Carroll Gardens Downzoning: CB6 Thursday

From Tom Gray of Councilman Bill deBlasio's office, a reminder to turn out in support of the long-awaited Carroll Gardens downzoning at the CB6 Land Use Committee meeting on Thursday night. The rezoning will protect the community from out of scale new development and preserve the character of Carroll Gardens and the Columbia Waterfront District.

Jun 25 Landmarks/Land Use Committee Meeting
PUBLIC HEARING on Carroll Gardens/Columbia Street Contextual Rezoning plan (ULURP No. C 090462 ZMK)
Discussion and formulation of a recommendation on an application submitted by the Department of City Planning (ULURP No. C 090462 ZMK) to contextually rezone Carroll Gardens and a significant portion of the Columbia Street District neighborhoods to protect the existing built form environments.

Long Island College Hospital
339 Hicks Street
Brooklyn NY 11201

6:00 PM

Carroll Gardens Downzoning Process Under Way

City Planning gave us a wonderful preview presentation; now they issued a press release announcing the start of the public review period for the downzoning of Carroll gardens and Columbia Waterfront. Brownstoner has the entire press release posted. A snippet:

Initiated in response to community requests and developed in close consultation with Community Board 6, local community groups and Council Member de Blasio, the rezoning was crafted block by block to:

 Preserve the row house character of over 80% of the study area by introducing a contextual zoning district (R6B) with height limits of 50 feet. R6B would be mapped on predominately residential east-west side streets as well as the north-south streets of Smith, Hoyt, Bond and Hicks Streets and portions of Henry, Clinton and Columbia Streets.
 Match new zoning to preserve the established built character by mapping contextual zoning designations (R6A and R7A; height limits of 70 feet and 80 feet, respectively). Along the mixed-use corridors of Court and Columbia Streets as well as other more densely built blocks, R6A zoning would more accurately match the existing built context. On Tiffany Place between Kane and Degraw Streets where existing 7-story manufacturing buildings have been converted to residential use, the proposed R7A would better match the built character.
 Promote vibrant, mixed-use corridors on certain local commercial thoroughfares. C2-4 overlays
would be mapped to promote an expanded group of ground-floor commercial uses at specific locations along Smith, Henry and Hicks Street where commercial uses already exist, but where no commercial zoning is present to permit new or expanding businesses.
 Reduce the depths of commercial districts to reflect existing development patterns and preclude commercial intrusions into residential side streets. In certain locations where no commercial uses currently exist and where such uses would be inappropriate with existing land use patterns, commercial overlays would be removed.

All in all, a great proposal. And it wouldn't have been possible without the tireless work of CGNA and others, especially John Hatheway and Glenn Kelly.

Vapor Intrusion Law: Food for Thought on Gowanus Residential Development

The Chair of CB6 was thoughtful enough to share this article from the New York Law Journal with the Community Board.

This is something to think long and hard about when contemplating the Gowanus rezoning and the appropriateness of concentrated residential development on these contaminated sites. An excerpt:

Vapor intrusion is a potentially harmful condition in which volatile chemicals in soil and groundwater emit fumes that enter buildings; such chemicals are often present at old industrial properties, or where a former industrial property has been redeveloped for commercial or residential use.

In the past, many state environmental regulators, including the New York State Department of Environmental Conservation (NYSDEC), had not included vapor intrusion as a consideration when granting closure for cleanup of contaminated properties because the general thought was that chemicals could stay in the ground under a building, as the foundation was a barrier preventing contact with those chemicals.

More recent evidence has shown this is not always the case, as some chemicals can penetrate foundations at levels that raise health and safety concerns for the occupants. However, NYSDEC and other state regulatory agencies granted hundreds of site closures without always accounting for the possibility of vapor intrusion exposures.

Over the past several years, NYSDEC and the New York State Department of Health (NYSDOH) have been investigating the vapor intrusion issue, including reopening "closed" remediation cases and setting new standards for human exposure. Other states (e.g., California, New Jersey) are taking similar steps with respect to vapor intrusion.

Thus the concept of the new law clearly is a good one. However, NYSDEC, which is largely responsible for enforcement of the Tenant Notification Law, has to date offered no formal interpretive guidance on the applicability of the law or how it will be enforced. As discussed further below, there are numerous vague and undefined terms and ambiguous provisions in the statute that have created confusion and challenges for the regulated community members and their advisors.

