North Brooklyn Brownfield Opportunity Area Study Step 2 Nomination Report October 2017

STEP 2 NOMINATION REPORT OCTOBER 2017

NORTH BROOKLYN BROWNFIELD OPPORTUNITY AREA STUDY STEP 2 NOMINATION REPORT OCTOBER 2017

2 CONTRIBUTORS

This report was prepared for Evergreen and the New York State Department of State (DOS) with funds provided under the Brownfield Opportunity Area (BOA) Program.

The following firms and agencies contributed to the North Brooklyn BOA Step 2 Nomination Study:

LEAD PROJECT SPONSOR

Evergreen

STEERING COMMITTEE

NYC Department of City Planning NYC Mayor’s Office of Environmental Remediation NYC Economic Development Corporation New York State Department of Environmental Conservation Community Board 1 St. Nicks Alliance

CONSULTANTS

WXY architecture + urban design (Project Lead) HR&A Advisors Pratt Center for Community Development Langan Engineers St. Nicks Alliance CONTRIBUTORS

3 4 TABLE OF CONTENTS

EXECUTIVE SUMMARY 10

PROJECT DESCRIPTION AND BOUNDARY 20 1 I. Project Description 21 II. BOA Boundary Description and Justification 23 III. Project Scope 24 IV. Lead Project Sponsors 27 V. Community Vision, Goals and Objectives 27 VI. Planning Context 31

COMMUNITY ENGAGEMENT 34 2 I. Public Participation Plan 35 II. Techniques to Enlist Partners 38

EXISTING CONDITIONS ANALYSIS 40 3 I. Overview 41 II. Community and Regional Setting 42 III. Business Clusters 47 IV. Inventory and Analysis 59 i. Transportation Systems & Infrastructure iii. Land Use & Zoning iii. Brownfield, Vacant & Abandoned Sites iv. Natural Resources & Environmental Features

ANALYSIS, FINDINGS AND RECOMMENDATIONS 80 4 I. Overview 81 II. Subarea Framework 81 III. Subarea Policy Recommendations 92 IV. Strategic Site Redevelopment Scenarios 98 V. Priority Next Steps 116

APPENDIX 118 5 I. Appendix A: Existing Conditions Maps 120 II. Appendix B: Strategic Sites 126 i. Soft Site Profiles iii. Financial Analysis of Three Strategic Sites

iii. Comprehensive Environmental Review OF CONTENTS TABLE

5 LIST OF FIGURES

Fig. 1: North Brooklyn BOA Study Area Map and Context Fig. 2: United Transit Mix Cement Trucks Fig. 3: Mixed-Use Landscape in Subarea D Fig. 4: North Brooklyn BOA Subarea Framework Map Fig. 5: Wholesale Distribution Business in Subarea C Fig. 6: Map of Final BOA Strategic Sites Fig. 7: Strategic Site Images (Google Street View) Fig. 8: Rail Spur Bi-secting Morgan Ave. Fig. 9: Map of North Brooklyn BOA Boundary Fig. 10: Map of Regional Context Fig. 11: North Brooklyn Industrial Waterfront (Source: American Academy of Environmental Engineers and Scientists) Fig. 12: Industrial Parcels along Newtown Creek (Source: Focus Forward Film) Fig. 13: First BOA/DCP Public Meeting Fig. 14: Targeted Stakeholder Roundtable Discussions Fig. 15: Public Meeting Board Materials Fig. 16: Original BOA Submarket Boundaries (HR&A) Fig. 17: Submarket 5 Employment Statistics Fig. 18: Map of Industrial Service Businesses (Source: 2015 DCP Land Use Survey, Evergreen Business Data) Fig. 19: Recycling/Scrap Metal Business in the Study Area Fig. 20: Semi-Trucks at United Metro Energy (Source: Mitch Waxman) Fig. 21: Map of Manufacturing/Wholesale Businesses (Source: 2015 DCP Land Use Survey, Evergreen Business Database) Fig. 22: Boar's Head Distribution Loading Dock (Source: Rob Tencer) Fig. 23: Empire Merchants Trucks (Source: Empire Merchants) Fig. 24: Map of Creative Production Business Clusters (Source: 2015 DCP Land Use Survey) Fig. 25: Fine & Raw Chocolate (Source: Fine & Raw) Fig. 26: 25 Kent Ave. Project Rendering (Source: Steelblue for Heritage Equity Partners) Fig. 27: Map of Regional Freight Network (Source: NYC OpenData Portal) Fig. 28: Congestion at Greenpoint Ave. and McGuiness Blvd. Fig. 29: Map of Public Transportation (Source: NYC OpenData Portal) Fig. 30: Trucks on Cherry St. and Gardner St. (Source: Mitch Waxman) Fig. 31: Map of Barge Vessel Movement (Source: WXY-EDC Newtown Creek Storm Surge Barrier Study) Fig. 32: Tugboat on Newtown Creek (Source: NYC Photo Blog, Kurt Strahm) Fig. 33: Map of Current Zoning (Source: PLUTO 2015) Fig. 34: Diving Barge on Newtown Creek near Greenpoint Bridge (Source: NYC Photo Blog, Kurt Strahm) Fig. 35: Map of Current Land Uses 2015 (Source: PLUTO 2015 & DCP 2015 Land Use Survey) Fig. 36: BOA Land Use Breakdown (Source: PLUTO 2015 & DCP 2015 Land Use Survey) Fig. 37: Change in Built Square Footage 2002 - 2015 (Source: PLUTO 2015 & DCP 2015 Land Use Survey) Fig. 38: Map of Residential Uses (Source: 2015 DCP Land Use Survey) Fig. 39: 199 Cook St. Residential Development (Source: Aaron Adler for The Commercial Observer) Fig. 40: Map of Land Ownership (Source: 2015 DCP Land Use Survey) Fig. 41: Aerial Image of National Grid Site (Source: Google Earth) Fig. 42: Map of Brownfield Sites (Source: Department of Environmental Protection) Fig. 43: Oil Refinery along Newtown Creek (Source: Harper's Weekly, August 6th, 1881) Fig. 44: Map of Flood Zone 2015 (Source: NYC OpenData Portal) Fig. 45: Newtown Creek Wastewater Treatment Plant (Source: Matthew Wills) Fig. 46: Map of Land Uses in 100-year Flood Plain (Source: NYC OpenData Portal) Fig. 47: Newtown Creek Nature Trail (Source: Quennel Rothschild & Partners)

6 Fig. 48: Gilbert Ramirez Park at Bogart St. and McKibbin St. (Source: Google Maps, photo by Osmir Delgado) Fig. 49: North Brooklyn BOA Subarea Framework Map Fig. 50: Broadway Stages Parking Lot in Subarea A Fig. 51: Scrap Metal Recycling in Subarea B Fig. 52: Roberta's Pizza, Bogart St. in Subarea D Fig. 53: Subarea A Cross-Section Diagram Fig. 54: Subarea B.1 Cross-Section Diagram Fig. 55: Subarea B.2 Cross-Section Diagram Fig. 56: Subarea C Cross-Section Diagram Fig. 57: Subarea D Cross-Section Diagram Fig. 58: Intersection of Moore St. and Bogart St. in Subarea D Fig. 59: Circle City Industrial Complex Fig. 60: Circle City Industrial Complex Building Fig. 61: Guild Lake Industrial Sanctuary Plan Fig. 62: Sulzer Pumps Manufacturing (within GLIS) Fig. 63: Aerial Image of Guild Lake Industrial Sanctuary Fig. 64: Strategic Site Selection Framework Fig. 65: Map of Strategic Site Candidates Fig. 66: Soft Site Selection Matrix Fig. 67: Map of Final BOA Strategic Sites Fig. 68: Film Sector Employment Trends Fig. 69: Broadway Stages Property on Kingsland Ave. Fig. 70: Aerial Image of North Brooklyn and Newtown Creek

Appendix Fig. 1: Map of BOA Parking and Loading Zones (Source: NYC OpenData Portal) Appendix Fig. 2: Map of Parks and Open Space (Source: NYC OpenData Portal) Appendix Fig. 3: Map of Bike Infrastructure (Source: NYC OpenData Portal) Appendix Fig. 4: Map of Land Use by Building Footprint (Source: DCP Land Use Survey) Appendix Fig. 5: Map of Industrial Lot Conversions (Source: NYC OpenData Portal) Appendix Fig. 6: Map of Land Use Change 2002 - 2015 (Source: NYC OpenData Portal) LIST OF FIGURES

7 8 ABBREVIATIONS & ACRONYMS

BOA: Brownfield Opportunity Area BQE: Brooklyn-Queens Expressway CEQR: New York City Environmental Quality Review DSNY: City of New York Department of Sanitation EMGPRP: ExxonMobil Greenpoint Petroleum Remediation Project EPA: United States Environmental Protection Agency FDNY: New York City Fire Department GMDC: Greenpoint Manufacturing and Design Center IBZ: Industrial Business Zone LIRR: Long Island Rail Road MTA: Metropolitan Transportation Authority NCA: Newtown Creek Alliance NMTC: New Market Tax Credit Program NOI: Net Operating Income NYC BCP: New York City Brownfield Cleanup Program NYC DCP: New York City Department of City Planning NYC DEP: New York City Department of Environmental Protection NYC DOT: New York City Department of Transportation NYC DPR: New York City Department of Parks and Recreation NYC EDC: New York City Economic Development Corporation NYC IDA: New York City Industrial Development Agency NYS DEC: New York State Department of Environmental Conservation NYS DOS: New York State Department of State NYS DOT: New York State Department of Transportation NYC OER: New York City Mayor’s Office of Environmental Remediation PLUTO: Primary Land Use Tax Lot Output SBA: Small Business Administration SEQRA: New York State Environmental Quality Review Act SMIA: Significant Maritime Industrial Area SPEED: Searchable Property Environmental Electronic Database ABBREVIATIONS & ACRONYMS ABBREVIATIONS

