At online meeting re affordable projects on Dean and Bergen streets, Cumbo (and a chorus) supports upzoning, while near neighbors can’t get answers about project scope and broader neighborhood rezoning
A contentious online kickoff meeting last night regarding affordable housing plans for underutilized city-owned parcels 542 Dean Street and 516 Bergen Street in Prospect Heights, hosted by the New York City Department of Housing Preservation and Development (HPD), generated more heat than light, drawing some 140 attendees.
At issue was an announced city plan to upzone the Dean Street parcel (Site B, a parking lot), doubling the bulk to allow a larger building to accommodate more affordable housing for seniors, and to upzone the Bergen Street parcel (Site A, a low-slung commercial building) to allow another, unspecified, affordable housing plan.
The difference, at the Dean Street site at least, is between 58 units that could be built at current zoning, maxing at 55 feet tall (R6B zoning), and at least 80 units, maxing at 85-95 feet (R7A zoning).
Some attendees, notably those galvanized by the YIMBY (Yes In My Back Yard) group Open NY, peppered the chat—no non-official was allowed to speak or appear on camera—with support for upzoning, arguing that the city needs more housing, especially in well-resourced neighborhoods near transit.
Meanwhile, many (but not all) of the nearest neighbors were resistant, saying their particular blocks were burdened, especially by Atlantic Yards/Pacific Park construction, and fruitlessly sought details about the scope of the new buildings and the suggestion of a Trojan Horse: a potential, but unspecified, plan to upzone a larger section of the neighborhood.
Many were members of the North Prospect Heights Association (NPHA), which includes homeowners and renters, including those in rent-stabilized buildings. (Here's the NPHA position, which supports affordable housing, calls for development at existing zoning, requests more open space.)
Unresolved were some burdensome issues that could, theoretically, by better managed by city officials: sidewalk parking by police and fire personnel, which was mentioned in the chat, and the (unmentioned) periodic inundation by vehicles during certain events at the Barclays Center.
Questions lingering & worries about a fast track
Compared to the bimonthly online Quality of Life meetings regarding Atlantic Yards/Pacific Park and hosted by the state authority Empire State Development, where the chat and questions are visible only to the hosts, at this meeting it was far easier to learn the scope of concerns and comments.
And it was easier for some people—at least those on the right side of the digital divide—to attend.
But the inability to upvote a question, and the city’s not-quite-prepared team, left some questions unanswered and others lingering until later in the 90-minute session, when a flurry of comments prompted responses, if not full answers, on the scope of buildings and a potential larger rezoning.
In response to the stated goal to provide affordable housing for seniors, several people asked about the unfulfilled promise—more of a pledge, and not locked into government agreement—of 225 such units at Atlantic Yards project. City officials—many of them likely hired well after that 2005 pledge—said they’d have to learn more.
Also unclear was whether this process was, as some neighbors contended, being fast-tracked. City officials said no, given that it could take five to eight years to build such a project. Neighbors, however, pointed out that the project announcement was only recent, and, after a Nov. 18 online meeting to discuss urban design, HPD plans to report back Dec. 10 on public feedback.
That will precede a formal environmental review process, with a public hearing, and the RFP—the Request for Proposals, for a project to be built by an M/WBE developer—won’t be ready by December.
Council Member Cumbo as spur
A key driver for the projects is Council Member Laurie Cumbo, who, in the words of Perris Straughter, HPD’s Assistant Commissioner for Planning & Predevelopment, had approached the city, identifying the sites and stressing the “opportunity to bring needed senior housing to her district.”
“And because we've identified this area, generally. as a high amenity district where there's access to transit access to jobs, access to good schools,” Straughter said. “This is what we call a neighborhood that is really in need of more affordable housing and there's not a lot of opportunities for HPD to bring affordable housing here.”
He didn’t acknowledge that hundreds of units of affordable housing have been built—and are being built—on privately controlled sites just blocks away as part of Atlantic Yards/Pacific Park, though none have such a low-cost land basis and thus would make it tougher to build deeply affordable housing, targeted to seniors with incomes from 0% to 50% of Area Median Income, or AMI.
