Bushwick studio pres final g-tedits10am_small

Dec 13, 2014 Pratt PSPD Sustainable Communities Studio Fall 2014

KEEPING BUSHWICK,

BUSHWICK Strategies to Preserve Neighborhood Affordability

INTRODUCTION

EXISTING CONDITIONS

OBJECTIVES

RECOMMENDATIONS

NEXT STEPS

AGENDA

OUR CLIENT

INTRODUCTION

Photo source: Bushwick Daily

Preserving and creating 200,000 affordable housing units in NYC

REZONING CONTEXT

INTRODUCTION

Photo Source: NY Post

Manufacturing

Commercial

Mixed Use: Residential and

Commercial

Residential (R6)

Public Facilities

Flus

hing

INTRODUCTION

MOSTLY UNDERBUILT

BUSHWICK LAND USE

BUT R6 ALLOWS… INTRODUCTION

282 Knickerbocker 1907-1931 4 units 88% density permitted

354 Suydam Street 1987 1 unit 31% density permitted

608 Wilson Avenue 2005 2 units 100+% density permitted

358 Grove Street 2007 59 units 100+% density permitted

Balancing Client Goals & Technical Analysis

Value Added

Building Capacity

OUR APPROACH

INTRODUCTION

EXISTING CONDITIONS

Total Pop: 112,263 Median Age: 30 Median Income: $36,683 31% Living Below Poverty Level Unemployment: 7.9%

DEMOGRAPHICS

EXISTING CONDITIONS

Sources: US Census 2010 and ACS 2008-2012

POPULATION EXISTING CONDITIONS

•  Sources: US Census 2010 and ACS 2008-2012

A “TRENDING” NEIGHBORHOOD EXISTING CONDITIONS

A CHANGING NEIGHBORHOOD

EXISTING CONDITIONS

2673

4788

2000 2012

79%

Number of people earning $100,000+ in Bushwick

Data Source: US Census 2010, ACS 2008-2012; Photo source: Bushwick Daily!

INCREASE IN MEDIAN HOUSEHOLD INCOME

EXISTING CONDITIONS

Source: US Census 2000 and ACS 2008-2012

$52,844

$22,103

$51,865

$36,683

NYC Bushwick (BK CD 4)*

2000 2012

41%

An additional 9,600 Non-Hispanic Whites moved in between 2000 and 2010 (+68% increase)

INCREASE IN NON-HISPANIC WHITE POPULATION

EXISTING CONDITIONS

Source: US Census 2000 and ACS 2008-2012

RISING COST OF LIVING EXISTING CONDITIONS

$684

$1,028

2000 2012

50%

11%

Real Average Rent in Bushwick (2012 Dollars) Rent Burdened Households by Geography and Year

Source: US Census 2000, ACS 2005-2009, and ACS 2008-2012

INCREASING TENANT HARASSMENT AND CASES OF DISPLACEMENT

EXISTING CONDITIONS

Photo Source: NY Times

CHANGES IN EMPLOYMENT INDUSTRIES EXISTING CONDITIONS

0 5000 10000 15000

Informa,on

Public administra,on

Wholesale trade

Other services

FIRE

Construc,on

Transporta,on/U,li,es

Arts/Entertainment

Professional/Management

Retail trade

Manufacturing

Educa,onal/Health

2000

2012

*RANKED BY LARGEST EMPLOYERS IN 2000 Source: US Census 2000 and ACS 2008-2012


0 5000 10000 15000

Informa,on


Wholesale trade

Other services

FIRE

Construc,on


Arts/Entertainment


Retail trade

Manufacturing

Educa,onal/Health

2000

2012


- 21.5%


0 5000 10000 15000

Informa,on


Wholesale trade

Other services

FIRE

Construc,on


Arts/Entertainment


Retail trade

Manufacturing

Educa,onal/Health

2000

2012


+175%"

•  Open space ratio is close to planning standards, but quality problematic:

o  Playgrounds unsafe

o  High amount of impervious surfaces

o  Distribution of open space not even throughout community

But residents fear improvements could accelerate gentrification

OPEN SPACE

EXISTING CONDITIONS

EXISTING CONDITIONS

JOBS RENT

SHIFTING SOCIAL FABRIC

?

