Map depicting the three project site locations. Image Credit: CPC/HPD
The three sites will have amenities for residents and are transit accessible. On September 25, 2019, the City Council voted to approve an application to develop affordable housing on three City-owned properties located in Brownsville, Brooklyn. The properties are located at 47 New Lots Avenue, 609-615 Osborn Street, and 120-122 Liberty Avenue. The three properties are small, underutilized sites and are currently vacant. The application proposed the development of two residential buildings and one mixed-use building, which would bring approximately 41 affordable housing units to the Brownsville neighborhood.
The applicant team consisted of the Department of Housing Preservation and Development, Alembic Community Development, JMR Residential Development, and Urban Quotient. As a part of their proposal, the applicants are seeking the disposition of three City-owned properties and Urban Development Action Area Project (UDAAP) designation and project approval.
Image Credit: CPC/Urban Quotient Architects
The 47 New Lots Avenue site is a vacant, 5,716 square-foot City-owned lot located on New Lots Avenue between Mother Gaston Boulevard and Christopher Avenue. The project will bring a six-story mixed-use building with sixteen affordable units, one superintendent unit, and 2,056 square feet of commercial space on the ground floor. The residential units would be a mix of studios, one-, two-, and three-bedroom units. There will be a 30-feet rear yard, which would contain a recreation space for building residents with an active play area and plantings, accessed through an eight-foot side yard. The buildings amenities include a laundry room and enclosed bicycle storage room.
Image Credit: CPC/Urban Quotient Architects
The 609-615 Osborn Avenue site is a vacant, 4,308 square-foot, City-owned lot located at the northeast corner of Osborn Street and Hegeman Avenue. The project will bring a four-story residential building with twelve units. The residential units would be a mix of studios, one-, two-, and three-bedroom units. The air-conditioning would come through tenant provided A/C units. The building would have an approximately 32-foot side yard, which would contain a recreation space for building residents with a landscaped area. The building’s amenities would include a laundry room, indoor play room, and enclosed bicycle storage.
Image Credit: CPC/Urban Quotient Architects
The 120-122 Liberty Avenue site is a vacant, 4,751 square-foot, City-owned lot at the southwest corner of Liberty Avenue and Sackman Street. The project will bring a four-story residential building with thirteen units. The residential units would be a mix of studios, one-, two-, and three-bedroom units. The building would have a 24-to-40-foot side yard designated as a recreation space for residents and include a landscaped play area. The amenities would include a laundry room, indoor recreation room, outdoor terrace on the fourth floor, and enclosed bicycle storage.
All three sites are developed under the Quality Housing Regulations. The developments are in an area that is accessible by public transportation. The New Lots Avenue and Osborn Street sites are near the L train at New Lots Avenue Station. The Liberty Avenue site is near the L, J, Z, A, and C at Broadway Junction station, the L at Atlantic Avenue Station, and the Long Island Railroad East New York Station.
The development’s units would serve those earning between 30 and 80 percent of the Area Median Income. Rents would range from $481 to $1,549.
Community Board Recommendation
On June 25, 2019, Brooklyn Community Board 16 voted to approve the project with sixteen votes in favor, four opposed, and six abstaining.
Borough President Recommendation
On July 24, 2019, Brooklyn Borough President Eric L. Adams recommended approval for the application. The Borough President’s approval came with several recommendations, which included retaining the residential units as permanently affordable; utilizing locally based affordable housing non-profits to serve as the administering agent; exploring additional resiliency and sustainability measures.
City Planning Commission Consideration
On July 31, 2019, the City Planning Commission held a public hearing on the application. Makeda Marshall and Lin Zheng of HPD, Michael McCarthy of Alembic Community Development, and Samir Shah, architect from Urban Quotient, presented the plans at the hearing.
At the hearing, several Commissioners had questions and comments regarding the project.
Commissioner Michelle de la Uz asked a question on whether the applicants had received any input on the appropriate use for the commercial space in the New Lots Avenue site. McCarthy stated that the community was interested in having a community-based tenant and that the applicant team was open to that but cannot make commitments until their hard costs were determined.
Commissioner David J. Burney had concerns in regards to the tightness of the apartment units, and how furniture would fit into the space. He asked if the team had a furniture layout. Both McCarthy and Shah stated that the project meets the appropriate HPD space standards for the ratio of the living room. Shah said that he had submitted furniture layouts to the Commission.
Commissioner Burney also had concerns in regards to the sustainability of the project as compared to HPD’s 776-780 Myrtle Avenue project. McCarthy explained that the difference between the Myrtle Avenue project and this project was that this project consists of three non-continuous buildings and the additional costs associated with each building makes it financially difficult to have the project meet Passive House standards.
Commissioner Marissa Lago asked whether it was standard or common to have tenant-provided A/C units in new construction projects and the applicant team said it was.
No members of the public spoke at the hearing.
On August 14, 2019, the Commission voted to approve the application.
Council Subcommittee Hearing
On September 18, 2019, the Council Subcommittee on Landmarks, Public Siting and Maritime Uses held a public hearing for the application. McCarthy and Lacey Harper of HPD testified on the panel for the project.
Council Member Inez Barron commended the project but had concerns about the affordability of the units. She explained that the current income band eligibility for the project’s housing units do not reflect the household incomes of her constituents. McCarthy stated that based on this feedback from both Council Members Barron and Rafael Espinal Jr., the Council Members of the project areas’ districts, the applicant team was working on making those changes.
Council Member I. Daneek Miller emphasized the need to protect the integrity of the communities with such developments. He also asked about the closing date for the project. Harper responded that the team has not committed to a closing date because the project could change as it move forward. She also explained that the team still had to apply for the tax credits needed for the project.
On September 18, 2019, the Subcommittee voted to approve the project.
Council Land Use Committee
On September 23, 2019, the Council Land Use Committee voted to approve the project. Council Member Barron noted that she worked with the applicants on deepening the affordability of the units and she commended the applicants on their decision to only have 40 percent of units at 80 percent AMI.
City Council Stated Meeting
On September 25, 2019, the City Council voted to approve the application at the stated meeting.
By: May Vutrapongvatana (May is the CityLaw Fellow and New York Law School Graduate, Class of 2019).