1010 Pacific, first spot rezoning built in CB 8, has "low-income" units $1,576 to $2,002, though those most rent-burdened won't qualify. Market-rate starts at $3K.

From Pacific House

So the first fruit of the spot rezonings in Community Board 8, the 176-unit apartment building at 1010 Pacific Street, branded Pacific House, is coming into view: market-rate units are being leased, and the city's Housing Connect lottery for the 53 "affordable" units has launched.

Notably, the 52 "affordable" units--better termed "income-linked"--aimed at households earning 80% of Area Median Income (AMI), are technically considered the upper bound of low-income, under the city Department of Housing Preservation and Development's guidelines.

1010 Pacific, from Atlantic Avenue

But the rents, however below-market, are not aimed at the truly needy. More than 89% of the households in the city considered rent-burdened--paying more than 30% of their earnings in rent--earn less than 80% of AMI, according to the Association for Neighborhood & Housing Development (ANHD).

There are four studios listed at $1,576, which is actually lower than the allowable guideline of $1,868. There are 39 1-bedrooms listed at $1,681, again lower than the upper guideline of $2,002. And there are nine 2-bedrooms listed at $2,002, also below the upper guidelines of $2,402.

From Housing Connect

For a 1-bedroom, that means an income floor of $60,095, with a maximum of $74,720 (for one person), $85,440 (for two), and $96,080 (for three).

Market-rate studios can be as small as 411 square feet, with 1-BRs at 526 square feet, and 2-BRs at  869 square feet, so presumably the affordable ones are no larger. (One observer, writing on a forum regarding the building's affordable units, called them "super duper small.")

Not what was promised

As I wrote last April, 1010 Pacific was a prime example of a failure to lock down promises in the spot rezonings proposed for the area Community Board 8 designed M-CROWN.

At City Council hearing 4/16/19, land use attorney Richard Lobel, who's represented several projects in the M-CROWN area, explained that, with the City Planning Commission's cut in the building from 11 to 9 stories, "the total square footage of the building has now been reduced from roughly 148,000 square feet to 118,000 square feet of residential, which will consist of approximately 129 dwelling units."

From HPD, using 2016 income levels

Instead, the 176 units means smaller apartments, with a more transient population. There's no commercial/arts space, as once promised, only amenity space for residents: "fitness center, dedicated kids’ areas, media lounge and bar and an expansive roof top."

"The project does indeed contemplate Option 1" under Mandatory Inclusionary Housing, Lobel said at that hearing, meaning 25% of the units at 60% of Area Median Income.

But "contemplate" is a weasel word, and the Council's approval also left open Option 2, or 30% of the units averaging 80% of AMI, which as of 2016--in the example above right--meant $62,000 maximum for a family of three, but today has grown to $90,680.

More details

From Housing Connect

There's also one "affordable: studio for those at 130% of AMI, listed at $2,621, aimed at singles or two people earning no less than $89,863 and no more than $121,420 for one person or $138,840 for two.

While that's pricey, it's less than the allowable guideline of $3,035 (see below), which, after all, is more than what developer Clipper Equities is charging for some market-rate studios, as explained below.

Because the 30% affordable units were subject to the city's Mandatory Inclusionary Housing program, half the units are reserved for residents of Community Board 8, with 5% for city employees. 

Also 5% of the units are set aside for people with mobility challenges, and 2% (one unit) for thos with vision or hearing impairments.

From Pacific House

Billed as a "luxurious standard of living" with electric car changing stations and high-end kitchen appliances, additional fees apply to select amenities. Tenants are responsible for electricity, which includes both heat and an electric stove

The Pacific House website (and StreetEasy) identify the location as Prospect Heights, while the Housing Connect page more accurately notes that the location, east of Grand Avenue, is in Crown Heights. (While, it's at the western edge, I'm not sure it's yet "the prime area," as claimed.)

Meanwhile, the website, as shown in the screenshot above right, states "Discover Prospect Heights" and, below, somehow claims the building's "centrally located in the heart of Brooklyn's trendy Prospect Park neighborhood."

Of course, there's no neighborhood of that name, and this location isn't in the heart of any actual neighborhood. 

Changing, noisy block?

From Housing Connect

That said, other construction down the block, at the Pacific Grand site, as well as approved constuction at 1050 Pacific, will continue to transform the block, as may the proposed 972 Pacific development.

So it won't be quiet.

Similarly, two already approved spot rezonings along Atlantic Avenue, notably one nearby at 1034-1042 Atlantic, as well as the pending Atlantic Avenue Mixed-Use Plan (AAMUP), which should rezoning much of the area, should make the view from the roof deck, above right, look rather different.

Map by Kaja Kühl early 2021; 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 176 units

 

The affordable units

From Housing Connect

Note that those are below the allowable maximums for 80% of AMI, below, which are likely untenable in today's market.

From HPD: maximum rent levels

From HPD: maximum incomes

Market-rate units available, via StreetEasy

Market-rate units no longer available

On New York YiMBY

Note the reaction to the coverage from New York YIMBY, in which one commenter shouted, "THIS IS A JOKE TO CALL THIS AFFORDABLE."

Several readers, unable to distinguish between a pro-development website and the city's housing lottery, asked for someone to email them applications.

This might be remedied if New York YIMBY made a decent, simple change: adding a Housing Connect link to its coverage.