Preservation Plan Cover Image

Download the entire 14th Street and Union Square Preservation Plan

Preservation Plan Alternate Cover Image

Download the abridged Preservation Plan (as given to guests at the oral presentation)

Union Square

Since the early-nineteenth century, Union Square has been a public gathering space for commerce, entertainment, labor, political events, and recreation. Throughout its existence, Union Square has been an important transportation hub for the city. Union Square consists of a two-part whole: the park plus the buildings that surround it. The park has historically been a primary location for political, social, and cultural expression contained within the defining walls of a conglomeration of buildings that reflect diverse use, age, character, scale and architectural style. Their architectural significance derives from the various design responses they present for the early exploration of the skyscraper form in New York. An important draw to the square is the Greenmarket which is located on the north edge of the park where fresh, farm produce is sold four days a week to over 50,000 shoppers each day.

Zoning Summary

In 1984, Union Square was designated a Special Purpose District by the New York City Planning Commission. The intent of the designation was to promote revitalization of the area by encouraging high-density development around the square. The zoning regulations set restrictions for all development or expansion of buildings around the park. The special district is superimposed a C6-4 district and its regulations supplement and modify those of the underlying district. The maximum allowable F.A.R. for commercial use ranges from 8.0 to 10.0, depending on street location within the special district.

Physical Conditions

Buildings on Union Square range in age, style, and scale, and most are entirely for commercial use. The most recent buildings, including the Zeckendorf Towers and the Metronome Building, are the result of a revitalization effort launched in the 1984. A large number of restaurants and nationwide retail chain stores surround Union Square. Some businesses have succeeded in adaptively reusing historic and landmark buildings, like, for instance, the Heartland Brewery in the former Schirmer’s Store, and Barnes & Noble in the Century Building. Generally, buildings on Union Square are in good physical condition (refer to Appendix C for an in-depth analysis of building conditions). They are well-maintained, and much of the historic fabric has been retained, albeit through several instances of over-cladding (such as the former Tiffany’s store on Union Square West).

Historic Resources

Existing designations:
Primary Resources:

Issues

Union Hall

This soft site could be redeveloped in a way that would negatively impact its historic integrity.

(Former) G. Schirmer’s Store

This building is one of the few remainders of high-end retail that was once prevalent on Union Square. It is a soft site with a large degree of development potential. Demolition or inappropriate alterations are a possibility.

Union Square Pavilion

The pavilion is public property and is in poor structural condition. New uses and alterations for the pavilion are a part of the Parks and Recreation Department’s new proposal for Union Square. See the Plan section for an in depth study of the Pavilion.

(Former) Tammany Hall

The current building is significantly underbuilt in light of Union Square’s special zoning. As the home of the New York Film Academy, it is subject to the pressures of institutional needs. Plans to build a glass tower on top of Tammany Hall are already in existence.

Hartford Building

Development pressure could cause inappropriate alterations to the building.

Overarching Issues for this Area

The biggest threat to the existing historic fabric on Union Square is the rising real estate values around the Square. This increase in real estate values has contributed to proliferation of chain stores around the Square, which tend to alter the buildings they occupy by introducing their specific corporate identity through signage, interior layout, and drastic façade alterations. The historic integrity of these buildings has been greatly compromised by this trend.

Summary

Union Square is a very desirable location for future development that may have a negative impact on the historic character of the area. Frequent retail turnover can cause damage to historic buildings as tenants continuously make alterations. Designation by the New York City Landmarks Preservation Commission could regulate changes made to significant buildings. Façade easements are also a useful tool for buildings that may not have landmark protection because they require facades to be maintained in perpetuity. Union Square’s current popularity and economic vitality may actually be beneficial to some buildings, ensuring they will be used for some time.