Cumbo spoke on camera and also commented in the chat. “This is really a critical sustaining opportunity for our community and in a neighborhood with so much to offer in terms of excellent schools, incredible parks, recreational facilities, a thriving small business community,” she said. “This is really the type of community that we want to build affordable housing in."
“And so through the diligence of HPD, and everybody on this call and Community Board 8, and their leadership, making sure that this project stayed, not on a back burner but on a front burner,” she said. That suggested that come at CB 8 were aware of this project, though members of the Land Use Committee, during a meeting 10/19/20 of the NPHA, said they had not been briefed.
Later, in the chat, Cumbo expressed enthusiasm for the project, without acknowledging the concerns raised: “I am excited for our seniors to have an opportunity to live in a vibrant community with access to great transportation. I'm also excited for our children to have access to great schools with incredible opportunities.”
“This is not an ideal meeting,” she added, in a reference to complaints about the format squelching participation, “but neither is virtual learning for our children or City Council virtual meetings, but these are the times we are living in.”
From the chat
Some comments below that signal the tenor of the discussion. Some commenters, as far as I know, were from the immediate blocks, others from greater Prospect Heights, and others from outside the neighborhood.
Cathy Iselin: "We would love to have a robust conversation, but that is difficult in this format."
Alan Gerber: "This neighborhood is sorely lacking in affordable housing opportunities, especially in modern structures with elevators accessible to seniors! We should make sure to welcome as many people to this neighborhood as possible."
Peter Krashes: "This likely includes a larger rezoning and one project isn’t defined at all. We all support building more affordable housing, especially in city owned lots. But again, these projects likely include more than these sites. Please detail what zoning options have been looked at."
Anton Beer: "The neighborhood does not lack parking, it has too many cars and too little affordable housing. Increasing housing density in a neighborhood like PH is good for the environment. A rezoning of the area to increase housing will increase sustainability and increase affordability for all."
M Rogers: "What public infrastructure and public services does the city plan in conjunction with development at these two sites? Has the city done due diligence and made a complete assessment of public infrastructure, available green space, and public services in this neighborhood -- which is already at the center of a new construction boom -- before moving forward with this plan? If so, where can the public see that assessment?"
Moses Gates: "I’ve lived in prospect heights for over a decade, and am lucky enough to have a rent stabilized apartment. I can’t imagine denying as many low-income seniors and families the ability to live in the neighborhood too. I’m hoping the development can be large enough to make a real difference. The tallest buildings in the neighborhood are about 12-14 stories, which seems reasonable to me."
Kyle Dontoh: "The issues raised by Elise and others about 'lack of street cleaning, cars on sidewalks, double parking, air quality and safety' are all genuine concerns that should be addressed, in particularly by developing additional pedestrian infrastructure and moving away from auto-centric concerns, but they have little if anything to do with 'density'."
Peter Krashes: "Density does relate to infrastructure like open space and elementary school seats, both of which are assessed as being a shortfall here already… our neighborhood has already absorbed much of the surrounding area’s new development and zoning without delivering the infrastructure to support it."
Some attendees, notably those galvanized by the YIMBY (Yes In My Back Yard) group Open NY, peppered the chat—no non-official was allowed to speak or appear on camera—with support for upzoning, arguing that the city needs more housing, especially in well-resourced neighborhoods near transit.
Meanwhile, many (but not all) of the nearest neighbors were resistant, saying their particular blocks were burdened, especially by Atlantic Yards/Pacific Park construction, and fruitlessly sought details about the scope of the new buildings and the suggestion of a Trojan Horse: a potential, but unspecified, plan to upzone a larger section of the neighborhood.
Many were members of the North Prospect Heights Association (NPHA), which includes homeowners and renters, including those in rent-stabilized buildings. (Here's the NPHA position, which supports affordable housing, calls for development at existing zoning, requests more open space.)
Unresolved were some burdensome issues that could, theoretically, by better managed by city officials: sidewalk parking by police and fire personnel, which was mentioned in the chat, and the (unmentioned) periodic inundation by vehicles during certain events at the Barclays Center.