The whole article is worth reading for those that don't mind getting into the weeds of a legal discussion.

Toll Brothers City Council Hearing Tomorrow!

To the surprise and consternation of many, City Planning broke out the rubber stamp for the Toll Brothers requested re-zoning of their parcel on the Gowanus Canal. Part of the surprise is that City Planning approved Toll's plans on February 17th . . . while the first inkling members of the community got was from Pardon Me For Asking on February 28th. One more indignity in a process that has been flawed from the beginning.

The Toll Brothers site is being re-zoned, by itself, ahead of the broader Gowanus re-zoning that is currently being studied. Why?

One of the biggest selling points that Toll used in seeking approval for this re-zoning was the promise of affordable housing. It turns out that the affordable housing was a chimera; when CB6 went back to condition their (unfortunate) approval of Toll's plans to condition it upon required inclusion of affordable housing, Toll cried foul.

So now we have a major change of zoning for a parcel that was considered outside of the zoning process for the rest of the Gowanus region, which if approved will have zero requirements for affordable units.

A number of area residents will be at the City Council Zoning Committee Hearing tomorrow to urge the council to vote no to on this one-sided rezoning. Please join us if you can:
Public hearing on the Toll Brothers proposal located at 363-365
Bond Street
Where: City Hall, Committee Room (R to City Hall or A to Chambers St.)
When: March 4, 2009 9:30am
What: http://www.tollbrothersgowanus.com/projectDescription.shtml

If you are unable to attend in person please send written testimony to
avella@council.nyc.ny.us and Tgray@council.nyc.gov.

Additional Information about the Zoning & Franchises Subcommittee
(http://council.nyc.gov/html/committees/zoning.shtml)

Amanda Burden At CB6 On The Gowanus Rezoning, Carroll Gardens Downzoning

We couldn't attend last night's meeting due to a family commitment, but Pardon me For Asking and the Gowanus Lounge provide the details.

While I'm encouraged to hear that the Carroll gardens downzoning has been faststracked and should be unveiled next June, we'll need to be vigilant and carefully scrutinize the terms, and make sure to turn out in force for every meeting. Bill deBlasio should be commended for elbowing CG to the front of the line; there's no question in my mind that we would not have achieved what we have so far without his efforts on Wide Streets and downzoning.

On the other hand, I think it's a mistake to put 12 story buildings on this side of the Gowanus Canal. (The Public Place site is a different matter, given the viaduct that circumscribes the site.) The Gowanus should not be a trade-off for a downzoning of Carroll Gardens.

Lastly, (for now) I was disappointed with the earlier CB6 approval of the Toll Brothers plans along the Gowanus. We have truly put the cart before the horse in taking this one developer's parcel and spotzoning it ahead of the entire Gowanus framework. The result of this is a bootstrapping of the ultimate framework itself, and a skewing of the analysis of development impacts in favor of the developers.

Will Imploding Real Estate Bubble Sink Toll Gowanus Plan?

First yesterday was the Bloomberg headline: Toll Brothers Revenues Plunge 41%.

Then there was the unseemly grasping of CEO Bob Toll for a handout from the federal government. Believe it or not, Bob Toll, who cashed out stock to the tune of hundreds of millions of dollars at the height of the bubble, is now asking for a federal handout for LUXURY home builders. Can't blame him for trying, what with every investment bank and now the automakers squealing at the trough, but this would be utterly wrongheaded policy. The problem in the housing market is that home prices detached from fundamentals (household incomes and rental value) due to easy monetary policy and lax regulation.

Now to top it all off, Toll says that the New York market is hitting the skids:

“New York City was a nice stand-alone beacon,” he said in a conference call this afternoon. “Now it has joined the rest of the country.” That happened, he said, in mid-September after the financial crisis worsened.

Many people do not want to hear it, but the housing market is crashing, and for sound reason. The price of homes rose far beyond what people could afford. Price to income ratios broke through the roof during the bubble and have yet to return to sustainable levels. Most of all the fault lies on Alan Greenspan's shoulders, but the Bush administrations abject failure of regulation, after the GOP-led deregulation of the 1990s is also to blame.

