Atlantic Basin Development Study

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY JULY 1, 2014

re P L A C E U R B A N S T U D I O

TABLE OF CONTENTS 1. Project Description 1.1- Historical Background

p. 3

3.4- Recommend Market-Supportable Sses/Gap Study

1.2- Current Task & Challenges

p. 7

3.5- Uses - Proposed

2. Existing Conditions Analysis 2.1- Summary 2.2- Site Assessment Report - Current Land Uses - Current Zoning 2.3-

Opportunities & Constraints Analysis Waterfront Uses & Connections Transit & Pedestrian Connections Security & Standoff Distances Bike Network Truck Routes Flood Zone Shadow & Environmental Study Neighborhood Assemblage Ownership

2.4- Opportunities & Constraints Diagram Uses - Allowable Maritime Waterfront Non-Maritime Commercial

3.2-

Waterfront Case Study/Precedents Analysis World Top 30 Ports US Ports Performance Precedent: Long Beach Precedent: Savannah Port Precedent: Boston Harbor

3.3- General Real Estate Market Trends - Regional - Local

p. 103

4. Issues and Opportunities p. 8 p. 11 p. 16

p. 42

3. Market Scan & Analysis 3.1-

p. 98

p. 48

p. 71

p. 82

4.1- Develop Area Analysis

p. 105

4.2

-

‘Development Scenario1’ - Transportation Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics Development Program

p. 110

4.3

-

‘Development Scenario 2’ - Block and Stack Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics Development Program

4.4

-

‘Development Scenario 3’ - Use Driven Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics Development Program

4.5- Evaluation of Scenarios - Potential for Investment

p. 118

p. 127

p. 135

5. Appendix 5.1- Back Up Materials

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

p. 138

re P L A C E U R B A N S T U D I O

2

1. Project Description

1.1- Historical Background 1.2- Current Task & Challenges

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

3

1.1- Historical Background A BRIEF HISTORY OF ATLANTIC BASIN

A. RED HOOK & ATLANTIC BASIN HISTORICAL MAP, EARLY 20TH CENTURY In 1839, businessman Colonel Daniel Richards proposed the construction of the Atlantic Basin; a port located in the westernmost point of Red Hook (a 50-acre island separated from the mainland by a creek), Brooklyn. To achieve his vision, Red Hook was connected to the city through a land reclamation process. Following this, the Basin was dredge to accommodate ships that had a draft up to 20 feet. The dredging and surrounding bulkheads kept water levels constant inside the basin despite tidal fluctuations, creating an ideal environment for loading and unloading cargo from ships. Less then a decade later, the Colonel’s idea had become reality: the Atlantic Basin assumed its part of a shoreline dominated by maritime industries.

The Atlantic Basin became part of a shoreline shaped by maritime industries. During the 19th century, as the Port of New York grew into the world’s busiest, the Atlantic Basin allowed the Brooklyn waterfront to become the heart of the City’s maritime economy. One of the major advantages of the Atlantic Basin was that it housed the first steam grain elevator in the Port of New York. The elevator stored and processed bulk grains moving through the Erie Canal and New York Harbor from the Midwest and Canada. By 1867

B. HISTORICAL TRAFFIC ROUTE

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

the majority of the grain business in New York Harbor was done in Brooklyn. The success of the basin prompted further development around the site. In the same year that he built the grain elevator, Richards successfully petitioned the city to construct a grid of more than 35 streets around the site to connect the port with the rest of South Brooklyn.

While the Brooklyn waterfront thrived for nearly a century, the years following World War II saw a disruption to its prosperity.

The advent of automation and new technologies, alongside disputes over resources, led to the decline of New York’s maritime industry. The failure to adapt to the new containerbased approach to shipping proved to be particularly detrimental, as it led to heavy port development in New Jersey. As a result, a long-standing industry that sculpted the landscape of the city’s waterfront greatly diminished. The City of New York undertook major reconstruction projects on Red Hook’s waterfront during the 1950s to scale back maritime operations and repurpose some of the area. These projects included the demolition of Civil War-era warehouses and partially filling in the basin. Today, the Atlantic Basin is a cruise ship port of call bordered by under-utilized warehouses and other light industrial spaces.

re P L A C E U R B A N S T U D I O

4

1. Project Description

1.1- Historical Background 1.2- Current Task & Challenges

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

5

1.2- Current Task & Challenges CURRENT CHALLENGE

The New York City Economic Development Corporation (NYCEDC) retained rePlace Urban Studio to identify and evaluate development options for the publicly-owned parcels that surround the Atlantic Basin in Red Hook, Brooklyn. The intent of this study is to inform the NYSEDC about the economic potential of the Basin so that the City’s economic policy goals, especially the generation of quality employment and workforce development opportunities, can be achieved at Atlantic Basin. In addition to examining new uses for the study area, existing maritime and industrial uses were examined to evaluate if/how they can achieve these important policy goals.

