The Burger King at the corner of Marcy and Fulton across from Restoration Plaza has closed. (In July, a new Burger King was setting up shop at Nostrand and Fulton, as we reported.) This lot at 957 Marcy has not recently traded hands, but an application for a permit to demolish the existing building was filed in August.
A permit to build a one-story bank building with a drive-through and curb cut has been in the works since 2012 but has not yet been granted and is waiting for zoning approval. We think a taller mixed-use building would be a better use of the space here. What do you think?
Thanks to a reader for a tip about the closing. GMAP(more…)
Brooklyn borough president Eric Adams wants to revive the affordable housing development on a 30-acre piece of land known as the Broadway Triangle. Sandwiched between Bed Stuy, Williamsburg and Bushwick along Broadway near Flushing, the controversial development was halted by a judge’s injunction following a lawsuit by community groups arguing the plans and a rezoning of the area favored Hasidic families and discriminated against blacks and Latinos. In a written review of an unrelated project at 695 Grand Street in Williamsburg, Adams called on the de Blasio administration to resolve the legal dispute so housing can be built, Crain’s reported.
He also called on HPD to get on with the redevelopment of the Greenpoint Hospital site at 300 Skillman Avenue in East Williamsburg, which stalled in 2012 after the developer dropped out. The city planned to create about 250 affordable apartments at the site, which has been shuttered since 1982. The Broadway Triangle Community Coalition told Crain’s it has recently been talking with the city about the rezoning. The Triangle project could add another 600 affordable units, according to Crain’s.
One thing that has changed: Former State Assemblyman Vito Lopez, the king of affordable housing in the area, was heavily involved in the Triangle project, but is no longer in office. The nonprofit group he created to deliver services to constituents, the Ridgewood Bushwick Senior Citizen’s Council, which still exists and continues to be a big landlord and developer in Latino-heavy Bushwick, was one of two developers in the Triangle project, along with nonprofit partner United Jewish Organizations.
Do you think it’s a coincidence that Adams is calling for development of Broadway Triangle now that Lopez is out of the picture?
The zoning review that Community Board 9 asked City Planning to conduct of parts of Prospect Lefferts Gardens and Crown Heights is going forward after a failed attempt to rescind it at a community board meeting last month. The zoning review covers half of District 9, including Flatbush Avenue, pictured above, where a 23-story development is rising as-of-right, and Empire Boulevard, some blocks of which are currently zoned only for commercial and not residential, Laura Imperiale, first vice chair of Community Board 9, told us.
At issue is limiting high-rise development to preserve the character and affordability of the neighborhood. A number of community groups, including PPEN, have called for limits on high-rise development in Prospect Lefferts Gardens. Community group MTOPP opposes both high-rise development and any rezoning of Empire Boulevard.
The board conducted several meetings with community groups and had a community listening session in March, consolidated the comments, created a resolution requesting a study, and sent in the request to City Planning in March. After that, there was one meeting of the community board and City Planning. Now the board is waiting for City Planning to conduct the study, said Imperiale. The board would have liked a broader study of the entire district, but the city said it did not have the resources, and “we only get so many bites at the apple for this,” she said.
The resolution, which has been posted on CB9′s website, asked for zoning to preserve the “existing character of the neighborhood,” specifically to “prevent/limit of context i.e. high-rise development in the R7-1 zoned areas of the district.” It also asked for “opportunities for affordable housing development” to “protect residents from displacement” and “identify areas for inclusionary zoning.” It requested increased density along transit and commercial corridors, and specifically asked that Empire Boulevard be rezoned to permit residential development — “allow contextual mixed-use developments along commercial corridors, including Empire Boulevard.”
MTOPP disrupted last month’s community board meeting and passed a resolution calling for the zoning study request to be rescinded, but then it turned out the resolution had not been passed after all. They also sued the board to get a copy of the board’s bylaws, which are also now posted on the board’s website.
The zoning study is not on the agenda of the next board meeting, but Imperiale said she expects MTOPP to bring it up anyway.
