In Bensonhurst, Brooklyn, the 11th Community Board held a hearing this Tuesday evening to discuss a proposal for rezoning a portion of the Kings Highway area. The proposal aims to construct a 10-story mixed-use apartment building between West 12th Street and West 13th Street, at 166 Kings Highway. The plan includes 14,670 square feet of commercial space on the ground floor and a parking lot. Additionally, there is a proposal to rezone another block between West 12th Street and West 11th Street along Kings Highway.
During the meeting, the developer’s representative presented the background of the proposal and the latest adjustments, detailing the coordination process with New York City Council Member Zhuang Wenyi. The original design featured a 10-story building with 97 units, including market-rate housing. However, Council Member Zhuang Wenyi advocated for focusing on fully affordable senior housing, leading the plan to be adjusted to a 13-story building with 189 units of entirely affordable housing. The developer noted that recent legal changes no longer require parking for such projects, but they have retained 27 parking spaces.
The developer clarified that the goal of this proposal is to participate in the New York City Housing Protection and Development Agency’s “Sarah Project” (senior affordable rental apartments), providing housing for low-income seniors aged 62 and above. Unit rents and income standards are set by the government: $1,500 per month for studios, $1,600 for one-bedroom apartments, with tenants paying no more than 30% of their income towards rent. All units will be bound by a 30-year rent stabilization agreement to ensure they are used solely for affordable senior housing.
The developer added that the local population has increased by nearly 10% while housing supply has only grown by 1.8%. The existing R6B zoning could not support the project, leading to a proposed change to R7X (rather than R7A), as R7X allows for a higher floor area ratio (5.0) and building height (140 feet). Furthermore, the high-density design of R7X aligns with HPD’s goal of creating more affordable housing with limited funds. This design reduces construction costs, decreases underground space (parking), and facilitates a straight-line layout of power and pipeline systems, improving efficiency and increasing the likelihood of project approval.
Council Member Zhuang Wenyi acknowledged the community’s concerns about parking while also recognizing the urgent need for senior housing within the neighborhood. She mentioned that many residents with mobility issues have been waiting for senior housing for a long time, and seniors typically have lower car usage and crime rates. Zhuang Wenyi emphasized that she has not made any commitments or statements regarding the project and hopes to hear more community feedback.
State Assemblyman William Colton expressed concerns about having only 27 parking spaces, emphasizing the need to guard against the scenario where the senior project does not receive approval from the city government yet the significantly increased zoning division does (if the project is not accepted by the Sarah Project, it would convert to free-market within three years), calling for a careful evaluation. He urged listening to community opinions and crafting a solution that aligns with actual needs.
Community member Di Zhongqi raised questions about the project: first, how will the project meet local needs if only 15% of units are prioritized for local residents? And second, where does the project’s funding come from? The developer responded that allocating housing based on residency is prohibited by law, with the 15% ratio mandated by the court. The project’s primary funding comes from taxpayer revenue from New York City.
Chair of the 11th Community Board, Laurie Windsor, inquired whether 30% of the units are earmarked for the homeless, and the developer replied that the ratio is 15%, aimed at assisting seniors who cannot afford housing due to declining living standards and providing them with permanent affordable housing.
Regarding the zoning division changes, participants voiced both support and opposition. Community member Angela Luke believed that the changes would disrupt the community’s character and set a negative development precedent. She expressed concerns that a 13-story high-rise would not fit the current environment dominated by 2-6 story residences, potentially introducing shadows, noise pollution, and parking issues. She indicated that community residents have lived here for decades and paid taxes, and should not be impacted by the development project, especially considering that the introduction of the homeless could disturb community harmony, leading her to not support the proposal.
Other community residents also expressed concerns: altering zoning for affordable housing may harm the interests of middle-class residents. The addition of high-density housing could strain existing infrastructure (sewage treatment, power supply, etc.) and bring shading, congestion, and potential security issues. Some residents suggested seeking a more balanced development plan. For more details on the zoning change application, please visit the link: https://shorturl.at/5ss1Z.