City Council Greenlights Major Atlantic Avenue Rezoning

Introduction to the Rezoning Plan

A major rezoning plan that will dramatically reshape a swath of central Brooklyn — replacing low-lying industrial buildings with apartment towers containing potentially thousands of new units, including affordable ones — was approved by the City Council on Wednesday.
The Atlantic Avenue Mixed-Use Plan rezones approximately 21 blocks along Atlantic Avenue, stretching from Vanderbilt Avenue in Prospect Heights to Nostrand Avenue at the border of Crown Heights and Bed-Stuy, allowing buildings of up to 185 feet (roughly 18 stories) along certain stretches of the rezoned area.
The plan replaces industrial zoning with new mixed-use districts, paving the way for residential high-rises and expanded retail and commercial space. It also mandates investments for infrastructure upgrades. The rezoning represents a unified plan for the future of the mostly low-lying, industrial stretch of central Brooklyn that has increasingly seen large developments break up the skyline through spot rezonings as property values have climbed, along with demands on housing.
Image from the Atlantic Avenue Mixed-Use Plan via NYC Planning

Expected Outcomes and Benefits

The Department of City Planning estimates the rezoning could create nearly 4,600 new homes. Of those, more than 1,900, or 40 percent, will be permanently “affordable” — e.g. income restricted and rent stabilized.
Nine hundred of those affordable units will be in 100 percent affordable, fully subsidized developments, spread over seven city-owned sites, according to local council members. These fully subsidized units will be targeted at households earning an average of 50 percent of Area Median Income.
At 50 percent of AMI, a single person making $56,700 or a family of three with an income of 72,900 would be eligible. A one-bedroom at that level would rent for about $1,456 per month, while a three-bedroom would be priced at about $2,018. (The Area Median Income will likely increase before any new units are built.)
The other 1,000 affordable units will be created in private, for-profit developments under the city’s Mandatory Inclusionary Housing option one. It requires 25 percent of units be set aside for households earning an average of 60 percent of the Area Median Income. (The figure of 1,000 is a city estimate that adds up to a hair more than 25 percent of the 3,700 total apartments apart from those on city-owned land.)
Currently, 60 percent of AMI is $68,040 for a single person or $87,480 for a family of three. A one-bedroom at that level would rent for about $1,747 per month, while a three-bedroom would go for roughly $2,422.

Community Response and Council Members’ Views

Council Member Crystal Hudson, who represents much of the rezoning area, including Crown Heights and Prospect Heights, called the plan “the culmination of more than a decade of advocacy from local residents and nearly three years of public engagement, hard work, and tireless negotiations.”
She emphasized that about 40 percent of the new units will be affordable to low- and moderate-income New Yorkers — equivalent to the median per capita income across the entire city of $50,776, according to the census — and said the plan also includes more than $215 million in public investments. These span infrastructure upgrades, park and playground renovation, local hiring initiatives, and tenant and homeowner protections.
A stretch of Atlantic Avenue in December 2024.Photo by Susan De Vries

Details of the Plan and Zoning Changes

In addition to housing, the plan allows for more than 921,000 square feet of commercial and community space, including offices, retail, light industrial businesses, and services. The non-residential components could generate approximately 2,800 new jobs, according to city documents.
The rezoning includes multiple zoning changes. Industrial M1-1 and M1-2 zones along Atlantic will be replaced with C6-3A districts, permitting higher-density mixed-use development with mandatory affordable housing. Buildings as tall as 185 feet, or approximately 18 stories, including bonuses, would be allowed in some areas, according to city rezoning documents. Developers will be eligible for a 20 percent floor area bonus if they include publicly accessible open space, and incentives will encourage projects that combine residential and commercial uses.
North-south avenues such as Bedford, Grand, and Classon will be rezoned to R7D and R6B, allowing mid-rise mixed-use buildings. Side streets including Dean, Bergen, and Pacific will see R6B zoning with height limits. The Bedford Atlantic Armory site will be rezoned to C4-4L, allowing for future community-oriented development.

Conclusion

The approval of the Atlantic Avenue Mixed-Use Plan marks a significant step towards addressing the housing shortage and promoting community development in central Brooklyn. While concerns about affordability, displacement, and the loss of industrial space were raised during the rezoning process, the plan includes measures to mitigate these issues, such as investments in infrastructure upgrades, tenant and homeowner protections, and the creation of affordable housing units. As the plan moves forward to Mayor Eric Adams’ desk for final approval, it is expected to have a lasting impact on the future of the area.

FAQs

• Q: What is the Atlantic Avenue Mixed-Use Plan?
  A: The plan is a rezoning initiative that aims to transform a 21-block stretch of Atlantic Avenue in central Brooklyn by replacing industrial zoning with mixed-use districts, allowing for residential high-rises, expanded retail, and commercial space.
• Q: How many new homes could the rezoning create?
  A: The Department of City Planning estimates that the rezoning could create nearly 4,600 new homes, with more than 1,900 of them being permanently affordable.
• Q: What is the income threshold for the affordable units?
  A: The affordable units will be targeted at households earning an average of 50 percent of Area Median Income for the fully subsidized developments and 60 percent of AMI for the units created under Mandatory Inclusionary Housing option one.
• Q: What other benefits does the plan include?
  A: The plan includes over $215 million in public investments for infrastructure upgrades, park and playground renovation, local hiring initiatives, and tenant and homeowner protections, as well as the creation of commercial and community space that could generate approximately 2,800 new jobs.
• Q: What are the next steps for the plan?
  A: The plan now heads to Mayor Eric Adams’ desk for final approval.