Land Use Updates
Neighbors and local elected officials have however argued that that consensus was ludicrous, and that it would be hard to imagine a building going up in a 10-by-22-foot lot. Neighbors have already filed two appeals against the project, according to DNAinfo, and now led by their local City Council member, Ben Kallos, they have filed a third. Manhattan Borough President Gale Brewer has expressed her opposition to the project as well.
"If you own a piece of land where the zoning says you can't build a skyscraper in this part of the district, you don’t get to draw an imaginary line in the sand," said City Councilman Ben Kallos, who filed the appeal with other elected officials and the Carnegie Hill Neighbors group this month.
Local officials, including City Council members Ben Kallos, Dan Gardonick and Ydanis Rodriguez; Manhattan Borough President Gale Brewer; and Congresswoman Carolyn Maloney also cheered the decision, with Garodnick noting that, “while we still have some considerable gaps, our plans just got a whole lot closer to reality.” Another $5 million will be allocated to a study of the Greenway’s remaining parcels, with the goal of clarifying next steps in finishing the entire waterfront.
Councilman Ben Kallos, who co-chairs the East River Esplanade Taskforce, applauded the plan. “I will finally be able to run the full length of my district from Midtown East to East Harlem,” he said.
According to the audit, the vast majority of POPS hadn’t been inspected in four years—and if they had been, those inspections were regularly “late, incomplete, or ineffective.” In the last four years, only 58 locations had been inspected in total. Of those, 41 were found to be noncompliant. Of those, only 10 were issued violations.
But enforcement may be about to get a whole lot more stringent. In addition to the report’s recommendations—proactively investigate POPS, maintain a better database of them, install more and better signs around the plazas—three new bills were introduced in City Council last month. The bills, introduced by Council members Ben Kallos and Daniel Garodnick, are designed to protect POPS through steeper fines, annual inspections, increased signage, and a new website where people could register complaints.
Then the neighborhood decided to take action into its own hands.
Late last year the East River 50s Alliance submitted a rezoning plan to the Department of City Planning that would cap building height at 260 feet in Sutton Place and convert the area into an Inclusionary Housing Designated Area, Mercurio told Patch.
The plan would preserve the context of the neighborhood while advancing Mayor de Blasio's affordable housing agenda, Mercurio said. Four local elected officials — City Councilman Daniel Garodnick and Ben Kallos, State Senator Liz Kreuger and Borough President Gale Brewer — co-signed the rezoning application.
To help compensate for the potential loss of height, the plan would allow a slight increase in maximum floor-area ratio (from 12 to 13), encouraging more building density in the area. And—the final tenet of the rezoning proposal—20 percent of new units would be required to be “dedicated to below-market-rate housing on site.”
So far, the Alliance’s rezoning proposal has some pretty big backers, DNAInfo reports. Borough President Gale Brewer and City Council members Ben Kallos and Dan Garodnick have all said they’d sign off on the plan if it passes the Department of City Planning’s review process.
The Department of City Planning is expected to certify the Alliance’s application “in the next two weeks,” making way for a formal public review process.
Local resident group, Carnegie Hill Neighbors (CHN), has been feverishly fighting the development since it was given the go-ahead in summer 2015. In March 2016, CHN enlisted the services of planning expert George M. Janes to help the cause.
After looking at the zoning drawings, Janes said he noticed a “tactic to subdivide the lot” so that DDG’s building would no longer face on to East 88th Street. By avoiding this, the firm escaped further zoning laws triggered by coming up to the street’s edge.
Two months later, councilmember Ben Kallos and Manhattan Borough President Gale A. Brewer penned a letter to the city flagging the issue and calling for construction to be halted. They succeeded and work stopped in May.
Asked by Council member Ben Kallos whether, “poor performance” led to Morales’ firing, Camilo said, “It’s not a topic that I can get into.” She also declined to say whether Morales is cooperating with federal prosecutors. Camilo asserted that she made the decision to fire her deputy commissioner and then informed first Deputy Mayor Tony Shorris. De Blasio has said he knew nothing about it.
Morales’ lawyer has called the timing of the dismissal suspicious.
The lifting of deed restrictions at Rivington House cleared the way for the sale of the former nursing home to luxury condo developers for $116 million.