Questions lingering & worries about a fast track
Compared to the bimonthly online Quality of Life meetings regarding Atlantic Yards/Pacific Park and hosted by the state authority Empire State Development, where the chat and questions are visible only to the hosts, at this meeting it was far easier to learn the scope of concerns and comments.
And it was easier for some people—at least those on the right side of the digital divide—to attend.
But the inability to upvote a question, and the city’s not-quite-prepared team, left some questions unanswered and others lingering until later in the 90-minute session, when a flurry of comments prompted responses, if not full answers, on the scope of buildings and a potential larger rezoning.
In response to the stated goal to provide affordable housing for seniors, several people asked about the unfulfilled promise—more of a pledge, and not locked into government agreement—of 225 such units at Atlantic Yards project. City officials—many of them likely hired well after that 2005 pledge—said they’d have to learn more.
Also unclear was whether this process was, as some neighbors contended, being fast-tracked. City officials said no, given that it could take five to eight years to build such a project. Neighbors, however, pointed out that the project announcement was only recent, and, after a Nov. 18 online meeting to discuss urban design, HPD plans to report back Dec. 10 on public feedback.
That will precede a formal environmental review process, with a public hearing, and the RFP—the Request for Proposals, for a project to be built by an M/WBE developer—won’t be ready by December.
Council Member Cumbo as spur
A key driver for the projects is Council Member Laurie Cumbo, who, in the words of Perris Straughter, HPD’s Assistant Commissioner for Planning & Predevelopment, had approached the city, identifying the sites and stressing the “opportunity to bring needed senior housing to her district.”
“And because we've identified this area, generally. as a high amenity district where there's access to transit access to jobs, access to good schools,” Straughter said. “This is what we call a neighborhood that is really in need of more affordable housing and there's not a lot of opportunities for HPD to bring affordable housing here.”
He didn’t acknowledge that hundreds of units of affordable housing have been built—and are being built—on privately controlled sites just blocks away as part of Atlantic Yards/Pacific Park, though none have such a low-cost land basis and thus would make it tougher to build deeply affordable housing, targeted to seniors with incomes from 0% to 50% of Area Median Income, or AMI.
Cumbo spoke on camera and also commented in the chat. “This is really a critical sustaining opportunity for our community and in a neighborhood with so much to offer in terms of excellent schools, incredible parks, recreational facilities, a thriving small business community,” she said. “This is really the type of community that we want to build affordable housing in."
“And so through the diligence of HPD, and everybody on this call and Community Board 8, and their leadership, making sure that this project stayed, not on a back burner but on a front burner,” she said. That suggested that come at CB 8 were aware of this project, though members of the Land Use Committee, during a meeting 10/19/20 of the NPHA, said they had not been briefed.
Later, in the chat, Cumbo expressed enthusiasm for the project, without acknowledging the concerns raised: “I am excited for our seniors to have an opportunity to live in a vibrant community with access to great transportation. I'm also excited for our children to have access to great schools with incredible opportunities.”
“This is not an ideal meeting,” she added, in a reference to complaints about the format squelching participation, “but neither is virtual learning for our children or City Council virtual meetings, but these are the times we are living in.”
It's unclear whether the project would be approved during Cumbo's term, which ends in 2021, though it's not unlikely its scope would be set by then.
Leading off: project description
Katherine Taveras, HPD Predevelopment Planner, led off the project description, citing the city’s Seniors First initiative, aimed to respond to the projected increase in senior population, which includes aging in place, preserving housing, and developing new housing.
“The specific commitment here is for the development of 80 to 100 senior homes” at the Dean Street site, she said. That seemed a slight expansion from the project website, which states “at least 80 senior homes on these sites,” and also “changing the zoning allows for the commitment of at least 80 senior homes to be met on one site.”
Currently, about 58 “affordable homes can be built on each site,” according to HPD. A larger building not only lowers per-unit costs, it allows social services, common spaces, and accessibility features to be provided more efficiently. Residents would pay 30% of their income toward rent.
