Council Reaches Agreement On Mayor’s Zoning Plan — Here’s What It Means For Sheepshead Bay

The City Council and Mayor Bill de Blasio have reached an agreement on two zoning changes meant to spur construction of affordable housing in the New York City.

The proposals, Zoning for Quality and Affordability (ZQA) and Mandatory Inclusionary Housing (MIH), passed the council’s Land Use Committee and Subcommittee on Zoning Thursday and are now on track to come up for a full council vote. However, councilmembers proposed key changes to the mayor’s plan in order to address concerns from their constituents — many of whom came out strongly against the proposals when they were introduced last year.

In Sheepshead Bay, City Councilman Chaim Deutsch had waterfront areas in his district removed from transit zones. The city argues that residents living near public transportation are less likely to own cars and wants to nix parking requirements for mixed-income and senior housing in those areas to free up that space for more development.

Deutsch argued the surge in development expected to accompany the zoning changes would overburden the waterfront’s antiquated sewer systems, clog up the streets with parked cars, and put residents, particularly seniors, at risk in the event of another Sandy-sized storm.

“During Hurricane Sandy, it was very difficult to evacuate nursing homes and senior facilities,” Deutsch said in a statement. “Additionally, waterfront communities bring in thousands of visitors each year. Leaving these neighborhoods in the Transit Zone would clog up our streets, and make it more difficult for emergency vehicles to navigate the streets.”

The changes proposed by Deutsch completely remove Brighton Beach and Sheepshead Bay’s waterfront by cutting off the transit zone at Avenue Y (on the south), Ocean Avenue (on the east) and Coney Island Avenue (on the west). Take a look at the Transit Zone proposed by the mayor (Left), and the one accepted by the city council committees (Right).

Concerns the proposals would threaten parking availability were one of the main reasons that the community board voted unanimously to reject the mayor’s plans. Deutsch said he opposed the zoning changes, but decided to give input should the proposals pass the council.

The City Council also tweaked some of the height requirements so that new developments wouldn’t rub out the character of their neighborhoods. However, they tried to strike a balance so the city could still achieve its goal of creating new affordable housing, particularly for seniors.

“The original proposal suggested a height limit of 65 feet, which would not mesh with the character of many of our residential neighborhoods,” said Deutsch. “At the same time, there is certainly a need for affordable senior housing, and I know that firsthand from listening to my elderly constituents, many of whom are barely able to make rent. Ultimately, we all want the best for our parents and grandparents.”

Deutsch said he is also seeking to amend the review process for developers in the Transit Zone who want to waive parking requirements. The Mayor’s plan only required mixed-income buildings to obtain a permit from the Board of Standards and Appeals to receive a parking waiver. Deutsch wants to have an opportunity to give input during that process.

The council also pushed for changes to the affordability requirements in MIH so that housing would be available for lower-income tenants. They added an option that would require developers to set aside 20 percent of housing for those making 40 precent of area median income (AMI), which comes to about $31,000 city-wide for a family of three. They also reduced the top income level, from 120 precent of AMI to 115 percent. MIH would have to go through a ULURP process that would allow the councilmember and community to give input before the proposal is introduced in an area.

Here are all the affordable housing options in the new MIH plan.

Deutsch said he is still in talks with city agencies about the plan and will decide how to vote when the proposals come before the entire council next week.