Expect home prices to decline precipitously over the next 18 months. The 4th quarter 2008 and 1st quarter 2009 numbers in particular will be jarring. And builders are still churning out new units into a softening market at near record pace. Projects that have not broken ground, or even been permitted at this point (such as Toll Brothers proposed Gowanus development between Carroll and 2nd Street) have a high probability of being shelved or killed.

At this point, I imagine Toll Brothers will still proceed full steam ahead with their efforts to re-zone the property. If they are successful, they can flip it to another developer or hold onto the site for a period of years. But whether they succeed with the rezoning or not, it grows less likely by the day that this development will be built any time soon.

This will not be the end of the world, but it will be tough for many of us. We do need to take concrete steps to keep people working. I have been saying for a long time now that we need a Federal program of public works, specifically in transit infrastructure, clean energy, clean water, and high speed data networks to get our economy moving again and lay the foundation for the next generation of growth. I hope that President Obama will be even more ambitious than FDR in this regard.

Quick Hits - 65 Hour Workweek Edition

Posting has been light due to many hours in the salt mines of legal work.

A few interesting bits:

- The MTA informs us that the closing of Carroll Street subway station main entrance has been delayed indefinitely, until developer Billy Stein is ready to do the work that requires closure. That's good! But 90% of the plaza including the news stand is still closed. That's bad.

- The wide streets text amendment sailed through the City Council this week, passed unanimously. Great work CGNA, CORD, Bill deBlasio and everyone else. Thank yous as well to Marty Markowitz, CB6, Marty Connors office, Joan Millman's office, and the countless individuals who fought for this. Maria Pagano, Glenn & Katia Kelly, John Hatheway, Rita Miller, Lucy deCarlo, Triada Samaras, Vince Favorito, Maryann Young, the list goes on and on. But this was the easy part! Downzoning and landmarking are going to be longer, tougher fights, but we CAN make it happen.

- From the Inbox:
"a local site called stoopsales.com . (www.stoopsales.com) It's a place where people can list and find stoopsales all over Brooklyn. The site features:
- mapping
- Browsing sales by neighborhood
- Advanced searching
- RSS feeds
- Email alerts for neighborhood sales
- Sale "bookmarking"
- and more..."

No postings for Carroll Gardens yet . . . but this looks like a great neighborhood tool. My cousin Dave will love it.

CB6 Land Use Committee Mtg: Public Place Site

An important meeting to attend. See you there.

LANDMARKS/LANDUSE COMMITTEE
THURSDAY, JUNE 26, 2008
TIME: 6:00 PM

P.S. 32 - AUDITORIUM
317 HOYT STREET
BROOKLYN NY 11231

A G E N D A

- Presentation and introduction by representatives for the Department of Housing Presentation and Development of the development team selected by the City of New York to develop “Public Place,” the City-owned 6-acre parcel at the southeast corner of Smith & 5th Streets (Block 471, Lot1).

There's more on the agenda, but this is the main attraction.

Gowanus Rezoning

I haven't had a chance to get into the details, and I missed the meeting due to the IND endorsement meeting, but Pardon Me For Asking Gowanus Lounge and Brownstoner were there, and they took notes.

Last night was the unveiling for the "Gowanus Framework" . . . and the most contentious point will probably be the proposed 125' height limit on several blocks close to the canal.

More on this later when I've had a chance to review.

The Truth About The Wide Streets Amendment

Pardon Me For Asking has a must read post today on the Wide Streets Text Amendment.

The CGNA forum has been been inundated for days now with mis-information, dis-information and utter nonsense, mostly from one persistent opponent of the text amendment who is masquerading as a local preservationist. The sad thing is, to the casual observer, most of it sounds perfectly reasonable.

Please click through and read the entirety of the post above to get the true story on the text amendment. The misinformation flying around has sown confusion, fear and doubt where there should be clarity and unity. The wide streets amendment will help PREVENT out ofd scale development in Carroll Gardens. That is the point. That is precisely why a few would-be developers are fighting so hard against it.

Bottom line: the wide streets amendment will preserve the neighborhood scale by treating the Place blocks and a few others with 33' courtyards exactly like they should be: the same as President Street and other Carroll Gardens residential streets.

We are working to get the neighborhood downzoned to a more appropriate R6B. A number of people are working hard on landmark status as well. In the meantime, we need to get this wide streets amendment passed.