“Second, we want to provide another affordable program in what we consider a really high opportunity area. And this would directly help us further fair housing goals,” Taveras said, in a reference to the new Where We Live city report on desegregating housing. That other “affordable program” remains unclear.
She said the city also aimed “to provide community facility spaces” and “to expand the open space,” both unspecified. All the goals, she said, “ are achievable by changing the zoning in a way that remains sensitive to the district and allows us to build a senior housing on one site.”
Indeed, the context, as I wrote, depends on perspective, pointing to the image up top. There’s a nine story building closer to Sixth Avenue on the north side of Bergen Street, while other mid-block buildings are smaller, largely underbuilt.
Questions, and some answers
Ifeoma Ebo coordinated the Q&A. Asked if the affordable housing could move forward without changing the zoning, she responded, “There are only two sites we have in this district, and a rare opportunity to provide 100% affordable housing so we want to optimize and maximize housing to further fair housing and give other New Yorkers an opportunity to live in this district.”
The “only two sites” was a reference to city-owned sites.
Asked about existing issues, such as construction impacts, cars on sidewalks, and lack of street cleaning, and air quality, Lin Zeng, HPD’s Director, Brooklyn Planning, said there’d be an environmental review.
Asked about the population slated for the Bergen Street site, the officials said they welcomed input, including at the meeting next month.
The seniors, one official said, would have federal Section 8 vouchers, which means the city can’t offer preference to residents from CB 8, but the building would have a preference, with half the slots offered to Brooklyn residents.
Asked the minimum zoning requirement to build an 80-unit affordable senior housing project on one site—the project web site says R7A—officials said the zoning hasn’t been determined yet.
The big question: larger rezoning
Will lots other than the HPD properties be rezoned under this proposal? Jonah Rogoff, a City Planner at the city’s Department of City Planning, responded somewhat cagily: “We don't have a specific proposal as far as the extent of the rezoning boundaries. There are a lot of considerations for that. And I think we can discuss that more in depth at the urban design meeting” in November.
“Some of the considerations relate to the immediate context, the adjacency to transit and the nearby zoning districts,” he said. “It really a case-by-case basis and we look forward to working with HPD and community on that, as the application develops.”
Would Mandatory Inclusionary Housing (MIH), a bulk increase to deliver affordable housing at privately owned sites under a rezoning, be involved?
“MIH is applied,” Rogoff said, “whenever there is an upzoning that increases the density of residential, so that we can say with certainty that it would be applied to both the site and any other properties or portions of properties that the rezoning boundary would fall unde.”
“Is it possible to choose to choose to upzone only two sites?” In response, Rogoff said they need to talke a closer look: “let us get back to you.”
Another question: scope of sites
Leading off: project description
Katherine Taveras, HPD Predevelopment Planner, led off the project description, citing the city’s Seniors First initiative, aimed to respond to the projected increase in senior population, which includes aging in place, preserving housing, and developing new housing.
“The specific commitment here is for the development of 80 to 100 senior homes” at the Dean Street site, she said. That seemed a slight expansion from the project website, which states “at least 80 senior homes on these sites,” and also “changing the zoning allows for the commitment of at least 80 senior homes to be met on one site.”
Currently, about 58 “affordable homes can be built on each site,” according to HPD. A larger building not only lowers per-unit costs, it allows social services, common spaces, and accessibility features to be provided more efficiently. Residents would pay 30% of their income toward rent.
“Second, we want to provide another affordable program in what we consider a really high opportunity area. And this would directly help us further fair housing goals,” Taveras said, in a reference to the new Where We Live city report on desegregating housing. That other “affordable program” remains unclear.
She said the city also aimed “to provide community facility spaces” and “to expand the open space,” both unspecified. All the goals, she said, “ are achievable by changing the zoning in a way that remains sensitive to the district and allows us to build a senior housing on one site.”
Indeed, the context, as I wrote, depends on perspective, pointing to the image up top. There’s a nine story building closer to Sixth Avenue on the north side of Bergen Street, while other mid-block buildings are smaller, largely underbuilt.
