A Reader Op-Ed: Our Neighborhood Needs To Re-Enter Development Debate

The Clarett Site at 340 Court Street

360 Smith Street Stein/Boom, LLC

333 Carroll Street

Toll Brothers' Bond Street Site

I received an email from a PMFA reader yesterday. I am posting it here as an op-ed piece, because I thought that it contained some very interesting and valid points that we, as a community need to address. Let's start the dialogue....

Seeing the Stein building today actually has me upset all over again. It is not what our neighborhood needs. And to think that a few blocks south and a few west, 12 story and 8 story buildings are planned at Public Place and Toll Brothers. A few blocks west and north is Clarett's 8 story building on Court St.

These developments alone could forever change the character of Carroll Gardens. In today’s N.Y. Times, there was an article about thriving local small business, most of which is right here. It said the character of our neighborhood (small/local) makes this type of business very successful and that local small business success is the best thing for our economy. Bigger development/ more density will lead to box stores and national chains, not a good thing.

We just had the election of, for all practical purposes, our new City Councilman, Brad Lander. Brad has made it no secret that he is in favor of buildings in these areas that are out-of-scale 12 or 14 stories, as long as they have an affordable housing component. Is it possible that he would be in favor of the Stein building and the Clarret buildings as well if they were given more height and density to accommodate affordable housing?

I think our whole neighborhood needs to re- enter this debate, about the use of Public Place and the current fashion for affordable housing via private luxury development. Is it really the only/best way, does it have a serious downside for Carroll Gardens? What is the need for affordable housing in Carroll Gardens? Will greater development just drive up housing cost more and force more people out vs. the affordable it will provide? There are several building owners I know who rent to people because of their character or relationship at less than market rates therefore providing affordable housing.

There is a big human side and quality of life side to this issue that needs more attention. More than anything, I am calling on all the Lander supporters to enter the debate on development their candidate embraces. Do you want to see these buildings rising in Carroll Gardens or are you safely in land-marked and zoned Park Slope? John Heyer supporters were clearly against cleaning the Gowanus via Superfund so as not to stop the big building down there. Other supporters of John think the Stein building is great for us, I know you have your heart in the right place about CG but how do you feel about these “outsider” cashing in and the buildings they will leave behind? Any concerns at all? It is becoming a fact these buildings are rising. Gary Reilly and Bob Zuckerman ran on righteous platforms. I hope their concerns have not faded. The race for City Council is over but there is a lot more to do and to understand about the election and the implications for development.

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Boom, Boom...Construction Resumes At 360 Smith Street

Construction at the 360 Smith Street/ 131 2nd Place site came to an abrupt halt in July 2008, when developer Bill Stein's development was slapped with a Stop Work Order immediately after the City Council passed the Carroll Gardens Wide Street Zoning Text Amendment, which limits permitted building height and density in Carroll Gardens.
Developer Stein promptly took his case in front of the Board of Standards and Appeals, that oh-so-contentious board that grants developers exemptions in cases such as this.

In order to be able to continue, Mr. Stein had to prove that a significant portion of the project's foundation had been completed before the Stop Work Order went into effect. Though inspectors from the NYC Department of Buildings determined that only 20% of the foundation had been completed, the BSA gave Stein what he wanted at a hearing in November 2008. The Stop Work Order was lifted. He was now free to proceed.
But of course, that's when the real estate market went sour...

The construction site in November 2008

Nothing was happening at 360 Smith Street site for months. Until now, that is. According to the document below, Stein transferred the property from 360 Smith Street, LLC, to Boom LLC in August 2009. I have not yet been able to determine if Mr. Stein is still involved with Boom, LLC.

( click to enlarge)

Also unclear is if Boom is going ahead with Stein's "Oliver House" design, or if there will be any changes to the luxury condo building.

One thing is for sure: construction has resumed in a big way. Triton Construction crews have been working all week long. Since the construction is taking place right over Carroll Gardens' main F/G subway station, Community Board 6 recently sent a message that : "New York City Transit has announced its plans to close the Carroll Street (F, G) station's entrance/exit staircase at 2nd Place and Smith Street for 10-12 months beginning on September 15, 2009."

Stay tuned. This should be an interesting few months here in Carroll Gardens.





For More info, read:

Revisiting Mr. Stein's 360 Smith Street / 131 Second Place Oliver House Site

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