9 10Fig. 1: North Brooklyn BOA Study Area Map and Context EXECUTIVE SUMMARY

I. OVERVIEW

This report describes the key opportunities, handle almost 40% of the 12 million tons of challenges, and market dynamics that have waste moving through the City annually.1 shaped a vision for the North Brooklyn Brownfield Opportunity Area (BOA). The At the same time, North Brooklyn’s proximity vision includes an in-depth analysis of existing to local consumer markets and public transit conditions in the study area, the identification have also attracted a range of business uses of strategic sites for redevelopment, and a from small-batch, value-added manufacturers policy framework for supporting industrial to entertainment venues, food and beverage employment growth. establishments, creative office developments, and an expanding art scene that is changing North Brooklyn is ranked as the third largest the historic character of the BOA. The Industrial Business Zone (IBZ) in New York nearby neighborhoods of East Williamsburg, City, including 20,000 jobs and 12,000 firms Bushwick, and Greenpoint have emerged as across 700 acres of industrial land. The BOA desirable residential areas and popular nightlife is centrally located within New York’s five destinations, and growing clusters of non- boroughs and contains a significant cluster of conforming commercial and residential uses essential industrial services that both the City along the edges of the study area threaten to and region depend upon. North Brooklyn hosts displace traditional industrial activity. 14 of the City's 58 waste transfer stations, constituting the densest concentration of While the BOA has traditionally been waste transfer infrastructure in the City. dominated by industrial and manufacturing Collectively, these stations, along with those uses, in recent years, market inflation and land across Newtown Creek in Long Island City, speculation have put increasing pressure on

1 http://www.newtowncreekalliance.org/waste-transfer-stations/ SUMMARY EXECUTIVE

11 industrial businesses as the market value for This market context forms an important alternative land uses continues to grow. This backdrop for the policy and infrastructure has resulted in the proliferation of conversions recommendations put forth in this report. from industrial and manufacturing space to While land use conflicts in the BOA demand residential, office, and retail uses in certain a policy framework to reinforce industrial parts of the BOA. Although commercial and zoning boundaries, strong demand in the local residential uses only represent 9% of total lot commercial real estate market also generates area in the BOA, residential square footage an opportunity to use mixed-use development increased by 95% and commercial square typologies to generate new industrial space in footage by 300% between 2002 and 2015.1 the study area. Strong demand in the local office market The North Brooklyn BOA offers an opportunity has fueled rent increases across sectors and to rethink industrial economic development across the study area. Rents for all building strategies in the context of a dense and types in the BOA rose by 100% between the desirable urban land market. This study will first quarter of 2007 and the first quarter of establish a strategic framework to support 2016.2 While developers respond to this demand mixed-use industrial development through with efforts to redevelop industrial property zoning incentives and cross-subsidy models, into higher value uses, rising rents and land while aiming to strengthen the area's core values have also created an incentive for long- heavy industrial zones and protect the essential time industrial property owners to sell their jobs and services that have long-defined the land and buildings, or offer shorter-term leases North Brooklyn Industrial Business Zone. to industrial tenants. In some cases, industrial business owners are also choosing to sell their This BOA Step 2 Nomination Report is land rather than continue operating. sponsored by Evergreen as the project’s lead community organization, committed to 1 PLUTO 2002 & 2015, WXY analysis industrial businesses in North Brooklyn. In 2 CoStar 2016 collaboration with St. Nicks Alliance, Evergreen led the public outreach efforts for this project to ensure that each step of the process was informed by stakeholder feedback. Outreach included traditional and nontraditional engagement tactics including public meetings and workshops, targeted stakeholder roundtables, and individual property owner interviews.

II. SUBAREA FRAMEWORK

While the North Brooklyn BOA study area has been zoned uniformly for industrial uses since 1961, the physical structure of the study area is incredibly varied. There is a stark contrast between the area’s large parcels fronting Newtown Creek and intimate blocks, smaller than the typical New York City street grid. Smaller block size creates, in urban design terms, a “permeability” that makes it easier to move around, and likely contributes to the area’s attractiveness for non-conforming uses. In turn, this can create challenges between

Fig. 2: United Transit Mix Cement Trucks

12 disparate uses, such as on Bogart Avenue defined for each subarea, which then informed where the large Boar’s Head brand facility sits the redevelopment scenarios (program and across the street from the new Bogart Hotel. density) tested on three strategic sites that The dense and competing mix of uses that has represent their respective subareas. emerged in the BOA, arising partially from the citywide growth of new creative sectors such Subarea A, on the northwestern edge of the as film and digital media as well as the changing BOA, is characterized by a diverse industrial nature of North Brooklyn as a whole, requires a business mix with a growing cluster of TV and carefully thought-through framework to guide film production firms. Proposals for this area future development and investment. aim to reinforce the existing industrial zoning boundaries while supporting new demand The BOA Subarea Framework, illustrated for space in film production and supportive in Figure 4, is based on an in-depth analysis sectors. Subarea B is the industrial heart of of existing conditions across the BOA and is the BOA, isolated from pedestrian activity designed to help align policy recommendations and consisting primarily of heavy of open with localized physical and market dynamics. industrial uses, construction trades, utilities, Viewed broadly, the North Brooklyn BOA is and warehousing. This subarea is divided into comprised of a core heavy industrial zone along two separate but related areas, B.1 in the north Newtown Creek, a lighter industrial buffer zone and B.2 in the south, given physical variations along the study area's western edge, and an between the two geographies that warrant a active mixed-use zone in the southern portion different approach to infrastructure. Subarea of the BOA below Johnson Avenue. Through C consists primarily of light manufacturing and the existing conditions analysis, five distinct logistics uses in the M1 buffer zone near the subareas were identified, each reflecting a Brooklyn-Queens Expressway (BQE) on-ramp, consistent set of zoning and land use patterns, and is also considered a "core industrial" area infrastructure, and economic conditions. to be protected and reinforced. Subarea D Development goals and opportunities were is an active mixed-use area where industrial,

Fig. 3: Mixed-Use Landscape in Subarea D EXECUTIVE SUMMARY EXECUTIVE

13 SUBAREA FRAMEWORK MAP

SUBAREA B.1 CORE INDUSTRIAL

SUBAREA A INDUSTRIAL ARTS

SUBAREA B.2 CORE OPEN SUBAREA C INDUSTRY LOGISTICS & INDUSTRY

SUBAREA D COMPETING & CONFLICTING USES

Fig. 4: North Brooklyn BOA Subarea Framework Map

14 EXISTING AREA SUBAREA A CONDITIONS GOALS

Support growing demand for space Majority of enclosed in film production & supportive industrial structures sectors vertical growth Growing cluster of film Encourage in the production uses with strong film sector demand for additional space Support a diverse industrial business mix

SUBAREAS B.1 & B.2

Heavy and open industrial Support industrial retention uses against conversion

Heavy trucking Reinforce boundary conditions

Core industrial sectors offering Protect and strengthen heavy essential city services industrial uses

SUBAREA C

Enclosed structures Grow existing industrial businesses Cluster of construction trade & wholesale distribution Protect and strengthen industrial uses through policy Heavy trucking mechanisms, enforcement and infrastructure

SUBAREA D

Competing & conflicting Develop mixed-use buildings to land uses cross-subsidize industrial space

High market value for Sustain a mixed-use character commercial and residential and retain the light industrial employment base Encroachment Protect anchor businesses EXECUTIVE SUMMARY EXECUTIVE

15 commercial, and residential uses compete for square footage ratio, paired with support space and resources. Proposals for this area for non-profit management to incentivize are targeted toward protecting the critical industrial development and provide control anchor industrial tenants in the subarea while over industrial tenant lease agreements also supporting greater density and other mixed-use development incentives that can Alongside subarea-level policy interventions, generate new industrial space. areawide improvements are also needed to ensure the long-term viability and vibrancy Strategies and policy mechanisms to address of the North Brooklyn business district. these subarea aspirations are described in Although North Brooklyn is a prime location detail in Section 4 of the report. for industrial business, the transportation infrastructure is strained and requires new III. KEY TAKEAWAYS planning and investment. Environmental issues linked to stormwater management, flood risk, and widespread contamination are Each subarea demands a tailored approach to also significant throughout the BOA. Across redevelopment that can best deliver affordable all five subareas, infrastructure investments, industrial space to the market while protecting resiliency measures, and environmental existing industrial assets. In a large portion of hazard mitigation are critical to the long-term the study area, the key policy mechanism will retention and growth of industry in the study be a combination of use and size restrictions, area. Based on the Existing Conditions Analysis, paired with stronger zoning enforcement. key areawide recommendations include: For the areas of the BOA where additional density may be appropriate to support subarea • Coordination of restrictive land use policies goals, two key policy mechanisms have been across all subareas in the BOA recommended within specified zones: • Greater enforcement of existing land use • A special permit that would allow for policies, building codes, parking regulations additional density tied to film production • Consistent inventories and projections of uses, paired with downzoning of adjacent demand for industrial space in the area industrial areas and use group restrictions to clearly signal which properties are • Curbside planning and investment to encouraged for film address roadway issues such as access to loading zones, insufficient drainage systems, • A zoning overlay that provides a density and poor pavements bonus for mixed-use industrial projects that achieve a 1:2 industrial-to-commercial • Rationalized parking regulations and loading strategies matching a heavy industrial zone • Widening of key roadways such as Morgan Avenue and Grand Street; Additional lanes and upgrades to bridge on and off-ramps • Improved local bus service for commuting workers (e.g. B24, B48, and B59) • Investments in expanded power and high speed fiber network service • Sidewalk improvements on key pedestrian corridors • Promotion of Brownfield Cleanup Program (BCP) site designation and development

These recommendations will be discussed in Fig. 5: Wholesale Distribution Business in Subarea C greater detail in Sections 3 and 4 of the report.

