Stock Exchange District Report

A More Welcoming
Wall & Broad:

A Vision for Improving the
Stock Exchange District
Alliance for Downtown New York

In collaboration with
WXY Architecture + Urban Design
Released May 2018
Stock Exchange District Study
This study was commissioned by the Alliance for Downtown New York under guidance from the Stock Exchange District
ad hoc Committee.
Committee Chairs Frank J. Sciame Jr.*

CEO/Chairman, F.J. Sciame Construction Co., Inc.
Thomas Farley*
President, NYSE Group Diego Segalini
Executive Director, Finance & Administration, Lower
Cynthia Rojas Sejas* Manhattan Cultural Council
VP - Global Risk Services, S&P Global Market Intelligence
Kevin Singleton
Executive Vice President, TF Cornerstone Inc.
Committee
Brian Steinwurtzel*
Nathan Berman Co-CEO, GFP Real Estate
Managing Principal, Metro Loft Management
Kent Swig*
Roger Byrom President, Swig Equities, LLC
Co-Chair, CB 1 Landmarks Committee
Jack Terzi
Maria Castelluccio CEO & Founder, JTRE Holdings
Head of School, Léman Manhattan Preparatory School
Reggie Thomas
Bruce Ehrmann Co-Chair, CB 1 Land Use Committee
Co-Chair, CB 1 Landmarks Committee
John Wheeler, Jr.
Robert Gladstone Managing Director, Jones Lang LaSalle
CEO, Madison Equities
Denotes Alliance for Downtown New York Board Member
*
Andy Golubitsky
Vice President - Development, Macklowe Properties
Elected Officials
Mark Gordon
Managing Partner, Tribeca Associates New York State Senator Brian Kavanagh
Daniel Haimovic New York State Assemblywoman Yuh-line Niou

Managing Partner, DTH Capital
Manhattan Borough President Gale Brewer
Kelly Harbison
General Manager, Bobby Vans New York City Councilwoman Margaret Chin
Rev. Phillip A. Jackson* City Agencies

Vicar, Trinity Church Wall Street
Deputy Mayor’s Office of Operations &
Patrick Kennell Deputy Mayor’s Office of Economic Development
Co-Chair, CB 1 Land Use Committee and
FiDi Neighborhood Association Mayor’s Office of Capital Project Development
Michael H. Krupa New York City Department of Transportation
President, Gemdale USA Corporation
New York City Police Department
Jessica Lappin
President, Alliance for Downtown New York New York City Economic Development Corporation
Anthony Notaro* New York City Department of City Planning

Chairperson, Community Board 1
William C. Rudin* In collaboration with

CEO & Co-Chairman, Rudin Management Company
Marie Salerno
President/CEO & Co-Founder, National Parks of NY Harbor
Conservancy - Federal Hall National Memorial
Contents
Executive Summary 5
i. Introduction: Why Now is the Time to Act 9
ii. Existing Conditions 15
iii. Our Vision for a New Stock Exchange District 25
iv. Design Strategies and Recommendations 29
v. Renderings 51
vi. Conclusion 81
Broad Street, 1936
4 Stock Exchange District Study
Executive Summary
Wall and Broad — these two streets meet at one of the most heavily visited and historically important corners in
New York City. This is where early settlers over four centuries ago built a wall to mark the city’s northern boundary.
It’s where the Bill of Rights was first proposed and ratified, and where George Washington, the first president of the
United States, took the oath of office.
It’s also the site that gave rise to the American financial system. This corner is marked today by the imposing facade of the
New York Stock Exchange (NYSE) and the neoclassical grace of Federal Hall. It is instantly recognizable around the world.
Over the years, a special Stock Exchange District has formed around this corner, bounded by Pine Street to the north,
Beaver Street to the south, William Street to the east, and Broadway to the west.
Today, the Stock Exchange District is a vibrant crossroads in the heart of a thriving urban community. It’s a world in
miniature of the new Lower Manhattan: a 24/7 live/work/play business district. Internationally recognized luxury brands
stand beside mom-and-pops, radiating from the intersection. Over 2,000 residential units have been developed. More than
7.5M square feet of commercial office space, filled with companies from a diverse set of industries, completes the picture.
Millions of tourists come to take selfies or to sit next to locals at the ever growing number of restaurants.
Yet this area isn’t living up to its vast potential.
Given the historic buildings and iconic importance of the district, and the modern day realities of protecting our city, the
New York Police Department (NYPD) mobilized quickly after September 11, 2001 to secure the area, with an understand-
able emphasis on protection, not pedestrian circulation or aesthetics. A 2008 redesign improved the area somewhat but
left many ill fitting and unsightly streetscape elements that are in place today.
What we have is a jumble of competing, unsightly design elements that fail to add coherence and programmatic opportunity
or enable sensible pedestrian flow. There is no sense of place. The paving is mismatched and hasn’t been maintained.
It’s hard to navigate the area, which lacks seating and greenery. This NYC jewel should be more welcoming, aesthetically
pleasing, and functional, while remaining safe.
In the summer of 2017, the Downtown Alliance convened a diverse group of over 30 stakeholders to develop a new
vision for the Stock Exchange District. This report is the result of that 9 month collective effort. Our vision is grounded in
the realities of a complex urban environment, security parameters established by the NYPD, and the needs of the district’s
diverse set of users. It’s designed to be implementable in stages, over several years, by both public and private sector
actors, and it articulates a joint vision for a more attractive and secure district.
Alliance for Downtown New York 5

The main goal of our plan is to create a dynamic urban space that works for all its users while celebrating the four
centuries of history that have defined the heart of Lower Manhattan. To achieve that goal, this document is organized
around 3 guiding principles:
1.) Create identity and a sense of place