A top city official wasn’t fired because of his role in a controversial land deal that allowed a non-profit nursing home to be converted to luxury housing — but his boss refused to say Monday if he was ousted because of other federal investigations.
The axed official, Ricardo Morales, who served as a deputy commissioner at the Department of Citywide Administrative Services, was at the center of two deals now being probed by federal investigators.
One was the lifting of deed restrictions on Rivington House, a Lower East Side nursing home, that eventually led to its sale for luxury condos.
The Wall Street Journal reports that on Wednesday, three new bills to protect POPS were introduced in the City Council, sponsored by Council members Ben Kallos and Daniel Garodnick. The first of the three bills would raise penalties for building owners from $4,000 to $10,000 for first offenses, and to $20,000 for additional offenses. Under the bill, a fine of up to $2,500 could be imposed for each month a violation goes unattended.
If you work in Manhattan and have the gift/luxury of a lunch break, you’ve probably used a POPS without knowing it.
POPS, or privately owned public spaces, can be sunny or shaded plazas or sitting areas in indoor atriums, where you can enjoy your sandwich away from the desk.
At worst, these POPS are barren, vacant lobbies, or simply (and illegally) inaccessible.
Why does that matter beyond the fact that you can’t find a place to nibble your sandwich? Because there’s no such thing as a free POPS: each one was set aside for the public by property owners or developers in exchange for building bigger or taller towers and thus renting out more commercial space.
A new City Council effort aiming to get developers to stick to their end of the bargain has a particularly juicy case study: Trump Tower on Fifth Avenue, which was able to build taller in exchange for setting aside public spaces.
The public part of Trump Tower has received significant attention since Trump descended the escalator in June 2015 to announce his presidential run.
New York, NY – Over 538 privately owned public spaces (POPS) attached to 329 buildings face new legislation which imposes steep fines for bad landlords who violate the terms of their agreements with the City. In exchange for turning part of the building lot into an open or green space for public use, developers are typically allowed to build taller than the zoning code allows. The building owner is responsible for maintaining the space. Despite this legal requirement, many building owners have illegally closed off these spaces to the public or sought to use them for another purpose. The legislation is authored by Council Member Ben Kallos with sponsorship by Council Member Dan Garodnick, who together represent the POPS-dense Upper East Side, as well as Council Member David Greenfield, Chair of the City Council Committee on Land Use.
Council member Ben Kallos of Manhattan, a sponsor of the legislation, said the attention surrounding Mr. Trump’s campaign led to enforcement efforts that other buildings had escaped. Council member Daniel Garodnick is also a sponsor of the legislation.
The council members, including Margaret Chin, Corey Johnson, Rosie Mendez, Daniel Garodnick, Ben Kallos, Mark Levine and Ydanis Rodriguez, expressed concern that the regulatory agreement had been crafted without significant input from HDFC stakeholders, that the regulation was “one-size-fits-all,” that additional restrictions could hurt stakeholders’ leveraging ability, among other concerns.
January 27, 2017
Thank you for taking the time to reach out to me with your position on the Queensboro Oval. We have been working with the community on this issue for years and hope we can work with you so that even more people can enjoy the Queensboro Oval as a City park.
With the expiration of Sutton East’s lease, the City and community are considering various options for the land, including operating public tennis courts where season passes are $200 and day passes cost $15. I hope that you will join the conversation to help us determine how to effectively open this City park to more New Yorkers.
Community Board 8 has held numerous public meetings to discuss the future of the Queensboro Oval with members of the community dating back to January 7, 2010, with more than ten meetings since I was elected from December 4, 2014 through January 12, 2017. These meetings were publicly noticed through the Community Board website and email list, publicly posted with paper signs on lamp posts, featured in a full length cable television show, covered by the press and prominently featured in my own emails and letters to residents.
At these meetings, members of the public have continually expressed concern that, while the Upper East Side has among the lowest amount of public park space in the City, Sutton East Tennis sits on City park land, but is not accessible to most community members with rates as high as $225 an hour that most cannot afford. Sutton East Tennis Club was notified and was represented at many of the meetings, though no one has spoken in favor of continued privatization of this public space. Dating back to 2008, Community Board 8 has objected to the privatization of public land at the Queensboro Oval, and in the last 12 months alone, the Parks Committee and Full Board have passed four resolutions calling for the City to make the Queensboro Oval a year-round public park, which could include tennis courts accessible to more New Yorkers.