Study Tasks For this endeavor, rePlace performed the following tasks: Task1: Existing Conditions Analysis Initial Summary and Site Assessment Report; A digital base map; and Opportunities & Constraints Diagrams Task 2: Market Scan & Analysis

Gap Analysis; and

Market Assessment Task 3: Issues and Opportunities

Development Scenarios;

Development Program; and

Pro’s and Con’s analysis

Task 4: Final Report

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

6

2. Existing Conditions Analysis

2.1- Summary 2.2- Site Assessment Report - Current Land Uses - Current Zoning 2.3-

Opportunities & Constraints Analysis Waterfront Uses & Connections Transit & Pedestrian Connections Security & Standoff Distances Bike Network Truck Routes Flood Zone Shadow & Environmental Study Neighborhood Assemblage Ownership

2.4- Opportunities & Constraints

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

7

2.1- Summary CRUISE SHIP MOORED AT THE BROOKLYN CRUISE TERMINAL

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

8

2.1- Summary SUMMARY

Background resources provided and reference by the New York City Economic Development Corporation for this Study: Visions for a new future for Atlantic Basin: 2014 • Pinewood Metro NY Stages, KP Squared LLC, and Pinewood International Group. This is a development proposal for Pier 11’s Sound Stage with a large water tank.

2013 • RH3 Master Plan: Design and Research, prepared by AA Studio on behalf of Estate 4. This is a retail development proposal for the Snapple Building to the south of Pier 12 and several surrounding parcels.

2007 • Brooklyn Piers 7 through 9B: Conceptual Marine Terminal Planning and Feasibility Study, prepared

by Moffatt & Nichol on behalf of the New York City Economic Development Corporation, January 2007. The purpose of this study was to provide a conceptual land use plan for that accommodates the proposed relocation of Phoenix Beverage and other maritime related commercial/industrial operations and also provide a preliminary economic feasibility study of container terminal operations continuing at the site.

• Brooklyn Piers 7-12: Development Strategy, prepared

by ERA on behalf of the New York City Economic Development Corporation, April 2007. This study examined a preliminary program that sustains industrial uses and commercial maritime activity on Piers 7-9A and incorporated new uses, including a marina, hotel, public market, retail, and cultural and educational facilities.

• Pier 11, Red Hook: Up-to-Code Study, prepared by Perkins+Will on behalf of the New York City Economic Development Corporation, December 2007. This was a test-fit study to put the Portside School onto the southern end of Pier 11.

• Red Hook Piers 6-12: 21st Century Redevelopment Alternatives, prepared by HR&A Inc, on behalf of the New York City Economic Development Corporation and the Port Authority of New York and New Jersey, December 2007. This was a multi-faceted study of port operations, the PANYNJ capital subsidy as a public investment, and future opportunities.

• Brooklyn Piers 11-12: Development Strategy, prepared

by SMWM LLP on behalf of the New York City Economic Development Corporation, December 2007. This study examined changing Atlantic Basin in a two-tier process that would result in cruise terminal, which would be surrounded by a recreational marina, hotels, and retail development.

2006

• Vision Plan: Brooklyn Maritime Center, Durst Sunset LLC/ FXFowle Architects, September 2006. This proposal sought to repurpose the Atlantic Basin as a recreational area with some supporting maritime industries.

2005 • Planning for Marina Development and Related Uses at Pier 11, Brooklyn, prepared by Bermello-Ajamil & Partners, Inc. On behalf of the New York City Economic Development Corporation, May 2005. This is a proposal to divide the area surrounding the Atlantic Basin into 5 different development parcels for recreational based uses.

1996 • Red Hook: A Plan for Community Regeneration, NYC DCP, 1996. This was a plan to improve the quality of life for Red Hook residents and proposed that future development, including maritime areas like the Atlantic Basin, be crafted to minimize “conflicts between industrial and residential communities.”

Transportation: 2012 • Final Report, Study of Goods Movements: I-278 NYC and NJ, prepared by the Regional Plan Association, Rensselaer Polytechnic Institute, and University Transportation Research Center on behalf of the PANYNJ, March 2012. This freight transport study focused on ways to reduce roadway congestion excepted from greater use of trucks to move goods along the I-278 freight corridor.

2011 • Urban Distribution Centers: A Means to Reducing Freight Vehicle Miles Traveled, Final Report, prepared by the Rudin Center for Transportation Policy and Management at New York University for NYSERDA, March 2011. This report examined freight consolidation platforms and urban distribution centers as a means to solve the last mile problem of urban freights while at the same time reducing vehicle miles traveled (VMTs).

Maritime: 2011 • Pier 12, Brooklyn Cruise Terminal: Cruise Schedule 2007 to 2011. This is an excel spreadsheet that lists the ships and their arrival dates at BCT. 2007 • Maritime Support Services Location Study, prepared by the State University of New York Maritime College on behalf of the New York City Economic Development Corporation, 2007. This transport is an analysis of

expected demand and expected capacity of the maritime support services in the New York Harbor.

