of the seventh building in the Southtown Master Plan, will be erecting a construction fence to surround the building site and adjacent work area. To secure the property, the fence will encompass a portion of the sidewalk on the east side of Main Street between the two pedestrian crosswalks in front of the site. A portion of the sidewalk will be closed. As a safety precaution, pedestrian traffic will be detoured across the crosswalks to the western sidewalk in lieu of walking next to the fence/construction site.

Sincerely,

Roosevelt Island Operating Corp Advisories Group

Construction Fence Erected For Southtown Riverwalk Building 7, Hudson Related Conducting Exploratory Excavation Work - Parents Ask If New Tot Lot Will Open Before Construction Starts?

Image of Southtown 7 Construction Fence

According to this Roosevelt Island Operating Corp (RIOC) June 27 advisory:

Please be advised that Riverwalk 7 LLC will be conducting preliminary work to prepare for Southtown Building 7 construction. The work will include erecting a site construction fence and commencing exploratory excavation work within the construction fence for the identification of existing on-site utilities.

Image of Southtown 7 Construction Fence

As previously reported, the Southtown Tot Lot is being moved to Blackwell Park to make way for the Riverwalk Building 7 construction. Developer Hudson Related has promised that the current Tot Lot will not be closed until the new Tot Lot is open.

Some Roosevelt Island parents expressed concern that:

... we were assured that the tots playground would be finished before construction begins, yet it appears that they may be putting kids and caregivers in harms way if they undertake the construction before the new playground is ready...

The construction fence does not necessarily mean that construction is about to start before the opening of the new tot lot.

Will ask Hudson Related about construction schedule and date of new tot lot opening.