Questions, and some answers
Ifeoma Ebo coordinated the Q&A. Asked if the affordable housing could move forward without changing the zoning, she responded, “There are only two sites we have in this district, and a rare opportunity to provide 100% affordable housing so we want to optimize and maximize housing to further fair housing and give other New Yorkers an opportunity to live in this district.”
The “only two sites” was a reference to city-owned sites.
Asked about existing issues, such as construction impacts, cars on sidewalks, and lack of street cleaning, and air quality, Lin Zeng, HPD’s Director, Brooklyn Planning, said there’d be an environmental review.
Asked about the population slated for the Bergen Street site, the officials said they welcomed input, including at the meeting next month.
The seniors, one official said, would have federal Section 8 vouchers, which means the city can’t offer preference to residents from CB 8, but the building would have a preference, with half the slots offered to Brooklyn residents.
Asked the minimum zoning requirement to build an 80-unit affordable senior housing project on one site—the project web site says R7A—officials said the zoning hasn’t been determined yet.
The big question: larger rezoning
Will lots other than the HPD properties be rezoned under this proposal? Jonah Rogoff, a City Planner at the city’s Department of City Planning, responded somewhat cagily: “We don't have a specific proposal as far as the extent of the rezoning boundaries. There are a lot of considerations for that. And I think we can discuss that more in depth at the urban design meeting” in November.
“Some of the considerations relate to the immediate context, the adjacency to transit and the nearby zoning districts,” he said. “It really a case-by-case basis and we look forward to working with HPD and community on that, as the application develops.”
Would Mandatory Inclusionary Housing (MIH), a bulk increase to deliver affordable housing at privately owned sites under a rezoning, be involved?
“MIH is applied,” Rogoff said, “whenever there is an upzoning that increases the density of residential, so that we can say with certainty that it would be applied to both the site and any other properties or portions of properties that the rezoning boundary would fall unde.”
“Is it possible to choose to choose to upzone only two sites?” In response, Rogoff said they need to talke a closer look: “let us get back to you.”
Another question: scope of sites
According to the project web site, “HPD along with the Department of City Planning (DCP) analyzed several zoning districts and are proposing R7A as the zoning designation for both sites.… An R7A zoning designation is limited to eight stories.”
Asked if that eight-story maximum is fixed, Zeng demurred. “I think we want to take the November 18 workshop as an opportunity to go over the heights for these sites… right now, the RFP has not been written."
Asked if that eight-story maximum is fixed, Zeng demurred. “I think we want to take the November 18 workshop as an opportunity to go over the heights for these sites… right now, the RFP has not been written."
North Flatbush BID position
In response to a tweet that suggested that the North Flatbush Business Improvement District (NF BID) preferred parking to senior housing, a BID spokesman told me, "The NFBID board of directors and the organization have not taken a position on this project. In early discussions, we had suggested reviewing opportunities to add additional community amenities such as municipal parking for NYPD and FDNY employees nearby. This suggestion is not to be instead of much needed affordable housing but in addition to the housing suggestions."
From the chat
Some comments below that signal the tenor of the discussion. Some commenters, as far as I know, were from the immediate blocks, others from greater Prospect Heights, and others from outside the neighborhood.
Cathy Iselin: "We would love to have a robust conversation, but that is difficult in this format."
Alan Gerber: "This neighborhood is sorely lacking in affordable housing opportunities, especially in modern structures with elevators accessible to seniors! We should make sure to welcome as many people to this neighborhood as possible."
Peter Krashes: "This likely includes a larger rezoning and one project isn’t defined at all. We all support building more affordable housing, especially in city owned lots. But again, these projects likely include more than these sites. Please detail what zoning options have been looked at."
Anton Beer: "The neighborhood does not lack parking, it has too many cars and too little affordable housing. Increasing housing density in a neighborhood like PH is good for the environment. A rezoning of the area to increase housing will increase sustainability and increase affordability for all."
