Proposal would add protections for manufacturing by requiring nonindustrial uses to obtain special permits. On September 18, 2006, the City Council’s Subcommittee on Zoning & Franchises held a public hearing on a proposal to create Industrial Employment Districts. Current zoning laws permit nonindustrial buildings, such as commercial or retail uses, in manufacturing zones, which can destabilize an area and cause rent increases.

The proposal, sponsored by Council Member Melinda Katz, would create IEDs within existing industrial zones where there is a consensus to maintain the industrial character. These new zones would allow manufacturing and warehouses as of right, but would require any new superstores, hotels, and municipal buildings to obtain a special permit.

Katz argued that manufacturing jobs pay, on average, $10,000 more per year than jobs in the retail and restaurant sectors, and the industry has a high percentage of minority and immigrant workers. Katz also stressed that the industry provides a vital source of materials and supplies for the city’s other business sectors. IEDs would allow manufacturers to invest in their businesses and create jobs, according to Katz. (more…)

BSA sides with owner despite strong opposition. On August 22, 2006, BSA granted a variance to Atlas Packaging Solutions Holding Corporation, the owner of a vacant, 2,500- square-foot lot at 146 Conover Street in Red Hook, Brooklyn, to allow construction of a six-unit, four-story, 5,350-square-foot residential building in a manufacturing zone (M2-1). Prior to 1980, the lot contained a residential building.

In support of the variance, Atlas argued that the site’s small size and the fact that the two adjacent lots contained residential uses made modern industrial uses unmarketable. Atlas submitted a study showing that as-of-right development would be infeasible and a survey showing no other vacant, small manufacturing sites in Red Hook with adjacent residential uses. It also offered proof of its efforts to market the site for manufacturing uses. Atlas had initially proposed a taller eight-unit building, but, upon BSA’s request, reduced the height and number of units to match adjacent buildings. BSA also directed Atlas to eliminate the cellar to avoid added construction costs. (more…)

A private developer sought to rezone four city blocks of Tribeca. Truffles, LLC applied for a zoning map amendment to rezone four waterfront blocks along the western edge of Manhattan’s North Tribeca neighborhood to enable construction of a 260,000-square-foot residential development at 88 Laight Street. Truffles also applied for a text amendment to increase the maximum streetwall and building height restrictions, and a special permit to replace an existing 43-space parking lot with a 180- space underground garage.

The area, bounded by Washington Street to the east, West Street to the west, Watts Street to the north, and Hubert Street to the south, is characterized by a mix of commercial, residential, automotive, and industrial uses. The two northern blocks comprise mainly low-rise and underdeveloped properties such as surface parking lots, automotive repair shops, warehouses, loft residences, and a restaurant, while the two southern blocks – both located within the Tribeca North Historic District – include 9- and 10-story residential buildings and an 11-story office building. (more…)

Owner sought variance to construct catering facility and 89-room hotel. Tikvah Realty LLC, owner of Le Marquise Caterers, a catering facility located at 815 Kings Highway in Homecrest, Brooklyn, applied to BSA for a variance to construct a new catering facility with 89 hotel rooms, ground floor retail, and 394 below-grade accessory parking spaces. The project exceeded the limits on floor area and failed to provide sufficient parking. The proposal called for the catering facility to be located on the first through third floors and the hotel rooms on the fourth through sixth floors. The existing catering facility, which has served the Jewish community in the area for more than 50 years, would be demolished because, according to Tikvah, it could not be altered to provide adequate parking or accommodations for weddings with 700-1,200 guests.

Following several public hearings, Tikvah reduced the proposal to 94,379 sq.ft. by eliminating a full floor of catering and replacing it with a mezzanine area. In so doing, it reduced the number of required parking spaces to 304, which eliminated the need for a parking waiver. However, the proposal still exceeded the allowable floor area by 24,523 sq.ft. (more…)

Mall-type retail center to be developed on site of Bronx Terminal Market. The NYC Economic Development Corporation and BTM Development Partners obtained Council’s approval for six actions related to development of a one-million square-foot, multi-level retail center at the site of the Bronx Terminal Market in West Concourse, Bronx. Two approved map amendments eliminated streets between River and Cromwell Avenues and rezoned the project site from M2-1 to C4-4 to permit large scale retail development. The Council also approved three special permits to allow a six-building retail center and 250-room hotel, a connected 6-level public parking garage with 2,610 spaces, and signage exceeding the allowable square footage. The sixth action approved disposition of the 19-acre project site from the City to the EDC for subsequent disposition to the real estate management firm Related Companies, Inc.

At the Council’s January 23, 2006 Subcommittee on Zoning and Franchises hearing, a representative for Assemblywoman Aurelia Greene, along with local residents and merchants supported the project and emphasized the need to revitalize the neighborhood and create jobs. Friends of Brook Park also spoke in favor of development, but urged the Council to support the creation of a park with waterfront access next to the site. Opponents criticized the EDC’s failure to disclose names of potential tenants, expressed concern over the lack of commitment to minority and union jobs, and argued that retailers such as Wal-Mart and BJ’s would be detrimental to the community. Opponents also urged the Council not to approve an aesthetically out-of-context, suburban-type mall that would fail to serve the lower income community and create excess traffic. (more…)