16 IV. STRATEGIC SITE SITE 1. 180 MORGAN AVENUE (SUBAREA B) DEVELOPMENT SCENARIOS Proposal: As-of-right industrial adaptive reuse, The strategic site redevelopment analysis, a led by a non-profit developer. Program includes key component of the BOA Step 2 process, a multi-tenant specialty (food, metal, wood) provides a detailed description of how new manufacturing facility. industrial development can be carried out in the BOA. The following site development Key Findings: Industrial development is scenarios expand and retain industrial space viable in Subarea B in a purely adaptive reuse at affordable rates, while also responding to scenario, provided that grant funding can the particular subarea goals and opportunities subsidize the cost of land. This industrial associated with each site. These scenarios project would not be attractive to a for- should provide credible evidence illustrating profit developer. However, a not-for-profit how developers can provide long-term, development structure can increase the affordable industrial leases, even in the hot financial viability of marginally profitable but market context of North Brooklyn where land desirable projects while also providing greater values are rapidly increasing. control over project programming and rents.

Each strategic site scenario SITE 2. 74 BOGART STREET (SUBAREA D) describes a potential use Proposal: New construction of a mixed-use program, taking into account industrial-office building led by a private market feasibility, community developer with a non-profit master lessee. goals and subarea policy Leverages a special incentive density bonus. Program includes light manufacturing (e.g. implications. metal fabrication, food and wood product Using market data collected during the submarket analysis and industry-standard PULASKI BRIDGE assumptions for construction and financing, 495

GREENPOINT AVENUE the team also conducted a pro forma analysis MC GUINNESS BOULEVARD for two of the three scenarios to assess

JOHN JAY development feasibility and provide guidance KINGSLAND AVENUE BYRNE BRIDGE 379 Kingsland 3 on potential financing, ownership, and incentive BQE Ave structures to improve project financials. Each

BRIDGE development scenario describes a potential KOSCIUSZKO use program and building typology, taking into MEEKER AVENUE NEWTOWN CREEK account market feasibility, community goals, DRIGGS AVENUE property ownership structures, urban design NASSAU AVENUE opportunities, and zoning considerations. VANDERVOORT AVENUE

MORGAN AVENUE

MASPETH AVENUE BQE GRAND ST Through an in-depth site analysis, three BRIDGE strategic sites were selected for final analysis GRAND STREET and scenario development. Summarized below METROPOLITAN AVE are the focal elements of each strategic site BOGART STREET redevelopment proposal, selected based on 1 180 Morgan Ave

financial feasibility, net output of industrial MESEROLE STREET JOHNSON AVENUE square footage, and the catalytic nature of the 2 74 Bogart St proposed project. KNICKERBOCKER AVENUE

FLUSHING AVENUE

00.50.25 mi

Fig. 6: Map of Final BOA Strategic Sites EXECUTIVE SUMMARY EXECUTIVE

17 180 MORGAN AVENUE

74 BOGART STREET

379 KINGSLAND AVENUE

Fig. 7: Strategic Site Images (Google Street View)

18 manufacturing) and office uses, with limited V. REPORT STRUCTURE accessory retail. The following report will present a vision for Key Findings: Redevelopment of the desired North Brooklyn that is illustrated through in- program under current zoning still results in a depth geospatial analysis, economic research, gap between market rate land values and what and community feedback. a private developer would be able to pay. This gap could be narrowed through an upzoning Section 1 of the report will review the BOA that would permit additional density. A mixture project scope, study area boundaries, of commercial and industrial development community goals, and key elements of the similar to that of the 25 Kent Avenue project planning context. Section 2 will describe the is financially feasible and can advance goals of community engagement process and tactics increased industrial employment. A not-for- that helped guide the development of this work. profit (NFP) management structure is also Section 3 will offer a thorough inventory and needed in order to ensure that subarea goals analysis of existing conditions in the BOA study are met. area. Section 4 will offer a comprehensive policy and real estate development framework for the SITE 3. 379 KINGSLAND AVE. (SUBAREA A) BOA, including a Subarea Framework, Subarea Policy Recommendations, and Strategic Site Proposal: New construction of a multi-tenant, Redevelopment Proposals. 5-story industrial building for the TV/film production industry and uses supportive to Section 5 is a detailed Appendix including the film sector, built ground up by a private additional maps and research on existing developer. Leverages a sector-specific zoning conditions (Appendix A), and additional detail incentive/density bonus to support job creation on the team's strategic sites analysis including in film and related industries. Program includes site profiles, financial analysis methodology, and a mix of light industrial and office uses. a comprehensive environmental review of the three final strategic sites (Appendix B). Key Findings: The film sector requires a 1:2 industrial to back of house production ratio, making a vertical building very attractive to these tenants. Ground floor can be used for production and upper floors for editing and office space. An incentive-based parking reduction and density bonus make this mixed- use industrial project feasible. However, many of the jobs likely to be produced in this scenario will be non-industrial such as editors, set designers, stylists, photographers, and graphic designers. Workforce development initiatives may help place local residents in these jobs.

These descriptions preview the deeper redevelopment analysis and rationale presented in Section 4. Each redevelopment proposal and the associated policy recommendations are meant to be broadly applicable across similar properties within the same subarea.

Fig. 8: Rail Spur Bisecting Morgan Ave. EXECUTIVE SUMMARY EXECUTIVE

19 20 SECTION 1

PROJECT DESCRIPTION AND BOUNDARY

I. PROJECT DESCRIPTION and residents, drawing on current and potential policies mechanisms to ensure that industrial The North Brooklyn BOA traverses diverse businesses remain active and competitive in market and land use contexts, primarily the study area, without ignoring the real estate industrial with small concentrations of market climate and potential opportunities residential and commercial uses that have to leverage market demand for non-industrial expanded in size and influence over the uses to advance the BOA’s economic and last decade. Preserving manufacturing and environmental goals. industrial activity in North Brooklyn is a well- established local community priority. The New York City’s industrial sector employs over New York City administration has echoed half a million workers and has represented this goal but could do more to initiate action. an important source of secure, middle- Manufacturing is a base economic activity income employment for generations of New that attracts capital to the metro region and Yorkers. Still, it is well-known that New York also has significant multiplier benefits for the City’s industrial and manufacturing sectors local economy. Industrial jobs typically provide face challenging macroeconomic trends. better living wage opportunities for low- and Similar to many U.S. cities, manufacturing middle-skill workers compared to retail or began to decline in New York in the mid-20th other service industries, and better career century due to factors such as the high cost advancement trajectories. of land, cheaper labor overseas, and stricter environmental regulations. Over the last ten Growing and protecting industrial employment years, the City has lost almost 10% of its in the BOA must be addressed relative to the industrial jobs. unique market context of the area, including mounting demand for industrial space for non- The BOA study area has seen a decline in industrial uses, which has put considerable traditional manufacturing employment and pressure on existing business tenants. This also faces a series of environmental challenges study presents a vision that has been crafted that impact industrial business. In 2012, collaboratively with North Brooklyn businesses Hurricane Sandy caused significant damage SECTION 1: PROJECT DESCRIPTION 1: PROJECT SECTION AND BOUNDARY

21 LONG ISLAND CITY

SUNNYSIDE NEWTOWN CREEK LONG ISLAND EXPRESSWAY PAIDGE AVENUE

PROVOST STREET

RAILROAD AVENUE GREENPOINT AVENUE FRANKLIN STREET NORTH BROOKLYN NORTH HENRY STREET BROWNFIELD

MOULTRIE STREET OPPORTUNITY AREA GREENPOINT AVENUE

NORMAN AVENUE GARDNER AVENUE

MEEKER AVENUE

CHERRY STREET NASSAU AVENUE STREET RDY LOMBA GREENPOINT WYTHE AVENUE

BEADEL STREETVANDERVOORT AVENUE

MORGAN AVENUE

BEDFORD AVENUE MASPETH AVENUE

BROOKLYN QUEENS EXPRESSWAY

LORIMER STREET REWE STREET

HUMBOLDT STREET GRAND STREET

METROPOLITAN AVENUE GARDNER AVENUE

MEADOW STREET

WILLIAMSBURG GRAND ST VARICK AVENUE

RANDOLPH STREET

BUSHWICK AVENUE JOHNSON AVENUE BOGART STREET

BROADWAY TRIANGLE

BROADWAY FLUSHING AVENUE

BUSHWICK

Fig. 9: Map of North Brooklyn BOA Boundary

22 in North Brooklyn, and vulnerability to flood accounting for 28% of all manufacturing jobs in and storm risk continue to present a challenge Brooklyn. These subsectors have an important for tenants in the area. Contamination issues role to play in the future expansion and throughout the BOA are also significant and evolution of the North Brooklyn IBZ, while it is the designation of Newtown Creek as a New also crucial to support and protect the area's York State Superfund site in 2010 will bring core disruptive industrial uses that require a long and costly remediation process. The isolation from non-industrial development. extent of underground contamination in the area is unknown, and for property owners and The BOA study will will present a vision for potential developers, virtually every parcel in North Brooklyn that is grounded in a detailed the BOA is perceived as contaminated. analysis of existing conditions in the study area, the identification of strategic sites for Still, North Brooklyn is one of the City’s redevelopment, and a policy framework for largest remaining industrial districts and supporting industrial employment growth. there are several assets that make the Together, these elements will provide a study area a worthy target of investment blueprint for future development in the BOA and redevelopment. Long-standing BOA and a policy framework for supporting the businesses have made smart investments to community's goals to preserve affordable become more efficient and sustainable, and industrial space and transition into a 21st many anchor industrial tenants such as the century industrial employment district. Newtown Wastewater Treatment Plant, Cooper Tank Recycling, and Boar’s Head Distribution II. BOA BOUNDARY DESCRIPTION AND have maintained successful operations in JUSTIFICATION the BOA for decades. Employment density in the study area is relatively high compared The North Brooklyn BOA spans from Newtown to other Industrial Business Zones (IBZs) in Creek to several blocks west, from the the City, with approximately 18 jobs per acre northern tip of Manhattan Avenue to Flushing over 721 acres. The BOA’s dominant sectors Avenue at its southern border (see Figure 9). include wholesale trade, construction, and The BOA boundaries correspond with those of manufacturing. the North Brooklyn IBZ and fall within Brooklyn Community Board District 1, including the At the same time, an evolving array of new neighborhoods of Greenpoint, Williamsburg, creative production and industrial service and East Williamsburg. The entire study area businesses are populating the area, creating job encompasses 200 blocks and 3,000 parcels opportunities that reflect new sources of local with over 22 million square feet of built and regional demand. Key emerging sectors in industrial space. North Brooklyn include: • Fabricated Metal Product Manufacturing The BOA study area • Furniture & Related Wood Product Mfg • Food Manufacturing encompasses 721 acres, • TV/Film Production comprising 200 blocks • Waste Management & Remediation Services and 3,000 parcels.