We believe the Stock Exchange District requires an attractive and cohesive streetscape, with a focus on identifying the
area as unique.
Design features should highlight the entrances to the district, creating a sense of arrival, and should use more uniform
and attractive materials throughout the zone.
Recommendations:
• Use interactive sculptural elements to define the pedestrian gateways to the district.
• Invest in creative placemaking strategies and community appropriate programming.
• Enhance dark streets with overhead lighting concepts.
• Use architectural lighting to showcase the architecture at the Wall and Broad Street intersection.
2.) Enhance pedestrian environment and improve mobility

People need to move more easily through the zone. Through redesign, we can enhance the experience of pedestrians
in the district while creating more attractive sitting areas.
Aligning the design of the district’s streets with how they’re actually used would create more room for pedestrians.
Eliminating redundant security devices would help ease pedestrian choke points.
Recommendations:
• Rebuild the street network with curbless, shared streets that create more room for pedestrians.
• Design new seating that can also serve as planting beds, historical markers and lighting.
• Simplify the security infrastructure to declutter and make navigation easier.
• Expand sidewalks at key entrances to the district.

3.) Rationalize deliveries and separate trucks from pedestrians
This thriving mixed use district needs to better accommodate a range of vehicles, from private cars to daily commer-
cial deliveries.
Our vision creates new loading and unloading areas to accommodate the needs of the district’s residents and
workers. At the same time, the new street designs would improve pedestrian flow and discourage trucks from parking
on sidewalks and along Broad Street.
Recommendations:
• Expand loading bays and enhance curb regulations to encourage trucks to avoid parking in
pedestrian priority zones.
• Pilot an innovative urban delivery consolidation center that has the potential to dramatically reduce truck
parking in the district.

i. Introduction:
Why Now is
the Time to Act

Why Now?
View of the intersection of Wall Street and Broad Street
Over the last several decades, Lower Manhattan has undergone a stunning transformation. Once a traditional 9-to-5
central business district dominated by the financial services sector, Lower Manhattan is now a vibrant mixed use
community. Today, we are home to a growing residential population and a diverse mix of office and retail tenants
increasingly compromising of technology, advertising, media and information businesses.
Nowhere is that transformation more evident than in the blocks around the New York Stock Exchange: retail shops line
the street, now filled with tourists and residents. It’s hard to believe that in 2001 there were fewer than 800 residential
units in the Stock Exchange District. Today, the number tops out at around 2,000, with another 1,237 units in the pipeline.
The south side of Wall Street is now almost entirely residential.
Despite its evolution and growth, however, this dynamic and historic district lacks a well defined sense of place.
Nothing in the area’s urban design speaks to its unique nature.
This is an opportune moment to plan for change. Over the last few years, six properties within the security zone have
changed hands. Five buildings have undergone, or are in the process of undergoing residential conversion. Hundreds of
millions are being invested by private owners. Given the current level of activity and investment at marquee properties like
1 Wall Street and 45 Broad Street, now is the ideal time to work with the city and individual owners to look to the future.

Broad Street Looking North
Exchange Place Looking East

A Community Based Plan
In the summer of 2017, the Downtown Alliance convened a steering committee made up of 34 area stakeholders.
The committee was co-chaired by Thomas Farley, President, NYSE Group and Cynthia Rojas Sejas,
Lower Manhattan resident and Vice President of Global Risk Services at S&P Global Market Intelligence.
The full committee included resident representatives from Community Board 1, as well as property owners,
commercial tenants, city government agencies, local schools, cultural organizations and retailers. The committee
met as a whole three times, at critical points, to help guide the project.
In addition, the Downtown Alliance convened twenty group or individual meetings and walkthroughs with stakeholders,
from both the committee and the public, to solicit feedback on different aspects of the project. The Alliance also conducted
a Web-based survey of Downtown workers and residents, to gauge their views on a set of specific potential strategies to
improve the area and on how the district functions.
Results of a public survey:
77%
had a negative or
83%
agree additional
84%
support adding
39.5%
believe that the
71%
believe that more
neutral reaction to seating options are visual cues or current level of public programming
the area’s current necessary gateways that would programming is would help make
street conditions welcome pedestrians appropriate for the district a more
and add to a sense of the district attractive place to
place in the district live, work and visit

Selected
Survey Quotes 80% supported replacing inadequate
lighting in the area, especially on
New Street and Exchange Place.
Making bollards that could both
restrict vehicle traffic while doubling as
seating or planters for more greenery
or other combination of function
41.5%
Strongly Support
and aesthetics would be great!
I use a mobility scooter to get around

so hope that you consider the needs of
38.3% Support
wheeled device users. The use of strollers,
wheelchairs, scooters, delivery carts, etc Disagree
7.3%
is very common so eliminating curbs & 1.7% Strongly Disagree
cobblestone would be a big improvement. 11.1% No Opinion
Huge potential for up lighting buildings

(like is common for historical
buildings in Europe)...
Do you support replacing the existing
cobblestone with more durable and
We NEED better public space, better
accessible materials?
streets, lighting and streets/sidewalks.
The bollards and extreme security measures

make the area uninviting and create
dangerous pinch points at the entrances.
Please consider more elegant solutions
that actually make a practical difference
with respect to security and terrorism.
*Quotes from over 480 Survey responses.

ii. Existing
Conditions
The Stock Exchange District is bounded by Pine Street to the north,

Beaver Street to the south, William Street to the east and Broadway
to the west.
The historic eight block street grid has witnessed some of the most signif-
icant events in New York City’s history, from the founding of the New York
Stock Exchange to the inauguration of the federal government. For four
centuries the district has both shaped and reflected the city around it.