She also expects City Planning will hold community forums about District 9 zoning in the coming year, she said. Any events will be posted on the Community Board 9 website in advance.
We were alarmed to read the city plans to all but eliminate design and architecture review for affordable housing, and to allow affordable housing developers to self-certify, according to a story in Capital New York. Believe it or not, some of the most beautiful new buildings in Brooklyn are found in areas such as Bed Stuy, Ocean Hill, Brownsville, and East New York, and it’s all affordable housing. We’ve long wondered why that is and now we think we know. We point to award-winning buildings such as the Saratoga Community Center at 940 Hancock Street and Camba Gardens in Flatbush, above, designed by Harden + Van Arnam Architects.
So expect affordable housing to start looking like the cheapest schlock imaginable — probably not even as good as the dreck that usually gets built in Williamsburg, probably more like cement-block Fedders buildings.
Also, we’ve seen a lot of abuses of the self-certification process for much smaller scale, private developments. If they are flagrant enough, they are eventually punished (architect Robert Scarano and the overbuilt monstrosity at 1882 East 12th Street in Homecrest by architect Shlomo Wygoda are two examples), but we suspect that’s just the tip of the iceberg. So we’re skeptical this is a good approach to take with affordable housing, where the pressure to cut costs is likely to be even greater and the beneficiaries less able to defend their interests.
We think it’s going to be a great loss for these neighborhoods, not to mention the residents. What do you think the mayor should do?
The mayor’s affordable housing and rezoning plan seems to be causing real estate speculation, which could make the plan difficult to carry out. Land prices for development properties in East New York have nearly tripled in one year, from $32 a square foot to $93 a square foot, reported The Wall Street Journal. (Though a careful look at the Journal’s accompanying graphic seems to show an unexplained spike in 2011.) The sample size was very small, as both the Journal and Gothamist pointed out, but affordable housing developers said land is already too expensive for them. Even if affordable housing is built, it could have unintended consequences, according to the story.
“The de Blasio administration wants to create significant new development in East New York but without price increases that push out existing residents. That could be hard to do. The average rent for a one-bedroom apartment has risen 10% to more than $1,200 a month from $1,082 a month in 2012, according to Nancy Packes, a development consultant.”
By all accounts, Tuesday’s Community Board 9 meeting was a doozy. From what we can piece together from some half dozen accounts in the media and what others have told us, since we weren’t present, in short, a huge number of opponents of upzoning Empire Boulevard disrupted the meeting, and Community Board 9 members responded in kind. Total chaos reigned, with lots of shouting and name calling; the board could not keep order and fanned the flames.
CB9 District Manager Pearl Miles yelled “shut up” at the crowd repeatedly (there is a video), District Leader Geoffrey Davis refused to relinquish the microphone, and the police were summoned multiple times to keep order. (For a play-by-play, including an outrageous exchange between the crowd and District Leader for the 43rd Assembly Diana Richardson, read the story on Brooklyn Brief.)
Eventually, under pressure, the board took a vote on whether or not to rescind an earlier decision to study the rezoning. The vote to rescind passed, but then it turned out that it really didn’t, according to New York City rules for community board votes.
In the words of Q at Parkside blogger Tim Thomas, who favors the rezoning (or at least is not opposed to it):
Karim Camara and reps from every major official, from the Mayor on down, were there and they were absolutely floored, speechless. The guy from Yvette Clarke’s followed me out to the parking lot with eyes wide saying “how could you let this happen? this was INSANE!” I told him L’shanah Tova and rode home.
Meanwhile, upzoning opponent and MTOPP member Adrian Untermyer filed suit yesterday to get a copy of the community board’s bylaws.
At issue is whether Prospect Lefferts Gardens will rezone to end high-rise development, which has recently taken off in the neighborhood. Some residents blame tall buildings for gentrification while others say high-rise development will bring much needed affordable housing to the area.
The area around the massive Broadway Junction transit hub in East New York is desolate and dangerous. For the neighborhood to flourish, it needs more people on the street, according to yet another report on the area calling for its redevelopment.
