clubBR
January 28th, 2007, 09:10 AM
Up From the Ruins: Why Rezoning New York City’s Manufacturing Areas for Housing Makes Sense
by Regina Armstrong (http://www.manhattan-institute.org/html/rdr_02_authors.htm), President, Urbanomics
with Tina Lund (http://www.manhattan-institute.org/html/rdr_02_authors.htm), Senior Research Associate, Urbanomics
"Dutch Kills, Queens
The industrial neighborhood of Dutch Kills, north of Long Island City and adjacent to the Sunnyside Yards, is bounded by Queens Plaza North on the south, 21st Street on the west, and 36th Avenue on the north. Unlike most M-zoned areas in Queens, Dutch Kills has no waterfront access.
Seven blocks in the southern portion of Dutch Kills, fronting on Queens Plaza North and East, were included in the 2001 Long Island City Rezoning. The zoning change replaced low-density light manufacturing uses with higher-density mixed commercial and residential zones to allow as-of-right development of offices with large floor plates. Long Island City, once the city’s most viable concentration of industry, is now a major office subcenter, having attracted Citicorp and MetLife.[12 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)] A decline in blue-collar tenants, along with the disinvestment in buildings that eventually follows a loss in rental income, introduced market forces for change. Some multistory industrial buildings leased upper-story space to nonmanufacturers. Residential occupancy rose.
The neighborhood intermingles large with small footprints, factory with residential uses, in a relatively intense pattern with few buffers and open spaces (Map 3 (http://www.manhattan-institute.org/html/rdr_02_m03.htm)). Public-transit access is excellent (serviced by eight subway lines). Vehicular access to midtown Manhattan is provided by the 59th Street Bridge.
The area contains 428 acres of land, with over 20 million square feet of floor space. Over half of the floor space (11.4 million square feet) is in industrial and manufacturing usage.[13 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)] Between 1993 and 2002, industrial jobs declined in Dutch Kills, from 4,834 to 3,178.[14 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)] With 2.2 million square feet in housing, yet without much housing construction, population in the area increased markedly from 1990 to 2000 (from 6,050 to 7,761).
A 1993 report of the City Planning Department, A New Framework for Development of Long Island City, recommended creation of a Long Island City Central Business District (CBD).[15 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)] In 2001, this recommendation was implemented under the Long Island City Rezoning. The rezoning and Framework followed a succession of mixed-use planning proposals.[16 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)]
Enhanced rail service is on the way. With public investment in East Side Access, a Long Island Rail Road (LIRR) initiative to provide direct service to Grand Central Station, the Sunnyside Yards will soon house an intermodal station serving the LIRR—and possibly the Metro-North Railroad, Amtrak, and New Jersey Transit. Sites adjacent to a station in the rezoned area, including existing transit and the proposed intermodal station, would be allowed a development bonus if direct access is afforded to the building or another station.[17 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)]
This improved access and added development capacity make Dutch Kills attractive for residential and office development. Yet the mayor’s industrial policy report, Protecting and Growing New York City’s Industrial Job Base (2005), recently identified the area as an Industrial Business Zone (IBZ).
In 2003, the Dutch Kills Civic Association joined forces with the Hunter College Urban Planning Studio to prepare a comprehensive plan.[18 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)] They called for zoning and economic mechanisms to create more residential space."
http://www.manhattan-institute.org/html/rdr_02.htm
Dutch Kills LIC Rezoning Planned (http://www.outerb.com/?p=321)
September 1st, 2006
More: Long Island City (http://www.outerb.com/?cat=6), Queens Real Estate (http://www.outerb.com/?cat=16)
No open house this weekend. It’s all rain, and if it’s not, you should be at the US Open or at least a BBQ, not house shopping. Enjoy your Labor Day.