Existing Stock Exchange District Plan
Wall Street & Broadway
NYSE / Federal Hall
New Street

Wall Street
Exchange Place
Broad Street

An Evolving and Growing District
Land Use in the Stock Exchange District
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BEAVER ST
Today the area is a study in miniature of how Lower Manhattan has been transformed into a mixed use live-work-play
community. The 32 buildings within the district contain over 11.9 million square feet of real estate. Primarily still
commercial, over 7.5 million square feet of office space accommodates approximately 30,000 daily office workers.
At the same time, more than 2,000 residential units and approximately 89 retailers call the area home. Two residential
conversions and one residential construction underway will collectively add another 1,237 units to the area as the
district continues to grow and evolve.
Cities around the world are struggling with how to create public spaces in dense urban environments that are secure,
welcoming and vibrant.

Securing The Heart Of Lower Manhattan
In the wake of the attacks on September 11th, New York took immediate steps to protect the extraordinary historic
resources in the Stock Exchange District. The NYPD defined the security perimeter and mandated both the locations and
the type of devices that were installed.
In 2008 the New York City Economic Development Corporation (NYCEDC) completed a streetscape project funded by the
Lower Manhattan Development Corporation (LMDC). This was intended to provide a long term solution to the district’s
security needs. The project added new seating (both fixed and movable) and replaced the existing asphalt roadbed on Wall
Street and Broad Street with a modular cobblestone paving system called “Eurocobble.”
Vehicle access was strictly limited, and the NYSE building was itself protected by a security fence. Seven new fixed security
posts were established around the district to control access.
Today, vehicles entering the district are screened, and a variety of additional vehicle interdiction devices control access.
Several key elements of the security infrastructure installed as part of this project are no longer fully functional, and the
NYPD reverted years ago to using the “temporary” security devices seen today.
Related to this planning exercise, and concurrent with our study, the NYPD and NYCEDC conducted a review of the security
in the area. That review determined that the existing Delta Barriers could potentially be swapped for newer devices, but the
city also concluded that the security footprint, locations, and number of interdiction devices could not be reduced
or altered at this time.
Existing Security Infrastructure
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NYSE Security Fence
Security Checkpoint
BEAVER ST

The Stock Exchange District Today
Appearance
Today’s Stock Exchange District is a jumble of different and competing streetscape elements that fail to cohere into an
attractive and welcoming whole. It is not visually welcoming. There is a mishmash of different security devices, including
bollards, bronze colored “No Gos,” and concrete benches. Street furniture is mismatched and cluttered. There is little
obvious wayfinding or informational signage identifying the district as a unique place. The result is an area that can be
confusing to navigate.
Accessibility and Circulation

Pedestrian volumes far exceed vehicle volumes in the district. At the same time, the Stock Exchange District is a diverse
area which must accommodate the needs of businesses, retailers and residents for private vehicle access and deliveries.
And all of this must be done with an eye towards making sure that the district is a safe space.
Concrete Benches on Broad Street No Gos and Bollards on Wall Street

Currently, vehicle entry to the Stock Exchange District is
controlled by checkpoints located at each entrance (see
map on page 19). The checkpoint at Broad and Beaver is
the primary entrance for cars and trucks, while the two
checkpoints located at Exchange Place and New Street
are the primary exits. Pedestrians are restricted in two
locations: around the Stock Exchange building itself and
at the Broad Street vehicle inspection area.
The current street design makes it needlessly difficult for

pedestrians and drivers to understand how to circulate.
For example, the sidewalk on Wall between Broadway
and Broad Streets is unnecessary, given the restriction
against cars on that street. This poor street design
creates a pedestrian choke point. The same is true in
other locations.
Pedestrian choke point at Wall Street between Broadway and
Beaver Street
Cluttered security apparatus at Wall Street & William Street prevents accessibility

Function and Design
As the Stock Exchange District continues to evolve, the
street system and urban design need to grow with it.
New residential developments and retail will generate
additional vehicle traffic, yet the district currently lacks
clearly defined truck loading and unloading locations.
Trucks and other vehicles park wherever they can–
including on sidewalks. Vehicles aren’t well separated
from pedestrians. Broad Street’s iconic view corridor
toward the Stock Exchange and Federal Hall is too often
obscured by illegally parked delivery vehicles.
The existing paving is inconsistent, hasn’t aged well or

been maintained, and presents challenges for the mobility
challenged. The district’s streets are currently paved with
a mix of standard asphalt and Eurocobble, a modular
cobblestone installed in 2008. Prior to 2008, there was
no cobble within the zone.
Elements in the current pavement are designed to

recognize historic features of the district including the
colonial era canal on Broad Street and the location of the
wall along Wall Street. Unfortunately this paving is not a
standard paving material used by the city and has not
Eurocobble paving on Broad Street
held up well.
Truck and pedestrian conflicts on Broad Street Trucks parked on sidewalk of New Street

Security Infrastructure
The district’s security infrastructure is characterized
by a profusion of different fixed and operable devices.
Remnants from older security systems coexist with
newer devices, creating redundancies. The cumulative
effect projects a fortress like appearance for many
locations. Temporary vehicle interdiction devices, fences
and French barricades add to the clutter. The NYSE is
required to maintain a critical distance of 27’ from the
edge of the building which is done through a fence that
surrounds the building. Replacing these elements with
a coherent and unified infrastructure would protect the
millions of New Yorkers and visitors who use the area
while creating a more welcoming environment.
A 2017 Web-based survey conducted by the Downtown