Today, metal and wood product fabrication is North Brooklyn has a long history of industrial New York City’s third-largest manufacturing and manufacturing uses which first took root in industry, fueled by the rising demand for high- the early 1800s with the agglomeration of ship- end interiors, finishes, and furniture, associated building and maritime industries in Greenpoint with the citywide growth of new retail stores and along Newtown Creek. Today, the BOA's and restaurants, a booming office market, position along the Creek, regional freight and a thriving film production sector. Food network, and established industrial ecosystem manufacturing recently became the largest continue to serve and attract heavy industrial manufacturing industry in New York City, and manufacturing firms to the area. SECTION 1: PROJECT DESCRIPTION 1: PROJECT SECTION AND BOUNDARY

23 A number of major regional highways and area. Although the BOA's industrial zoning has collector roadways intersect the study limited the growth of residential uses, the area area providing efficient access to a range of contains several non-conforming residential dense markets within and beyond New York clusters concentrated in the M1 light industrial City. Critical transportation thoroughfares zones, particularly south of Johnson Avenue. include the Brooklyn-Queens Expressway (BQE), Flushing Ave, McGuinness Boulevard, Significant transportation challenges have Metropolitan Avenue, and Grand Street. There developed with recent land use changes in the are four bridge crossings connecting the BOA BOA, including increased traffic congestion, to Queens, including the Greenpoint Avenue, competition for on-street parking and Grand Street, Kosciusko, and Pulaski Bridges. loading space, deteriorating road conditions, The area is also directly adjacent to the Long and mounting conflicts between trucks, Island Expressway (LIE) and centrally located pedestrians, bicyclists, and passenger vehicles. within a 20-minute drive of all five boroughs. These issues threaten to disrupt industrial The BOA’s locational assets appeal to light operations and decrease quality of life for all industrial, warehousing, and transportation tenants across the BOA study area. Sections 3 utility firms as well as small-batch and 4 of this report will address infrastructure manufacturers and office tenants who challenges in greater detail, with a focus represent a growing component of the area’s on mitigating conflicts of use, improving tenant mix. A majority of the study area is transportation networks, and supporting the zoned M3 (heavy industrial), which is buffered continued competitiveness of both new and by a lighter industrial M1 zone, separating the legacy industrial businesses in the study area. heavy industrial uses from the R6 (medium density) and R4 (high density) residential areas to the west and south of the study III. PROJECT SCOPE The North Brooklyn Brownfield Opportunity Area (BOA) Step 2 Nomination Study was prepared for Evergreen and the New York State Department of State (NYSDOS) with funds provided through the BOA Program.

A brownfield is a former industrial or commercial 5 miles site where future use is affected by real or 2.5 miles perceived environmental contamination.

The Brownfield Opportunity Area (BOA) Program was created to assist municipalities and community-based organizations in developing community-driven plans to bring brownfields back into active use and to establish clear neighborhood priorities for economic and environmental revitalization. The program is designed to support municipalities and certain nonprofit organizations in achieving:

• Address a range of problems posed by Fig. 10: Map of Regional Context multiple brownfield sites;

24 IMAGE/DIAGRAM

Fig. 11: North Brooklyn Industrial Waterfront (Source: American Academy of Environmental Engineers and Scientists)

• Build consensus on future uses in the area; There are three steps within the BOA • Establish sustainable development goals; Program: Step 1 Pre-nomination Study, Step 2 • Establish the multi-agency and private- Nomination Study, and Step 3 Implementation sector partnerships necessary to leverage Plan. The Step 2: Nomination phase, as assistance and investments to revitalize cited in the Program Fact Sheet, is focused neighborhoods and communities; on “an in-depth and thorough description and • Address environmental justice concerns analysis, including economic and market trends, for communities that may be burdened by existing conditions, and reuse potential for negative environmental consequences. properties located in the proposed Brownfield Opportunity Area, with an emphasis on the The BOA program takes an ‘area-wide’ or identification of strategic brownfield sites." neighborhood approach to planning, which enables communities to comprehensively In today’s economic environment, it is more assess existing economic, land use, and important than ever that community-based environmental conditions associated with organizations work with State and Federal brownfield blight, identify and prioritize governments to leverage technical assistance, community-driven redevelopment grant funding, and financing incentives to opportunities, and attract public and private redevelop brownfield sites that would not investment to support community goals. otherwise attract investment from the market. Through the BOA Program’s area-wide site The BOA process helps to focus communities assessment, nomination, and designation on redevelopment opportunities that are process, brownfields can be transformed compatible with City and State environmental from neighborhood liabilities to community goals, while also prioritizing benefits for job assets that generate jobs and revenues for creation and neighborhood development. local economies with the support of tax credit allocations. SECTION 1: PROJECT DESCRIPTION 1: PROJECT SECTION AND BOUNDARY

25 Fig. 12: Industrial Parcels along Newtown Creek (Source: Focus Forward Film)

26 IV. LEAD PROJECT SPONSORS and 12,000 firms across 721 acres of industrial land. It is centrally located within New York’s The North Brooklyn BOA Study is sponsored five boroughs and contains a significant cluster by Evergreen as the project’s lead community of essential industrial services that both the organization. Evergreen has been active City and region depend upon. At the same time, in the North Brooklyn industrial community the proximity to local consumer markets and since 1982 and has deeply established public transit has also attracted a range of relationships with many local property owners business uses from small-batch, value-added and stakeholders in the area. Evergreen is manufacturers to entertainment venues, food a membership organization that champions and beverage establishments, creative office manufacturing, creative production, and developments, and an expanding art scene. industrial service businesses, providing an array of services ranging from assistance Manufacturing is a base economic activity with financing to advocacy. Through the that attracts capital to the metro region and NYC Industrial Business Zone (IBZ) program, also has significant multiplier benefits for Evergreen is responsible for meeting the needs the local economy. Industrial jobs typically of over 12,000 industrial businesses in the provide better living wage opportunities for Greenpoint/Williamsburg and North Brooklyn low- and middle-skill workers compared to areas, with the goal of creating and maintaining retail or other service industries, and better high quality jobs at all skill levels. Evergreen was career advancement trajectories. Protecting awarded funding by the NYSDOS to complete New York City’s industrial and manufacturing a BOA Step 2 Study, with DOS as the project sectors is a long-standing priority for the administrator. City administration but thus far action has been lacking. It has been recognized certain The consultant team is comprised of WXY manufacturing regulations are outdated and architecture + urban design, HR&A Advisors, do not align with current economic trends and Pratt Community Center, Langan Engineers, opportunities. and St. Nicks Alliance. Together, the team combines expertise in urban planning and Thus, the desire to both promote and design, real estate finance, industrial land use reconsider manufacturing is the prism through policy, environmental review, and community which the community has developed its engagement. vision and goals. That has meant threading a needle between larger global economic The project Steering Committee is comprised trends that have shifted the nature of of representatives from the NYC Department manufacturing, citywide changes in business of City Planning, NYC Mayor’s Office of and real estate development, a strongly rooted Environmental Remediation, NYC Economic local heritage whose benefits are unlikely to Development Corporation, New York State withstand mounting challenges if the status Department of Environmental Conservation, quo is maintained, and an increasing cultural Community Board 1, and St. Nicks Alliance. mindfulness that promotes sustainability and environmental health.

V. COMMUNITY VISION, GOALS AND VISION OBJECTIVES The community that includes workers, The North Brooklyn BOA offers an opportunity owners, developers, residents, environmental to rethink industrial economic development advocates, government agencies, elected strategies in the context of a dense and officials, and more has worked to create a desirable urban land market, one bordered by framework for industrial development that residential neighborhoods and a waterway that can become a prototype for growth across is both active and polluted. This geographic New York City and define new development area is the third largest Industrial Business opportunities for industrial property in the Zone in New York City, including 20,000 jobs

BOA and mechanisms for preserving affordable DESCRIPTION 1: PROJECT SECTION AND BOUNDARY

27 industrial rents. It also aims to consider holistically working to mitigate environmental how a historic industrial area can coexist issues, tapping into the community’s wealth with changing uses both within and nearby of knowledge, and forging new and enhancing it, a broad ongoing array of environmental existing connections among all the people of challenges, and infrastructure not sufficiently North Brooklyn. keeping pace with development and neighborhood needs. All of which has led to the GOALS AND OBJECTIVES following vision: The North Brooklyn BOA plan represents a “The North Brooklyn community envisions a community’s vision and also builds off prior thriving 21st century industrial area that is detailed and thoughtful studies like the Engines diverse and inclusive, adaptable yet stable, of Opportunity and the Newtown Creek BOA to and environmentally responsible, allowing seek mutually beneficial solutions for industrial businesses to grow in place and continue and non-industrial uses. Encompassing an providing the neighborhood with high approach that covers both a short-term and quality jobs, the city with essential services, long-term outlook and integrates economic, and the world with excellent products.” environmental, and quality of life perspectives, there are three major goals towards achieving This represents a fusion of local concerns with 21st century industrial development. They larger economic trends. It looks backwards were crafted collaboratively with community and forwards. It also incorporates the businesses, residents, and other stakeholders, shared dreams that emerged from among a drawing on current and potential policies heterogeneous stakeholder group. Initially and delivery mechanisms with the intention seemingly united only by their physical ties to to increase affordable industrial square the neighborhood, but aided by community footage, strengthen the economic base of the engagement informed by thorough research, study area, stimulate further reinvestment all recognized a common interest in economic throughout, make industrial uses more growth and environmental well-being. The sustainable, and ensure industrial businesses vision will be realized through a commitment to remain both competitive and good neighbors. revamping land use policies and development practices, modernizing infrastructure, Goal 1: (Re)Develop Industrial Property