Other • NYC Waterfront Revitalization Program, Significant Maritime and Industrial Areas, maps www.nyc.gov/html/ dcp/pdf/wrp/revisions/wrp_partIII_maritime_industrial. pdf Assets Analysis and Management: 2009 • Waterfront Facilities Maintenance Management System: Brooklyn Cruise Terminal Cruise Terminal Pier 12 and Clinton Wharf, Brooklyn, New York – Routine Inspection, prepared by Ocean and Coastal Consultants on behalf of the New York City Economic Development Corporation, November 2009. This study found that Pier 12 is in generally poor condition “due to significant erosion in the concrete pile extensions leading to loss of embedment of the timber pile.”

2006 • Market Rental Study: Pier 11 Street Ends and Marginal Areas, West of Imlay Street b/t Pioneer and Bowne Streets, Red Hook, Brooklyn, New York, prepared by Good-Marks Associates, Inc. on behalf of the New York City Economic Development Corporation, January 2006.

This was an appraisal of the rental income of Pier 11 and surrounding land.

• Complete Appraisal Summary Report: Parcel I – Warehouse Building 68 Ferris Street, Parcel II – Storage Shed Building 68 Ferris Street, Parcel III – Office Building 242 & 300 Coffey Street, Red Hook, Brooklyn, New York, prepared by Good-Marks Associates, Inc. on behalf of the New York City Economic Development Corporation, November 2006. This was an appraisal of the former Snapple Buildings adjacent to Pier 12.

Regulatory: 2013 • Letter from the Office of the Brooklyn Borough President regarding Street Map Status of the Verona Street, dated December 4, 2013.

study area.

• CADD Files.

• Developer RFP for Pier 11. The NYC EDC issued a RFP seeking expression of interest in developing Pier 11 in 2006 and anther one for operations and development of a portion of Pier 11 in 2007.

• FEMA Flood Map Changes, In 2013 FEMA released Preliminary FIRMs for New York City as well as the Preliminary Flood Insurance Study (FIS) for New York City, a narrative report of the city’s flood hazard. These maps and study also replace FEMA’s interim Preliminary Work Maps that were released in June 2013 to inform rebuilding post-Hurricane Sandy. www.nyc.gov/html/sirr/html/ map/flood_map_update.shtml • GIS Files.

• Map 16A, New York City Zoning Map. • Misc. Scanned Images of Pier 11.

• NY Rising, NY State’s Storm Recovery Program. http://stormrecovery.ny.gov/community-reconstruction-program • Pier 11 – Scaled Aerial, February 2011.

• Pier 12 – Plan.

• PLANYC. New York City’s strategic plan to strengthen our economy, combat climate change, and enhance the quality of life. www.nyc.gov/html/planyc2030/html/ home/home.shtml • ReBuild by Design, US Department of Housing and Urban Development’s a multi-stage regional design competition to promote resilience for the Sandy-affected region. http://www.rebuildbydesign.org • Sanborn Map. • Sandy Storm Surge Map, which indicates Atlantic Basin was under 3 to 6’ of water at the peak of the storm surge.

• Special Initiative for Rebuilding and Resiliency (SIRR).

In December 2012, the Special Initiative for Rebuilding and Resiliency (SIRR) convened to address the creation of a more resilient New York City in the wake of Hurricane Sandy, with a long-term focus on preparing for and protecting against the impacts of climate change. www. nyc.gov/html/sirr/html/home/home.shtml • Survey Files.

2009 • Navigation Rules: International – Inland, US Dept. of Transportation and US Coast Guard, October 2009.

Other • Parcel Ownership and Management Chart, NYCEDC. Site Data and General Background: • BCT – Overview Map • BCT Security Map. This map shows circulation within the

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

9

2. Existing Conditions Analysis

2.1- Summary 2.2- Site Assessment Report - Current Land Uses - Current Zoning 2.3-

Opportunities & Constraints Analysis Waterfront Uses & Connections Transit & Pedestrian Connections Security & Standoff Distances Bike Network Truck Routes Flood Zone Shadow & Environmental Study Neighborhood Assemblage Ownership

2.4- Opportunities & Constraints

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

10

2.2- Site Assessment Report Initial Summary and Site Assessment Report

This report will examine the current situation within the study area, summarize the key findings of earlier studies, as well as offer rePLACE’s observations on the Atlantic Basin Study area.

Current State: This section of the report is an assessment of the current conditions at the Atlantic Basin, Pier 11, Pier 12, the Brooklyn Cruise Terminal, and the surrounding upland area.

Uses Today the Atlantic Basin can be divided into two programmatic zones. The first zone is the Brooklyn Cruise Terminal (BCT): a new 182,000 square foot facility and its associated support areas, such as parking and passenger pick-up and drop-off areas. According to Brooklyn Cruise Terminal’s website, the opening of the Terminal is responsible for 330 permanent jobs. The defining characteristic of this area is that it is only used on “Cruise Days”: days when a ship is moored and dropping off or picking up passengers. During these days, a ship arrives in the morning (with the tide), and departs following being serviced and recieving new passengers.