Alliance found that over 52% of respondents had a
negative or neutral reaction to the current conditions.
NYSE Security Fence
Turntables from past security redesign Delta barriers and No Gos at Broad and Beaver Streets

iii. Our Vision for
a New Stock
Exchange
District
In 2017, the Downtown Alliance convened a stakeholder steering
committee made up of residents, retailers, property owners, government
agencies, cultural organizations, schools and commercial tenants. This
ad-hoc committee was co-chaired by Thomas Farley, President of the
NYSE Group and Cynthia Rojas Sejas, Vice President of Global Risk
Services at S&P Global Market Intelligence, who lives and works in Lower
Manhattan (see page 2 for a full list of committee members).
Throughout the design process stakeholders emphasized the

importance of highlighting the long history of the district. Our vision
puts the area’s historic assets front and center. The plan described in
this report celebrates the four centuries of history that have defined the
Stock Exchange District, while recognizing that the district must function
as an active, 21st century urban space.

Vision Plan
Working with our design
partners, WXY Architecture
+ Urban Design, a local firm
headed by Lower Manhattan
resident Claire Weisz, our
stakeholders identified a set
of three goals that guide our
vision for the future of the
Stock Exchange District.
The design strategies that

will be described in the next Create Identity and
section of this report follow a Sense of Place
these guiding principles and We recognize that the Stock Exchange
are intended to be flexible District needs an attractive and cohesive
approaches to meeting our streetscape with a focus on identifying the
stakeholders’ goals while district as a special, unique area. Design
respecting the city’s security features should highlight the entrances

to the district, create a sense of arrival
requirements. While several of
in a special place, and use more uniform
our recommended strategies
and attractive materials throughout
would require a substantial the zone.
city capital commitment,
many others can be deployed
independently from a broader
capital project.

Enhance Pedestrian Rationalize Deliveries
Environment and and Separate Trucks
Improve Mobility from Pedestrians
People need to move better through This thriving mixed use district needs
the zone. By redesigning streets, we can to better accommodate a range of vehicles,
enhance the experience of pedestrians from private cars to daily commercial
in the district while creating more attractive deliveries. Our vision creates new loading
areas for people to sit, relax and enjoy the and unloading areas to better accommodate
views. Aligning the design of the district’s the needs of the district’s residents and
streets with how they’re actually used workers. At the same time, the new street
would create more room for pedestrians. design would improve pedestrian flow and
Eliminating redundant security devices discourage truck parking on sidewalks
would help ease pedestrian choke points. and along Broad Street.

iv. Design
Strategies and
Recommendations

Create Identity
and a Sense of Place
Creating a cohesive identity for the Stock Exchange

District quickly emerged as a top priority for stakeholders.
The existing streetscape elements around the NYSE
are a mishmash of different styles and elements that
detract from the historic architecture. A unified design
plan with coordinated amenities, and a palette of
complementary design materials, are essential.
Streetscape elements should focus on the district’s
landmarks and frame iconic views while improving
access and functionality.
Interactive Gateway Markers

The Stock Exchange District is clearly defined by the
existing security perimeter. However, the thresholds to
the district are not clearly legible to pedestrians, who
have little indication beyond the presence of security
devices that they are entering a special district.
Custom designed gateway markers located at entrances

around the district could serve a number of roles.
These gateways should be distinctive architectural
features in their own right.
They can be interactive, providing visitors with

wayfinding, historical interpretation and other district
related information. And strategically placed and well
defined gateway markers can help highlight different
pedestrian approaches to the district. This would
help reduce pedestrian confusion and crowding by
Gateway Markers, Lake Constance, Germany encouraging pedestrians to use multiple entrances.

Potential Gateway Locations

Placemaking and Programming
The Stock Exchange District has long been a venue for public gathering and activation. Today the district is enlivened by the
NYSE’s annual holiday tree lighting and decorations, as well as by cultural programming sponsored by the Lower Manhattan
Cultural Council (LMCC) as part of its River to River festival. But more can be done.
In particular, the approximately 7,000 sf of public space at the intersection of Wall and Broad lends itself to creative and
appropriate programming and placemaking. In addition, streets like Exchange Place represent opportunities to think
creatively about how the public realm can be used to support the needs of the neighborhood’s residents and families.
Property owners, the NYSE, cultural programmers and other stakeholders should work together to attract appropriate
programming for the public space at Wall and Broad. For example, the cultural offerings of LMCC, or productions by other
cultural or recreational partners, could be expanded. The world famous facades of the NYSE and Federal Hall lend them-
selves to creative, artistic, temporary lighting displays that could also serve to activate the district.
Exchange Place, particularly between Broad and William Streets, is especially well suited to creative placemaking efforts.
This currently dark street could be reclaimed for area residents during appropriate days and hours. The street could be
programmed as a play area for neighborhood children on the weekends. Throughout the week movable seating or public
art could be deployed to create a genuine sense of place framed by landmark buildings.
Placemaking and programming in an active alleyway in downtown Vancouver

Potential locations for placemaking and programming

Cable Lighting
New Street and Exchange Place, currently narrow,
dark corridors with little to no direct sunlight at
any time, are a contrast to the wide pedestrian spaces
available on Broad and Wall Streets. Both offer
opportunities to use innovative techniques to improve
lighting and create an enhanced sense of place.
Cable or catenary lighting, strung between the buildings,

could provide consistent overall illumination while affording
additional space on the sidewalk. Brighter streets would
increase foot traffic and activity. This solution would also
eliminate the existing DOT standard “cobra heads,” whose
large bases further constrict the already limited
pedestrian space.
Cable Lighting, Graz, Austria
Potential Cable Lighting Locations

