Presentation from the 5 th Avenue Key Food Community Stakeholder Group Fifth Avenue Committee Forth on Fourth Avenue (FOFA) Committee of the Park Slope Civic Council Park Slope Neighbors Park Slope North HFDC Fifth Avenue BID Save the Key Food! Advocacy Group NYCHA Tenant Association Leadership from Gowanus Houses, Wyckoff Gardens, and Warren Street Houses Families United for Racial and Economic Equality (FUREE) Inquilinos Unidos/Tenants United The Boerum Hill Association NYC Council Member Brad Lander NYC Council Member Stephen Levin Assembly Member Jo Anne Simon State Senator Velmanette Montgomery Congresswoman Nydia Velazquez Borough President Eric L. Adams Comptroller Scott Stringer Public Advocate Letitia James Representatives of the de Blasio Administration also participated 1
History: Urban Renewal In 1972, six acres surrounding the Key Food site were demolished as part of an Urban Renewal Plan. The plan was halted in the mid-1970s, during the City s fiscal crisis. After nearly a decade with no construction on the site, community residents fought for a new Urban Renewal Plan, which is in effect for 40 years or until 2022: Grocery store with a parking lot is specified in the land disposition agreement. Key Food and Park Slope Village Site, circa 1972 Many who pushed for the new Urban Renewal Plan formed the Fifth Avenue Committee (FAC). Also as part of the Urban Renewal Plan, FAC sponsored construction of 56 townhomes with rental apartments above that were sold to moderate-income, first-time homebuyers. 2
Role of Government Today The Urban Renewal Plan was adopted by the City of New York in 1981 and remains effective for 40 years, or until 2022. The Urban Renewal Plan restricts the height of buildings and the types of activities that can take place on the site. In order to make changes to the Urban Renewal Plan before 2022, public approvals are required. After that time, no input is required. The site is also regulated by zoning. The zoning for this area is R6A and R6B, which typically produces buildings of between four and seven stories. See hand-out on zoning in R6A and R6B districts 3
Avery Hall Investments Avery Hall Investments (AHI), a for-profit developer, has an agreement with the owner of the 5 th Ave Key Food to purchase the property. AHI intends to demolish the existing supermarket and redevelop under the existing zoning. In June 2015, NYC HPD issued a letter indicating that it would modify the Urban Renewal Plan as long as 25% of the residential units were affordable but did not include a supermarket. Rendering from Avery Hall Investments In February 2016, AHI presented a proposal to the community for two new buildings: 165 residential units, 25% of which would be affordable Ground-floor retail, including a small 7,500 square foot supermarket Feb. 9th Community Meeting with over 400 attendees 4
Response to AHI Proposal: Loud & Clear Our community turned out 2,500 people signed petition 400 people attended February 2016 community meeting 300 people completed survey at community meeting Every local and citywide elected official has expressed their support for a community supermarket including Mayor de Blasio Extensive media coverage, including a short BRIC documentary And articulated our needs 1. A large, affordable and community-oriented supermarket with a long-term lease 2. Long-term deeply affordable housing that serves local residents, including those who have been displaced from the neighborhood; 3. Meaningful community input into the design and operations of the proposed development, including traffic safety 5
Work of the Community Stakeholder Group Organizing: Recruited a dozen civic groups, advocates, and local leaders to participate in the community stakeholder group together with elected officials: 25+ meetings over nine months to develop priorities and build consensus Legal representation: Identified Urban Justice Center (UJC) and obtained sign-off from all civic organizations. Research: Analyzed the community s survey responses, interviewed experts and met with City agencies about: Supermarket operations Affordable housing Transportation and building operations Negotiation: Informed by the community s needs, developed a negotiating position: Negotiating committee had six meetings with AHI Community stakeholder group meeting at FAC 6
Supermarket Our Goal: Large, affordable, community-oriented supermarket with a long-term lease Our Considerations: Loss of supermarkets is a city-wide problem Commercial rents rising, leases shortening Defining affordable food prices Established dimensions of current Key Food: 30,000 sf includes shopping floor, storage, loading, and mechanicals 26,000 sf shopping floor only Defining space for shopping vs backend needs posed a challenge The 5 th Avenue Key Food at Sterling Place 7