There is a limited amount of ships that use the BCT and port calls are sporadic throughout the year. For example, in 2006 the BCT had 40 ships dock there and in 2013 the BCT was used 22 times. For the remainder of the year the terminal is unused , except for the occasional special event.

The remainder of the Basin is a maritime support area with light manufacturing and warehouse spaces. Pier 11 is an approximately 200,000 square foot metal shed building, divided into several sub-tenancies. These subtenants are on month-to-month leases and use the space for a series of low job intensity businesses, such as elevator parts storage, recycled bottle sorting, and van fleet parking. The GSA leases Building 185, the second largest building in the study area, for storage and logistics support. The building on Lot 21 is unused except for facility storage, while Building 189 is leased to a garage/ towing company.

The terminal portion of the building is in good condition, however, the pier structure is in needed of repair. In a 2009 report by Ocean and Coastal Consultants it was noted that the pier was, and remains in - provided there has not been any remedial work performed since thenpoor condition.

Conditions - Buildings Within the Atlantic Basin study area there are 5 buildings, which all are in differing degrees of condition. The building conditions are as follows:

Building 189: This building is a small tax-payer building that is being used as a garage. rePLACE was not given access to this building.

Pier 11: This building is a steel frame with steel sheet exterior cladding; it is in moderate condition for a waterfront warehouse. A 2007 study, however, noted that this building poses adaptive reuse and mixed industrial use challenges, particularly in terms of fire separation.

Lot 21: This lot has a small masonry building, which is currently being used for facility storage. The building is in poor condition. It is missing a large portion of its roof.

Pier 12 and The Brooklyn Cruise Terminal Facilities: This building is also a steel frame with steel exterior cladding that served as a wharf warehouse building before it was converted into a passenger terminal in 2006.

Building 185: This building is a steel frame with steel sheet exterior cladding, which is currently leased to the GSA. rePLACE was not given access to this building.

Conditions - Site In 2005, when the BCT was being built, some basic site infrastructure was also updated at that time including: paving from the entry gate on Bowne Street to the main security and throughout the cruise terminal site, signage, and site lighting.

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

Site Security and Circulation The Port Authority of New York and New Jersey (PANYNJ) owns Atlantic Basin and the waterfront from Wolcott Street (south of Pier 12) up to Pier 6 at Atlantic Avenue. The entirety of the Port Authority holdings on the landside, with the exception of building 189, is surrounded by an eight foot high metal picket fence. This fence limits entry to a few points and separates the Basin from the surrounding urban fabric, including the street grid. The cruise terminal is further isolated within the Atlantic basin by a separate interior guarded gate.

This helps to provide a 100’ standoff zone around a moored ship. On the waterside, there is also a 100’ standoff that is required by the US Coast Guard.

Vehicles enter the Atlantic Basin complex at a gate on Bowne Street and pedestrians can enter at a separate gate on Pioneer Street. Trucks servicing the BCT complex are screened before entering the cruise terminal complex. Once cleared to enter the complex, uninterrupted visual contact is required until the truck enters the service area of Pier 12. (The service area has a separate control point at the landside of the Pier 12; rePLACE was not permitted to enter this controlled zone). Passengers and crew must pass an entry guard, as well as customs when entering or leaving the port. Building 185 is also isolated from the rest of the Basin and has a separate set of security measures. It appears, based upon curb cuts and some unused gates, that at one point it was intended to be a separate entrance to the BCT re P L A C E U R B A N S T U D I O

11

2.2- Site Assessment Report directly from Wolcott Street. There is also a service gate on Ferris Street, just west of Building 185.

Zoning The Atlantic Basin is located in a M2-1 Zoning district. M2 is a type of manufacturing district that sits between the light uses of a M1 district and heavy industrial uses of a M3 District - M2 districts are mainly located along the City’s waterfront. The required performance standards of a M2 districts are lower than in M1 districts, except when a M2 district borders on a residential district, which permits more noise and vibration; higher smoke emissions; and industrial activities are not required to be enclosed.

M2-1 Districts have a Floor Area Ratio (FAR) of 2.00. In addition to FAR, rear yard requirements, street wall height limits, sky exposure planes set the mass and bulk of buildings in M2-1 districts. Parking is required and loading requirements differ according to type of use and size of establishment.

Under New York City Zoning requirements, a waterfront area is the zone adjacent to a body of water at least 100 feet wide, comprising all blocks between the pier-head line and a parallel line 800 feet land­ward from the shoreline. Waterfront areas are subject to additional zoning regulations (Z.R. Article VI, Chapter). Waterfront regulations address the form, size and location of new development, as well as the amount and quality of required public access. It also applies special bulk and use regulations to developments, piers, platforms, and floating structures. These regulations also permit for the sitespecific modification of public access requirements through a Waterfront Access Plan (WAP) for stretches of waterfront parcels with unique conditions and opportunities.

