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Rethinking Development Report
No. 2  June 2005

Up From the Ruins: Why Rezoning New York Cityís Manufacturing Areas for Housing Makes Sense

About the Authors

Regina B. Armstrong has been President of Urbanomics since 1984. From 1964 to 1984, she was Chief Economist and Vice President/Economics for the Regional Plan Association, New York. She is the author of many works on urban planning, including The Office Industry: Patterns of Growth and Location (The MIT Press) and Regional Accounts: Structure and Performance of the New York Regionís Economy in the Seventies (Indiana University Press). In 1994 she received the American Planning Association Ponte Award for Economic Planning Excellence.

Tina C. Lund has been Senior Research Associate at Urbanomics since 1996. She has collected and analyzed data for many projects, including the North Jersey Transportation Planning Authority Critical Infrastructure Study; the New York City Housing Authority Community Board Market Analyses; the Lower Manhattan Redevelopment Master Plan; and the New York Botanical Garden Economic Impacts.

Urbanomics is a professional partnership serving business and government in economics, public finance, and urban planning. Founded in 1984 by Regina Armstrong and Marilyn Rubin, Urbanomics provides public and private sector clients with a wide array of economic development planning studies, market studies, and recommendations on public financing options for projects and programs.


Center for Rethinking Development.




Executive Summary

About the Authors

The Decline of Manufacturing

Chart 1  The Decline of Industrial Employment in New York City, 1990-2004

Table 1  Manufacturing Employment, Past and Forecasted, in the New York Urban Region, 1990-2025 (000s of jobs)

Table 2  Industrial Employment in New York City, 1990-2004 (in 000s of annual average jobs)

The Demand for Housing

Chart 2  The Rise in Housing Construction Authorizations in New York City, 1990-2004

Table 3  Resident Population, Households, and Housing-Unit Demand in New York City, Past and Forecasted, 1990-2025 (in 000s)

Case Studies of Redevelopment Potential

Sherman Creek/Inwood, Manhattan

Bronx Terminal Market to Bruckner South Expansion, Bronx

Dutch Kills, Queens

Red Hook/Gowanus Canal Area, Brooklyn

North Shore, Staten Island


Illustrative Development Potential

Table 4 Illustrative Housing Yield by Study Area

Housing Yield

Economic and Fiscal Impact

Table 5  Illustrative Housing Values and Property Taxes of Study Area Sites

Net Benefit to the New York City Economy



Map 1 Inwood/Sherman Creek Study Area

Map 2 Bronx Terminal Market/Bruckner South Study Area

Map 3 Dutch Kills Study Area

Map 4 Gowanus/Red Hook Study Area

Map 5 North Shore Staten Island Study Area

Map 6 Sherman Creek Study Area: Illustrative Housing Development Potential

Map 7 Bronx Terminal Market/Bruckner South Expansion Study Area: Illustrative Housing Development Potential

Map 8 Dutch Kills Study Area: Illustrative Housing Development Potential

Map 9 Red Hook Study Area: Illustrative Housing Development Potential

Map 10 Gowanus Study Area: Illustrative Housing Development Potential

Map 11 North Shore Study Area: Illustrative Housing Development Potential


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