Architectural Lighting
There are 9 individually landmarked buildings in the
Stock Exchange District. The intersection of Wall
and Broad Streets, in particular, is framed on all four
corners by landmarked facades. Specially designed
architectural lighting could be deployed to highlight
these facades and to complement the existing lighting
at the NYSE and Federal Hall.
Federal Hall, New York City
Potential Architectural Lighting Locations

Enhance the Pedestrian
Environment and
Improve Mobility
The Stock Exchange District’s limited traffic volumes make it among the most pedestrian oriented areas in Lower
Manhattan, and indeed in the entire city. Average hourly pedestrian volumes at the intersection of Wall and Broad are
almost 45% higher than at the next busiest location in Lower Manhattan tracked by the Downtown Alliance’s pedestrian
counts. In fact, pedestrian to vehicle ratios in the district are dramatically higher than in comparable locations in other
Manhattan central business districts. Responses to the Downtown Alliance’s online survey revealed frustration with
impediments to pedestrian mobility throughout the district.
Aligning the design of the district’s streets with use patterns is a key goal of our plan. Vehicle volumes in the Stock
Exchange District are already low, and the area north of Exchange Place is currently almost completely closed to
non-emergency vehicles. In contrast with other parts of Lower Manhattan, none of the streets in the Stock Exchange
District are through streets, meaning they almost exclusively handle the limited traffic necessary to directly service
buildings within the security perimeter.
Our plan recommends a series of strategies that would redesign the district’s streets and sidewalks to better
accommodate pedestrians and promote more efficient movement.
Broad Street New Street Union Square Herald Square

(East 14th Street) (6th Avenue)
26 :1 17: 1 1.4:1 1.9:1

Pedestrian to vehicle ratio Pedestrian to vehicle ratio Pedestrian to vehicle ratio Pedestrian to vehicle ratio
2,316 354 4,520 5,517

Pedestrians per Hour Pedestrians per Hour Pedestrians per Hour Pedestrians per Hour

Existing Traffic Flow and Pedestrian Priority Locations

Shared Curbless Streets That
Respect The Historic Street Grid
Shared streets are ideally suited for the low vehicle
volumes of the Stock Exchange District. This concept
allows freer pedestrian movement and reduces
sidewalk crowding. Curbless streets would provide a
single surface roadway to support low-speed sharing
of the street between vehicles and pedestrians.
Removing curbs throughout the district would dramat-
ically expand pedestrian circulation space and signal
a clear priority within the district for pedestrians. A
curbless street design would provide additional space
for pedestrians without obstruction between the
elevation of the sidewalk and street.
A well considered and executed paving plan is also

critical in establishing an identity for the district while
indicating the outlines of the original colonial street
grid. Uniform, durable and historically appropriate
pavement treatment would respect the history of the
Kings Cross Square, London
district while being modern in functionality. Granite
pavers, for instance, are sturdy enough to sustain
years of the intensive multi-purpose use. Granite
allows for variations of tone and size of pavement, to
designate the historic road bed, colonial era canal,
and other features.
In locations where vehicle volumes are higher, such as

Exchange Place, New Street and Broad Street south of
Exchange Place, bollards can be installed at the exist-
ing curb line for pedestrian safety. A mix of granite and
cobblestones could be used to distinguish between
pedestrian and vehicle zones. Applying a consistent
street design and paving strategy throughout would
also help unify the area’s appearance and enhance a
sense of place.
Borough Hall Plaza, Brooklyn

NYSE / Federal Hall Strategy
Sectional Drawings of Wall Street

Wall Street looking East
Securi ty Fence Securi ty Fence
Flush curbs allow for

enl arged sidewalk
width along Wall St
2’- 6” 27’ 21’- 6”

34’ 12’
Secure Zone Sidewalk Secure Zone Sidewalk
Existing Proposed
W
al l
St
ADNY / WX Y - Stock Excha ng e District Study 26
Proposed Broad Street Sectional Drawings

Multi-functional Seating
The need for more seating in the Stock Exchange District is readily apparent. Visitors already utilize streetscape
elements not designed for seating—including security devices. Additionally the district lacks almost any greenery
or landscaping.
Addressing these issues can be difficult. Complex subgrade infrastructure makes anchoring new permanent
structures challenging as well as limiting the amount of planting possible. The finite amount of public space limits
how much additional street furniture could be added without further restricting pedestrian circulation. Also, the
historic nature of the district requires a sensitive approach.
Key to addressing this problem is recognizing that streetscape elements can serve multiple purposes: a planter
can provide seating and a bollard can be a light source. Streetscape elements that serve multiple functions can meet
the district’s needs without adding unnecessary clutter.
Well designed, multi-purpose seating along Broad Street and Wall Street would also help to define pedestrian and
vehicular zones. Planters, markers for historical interpretation, and creative lighting should be included.
Astor Place, New York City

Proposed Seating Locations

Simplified Security Infrastructure
Safety in the Stock Exchange District is of the utmost importance. The current layers of security infrastructure
installed over at least two decades no longer function as planned, necessitating the placement of temporary
vehicle interdiction devices. Several different styles of bollards have been installed. Brass “No Gos” which are
designed to facilitate pedestrian movement while restricting vehicle movement have been placed at various
entrances. The Stock Exchange itself is surrounded by an irregularly placed security fence that adds to
pedestrian congestion on Wall Street.
The New York Police Department (NYPD) and the New York City Economic Development Corporation (NYCEDC),
working in partnership with us, have completed a study of the existing security infrastructure.
A simplified security design could remove redundant infrastructure. The large and unwieldy No Gos could be
replaced with slimmer bollards that would more easily facilitate pedestrian flow. The “turntable” that is no longer
functioning at Beaver and Williams Street can be replaced. The security fence surrounding the NYSE could be
rationalized or replaced with more attractive, permanent fencing.
Simplified Security Locations
Times Square, New York City