New York City Zoning also governs the type of uses permitted in M2-1 districts and waterfront areas. M2-1 districts do not permit residential uses, certain types of community facilities, or hotels. A large range of businesses and uses, however, are permitted as-of right.

Environmental Considerations The increasing frequency of natural and man-made disasters is now an undeniable reality for New Yorkers. The scars of Hurricane Sandy are still evident in Red Hook. In the last few years, the people of Brooklyn have endured flash floods, tornados, multiple blackouts, and ice storms. Natural events, when coupled with brittle infrastructure, have long-term and costly impacts on waterfront areas.

After Sandy, Thomas R. Knutson of the Fluid Dynamics Laboratory at the NOAA stated that global warming by the end of the 21st century will likely cause hurricanes to be more intense on an average of 2 to 11%, implying “an even larger percentage increase in the destructive potential per storm”. On top of this increase in frequency and intensity of strong storms, the EPA has predicted that sea levels will rise 2.3 feet in New York City by the end of this century.

At the peak of Hurricane Sandy’s storm surged the Atlantic Basin was flooded under 3 to 6 feet of water. The City has classified the Atlantic Basin as Zone 1, which is the first area to be evacuated in the advent of another major hurricane striking New York City. The entire Atlantic Basin study area is within the FEMA 100 year flood plan. The 2007 FEMA Flood Insurance Rate Maps, which are still current, show the 100 year flood elevation to be +9.6’ (NAVD88 or +10’ in NVGD29 datum). The 2013 FEMA Preliminary FIS includes the 100 year (1% annual probability) flood level to be +11.3 (NAVD88) and the 500 year (0.2% annual probability) to be +14.3’. A map revision is expected based on the 2013 Flood Insurance Study within the next one to two years thus requiring the lowest occupied floor of new construction to be at elevation +12.3’ (NAVD88) within the next few years. Considering midlevel sea level rise projections from the NYCPCC show an 18 inch rise in sea level by 2050, it is likely future FEMA maps will continue to rise and flooding will continue to drive planning, design and use in the Atlantic Basin.

The vast majority of the ground plane of the upland area of the Basin is paved, which is typical for parcels that are in M2 and M3 districts. Besides increasing the amount of storm water that needs to be managed in the advent of a major storm is also a contributor to Heat Island Effect. According to the EPA, on a hot summer day, the sun can heat dry, exposed paved surfaces, to temperatures 50–90°F (27–50°C) hotter than the air, while shaded or moist surfaces remain close to air temperatures. Elevated temperature from urban heat island, especially in the summer, can affect a community’s environment and quality of life. While some heat island impacts appear to be positive, such as lengthening the plantgrowing season, most impacts are negative and include: Increased energy consumption; elevated emissions of air pollutants and greenhouse gases; and compromised human health and comfort.

Utilities & Infrastructure Planning for utility services in Atlantic Basin will include separation of existing storm and sanitary drainage network in compliance with DEP MS4 initiatives. Future storm drainage should include DEP Best Practices for Streetscape design which include catch basins, bioswales and direct stormwater discharge to Upper New York Harbor. Sanitary drainage will require upgrading and connections to trunk mains which flow to the Red Hook WWTP. Electrical substation capacity will need to be confirmed based on proposed development floor areas, uses and timeliness. Drinking water capacity will also need to be confirmed and distribution networks rebuilt.

Past Studies The Atlantic Basin, in Red Hook neighborhood of Brooklyn, has been the focus of numerous studies. These studies have considered a multitude of development scenarios for the Basin. Looking analytically at these past studies several reoccurring development themes emerge: • New recreational, commercial, and residential uses such as a pleasure boat marina surrounded by hotels and shops; • Supporting and growing the facilities of the long-standing New York maritime industrial related businesses; and • Non-maritime business that require accessible large parcels such as a art storage.

There is another defining trait that is common to the earlier studies: they were narrowly focused upon a single parcel or a tightly prescribed area, with the notable exception of the 2007 Maritime Support Services Location Study and the two freight distribution studies. A broad examination of the New York maritime industries ecosystem is absent from the catalogue of proposed development projects.

At a finer grain level, several urban design concepts recur in many of the development proposals. The most prominent of these concepts is to extend the street grid back into the Basin.

This concept is used as a means to strengthen the connection between the Atlantic Basin and surrounding community, leading to improved access for industrial, commercial, and residential uses.

Another concept that is tacitly recognized and that informs many early studies is based on the fact that the depth of the Atlantic Basin and its narrow entry (between Pier 12 and 10) limits the type of maritime uses. In other words the Basin is better suited for shallow draft and smaller crafts vessels. This - combined with the navigational challenges in Buttermilk Channel and the limited upland space- makes the Basin less then ideal for locating a modern maritime freight facility.