In lieu, here’s the news to chew, courtesy of the Queens Gazette (http://www.qgazette.com/news/2006/0830/features/010.html), on the planned rezoning of the Dutch Kills neighborhood in Long Island City.[Gerry Walsh, president of the Dutch Kills Civic Association] said city planners are about to announce that the long-awaited rezoning of Dutch Kills is about to take place. Walsh said approval of rezoning of an area from 41st Avenue north to 37th Avenue north, and from 21st Street to 38th Street would result in the residential rebirth of the neighborhood.“Homeowners will be able to extend their homes to meet the needs of growing families, new housing would be possible on numerous sites in the area and dilapidated commercial buildings could be converted into condos, bringing new life and growth to the Dutch Kills community,” Walsh said. “It’s been a long battle, but we’re finally seeing some light at the end of the tunnel.” http://www.outerb.com/?cat=16&paged=3http://rds.yahoo.com/_ylt=A9gnMijbo7xFtugAYzWjzbkF;_ylu=X3oDMTA4NDgyNWN 0BHNlYwNwcm9m/SIG=12miec0rb/EXP=1170077019/**http%3A//www.manhattan-institute.org/email/assets/images/0605_05.jpg
Residential Dutch Kills
http://z.about.com/d/queens/1/0/V/1/art_landau.jpg
The Fisher Landau Center for Art
http://rds.yahoo.com/_ylt=A9gnMiTrorxFZWgBSxyjzbkF;_ylu=X3oDMTA4NDgyNWN 0BHNlYwNwcm9m/SIG=12ffjc1ep/EXP=1170076779/**http%3A//www.nyc.gov/html/dot/gif/bridges/bridges/hunters.jpg
Dutch kills Bridge
http://www.hudsonraritanrestoration.org/DaveHRE/Current%20Condition%20Pics/newton%20Creek/P0002671.JPG
Dutch Kills Creek
http://www.manhattan-institute.org/assets/images/rdr_02m03.gif
Skyscrapers and luxury residences will most likely stay within the boundaries of Hunters Point and Queens Plaza. With Dutch kills being an abandoned manufactuing area, it is prime for mixed residential and commercial molding. However, unlike Hunters Point, I believe Dutch Kills will most likely resemble Astoria and Jackson Heights residentially. Brownstones and multi-family homes will be the majority and a few office buildings and luxury condominiums dotting the main commercial strip. What do you think?
by Regina Armstrong (http://www.manhattan-institute.org/html/rdr_02_authors.htm), President, Urbanomics
with Tina Lund (http://www.manhattan-institute.org/html/rdr_02_authors.htm), Senior Research Associate, Urbanomics
"Dutch Kills, Queens
The industrial neighborhood of Dutch Kills, north of Long Island City and adjacent to the Sunnyside Yards, is bounded by Queens Plaza North on the south, 21st Street on the west, and 36th Avenue on the north. Unlike most M-zoned areas in Queens, Dutch Kills has no waterfront access.
Seven blocks in the southern portion of Dutch Kills, fronting on Queens Plaza North and East, were included in the 2001 Long Island City Rezoning. The zoning change replaced low-density light manufacturing uses with higher-density mixed commercial and residential zones to allow as-of-right development of offices with large floor plates. Long Island City, once the city’s most viable concentration of industry, is now a major office subcenter, having attracted Citicorp and MetLife.[12 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)] A decline in blue-collar tenants, along with the disinvestment in buildings that eventually follows a loss in rental income, introduced market forces for change. Some multistory industrial buildings leased upper-story space to nonmanufacturers. Residential occupancy rose.
The neighborhood intermingles large with small footprints, factory with residential uses, in a relatively intense pattern with few buffers and open spaces (Map 3 (http://www.manhattan-institute.org/html/rdr_02_m03.htm)). Public-transit access is excellent (serviced by eight subway lines). Vehicular access to midtown Manhattan is provided by the 59th Street Bridge.
The area contains 428 acres of land, with over 20 million square feet of floor space. Over half of the floor space (11.4 million square feet) is in industrial and manufacturing usage.[13 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)] Between 1993 and 2002, industrial jobs declined in Dutch Kills, from 4,834 to 3,178.[14 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)] With 2.2 million square feet in housing, yet without much housing construction, population in the area increased markedly from 1990 to 2000 (from 6,050 to 7,761).