Some of the concerns raised were:
- The Queensboro Oval sits on 1.25 acres of public parkland, not private land.
- Sutton East Tennis has high fees with a minimum of $80 to a maximum of $225 an hour.
- Sutton East Tennis is renting 1.25 acres for only $2 million a year, very far below market rate.
- Nine months out of the year the land is completely closed off to the public without any benefit to the community.
- Each year when the tennis bubble is removed for just two and half months of summer, the land is left in almost unusable condition.
Community Board 8, with input from members of the public, has been transparent and unequivocal in its decision-making process regarding the Queensboro Oval. We have also received over one hundred petition signatures in support of opening the Queensboro Oval to the public.
Please note that there are 12 HarTru tennis courts available just a 5 minute Tram ride away from 59th Street and Second Avenue available at the Roosevelt Island Racquet Club where rates are a fraction of those at Sutton East Tennis and where we have partnered with the New York Junior Tennis League to provide free tennis classes to children ages 5 to 18 every Saturday and Sunday morning from 6am to 8am through the winter and free tennis camp through the summer.
The Riverside Clay Tennis Association, a non-profit that currently maintains 10 red clay courts in Riverside Park, has also presented at Community Board 8, and is interested in providing the same services to these courts making them public tennis courts operated by the New York Parks Department. Season tennis passes would be $200 for adults, $20 for seniors over 62 and $10 for children under 16, and day passes for $15.
How much do you currently pay per season at Sutton East Tennis? Would you be interested in working with a non-profit like Riverside Clay Tennis Association in order to maintain this amenity as a New York City Park Department public tennis court where you could pay for a season what you currently pay per hour?
Please let Community Board 8 and my office know, so that we can include your voice in how we use this park to benefit the public.
Occupying a prominent site that formerly hosted the Vanderbilt mansion at the south end of Grand Army Plaza, the building was designed Ely Jacques Kahn in a Modern Classical style. Bergdorf Goodman was among the original tenants, and grew to become one of the City’s iconic department stores, ultimately purchasing the entire building.
The vernacular Italianate 412 East 85th Street House was built circa 1860, and is a rare surviving wood-framed house on Manhattan’s Upper East Side. The house has had a series of owners, and undergone some minor alterations, but remains largely intact. The house’s owners, Catherine De Vido and Susan Jordan, supported landmark designation. Council Member Ben Kallos, Gale Brewer, and preservationist organizations also urged Landmarks to designate the property.
The Harlem Branch of the YMCA, now the Jackie Robinson YMCA Youth Center, was completed in 1919 to designs by architect John Jackson. At the time of its construction, YMCAs were racially segregated, and the Harlem Branch was built for the use of African Americans. The building served as a center for Harlem intellectual and social life, and Harlem Renaissance luminaries such as Langston Hughes, Richard Wright and Paul Robeson are associated with the YMCA. There was no opposition to designation on the November 12thhearing. Chair Srinivasan said the cultural and social history associated with the building made it “a standout.”
"It's not a topic that I can get into," Camilo said when asked by Council government operations chair Ben Kallos whether "poor performance" got Morales fired. She also refused to say whether Morales was cooperating with federal authorities investigating the mayor.
Camilo said she made the decision to get rid of Morales and informed first Deputy Mayor Tony Shorris. Morales's lawyer has said the dismissal was improper and called the timing "highly suspicious."
Meanwhile, DCAS revealed that since overhauling their rules on deed restrictions in response to the scandal, they've received requests to change or remove the restrictions on seven properties.
The properties are in Harlem, Longwood in the Bronx, and Bedford Stuyvesant, East Flatbush, Crown Heights, Bushwick, and East New York in Brooklyn. No action has been taken on any of the proposals yet.
Kallos (D-Manhattan) said the Longwood request raises red flags because like Rivington, it is a non-profit nursing home and rehab facility currently restricted to that use.
Singer was supportive of the legislation’s application of the threat of perjury to BSA applications, but questioned how such a bill would be enforced. Regarding the additional requirements from applicants, Singer stated that one size does not fit all, and that the BSA already had a set of required information on its website. Singer was open to working with the Council to change some of those requirements outside of legislation.