Expanded Pedestrian Zones
The entrances to the Stock Exchange District handle
pedestrians entering the historic area, but also
substantial volumes of through traffic, particularly on
Broadway. Extending the curb into adjacent underuti-
lized parking lanes could relieve sidewalk crowding
and provide space for functional elements such as
the gateways mentioned previously. These extensions
would also enhance pedestrian safety by reducing
crossing distances. At the Wall Street and Broadway
entrance to the district a new, larger crosswalk could
directly connect Trinity Church to Wall Street, providing
much needed additional pedestrian space.
Pedestrian Zone, Union Square, New York City
Expanded Pedestrian Zone Locations

Rationalize Deliveries
and Separate Trucks
from Pedestrians
While the Stock Exchange District’s street network should prioritize pedestrians, it also must accommodate
necessary vehicular traffic. Currently, any vehicle can access the district via the screening checkpoint at Beaver
Street and Broad Street, and exit via either Exchange Place and William Street or New Street and Beaver Street.
Traffic in much of the district is restricted to emergency vehicles. Broad Street north of Exchange Place and Wall
Street are today effectively a pedestrianized zone.
Residents, workers and retailers require access both for deliveries and for private and for-hire-vehicle pickups
and dropoffs. While some buildings within the district have direct access to the surrounding road network to
accommodate some or all of these needs, many others are entirely reliant on the road network within the security
perimeter.
Currently the district lacks adequate facilities to accommodate loading and unloading. Consequently, once trucks
are inside the secure zone they scramble for loading space and access to buildings. Additionally, lax enforcement
allows trucks to park for long periods of time, ignoring parking restrictions. Trucks often park on sidewalks,
especially along New Street and Exchange Place. Property owners have placed large planters on the sidewalk in
some locations to deter this illegal parking on the curb, though they are poorly maintained and unintentionally
restrict pedestrian circulation. Residential sanitation pickup is also a challenge, and large quantities of residential
waste are a particular concern along Exchange Place.
The Downtown Alliance will be working with city agencies and elected officials to identify potential solutions for
this problem.

Loading Route and Buildings with Loading Dependent on Interior Streets
)
on
c ti
u
r C Wall
PIN
st r
on
ES
1
T
de
Y
WA
(Un
D
OA
BR
T
WS
W
AL
LS
NE
20 15 T
ST
Bro Bro
(Pla ad ad
AD
nne
d)
52
BRO
Bro
ad
wa EXCHANGE PL
y
AM - 40 VEHICLES
PM - 39 VEHICLES
50 30
Bro Bro
ad ad
wa
y
T
NEW ST EXC
AM - 26 VEHICLES HA MS
40 NG
LIA
Bro EP
PM - 31 VEHICLES ad L
WIL
42
Bro
32 ad 42 Ne
Bro wa w
ad y 50 Broa
wa d BROAD ST
y
AM - 103 VEHICLES
PM - 90 VEHICLES
45 Broad
26
Bro (Planned)
adw
ay Legend
60 Broad
Loading Route
BEAVER ST Building dependent on
AM - 82 VEHICLES
street loading
PM - 99 VEHICLES
BEAVER ST

Expand Loading bays and
enhance curb regulations
New Street offers an opportunity to help address
this challenge by creating additional loading and
unloading space. Under its current configuration, New
Street can accommodate approximately 352 linear feet
of parking. By leveraging the sidewalk and plaza space
behind 40 Broad Street, and reconfiguring the existing
parking, an additional 210 linear feet of legal truck
parking could be created.
Creating new legal parking on New Street can help

eliminate existing illegal parking on Broad Street.
Redesigning the street with bollards to clearly delineate
vehicle and pedestrian space would obviate the need for
the concrete planters that currently limit pedestrian space
along the western side of the street. Similar to Mayor de
Blasio’s Clear Curbs program, this redesign, when paired
with much stricter enforcement, would facilitate more effi-
cient movement of vehicles along New Street and lessen
congestion. Existing city agency parking on New Street
should also be eliminated and placard parking prohibitions
Exhibition Road, London should be enforced.
Pilot an urban delivery consolidation center

Deliveries to both residential and office buildings account for an increasing amount of traffic. As e-commerce continues
to expand, the demand will only increase. The Stock Exchange District’s compact nature, as well as its limited number
of large residential buildings, make it an ideal location to pilot a consolidated delivery center concept.
A partnership of delivery companies such as UPS and FedEx, and online retailers like Amazon and FreshDirect, as well
as residential building managers, could develop a pilot program that would identify one central location to receive all
packages delivered to the district. Deliveries to individual buildings would then be completed via hand-truck or small
vehicle, either by delivery company personnel or building staff.