TIME

JOBS

Much has changed since Atlantic Basin’s heyday almost a century ago, when Red Hook was the busiest freight port in the world. The Atlantic Basin and upland portion of the complex are no longer a part of the busiest freight port in the world. At its maritime peak in the 1950s, the Red Hook neighborhood had 21,000 residents, many of whom worked on the waterfront. For the Atlantic Basin to be a dynamic part of New York City’s economy, as it was in the era before the containerization, it will need to be recast as a 21st century industrial resource that provides quality jobs for New Yorkers. This means finding creative solutions that allow private development to leverage the publicly owned parcels around the Basin within the complex ownership structure of this portion of the waterfront.

Initial Thoughts As noted before, the Atlantic Basin can be thought of as two different programmatic zones: the Brooklyn Cruise Terminal complex and the remainder of the site. For this effort, it can be similarly viewed as two areas: one defined by time another one defined by job generation potential.

The BCT is a periodically used facility that is defined by each year’s cruise ship schedule. The forty cruise days of 2006, means forty ships visited the terminal complex in that year, which also means that the complex was occupied just 11% of that year -for 89% of the 2006 the BCT was unused.

This represents a huge opportunity for this facility and the surrounding waterfront. Beyond increasing the number port calls at the terminal, there is the potential to place other programs that have symbiotic schedules and use-wise with the existing cruise terminal.

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

12

2.2- Site Assessment Report CURRENT ZONING

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

13

2.2- Site Assessment Report ZONING

M2-1 ZONE WATERFRONT AREA

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

14

2. Existing Conditions Analysis

2.1- Summary 2.2- Site Assessment Report - Current Land Uses - Current Zoning 2.3-

Opportunities & Constraints Analysis Waterfront Uses & Connections Transit & Pedestrian Connections Security & Standoff Distances Bike Network Truck Routes Flood Zone Shadow & Environmental Study Neighborhood Assemblage Ownership

2.4- Opportunities & Constraints

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

15

2.3- Opportunities & Constraints Analysis SUMMARY OF OPPORTUNITIES AND CONSTRAINTS This summary is an aggregation of the findings from our research and initial analysis of the physical, operational, regulatory, and environmental factors that are currently found in the study area. Our examination determined opportunities and constraints beyond the bounds of the study area that may also affect development; these are also listed in this summary.

The intent of this analysis is to identify potential development limiters so that they can be addressed in urban design strategies. This analysis is also intended to bring forward assets, traits, and opportunities that could be developed into design concepts and development approaches. In other words, this information will be used to inform the next steps in this study.

The constraints and opportunities listed below are illustrated in the diagrams, maps, and drawings that follow this summary.

CONSTRAINTS Neighbor Barriers - Entrance to the Brooklyn Battery Tunnel, I-278 cut and overpass, and Red Hook’s fragmented grid impede access to the Atlantic Basin from elsewhere in Brooklyn.

Transit - The pedestrian connection to the Smith and 9th Street and Carroll Street subway stations are convoluted and difficult to navigate. This poses a challenge for Brooklyn Cruise Terminal users and others visiting the Basin for the first time.

Security - The rules governing passenger ship security in combination with a single entry for point freight and passengers has created operational complexities as well as site inefficiencies within the entire study area.

Building Stock - Building 185 and Pier 11 are metal shed buildings that have limited development potential and a narrow range of possible uses.

Elevation - Climate change and storm surge pose a challenge in terms of ground floor uses, infrastructure placement, and risk management.

Basin Configuration – The narrow basin inlet combined with its depth limits access for larger vessels.

Ownership and Lease Structures – The study area has a complex ownership and lease structure. The study area is owned by two governmental different entities (New York City and the Port Authority of New York New Jersey). The Port Authority leases its parcels within the study area to the City and the federal government. The City in turn sublets these parcels to businesses and other enterprises.

OPPORTUNITIES: Under-utilized Spaces and Facilities - The study area has several facilities and spaces that are not being fully utilized at this time. Foremost of these is the Brooklyn Cruise Terminal Complex (Pier 12 and the surround support area - parking lot, passenger drop off and pick up).

Remnants of the Grid are Intact - A security fence separates the entire PANYNJ’s Brooklyn Marine Terminal from the rest of the City. This separation, while positive for some uses, limits development potential. The grid could, however, be extended back to the study area and is only blocked by fences and other minor site infrastructure.

Waterfront Access – Because of the basin, the study area has more waterfront than just the frontage along the Buttermilk Channel. The Basin is also sheltered. This makes it potential asset for a wide range of potential uses.

Prime Location – The study area is located at the heart of New York City’s freight network with good maritime access from Buttermilk Channel and truck accesses from I -278.

Development Pressure – The encroachment of residential and commercial development towards Atlantic Basin is an opportunity to leverage private sector development energy to support and build new industrial opportunities within the study area.

Proximity to the Van Brunt Corridor – The commercial corridor along Van Brunt has grown, even after Hurricane Sandy. It offers a range of amenities (restaurants, pubs, and stores)that can support the needs of future Atlantic Basin workers and visitors.

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

Business Ecosystem – Being centrally located within the City offers the opportunity for Basin located businesses to seek mutually beneficial partnership; this could occur at five scales: • Within the study area; • Between the study area and the surrounding community; • Within the city; • Regional; and • Global For example, there may be opportunities to build relationships with other maritime industries within the City or outside of New York.

