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By the standards of ultraluxury Manhattan real estate, the building proposed for West 66th Street was relatively modest. At 1,800 to 3,000 square feet, the apartments in it would approximate the size of dressing rooms or wine cellars in an oligarch’s Midtown crash pad.
This would not be a tower for foreign billionaires who spend three and a half days a year in New York as a stopover between trips to Davos and Bill Gates’s house and polo matches in Argentina — though they wouldn’t be turned away. It would, instead, be marketed to “regular” families, which is to say families with two or three privately schooled children, million or million to spend on an apartment and the inclination to shop at Citarella without the help of staff.
Though you could imagine a scenario in which this might have generated a modicum of local good will or at least shrugging acceptance, a neighborhood preservation group known as Landmark West in September formally opposed the building. Set to stand at 775 feet, its footprint had grown over the years with the developer’s acquisition of properties adjacent to the original site.
The results of the challenge to keep the building from going up have revealed absurd gaps in the city’s zoning regulations, showing us how residential towers like this one manage to grow so tall that they command obscene prices and cast shadows that are both literal and figurative.
Landmark West’s protest to the city’s building department emphasized the problem of what is known in real-estate parlance as the “void.” To understand this requires a bit of context: Although current city regulations cap the number of stories a building can have, depending on where it is located and more specifically the size of its lot, it sets no limit on the height of any particular floor. In essence, this is like telling a child that she must respect bedtime while giving her no indication that at 7:45 she has to go into her room.
Developers have taken advantage of this loophole to maximize profits, claiming that certain floors need to be as high as 40 or 50 or 100 feet, or more, to contain building mechanicals. In truth, what developers are doing is adding volume — the void is just empty space — to raise the height of a building and create more apartments on higher floors, with cinematic views, similar to the 8 million Central Park South penthouse recently purchased by the hedge fund manager Kenneth Griffin, which became the most expensive home in the United States this week.
Exploiting the void is not illegal, and when neighborhood groups have challenged the practice in the past — as they did with a building on East 88th Street — they have been reminded as much.
The West 66th Street project, whose developer, Extell, brought us One57 and the advent of Billionaire’s Row on 57th Street, was set to have a void, previously approved by the city’s buildings department, of 161 feet. As Chuck Weinstock, a lawyer for the Landmark West group, put it: “You could slide the Unisphere into a void that height and still have 20 feet left for mechanical equipment. Grand Central would leave you 30 feet. The Guggenheim would also work — and you could stack the Frick on top of it.”
In actuality, mechanical space, according to George Janes, an independent urban planner who began looking into voids when he found himself wondering how 432 Park Avenue got so tall, requires roughly 15 feet of ceiling height. Developers would hardly dispute that. When I sat down with Gary Barnett, the founder and president of Extell (in, it should be noted, his nondescript seventh-floor office) he maintained no pretense that he needed 161 feet ceilings for an HVAC system.
Now though, it seems he might not get it. Several days ago, the buildings department, in response to the legal challenge, did something shocking and in its own way unprecedented: it told Extell it would revoke approval for the project unless the company could come up with a reason to justify or modify the void in 15 days. Fire safety is a concern with voids, but the buildings department made its case on the grounds that the type proposed was of a size “not customarily found in connection with residential uses.” Three years ago though, it approved a void of 132 feet in height for a project on East 30th Street.
The city planning commission has acknowledged that it needs to revise zoning law around voids, and if it does, the skyline will undergo another significant shift. The commission may even do so quickly with the support of broader city government. However, if the Extell project is killed, the company will engage the city in what is sure to be a long and costly lawsuit that could have been prevented if the laws had not been allowed to remain so porous for so long. As Mr. Barnett put it, he has no issue with the city abolishing the void, he just doesn’t want to be punished retroactively by laws that don’t yet exist.
