Originally published on CityLimits.org: https://citylimits.org/2017/10/12/cityviews-long-island-city-does-not-need-a-vertical-country-club-on-public-land/
There’s something different about the newest luxury towers planned for Long Island City’s waterfront. The private developer, TF Cornerstone, has already developed 6 waterfront LIC properties, but this time, it plans to build on public, city-owned land—one of the few remaining parcels in Long Island City.
Earlier this year, the NYC Economic Development Corporation (EDC) announced its selection of TF Cornerstone to redevelop the public site. Considering that Mayor de Blasio has raised hundreds of thousands of dollars from private developers, including TF Cornerstone, the “carrots” offered in this deal for Queens residents should be considered with a generous grain of salt:
- 250 units of affordable housing: The so-called “affordable” units will be out of reach for truly low-income residents—and even these units will make up only 25 percent of the total 1,000 residential units that will be primarily luxury housing. The inclusion of affordable housing is not a gift; but rather, the bare minimum requirement for TF Cornerstone to qualify for 35-year tax breaks.
- Approx. one-acre park with canoe and kayak launch point: This park will not relieve the shortage of green space as it would primarily serve as a backyard for the new luxury towers which alone will house 1,000 new households.
- Public school: Again, this project will not relieve the overcrowding of LIC schools as it will simultaneously bring in 1,000 new households. More households means more children who need schools.
- Thousands of new jobs: The lead selling point for this project is that it would create 4,000 jobs; however, more than half of the jobs (2,500) will be temporary construction jobs.
- New industrial space: Finally, the crowning jewel of the project is industrial space managed by a nonprofit organization. However, this “affordable” industrial component actually makes up less than 10 percent of the massive 515,000 square feet of industrial, commercial, and retail space that TF Cornerstone plans to build—and profit from.
What would another TF Cornerstone development look like?
TF Cornerstone has already developed numerous towers including the 4540 Center Boulevard building right next to the proposed redevelopment site. These developments include tennis courts, sand volleyball courts, billiards, theater, gyms and more —an intentional design to ensure residents circulate disposable income and time within their building, rather than walking the actual neighborhood where they might support existing local businesses.
As City Limits has previously reported, over 95 percent of all recent Long Island City developments have been market rate housing (read: unaffordable), so it is hard to imagine that the neighborhood truly needs another country club—let alone one that is built with public support.
Yes, Queens residents need new jobs, parks and affordable housing – but we can in fact achieve these goals without luxury housing. There are dozens of nonprofit developers across NYC that would readily seize the opportunity to develop true community space and affordable housing, if they weren’t always overlooked by the city for private developers like TF Cornerstone, Jonathan Rose Companies and L&M Developer Partners.
Can this project be stopped? – YES!
The public site is zoned for manufacturing use and therefore a luxury residential tower cannot be built as-of-right. To change the zoning, the project will have to go through the formal community review process, the Uniform Land Review Process (ULURP). Once in ULURP, the project will require an advisory vote from the community board’s land use committee and full board. And most importantly, it will require a vote from City Council, which almost always defers to the local City Council Member.
In other words, if Council Member Jimmy Van Bramer opposes this project, it is dead.
Only a few months ago, Crown Heights residents succeeded in convincing their local Council Woman and Borough President to oppose a similar project in Brooklyn where the same agency, EDC, sought to privatize another public site, the Brooklyn-Union Armory. In that project, at least 50 percent of the rentals and 20 percent of the condos would be affordable, but Crown Heights residents wouldn’t be sold short. They mobilized and organized, and successfully pressured their local elected officials who are now calling for nothing short of a 100 percent affordable project. We can do the same in Queens.
Hundreds of residents have already signed onto an LIC Coalition petition against the TF Cornerstone project, and as more residents learn about this public land give-away to a “country-club” developer, this movement will only grow.