Supermarket: Our Results AHI s February Proposal Revised Negotiated Proposal Size 7,500 square feet 22,000 square feet Lease 15 years 20 years Operator Meet NYC FRESH Criteria Accept SNAP and WIC ADA-compliant Meet NYC FRESH Criteria Accept SNAP and WIC ADA-compliant Influence operator selection, including removing five high-end grocers from the bidders list; adding RFP language describing a community supermarket; and Key Food Stakeholder group meeting with the selected operator. Jobs Require operator to meet with non-profit regarding local hiring programs Require operator to meet with non-profit regarding local hiring programs 8
Supermarket: Our Results 35,000 30,000 30,000 sf 25,000 20,000 22,000 sf 15,000 10,000 5,000 0 Square Feet Current Key Food 0 Square Feet June 2015 - Initial Proposal 7,500 sf Feb. 2016 - AHI's Proposal Today- Revised Proposal Storage Shopping 9
Affordable Housing Our Goal: Long-term deeply affordable housing that serves local residents, including those who have been displaced from the neighborhood. Our Considerations: There is a significant need for deeply affordable housing citywide, as well as locally: Following the rezoning of 4 th Avenue in 2003, over 50 low income families living in rent stabilized housing were displaced as older buildings were demolished. HUD considers housing affordable if a family spends less than 30% of their income. In order to target new affordable housing to lowand middle-income families, HUD calculates an area median income (AMI). Deeply affordable housing is targeted to those who earn 40% of AMI or below. Percentage of Area Median Income Family Size Income Affordable Monthly Rent 40% AMI 2 people $29,000 1BR $640 4 people $36,240 2BR $775 60% AMI 2 people $43,500 1BR $980 4 people $54,360 2BR $1,183 80% AMI 2 people $58,000 1BR $1,320 4 people $69,040 2BR $1,591 100% AMI 2 people $72,500 1BR $1,660 4 people $90,600 2BR $1,999 130% AMI 2 people $94,250 1BR $2,170 4 people $117,780 2BR $2,611
Affordable Housing: Our Results Level of Affordability Length of Affordability Location of Affordable Apartments Community Preference February Proposal 25% would be affordable, or 41 out of 165 apartments 40% AMI: none 60% AMI: 33 units (20% of total) 80% AMI: 4 units (2.5% of total) 100% AMI: 4 units (2.5% of total) AMI levels would increase from initial levels for subsequent tenants, from 80 to 100% AMI and 100 to 130% AMI. After 35 years, units would continue to be rent-stabilized. No poor door, or poor floor. Revised Negotiated Proposal 25% would be affordable, or 41 out of 165 apartments 40% AMI: 16 units (10% of total) 60% AMI: 16 units (10% of total) 80% AMI: 4 units (2.5% of total) 100% AMI: 4 units (2.5% of total) AMI levels will remain consistent for 35 years which keeps them more deeply affordable longer. After 35 years, units will continue to be rentstabilized. No poor door, or poor floor. AHI will request to extend preference to residents displaced by the 2003 North Park Slope rezoning of 4 th Avenue 11
Design & Operations: Our Results Revised Negotiated Proposal Traffic Safety Design Attention to changes that would improve traffic safety, including: Safety warnings at all garage entrances and exits Request that NYC DOT make Quisenbury/Gregory Place a two-way street AHI will share site plan and building elevation drawings with the stakeholder group, with sufficient advance notice to review the documents and recommend changes before the plans are finalized.. Construction Impacts Commitments to communication and accountability to mitigate construction impacts, including: Meeting with neighbors prior to demolition Quarterly meetings with neighbors during construction, plus regular ongoing communication Plans for trash control, rodent abatement, and asbestos abatement 12
Summary February Proposal Negotiated Proposal Supermarket 7,500 square feet 15-year lease No influence on operator selection Affordable Housing Design and Operations Only low- and moderate-income levels: 33 apartments affordable to lowincome families 8 apartments affordable to moderate and middle income families AMI levels would increase for moderate income families 22,000 square feet 20-year lease Influence operator selection Deeper affordability levels: 16 apartments affordable to very lowincome families 16 apartments affordable to lowincome families 8 apartments affordable to moderate and middle income families AMI levels will remain the same for 35 years No commitments Traffic safety improvements Process for offering feedback on design Process for mitigating construction impacts 13
Thank You! Questions and Answers Fifth Avenue Committee Forth on Fourth Avenue (FOFA) Park Slope Civic Council Park Slope Neighbors Park Slope North HFDC Fifth Avenue BID Save the Key Food! Advocacy Group NYCHA Tenant Association Leadership from Gowanus Houses, Wyckoff Gardens, and Warren Street Houses Families United for Racial and Economic Equality (FUREE) Inquilinos Unidos/Tenants United The Boerum Hill Association NYC Council Member Brad Lander NYC Council Member Stephen Levin Assembly Member Jo Anne Simon State Senator Velmanette Montgomery Congresswoman Nydia Velazquez Borough President Eric L. Adams Comptroller Scott Stringer Public Advocate Letitia James Representatives of the de Blasio Administration also participated 14