Existing Actual
- Proposed
350 Feet Allowed, 490+ Feet Used 560 Feet of Parking Frontage
Ex
ch Ex
an ch
ge an
Pl a ge
ce Pl a
ce
Loading Zone
9’ 8’
24’ 32’
25’ 18’
Previous Curb (in red)

et
et
St re
St re
N ew
N ew
Proposed Parking-control
Bollards (in green)
Area Occupied Proposed Curb (in blue)
Illegally by Trucks
Parking on the
7’
24’ Curb (in red) 9’
22’
9’ 9’
Loading Zone
Loading Bays (Black Diamonds)

50’
35’
Beaver St reet Beaver St reet
Existing conditions and proposed changes to New Street loading between Exchange Place and Beaver Street

A Vision for a New Stock Exchange District
Gateways
NYSE / Federal Hall
New Street

Wall Street
Exchange Place
Broad Street

v. Renderings
The following renderings demonstrate how the design

strategies articulated in the preceding sections can be
applied at specific locations in the district. These plans and
illustrations are meant to be illustrative of the possibilities
for a transformed Stock Exchange District. Each set of
illustrations will indicate which of our design strategies are
being applied to each location.

existing
Wall and Broad: The Historic Heart

Of The Stock Exchange District
Existing Wall and Broad Street Intersection
Broad Street Looking South
Unclear historical references

Cluttered security
infrastructure
Inadequate seating
Crowded sidewalks
Generic lighting
Wall Street Looking West

proposed
Wall and Broad: the Historic Heart

of the Stock Exchange District
Proposed Wall and Broad Street Intersection
A
B

The remarkable collection of historic buildings at the heart of the district
is showcased by a transformed public realm that is open, programmable
and welcoming.
Design strategies used:
• Architectural lighting
• Simplified security infrastructure
• Multi-functional seating
• Shared curbless streets
A Architectural lighting
• Durable and historically appropriate paving
• Placemaking and programming
B Simplified security infrastructure
D C Multi-functional seating
D Shared curbless streets

W
al l
St
d St
oa
Br
Proposed
W
al l
St
d St
oa
Br
Proposed
existing
Broadway and Wall Street:

Gateway to the Stock Exchange District
Existing Broadway at Wall Street
Cluttered security
infrastructure
Curb impedes
pedestrian traffic
Featureless, congested
entrance
Views of Wall Street Looking East from Broadway

proposed
Broadway and Wall Street:

Gateway to the Stock Exchange District
Proposed Broadway at Wall Street
W
all
St
re
et
ay
Broadw

A unique and attractive gateway to the district establishes a sense of place while
creating more room for pedestrians.
• Shared curbless street

• Interactive gateway markers
• Expanded pedestrian entrances A Shared curbless street
B Simplified security infrastructure
C Interactive gateway markers

D
C
D Expanded pedestrian entrances

Br
oa
d wa
y
W
al l
St
Proposed
existing
New Street and Exchange Place:

Enhanced functionality and a more
attractive pedestrian environment
Existing New Street at Exchange Place
Haphazard Loading on New Street Looking South
Narrow Sidewalk on New Street Looking North

Exc
han
ge
Plac
e
et
re
St
w
Haphazard loading
Ne
Narrow cluttered sidewalk

Ineffective bollards and
planters
Inconsistent lighting

proposed
New Street and Exchange Place:

Enhanced functionality and a more
attractive pedestrian environment
Proposed New Street at Exchange Place
et
re
St
w
Ne

New Street: A poorly lit and underutilized side street is transformed into an attractive
space with ample room for both pedestrians and deliveries.
Exchange Place: The growing residential community in the Stock Exchange District is
supported by creating a flexible street that accommodates a variety of uses, including
community oriented programming.
• Cable lighting
• Loading bays and enhanced curb regulations
A Cable lighting
• Expanded pedestrian zones
• Shared curbless streets
• Placemaking and programming
B Loading bays and enhanced curb

regulations
C
Exc
han
ge
Plac
e
C Expanded pedestrian zones
D Shared curbless streets

Ex
ch
an
ge
Pl
St
New
Proposed
Ex
ch
an
ge
Pl
St
New
Proposed
existing
Broad Street: Better integrated security

and enhanced pedestrian amenities
Existing Broad Street at Exchange Place
Unclear historical
references
Cluttered security infrastructure
Inadequate seating
Crowded sidewalks
Generic Lighting
Broad Street Looking North

proposed
Broad Street: Better integrated security

and enhanced pedestrian amenities
Proposed Broad Street at Exchange Place
A Feature historic grid
B Durable and historically appropriate paving
C Multi-functional seating

Pedestrians are prioritized with new seating, expanded pedestrian areas and a clearly delineated vehicle
travel lane. Simplified security continues to provide first class protection for workers, residents and visitors.
• Shared, curbless street

• Durable and historically appropriate paving

W
al l
St
Ex
cha
ng
eP
l
Broad St
Proposed
vi. Conclusion
The remarkable rebirth of Lower Manhattan since the dark days

of 9/11 is a testament to collective enterprise and the nation’s
civic culture. The excitement and energy that emanates from the
area around Wall and Broad Streets is due to the imagination and
commitment of countless planners, first responders, property
owners, and the area’s growing number of residents.
But there is more work to do. This is the time to coalesce around
concepts that will make the Stock Exchange District more modern
and welcoming, yet retain its historic importance.
This plan presents a set of realistic, achievable steps that will

continue the exciting transformation of the area. We look forward
to continuing our work with local stakeholders and city officials to
put these design recommendations into action and to bring this
vision to life.

