At hearing on Atlantic Ave. plan, CMs Hudson & Ossé seek more public sites for affordable housing, plus deeper affordability throughout rezoning area.
As the Atlantic Avenue Mixed-Use Plan (AAMUP) proceeds, Council Members Crystal Hudson and Chi Ossé are calling for far more affordable housing than currently contemplated in the Department of City Planning’s proposal to rezone blocks around Atlantic between Vanderbilt and Nostrand avenues for higher-density residential use.
Speaking at a Department of City Planning (DCP) online meeting—a preliminary one—on Oct. 17, both Council Members suggested that publicly-owned sites be used for 100% affordable housing, that some private buildings contain 50% affordable units, and that the city's Mandatory Inclusionary Housing (MIH) be revised toward deeper affordability, at lower percentages of AMI, or Area Median Income.
Speaking at a Department of City Planning (DCP) online meeting—a preliminary one—on Oct. 17, both Council Members suggested that publicly-owned sites be used for 100% affordable housing, that some private buildings contain 50% affordable units, and that the city's Mandatory Inclusionary Housing (MIH) be revised toward deeper affordability, at lower percentages of AMI, or Area Median Income.
That implies some combination of, potentially, more public subsidy/contribution, greater density, and more requirements of developers, who are gaining the enormous benefit of new allowable bulk. They spoke at a meeting seeking comments on the scope for the rezoning’s environmental impact statement
That public contribution could be sites outside the rezoning area--13 blocks near Atlantic Avenue between Vanderbilt and Nostrand avenues--but within the larger half-mile study area, as shown below.
After all, though it wasn't mentioned, Hudson negotiated 35% affordable housing, at a blended average of 54% of AMI in two spot rezonings last year along Atlantic Avenue that allowed 17-story buildings, similar to what the Atlantic Avenue plan would allow. The city's current proposal could allow affordable units at a minimum 80% of AMI, which means income-targeted units for households earning six figures.
After all, though it wasn't mentioned, Hudson negotiated 35% affordable housing, at a blended average of 54% of AMI in two spot rezonings last year along Atlantic Avenue that allowed 17-story buildings, similar to what the Atlantic Avenue plan would allow. The city's current proposal could allow affordable units at a minimum 80% of AMI, which means income-targeted units for households earning six figures.
Also echoing a priority as expressed by Community Board 8, which began the predecessor M-CROWN rezoning effort a decade ago, Hudson argued for the city to incentivize job-creating industrial space, not merely commercial space that might be used for retail or office space.
In apparent response to concerns of residents in Bedford-Stuyvesant, both Council Members suggested that DCP consider reducing density along the eastern portion of Atlantic Avenue. (That of course conflicts with the general formula that additional density spins off more affordable units.)
A changing future
The Draft Scope of Work identifies the subjects that will be analyzed in the Draft Environmental Impact Statement, or DEIS. There could be 4,108 new apartments in ten years, with a significant fraction "affordable," or below-market, adding 9,859 new residents.
The comments will help in form a Final Scope. Later, once the DEIS is issued, the city will accept comments. The seven-month public review, culminating in passage by the City Council, could begin next spring.
The Draft Scope of Work identifies the subjects that will be analyzed in the Draft Environmental Impact Statement, or DEIS. There could be 4,108 new apartments in ten years, with a significant fraction "affordable," or below-market, adding 9,859 new residents.
The comments will help in form a Final Scope. Later, once the DEIS is issued, the city will accept comments. The seven-month public review, culminating in passage by the City Council, could begin next spring.
Community priorities
Among commenters, those from the Crown Heights Tenant Union (and others) echoed the call for more deeply affordable housing. Members of the pro-development group Open New York argued for maximizing construction to generate the most units and thus more affordable ones.
Some residents on residential blocks just north of Atlantic Avenue, notably Lefferts Place, urged caution and less density near them, noting the contrast with the several blocks of industrially-zoned space bordering Atlantic Avenue to the south. They also cited the untoward impacts of construction of 1045 Atlantic, a spot rezoning.
Two representatives of Construction and General Building Laborers’ Local 79 urged that union labor, paying $40/hour minimum, be part of construction.
Written comments will be accepted through 5 pm this Friday, Oct. 27. Comments can be submitted by email to 24DCP019K_DL@planning.nyc.gov or mailed to Stephanie Shellooe, Environmental Assessment and Review Division, NYC Department of City Planning, 120 Broadway, 31st Floor, New York, NY 10271.
The presentation
Jonah Rogoff, DCP’s lead planner for the AAMUP, described it as “re-envisioning an industrially zoned area close to public transit and employment nodes to support a mixed-use neighborhood” including substantial affordable housing and space for jobs. The buildings will have “active ground floor uses,” and the Atlantic Avenue streetscape would become safer and more pleasant.
