From M-CROWN to AAMUP: rezoning process for Atlantic Ave. & nearby blocks emerges. But it's no blank slate, given recent upzonings. Key guidelines await.

On 12/8/22, when Mayor Eric Adams announced his "moonshot" goal of building 500,000 new homes--while proposing changes that could, unto themselves, unlock just 50,000--the "Build Everywhere" section of his press release touted "two major neighborhood planning efforts.

The City of Yes Bronx Metro-North Plan, aimed at leveraging four new Metro-North stations, would bring a projected 10,000 jobs and as many as 6,000 new homes, with at least 1,500 of them permanently affordable.

The Central Brooklyn initiative known as the Atlantic Avenue Mixed-Use Plan (AAMUP) --branded on the fact sheet as the "City of Yes Atlantic Avenue Mixed-Use Plan," was less specific, envisioning "thousands of new homes," including "permanently income-restricted homes," plus "commercial and industrial jobs, infrastructure, and other improvements to Atlantic Avenue and its neighboring blocks in Crown Heights and Bedford-Stuyvesant." 

That's Vanderbilt Avenue to Nostrand Avenue. It's a response in part to Brooklyn Community Board 8's past efforts and a request by Council Members Crystal Hudson and Chi Osse, backed by other local and civic leaders.

While that "City of Yes" branding suggests a distinct willingness to make public investments and to encourage building--complementing the private rezoning applications--the fact sheet and the accompanying slide deck from the first Steering Committee meeting (both below) don't add much detail. After all, it's the beginning of the process.

Pending questions: the map

The planning process aims to deliver a report after six months of public engagement end in June 2023.

But several things are worth watching. For one thing, we deserve realistic images of the full rezoning area, which includes renderings (or, at least, bulk envelopes) of towers--planned or potential--enabled by the previously passed rezonings.

The seven private rezoning applications cited are 2019: 1010 Pacific, 1050 Pacific; 2020: Grand & Pacific; 2021: 840 Atlantic, 1045 Atlantic; 2022: 870 Atlantic, 1034 Atlantic. Missing was 809 Atlantic. None were marked on the provided map, above, which could be augmented by building, for example, on work (now somewhat outdated) by Kaja Kühl.

 

Map by Kaja Kühl earlier this year; rezonings in light blue were pending, now passed; apartment
counts are from Environmental Assessment Statements and include areas beyond the parcels owned
 by applicants; 1050 Pacific would now have 234 units and 1010 Pacific would have 175 units

 

Pending questions: the scope

The rezoning area's west end between Vanderbilt and Classon avenues is slated to change significantly, and has already begun to do so, with the new 809 Atlantic and 1010 Pacific now renting, and the Pacific/Grand building moving toward completion. 

This area presumably might see infrastructure and open space strained by the influx of new residents.

Maybe it's random, but it's worth noting that both images of Atlantic Avenue below, in a screenshot from the two-page fact sheet, feature the Bedford Armory, which is very near the east end of the rezoning area. 

The photo below left is from Franklin Avenue looking east, while the one below right is looking east, from a point west of Bedford Avenue. 

And while the latter is an existing condition, that vista will change if and when the approved 1045 Atlantic Avenue rises just west of the Franklin Avenue shuttle, as shown in the image above right.

What are the precedents?

It's worth watching to see how the Steering Committee, and working groups, address and assess the seeming precedents already established by spot rezonings. 

For example, is the bulk and 17-story height established in the 870-888 Atlantic Ave. and 1034-1042 Atlantic Ave. rezonings a new standard?

If so, is there any mechanism to ensure that such increased space for builders is matched by the increased affordability, 35%, that Council Member Crystal Hudson negotiated? (Note that the documents for that still haven't surfaced, though I got a belated summary from Hudson's office, as I wrote last week in City Limits?) 

Would the city's Mandatory Inclusionary Housing have to change? 

Note that the leaders of the two nonprofit housing groups who signed agreements with the developers of those two recent rezonings--but wouldn't answer press questions--are on Hudson's 18-member Steering Committee. (See below for discussion about the absence of tenant representatives on that committee.)

Also unclear: to what extend would the envisioned industrial jobs conform to the M-CROWN vision of Community Board 8? It was not explicitly endorsed.

Infrastructure questions

Another question: how much opportunity there might be for improved infrastructure and public space?

Again, it's arbitrary, but check the one example in the Steering Committee slideshow for "Urban Design and Public Realm Opportunities," at right.

It shows the greening of somewhat desolate streets, Atlantic Avenue and Pacific Street underneath the elevated tracks of the S shuttle, between Classon and Franklin avenues.

That certainly is an opportunity, but it will hardly be the only one. 

Also, as a potential template for Atlantic Avenue streetscape improvements, the slideshow points to work in East New York : Department of Transportation pedestrian safety measures, lighting, landscaping, and medium improvements.

From the fact sheet

The fact sheet notes that the "initiative builds upon nearly a decade of planning work led by Brooklyn’s Community Board 8, known as the M-CROWN (Manufacturing, Commercial, Residential Opportunities for a Working Neighborhood) study."

It points out that the stretch of Atlantic "remains vastly underutilized," shackled by outdated manufacturing zoning, "despite the area’s proximity to mass transit, retail, schools, parks, arts and cultural institutions, and more." 

Indeed, that's why the Department of City Planning has encouraged so many spot rezonings.

