Two Towers, One Hell’s Kitchen, Zero Chill
Two developers walked into the City Planning Commission this week and asked for permission to build 1,179,321 square feet of new construction in Hell’s Kitchen. That’s not a typo. That’s approximately the footprint of the Empire State Building — and they want to put it on two non-contiguous slices of West 54th and 55th Streets between Twelfth and Eleventh Avenues.
The applicants — 760 12th LLC and 801 11th Ave., LLC — are proposing two massive mixed-use buildings that together would deliver 1,094 new dwelling units. Of those, between 273 and 328 would be permanently affordable under the Mandatory Inclusionary Housing program. The rest? Market rate, overlooking the Hudson River, in a neighborhood that’s already seen its rents climb for a decade.
The build year is 2029. Put it in your calendar.
The Hudson River Park Air Rights Trick
Here’s where it gets genuinely interesting: both buildings are being funded, in part, by transferring unused development rights from Hudson River Park. Under the Special Hudson River Park District rules, park properties that can’t be developed can “sell” their unused floor area to nearby receiving sites. The developers are transferring approximately 84,349 square feet of rights to Development Site 1 and 64,392 square feet to Development Site 2.
This is not new — the mechanism has existed for years. But the scale here is significant. The Board of Directors of the Hudson River Park Trust must separately approve the sale. The money theoretically flows back to park improvements. Whether it does, and how quickly, is a different conversation.
The Part Nobody’s Talking About: 148,000 Square Feet of Car Dealerships
Buried in the application: Development Site 1 includes 113,990 square feet of commercial auto dealership space. Development Site 2 adds another 85,760 square feet. That’s nearly 200,000 square feet of car dealerships in a mixed-use project that also requires affordable housing.
The zoning text amendment specifically allows “automobile dealers and all other motor vehicle dealers” within the receiving sites to include “repair services or preparation of vehicles for delivery.” In 2026. In Hell’s Kitchen. Adjacent to a public park. Next to 1,094 apartments.
We will let you sit with that.
A New Affordable Housing Scorecard Is Coming
Separately, the City Planning Commission is finalizing rules for the Affordable Housing Fast Track, a charter amendment approved by NYC voters in November 2025. The rules would rank all 59 community districts by their rate of affordable housing production every five years. The 12 districts at the bottom of that list would be put on an expedited review track — meaning affordable housing projects there would skip the full ULURP process.
The first list is due by October 1, 2026. The formula uses HPD data, Census figures, and Department of Buildings permits. The five-year cycle runs July 1, 2021 through June 30, 2026.
Translation: in about six months, 12 community districts will learn they’ve been officially designated as underproducers — and their zoning will change accordingly. That list is going to be political. Watch this space.
FIFA Means Your Summer Park Event Is Probably Cancelled
Effective immediately: Mayor Mamdani has signed an emergency rule authorizing NYC Parks to deny permit applications for new events between June 11 and July 19, 2026 — the full span of the FIFA World Cup in New York. The rule applies to events that weren’t held in 2025 and aren’t demonstrations.
The overlap with the U.S. 250th anniversary celebration (July 1–9) is also cited as a factor. NYPD requested the blackout to prevent over-extension of resources.
If you were planning a new community event, festival, or outdoor concert in a city park this summer: plan for next summer. Or plan a demonstration, which is specifically exempted.
The Personnel Numbers You Weren’t Looking For
The Department of Transportation just welcomed Michael Flynn at a salary of $287,000. Consumer and Worker Protection brought in Samuel Levine at $268,000. Meanwhile, the Department of Finance ran a January 4th hiring sprint — at least 20 new employees, all starting at exactly $60,710 on the same day. It has the energy of a very organized first day of school.
Over at Sanitation, the retirement wave was real: more than 20 employees retired in a single pay period ending January 16th, including multiple supervisors. Two employees — Brian Dunn and Keivan Notghi — are listed as deceased. The city mourns their service.
The Department of Parks & Recreation promoted at least 25 employees to the 81111 title (Park Supervisor) at $84,469 on the same date (December 28, 2025). That’s a lot of supervisors at once. Something was reorganized.
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