Bike Access – The recent shift towards biking as a primary means of transport along with the new Bike Path on the eastern edge of the study area bolsters the Basin’s appeal and helps to overcome some of the access constraints.

re P L A C E U R B A N S T U D I O

16

2.3- Opportunities & Constraints Analysis REGIONAL TRANSPORTATION SYSTEM I-218

NEWARK AIRPORT

JFK AIRPORT I-218

AIRPORT RAILWAY I-278 ROAD MARINE

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

17

2.3- Opportunities & Constraints Analysis TRUCK CIRCULATION

TRUCK CIRCULATION CONTROL POINT STANDOFF AREA SECURED AREA

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

18

2.3- Opportunities & Constraints Analysis CAR CIRCULATION

CAR CIRCULATION CONTROL POINT STANDOFF AREA SECURED AREA

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

19

2.3- Opportunities & Constraints Analysis BUS CIRCULATION

BUS CIRCULATION CONTROL POINT STANDOFF AREA SECURED AREA

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

20

2.3- Opportunities & Constraints Analysis BIKE CIRCULATION

BIKE CIRCULATION CONTROL POINT STANDOFF AREA SECURED AREA

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

21

2.3- Opportunities & Constraints Analysis PEDESTRIAN CIRCULATION

PEDESTRIAN CIRCULATION

CONTROL POINT STANDOFF AREA SECURED AREA

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

22

2.3- Opportunities & Constraints Analysis CIRCULATION

TRUCK CIRCULATION CAR CIRCULATION PEDESTRIAN CIRCULATION BUS CIRCULATION CONTROL POINT STANDOFF AREA SECURED AREA

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

23

2.3- Opportunities & Constraints Analysis LOCAL TRUCK ROUTES

BQE

AT

LA

NT

IC

AV

E

MAJOR TRUCK LOCAL TRUCK ROUTE BQE

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

24

2.3- Opportunities & Constraints Analysis PUBLIC TRANSPORTATION ACCESS

PIER/FERRY

JAY ST.

BERGEN ST.

WATER TAXI

ATLANTIC BASIN CARROLL ST.

SMITH/ 9 ST.

4 ST.

61 BUS 7 ST.

G-LINE F-LINE MARINE

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

25

2.3- Opportunities & Constraints Analysis WALKING DISTANCE

PIER 6

ATLANTIC BASIN

61 STOP 1 MILE

CARROLL ST STATION

0.5 MILE

FAIRWAY SMITH -9 ST STATION IKEA

20 MINS WALK 10 MINS WALK

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

26

2.3- Opportunities & Constraints Analysis WORKING WATERFRONT

BUTTERMILK CHANNEL

ATLANTIC BASIN

ERIE BASIN

WORKING WATERFRONT

HENRY STREET BASIN

GOWANUS CANAL

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

27

2.3- Opportunities & Constraints Analysis TRANSIT USES

ATLANTIC BASIN

TRANSIT USES

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

28

2.3- Opportunities & Constraints Analysis LAND USE-MANUFACTURING

ATLANTIC BASIN

MANUFACTURING USES

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

29

2.3- Opportunities & Constraints Analysis LAND USE-RESIDENTIAL

ATLANTIC BASIN

RESIDENTIAL USES

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

30

2.3- Opportunities & Constraints Analysis LAND USE-COMMERCIAL

ATLANTIC BASIN

COMMERCIAL USE

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

31

2.3- Opportunities & Constraints Analysis NEIGHBORHOOD LAND USE

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

32

2.3- Opportunities & Constraints Analysis USE INTENSITY DURING THE YEAR

PIER 12 PIER 12

ATLANTIC BASIN PIER 11

PIER 11

CONSTANT BLDG 185

VARIES

(EIGHT TIMES A MONTH)

SEASONAL

UNKNOWN VARIES

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

33

2.3- Opportunities & Constraints Analysis STUDY AREA OWNERSHIP

1- Pier 12:

• Owned By PANYNJ • Leased To NYCEDC • Operator Agreement

6

2-Pier 11:

1. Owned By PANYNJ 2. Leased To EDC 3. Sublet To Phoenix Beverages 4. Phoenix Sublet To Multiple Industrial Warehouse Tenants

3-Building 185:

• Owned By PANYNJ • Leased To GSA

4-Bus Parking:

1

• Owned By NYC

5

5-Atlantic Basin: 2

ONLY ONLY

• Owned By PANYNJ • Sublet To NYCEDC • Dock NYC Operator (For Southern Half Of Eastern Edge Agreement)

6-Pier 7-10: ~APP

ROX.

