community board eleven€¦ · 04/11/2019 · new york, ny 10035 tel: 212-831-8929 fax:...
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C O M M U N I T Y B O A R D E L E V E N B O R O U G H O F M A N H A T T A N
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w w w . c b 1 1 m . o r g
Nilsa Orama Chair Angel D. Mescain District Manager
E A S T H A R L E M * H A R L E M * E L B A R R I O * S P A N I S H H A R L E M * R A N D A L L ’ S & W A R D ’ S I S L A N D
Land Use, Landmarks & Planning Committee November 6, 2019, 6:30 pm Bonifacio Senior Center 7 East 116th Street, NY NY
*** Minutes ***
Present: Denilyn Arciaga, Jessica Elliott, Melanee Farrah, La Shawn Henry, Jessica Morris, Robert
Perkins, Vinny Torres, Steven Villanueva, Candy Vives‐Vasquez, Nilsa Orama (ex officio), Angel Mescain (staff)
Absent: Frances Mastrota Excused: Joseph Goldbloom Guests: Xavier Santiago, CB11; Jason Villanueva, CB11; Allie Fischgrund, Tenants & Neighbors;
Ysabel Abreu, MBPO; Jose Venegas; Walter Roberts, Hope; William Stein, Dattner Architects; Andrew Harris, Dattner Architects; Fredelin Ortiz, Rose Kleita, Victor Otero, Peter Gonzalez, and Michael Charles, Guttman Community College; George Janes
1. Call to Order/Adoptions of Agenda
The meeting was called to order at 6:45 pm.
2. Presentations & Discussions
a. Committee review of Transit Easement Applications for 1800 Park Avenue, 1815 Park Avenue, 110 East 125th Street
George Janes provided an explanation to the committee as to the three applications and the process which requires the developer to seek a certification from the City Planning Commission (CPC), and the Metropolitan Transportation Authority of the location and type of easement volume required for each of these sites. When such certification is provided then the developer can move forward to securing building permits. The current step is administrative, and the plans provided with the applications are highly likely to change after certification.
E A S T H A R L E M * H A R L E M * E L B A R R I O * S P A N I S H H A R L E M * R A N D A L L ’ S & W A R D ’ S I S L A N D
Mr. Janes highlighted that two HPD/city‐owned lots on the east side of Park Avenue are surrounded by lots owned by the developer. As such, it seems likely that the developer and/or the City would consider disposition of these lots as it would result in an improved development site. The committee and the board were encouraged to consider this potential development step and weight submitting recommendations to the City/HPD for the future development of this site. A copy of Mr. Janes’ summary memo is attached to these minutes. This application is not subject to ULURP and does not require a public hearing by CB11 or the CPC.
b. Presentation of Hope Community’s Multi‐Site Development at 123rd Street and
Lexington Avenue Walter Roberts representing Hope Community Inc. presented his organizations plans to develop a mixed‐use affordable housing project on 123rd Street between Lexington and Park Avenue. As presented, the project would include 4,100 SF of retail, 9,600 SF of community facility and 123,000 SF of residential (~130 units). The proposed development would include city‐owned property owned by HPD and a site currently used by the Department of Sanitation’s Manhattan Lot Cleaning Unit. The DSNY site was identified in the East Harlem Rezoning Points of Agreement as a site to be evaluated for the development of affordable housing. Per that agreement, HPD would issue a request for proposals (RFP) to identify a developer for the site. Hope is seeking CB11’s support for the sites (Block 1772, Lots 22, 23, 24, 25, 26, 28, 29, 30) to dispose to them is sole source as they own property (Lot 20) directly adjacent to these lots and have a long history of managing and developing affordable housing in East Harlem. A copy of their presentation is attached to these minutes. The committee will continue to consider this request during its next meeting.