The community does not envision the study area to ever be residential. In order for the community’s industrial and manufacturing businesses to remain competitive, they need to be able to grow in place, and many have reported that the current regulations are too restrictive. The increasing frequency of land use change of recent years – 20% of lots in the study area between 2002 and 2015 – threatens the existence of core industrial businesses that provide essential services. Not only is the prime central location of the study area of utmost importance to operations, the uses themselves cannot easily relocate. Meanwhile, elsewhere in the study area, mixed-use development makes sense, and there are numerous community benefits that come with it. However, the volatility of the market suggests that extra attention be given to the longstanding industrial businesses and the desire for future Fig. 13: First BOA/DCP Public Meeting

28 industrial space. Also, the changing nature and projection of industrial land supply could help proportion of manufacturing jobs is a concern ensure there is enough square footage to meet since industrial businesses historically have business demand. offered high-paying jobs with low barriers of entry to the community. Objective 1-3: Balance Mixed-Use Areas

Objective 1-1: Engage in Areawide Development A more diverse range of uses can be permitted Strategies outside the core but some restrictions are still needed to ensure industrial uses aren’t It is strongly recommended that policies and pushed out, and the more market-impacting zoning interventions are developed to allow uses like hotels and large entertainment venues all industrial and manufacturing businesses should have an extra layer of scrutiny through in North Brooklyn to increase their height a special use permit. Size restrictions on most and density, reduce parking requirements, non-industrial uses would also help maintain a and potentially add mixed commercial uses. healthy economic ecosystem. Every use should Fostering connections between private and have parking reduced by 75%, and design non-profit developers can help accomplish a guidelines could help address potential conflicts wider range of outcomes. For example, this between industrial and non-industrial uses could allow for unique management structures. in close proximity. With zoning interventions The latter can accept lower return thresholds that allow for higher-density and increased which would bolster the long-term provision of FAR, an incentive-based approach can help affordable industrial space. For any developer, cross-subsidize industrial space, potentially layering the use of eligible tax credit incentives at a ratio of 2:1 (office/retail/etc to industrial). (brownfield, new markets, historic) can provide Another incentive-based approach is to allow a major boost, as could reducing compliance more density to film uses so that they can regulations and paperwork that prevent easy grow vertically. Finally, partnering with local access to public incentive programs would workforce training and business support make a positive difference. Additionally, organizations can assist the new businesses leveraging adaptive reuse of existing industrial with hiring locally. building stock to decrease capital costs and underutilized sites for uses that align with Goal 2: World-class Infrastructure broader City initiatives, like expanded clean energy production, is encouraged. Development alone does not make a successful business community. If there was one thing Objective 1-2: Protect and Strengthen Core that came up over and over across the board Industrial Areas from practically everyone who participated in this planning process, it was that traffic and The core area corresponds with M3 zoning, transportation issues are a major problem. which signifies appropriate areas for heavy Given the truly multi-modal nature of this very industrial use. However, current zoning laws centralized area, it is a major, far-reaching do not limit the zoning district to those uses. issue affecting all users. Not working to make Designating an “Industrial Haven” (similar to needed changes will undermine everything Portland’s Guild Lake Industrial Sanctuary) to else. Environmental concerns were also on restrict conflicting as-of-right uses such as everyone’s mind. The Brownfield program is hotels, big box retail, self-storage, residential, foremost a program rooted in remediating commercial, and large recreation/event/ brownfield sites and bringing contaminated entertainment venues would help immensely. property back into productive use. Beyond Also uses such as retail, food establishments, that, industrial businesses are not always and office should have size restrictions to keep thought to be the most environmentally them appropriately neighborhood-serving. friendly uses, but many in the North Brooklyn Any changes must be coupled with strict and community have in recent years made consistent enforcement. An inventory and increased commitments to doing business SECTION 1: PROJECT DESCRIPTION 1: PROJECT SECTION AND BOUNDARY

29 smarter and greener. Continuing to do this, of Hurricane Sandy, which brought damaging along with several other improvements that storm surge to many industrial businesses, were identified, will make businesses more it will be critical for all to continue making competitive in today’s economy. improvements to be more resilient. And in the infrequent circumstance where there are Objective 2-1: Address Transportation Issues bad actors, mitigating noise, fumes, and other hazards would be of great benefit to residents. The potential fixes here are numerous, ranging from smaller adjustments to the need for big Objective 2-3: Provide Other Upgrades picture thinking that simultaneously accounts Necessary to Help Businesses Thrive for roads, water, rail, public transportation and bikes used by workers, residents, owners, Though it is not as bad as it was several clients, developers, artists, and more. Perhaps decades ago, there is still illegal dumping and most prominent is the truck traffic. Improving other trash pile ups occurring that make bulkheads and streamlining permitting the area look bad. Not every business has processes for increased barge access along the the needed level of electrical or gas service, Newtown Creek would significantly reduce their especially new ones coming in. Having these presence. Concurrently, widening and repaving utilities is absolutely essential for businesses key roadways could increase their flow, as could of all types. The neighborhood is slowly designating new truck routes and establishing gaining more high speed internet but lags additional lanes, particularly on bridges and behind residential areas, and traditional mail highway on-and-off ramps. There are several service tends to be poor. Some additional bridges in the area and all have ways they requirements of doing business like liability can be improved. Better parking regulations and health insurance could be streamlined, and enforcement of said regulations, as well especially in the cases where new businesses as curbside planning and daylighting, would may not have dedicated HR departments. address parking and loading issues that Baked into these and the prior objectives of not only back up trucks but anyone passing this goal and worth calling out again here is through the area. For other modes of transit, that, across the board, no matter what the rationalized bike lanes, better sidewalks, and regulations are, better enforcement by and expanded bus service would all make a positive engagement with governmental agencies will difference. go a long way towards making sure there is transparency and that the gains the community Objective 2-2: Promote Environmental hopes for have a greater chance of happening. Resilience and Remediation Goal 3: Continued Advocacy First and foremost is continuing to push the brownfield sites identified in this study as The high level of community engagement strategic sites further towards remediation that goes into this planning effort suggests and redevelopment. Also, considering the scope that completing it is not an end but rather a of the study area, a regularly updated inventory beginning. A diverse range of stakeholders, of vacant, abandoned and under-utilized sites individually invested in the community for their could be a useful resource for completing other own reasons, has collectively become invested objectives in this plan. There are opportunities by participating and rallying around the vision. for green roofs, alternative energy, flood- The momentum should be capitalized upon, proofing, and especially stormwater and there are several other ongoing efforts management at the individual business level. that are natural fits to expand the reach of Stormwater is a prominent challenge in an area the plan. An interesting subset to continue with such a high amount of paved surfaces, and engaging with is the developers and property inextricably tied to this is sewer infrastructure, owners who can replicate the strategic site which has often been reported to be in need projects. As this plan was being made, a very of massive upgrades. After the devastation unique circumstance arose when the NYC

30 Dept. of City Planning announced they would be relationships build, the better the chances that conducting a similar planning effort, the North the work done aligns with the community vision Brooklyn Industry & Innovation Plan. It covers and forwards the plan in broader channels. nearly the same geographic area and examines similar topics. Many community members Objective 3-3: Continued Linkages with Ongoing have participated in both initiatives. Finally, Environmental Efforts the Newtown Creek community is positioned among a plethora of environmentally oriented An immediate action item here is to maintain projects and studies, a synergy that should only the ties to agencies such as the Mayor’s Office increase. of Environmental Remediation, the NY Dept. of Environmental Conservation and the NY Dept. Objective 3-1: Continued Participation in the of State, all of which have been immersed in this DCP North Brooklyn Industry & Innovation Plan process and have resources that can address environmental cleanup goals. The City’s As of publication, this plan precedes the release Resilient Industry Study has become a uniting of DCP’s, and the current understanding force to promote storm resiliency and address is that their first material will only be a the challenges future storms may bring with a broad framework. Further study will be lot of practical examples based on current local warranted before more detailed and specific business practices and national research. The recommendations on land use policy and zoning Newtown Creek Superfund cleanup will take changes and other tools can be released. decades and have gigantic impacts on everyone Therefore, a planning process will be going on on and close to the Creek. As the DEP nears its for some time, which presents opportunities remedial action plan, the work and organization in the short-term for direct advocacy for the done here represents a critical community implementation and accomplishment of the voice that ought to help shape the decision. goals outlined here. Since DCP has the power to make significant changes, it would give this BOA plan increased legitimacy if it can VI. PLANNING CONTEXT be integrated into their efforts. Making sure that happens is of paramount importance if The North Brooklyn BOA Step 2 Nomination DCP intends to use their plan as a model for Study builds upon the Step 1 BOA Study all industrial areas citywide, as has been their conducted by Evergreen and St. Nicks Alliance stated intent over the past few years. in 2010, as well as the work of several previous planning studies conducted at the local, state Objective 3-2: Continued Relationship Building and federal levels. The key elements of these with Developers & Property Owners reports are summarized below.