HOW CAN WE PRESERVE THIS COMMUNITY?

EXISTING CONDITIONS

COMMUNITY WORKSHOPS EXISTING CONDITIONS



SUMMARY OF MAJOR ASSETS & CHALLENGES EXISTING CONDITIONS

Strong manufacturing sector, but new development threatens displacement of jobs.

Culturally vibrant and diverse community, but gentrification is causing harassment and threatening displacement.

Walking distance to open space, but some poorly maintained.

Good transit, beautiful architecture, rich culture--a desirable place to live.

Safety, sanitation, and civic culture are neighborhood concerns, but fear improvement will cause gentrification.

Mixed uses, but current zoning is not reflective of the diverse uses & character.

OBJECTIVES

1.  Protect Tenants and

Neighborhood Affordability

OBJECTIVES



2. Promote Industrial Retention and Local Jobs

OBJECTIVES



2. Promote Industrial Retention and Local Jobs

3. Improve Quality of Life for Existing Residents

OBJECTIVES

20 RECOMMENDATIONS OBJECTIVES

1.  Protect Tenants and Neighborhood Affordability 1.1 Advocate for More Accessible Data + Disclosure 1.2 Promote Anti-Harassment, Anti-Demolition Zoning Provisions 1.3 Link Alternative Enforcement Program to Third Party Transfer 1.4 Plan for Growth that Reflect Current Bushwick Residents 1.5 Opportunity to Return – Expand Affordable Housing Lottery 1.6 Advocate for Tax Increment Financing (TIF) 1.7 Advocate For Workforce Housing

2. Promote Industrial Retention and Local Jobs 2.1 Closing As-of-Right Loopholes in M Zones 2.2 Improved and Expanded IBZ Manufacturing Zones 2.3 Light Manufacturing Mixed-Use Opportunity Zone 2.4 Bushwick Research, Design & Manufacturing School 2.5 Partner to Create a Coalition for Industrial Retention

3. Improve Quality of Life for Existing Residents 3.1 Advocate for Better Public Spaces 3.2 Advocate for Implementation of Complete Streets to Improve

Connectivity 3.3 Improve Public Realm through Zoning 3.4 Promote Neighborhood Identity by Renaming Open Space

after Prominent Hispanic Figures 3.5 Propose Safety Mitigation Measures 3.6 Develop and Implement Civic Culture & Stewardship

Educational Campaign 3.7 Advocate for Green Infrastructure 3.8 Advocate for Utility Ownership or Control of Distributed

Energy Resources

TODAY’S FOCUS

RECOMMENDATIONS

1. Protect Tenants and Neighborhood Affordability 1.1 Advocate for More Accessible Data + Disclosure 1.2 Promote Anti-Harassment, Anti-Demolition Zoning Provisions 1.3 Link Alternative Enforcement Program to Third Party Transfer 1.4 Plan for Growth that Reflect Current Bushwick Residents 1.5 Opportunity to Return – Expand Affordable Housing Lottery 1.6 Advocate for Tax Increment Financing (TIF)

2. Promote Industrial Retention and Local Jobs 2.1 Closing As-of-Right Loopholes in M Zones 2.2 Improved and Expanded IBZ Manufacturing Zones 2.3 Light Manufacturing Mixed-Use Opportunity Zone 2.4 Bushwick Research, Manufacturing & Design School

3. Improve Quality of Life for Existing Residents 3.1 Advocate for Better Public Spaces 3.2 Complete Streets 3.3 Create Innovative Spaces that Celebrate Community Culture & Heritage 3.4 Develop & Implement Civic Culture & Stewardship Educational Campaign 3.5 Use Green Infrastructure to enhance Schools & Right of Way

Protect Tenants and Neighborhood Affordability

Promote Industrial Retention and Local Jobs

Improve Quality of Life for Existing Residents

RECOMMENDATIONS

COMMUNITY WORKSHOPS

RECOMMENDATIONS

COMMUNITY WORKSHOPS

RECOMMENDATIONS

COMMUNITY WORKSHOPS

RECOMMENDATIONS

OBJECTIVE 1: PROTECT TENANTS AND NEIGHBORHOOD AFFORDABILITY

SITES SUSCEPTIBLE TO FUTURE DEVELOPMENT

RECOMMENDATIONS

RECOMMENDATIONS

Parking Lots

Vacant Lots

Rent Controlled & Rent Stabilized

Units

Manufacturing Lots

Adjacent Lots with Same Ownership

Census tracts with a gain of

400-700 new non-Hispanic white

residents

Census tracts where average median

income increased 20% or more

1/4 mile to subway stop

1/8 mile to subway stop

WHAT IF THE ZONING CHANGES?