The plan for mixed-use zoning could allow "a building with ground floor shops and apartments above, or a building with light manufacturing, art studios, and offices." 

Note that the former is fairly standard, while the latter reflects the M-CROWN goals, but, as noted by Patch, it's unclear if the Adams administration would make it mandatory.

The fact sheet cites "permanently affordable housing through the city’s Mandatory Inclusionary Housing program" plus "commercial, community facility, and industrial uses." The goals include "more pedestrian-friendly streets with traffic-calming measures."

Going forward

Working with Council Members Hudson and Osse, the public engagement process has begun with the hiring of WXY, an independent facilitator, to lead the larger community planning workshops and three theme-based working groups on economic development, infrastructure, and land use/housing. 

WXY also leads the Steering Committee, which first met 12/1/22 and will meet monthly. The first public meeting on the plan will take place in January, followed by topic-based working groups. Details will be published on nyc.gov/engage in the coming weeks. 

The "six-month public envisioning process... will result in a community-based report that will directly inform land use actions and infrastructure investments for the final plan," thus leading to the city's seven-month ULURP (Uniform Land Use Review Procedure) in 2024.

About the Steering Committee

The Steering Committee includes representatives from Community Boards 2, 3, and 8, local organizations, and other key neighborhood stakeholders. I've annotated the list below with the information I could gather, but it would be helpful if each person provided a brief bio.

The Steering Committee is supposed to set the agenda and help lead Working Group meetings. Those will be interspersed, as suggested below, with three community workshops.

Beyond the Steerling Committee and Working Groups, the Department of City Planning (DCP) will provide planning background and analysis, facilitate the input of other City agencies, develop materials for public engagement, and compile final recommendations into public document.

WXY Studio is the facilitator, while the NYC Council Land Use Division will provide support.

The working groups  

The working groups have three clusters of topics. As noted, I've added some identifying/relevant information about working group members, but hope bios are added.

Economic Development, Human Capital, and Services

Inclusive of industry, manufacturing, and other job-generating uses, workforce and economic development, job creation, small businesses, education and childcare, health and community wellbeing, community resources, and other service-based needs.

• Bernell Grier, executive director of IMPACCT Brooklyn
• Elaine Weinstein, CB 8 Land Use Committee member, former Keyspan VP in HR
• Ethel Tyus, CB 8 Land Use Committee member, former Land Use Chair
• Gib Veconi, CB 8 member, head of M-CROWN subcommittee, Chair Prospect Heights Neighborhood Development Council
• Jon Kaufman, MTA Chief of Strategic Initiatives (I think)
• Michelle de la Uz, executive director of Fifth Avenue Committee

Streetscape, Physical Infrastructure, and Open Space

• Cynthia Pinn, CB 3, Land Use Committee Chair
• Daughtry Carstarphen, CB 2 Land Use Committee Vice Chair and VP for Capital Projects, Bowery Residents' Committee.
• Hilda Cohen, founder of Make Brooklyn Safer
• Lenny Singletary, CB 2 Chair, Brooklyn Hospital VP
• Sharon Wedderburn, CB 8 Land Use Committee Chair 
• Shabazz Stuart. founder of bike parking startup Oonee

Land Use, Density, and Housing

• Anthony Buissereth, CB 3 Chair
• Barika Williams, Executive Director, Association for Neighborhood & Housing Development (ANHD, umbrella for nonprofits)
• Erika Lindsey, Urban Planner, Design Strategist, The Lab at U.S. Office of Personnel Management; also a member of Brooklyn Movement Center
• Irsa Weatherspoon, CB 8 Chair
• Kaja Kühl, urban designer and CB 8 Land Use Committee member
• Saskia Haegens, Vice Chair, Prospect Heights Neighborhood Development Council

What about tenants?

At the end of the Community Board 8 Land Use Committee meeting Dec. 1, member Cathy Iselin suggested (video) that CB 8 representatives on the Steering Committee point out that no tenant membership organization is represented, calling it a "gross oversight."

Weinstein said that both she and Kühl had contacted Hudson's office and were told that the working groups will "invite everyone" to participate.

The next exchange recalled some lingering tension at the committee, evinced in previous rezoning debates and a petition that called, unsuccessfully for the two most recent rezonings to be halted to allow the neighborhood rezoning plan.

"I just wanted to just wanted to say for everybody's edification there there are tenant advocates and organizers that are part of the steering committee," said Veconi, citing the Fifth Avenue Committee and IMPACCT Brooklyn.

(The two organizations are partners with the developer on the recent rezonings, which Veconi supported. They're also among sponsors of the BrooklynSpeaks initiative, which Veconi helps lead and which has become the remaining--and periodic--platform for civic discussion of Atlantic Yards/Pacific Park issues.)

Veconi also cited ANHD and another member cited Brooklyn Movement Center. (It's not clear, but Lindsey may be representing BMC.)

"Those aren't membership organizations," interjected Sarah Lazur, a member of the Crown Heights Tenant Union, saying the people participating are not "the people affected by the policy."

"I'm not sure that's the true in all cases," Veconi responded.

"It's true," another committee member (not sure who) responded, gaining assent from another. 

(Well, ANHD is an organization of housing groups, and BMC is a membership-based community organizing group, though not of tenants.)

Update: I should've added that the Crown Heights Tenant Union criticized Hudson for approving the rezonings in April, so it's not surprising she would've prioritized allies.