Future of the Gowanus Forum(s)

Last week, in all the Wednesday meeting madness, Councilman Bill deBlasio hosted a "Future of the Gowanus" event at the foot of Second Street on the Gowanus. deBlasio had on hand representatives from DEC, DEP, Army Corps, the NYPD, the Fire Department, the MTA and Parks, as well as the Gowanus Canal Conservancy/GCCDC and the Gowanus Dredgers.

The upshot of the meeting was an announcement that experts from the various agencies would be on hand for a series of community "town hall" meetings to share information and take input on plans for the Gowanus.

And it looks like it starts May 29th, as Tom Gray sent out this reminder for the upcoming CB6 Land Use Committee meeting today:

May 29 6:00 PM Landmarks/Land Use


Update and presentation by representatives for the Department of City
Planning on the next phase of the Gowanus Land Use Framework planning
being developed by the department. For background on the work done to
date visit: http://www.nyc.gov/html/dcp/html/gowanus/index.shtml

P.S 32 Auditorium
317 Hoyt Street
(at Union/Hoyt Streets)
Brooklyn, NY 11231

Image of deBlasio and Army Corps DEP official courtesy of my Blackberry

Spring Is In The Air

And lots of activity in the streets. This morning I spent an hour flyering the block for the Public Hearing tomorrow afternoon at Borough Hall (209 Joralemon St, 5:30). Also I saw on the stoops there were flyers out for deBlasio's meeting tomorrow afternoon. I didn't see any today, but there are also some flyers that anonymous persons put out with scare tactics to confuse the issue of the wide streets amendment. The times and locations of the various public meetings tomorrow are HERE.

The picture above is of a guy making the best of the construction fence situation on 1st Place between Court and Clinton. Nice work!

* And in case it isn't clear, I wholeheartedly support the text amendment to close the "wide street" loophole that allows out of context development on the Place blocks and other blocks with courtyards *

May 7th Packed with Carroll Gardens Meetings

This is a pretty tight schedule in the local meeting circuit, but a lot of important stuff being covered. From Maria Pagano, CGNA President:

Acknowledging the interest and concern we have expressed, three separate meetings have been scheduled for next week by city agencies,elected officials and KEYSPAN.

The members of the CGNA Board encourage everyone to attend at least one
of the meetings. Bring a family member, a friend, a neighbor! (I don't
think pets can be accommodated).

These three meetings are all scheduled for Wednesday, May 7.

In time order:

1. Check your mail. A notice was sent out from KEYSPAN/NATIONAL GRID.
They will hold the first public meetings to "discuss the remedial
investigation
of a former manufactured gas site located at DeGraw near the Gowanus
Canal".
This is the beginning KEYSPAN's participation in the public discussion
on cleaning up the
Gowanus gas sites. There are a total of 17 sites. Meetings on Public
Place,
the Toll Bros site, etc to follow.
Meeting site: PS 32 (317 Hoyt St at Union)
Times: 4:00 PM - 5:30 PM and 5:30 PM - 7:00 PM
[ED. NOTE: more on this at Gowanus Lounge]
2. Borough President Marty Markowitz will hold a public meeting to
discuss the pending text amendment proposed by the Department of City
Planning. This text amendment will correct the inappropriate "wide
street" designation currently applied to the Place blocks; they will be
designated as narrow streets, as they were originally defined by law
when
they were created, and will match the bulk permitted on the other
residential blocks of Carroll Gardens.
Meeting site: Borough Hall, Community Room
Joralemon St entrance
Time: 5:30 PM
[ED. NOTE: more on this at Gowanus Lounge]

3. Plan for the Future Forum: The Gowanus
Sponsored by City Councilmember Bill DeBlasio,
CB6, Gowanus Dredgers, Gowanus Canal Development Corporation and the Gowanus Canal Conservancy Representatives of the NYS Departments of Environmental Conservation,
Education, City Planning, Buildings, NYPD, FDNY and NYC Parks and Recreation
will be on hand to answer questions.
For more info and to pre-register questions,
call Tom Gray at 718 854 9791.
Meeting site: 2nd St at the Gowanus Canal (off Bond)
There will be a tent at the site if the weather is bad.
Time: 6:30 PM-8:30 PM

Once again, we urge everyone to attend at least one of these meetings!