The strategic sites are a fundamental part NYC DCP: North Brooklyn Industry and of the BOA process and set the stage most Innovation Plan (2015, ongoing) directly for future implementation by providing a template for community goals in action and In 2015, the New York City Department of City pre-development considerations that are Planning (DCP) launched an initiative to create substantive enough to truly spark action. a community-informed plan for the North But ultimately there are only three of them Brooklyn Industrial Business Zone (IBZ) and in an area with thousands of parcels, among adjoining areas. The goals of the plan are to them hundreds of potential brownfields. Thus strengthen core industrial uses while growing, it is important to think outside of the scope enhancing, and modernizing the IBZ for the 21st of the BOA to deepen the partnerships that Century. The report, scheduled for release in have emerged and work to cultivate new ones. early 2018, investigates how zoning and other The developers, property owners, and other policy tools can be used to enhance North private sector actors who have the capacity Brooklyn’s business environment by preserving to do projects will be doing so. The more such and growing industrial jobs and growing SECTION 1: PROJECT DESCRIPTION 1: PROJECT SECTION AND BOUNDARY

31 compatible creative-sector jobs. Other goals are to improve quality of life in the IBZ, mitigate The report’s key findings fell into five conflicts between non-compatible uses, and areas: Land Use and Real Estate, Ecology, consider improvements to transportation Infrastructure, Mobility, and Open Space and infrastructure, all while addressing Waterfront Access. Recommendations for Land environmental and resiliency concerns. Use and Real Estate emphasize supporting existing industry, promoting maritime DCP solicited regular community input in industrial jobs, and redeveloping strategic their planning process through a series of sites through demonstration projects. The public open houses. DCP also worked in close report also recommends restoring the ecology coordination with other planning efforts of the Creek, providing utility and bulkhead in the IBZ, chiefly this BOA report and the infrastructure that will support an intermodal NYC Department of Transportation: North manufacturing area, integrating movement of Williamsburg Study. goods and services, and enhancing open space and waterfront access. BOA Partners solicited NYC DOT: North Williamsburg Study (2016, input from a diverse group of stakeholders ongoing) including businesses, elected officials, property owners, and associations, during an The NYC Department of Transportation (DOT) outreach process with multiple forms of public launched their ongoing North Williamsburg engagement. Study in 2016 in response to increasing congestion and other transportation- NYC DCP: Engines of Opportunity (2014) related problems in the area. Many of these congestion-related problems stem from new Speaker Melissa Mark-Viverito and the developments and the increasing population New York City Council issued “Engines of in the area. The study’s goal is to develop Opportunity” in Fall 2014, a comprehensive recommendations that relieve congestion, report on the state of New York’s industrial expand travel modes, and increase safety sector. The report looks at the state of for travelers in the study area north of the manufacturing employment in the city and Williamsburg Bridge (Brooklyn Community makes recommendations on how zoning and District 1). In order to achieve this, they will other regulatory tools can be used to nurture conduct an analysis of existing and future growth in manufacturing districts. The goals traffic conditions, and identify areas for of the report are to bring current land use targeted congestion treatments. The study is policies in line with an economic development comprehensive, including an analysis of area strategy that will safeguard and grow New demographics, land use and zoning, traffic, York’s industrial business base and increase pedestrians and cyclists, crashes and safety, employment opportunities. parking, public transportation and goods movement. One key finding is that the industrial sector— which includes manufacturing, wholesale trade, Newtown Creek Step BOA 2 Nomination transportation and warehousing, and utilities— Study (2012) accounts for nearly 10% of New York City’s private sector workforce, with well-paying jobs BOA Partners, a partnership of the Greenpoint that are showing signs of growth. The report Manufacturing & Design Center (GMDC), also proposes three new classifications that Riverkeeper, and the Newtown Creek Alliance could redefine urban manufacturing districts: (NCA) led a community-based planning effort for the Newtown Creek Brownfield Opportunity 1. Industrial Employment District: Area Step 2 Nomination Report, released in Recommends re-writing regulation in Spring 2012. The report considers the Creek, existing IBZs and other areas where there its tributaries, and the industrial land lots that is a concentration of manufacturing and buffer its shores. industrial activities in order to protect and

32 grow essential industry. 2. Creative Economy District: Proposes a new district that combines industrial and commercial office space, with additional density and workforce development, where “creative” economies can flourish. 3. A Real Mixed Use District: Proposes industrial-residential-commercial mixed-use neighborhoods that require a mix of uses (unlike MX districts). These recommendations represent an update to what is identified as “outdated zoning and land use regulations” in order to safeguard industry, provide a regulatory framework for growth, and integrate housing with a range of other uses. SECTION 1: PROJECT DESCRIPTION 1: PROJECT SECTION AND BOUNDARY

33 34 SECTION 2

COMMUNITY ENGAGEMENT

The BOA plan involved a robust community expressed interest in the project. For the first engagement process to ensure that the work meeting, door-to-door outreach was conducted was informed by public input. The scale of to hand out flyers. For all meetings, elected the study area necessitated a diverse group officials at all levels were invited and asked of stakeholders that included businesses, them to share ongoing updates with their property owners, residents, workers, constituent networks. There was supplemental government officials at the city and state residential outreach for the three public levels, community partners and nonprofits, and meetings through a combination of email, mail, environmental advocates. These groups were and door-to-door visits. included in the BOA plan to the greatest extent possible through a variety of engagement PUBLIC MEETING 1 tactics that yielded actionable feedback and recommendations. The first public meeting took place on December 1, 2015, at Williamsburg Charter I. PUBLIC PARTICIPATION PLAN High School (198 Varet Street, Brooklyn, NY 11206) and was a collaboration between the Over the course of a year, three large public BOA team and the Department of City Planning meetings were held to engage the community, (DCP), as they were also kicking off a similar present analysis and findings, and solicit study. The BOA team drew on established feedback. Evergreen drew on their large community relationships to conduct outreach database of businesses as well as community for the event while DCP provided most of the partners, property owners, developers, and maps and other meeting materials. Evergreen, other stakeholders as the basis for invitations. DCP, the respective consultant teams, and Meeting information was posted online, shared several city government departments co- in e-blast messages and in a quarterly printed facilitated the meeting. Facilitators excluded, newsletter. Following that was targeted there were 87 attendees, representing a individual follow ups by phone and email to spectrum of community stakeholders. businesses and other individuals who had SECTION 2:SECTION COMMUNITY ENGAGEMENT

35 The evening meeting was set up as an open- PUBLIC MEETING 2 house expo where attendees could arrive at any time and circulate through stations at their The second public meeting was held on June 23, leisure. An introductory station presented 2016, in the auditorium at St. Francis of Paolo information about the BOA study, including the Church (219 Conseylea Street, Brooklyn, NY project boundaries, timeline and goals. There 11211), adjacent to the study area. This meeting were also four thematic stations: Business consisted of a presentation and an interactive and Jobs, Quality of Life, Transportation and segment. The goal of the presentation was to Infrastructure, Environment and Resilience. share the findings of the Existing Conditions work and public outreach to that point, present Each station was set up with facilitators who the preliminary Subarea Framework, and asked a series of open-ended prompts to explain relevant case studies. Four stations, one spark conversation, aided by supporting maps devoted to each subarea, were set up for the and photographs. Participants’ ideas and interactive segment of the meeting. At these input were captured using post-its, stickers, stations, attendees engaged in goal-setting and and flip paper. The findings helped shape the prioritization of the team's recommendations later stakeholder roundtables and Existing for each subarea. Using stickers and Post-it Conditions report. For example, it became notes, participants could agree or disagree very clear that transportation issues were of a with goals, prioritize recommendations, and great concern to all stakeholders. contribute their own development ideas for potential strategic sites.

Fig. 14: Targeted Stakeholder Roundtable Discussions

36 The participants in this meeting largely agreed February 9, 2016 with the proposed subarea boundaries and Stakeholders: Office Businesses goals, but helped to refine the focus of the framework. February 10, 2016 Stakeholders: Retail, Entertainment, and Arts PUBLIC MEETING 3 Businesses

The third public meeting was held on October February 22, 2016 19, 2016, in the basement conference room Stakeholders: Transportation Roundtable of the office Evergreen shares with St. Nicks Alliance (2 Kingsland Avenue, Brooklyn, March 3, 2016 NY 11211). At this meeting, the BOA team Stakeholders: Residents presented the Subarea Framework and detailed Strategic Sites Analysis. While most of Questions were prepared to spark the meeting was devoted to the presentation, conversation, inquiring about business location there were opportunities for questions and choices, business opportunities and challenges, discussion of the strategic sites after the and future aspirations for the area. For presentation and in break-out stations for each residents, it was desirable to know what they site. Twenty-five people attended this meeting, valued about the neighborhood, what they saw many of them property owners or developers. as challenges, and what they wanted to see Some of the questions that were raised helped in the area in the future. Overall, these seven to clarify market realities in the study area. panels were very productive and enhanced the team's understanding of the study area. STAKEHOLDER ROUNDTABLES Stakeholder feedback served as an excellent input to the Existing Conditions work, as well In February and March 2016, small stakeholder as the beginnings of the Subarea Framework, roundtables were held, also in collaboration providing the team with granular reporting on with DCP. The roundtables were organized specific block or street issues and community based on different business types with concerns and goals. an additional session that focused on transportation generally. While there are ONE-ON-ONE INTERVIEWS many common goals among all the community stakeholders, there are distinctions between After the small group roundtables were businesses and residents or industrial completed, focus shifted to conducting one-on- and commercial businesses that were one interviews, primarily with property owners/ worth parsing into groups. Separating the developers, which took place over the spring, roundtables by topic group helped contribute summer, and fall of 2016. Seven interviews in to free-flowing conversation. total were conducted. The goal was to learn more about general development needs and The schedule and attendance of each issues in the study area. The one-on-one roundtable was as follows: interviews strengthened ties to prospective partners while gathering invaluable input on February 2, 2016 strategic sites and development concerns. One Stakeholders: Large Industrial Businesses interview with the owner of a selected strategic site gave the consultant team an opportunity February 3, 2016 to test site scenario assumptions and concepts Stakeholders: Small Industrial Businesses with someone in the position to carry them out.

