http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen en-US Sun, 26 May 2013 02:27:16 +0000 http://bbpress.org/?v=1.0.2 q http://brooklynian.com/forum/search.php http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763654 Thu, 24 Jan 2013 13:43:14 +0000 whynot_31 763654@http://brooklynian.com/forum/ <p>Yes, if they suddenly stop passing out variances that allowed residential use, I could see something like a Meatpacking district developing.</p> <p>Specifically, I am imagining some of the big auto body shops becoming paint ball shooting businesses, and/or being used as galleries (such as 5 Myle on St. Johns).</p> <p><a href="http://www.fivemyles.org/" rel="nofollow">http://www.fivemyles.org/</a></p> <p>The population that enjoys 5 Myles, may not always overlap with the one that enjoys paintball.</p> <p>I enjoy either, depending upon my mood. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763653 Thu, 24 Jan 2013 13:17:42 +0000 Capt. Planet 763653@http://brooklynian.com/forum/ <p>The real advantage of a rezoning is that it tells developers from jump street what is allowed. The current zoning where variances are required for residential construction favors large developers with deep pockets who can pull the strings necessary to get a variance that favors purely residential projects, which is arguably the most profitable use for a developer.<br /> With zoning that requires a mixture of manufacturing, retail and affordable residential, even small developers will know what can be done and won't need to have a lot of political clout to be successful. Such mixed-used zone also is a win for the community has it retains some jobs in the area, allows for affordable housing and also can provide for retail that is compatible with a residential project.<br /> It would also preclude the area becoming an "entertainment zone" like the Meatpacking district, which is almost entirely bars and restaurants, with no residential and few jobs, aside from wait staff, cooks and bar keeps, which tend to be relatively low paying. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763646 Thu, 24 Jan 2013 11:29:17 +0000 whynot_31 763646@http://brooklynian.com/forum/ <p>CTK-<br /> I don't think zoning that would allow high rises is being considered. </p> <p>Presently, they are just talking about whittling away at the Zone on a site by site basis. </p> <p>Capt Planet talks about the efforts to get a variance for 964 Dean above, a few of us have written about it previously here: <a href="http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/new-development-coming-to-dean-between-franklin-classon" rel="nofollow">http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/new-development-coming-to-dean-between-franklin-classon</a> </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763599 Wed, 23 Jan 2013 22:03:06 +0000 Cool The Kid 763599@http://brooklynian.com/forum/ <blockquote><p><cite>Ben <a href="http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763579">said</a>:</cite><br /> I think Jon Butler is showing that there is a demand for office/light manufacturing space in the area and this will bring jobs to the area. If anything, this area should be rezoned from M1-1 to a higher density manufacturing district to allow for larger office/manufacturing or hotel buildings which will bring more start up businesses and more jobs to the area.</p> <p>Yes, residential space would command higher rents but without local work space Brooklyn will continue to be a bedroom community to Manhattan. </p> <p>I know that those who are residential real estate agents would love to have more apartments to rent/sell but I think the best thing for the neighborhood would be to help more projects like the one Butler is doing get off the ground and attract more start up businesses to the area. </p> <p>This is something that all members of the community can potentially benefit from, not just those looking for new luxury housing. </p></blockquote> <p>Given Manhattan's problems in its pursuit of "luxury tenants" I think BK is better off NOT emulating or competing with Manhattan's model. A high rise in the middle of CH would be a travesty, the big new "luxury condos" are bad enough. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763581 Wed, 23 Jan 2013 21:10:20 +0000 whynot_31 763581@http://brooklynian.com/forum/ <p>Yes, I believe that Butler's project will bring large gains to the city.</p> <p>For example, everyone in NYC benefits when an individual who lives in NYC spends the money they would have spent at an antique shop upstate (or in CT or somewhere else) at the Brooklyn Flea. My logic is that the profit goes to someone who is more likely to live in the city, and the city gets to tax part of a sale that it otherwise would not be able to. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763579 Wed, 23 Jan 2013 21:01:18 +0000 Ben 763579@http://brooklynian.com/forum/ <p>I think Jon Butler is showing that there is a demand for office/light manufacturing space in the area and this will bring jobs to the area. If anything, this area should be rezoned from M1-1 to a higher density manufacturing district to allow for larger office/manufacturing or hotel buildings which will bring more start up businesses and more jobs to the area.