Lefferts Place Threatened by Healthcare Developer

This is of great concern to me and my neighbors since we just fought to have the zoning changed to prevent this size of development. We are also irked by the fact that we have been getting incorrect information from all levels - CNR, Community Board 2 (CB2), and local community leaders We have not been getting the entire set of facts for this proposed project.

About 2 weeks ago, fliers were distributed throughout Lefferts Place regarding CNR's proposed development. The name of the developer on the flier was misspelled which made it difficult for us to conduct our own due diligence prior to the meeting. At the meeting, CNR never told us that they were looking to upzone our block to build their project. They pitched it originally as a variance, which we would still oppose We only learned of their plan to rezone our block when we phoned the attorney for CNR. Their attorney disclosed that they are actually seeking to upzone the site up from the recent R6B designation, which was supported unanimously by all Brooklyn politicians, up to R7A the same zoning as Atlantic, Fulton and Myrtle Avenues.

The rezoning was apparently an easier route for them to go since it would be harder for them to get a variance. The variance would require them to prove 5 different criteria, which given the size of the lot and the circumstances surrounding their development, would be hard for them to prove. This upzoning would set a precedent for the rest of downsized Fort Greene and Clinton Hill and really any residential neighborhood in Brooklyn. If this goes through, developers would be encouraged to change zoning laws in order to make their projects more lucrative, even though the size and scope of the projects are contrary to what the current residents want.

We asked if perhaps they could scale back the project so that it fits within the current zoning laws. The rep for CNR said there is no way they can alter their current application with HUD. They stated that they had to stick with the original application they submitted to HUD in 2000. They stated that any attempt to alter the current renderings may cause them to loose the HUD funding. Now mind you the original 2000 application includes renderings which has a building with 76 studio units and 22 one bedroom units. But in the meeting this week they said the building would contain a total of 71 units. So they have already modified the original application they submitted to HUD, even though they said they could not alter it now. Or they are lying. The bottom line is once the area is rezoned CNR can propose a building even twice the size of the one they are proposing to us. Other developers can build large scale buildings on Lefferts Place that are out of context.

When we spoke to the project manager at HUD reviewing their application, they told us CNR’s application was approved in 2000 and a firm commitment for the project was issued in 2002. The firm commitment has expired so CNR has to re-submit a portion of their application. This application would have to comply with current zoning laws. We were told that CNR would have to either have to change their current plans to conform to the current zoning laws or get the current zoning laws changed to conform to the project they are currently proposing to us. This means that they can in fact downsize the proposal. Contrary to what they are telling us, the proposed project does not have to be this large out of zone building that CNR says it has to be in order to retain the funding. This leads me to believe that the only reason CNR will not attempt to adhere to the current zoning laws is strictly because they are trying to make as much money as possible for this project. They do not care about this community.

Then most disturbingly John Dew, the chair of Community Board 2 (CB2), was also in attendance at the meeting representing CB2. He voiced his support for the project and stated that CB2 fully supported this plan, even though CB2 supported the rezoning that just occurred in 2007. Suddenly now they are against the R6B zoning on Lefferts Place. Residents asked him about the potential land marking application and how this could affect this project, and he actually said with a straight face that there is no application for an extension of the land marking in Clinton Hill districts and that he has never heard of any attempt at one. I"m assuming this means CB2 had some sort of meeting on giving the thumbs up for this project before it was even presented and more importantly before it was discussed with us!! Am I wrong or are they supposed to review these projects AFTER they are submitted for review? If that is not the case, shouldn’t they at least talk to the residents of this block and the community about whether or not WE support this rezoning since we are the ones who will be directly affected before making a decision?

The residents of Lefferts Place spent a lot of time and effort basically denying Chris Morris the right to develop a large building on the adjacent lot which holds the Yellow House. Tish James supported us. This was a density issue as well, they were trying to destroy the "neighborhood feel" of this block. This was done before the rezoning that happened in 2007. Now they are going to force an even larger building right next door to the house that they so readily helped landmark??? After they rezoned the block??? This CNR development would change the character of this block forever, making it another Atlantic Avenue!

Posted by: brokestone at July 28, 2009 9:53 AM

The issue here is not to deny low income housing to anyone. It's to have them build it within the zoning laws that were put in place in 2007. CNR can do this, HUD said they can do this, but they wont. The zoning laws were designed specifically to encourage developers to build large scale properties on the empty lots on Fulton and Atlantic.

This is about CNR, and it's desire to make as much money as possible out of this project, regardless of the any laws in place.

Posted by: brokestone at July 28, 2009 9:59 AM

I don't even have to defend the NIMBY assault here as obviously it has nothing to do with the zoning laws. These are in fact, laws, which we all have to abide by, unless of course your head honcho makes over $800,000 a year. Like the head of CNR does. I'm sure he will get a big raise if these deal goes through.

All the negative responses have zero credence so far. Which is disappointing in a way.

Posted by: brokestone at July 28, 2009 10:13 AM

It is not immoral to oppose this structure. It's immoral to support CNR so that they can use tax dollars to make as much of a profit as possible. There are actually vacant lots right behind this site on Atlantic, owned by the same landlord. CNR can go build any size building they want there, without changing the zoning laws. They are choosing this site because it guarantees them the most profit, hence money in the executives pockets. They should take this HUD money, and go work with the city on the hundreds of empty lots all over Brooklyn that were just re-zoned for large buildings. We dont need a 10 or 15 story building on this block. Then CNR can do what they want. This is a GOOD neighborhood. Most residents have lived here for over 30 years because they WANT to.

