The tragic events of September 11, 2001, transformed our city and our country in countless ways. It altered our conception of security and our place in a world with new awareness of global actors and international threats. The days and weeks after the attacks brought people together in new ways as they struggled to cope and make sense of loss, and also instilled new fear and divisions among our diverse communities.

New York’s transformation was also felt physically. The Twin Towers - a well-known feature of the Manhattan skyline - vanished, replaced with physical destruction that spread far beyond the World Trade Center site.

In the aftermath of these events, RPA joined together with 85 civic organizations to begin discussions about how to rebuild Lower Manhattan. Conversations ranged from smaller meetings between these organizations and government leaders to a gathering of over 5,000 residents of the region, all weighing in on their concerns for the future of the area. As a result, the Civic Alliance to Rebuild Downtown New York came up with a new framework for how Lower Manhattan should remember and rebuild.

As we commemorate the 15th anniversary of September 11, we took stock of the changes to Lower Manhattan over the past 15 years.

Transportation

The 2002 framework put forth by the Civic Alliance called for significant investments in Lower Manhattan’s transit network, pushing for areas south of Houston Street to be further connected to the rest of the city and the region. The Alliance proposed a new transit hub connecting the World Trade Center’s Winter Garden to the Path Station and the MTA’s Fulton/ Broadway Nassau stations. New rail connections, including the continued work on the Second Avenue subway, a new Metro-North transfer at 125th Street and improved access to JFK airport, could allow residents from different parts of the city and the region to access the Financial District. And more multi-modal options, including expanded bus and Bus Rapid Transit, new ferry service and better pedestrian access, could help transform Lower Manhattan into a more liveable mixed-use community.

Today, despite significant delays and hefty price tags, the new WTC transit hub has come to fruition, with connections to the PATH, three subway lines and the MTA’s Fulton Center. New ferry service has connected Lower Manhattan to other parts of New Jersey and the outer boroughs, both for commuting and recreation. Investment in the Second Avenue subway has continued, although it isn’t clear whether or when it will ever be extended to Lower Manhattan. Many areas south of Houston Street have been pedestrianized, and new bike lanes have been installed. But improvements to bus service have been slower to arrive.

Jobs, Economy and Housing

Perhaps the largest transformation for Lower Manhattan during this time period has been the increase in residential population. In 2002, the Civic Alliance proposed that Lower Manhattan diversify to include a variety of business sectors beyond the financial industry, and mixed-income housing to support those jobs and create a more holistic neighborhood. Since 2000, the residential population of Lower Manhattan has doubled, reaching 50,000 in 2014. Despite the loss of more than 58,000 private-sector jobs between 2000 and 2002, employment has rebounded over the past decade, with 2015 showing the highest level of jobs in Lower Manhattan since 9/11. What’s more, according to a recent report from New York City Comptroller Scott Stringer’s office, the mix of new employment has shifted the area’s industry make-up significantly. With the increase in service industry jobs in areas like hotels, restaurants and health care, ​“the finance industry accounted for one-third of area jobs in 2015, compared to 56 percent in 2000.”

To support the growing residential population, Lower Manhattan also has developed more residential housing, gaining 30,000 units since 2000. But these units appear largely aimed at affluent residents: According to the NYU Furman Center, the median rent for recent movers to the Financial District (Manhattan Community District 1) remained the highest out of all of the city’s districts, at $2,812.

(NYU Furman Center)

Civic Amenities and Urban Design

To support a growing population and a mixed-use vision for Lower Manhattan, the Civic Alliance also called for more investments in parks and open space for the area, many of which have since been developed. Investments in Battery Park, green space along the East River and the trails along the Hudson River have vastly expanded opportunities to escape from the district’s towering skyscrapers and reconnect with the waterfront. Growing amenities, smaller stores and entertainment have made their way to Lower Manhattan, attracting both new residents and night and weekend visitors. And the completion of the World Trade Center memorial has created a space for remembrance for residents of the region and visitors from around the world.

Street closures and new security barriers instituted in the wake of the attack fundamentally changed transportation routes, walkability, and open space in the neighborhood, as well as heavily affecting the aesthetics and urban design of the neighborhood. Throughout the 2000s, many design aspects of the new security infrastructure were revisited to try and mitigate their unwelcoming effects, such as replacing bollards and jersey barriers with planters. However, former open spaces and transportation arteries still remain closed, and unnecessary physical and visual barriers remain in place.

Looking Forward

Lower Manhattan has come a long way over the past 15 years. With a stable economy and a growing population, the area has become a destination, a neighborhood, a place with deep-seated ties to our collective history and a renewed spirit of forward momentum. As a part of RPA’s Fourth Regional Plan, to be released in 2017, we are taking a fresh look this part of our region. As Lower Manhattan and the region overall have witnessed incredible growth, we also have seen a growing crisis of affordability. With the changing makeup of our regional and global economy, this area and the region must be understood in its current context. With new understanding about the threats posed by sea level rise and the impacts of severe storms like Hurricane Sandy, we need to plan for the sustainable, long-term success of these areas. And with the influx of tourists and new mixed-use nature of the area, the neighborhood’s walkability, connectivity, open space, and urban design need to be re-examined in order to create a more welcoming and open neighborhood. The future of Lower Manhattan, and our region, will be shaped by past successes, continued unmet needs and our new and ever-changing landscape.

Photo Credit: gigi_nyc/flickr