February 4, 2016 Stakeholders: Open Industrial Use Businesses SECTION 2:SECTION COMMUNITY ENGAGEMENT

37 II. TECHNIQUES TO ENGAGE off and included planning for the first public PARTNERS meeting. • The fourth meeting on March 11, 2016 was STEERING COMMITTEE devoted to the consultant team's Existing Conditions analysis and presentation. A Steering Committee was established to help make key decisions throughout the BOA • The fifth meeting on June 16, 2016 was process. It included the following government focused on honing the preliminary subarea officials (at both the state and local levels) and framework, narrowing the strategic site community partners: selection list, sharing case studies, and planning for the second public meeting. • Sulin Carling, Senior Program Manager; • The final meeting on October 4, 2016 New York City Department of City Planning consisted of an in-depth discussion of the three final strategic sites as well as planning Other DCP staff who served as Steering for the third public meeting. Committee members but not for the duration of the project were Vanessa Espaillat Bonnelly, Sarit Platkin, and INFORMATION SHARING AND OTHER Kerensa Wood. ENGAGEMENT • Miquela Craytor, Vice President; New York At the outset of the BOA, project sponsors of City Economic Development Corporation other BOA Step 2 studies across the City were • Artineh Havan, Executive Director; Grand engaged to learn from their experiences and Street BID, Brooklyn Community Board 1 community engagement tactics. • Lee Ilan, Chief of Planning; New York City Mayor’s Office of Environmental A digital and print strategy was used to Remediation regularly share information on the BOA study progress. This involved creating a • Frank Lang, Director of Housing; St. Nicks webpage specifically devoted to the BOA as an Alliance information hub for the project. Updates on • Dana Mecomber, Engineer; NYS public meetings, public feedback, and the study Department of Environmental Conservation content itself were posted on Evergreen's website throughout the duration of the project. For the final meeting, Dana Mecomber was The project information was also included in replaced by Jane O’Connell. Other groups regular e-blasts. that played an advisory role include NYSDOS and the New York City Department of Additional steps to keep interested Transportation. stakeholders informed and engaged were taken including: update meetings and calls The group met six different times between with government officials and elected officials; January 2015 and October 2016. The schedule presentation of BOA scope to Brooklyn was as follows: Community Board 1; attendance at brownfield events such as those put on by New Partners • The first meeting on January 13, 2015 was for Community Revitalization and NYC devoted to introductions, discussing the Brownfield Partnership; and ongoing availability BOA program, and preliminary planning for to answer questions by phone and email. an RFP to hire a consultant team. • The second meeting on June 30, 2015 was devoted to selecting the consultant team. • The third meeting on November 16, 2015 was integrated with the official project kick-

38 What are QUALITY OF LIFE & SAFETY conditions today? What are BUSINESS ENVIRONMENT conditions today?

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Fig. 15: Public Meeting Board Materials and Event Photos SECTION 2:SECTION COMMUNITY ENGAGEMENT

39 40 SECTION 3

EXISTING CONDITIONS ANALYSIS

I. OVERVIEW and logistics firms versus small-batch manufacturers and creative production The following section provides an analysis of businesses? physical and market conditions in the North 4. What types of businesses are succeeding Brooklyn BOA, highlighting key issues and and growing in the area? How does this opportunities with respect to the community's relate to land and property values? vision and goals for the study area. The 5. What are the recommended policy tools collectively identified goals for this BOA include and investments (zoning, enforcement, protecting and supporting industrial sectors transportation improvements, curbside that are critical to the New York City economy approach, workforce strategies) that could and growing living-wage jobs in across the study come out of this study to support its goals? area. An understanding of current market trends, A set of five framing questions were developed infrastructure and transportation systems, to guide the team's inventory and analysis of land use patterns, and environmental features existing conditions in the BOA: informed the development of a targeted Subarea Framework for North Brooklyn, 1. First, how can we assess the local and presented in Section 4. Recommendations to regional economic value of North Brooklyn’s help mitigate conflicts of use and movement, industrial services, manufacturing, and address environmental issues, and leverage creative production sectors? policy tools and incentives to encourage new 2. What are the distinct characteristics, industrial development also emerge from this needs, and compatibilities of these three analysis and will be described in Section 4. industrial business types? 3. What is the competitive advantage of doing business in North Brooklyn? How does this advantage differ for heavy industry SECTION 3: ANALYSIS OF THE BOA 3: ANALYSIS SECTION

41 II. COMMUNITY AND REGIONAL As the BOA is adjacent to several housing SETTING: DEMOGRAPHIC & supply-constrained residential neighborhoods ECONOMIC TRENDS to the west and south, many properties within its boundaries are shifting away from The following subsection will summarize key industrial uses due to market demand for demographic and economic trends that define higher value residential and commercial uses. the North Brooklyn BOA. Some of these The residential population of the study area findings are based on an analysis completed by has increased from 4,700 residents in 2010, to the New York City Department of City Planning 5,800 in 2015, at approximately 1.5% annually (DCP) as part of its North Brooklyn Industry for the past five years, compared to a 0.7% & Innovation Study. The BOA study area annual growth rate across Brooklyn overall. boundaries are largely coterminous with those of the DCP study. The BOA population either grew or remained steady in all age groups between 2010 and DEMOGRAPHIC CONTEXT 2015, apart from residents between 15 and 24 years old, which experienced an 18% decrease. The BOA study area is home to 5,800 residents The study area gained 270 residents in the and encompasses portions of the Greenpoint, 24-35 age group during this same period, Williamsburg, and Bushwick neighborhoods. representing the largest actual population gain Many workers commute directly from adjacent in any age group in the area at a 15% increase. zip codes in Brooklyn and Queens, with 53% The second highest gain in terms of actual residing in Brooklyn. However, only 4% of population was in the 35-44 age group, with 120 workers in the BOA live within the study area new residents, also at a 15% increase. Median itself. Primarily an industrial business district, household income of BOA residents is $46,000, the comparatively sparse residential population slightly higher than that of Brooklyn ($44,000) of the BOA represents 0.2% of the total and slightly lower than that of New York City Brooklyn borough population. ($52,000).1

According to the U.S. Census Bureau American EMPLOYMENT CONTEXT Community Survey (2006-2010), within the North Brooklyn study area, a greater The BOA is a hub of industrial, manufacturing, proportion of workers 16 years and older and commercial business activity. Ranked as drive to work by car, truck or van than take the third largest IBZ by number of firms and public transportation, as compared to both jobs, out of 21 IBZs located across New York Brooklyn and New York City as a whole. The City, the BOA is a significant node within New median annual income is $37,000, compared to York City’s industrial economy. Firms located $32,000 in Brooklyn as a whole. in the BOA employed nearly 20,000 workers as of 2014. The industrial sector employs Within the BOA, 55% of workers are foreign- approximately 69% of study area workers, born, compared to 43% citywide, with compared to 13% for NYC overall. approximately 35% of workers identified as White, 34% as Hispanic of any Origin, 17% The BOA represents a cluster of three industry as African-American, 12% as Asian, and 2% sectors: wholesale trade (26%), construction as Other. This demographic mix represents (18%), and manufacturing (16%), which account a larger share of minority workers when for 60% of the area workforce, a greater compared to the city or the borough. The proportion than that of the borough as a whole median age is 42. (4-5%). Overall, the BOA's industrial workforce constitutes 3% of New York City’s industrial workforce and 14% of Brooklyn’s industrial workforce, up from 2% and 12% in 2000 respectively.

1 ESRI Business Analyst Community Profile Reports, 2015

42 Industrial job growth in the BOA has outpaced REAL ESTATE CONTEXT & Brooklyn and New York City in recent years. SUBMARKET ANALYSIS Though manufacturing employment declined between 2000-08 in both the BOA and New While the BOA has traditionally been dominated York City overall, manufacturing employment by industrial and manufacturing uses, in recent stabilized between 2008-13, while wholesale and years, mounting real estate pressure, land construction employment growth outpaced speculation, and comparatively high rents that of Brooklyn and New York City overall.2 for alternative land uses have resulted in the proliferation of conversion from industrial and Several other industrial subsectors are manufacturing space to residential, office, and significantly more prominent in the BOA than in retail uses in certain locations. Yet in other New York City, among which, fabricated metal locations, primarily heavy industrial M-3 zones product manufacturing, waste management closest to Newtown Creek, the prevalence of & remediation services, non-store retailers, industrial and manufacturing land uses has furniture & related product manufacturing, remained largely unchanged. and primary metal manufacturing are 3.0 to 4.7 times more prevalent in the BOA than in New Variations in economic and real estate York City overall. These subsectors account for conditions prompted the consultant team significant portions of industrial activity in the to establish five "submarkets" within the study area, and are largely disruptive uses that BOA, to serve as the basis for a localized require isolation from residential development. analysis of land uses, demographic indicators, economic conditions, and building typologies. In addition to the stable industrial and Figure 16 shows the original submarket manufacturing employment base, the BOA boundaries that were established. The following is also a significant source of “Innovation analysis describes the critical employment, Economy” employment, as defined by DCP. In demographic, and real estate indicators for 2014, 14% of the North Brooklyn economy was each submarket. These submarket boundaries comprised of “Innovation Economy” sectors. were adjusted and adapted for the Subarea

Although the "Innovation Economy" has remained relatively stable in Brooklyn and New York City as a whole, the number of innovation sector jobs in the study area has grown considerably since 2010. Anecdotal evidence suggests that innovation economy firms may 1 be attracted to the BOA by relatively cheaper rents and the relative prevalence of “creative office” space typologies that are compatible 3 with the area’s industrial building stock. 2 4

3

5 2 The Industrial Sector is defined by the DCP Bureau of Labor Statistics as employment in Construction, Wholesale Trade, Transportation & Warehousing, Manufacturing, Repair & Maintenance, and Waste Management & Remediation Services. Fig. 16: Original BOA Submarket Boundaries (HR&A) SECTION 3: ANALYSIS OF THE BOA 3: ANALYSIS SECTION

43 Framework based on feedback from the project Submarket 3 Steering Committee. Type % of Inventory Rent PSF Vacancy Note: Employment and demographic data for Industrial 96.3% $23 3.5% Submarkets 1 and 3 were combined in this Office 0.8% $27 - analysis due to their proximity and similar Multi-Family 0.2% - - zoning context. Retail 2.4% $50 - Other 0.3% - - SUBMARKETS 1 & 3 Overall 100% $24 3.3%