The context is a housing shortage, increasing rent burdens, and the displacement locally of Black residents, while downzonings to limit growth and the establishment of historic district have constrained new housing.
The “holistic plan,” he said, would bring “together many of the the recently approved private rezonings” nearby—the only mention of the plethora of such spot rezonings on or near Atlantic— and consider ongoing nearby development, “most prominently at Pacific Park, a multiphase redevelopment project located to the west and led by the Empire State Development Corporation.”
Pacific Park, formerly Atlantic Yards, was supposed to be finished in ten years when approved in 2006 and again in 2009, but has until 2035. A May 2025 deadline to complete 876 (or 877) units of affordable housing won’t be met, presaging either fines or a renegotiation.
Rogoff noted the AAMUP Community Vision and Priorities Report issued before the rezoning proposal noted the priority of “new permanently deep affordable housing,” along with a mixed-use community, a redesign of Atlantic Avenue, increased public open space, expanded job training and business development, and additional utilization of the Bedford-Atlantic Armory.
More from DCP
DCP designer Jesse Hirakawa described the mix of zoning plans, including a maximum residential Floor Area Ratio (FAR) of 9 along Atlantic, leading to a maximum base height of 135 feet, or 13 stories, and building height of 185 feet, or 18 stories.
(It’s unclear whether proposed additional density under the Adams administration’s “City of Yes” proposals could add 20% more bulk to that.)
Hirakawa also described transitional height districts below Atlantic, with buildings six to 12 stories, and mixed-used districts eight to 12 stories
A proposed Special District would promote a new streetscape and mix of uses, modifying the zoning to set back buildings along Atlantic Avenue to enlarge sidewalks and mandate non-residential ground-floor uses like grocery stores, day care centers or places of employment.
DCP is also proposing to reduce parking and reduce curb cut requirements.
He said he supported deepening the affordability levels required through the city’s Mandatory Inclusionary Housing, or MIH, which Council Speaker Adrienne Adams has sought to reform:
Among commenters, those from the Crown Heights Tenant Union (and others) echoed the call for more deeply affordable housing. Members of the pro-development group Open New York argued for maximizing construction to generate the most units and thus more affordable ones.
Some residents on residential blocks just north of Atlantic Avenue, notably Lefferts Place, urged caution and less density near them, noting the contrast with the several blocks of industrially-zoned space bordering Atlantic Avenue to the south. They also cited the untoward impacts of construction of 1045 Atlantic, a spot rezoning.
Two representatives of Construction and General Building Laborers’ Local 79 urged that union labor, paying $40/hour minimum, be part of construction.
(The only other coverage of last week's hearing is from the Oct. 17 New York Daily News, which published Pols, locals call for more affordable housing in Atlantic Ave. rezoning plan amid gentrification concerns.)
The presentation
Jonah Rogoff, DCP’s lead planner for the AAMUP, described it as “re-envisioning an industrially zoned area close to public transit and employment nodes to support a mixed-use neighborhood” including substantial affordable housing and space for jobs. The buildings will have “active ground floor uses,” and the Atlantic Avenue streetscape would become safer and more pleasant.
The context is a housing shortage, increasing rent burdens, and the displacement locally of Black residents, while downzonings to limit growth and the establishment of historic district have constrained new housing.
The “holistic plan,” he said, would bring “together many of the the recently approved private rezonings” nearby—the only mention of the plethora of such spot rezonings on or near Atlantic— and consider ongoing nearby development, “most prominently at Pacific Park, a multiphase redevelopment project located to the west and led by the Empire State Development Corporation.”
Pacific Park, formerly Atlantic Yards, was supposed to be finished in ten years when approved in 2006 and again in 2009, but has until 2035. A May 2025 deadline to complete 876 (or 877) units of affordable housing won’t be met, presaging either fines or a renegotiation.
Rogoff noted the AAMUP Community Vision and Priorities Report issued before the rezoning proposal noted the priority of “new permanently deep affordable housing,” along with a mixed-use community, a redesign of Atlantic Avenue, increased public open space, expanded job training and business development, and additional utilization of the Bedford-Atlantic Armory.
More from DCP
DCP designer Jesse Hirakawa described the mix of zoning plans, including a maximum residential Floor Area Ratio (FAR) of 9 along Atlantic, leading to a maximum base height of 135 feet, or 13 stories, and building height of 185 feet, or 18 stories.
(It’s unclear whether proposed additional density under the Adams administration’s “City of Yes” proposals could add 20% more bulk to that.)
Hirakawa also described transitional height districts below Atlantic, with buildings six to 12 stories, and mixed-used districts eight to 12 stories
A proposed Special District would promote a new streetscape and mix of uses, modifying the zoning to set back buildings along Atlantic Avenue to enlarge sidewalks and mandate non-residential ground-floor uses like grocery stores, day care centers or places of employment.