RECOMMENDATIONS

1.1 ADVOCATE FOR MORE PUBLIC DATA + DISCLOSURES

RECOMMENDATIONS

RECOMMENDATIONS

•  HPD Sponsor Review Unit

•  Committee on Open Government

•  Public Advocate’s Office

RECOMMENDATIONS

•  Currently the burden to prove harassment falls on the tenant

•  Anti-harassment overlays exist in a few NYC neighborhoods. Clinton & Greenpoint/Williamsburg

•  Especially relevant in zones with many rent stabilized units

1.2 ADVOCATE FOR ANTI-HARASSMENT, ANTI-DEMOLITION PROVISIONS IN ZONING CODE

Infographic by Pratt Sustainable Development Studio Fall 2014

How would an Anti-Harassment Provision work?




HPD



HPD



HPD



HPD

Mandatory Affordability


RECOMMENDATIONS

WHERE TO ADVOCATE FOR ANTI-DEMOLITION PRESERVATION AREAS

RECOMMENDATIONS

WHERE TO ADVOCATE FOR ANTI-DEMOLITION PRESERVATION AREAS High presence of rent-regulated units

RECOMMENDATIONS

1.3 ADVOCATE FOR THE CITY TO SEIZE BUILDINGS FROM LANDLORDS WHO PERSISTENTLY FAIL TO ADDRESS VIOLATIONS

865 Hart Street (AEP building)

•  AEP Identifies up to 200 buildings with the most violations at the beginning of each year.

•  TPT program was originally created to transfer tax delinquent properties to new ownership.

RECOMMENDATIONS

Alternative Enforcement

Program (AEP)

Third Party Transfer (TPT)

RECOMMENDATIONS

Alternative Enforcement

Program (AEP)

Third Party Transfer (TPT)

RECOMMENDATIONS

1.4 DIRECTING AREAS FOR NEW GROWTH

Moderate Growth

RECOMMENDATIONS

High Growth

High Growth

1.4 DIRECTING AREAS FOR NEW GROWTH

RECOMMENDATIONS

…AND ENSURING AFFORDABILITY REFLECTS THE NEEDS OF BUSHWICK

Perc

ent

of

Hou

seho

lds

Household Income Brackets in Bushwick Source: ACS 2008-2012; US Census 2000

RECOMMENDATIONS

…AND ENSURING AFFORDABILITY REFLECTS THE NEEDS OF BUSHWICK

Perc

ent

of

Hou

seho

lds

Household Income Brackets in Bushwick Source: ACS 2008-2012; US Census 2000

1 in 2 Bushwick households earns below 40% of NYC AMI (less than $36,600)

1.5 ADVOCATE FOR OPPORTUNITY TO RETURN THROUGH THE AFFORDABLE HOUSING LOTTERY

RECOMMENDATIONS

Source: CityLimits 2009

1.5 ADVOCATE FOR OPPORTUNITY TO RETURN THROUGH THE AFFORDABLE HOUSING LOTTERY

RECOMMENDATIONS

Opportunity to return!