</p> <p>Yes, residential space would command higher rents but without local work space Brooklyn will continue to be a bedroom community to Manhattan. </p> <p>I know that those who are residential real estate agents would love to have more apartments to rent/sell but I think the best thing for the neighborhood would be to help more projects like the one Butler is doing get off the ground and attract more start up businesses to the area. </p> <p>This is something that all members of the community can potentially benefit from, not just those looking for new luxury housing. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763540 Wed, 23 Jan 2013 17:19:58 +0000 whynot_31 763540@http://brooklynian.com/forum/ <p>While CB8 can recommend variances be granted or denied, it seems to me the real power resides with Dept of Planning.</p> <p>DOP gets to decide whether this city (as a whole) has enough or too much M1 and M2 areas. They will be heavily lobbied by the owners of the properties in the zone to change the zoning (or grant variances) if doing so increases their monetary value.</p> <p>The real estate industry (REBNY) will lobby as well, because they know that zoning changes and variances result in lots of property changing hands, which -in turn- results in commission$ for their members. Of course, the motivations of individual members of the Real Estate industry may vary.... </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763517 Wed, 23 Jan 2013 12:45:19 +0000 Capt. Planet 763517@http://brooklynian.com/forum/ <p>"We have seen the enemy and it is us" - Pogo.<br /> Let's not rely on hope when a democracy allows for so many better options. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763498 Tue, 22 Jan 2013 21:01:07 +0000 Cool The Kid 763498@http://brooklynian.com/forum/ <p>The cycle will be complete. There literally won't be an ungentrified block left. All I hope is that they build some cool conversion lofts. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/why-we-should-rezone-the-manufacturing-blocks-north-of-bergen#post-763491 Tue, 22 Jan 2013 13:41:15 +0000 Capt. Planet 763491@http://brooklynian.com/forum/ <p>For those who don't know, there are six blocks north of Bergen Street between Grand Ave and Franklin that are zoned "M1-1" or for light manufacturing. Those familiar with these blocks know there is currently little going on there. Several large lots are vacant and used for nothing or only slightly better, as bus and truck parking. Several more have manufacturing lofts that attract low rentals compared to similarly sized residential buildings nearby.<br /> With the development of the Atlantic Yards and the rise of Crown Heights, all of this is changing. Three months ago, Jonathan Butler, backed by Goldman Sachs, went before the community board to announce that he would be developing a large beer hall on Bergen Street near the Shuttle, directly opposite 892 Bergen Street, a new six story luxury condominium. Needless to say, many of the owners were outraged that their new home would be directly opposite a large music and beer venue.<br /> Now, another developer is proposing to create a residential property at 964 Dean Street. Because this residential use is not allowed under the M1-1 zoning, he will be appearing before the Community Board 8 Housing committee on March 7th to request a variance, something that Butler did not need, as nightclubs and hotels are permitted under M1-1. (To see what can be done under an M1-1 zoning, please look at the Meatpacking District in Manhattan. This former industrial area is now loaded with nightclubs and hotels, all built as-of-right.)<br /> Another developer, at 805 Bergen Street, got a variance from CB 8 in return for a promise to set aside some units for affordable housing. Sadly that developer lost the building and the new purchaser claimed (correctly it seems) that he was not bound by the previous owners obligations.<br /> The alternative to this one-by-one chaotic development, where each project comes before the community board separately, each with a different idea and each with a different agenda, is to have the area rezoned to something that makes sense to the community.<br /> This was successfully done in Williamsburgh along the waterfront, when intense development pressure would have produced a solid block of luxury housing had not the area been rezoned. Thanks to the efforts of the area's City Councilman, David Yassky, the area was rezoned to allow for some affordable housing and some light manufacturing.<br /> An attempt to rezone the Crown Heights manufacturing area some two years ago pushed by Councilmember James failed because City Planning seemed to feel the plan did not offer enough incentives to developers. It's also well known that there is no love lost between CM James and Mayor Bloomberg.<br /> I think it's high time the community stepped up to the plate and demanded that the rezoning take place. Our chance to save some jobs and affordable housing in our community is rapidly disappearing. Now that both James and Bloomberg are on the way out, there should be new window of opportunity to act. Let's not blow it! </p>