DCP is also proposing to reduce parking and reduce curb cut requirements.
 |
| Note two sites at left, far from rezoning area, as well as omission of previous private rezonings. |
Environmental consultant Jonathan Carey of the firm WSP noted that DCP has identified 51 projected development sites where development is expected to occur within ten years, as well as 16 other sites where development is not expected to occur. The map omits the sites of previous private rezonings, below.
He noted that the DEIS will include a Mitigation chapter to identify potential mitigations--"to the extent practical,” which leaves wiggle room--to significant environmental impacts.
Comments from Ossé
Council Member Ossé said the city must facilitate significant investments in deeply affordable housing in District 36 through both new development and preservation of existing affordable units.
“Council Member Hudson and I are aligned our position that additional public sites for 100% affordable development must be secured for this rezoning to advance,” he said.
(Note that the rezoning action takes in two 100% affordable sites on city-owned property in Prospect Heights, 542 Dean Street and 512 Bergen Street, far from the rezoning area.)
He noted that the DEIS will include a Mitigation chapter to identify potential mitigations--"to the extent practical,” which leaves wiggle room--to significant environmental impacts.
Comments from Ossé
Council Member Ossé said the city must facilitate significant investments in deeply affordable housing in District 36 through both new development and preservation of existing affordable units.
“Council Member Hudson and I are aligned our position that additional public sites for 100% affordable development must be secured for this rezoning to advance,” he said.
(Note that the rezoning action takes in two 100% affordable sites on city-owned property in Prospect Heights, 542 Dean Street and 512 Bergen Street, far from the rezoning area.)
For affordable housing, he asked that 1024 Fulton Street, a state-owned building (with a troubled history), be considered, along with a Department of Education site at 178 Brooklyn Avenue, part of the Alternate Learning Center at 960 Prospect Place. He also cited 457 Nostrand Avenue, the parking lot behind the old Girls High School.
“We also urge” city agencies to consider 50% affordable housing in private developments, Ossé said.
“We also urge” city agencies to consider 50% affordable housing in private developments, Ossé said.
He said he supported deepening the affordability levels required through the city’s Mandatory Inclusionary Housing, or MIH, which Council Speaker Adrienne Adams has sought to reform:
Update Mandatory Inclusionary Housing (MIH) to deepen affordability, reflecting the rapid inflation of Area Median Incomes (AMI) during the last decade that has outpaced actual income inflation. It would require the deeply affordable option of MIH (Option 3) and increase the proportion of units dedicated to the lowest-income households – earning incomes of $48,000 on average and below – from 20 percent to 25 percent. This would be contingent on the state providing the necessary affordable housing credits to facilitate its development in New York City.Ossé said the city “must work creatively to identify new opportunities for open space.” He asked that DCP work with the state-run Metropolitan Transportation Authority to improve the Franklin Avenue station area.
(Later, one resident suggested that a long-closed entrance to the Franklin Avenue C station at Classon Avenue and Fulton Street be reopened.)
Ossé also proposed that the DEIS study access to health care, given the expected new population.
Council Member Hudson
Hudson also cited the importance of “deeply affordable housing beyond mandatory inclusionary housing” both through new construction and strengthened preservation investments.
Citing the displacement of Black families in Central Brooklyn, she said, “we must ensure new housing generated by this rezoning is accessible to Black households, many of which have called this area home for generations.” (There’s no racial set-aside, but income-targeted housing, with a community preference in the housing lottery, should include Black households vulnerable to displacement.)
Along with the underutilized sites mentioned by Ossé, Hudson also cited 510 Clermont Avenue, a school parking lot off Atlantic Avenue. She said the city should “secure additional state-owned sites that could be utilized for affordable development.” Like her colleague, Hudson said she supported a revision of MIH.
Echoing CB 8 concerns, she said “we must strengthen mixed-use zoning incentives for light industrial arts and community facility uses,” for example adding the tools available in the Special Gowanus Mixed-Use District, part of a neighborhood rezoning.
Hudson said the city should ensure the preservation of existing significant commercial industrial properties such as the Greenpoint Manufacturing and Design Center (GMDC), at 1102 Atlantic Avenue, and 1000 Dean Street, so there’s no incentive for them to be converted to residential.
“I'd like to reiterate that this zoning plan cannot advance without substantial commitments from DCP’s sister agencies and this administration,” she said, including a a comprehensive redesign of the Atlantic Avenue corridor, targeted job training and placement, and potential financial incentives for diverse mixed use development.
Tenant concerns
Two members of the Crown Heights Tenant Union, both members of Community Board 8, noted that the AAMUP process led to calls for deeply affordable housing.
That means under 50% AMI, said Mimi Mitchell, nothing that the current MIH options “are just not enough.”
