Harlem, NY – In a decisive vote on Wednesday night, Manhattan Community Board 10 (CB10) rejected the latest proposal for the controversial One45 development, dealing another blow to developer Bruce Teitelbaum’s years-long effort to build a 968-unit apartment complex at West 145th Street and Lenox Avenue.
The board voted 19-10 against the project after an initial tie of 17-17 with one abstention. This decision follows a Jan. 29 vote by CB10’s land-use committee, which had conditionally approved the project with stipulations outlining significant modifications aimed at addressing affordability, community resources, and structural considerations. Among the key recommendations:
- Building Height Reduction: CB10 has recommended lowering the maximum height from 34 stories to 28 to better align with Harlem’s existing landscape.
- Expanded Community Space: Instead of the proposed 15,000 square feet, CB10 recommends increasing community space to 65,000 square feet by reducing the footprint of retail space.
- Flood Resilience: While the development site is just outside the floodplain, FEMA’s 2017 data identifies it as a moderate flood risk. CB10 advises implementing both wet and dry floodproofing measures.
- Parking Assignments: The resolution calls for a clear and equitable system for assigning parking spaces to tenants.
- Affordable Housing Distribution: The board insists that affordable units be equitably distributed across both buildings, eliminating the possibility of a “poor door.” Additionally, all tenants—regardless of income—should have access to the same amenities.
- Legally Binding Community Benefits Agreement: CB10 has emphasized the need for an enforceable agreement that extends beyond the development phase, ensuring that community benefits are sustained well into the future.
- Community Benefits Expansion: The agreement should include commitments to technology training and civic engagement programs to benefit Harlem residents.
- Local Hiring: At least 50% of jobs associated with both development and building operations should be reserved for Harlem residents—an increase from the previously proposed 10%. Developers should also engage community-based programs with a proven track record of local hiring.
- Harlem-Based Business Management: A Harlem-based business should be selected to manage various components of the development.
- Acknowledgment of Truck Stop Impact: One45 Lenox LLC must formally acknowledge that the creation and operation of the former truck stop had a negative impact on the community and fund a study to assess the damage.
- Environmental Impact Study: As required of all developers, One45 must conduct a comprehensive environmental impact study. Additionally, CB10 is calling for the inclusion of green spaces, recognizing their critical role in community health.
- Ongoing Reporting: One45 Lenox LLC must periodically report on the impact and status of its agreements with the community.
- Enhanced Affordability Stipulations: If additional funding is secured to enhance affordability, Concerned and West Harlem Group should return with a plan outlining on who specifically supported housing would serve. There is a current plan for supported housing near 7th Avenue that should be integrated into this discussion.
- Collaboration with Community Partners: Developers should work closely with local organizations to ensure community voices are represented in decision-making.
- Independent Oversight Committee: A committee composed of residents, board members, and other stakeholders should be established to monitor the implementation of the community agreement.
Concerns Over Affordability and Gentrification
Despite some board members advocating for more housing in Harlem, others viewed the project as a catalyst for displacement. The One45 proposal included 291 income-restricted units, with affordability levels tied to the city’s area median income (AMI), which is $127,000 for a family of three. Critics argued that these figures do not reflect Harlem’s actual median income and that many residents would still be priced out.
A History of Opposition
This rejection is the latest chapter in an ongoing battle over One45. In 2022, former City Councilmember Kristin Richardson Jordan blocked an earlier version of the project, arguing that it was unaffordable to Harlem residents. Teitelbaum responded by converting the site into a truck depot, a move seen by some as retaliatory.
Following Jordan’s departure from office, her successor, Councilmember Yusef Salaam, expressed support for new housing on the site but promised the community would have a voice in the process. Salaam did not attend Wednesday’s meeting, and his office has yet to comment on the board’s decision.
What’s Next?
The CB10 vote is advisory, meaning the project is still alive as it moves through the Uniform Land Use Review Procedure (ULURP). The next step is a 30-day review by Manhattan Borough President Mark Levine, followed by a City Planning Commission vote before the final decision lands with the City Council.
While CB10’s rejection sends a strong message, the fight over One45 is far from over, the next step a 30-day review from Manhattan Borough President Mark Levine’s office.
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