Brooklyn Crossing: another Pacific Park housing lottery for all middle-income households (130% of AMI). No affordable 3-BRs. Rent levels > nearby Plank Road.
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| Rendering of 18 Sixth, looking NW on Sixth Ave. |
And yes, all apartments are designated for middle-income households earning a maximum of 130% of Area Median Income (AMI), or over $100,000. (That's what I reported last March for Bklyner, though without confirmation by the developers or the state.)
However, as with Plank Road (B15, 662 Pacific St.), the developers are not seeking the maximum rent possible under city guidelines.
They apparently recognize that such "affordable" rent levels, at least for studios and 1-BRs, would get little uptake from apartment-seekers who can lease similarly-priced units--albeit not rent-stabilized--without going through a laborious application process.
That said, Brooklyn Crossing seeks higher rents than Plank Road:
- studio: $1,905 (Plank Road: $1,547; allowable: $2,263)
- 1-BR: $2,390 (Plank Road: $2,273; allowable: $2,838)
- 2-BR: $3,344 (Plank Road: $3,219; allowable: $3,397)
The biggest adjustment is for studios; perhaps that's based on a relatively robust response to the Plank Road lottery, which launched in November 2021, almost two months ago, and will close in a week. Both are being marketed by The Brodsky Organization, which built Plank Road, and is partnering with master developer Greenland Forest City Partners on Brooklyn Crossing.
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| Brooklyn Crossing, from NYC Housing Connect |
More on the rents
It's worth noting that the rents for studios and 1BRs at Brooklyn Crossing actually conform to the guidelines for households at 110% of AMI, not 130%. See chart near bottom.
For a studio, annual rent adds up to $22,860, which is 30% of $76,200, nearing the bottom of the income guidelines. (So those at the higher end of the income guidelines have a good deal.) For a 1-BR, annual rent adds up to $28,680, which is 30% of $95,600, in the middle of the guidelines.
For a 2-BR, though, annual rent adds up to $40,128, which is 30% of $133,760. That means that all two-person and most three-person households eligible would be paying more than 30% of their incomes. (And presumably there would be at most two adults with income.)
Market-rate rents at Brooklyn Crossing, of course, are considerably higher, with the limited number of units currently available starting at:
- studio: $2,950 (Plank Road: $3,065)
- 1-BR: $4,295 (Plank Road: $3,695)
- 2:BR: $7,350 (Plank Road: $5,375)
It's not unlikely that some 2-BRs at Brooklyn Crossing, for example, will cost less. At Plank Road, the range is from $5,375 to $7,350.
Skewed to middle-income renters, despite promise
As I've written--and as BrooklynSpeaks points out--the income-targeted housing delivered so far skews significantly toward middle-income households, rather than a promised spectrum that includes low-, moderate-, and middle-income ones.
No community preference, despite promise
Another promise attenuated, if not gone, is to assign half the units to residents of the four local Community Districts. That preference does not appear with buildings financed thanks to the 421-a tax break.
(Of course, it is conceptually less crucial to ensure that middle-income people stay in communities undergoing gentrification than to assist low- and moderate-income ones.)
Few family-sized units, despite promise
Another promise missing with Brooklyn Crossing and Plank Road is to devote 50% of the affordable units, in floor area, to family-sized units. While Brooklyn Crossing does have market-rate 3-BRs, it has no affordable ones. Plank Road has neither.
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| Plank Road, from NYC Housing Connect |
Brooklyn Crossing has 79 affordable studios, 134 1-BRs, and 45 2-BRs, which means family-sized units make up 17.4% of the unit count (and more of the floor area).
Plank Road (below) has 24 affordable studios, 48 1-BRs, and 22 2-BRs, which means family-sized units make up 23.4% of the unit count.
The timing, and the delays
The lottery ends March 14, and it should take a few months before lottery applicants are processed and house--perhaps five months after the building opened to market-rate tenants.
Obviously this is more crucial for those seeking income-linked housing who have far fewer options, but, as I wrote, the Citizens Housing and Planning Council has urged that the city streamline its processes to ensure that affordable units are occupied when market-rate ones become available.
The amenities
From the lottery notice for Brooklyn Crossing:
The rental building will offer interior and exterior amenities including 24-Hour Concierge, Doorman, Recreation Sky Lounge/Den, Children’s Playroom, Gymnasium/Fitness Center, Business Center Workspace, Office Suites, Library Lounge, Media/Screening Room, Rooftop Pool (Additional fees apply.) All apartments will have in-unit Washer/Dryer. Tenants are responsible for Electricity including electric Stove and Electric Heat.
HPD guidelines for 2021
The Brooklyn Crossing income guidelines and rents are keyed to the 2021 city statistics, though presumably updated 2022 numbers will surface.
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| From NYC Department of Housing Preservation and Development |
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