Posted by: brokestone at July 28, 2009 10:39 AM

What I didn't think you gave a hoot about architecture? Are you getting soft?

Posted by: brokestone at July 28, 2009 10:48 AM

we did not change the zoning, it was the city, and every politician in Brooklyn backed this zoning change. look it on line.

R6B was assigned to some 86 blocks.

we are not arguing against housing for old people bkre, they can put in a facility that matches the zoning. They don't want to because the bigger the facility, the more money they get from HUD. That is not the argument at all. I'm still waiting for someone to tell me why they just can't build something within zone?

you can only change the zoning for the entire block.

Posted by: brokestone at July 28, 2009 10:55 AM

i take that back re 10-15 stories i was looking through my window at that giant glass apartment building between fulton and atlantic on vanderbuilt or whatever street that is when i typed that. got that thing is huge. They originally proposed a 6 story but now they are trying to get the zoning change and can build up to the maximum specs of size and shape for R7A.

This project is still going to be too big for this block.

Those of you that are really trying to throw the NIMBY attack at me should petition for CNR to change the zoning laws and build this next to them on their block. And every other developer once that zoning has been changed. I'm sure they would be happy for the support.

Why try to deter residents from attending meetings? The people on this block are charitable good people who do a lot for the community. There are a LOT of seniors living on this block. Why would CNR tell give us misleading information and lie about the process if they were concerned about long term senior citizen housing and our community? They are not.

Posted by: brokestone at July 28, 2009 11:09 AM

bxgrl,

CNR has a sweetheart deal on a lease that they signed on this property back in around 1995 or so. It took a few years for them to organize and once they did the market truly took off in NYC. The landowner then tried opt out of the lease agreement. That court case was just settled in February. So they now have a lease at way below market prices, and new zoning laws. But they don't have a valid argument regarding the zoning laws that were in place in 2000 because no certs were issued by DOB. So now they have to conform to zoning laws. They will take the HUD money, which is not based on how much they have a lease signed for, build what they can build and disperse any leftover HUD money as to the members of CNR. They don't take the extra HUD money and put in extra facilities making this the best senior housing complex in town.

They don't care about location. Most of their facilities are located in the Bronx in non residential or large zoned areas. They took us on a bus tour to show them to us. Not one area had anything to do with community or making seniors feel like part of one. Everything was about exclulsion. They are actually going to stick a sitting garden in the BACK of this proposed facility, away from local residents, next to the WHITE CASTLE and a proposed new nightclub 2 doors down from there. They don't care about noise from Atlantic avenue.

Posted by: brokestone at July 28, 2009 11:25 AM

only the Yellow house in landmarked. The green house is not because at the time only the yellow one was in peril.

It seems that whenever there is an initiative for Clinton Hill, Lefferts Place gets left out in the cold. We were left out of the Landmarking district , we were not part of the initial phase of new parking regulations (but we are in phase 3), and now we're getting pushed out of the new zoning regulations put in place to encourage affordable housing on Atlantic Avenue and Fulton Street. Which is made all the more possible because we are not landmarked.

But that is a different can of worms as I am not aware if landmarking prevents zoning from being overturned? But I suppose it would require other regulations and probably keep CNR away as they do not want to spend the money required to make such a facility.

Posted by: brokestone at July 28, 2009 11:48 AM

Blowfish,

Non Profit is the most misleading term of all time. All it means is a company is not allowed to show a profit. An employee paycheck is not considered profit. Profit is when they have money left over in the bank at the end of a calendar year. Anyone can start a non profit, and earn a salary. The more money the NP brings in the more money you can pay yourself. The salary is public knowledge and anyone can look it up of you do some research. 800k is a very high salary for a non profit position.

Posted by: brokestone at July 28, 2009 2:28 PM

Petebklyn,

The main issue is the rezoning of the block. Once it is rezoned all buildings on Lefferts Place can be knocked down with the exception of the Landmarked Yellow House and this will become one giant block of buildings that look like the hideous monstrosity on Fulton and Classon instead of an architecturally AND culturally diverse neighborhood that is Lefferts Place today. Then other residential blocks in Brooklyn can be rezoned in the same manner once the legal precedent will be set.

We already have one out of context building on our block, as mentioned, on the corner of Classon and Frankin that was created just for the same purpose, 202 housing. 3 years later it was no longer a senior housing 202 facility.

This new facility is being proposed with only 9 parking spaces as well. 9 spaces for approx 100 tenants, the super, the employees of the doctor's offices downstairs, and any nurses or home health aides, some of who may have 24 hour care and any visitors. I think that is also a density and quality of life issue for Lefferts Place. We asked about more spaces and they said no. CNR doesn't care about this issue and would not make any alterations because they are making too much money and that is why they want to rezone Lefferts Place.

Now with the new zoning laws CNR wants to put in place other developers can buy up the rest of Lefferts Place and build more of these large buildings. CNR can even build right on through to Atlantic Avenue.

It's not fair to the residents of Lefferts Place to have to swallow this pill of rezoning our block. How bout we just stop making Lefferts Place the dumping ground of Clinton Hill.

Posted by: brokestone at July 28, 2009 3:34 PM

Polemicist, we are in favor of senior housing, we are not in favor of changing our zoning laws for our entire block.

And I appreciate the correction on building heights and did recant my incorrect statement about them earlier.

Posted by: brokestone at July 28, 2009 7:26 PM

Polemicist,

As someone who is living off of public assistance, I don't need any sympathy from you. I would appreciate if you just keep paying your taxes.

Posted by: brokestone at July 29, 2009 3:16 PM