3. New Business
a. Melanee Farrah shared information regarding HPD’s recently announced selection of three shared housing proposals through the agency’s ShareNYC pilot. The selected proposals were submitted by Ascendant Neighborhood Development and Ali Forney Center, L+M Development Partners and Common, and Cypress Hills Local Development Corporation and PadSplit. The Ascendant Neighborhood Development and Ali Forney Center proposal includes a plan for the construction of a new 10‐story shared housing development that will create 36 housing opportunities in the East Harlem neighborhood of Manhattan. The building will include a mix of four duplex shared units and one simplex shared unit. All housing will be affordable to low‐income households and are anticipated to be filled with referrals from the shelter system. The building will be fully furnished, and rent will
E A S T H A R L E M * H A R L E M * E L B A R R I O * S P A N I S H H A R L E M * R A N D A L L ’ S & W A R D ’ S I S L A N D
include all utilities. The units are designed to encourage a sense of community and create a home‐like environment. Residents will also have access to onsite social services including the Ali Forney Center Life Skills Programming and Life Coaching Retreats. The project will include a variant refrigerant flow heating and cooling system, a green roof, and a rear yard with native plantings that will be open for resident use.
4. Old Business
a. Committee chair Steven Villanueva referred to plans to establish a 2nd Avenue Subway
Taskforce
5. Announcements
6. Adjournment The meeting was adjourned at 8:23pm
GEORGE M.
JANES &
ASSOCIATES
250 EAST 87TH STREET
NEW YORK, NY 10128
www.georgejanes.com
T: 646.652.6498
F: 801.457.7154
MEMORANDUM
Date: November 4, 2019
To: Steven Villanueva, Chair, Land Use Committee
Nilsa Orama, Chair
Community Board 11
From: George M. Janes, AICP
RE: 125th Street Transit Easements
You have recently received copies of three Zoning Certification applications for
transit easements related to future development at 1800 Park Avenue, 1815 Park
Avenue, and 110 East 125th Street.
The applications
The applications are similar and located in the same area. Zoning in this area
requires that applicants get certification from the City Planning Commission and
the MTA for transit easements prior to submitting development plans. This allows
for the MTA to claim transit easements it might need on the applicant’s property.
Easements can be of substantial size and will likely impact the location and shape
of new buildings on these parcels.
While there are three applications, 1815 Park and 110 East 125th will likely be developed together.
Together, those applications surround two HPD controlled outparcels.
The eastern sites were rezoned in 2017 and are subject to Mandatory Inclusionary
Housing. 1800 Park Avenue was rezoned in 2008 and is subject to optional
inclusionary housing bonuses. 1800 Park Avenue is zoned C4-7 and the two sites
to the east are zoned C6-4. Both districts permit for developments up to 12 FAR
and allow for a wide range of commercial and residential uses.
1800 Park Avenue has been a potential development site for years, going back to
the mid-2000s when a hotel was proposed. Later, Vornado proposed an office
1800 Park
1815 Park and
110 E 125th St.
HPD
parcels
2
GEORGE M. JANES & ASSOCIATES
building for Major League Baseball1 there. Subsequently, the site changed
control to the Durst Organization and, in 2013, was the subject of a BSA variance.
The building at 1815 Park was recently demolished, while 110 E. 125th Street has
been vacant for some time.
The applications include development plans. I believe it is very likely these plans
will change prior to any new building application, and so the CB should consider
these plans as placeholders to start the discussion with DCP and the MTA.
Thoughts and considerations
The Community Board is neither being asked to take a position on this
application, nor hold a public hearing. These applications are for informational
purposes, though the CB may comment, should it wish to.
I believe the real value of these applications is that they tell the community that
the owners of these parcels have taken the first step necessary toward developing
these sites. They also present an opportunity for the community to follow up on a
couple of related issues, should it wish to.