1.6 ADVOCATE INNOVATIVE METHODS TO FINANCE NEW AFFORDABLE HOUSING, LIKE TAX INCREMENT FINANCING

RECOMMENDATIONS

•  Financing is always challenge for affordable housing

•  TIF would leverage anticipated future tax revenues to invest in neighborhood improvements today

RECOMMENDATIONS

1.6 ADVOCATE INNOVATIVE METHODS TO FINANCE NEW AFFORDABLE HOUSING, LIKE TAX INCREMENT FINANCING

OBJECTIVE 2: PROMOTE INDUSTRIAL RETENTION AND LOCAL JOBS

2.1 CLOSING AS-OF-RIGHT LOOPHOLES IN M ZONES

Permitted in M1 districts: •  Health facilities •  Agricultural uses that don’t

produce dust or odors •  Cemeteries •  Golf courses •  Tennis courts •  Skating rinks •  Parks •  Transit right-of-way •  Accessory Uses •  Hotels, motels, tourist cabins,

boatels •  Retail or Service Establishments •  Clubs

Permitted in M2 and M3:

•  Restaurants, bars, Banquet Halls, Catering Halls, Colleges

Permitted in M1, M2, and M3: •  Community Facilities •  Convenience and Retail

Establishments •  Offices •  Retail and Service Establishments •  Wholesale Establishments •  Auto Service Establishments •  Amusement and Service

Establishments •  Light manufacturing (more

intensive commercial zones- C5, C6, C8)

•  Public Service Establishments •  Services and Facilities Related to

boating •  Heavier commercial uses (C8).

RECOMMENDATIONS

2.1 CLOSING AS-OF-RIGHT LOOPHOLES IN M ZONES

Permitted in M1 districts: •  Health facilities •  Agricultural uses that don’t

produce dust or odors •  Cemeteries •  Golf courses •  Tennis courts •  Skating rinks •  Parks •  Transit right-of-way •  Accessory Uses •  Hotels, motels, tourist cabins,

boatels •  Retail or Service Establishments •  Clubs

Permitted in M2 and M3:

•  Restaurants, bars, Banquet Halls, Catering Halls, Colleges

Permitted in M1, M2, and M3: •  Community Facilities •  Convenience and Retail

Establishments •  Offices •  Retail and Service Establishments •  Wholesale Establishments •  Auto Service Establishments •  Amusement and Service

Establishments •  Light manufacturing (more

intensive commercial zones- C5, C6, C8)

•  Public Service Establishments •  Services and Facilities Related to

boating •  Heavier commercial uses (C8).

RECOMMENDATIONS

2.2 EXPAND AND IMPROVE INDUSTRIAL BUSINESS DISTRICTS

RECOMMENDATIONS

RECOMMENDATIONS

INCLUDE THESE AREAS + ENABLE MORE MANUF. SPACE

Areas that still retain industrial character

RECOMMENDATIONS

2.3 PROMOTE A MIXED-USE ZONING THAT CAN COMPATIBLY ENABLE JOBS AND HOUSING CREATION

Mixed Market-Rate and Affordable Housing Mechanicals and building services as buffer Ground floor light manufacturing

Site example: 399 Melrose

RECOMMENDATIONS

WHERE A LIGHT MANUFACTURING MIXED-USE OPPORTUNITY ZONE COULD GO

2.4 DEVELOP A RESEARCH, MANUFACTURING, AND DESIGN SCHOOL IN BUSHWICK

RECOMMENDATIONS

•  Utilize Mixed-Use Building Design

•  Train both adults & youth in community for higher paying jobs

•  Provide housing for various types of students

Photo source: Huffington Post!

OBJECTIVE 3: IMPROVE QUALITY OF LIFE FOR EXISTING RESIDENTS

“In fragmented and polarized societies, the role of public spaces can be significant in promoting social integration and tolerance, facilitating the co-presence of diverse groups who otherwise may not even be aware of each other” – Ali Madanipour

3.1 ADVOCATE FOR BETTER QUALITY PUBLIC SPACES FOR UNDERSERVED AND LOW-INCOME RESIDENTS

Heckscher Playground in central Bushwick

RECOMMENDATIONS

Heckscher playground and most playgrounds in Bushwick are asphalt lots! With primitive

amenities that don’t meet any quality standard.


RECOMMENDATIONS

Active space ratios for Population under 35 years

Passive space ratios for Population over 35 years

Parishes from Bushwick rallied to the parks in the summer demanding improvements in their public

open spaces. Specifically Heckscher playground and Green Central Knoll.


RECOMMENDATIONS

In Bushwick Thomas Boyland Park was chosen, likely in relationship with the improvement plans for the Broadway Junction area in East New York.