Employment & Demographic Indicators: Primarily an active portion of the IBZ, with SUBMARKET 2 many heavy and open-air industrial uses that are incompatible with residential development. Employment & Demographic Indicators: The total population of Submarkets 1 Still an active industrial business zone, with a and 31 is fewer than 100 residents and 100 predominance of film studios and other light households. Given the low resident population, manufacturing businesses, the total residential there is insufficient data to calculate median population of Submarket 22 is approximately household income. Submarket 1 supports 1,561 residents, equaling 690 households, with nearly 1,800 jobs, with employment density at a household density of 3.5 per acre. Median around 9.2 jobs per acre, while Submarket 3 household income in this submarket is $53,500, is characterized by denser blocks and a more significantly higher than the areawide BOA intricate street grid, and supports nearly 5,000 median household income, and slightly higher jobs with employment density at around 14.1 than New York City median household income jobs per acre. ($52,000). Submarket 2 supports a total of 4,900 jobs, with employment density at around Real Estate: The real estate inventory of 24.7 jobs per acre. Submarket 1 is comprised of approximately 42 buildings and 1.7 million square feet of built Real Estate: The real estate inventory of floor area, while Submarket 3 is comprised Submarket 2 is comprised of approximately of approximately 181 buildings and 5.0 million 290 buildings with 5.2 million square feet of square feet of built floor area. The distribution built floor area. The distribution of total uses of total uses is summarized below, with overall is summarized below, with overall submarket submarket rent and vacancy indicators. These rent and vacancy indicators. These findings are findings are based on available data for all based on available data for all existing property existing property in these submarkets. in these submarkets and are shown as an average of available data points. Submarket 1

Type % of Inventory Rent PSF Vacancy Type % of Inventory Rent PSF Vacancy Industrial 86% $12 - Industrial 87% $21 2.1% Office N/A N/A N/A Office 5% $36 2.4% Multi-Family N/A N/A N/A Multi-Family 2% - 5.8% Retail N/A N/A N/A Retail 3% $40 2.7% Other 14% - - Other 3% - - Overall 100% $12 0.0% Overall 100% $22 2.2%

1 Submarkets 1 and 3 translate into Subareas B.1 and B.2 in the 2 Submarket 2 is later divided and translates into Subareas A final BOA Subarea Framework. and C in the BOA Subarea Framework.

44 Submarket 5 experienced the highest rent SUBMARKET 4 growth between 2005-2015, with an annual growth rate of 13% for industrial rents and Economic and demographic analysis has not an annual growth rate of 8% for office rents. been conducted for this submarket, as the area Consistent with a growing market for adaptive- comprises a single industrial site owned by reuse commercial office, total absorption of National Grid. The 118 acre parcel appears to industrial space was negative between 2005- be underutilized with large portions of the site 2015, with net annual absorption at -8,200 used as storage and kept vacant. There are 491 square feet, and at -90,000 square feet for the jobs on site total, with an employment density period as a whole. Absorption of commercial of 3.8 jobs/acre. There are three buildings office space was positive between 2005-2015, representing 72,000 SF. with net annual absorption at 2,800 square feet, and at 30,400 total square feet over the SUBMARKET 5 entire 10-year period.

Employment & Demographic Indicators: As an active mixed-use district, Submarket 53 contains the highest residential population and employment density in the study area. The total residential population of Submarket 5 is approximately 5,100 residents, equaling 1,800 households, with a household density of just 8.9 per acre. Median household income in this submarket is $45,000, slightly below the areawide BOA median household income, and $7,000 below the New York City median household income. Submarket 5 supports a total of 5,400 jobs, with employment density at 27.1 jobs per acre. As shown in the bar and pie charts, Manufacturing & Industrial make up the largest employment subsectors in Submarket 5, followed by Professional Services, and 33% of workers have a Bachelor's Degree.

Real Estate: The real estate inventory of Submarket 5 is comprised of approximately 392 buildings and 6.4 million square feet of built floor area. The distribution of total uses is summarized below, with overall submarket rent and vacancy indicators. These findings are based on available data for all existing property in this submarket.

Type % of Inventory Rent PSF Vacancy Industrial 75% $27 - Office 2% $38 - Multi-Family 7% $31 3% Retail 6% $35 - Other 10% - - Overall 100% $28 5.6%

3 Submarket 5 translates directly into Subarea D. Fig. 17: Submarket 5 Employment Statistics SECTION 3: ANALYSIS OF THE BOA 3: ANALYSIS SECTION

45 INDUSTRIAL SERVICES

GREENPOINTI-495 AVENUE (LIE)

! ! !

KINGSLAND AVENUE

! I-278 ! (BQE)

MC GUINNESS BOULEVARD !

! MEEKER AVENUE

DRIGGS AVENUE NASSAU AVENUE ! !

VANDERVOORT AVENUE

MORGAN AVENUE I-278 MASPETH AVENUE (BQE) !

! METROPOLITAN AVE !

! GRAND STREET BOGART STREET ! ! ! ! ! MESEROLE STREET JOHNSON AVENUE ! ! ! ! ! WASTE MANAGEMENT AND REMEDIATION WASTE TRANSFER STATIONS ! KNICKERBOCKER AVENUE OPEN INDUSTRIAL USE ! TRANSPORTATION/UTILITY !! FLUSHING AVENUE 00.50.25 mi

Fig. 18: Map of Industrial Service Businesses (Source: 2015 DCP Land Use Survey, Evergreen Business Data)

46 III. BUSINESS CLUSTERS The following SWOT analyses (Strengths, Weaknesses, Opportunities, Threats) draw OVERVIEW from the individual stakeholder roundtable meetings held by Evergreen and DCP in 2016, The study area comprises a diverse range and include approximate quotes from North of commercial, industrial and manufacturing Brooklyn business owners, workers, and firms. For the purposes of analysis, we have residents. classified BOA businesses into four broad categories based on geographic clustering, INDUSTRIAL SERVICES & LOGISTICS supply chain characteristics, and infrastructure needs. These business types include: Representative Local Businesses: United • Industrial Services & Logistics Metro Energy, Cooper Tank Recycling, Empire • Traditional Manufacturing & Wholesale Trade Transit Mix, Empire Metal Trading, Allocco • Creative Production & Small-Batch Manufacturing Recycling. • Office, Retail & Entertainment Heavy logistics and open industrial uses, The building and infrastructure needs of each such as waste-transfer stations, recycling business cohort varies widely. These different businesses, and concrete mixing occupy a business types also cater to different markets, significant portion of the study area. These leverage different supply chains, draw from businesses serve key markets across New different labor pools, and have varying impacts York City, rely on their co-location with other on their surrounding neighborhoods. heavy industrial businesses, and require highly-specialized facilities and immovable infrastructure.

Fig. 19: Recycling/Scrap Metal Business in the Study Area SECTION 3: ANALYSIS OF THE BOA 3: ANALYSIS SECTION

47 Associated subsectors include waste management and recycling, transportation and warehousing, truck transportation, energy services and utilities, and construction trades. Without these services, many other sectors throughout the city would suffer. With the recent citywide residential development boom, the real estate and construction industries have grown. This has benefited North Brooklyn construction companies in particular due to their proximity to development hot spots in Manhattan and downtown Brooklyn. The construction sector represents 18% of employment in the BOA study area.

The number of waste management and remediation jobs also grew significantly from 2000 to 2015, with sectoral growth through 2022 projected at 3.6%. Of all industrial sectors, waste management and remediation services has the highest projected growth rate in New York City over the next decade, according to the NYS Bureau of Labor Statistics (GAGR 2012-2022). A substantial portion of the City’s recycling, Fig. 20: Semi-Trucks at United Metro Energy (Source: construction, and demolition materials are Mitch Waxman) transferred through North Brooklyn. This volume is expected to grow, but the necessary trajectories toward management positions, infrastructure and land use protections will which is further incentive to ensure that these need to be in place. jobs are protected as the industrial landscape in New York City changes. Industrial service and logistics businesses rely heavily on trucking operations and their location in North Brooklyn. Many anchor tenants such as Cooper Tank Recycling also rely on barge transport via Newtown Creek. These businesses typically own their land and are long-term tenants in the area with complex operations that depend on established supply chains. Within the study area, most waste management and recycling businesses are clustered in the M3 zones along Newtown Creek, while construction trade businesses are distributed throughout the M1 and M3 zones.

Workers in the industrial service and construction sectors commute from all over New York City and Long Island. Many lack a college degree, and are diverse in terms of age and ethnicity. Many of these positions pay above minimum wage and have good career

48 INDUSTRIAL SERVICES & LOGISTICS

STRENGTHS WEAKNESSES

Proximity to City’s main business centers; All businesses significantly impacted by “Where most construction takes place” traffic congestion (Greenpoint Ave. Bridge, Metropolitan Ave. Bridge, Humboldt Ave.); Regional highway access “Only have 90 minutes to arrive at a job site with a truck of cement” Access to Newtown Creek; “One barge equivalent to hundreds of trucks” Difficult to get or expand electrical service

Can hire easily; Use of Newtown Creek has been more "Good local and non-local workforce” complicated since Superfund designation

Well-served by public transit 311 calls become “harassment”

Most businesses own their land and depend on their central location

OPPORTUNITIES THREATS

Reduce compliance regulations and paperwork Increasing business expenses in the City; that prevent businesses from accessing “Liability insurance, health insurance, property public incentive programs taxes – these are what are stopping us from expanding, not the neighborhood” Make regulatory requirements and permitting processes more transparent Distributors don’t want to serve businesses in the area due to congestion; Rationalize bike lanes and designate additional “All kinds of transportation are going to become truck routes with improved signage less viable as new development occurs”

Improve stormwater and sewer infrastructure Mounting complaints from residential and commercial neighbors Protect contiguous public/vacant land for a large capital transportation project Potential zoning changes create uncertainty and disincentivize investment SECTION 3: ANALYSIS OF THE BOA 3: ANALYSIS SECTION

49 MANUFACTURING & WHOLESALE

GREENPOINTI-495 AVENUE (LIE)

KINGSLAND AVENUE

I-278 (BQE)

MC GUINNESS BOULEVARD

MEEKER AVENUE

DRIGGS AVENUE

NASSAU AVENUE

VANDERVOORT AVENUE

MORGAN AVENUE I-278 MASPETH AVENUE (BQE)

METROPOLITAN AVE

GRAND STREET BOGART STREET

MESEROLE STREET JOHNSON AVENUE

CONSTRUCTION

WHOLESALE KNICKERBOCKER AVENUE

STORAGE & WAREHOUSE FLUSHING AVENUE

00.50.25 mi

Fig. 21: Map of Manufacturing/Wholesale Businesses (Source: 2015 DCP Land Use Survey, Evergreen Business Database)

50