The HPD parcels
HPD controls two parcels (1807-1811 Park Avenue), which together are about
5,700 SF. These parcels are surrounded by 1815 Park Avenue and 110 East 125th
Street (see map on page 1.) While not absolutely essential, a much better building
could be developed on the east side of Park Avenue if these parcels are included
into a single development site. Consequently, I believe it is likely that these
parcels will be acquired by the developer from HPD. As a matter of policy, the
Community Board has advocated that HPD property be used for 100% affordable
housing but the development site is only subject to MIH. Will HPD ask the
developer to do off-site affordable housing? Will it just dispose of the property
and take cash to support affordable housing elsewhere? Will it ask for more
affordable housing in the developer’s building?
What does the CB want for these parcels and how does it engage with HPD in that
discussion? While the parcels are small, the zoning here allows buildings of up to
12 FAR, which means these two small parcels account for about 68,000 SF of
floor area or around 70 to 80 units. It’s a worthwhile discussion to have both
internally and with HPD.
The 125th Street Station ground floor use
The northern part of the ground floor of the 125th Street Metro North Railroad
(MNR) Station is currently used as a locker room and break area for MNR
workers. In the past, advocates for a better 125th Street have discussed relocating
those uses and redesigning the station to open another entrance to the north,
exiting on 126th Street. This redesign is especially appropriate considering the
1 https://www.nytimes.com/2008/01/31/nyregion/31harlem.html
3
GEORGE M. JANES & ASSOCIATES
higher density zoning that has been placed all along the Park Avenue corridor and
the existing congestion commonly experienced on 125th Street.
While I don’t believe the CB has ever taken a position on the redesign of the
station, it may wish to respond to these applications by asking if the transit
easements could be designed to include space for MNR workers, allowing those
uses to be relocated and the 125th Street Station to be redesigned. In the past, the
MTA was not supportive of the idea to relocate this space, as activating 126th
Street and points north are not critical for their operations. But these applications
might afford the MTA the opportunity to design purpose-built space for their
workers, while at the same time open opportunities at the MNR station. It is
unlikely that the MTA would consider such an idea without advocacy. If the CB
thinks this is a good idea, it may wish to advocate with local elected officials and
the MTA directly. The time is ripe since they are just now considering the size of
the necessary easement.
Close
I will be attending your meeting on November 6th but, in the meantime, please let
me know if you have any questions.
LEXINGTON AVENUE SITE STUDYHope Community Inc.
November 6, 2019
Imagery ©2018 Google
\\ Dattner Architects November 6, 2019 2LEXINGTON AVENUE SITE - EAST HARLEM PROPERTIES
HOPE COMMUNITY, INC. - EAST HARLEM PROPERTIES
0 25 50 100 200N
164 EAST 122ND ST.
108-110 EAST 123RD ST.
2032 LEXINGTON AVE
E 119TH ST.
E 120TH ST.
E 121ST ST. E 122ND ST.
3RD
AVE
2ND
AVE
1ST
AVE
LEXI
NGTON A
VE
3RD
AVE
2ND
AVE
LEXI
NGTON A
VE
PARK
AVE
MAD
ISON A
VE
5TH A
VE
E 123RD ST.
E 124TH ST.
E 125TH ST.
E 126TH ST.
E 118TH ST.
E 117TH ST.
E 116TH ST.
127 EAST 119TH ST.
216-218 EAST 122ND ST.
243 EAST 123RD ST.
221 EAST 124TH ST.
HARLEM MEC PARCEL B-WEST*
HARLEM MEC PARCEL C*SITE
1 EAST 118TH ST.
2355 SECOND AVE
1642 PARK AVE
180 EAST 122ND ST.
2022 LEXINGTON AVE
215-217 EAST 121ST ST.
