222 East 21st Street or 571 Ocean Avenue: In a brief look at past work of this developer and architect, there are concerns regarding the use of materials and the lack of detailing and the possibility that a brick façade and other contextual elements will be poorly done. If you are interested in doing some homework representing AKNA, use the Contact link.
Two reasons for compiling the following information for review so far:
- Do whatever AKNA can do to assure the developer and architect will produce a development that meets or exceeds Quality Housing Standards. (see below)
- Establish a relationship with city agencies (HPD, DoB, EPA), local organizations (FDC, CD14, CAMBA), and the City Council to encourage this result. Why? The quality of the 21st facade is important.
Questions that need answers:
- Who at HPD, DoB, will be conducting reviews and inspections?
- Will it be 80/20 Inclusionary Housing? The plan is for 115 Units.
- What is the history and reputation of the Developer and the Architect?
More detail is available below. Articles on the project “The Real Deal”
The New Apartment Building
The reported nine-story, 115-unit mixed-use building image is misleading. Nevertheless, new housing construction will begin soon on East 21st Street through-lot between Church Avenue and Albemarle Road. (see YIMBY).
The project could encompass 102,800 square feet and rise 80 feet in height. The proposed community facility space provides a floor area bonus, and its 58-car parking garage meets the 50% minimum. According to filed permits (building information system), The Real Deal notes that the project’s average apartment size of 712 square feet is indicative of rentals. The reported project height of nine stores exceeds limits defined by the R7A and may be presented this way to produce the appearance of a give back to community objections. (See R7A description below)
Nevertheless, the project could add about 300 new neighbors to the area and add density. The density issue triggers the attention of watchdog allies from the Flatbush Tenant Coalition, CAMBA, and other housing advocates regarding the enforcement of housing quality standards and rental housing affordability.
According to property records, the developer Bentley Zhao bought the property (through an LLC) in March for $11.5 million. The same developer also filed plans for a nine-story condominium building in Sheepshead Bay earlier this year.
The site (picture above) is cited as a safety hazard. It contains the skeleton of an abandoned construction project. Complaints and violations date back 10 years and include rusted and leaning steel beams and structurally unsound fencing. Active violations include working without permits and other construction violations and according to Property Shark. The site is also described as a hazardous waste generator or transporter with a site address of 571 Ocean Avenue, which would be the address and suggests the hazardous materials issue is not resolved. Contact Walter Hang of Toxics Targeting. A particular concern would be asbestos made airborne in site preparation.
Established in 1987, the Quality Housing Program intends to maintain the architectural character of New York City neighborhoods. The program rules concern height, bulk, lot coverage, street line, and more. Quality Housing is mandatory in contextual R6-R10 districts but only optional in non-contextual R6-R10 districts.
The contextual Quality Housing regulations are mandatory in this R7A district. Typically, they produce high lot coverage, seven- and eight-story apartment building, and blend existing buildings in established neighborhoods. R7A districts are mapped along Prospect Park South and Ocean Parkway in Brooklyn, Jackson Heights in Queens, and Harlem and along the avenues in the East Village in Manhattan. The floor area ratio (FAR) in R7A districts is 4.0. Above a base height of 40 to 65 feet, the building must set back to a depth of 10 feet on a wide street and 15 feet on a narrow street before rising to a maximum height of 80 feet. To preserve the traditional streetscape, the street wall of a new building can be no closer to the street line, than any building within 150 feet on the same block but need not be farther than 15 feet. Buildings must have interior amenities for the residents pursuant to the Quality Housing Program. Off-street parking is not allowed in front of a building. Parking is required for 50% of all dwelling units.
Corridor Floor Area Deduction
Quality Housing grants two corridor deductions from the total floor area. Section 28-14 allows a 50% deduction of corridor floor area if there is a 20 square foot window in the corridor. Section 28-31 allows a 50% deduction if the dwelling units served by the corridor are less than the allowance in the section’s table. For instance, if a corridor serves 10 units or less, 50% of the corridor’s floor area is deductible offering some design flexibility trade-offs.
Recreational Floor Area Deduction
Quality Housing mandates the inclusion of recreational space as a percentage of residential floor area. For instance, R6 and R7 districts are required to include 3.3% of the residential floor area be recreational area. Section 28-21 states that no more than the required amount of recreational space in the table shall be excluded from the definition of floor area. Recreational areas can include space like gymnasiums, a popular building asset exempt from floor area.
Other Sources (some may have been moved):
The Website shows some of the projects first hand and the GC that worked the buildings
S M TAM ARCHITECT, PLLC
5816 FORT HAMILTON PARKWAY M1
BROOKLYN NY 11219 S M TAM ARCHITECT, PLLC
Business Phone: 718-765-1122Business Fax: 718-765-0813
Bentley Zhao developed building
Zhao’s New Empire Real Estate Development also operates an EB-5 regional center
By Will Parker | March 30, 2017, 8:30 AM
Bentley Zhao and rendering for 2128 Ocean Avenue
Zhao filed an offering plan for a 56-unit condominium at 2128 Ocean Avenue in Sheepshead Bay, an application with the New York State Attorney General’s office shows. Zhao is shooting for a $43 million sellout of the 73,000 square-foot effort after buying the lot from Yu Xi-Liu last June for $3.9 million. The previous owners demolished a one-story garage at the site, but Zhao is yet to file new building permits.
New Empire is based in Sunset Park, where Zhao also operates the New Empire EB-5 Regional Center from the company’s 3rd Avenue headquarters. The investment center’s website shows that the EB-5 portion of 2128 Ocean Avenue’s capital stack is already fully funded. Details on the website reveal that unit sizes at the project will average 890 square feet and range from studios to three bedrooms. In addition to EB-5 money, New Empire obtained an $18.5 million loan from Banco Popular North America in September.
Zhao’s ambitions and current portfolio go beyond South Brooklyn, however. New Empire plans a 49-story condo tower at 131 East 47th Street in Manhattan, a 122-unit project. Demolition of 19th-century rowhouses at the site commenced last spring. SLCE Architects is designing the new building, which will be at least partly funded with EB-5. Gary Barnett’s Extell Development sold the site to Zhao for $81 million in 2015.
New Empire is also raising EB-5 funds for a 105-unit condo in Prospect Park South, dubbed “Ocean Tower,” for a condo at 269 4th Avenue in Park Slope and at a boutique, seven-unit build at 409 West 45th Street in Hell’s Kitchen.