Specific recommendations include:
*Create a more pedestrian-friendly environment.
*Close some roads.
*Consolidate land ownership.
*Repurpose the empty Long Island Rail Road substation into manufacturing and office space for “creative” companies a la Industry City in Sunset Park.
*Spur mixed-use development.
Redevelopment of the area would help the de Blasio administration meet its affordable housing goals, according to the report. Crain’s was the first to write about the report and its recommendations.
The document was authored by Urban Land Institute New York, a chapter of a D.C. think tank, and sponsored by the New York City Department of City Planning. The report stemmed from ULINY panels held over the summer.
Do you think this will work? And if it does work, who will benefit?
After years of getting the brush off on requests to limit building heights in Prospect Lefferts Gardens to six stories, PLG residents, activists and community board members are now meeting with City Planning to consider how the neighborhood should be rezoned.
In addition to supporting a rezoning of Flatbush Avenue, pictured above during this past winter, that would limit building heights there to six stories, neighborhood group The Movement to Protect the People (MTOPP) opposes a brand-new move to rezone commercial district Empire Boulevard to allow residential, MTOPP President and PLG homeowner Alicia Boyd told us. (more…)
As rents surge in Crown Heights, pressure is mounting on Community Board 8 to rezone again to permit housing in the industrial-only area there, if we read between the lines of a story by WNYC correctly. The story quotes one area business owner and one community board member who support the idea of permitting residential housing on top of factories. (more…)
Several community groups dissatisfied with Brad Lander’s “Bridging Gowanus” planning meetings are organizing their own forum, called “Take Back Gowanus,” Wednesday night. Katia Kelly of Pardon Me for Asking writes that the purpose of the meeting is to “bring local residents, business owners, and manufacturers together for a true democratic discussion on the future of Gowanus. The goal of ‘Take Back Gowanus’ is to create a manifesto of what the community wants to see in the neighborhood they live and work in.” Neighbors and community groups felt that Lander’s meetings were “highly curated affairs” where facilitators stuck to scripts and didn’t engage in a real discussion, according to Kelly.
A surprising group of allies, in particular housing advocates, are urging Mayor de Blasio not to turn the city’s protected industrial zones — including hotspots in Gowanus, above, Williamsburg and Bushwick — into housing. There has been a tug of war over these areas for years, particularly in areas such as Bushwick and Williamsburg where illegal loft dwellings are common, and in Gowanus, over new developments in industrial areas. (more…)
As the city contemplates rezoning in East New York and elsewhere, City Planning has released a study that recommends increasing density along major thoroughfares there while keeping residential side streets as they are — not unlike the rezonings along 4th Avenue or in Crown Heights.
The report bills itself as a study of how to increase safety, jobs and affordable housing in East New York, rather than being a guide to upzoning. The report notes that “the area’s existing rowhouses and small apartment buildings, located on the residential side streets between the neighborhood’s retail corridors, have been a source of stability” for the neighborhood. The report recommends “contextual zoning” to retain and promote these buildings and to “ensure that new infill development complements the existing built residential character.”
Meanwhile, the report recommends new, mixed-income housing and mixed-use development “along key transit corridors,” especially Atlantic Avenue. Vacant, derelict and under-used sites there are ripe for development, according to the report:
Provide opportunities for thousands of new housing units as well as for jobs on vacant or underutilized sites along key transit corridors in East New York. Atlantic Avenue offers the greatest potential for higher-density, mixed-use development with several large strategic sites. New housing and neighborhood stores could also be supported by the existing transit lines along Pitkin Avenue and Fulton Street. A wide range of resources, including housing subsidies and zoning mechanisms, could ensure that this new housing would be affordable to households at a range of income levels.
The City Planning Department also wants to bring jobs and higher-density housing to Broadway Junction. It hopes to increase safety on the streets for pedestrians with better sidewalks, traffic lights and other improvements. NY YIMBY was the first to cover the report; it recommended more density than City Planning calls for.
Do you think a rezoning and more density is the key to improving the quality of life in East New York?