PROPERTY OWNERSHIPLEGEND
SITE
HOPE COMMUNITY
(* = MINORITY OWNER)
\\ Dattner Architects November 6, 2019 3LEXINGTON AVENUE SITE - AERIAL AND TAX MAP
7062!4d-73.9379199
Map data ©2018 Google100 ft
7062!4d-73.9379199
Map data ©2018 Google100 ft
6/4/2018
Digital Tax Map - New York City Departm
ent of Finance
DING,CONDO_RANGE,LOT_FACE_SMALL
TAX MAP - Digital Tax Map - N
ew York City Dept. of Finance (6/4/2018)
Borough Boundary
Condo Flag/Condo Nunber
Tax Block Boundary
Air Right Flag/Lot Number
Tax Block Number
Subterranean Right Flag/Lot Number
Tax Lot Boundary
REUC Flag
Tax Lot Number
Under Water Tax Lot Boundary
do FKA Tax Lot Number
Other Boundary
nsion
Possession Hook
Dimension
Miscelaneous Text
Small Tax Lot Dimension
Surface Water
Copyright 2018 The City of New York
0
50
100
feet
AERIAL MAP TAX MAPPROPERTY OWNERSHIPLEGEND
DSNY
HPD
HOPE COMMUNITY
0 25 50 100 200N
LEXI
NG
TON
AVE
NU
E
3RD
AVE
NU
E
EAST 123RD STREET
EAST 124TH STREET
EAST 125TH STREET
EXISTING BUILDINGS TO REMAIN
\\ Dattner Architects November 6, 2019 4LEXINGTON AVENUE SITE - LOT AREAS AND ZONING MAP
EXISTING BUILDINGS TO REMAIN
20 22 23
150 50
24 25 26 28 29 30
BLOCK: 1772
R7-2R7D/C2-5
100'-0" C2-5 OVERLAYNOTE: LOT 20 EXISTING BUILDING HAS 12 DWELLING UNITS
21'-4"21'-4"
263'-3 3/4"
100'
-11"
100'-0" FROM WIDE STRET
100'
-11"
35'-0" 25'-8" 25'-8" 26'-1" 27'-10 1/2" 27'-10 1/2" 34'-1"26'-1"35'-0"
E. 125TH ST.
100
100100
100
100
140
100
100
E. 124TH ST.
LEXI
NGTON
AVE.
PARK
AVE
.
3RD
AVE.
E. 123RD ST.
E. 122ND ST.
R7B EHC
R7D
R7-2
R7-2
C4-6
C4-4D
C6-4C4-7
C6-4
R7-2
R10
R8
M1-6/R10
C2-5Excerpt from Zoning Map 6b
0 80402010N
TAX LOT PLAN
EXCERPT FROM ZONING MAP 6B
LEX
ING
TON
AV
ENU
E(W
IDE
STR
EET)
EAST 124TH STREET (NARROW STREET)
EAST 123RD STREET (NARROW STREET)
PROPERTY OWNERSHIPLEGEND
DSNY
HPD
HOPE COMMUNITY
SITEC2-5 OVERLAY
\\ Dattner Architects November 6, 2019 5SITE PHOTOGRAPHS
Lexington Ave & E 124
Lexington Ave & E 124
432
1
LEXI
NG
TON
AVE
NU
E
3RD
AVE
NU
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EAST 123RD
EAST 124TH
PHOTO 1 - LOOKING NORTHEAST
PHOTO 4 - LOOKING NORTH KEY PLAN
PHOTO 2 - LOOKING EAST PHOTO 3 - LOOKING EAST
N
\\ Dattner Architects November 6, 2019 6SITE PHOTOGRAPHS
Lexington Ave & E 124
Lexington Ave & E 124
5
6 7 8
PHOTO 5 - LOOKING NORTHWEST
PHOTO 8 - LOOKING SOUTHEAST
PHOTO 6 - LOOKING SOUTHEAST PHOTO 7 - LOOKING SOUTHWEST
LEXI
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TON
AVE
NU
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3RD
AVE
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EAST 123RD
EAST 124TH
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KEY PLAN
\\ Dattner Architects November 6, 2019 7LEXINGTON AVENUE SITE - SITE PLAN
50' -
0"
100'
- 11
"
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0"10-STORY
8-ST
ORY
9-STORY 8-STORY
7-STORY
6-STORY
R7-2R7D/C2-5
N
Client Name 1 \\ Client Name 2 \\ DattnerArchitects
0 2 4 8 16 32
Site Plan - Option A 6
Lexington Avenue Site - Hope Communty Inc.