A 1993 report of the City Planning Department, A New Framework for Development of Long Island City, recommended creation of a Long Island City Central Business District (CBD).[15 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)] In 2001, this recommendation was implemented under the Long Island City Rezoning. The rezoning and Framework followed a succession of mixed-use planning proposals.[16 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)]
Enhanced rail service is on the way. With public investment in East Side Access, a Long Island Rail Road (LIRR) initiative to provide direct service to Grand Central Station, the Sunnyside Yards will soon house an intermodal station serving the LIRR—and possibly the Metro-North Railroad, Amtrak, and New Jersey Transit. Sites adjacent to a station in the rezoned area, including existing transit and the proposed intermodal station, would be allowed a development bonus if direct access is afforded to the building or another station.[17 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)]
This improved access and added development capacity make Dutch Kills attractive for residential and office development. Yet the mayor’s industrial policy report, Protecting and Growing New York City’s Industrial Job Base (2005), recently identified the area as an Industrial Business Zone (IBZ).
In 2003, the Dutch Kills Civic Association joined forces with the Hunter College Urban Planning Studio to prepare a comprehensive plan.[18 (http://www.manhattan-institute.org/html/rdr_02_notes.htm)] They called for zoning and economic mechanisms to create more residential space."
http://www.manhattan-institute.org/html/rdr_02.htm
Dutch Kills LIC Rezoning Planned (http://www.outerb.com/?p=321)
September 1st, 2006
More: Long Island City (http://www.outerb.com/?cat=6), Queens Real Estate (http://www.outerb.com/?cat=16)
No open house this weekend. It’s all rain, and if it’s not, you should be at the US Open or at least a BBQ, not house shopping. Enjoy your Labor Day.
In lieu, here’s the news to chew, courtesy of the Queens Gazette (http://www.qgazette.com/news/2006/0830/features/010.html), on the planned rezoning of the Dutch Kills neighborhood in Long Island City.[Gerry Walsh, president of the Dutch Kills Civic Association] said city planners are about to announce that the long-awaited rezoning of Dutch Kills is about to take place. Walsh said approval of rezoning of an area from 41st Avenue north to 37th Avenue north, and from 21st Street to 38th Street would result in the residential rebirth of the neighborhood.“Homeowners will be able to extend their homes to meet the needs of growing families, new housing would be possible on numerous sites in the area and dilapidated commercial buildings could be converted into condos, bringing new life and growth to the Dutch Kills community,” Walsh said. “It’s been a long battle, but we’re finally seeing some light at the end of the tunnel.” http://www.outerb.com/?cat=16&paged=3http://rds.yahoo.com/_ylt=A9gnMijbo7xFtugAYzWjzbkF;_ylu=X3oDMTA4NDgyNWN 0BHNlYwNwcm9m/SIG=12miec0rb/EXP=1170077019/**http%3A//www.manhattan-institute.org/email/assets/images/0605_05.jpg
Residential Dutch Kills
http://z.about.com/d/queens/1/0/V/1/art_landau.jpg
The Fisher Landau Center for Art
http://rds.yahoo.com/_ylt=A9gnMiTrorxFZWgBSxyjzbkF;_ylu=X3oDMTA4NDgyNWN 0BHNlYwNwcm9m/SIG=12ffjc1ep/EXP=1170076779/**http%3A//www.nyc.gov/html/dot/gif/bridges/bridges/hunters.jpg
Dutch kills Bridge
http://www.hudsonraritanrestoration.org/DaveHRE/Current%20Condition%20Pics/newton%20Creek/P0002671.JPG
Dutch Kills Creek
http://www.manhattan-institute.org/assets/images/rdr_02m03.gif
Skyscrapers and luxury residences will most likely stay within the boundaries of Hunters Point and Queens Plaza. With Dutch kills being an abandoned manufactuing area, it is prime for mixed residential and commercial molding. However, unlike Hunters Point, I believe Dutch Kills will most likely resemble Astoria and Jackson Heights residentially. Brownstones and multi-family homes will be the majority and a few office buildings and luxury condominiums dotting the main commercial strip. What do you think?