The void, though, is a larger metaphoric problem that zoning regulations are not likely to address in the immediate future. Urbanists who hate landmark laws because they limit the heights of buildings and thus impede the density that is supposed to lead, in theory, to more affordable housing, rarely take issue with super-tall luxury towers that actually contain very few apartments and do absolutely nothing for density. The Extell project on West 66th Street at 775 feet tall will contain only 127 units, for example. The city should literally ask for more from developers, permitting soaring heights only when they can serve a broader public purpose.B:
“【呵】，【军】【火】【商】【你】【这】【话】【说】【得】【就】【有】【点】【意】【思】【了】。” 【店】【老】【板】【冷】【笑】【一】【声】【说】【道】：“【组】【织】【里】【面】【让】【你】【来】【办】【事】，【你】【事】【情】【没】【办】【成】，【我】【想】【帮】【帮】【你】，【还】【是】【我】【的】【错】【了】？” “【傀】【儡】【师】，【你】【真】【以】【为】【我】【不】【知】【道】【你】【的】【打】【算】？”【军】【火】【商】【拢】【了】【拢】【自】【己】【的】【黑】【袍】【说】【道】：“【管】【好】【你】【自】【己】【吧】，【别】【给】【我】【添】【乱】。” “【你】……”【店】【老】【板】【脸】【上】【一】【怒】，【身】【子】【似】【想】【要】【站】【起】，【可】
【将】【三】【个】【人】【的】【神】【情】【尽】【收】【眼】【底】，【慕】【容】【紫】【冷】【笑】【一】【声】，【嘴】【角】【勾】【勒】【出】【一】【抹】【讽】【刺】【的】【角】【度】。 【她】【刚】【刚】【在】【背】【后】，【可】【是】【将】【所】【有】【的】【事】【情】【都】【看】【得】【一】【清】【二】【楚】。 【周】【瀚】【明】【显】【被】【人】【当】【枪】【使】，【杨】【思】【敏】【不】【知】【道】【是】【怎】【么】【被】【撺】【掇】【的】，【也】【来】【闹】【上】【一】【闹】，【而】【杨】【思】【晴】【虽】【然】【看】【不】【清】【楚】【表】【情】，【但】【是】【她】【的】【第】【六】【感】【告】【诉】【她】，【这】【一】【切】【的】【事】【情】【都】【是】【她】【搞】【出】【来】【的】。 【慕】【容】【紫】【眯】【了】【眯】
【颜】【以】【曦】【仔】【仔】【细】【细】【看】【了】【那】【些】【资】【料】。 “【这】【个】【慕】【容】【靖】，【是】【慕】【容】【锋】【的】【养】【子】，【仅】【凭】【这】【些】【资】【料】，【也】【看】【不】【出】【他】【有】【什】【么】【大】【的】【来】【头】。” 【亓】【瑾】【言】【接】【过】【去】，【看】【了】【一】【眼】。 “【与】【其】【研】【究】【他】【是】【什】【么】【人】，【倒】【不】【如】【直】【接】【了】【当】【的】【想】【一】【想】，【现】【在】【我】【们】【应】【该】【用】【什】【么】【方】【法】【对】【付】【他】。”【亓】【瑾】【言】【放】【下】【那】【些】【资】【料】，“【要】【我】【看】，【现】【在】【就】【是】【一】【个】【很】【好】【的】【时】【机】。【神】【医】【慕】