Summary:
Essential
Strategies to
Achieve a New
Vision
Enhance the Pedestrian
Environment and Improve
Mobility
• Shared curbless streets that
respect the historic street
grid
• Simplified security
infrastructure
• Expanded pedestrian zones

Create Identity and Rationalize deliveries
a Sense of Place and separate trucks from
• Interactive Gateway Markers pedestrians
• Placemaking and • Expand Loading bays and
programming enhance curb regulations
• Cable lighting • Pilot an urban delivery

consolidation center
• Architectural lighting

Alliance for Downtown New York Stephen Lefkowitz
Board of Directors Fried, Frank, Harris, Shriver & Jacobson LLP
Ric Clark Thomas Leonardi

Brookfield Asset Management AIG
Chairperson, Alliance for Downtown New York
Josh Marwell
Adam Barsky HarperCollins Publications
The Port Authority of New York & New Jersey
Miguel McKelvey
Cameron Blanchard WeWork
Condé Nast
Ross Moskowitz
Hon. Bill de Blasio Stroock & Stroock & Lavan LLP
Mayor of the City of New York
Jeremy Moss
Hon. Gale Brewer Silverstein Properties
Manhattan Borough President
Anthony Notaro
Hon. Margaret Chin Manhattan Community Board 1
New York City Council Member
Dan Palino
Betty Cohen New Water Street Corporation
Century 21 Department Stores
Dr. Antonio Perez
John Connorton, Jr. Borough of Manhattan Community College
Hawkins Delafield & Wood LLP
Edward Piccinich
Fern Cunningham SL Green Realty Corporation
The Nielsen Company
Seth Pinsky
K. Thomas Elghanayan RXR Realty
TF Cornerstone Inc.
Charles C. Platt
Thomas Farley WilmerHale
NYSE Group
Peter Poulakakos
David Fowler Ahead Realty/HPH Hospitality Group
The Bank of New York Mellon
Cynthia C. Rojas Sejas
Brett Greenberg S&P Global Market Intelligence
Jack Resnick & Sons
Joel Rosen
Francis Greenburger GFI Development
Time Equities, Inc.
William Rudin
Thomas Hughes Rudin Management Company, Inc.
Residential Representative
Frank Sciame
Rev. Phillip A. Jackson F.J. Sciame Construction Co., Inc.
Trinity Wall Street
Allan Sperling
Marvin Krislov Cleary, Gottlieb, Steen & Hamilton, LLP
Pace University
Brian R. Steinwurtzel
Sarah Miyazawa LaFleur GFP Real Estate
MM.LaFleur
Hon. Scott Stringer
Comptroller, City of New York
Kent Swig
Swig Equities, LLC
Matt Van Buren

CBRE Group, Inc.
---
Jessica Lappin
President, Alliance for Downtown New York
This study was commissioned by

the Alliance for Downtown New York
Ric Clark
Chairperson
Jessica Lappin
President
Taina Prado
Chief of Staff
Andrew Breslau
Senior Vice President, Communications and Marketing
Ron Wolfgang
Senior Vice President, Operations
Josh Nachowitz
Vice President, Economic Development
Elizabeth Lutz
Vice President, Communications & Marketing
Lauren O’Toole
Director of Planning, Economic Development
Frank Futia
Research and Planning Manager, Economic Development
Bathsheba Parker
Art Director, Communications & Marketing

The Alliance for Downtown New York, Inc.
120 Broadway, Suite 3340
New York, New York 10271
T: (212) 566-6700 F: (212) 566-6707
E: [email protected]
The mission of the Alliance for Downtown

New York is to provide service, advocacy,
research and information to advance
Lower Manhattan as a global model of a
21st century Central Business District for
businesses, residents and visitors.
The Downtown Alliance manages the

Downtown-Lower Manhattan Business
Improvement District (BID), serving an
area roughly from City Hall to the Battery,
from the East River to West Street.
www.DowntownNY.com

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A More Welcoming

Wall & Broad:

Alliance for Downtown New York

Committee Chairs Frank J. Sciame Jr.*

Daniel Haimovic New York State Assemblywoman Yuh-line Niou

Rev. Phillip A. Jackson* City Agencies

Anthony Notaro* New York City Department of City Planning

William C. Rudin* In collaboration with

i. Introduction: Why Now is the Time to Act 9

ii. Existing Conditions 15

iii. Our Vision for a New Stock Exchange District 25

iv. Design Strategies and Recommendations 29

Yet this area isn’t living up to its vast potential.

Alliance for Downtown New York 5

1.) Create identity and a sense of place

2.) Enhance pedestrian environment and improve mobility

6 Stock Exchange District Study

Alliance for Downtown New York 7

Alliance for Downtown New York 9

View of the intersection of Wall Street and Broad Street

10 Stock Exchange District Study

Exchange Place Looking East

Alliance for Downtown New York 11

Results of a public survey:

12 Stock Exchange District Study

I use a mobility scooter to get around

Huge potential for up lighting buildings

The bollards and extreme security measures

*Quotes from over 480 Survey responses.

The Stock Exchange District is bounded by Pine Street to the north,

Alliance for Downtown New York 15

NYSE / Federal Hall

16 Stock Exchange District Study

Alliance for Downtown New York 17

18 Stock Exchange District Study

Existing Security Infrastructure

NYSE Security Fence

Alliance for Downtown New York 19

Accessibility and Circulation

Concrete Benches on Broad Street No Gos and Bollards on Wall Street

20 Stock Exchange District Study

The current street design makes it needlessly difficult for

Alliance for Downtown New York 21

The existing paving is inconsistent, hasn’t aged well or

Elements in the current pavement are designed to

22 Stock Exchange District Study

A 2017 Web-based survey conducted by the Downtown

NYSE Security Fence

Alliance for Downtown New York 23

Throughout the design process stakeholders emphasized the

Alliance for Downtown New York 25

The design strategies that

respecting the city’s security features should highlight the entrances

26 Stock Exchange District Study

Alliance for Downtown New York 27

Alliance for Downtown New York 29

Creating a cohesive identity for the Stock Exchange

Interactive Gateway Markers

Custom designed gateway markers located at entrances

They can be interactive, providing visitors with

30 Stock Exchange District Study

Alliance for Downtown New York 31

Placemaking and programming in an active alleyway in downtown Vancouver

1.) Create identity and a sense of place