10/28/19
0 322642N
SITE PLAN
LEX
ING
TON
AV
ENU
E(W
IDE
STR
EET)
EAST 124TH STREET (NARROW STREET)
EAST 123RD STREET (NARROW STREET)
\\ Dattner Architects November 6, 2019 8LEXINGTON AVENUE SITE -PERSPECTIVE VIEWS
N
Client Name 1 \\ Client Name 2 \\ DattnerArchitects
0 2 4 8 16 32
Massing Axon - Option A 10
Lexington Avenue Site - Hope Communty Inc.
10/29/19
EAST 123RD STREET
LEXINGTON AVE
LEXINGTON AVE
EAST 123RD STREET
NORTHWEST VIEW NORTHEAST VIEW
\\ Dattner Architects November 6, 2019 9LEXINGTON AVENUE SITE - PERSPECTIVE VIEWS
N
Client Name 1 \\ Client Name 2 \\ DattnerArchitects
0 2 4 8 16 32
Massing Axon - Option A 7
Lexington Avenue Site - Hope Communty Inc.
10/28/19
SOUTHEAST VIEW SOUTHWEST VIEW
EAST 123RD STREET
LEXINGTON AVE
LEXINGTON AVE
EAST 123RD STREET
\\ Dattner Architects November 6, 2019 10LEXINGTON AVENUE SITE - FLOOR PLANS
0 322642N
FLOOR PLAN LEGEND
RESIDENTIAL
RETAIL
COMMUNITY FACILITY
RESIDENTIAL ENTRY
COMMUNITY FACILITY ENTRY
RETAIL ENTRY
RESIDENTIAL LANDSCAPED YARD
COMMUNITY FACILITY LANDSCAPED YARDRETAIL
RESIDENTIAL LOBBY
COMMUNITY FACILITY
GROUND FLOOR FLOOR PLAN
ROOF AT 7TH FLOOR
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Client Name 1 \\ Client Name 2 \\ DattnerArchitects
0 2 4 8 16 32
Floor Plans - Option A 9
Lexington Avenue Site - Hope Communty Inc.
10/28/19
2ND - 7TH FLOOR PLAN
4,100 SF
9,600 SF
123,000 SF
130,000 SF
130 UNITS
Proposed Floor Areas & Units
Proposed Retail:
Propsed Community Facility:
Proposed Residential: Total Zoning Floor Area:
Number of Units:
(Includes approximately 30 - 40 Inclusionary Housing Units)
Notes:
1. Areas and number of units are approximate.
2. Cellar Plan not shown.
3. Hope Community owned lots provide approximately 42,000 SF development potential.
\\ Dattner Architects November 6, 2019 11LEXINGTON AVENUE SITE - FLOOR PLANS
0 322642N
ROOF AT 8
STAR BULKHEAD
ROOF AT 7
8TH FLOOR PLAN
ROOF BELOW
ROOF AT 9
RO
OF
AT 9
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ent Name 1 \\ Client Name 2 \\ DattnerArchitects
0 2 4 8 16 32
Floor Plans - Option A 11
ngton Avenue Site - Hope Communty Inc.
10/30/19
9TH FLOOR PLAN
ROOF AT 10
ROOF BELOW
ROOF BELOW
ROOF AT 9
RO
OF
AT 9
Client Name 1 \\ Client Name 2 \\ DattnerArchitects
Lexington Avenue Site - Hope Communty Inc.
10TH FLOOR PLAN
Sustainability Features:
• Enterprise Green Communities or LEED for Homes certification
• Design to Passive House Principles
• Green Roofs / Solar Panels
• Well insulated, sealed building envelope, high performance equipment and lighting
• Low flow, high efficiency plumbing fixtures, possible rainwater harvesting
• Use of healthy materials
• Design to Active Design principles