Back to my voice: be sure to check out the new and improved Gowanus Lounge at www.gowanuslounge.com. Bob's work has contributed immeasurably to the flow of information in our neighborhood. Looks great, too!

Friday News Roundup

A few important bits of news:
- After an animated discussion, CB6 Land Use Committee voted 9-4 to support closing the "wide streets" loophole. The Committee, as well as Bill deBlasio (who was instrumental in making this happen) and our other local elected officials (Millman and Connor) all deserve praise for working to preserve the character of our community. Several steps still to go. Next is the full Board, then the Borough President.

- Another sign that DOB is a broken organization that needs a major cultural change, not just a new Commissioner: "City officials admit they wrongly gave the green light to the project at 303 East 51st St., where a tower-crane collapse on March 15 killed seven people." We must end the farce called self certification that outsources DOB oversight to the developers. Now.

- Consumer confidence "fell deeper into recessionary territory, to 62.6 from 69.5 in March . . . the lowest since March 1982's level of 62.0., when the "stagflationary" period of low growth and high inflation was still an issue for many Americans." We are in for a serious adjustment; the real estate recession has not even begun here yet, but realtors with long memories will remember what the early 1990s were like, and that's what we're facing in the near future.

- Generalissimo Francisco Franco is still dead. Have a good weekend!

360 Smith: Stein Digs In

Ah, to be at the right place at the right time. The gate to the 360 Smith construction site was open when I walked by this morning. I snapped a couple of pictures, and the gate was unceremoniously slammed shut . . . but not before I got some (camera-phone) quality shots for you, dear reader.

Looks like Stein is motivated to beat the text change on wide streets. Speaking of which, deBlasio's office, CGNA and CORD are all encouraging people to support the text amendment at CB6 Thursday night, April 24th:

Presentation and review of proposed Zoning Resolution Text Amendment (#N080345ZRK), known as the Carroll Gardens Places Text Amendment, submitted by the Department of City Planning that would define 1st Place, 2nd Place, 3rd Place and 4th Place between Henry Street and Smith Street; and 2nd Street, Carroll Street and President Street between Smith Street and Hoyt Street, in the Carroll Gardens neighborhood of Brooklyn Community Board 6 as 'Narrow Streets' for zoning calculation purposes.
Brooklyn Community Board 6
250 Baltic Street
(Court/Clinton Streets)
Auditorium
6:00 p.m.
April 24, 2008

Public Place Renderings at Curbed

Check them out at Curbed.

I had to leave a bit early for another meeting. Both renderings have significantly larger bulk than the neighborhood is used to, and the reps from the City basically conceded that no study has been done on local infrastructure needs to go along with the development proposals.

Also, a large turnout of union workers attended the meeting. Apparently, one of the developers has a spotty history of using non-union labor.

CB6 Tonight: What's Going On At Public Place?

As announced by District Manager Craig Hammerman at the last CGNA meeting, CB6 is hosting an informational meeting tonight to get out the word on the Public Place development proposals.

This is a big project by any measure. It's important to have a large presence of interested residents out there to maximize community input.

Tonight, 6:30PM
PS 32 Auditorium
317 Hoyt Street
(between Union & President)

Brooklyn CB6 Calendar

Brownstoner: AIA Kills Drive for Zoning Text Amendments

This is good news.

The process was deeply flawed, and the zoning changes that AIA was pushing would not only have led to bigger buildings shoehorned into tight spaces, but also would have substantially weakened contextual zoning.

This is good news.

Toll Brothers Gowanus Plan

Gowanus Lounge (and Curbed) has renderings from Toll Brothers scoping plans for their 3 acre parcel on the Gowanus. On the plus side, their would be some open space on the waterfront. The bad news would be 6 story buildings on Bond and a 12 story building on the canal.

I imagine a LOT of people will be unhappy about this. Click the GL link for pictures.

Remember, the zoning for this area is in flux . . . this is very different from the situation at 360 Smith. Here, the community actually has a lot more opportunity for influencing the outcome.

Downzoning Rally VIDEO

Fred from the Union-Sackett Block Association shot some great video of the rally.

Gowanus Lounge has mirrored the videos here.

I'm at the podium about 6:00 into the second video. I have no sound where I am right now . . . hopefully I spoke clearly.