Locals have continually voiced concerns about Alma Realty’s Surfside project, which includes the addition of four high-rise towers, as well as numerous townhouses, commercial space, and community facilities.
Rendering Courtesy of Studio V
With new developments on the horizon for the Rockaway peninsula, Community Board 14’s (CB14) Land Use Committee met at the Knights of Columbus at 333 Beach 90th Street on Wednesday, April 1, in hopes of addressing concerns about these projects before they are finalized.
One development project that remains on the forefront of these conversations is the 106-10 Shore Front Parkway Rezoning & Large-Scale General Development (LSGD) proposal, also known locally as Alma Realty’s Surfside Housing development proposal. As it currently exists, the proposal aims to build four additional high-rise towers up to 24 stories each, as well as numerous townhouses, commercial space, and community facilities, around the property’s existing three buildings between Beach 105th Street and Beach 108th Street along Shore Front Parkway.
Members of the Surfside Housing Association For Tenants (SHAFT) have opposed the development from its onset. Citing Alma Realty’s neglect of the original three 12-story apartment buildings that encompass the lot, residents of the complex can’t fathom how Alma Realty, the third-place contender for NYC’s “worst landlords,” can get away with a project of this magnitude.
The complex has received numerous summonses over the years from the FDNY for elevator breakdowns and other hazardous conditions. Common complaints filed have also mentioned inadequate heating during the cold winter months and decrepit parking lot conditions.
In addition to this, the future development has had some notable concerns that SHAFT Leader Barbara Buffolino was quick to point out during last week’s meeting.
During the initial scoping meeting for the project on April 4, 2024, documents provided from the city’s Environmental Quality Review revealed that 15 out of the 19 categories assessed indicated “significant adverse effects to the community.”
“Right off the bat, I thought this would mean it was dead on arrival, but no… They wanted to go further,” said Buffolino. “This is very concerning.”
In response, Buffolino sent an email to the Department of Community Planning (DCP) and the various agencies responsible. While highlighting the above concerns, she also asked that the agencies repeat an analysis of the site to address issues that may have been missed or, as Buffolino claimed, were intentionally omitted.
“We looked and noticed there were things left out,” Buffolino noted. “We also gave them information regarding the daily life and flow of the community to ensure that the parameters used for the future environmental impact study include schools, traffic, etc.”
Buffolino further added that SHAFT had also contracted its own third-party agency to come in and assess the risks at the site.
“We have to speak up and hold the city government accountable when they make bad decisions,” Buffolino added. “To ignore risks for a project and jeopardize thousands of residents is just foolish to me.”
Aside from Surfside, also on the radar for locals is the planned rezoning of 2-28 Beach 87th Street. According to the application on file, the developers hope to convert the property into a 10-story residential area that could have 58 units and an open space.
SHAFT Leader Barbara
Buffolino (above) and
CB14 Land Use Committee
Chair John Cori (left). Photos by Katie Larkin
CB14 President Dolores Orr stated that the project will further constrain an area with an already tight street, potentially removing parking altogether. She also wondered if the developers were aware of existing regulations, which state that building height must work in conjunction with the limits of nearby roads.
“I don’t know if they can build ten stories,” said Orr. “I’m kinda hoping they won’t be able to.”
Part of the CB14 Land Use Committee’s purpose for having a meeting last week was to discuss concerns surrounding these development proposals, but another significant part was aimed at addressing how the community board or local electeds can respond to these projects if they should make progress.
During last week’s meeting, CB14 Land Use Committee Chair John Cori noted that member deference had been virtually eliminated from the City Council since the “City of Yes” is now in full effect. That power, which allowed City Council members to veto projects they believed were a harm to their community, no longer exists since a newly created appeals panel can now overturn these decisions and allow projects to resume as planned even if the City Council and/or the area’s local representative votes it down.
Adding to this urgent need for action is the fact that community boards are only given a 60-day review period for proposed projects, a small window that Cori said has created immeasurable strain on CB14’s ability to adequately challenge projects on their merits and deficits.
“They time it so it’s right after the community board meets,” explained Cori. “We end up running around trying to find out what it is the community actually wants,” he added. “Over the years, we’ve always had a gun to our head…It’s crazy what’s going on, [so] we’re trying to alert the community.”
Cori also stated that the opposition to this project, or others like it, does not stem from an anti-affordable housing stance but rather it’s about making sure that the projects are done the right way.
What this means, he explained, is taking into account what the community experiences and the added resources it needs to thrive since adding too much too soon could overload an already strained community.
Both Cori and Orr acknowledged the success of previous affordable housing projects, which were supported by NYC Councilwoman Selvena Brooks-Powers, who represents the eastern half of the peninsula in Council District 31. Through these new developments, Brooks-Powers created an area with 100% affordable homeownership that also incorporated much-needed parking in its design, demonstrating the importance of collaboration and community input.
Regarding the development proposals on the horizon for Rockaway, Col. (Ret.) Tom Sullivan, the GOP candidate for outgoing NYS Assemblywoman Stacey Pheffer Amato’s District 23 seat, voiced his own concerns, adding that these proposed developments would mean an additional tax on other properties across the peninsula.
Since affordable units permit tax abatements for developers, the costs of the project and its upkeep after completion are directly passed onto market-rate dwellings. Sullivan also claimed that one such building on the other end of the peninsula had also received “preferred financing.” While other properties in the area were paying 5-6% Annual Percentage Rate (APR), the new affordable units were paying 0%.
“We should all be aware of this when questioning this process,” Sullivan added.
Going forward, CB14 plans on fighting these projects tooth and nail, challenging the projects based on current zoning laws throughout the peninsula.
Buffolino, however, voiced concerns that this tactic would not be enough, suggesting that it was time for Rockaway to form one united coalition to challenge the developers.
“I’ve been talking to leaders, the neighborhood… everybody to fight this!” Buffolino said. “We need to come together.”