RECOMMENDATIONS

Advocate for funding from phase 2 of the Community Parks initiative be directed towards open space in central Bushwick (Heckscher Playground and Hope Ballfield) •  High Performance Landscape Guidelines •  Increase green landscaped areas for passive use (40%

of surface area) •  Dedicate remaining surface area (60%) to active

recreational activities that encourage social inclusion of Bushwick residents (handball)

•  Playgrounds meet Consumer Product Safety Commision and Americans with Disabilities Act

•  Consider multifunctionality and allow for additional activities and programs: movie screening, farmer markets and artistic performances

3.2 IMPLEMENTATION OF COMPLETE STREETS, IMPROVING NEIGHBORHOOD CONNECTIVITY AND SAFETY

Increase pedestrian, bicycle and public transportation connectivity and safety within the neighborhood. Ensure that new development provides public realm improvements, including street seating, trees, bike racks, and trash/recycling receptacles.

Avenues, streets and sidewalks along Gates, Evergreen, Irving, Central, Suydam and Haley streets.

RECOMMENDATIONS

LED street lights

3.3 ACTIVATE PUBLIC SPACES TO CELEBRATE COMMUNITY CULTURE AND HISPANIC HERITAGE

WERC is an hispanic artist that explores cultural heritage through street art in Bushwick

Replace names of parks and playgrounds with Hispanic prominent figures i.e. Julia Alvarez. Julia Alvarez is a Dominican-American poet, novelist, and essayist, born in NYC.

RECOMMENDATIONS

3.4 IMPLEMENT A CAMPAIGN TO IMPROVE CIVIC CULTURE AND ENCOURAGE STEWARDSHIP

More educated citizens lead the city to live in harmony by respecting other’s space, rights and open space. Civic Culture and Citizen behavior through mutual regulation, Bogota, Colombia.

Make gardening appealing to youth. Ron Finley says green can be cool and sexy.

RECOMMENDATIONS

3.5 USE GREEN INFRASTRUCTURE TO ENHANCE RIGHT OF WAY AND PUBLIC SCHOOLS

DEP is already building GI in Bushwick!

Build upon the green schoolyards program to retrofit playgrounds (DEP and DOE alliance)

RECOMMENDATIONS

BRIGHT GREEN FUTURE IN BUSHWICK 1.  Inclusive and quality public

open spaces 2.  Complete streets, improve

connectivity and safety 3.  Zoning Code for Public

Realm Improvements 4.  Educational Campaign to

Improve Civic Culture 5.  Celebrate Bushwick’s

Hispanic Rich Heritage 6.  Reclaim Vacant Lots for

Community Use: 596 acres 7.  GI to enhance right of way

and public schools 8.  Utility ownership or control

over DER

RECOMMENDATIONS

NEXT STEPS

NEXT STEPS

Time

Res

ourc

es N

eede

d (h

uman

, cap

ital,

polit

ical

)

TIF

Close M Zone Loopholes

Opportunity to Return

Zoning Recommendations

Join Steering Committee

Recommended Priorities

FEASIBLITY CHART

AMIs that reflect BWK

Anti- Harassment Enforcement

Anti- Harassment & Anti-Demolition Zoning

FEASIBLITY CHART

NEXT STEPS

Open Data

Time

Res

ourc

es N

eede

d (h

uman

, cap

ital,

polit

ical

)

AEP & TPT

TIF

AMI Reform

Close M Zone Loopholes

IBZ Expansion

Quality Public Spaces RDM School

Mixed Use District

Civic Campaign Zoning

Recommendations

Join Steering Committee

Cultural Public Spaces

Anti- Harassment Enforcement




NEXT STEPS

NEXT STEPS




●  CUP Zoning Workshop ●  Encourage MRNY’s participation in steering

committee & rezoning process ●  Site Survey for Implementation of Zones ●  Other Issues for Further Research

●  Urban Youth ●  Police relations ●  Infrastructure Needs ●  Educational Needs ●  Social Services ●  Food Access

FOR SPRING 2015

QUESTIONS?

Presentations & Public Speaking

Bushwick studio pres final g-tedits10am_small