Ossé also proposed that the DEIS study access to health care, given the expected new population.
Council Member Hudson
Hudson also cited the importance of “deeply affordable housing beyond mandatory inclusionary housing” both through new construction and strengthened preservation investments.
Citing the displacement of Black families in Central Brooklyn, she said, “we must ensure new housing generated by this rezoning is accessible to Black households, many of which have called this area home for generations.” (There’s no racial set-aside, but income-targeted housing, with a community preference in the housing lottery, should include Black households vulnerable to displacement.)
Along with the underutilized sites mentioned by Ossé, Hudson also cited 510 Clermont Avenue, a school parking lot off Atlantic Avenue. She said the city should “secure additional state-owned sites that could be utilized for affordable development.” Like her colleague, Hudson said she supported a revision of MIH.
Echoing CB 8 concerns, she said “we must strengthen mixed-use zoning incentives for light industrial arts and community facility uses,” for example adding the tools available in the Special Gowanus Mixed-Use District, part of a neighborhood rezoning.
Hudson said the city should ensure the preservation of existing significant commercial industrial properties such as the Greenpoint Manufacturing and Design Center (GMDC), at 1102 Atlantic Avenue, and 1000 Dean Street, so there’s no incentive for them to be converted to residential.
“I'd like to reiterate that this zoning plan cannot advance without substantial commitments from DCP’s sister agencies and this administration,” she said, including a a comprehensive redesign of the Atlantic Avenue corridor, targeted job training and placement, and potential financial incentives for diverse mixed use development.
Tenant concerns
Two members of the Crown Heights Tenant Union, both members of Community Board 8, noted that the AAMUP process led to calls for deeply affordable housing.
That means under 50% AMI, said Mimi Mitchell, nothing that the current MIH options “are just not enough.”
Sarah Lazur added that if approved without a change to MIH, “you are putting a target on the backs of all the low and moderate income tenants in this neighborhood, both rent-stabilized and unregulated,” since the rezoning will spur more landlord harassment.
CB 8’s Veconi
CB 8 member Gib Veconi, who’s led the board’s M-CROWN subcommittee, spoke personally. He said he appreciated “the kind words” about CB 8’s work, and “the best way to demonstrate that appreciation” is to set aside space for light industrial use.
Without that, “virtually all of the non-residential space” would go to commercial retail and other uses “that are not of the job creating character that is desired by the community board.”
He suggested that the DEIS should study the possibility of “potentially temporary public open space through the use of programs like open streets.” (He helps run the Vanderbilt Avenue Open Street.)
Specific properties: GMDC
A representative of the nonprofit GMDC noted it owns and manage six buildings with more than 125 businesses and 700 manufacturing jobs. A seventh is under way in Brownsville that mixes manufacturing and affordable and supportive housing.
GMDC’s 1102 Atlantic houses eight small manufacturing businesses with 64 workers, with wages averaging $50,000, said the organization's Cassandra Smith.
CB 8’s Veconi
CB 8 member Gib Veconi, who’s led the board’s M-CROWN subcommittee, spoke personally. He said he appreciated “the kind words” about CB 8’s work, and “the best way to demonstrate that appreciation” is to set aside space for light industrial use.
Without that, “virtually all of the non-residential space” would go to commercial retail and other uses “that are not of the job creating character that is desired by the community board.”
He suggested that the DEIS should study the possibility of “potentially temporary public open space through the use of programs like open streets.” (He helps run the Vanderbilt Avenue Open Street.)
Specific properties: GMDC
A representative of the nonprofit GMDC noted it owns and manage six buildings with more than 125 businesses and 700 manufacturing jobs. A seventh is under way in Brownsville that mixes manufacturing and affordable and supportive housing.
GMDC’s 1102 Atlantic houses eight small manufacturing businesses with 64 workers, with wages averaging $50,000, said the organization's Cassandra Smith.
She encouraged that the mixed-use zoning proposed for their lot and an adjacent MTA location include the rest of their block between Franklin and Classon avenues, “perhaps opening the door for GMDC to partner with property owners and other developers to create more mixed use buildings.”
Specific properties: St. Bartholomew’s
Ellen Liu Chan, asset manager for the Episcopal Diocese of Long Island, said that the landmarked St. Bartholomew's Church, at 1127 Pacific Street east of Bedford Avenue, sought a simplification in the process of obtaining bulk waivers so that nearby properties would be able to use the bulk that would be applied to the church property from the rezoning.
Specific properties: St. Bartholomew’s
Ellen Liu Chan, asset manager for the Episcopal Diocese of Long Island, said that the landmarked St. Bartholomew's Church, at 1127 Pacific Street east of Bedford Avenue, sought a simplification in the process of obtaining bulk waivers so that nearby properties would be able to use the bulk that would be applied to the church property from the rezoning.
The presentation
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