The BSA did not support the portion of the bill to post all applications online and all testimony received for every application. Singer stated that for security reasons such information should not be publicly disclosed. Council Member Ben Kallos questioned the BSA’s objection to publicly disclosing all applications. “I think the Open Data Law already requires you to put this online. . . . If I can’t make the tenant black list illegal. If a landlord taking a tenant to court is public information. If divorce proceedings are public information. If criminal proceedings, even when the person is acquitted, are public information, I think that a [BSA] application is public information.” Singer responded, saying, “It is public information subject FOIL requests, but we don’t believe it should be posted on our website.”
The legislation would also require City Planning to have a representative at every BSA hearing and to post all testimony. City Planning opposed the requirement. Alison McCabe, Assistant Counsel at the Department of City Planning, testified that while her agency keeps tabs on the BSA, it has only intervenes when it was “warranted.” City Planning relies heavily on individual borough offices for determining when City Planning testimony was warranted. “The fact that DCP is involved is news to me,” retorted Kallos.
The rezoning proposal is currently being reviewed by the Department of City Planning, and the group expects an answer on whether the city will move forward with a uniform land-use review process, or ULURP, in the next few weeks.
The process, which would begin as soon as DCP certifies the application, would take months to complete, requiring reviews by Community Board 6, the Manhattan Borough President, the City Planning Commission, and City Council.
But the proposal already has the support of key figures in that process, including Borough President Gale Brewer, CB6, and city council members including Ben Kallos and Dan Garodnick.
Carnegie Hill Neighbors, a preservation group said it planned to file an administrative appeal, and is preparing to go to court if necessary to stop the project.
“I am not sure what kind of building you can build on a 10-by-22-foot lot but I sure wouldn’t want to live there,’ said Council member Ben Kallos, a Manhattan Democrat, who is opposing the project.
The site for the skyscraper forms an L-shape, wrapping around several existing buildings and fronting both Third Avenue and 88th Street. Last year the developer carved out a lot measuring four by twenty-two feet on the development’s 88th Street front. Doing so allowed the owner to avoid strict zoning requirements, including height limits for narrow buildings between two low-rise buildings. The move also allowed the owner to designate space on the side facing 88th Street as a required rear yard, when in practice it would serve as an entrance to the skyscraper. The Department of Buildings approved the carve-out.
In May 2016, after construction had begun, the scheme came to the notice of Council Member Ben Kallos who, with Manhattan Borough President Gale Brewer, requestedthat Buildings immediately stop construction at the site for a review. Together, they called the 88 square-foot lot “the smallest created in modern times” and “unbuildable” with “no legitimate purpose.” Buildings stopped construction at the site shortly after.
Working with the City, the developer proposed increasing the carved out lot to ten by twenty-two feet. On October 27, 2016, Buildings approved the increased size, stating that the agency considered the now larger lot “developable.”
Sick of the Board of Standards and Appeals approving projects contrary to their wishes, members of Queens civic associations are highly supportive of a 10-bill package before the City Council to make the agency more transparent.
A hearing on the bills, some of which were introduced by Councilman Ben Kallos (D-Manhattan) this month and others of which were introduced before, was held on Dec. 14.
Some of the measures that stand out include a bill that would create a $25,000 fine for lying on an application; one that would require the agency to reference arguments made by community and borough boards and the City Planning Commission in its decisions; and another that would mandate the creation of a map showing locations where variances and special permits have been granted.
The de Blasio administration is bringing in a new chief administrative officer to work under First Deputy Mayor Tony Shorris starting January 1. Laura Anglin, who comes to City Hall after serving as president of the Commission on Independent Colleges and Universities for the last seven years, “will support the work of a number of City agencies,” according to the December 15 press release announcing her hire.
Those agencies include several within Shorris’ 30-agency portfolio, the vastness of which was a key point of contention at a City Council oversight hearing in September. At that hearing, which focused on the administratioan’s mistakes in removing deed restrictions on Rivington House, City Council Member Ben Kallos asked Shorris a series of questions about the structure of Mayor Bill de Blasio’s upper management and whether the first deputy mayor has too much on his plate. Kallos indicated that he believes de Blasio should have a deputy mayor for operations like some of his predecessors.