Local foes continue to battle rezoning

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Activists opposed to the mayor’s sweeping zoning proposals are keeping up the pressure as the City Council gets ready for a vote expected later this month. The Riverdale Community Coalition (RCC), which encompasses a range of local groups, is continuing to urge city officials to join their opposition to the plans.

Last month, RCC members met with a Bronx representative for Comptroller Scott Stringer. The activists lamented what they view as a lack of transparency for the mayor’s measures — the Zoning for Quality and Affordability (ZQA) proposal, which would raise height limits and ease parking requirements for new buildings, and the Mandatory Inclusionary Housing (MIH) measure, which would require developments, enlargements and residential conversions of more than 10 units in “medium or high-density areas” to include 25 to 30 percent affordable housing. Although Mr. Stringer is yet to take a public stance on the measures, he said the community plays a vital role in shaping the City Council’s decision.

“I am supportive of the Mayor’s affordable housing goals but I also know that rezonings work best when they are done hand in hand with community-based planning,” he said in a statement. “I am very concerned that communities were only given 60 days to analyze more than 500 pages of critical land-use and zoning documents.”

Coalition members criticized the mayor for not providing elected officials or anyone else with a cost analysis of the zoning measures — something activist Laura Spalter called a “disgrace.”

“As far as I’m concerned, the City Council is voting without critical info. They’re voting in ignorance,” Ms. Spalter said.

According to Ms. Spalter, Jason Laidley of Mr. Stringer’s office said a cost analysis could take up to a year to prepare. RCC members also said their criticism of the ZQA’s measure on continuing care retirement communities — which would enable organizations like the Hebrew Home at Riverdale to build much large structures than current zoning rules allow — came as news to Mr. Stringer’s office.

“The comptroller’s staff were not aware of some of the more interesting components of the zoning which allowed for the larger scale senior living facilities,” said RCC member Sherida Paulsen.

The group has also voiced concern about the zoning measures’ impact on the environment. Members attended a Feb. 28 meeting in Manhattan held by City Council Speaker Melissa Mark-Viverito to say ZQA and MIH could lead to out-of-control development.

“We indicated to them that what they’re doing is going to set a very dangerous precedent,” RCC member Marty Zelnik explained. “If they’re going to build this apartment housing, eventually there’s going to be a land grab from all along the Hudson.”

Independent report

The City Planning Commission (CPC), which is advocating MIH and ZQA, conducted its own environmental impact report about the measures, but RCC is calling for a second opinion.

“There’s a lot of unanimity among the planning boards that this zoning has not been thought out,” Mr. Zelnik said. “You need to get an outside, objective analysis of how it’s going to affect the environment and they did it themselves.”

“They were not prepared to have the amount of detail or constructive info we gave them,” Mr. Zelnik added. “We stressed to them that wording of the zoning was very poorly done. It wouldn’t be worthy of a middle school kid trying to define zoning.”

RCC members like Mr. Zelnik have outlined a litany of perceived problems with the zoning measures to anyone who will listen. They say reduced requirements for some residents to provide parking would exacerbate traffic along Broadway. They also take exception with rules that would let some senior affordable apartments occupy tiny spaces.

Suit threatened

If the City Council passes the measures in spite of residents’ opposition throughout the city — nearly every community board voted against them — there could be litigation.

“If need be, we’ll pull resources and hire a land use attorney and fight this,” Mr. Zelnik said.

Although Ms. Spalter was glad she spoke with Mr. Stringer’s office, she seemed wary of the pending City Council vote.

“Time is not our friend here,” she said. “I didn’t get that optimistic. I can’t make a prediction.” 

Mr. Zelnik was also uncertain about what will happen next. But he promised that RCC will fight MIH and ZQA tooth and nail.

“I’m a little cynical about how they might respond,” Mr. Zelnik said. “We’re still pressuring, we’re still hoping our representatives will step up to the plate.” 

rezoning, activism, ZQA, MIH, Scott Stringer, Riverdale Community Coalition, Will Speros

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