M Rogers: "What public infrastructure and public services does the city plan in conjunction with development at these two sites? Has the city done due diligence and made a complete assessment of public infrastructure, available green space, and public services in this neighborhood -- which is already at the center of a new construction boom -- before moving forward with this plan? If so, where can the public see that assessment?"
Moses Gates: "I’ve lived in prospect heights for over a decade, and am lucky enough to have a rent stabilized apartment. I can’t imagine denying as many low-income seniors and families the ability to live in the neighborhood too. I’m hoping the development can be large enough to make a real difference. The tallest buildings in the neighborhood are about 12-14 stories, which seems reasonable to me."
Kyle Dontoh: "The issues raised by Elise and others about 'lack of street cleaning, cars on sidewalks, double parking, air quality and safety' are all genuine concerns that should be addressed, in particularly by developing additional pedestrian infrastructure and moving away from auto-centric concerns, but they have little if anything to do with 'density'."
Peter Krashes: "Density does relate to infrastructure like open space and elementary school seats, both of which are assessed as being a shortfall here already… our neighborhood has already absorbed much of the surrounding area’s new development and zoning without delivering the infrastructure to support it."
(Note: obviously a senior building wouldn't use school seats, but the second building might house families.)
Sarah P: "I've lived in this neighborhood for 7 years and I happily support upzoning for affordable apartments for seniors. I agree that car traffic is very bad here and there also needs to be infrastructure changes to address this."
Jordan Fraade: "t seems like 100% affordable housing on city-owned land is a best-case scenario for everyone involved.… If rezoning the site allows for more apartments in exchange for a couple extra stories, that is absolutely an acceptable trade to make IMO."
Maggie Spillane: "The development plan should include protections for the bike lanes that are adjacent to the two sites, with protected detours as necessary and aggressive towing of cars parked in the bike lane, including of construction crew members’ cars. These are the only 2 lanes that connect Prospect Heights to Crown Heights and Park Slope."
Sarah P: "If no one on this call can answer about accountability with senior housing in nearby buildings, how can we trust what you say now about future senior housing?"
Daphne Eviatar: "The inability to answer the question about Atlantic Yards suggests a failure to examine the larger context in which this new construction and up-zoning is being considered. Everyone living here has been subjected to many years of construction from Atlantic Yards, and that’s an important consideration. As is the fact that many of its promises did not materialize."
Audrey @ Daphne: "A lot of the people living here LIVE in Atlantic Yards now, they are not being 'subjected' to it!"
Daphne Eviatar: "They are being subjected to the ongoing disruption from construction as there is much more construction ongoing."
Sarah P: "I've lived in this neighborhood for 7 years and I happily support upzoning for affordable apartments for seniors. I agree that car traffic is very bad here and there also needs to be infrastructure changes to address this."
Jordan Fraade: "t seems like 100% affordable housing on city-owned land is a best-case scenario for everyone involved.… If rezoning the site allows for more apartments in exchange for a couple extra stories, that is absolutely an acceptable trade to make IMO."
Maggie Spillane: "The development plan should include protections for the bike lanes that are adjacent to the two sites, with protected detours as necessary and aggressive towing of cars parked in the bike lane, including of construction crew members’ cars. These are the only 2 lanes that connect Prospect Heights to Crown Heights and Park Slope."
Sarah P: "If no one on this call can answer about accountability with senior housing in nearby buildings, how can we trust what you say now about future senior housing?"
Daphne Eviatar: "The inability to answer the question about Atlantic Yards suggests a failure to examine the larger context in which this new construction and up-zoning is being considered. Everyone living here has been subjected to many years of construction from Atlantic Yards, and that’s an important consideration. As is the fact that many of its promises did not materialize."
Audrey @ Daphne: "A lot of the people living here LIVE in Atlantic Yards now, they are not being 'subjected' to it!"
Daphne Eviatar: "They are being subjected to the ongoing disruption from construction as there is much more construction ongoing."
Here we go again cant even get the AMI right in senior affordable housing, what the hell are these people thinking, just like everyone else, seniors dont make the same income, but you stop at 50% AMI, once again senior and non senior always left out when it comes to AMI, smh
ReplyDelete