【秦】【奋】【不】【徐】【不】【疾】，【稳】【步】【前】【进】。 【在】【他】【之】【前】【走】【上】【幻】【神】【桥】【的】【天】【才】，【大】【部】【分】【都】【已】【经】【被】【他】【超】【越】【了】。 【并】【且】，【在】【前】【行】【中】，【他】【还】【看】【到】【不】【少】【天】【才】【沉】【沦】，【然】【后】【被】【传】【送】【出】【幻】【神】【桥】。 【这】【些】【直】【接】【消】【失】【的】【人】，【都】【是】【没】【有】【通】【过】【五】【行】【山】【的】【考】【验】，【心】【神】【意】【志】【不】【坚】【定】。 【不】【知】【道】【走】【了】【多】【远】，【秦】【奋】【眼】【前】【的】【场】【景】【又】【开】【始】【发】【生】【了】【变】【化】，【出】【现】【在】【一】【片】【陌】【生】【的】【场】好好彩马报生肖图【梦】【梦】【的】【话】【陈】【彦】【斌】【一】【点】【都】【不】【反】【对】，【因】【为】【他】【看】【到】【的】【这】【些】【奇】【怪】【的】【族】【落】，【其】【实】【力】，【不】【论】【是】【哪】【一】【个】【都】【不】【在】【天】【庭】**【之】【下】。 【这】【时】【候】【狼】【魔】【兽】【还】【抱】【着】【冰】【棺】【跟】【里】【面】【的】【美】【女】【述】【说】【心】【事】，【陈】【彦】【斌】【也】【不】【好】【意】【思】【打】【搅】。 “【咱】【们】【先】【看】【一】【下】【具】【体】【情】【况】，【也】【免】【得】【一】【会】【儿】【万】【一】【出】【了】【事】【情】，【咱】【们】【逃】【跑】【的】【时】【候】，【会】【左】【右】【为】【难】。”【看】【着】【眼】【前】【混】【乱】【不】【堪】【的】【战】【斗】，
【萧】【墨】【宸】【终】【究】【还】【是】【放】【手】【了】，【他】【伸】【手】【摸】【了】【摸】【秦】【子】【瑶】【的】【脸】【蛋】【儿】，【在】【她】【额】【头】【上】【落】【下】【一】【吻】，【眸】【子】【中】【全】【都】【是】【不】【舍】【与】【无】【奈】，【就】【在】【秦】【子】【瑶】【的】【手】【指】【轻】【轻】【动】【了】【一】【下】，【萧】【墨】【宸】【转】【身】【离】【开】【了】。 【墨】【渊】【的】【眼】【中】【露】【出】【了】【一】【抹】【复】【杂】，【也】【带】【了】【几】【分】【的】【愧】【疚】，【可】【他】【却】【没】【有】【阻】【拦】【萧】【墨】【宸】。 【秦】【子】【璐】【见】【萧】【墨】【宸】【出】【来】，【连】【忙】【跟】【了】【上】【去】，【本】【来】【想】【开】【口】【询】【问】，【可】【却】【被】【萧】【墨】【宸】
【柴】【颜】【慌】【忙】【跑】【进】【电】【梯】，【待】【电】【梯】【启】【动】【之】【后】，【她】【蹲】【在】【地】【上】，【泪】【流】【满】【面】，【微】【微】【抽】【泣】。 “【柴】【颜】，【你】【说】【我】【太】【过】【执】【着】，【你】【又】【何】【尝】【不】【是】【呢】？【咱】【们】【是】【同】【一】【类】【人】，【都】【太】【过】【念】【旧】【情】。【柴】【颜】，【你】【怎】【么】【就】【不】【敢】【打】【开】【自】【己】【的】【心】【扉】，【看】【看】【自】【己】【身】【边】【的】【人】？【你】【为】【什】【么】【不】【敢】【给】【自】【己】【一】【个】【机】【会】？” 【萧】【森】【的】【话】【语】【萦】【绕】【在】【她】【的】【心】【头】，【来】【回】【盘】【桓】，【久】【久】【不】【散】。
【这】【日】，【温】【度】【不】【冷】【不】【热】，【阳】【光】【正】【好】，【微】【风】【拂】【面】。 【楚】【氏】【集】【团】【旗】【下】【最】【大】【的】【腾】【龙】【酒】【店】【中】，【人】【来】【人】【往】，【熙】【熙】【攘】【攘】。 【宁】【之】【岚】【此】【刻】【正】【坐】【在】【化】【妆】【间】【里】。 【化】【妆】【师】【正】【在】【给】【她】【仔】【仔】【细】【细】【地】【上】【妆】。 【这】【时】，【郑】【安】【清】【进】【来】【了】，【她】【看】【到】【了】【镜】【中】【的】【宁】【之】【岚】，【叫】【道】：“【哎】【呀】【这】【是】【哪】【儿】【来】【的】【大】【美】【人】【呀】！” “【别】【闹】。”【宁】【之】【岚】【道】。 “【之】【岚】