BUIL

DING

LOCA TION

~

• Owned By PANYNJ

7

3

4

7-Building 189:

• Owned By PANYNJ • Sublease With Auto Repair (Garage) Tenant

STUDY AREA SECURE AREA

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

34

2.3- Opportunities & Constraints Analysis NEIGHBORHOOD ASSEMBLAGE OWNERSHIP

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

35

2.3- Opportunities & Constraints Analysis HIGH FLOODING VULNERABILITY

ATLANTIC BASIN

HIGH FLOODING VULNERABLE AREA

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

36

2.3- Opportunities & Constraints Analysis FEMA FLOOD INSURANCE STUDY - 2013

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

37

2. Existing Conditions Analysis

2.1- Summary 2.2- Site Assessment Report - Current Land Uses - Current Zoning 2.3-

Opportunities & Constraints Analysis Waterfront Uses & Connections Transit & Pedestrian Connections Security & Standoff Distances Bike Network Truck Routes Flood Zone Shadow & Environmental Study Neighborhood Assemblage Ownership

2.4- Opportunities & Constraints

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

38

2.4- Opportunities & Constraints Diagram SEPARATED TRUCK TRAFFIC FLOW ANALYSIS

TRUCK CAR/BUS BUS PARKING POTENTIAL PASSENGER PARKING --DEPENDING ON DEVELOPING SCENARIO POTENTIAL DEVELOPING AREA ALT NEW ROADWAY

N

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

39

2.4- Opportunities & Constraints Diagram MIXED TRAFFIC FLOW ANALYSIS-ALTERNATIVE OPTION

TRUCK CAR/BUS BUS PARKING N

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

40

2.4- Opportunities & Constraints Diagram POTENTIAL BOATS AND SHIPS

Harbor Going Tugboat

BUTTERMILK CHANNEL

Draft : 16.7 Foot 32 Foot

98 Foot

Terminal Tugboat

HUDSON RIVER

Draft:12 Foot 17 Foot

500 Feet

Self Propelled Split Hopper Barge Draft : 15 Foot 40 Foot

+ 17 Feet at Low Tide

92 Foot

180 Foot

Cargo Barge Draff: 17 Foot 120 Foot

400 Foot

Non-propelled Hopper Barge Draft: 11 Foot 31 Foot

ATLANTIC BASIN

192 Foot

Small Recreational Craft Draft: 6 Foot 6 Foot

25 Foot

Sailing Boat Draft: 6.6 Foot 31 Foot

44 Foot

Dinning Cruise-Easy Cruise One Draft :16 Foot 80 Foot

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

290 Foot

re P L A C E U R B A N S T U D I O

41

2.4- Opportunities & Constraints Diagram CIRCULATION BARRIERS

ATLANTIC BASIN

CIRCULATION BARRIERS

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

42

2.4- Opportunities & Constraints Diagram

OR RID

CARROLL GARDENS

R O ID

CO RR

VA

N

BR

U

N

T

ST

.

ATLANTIC BASIN

COR

COL

UM

BIA

ST.

DEVELOPMENT PRESSURES

RED HOOK

RED HOOK HOUSES

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

COMMERCIAL AREA RESIDENTIAL AREA

re P L A C E U R B A N S T U D I O

43

3. Market Scan & Analysis

3.1-

Uses - Allowable Maritime Waterfront Non-Maritime Commercial

3.2-

Waterfront Case Study/Precedents Analysis World Top 30 Ports US Ports Performance Precedent: Long Beach Precedent: Savannah Port Precedent: Boston Harbor

3.3- General Real Estate Market Trends - Regional - Local 3.4- Recommend Market-Supportable Uses/Gap Study 3.5- Uses - Proposed

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

44

3.1- Uses - Allowable MARITIME USES BY PORT TYPE- COMMENTS FROM 06.12.14 MEETING

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

45

3.1- Uses - Allowable INDUSTRIAL USE BY SECTOR- COMMENTS FROM 06.12.14

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

46

3.1- Uses - Allowable M1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M1 ZONING DISTRICT:

USE GROUP 3A (PER Z.R. 42-12)

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

WATERFRONT

OPEN SPACE

USE CROUP 4: COMMUNITY FACILITIES

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

ACCESS

COMMUNICATION

AS-OF-RIGHT USE GROUPS

CURBCUT

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

WATERFRONT

OPEN SPACE

FLAMMABLES

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

USE CROUP 3: COMMUNITY FACILITY

M1 ZONING DISTRICT: ACCESS

CURBCUT

AS-OF-RIGHT USE GROUPS

USE GROUP 4A (PER Z.R. 42-11) HEALTH FACILITIES APPROVED UNDER ARTICLE 28 OF THE PUBLIC HEALTH LAW OF NEW YORK STATE

LIMITED TO MUSEUMS THAT ARE ANCILLARY TO EXISTING MOTION PICTURE PRODUCTION STUDIOS OR RADIO OR TELEVISION STUDIOS, PROVIDED THEY ARE LOCATED WITHIN 500 FEET OF SUCH STUDIOS AND DO NOT EXCEED 75,000 SQFT

USE GROUP 4B (PER Z.R. 22-14) AMBULATORY DIAGNOSTIC OR TREATMENT HEALTH CARE FACILITIES

CLUBS, EXCEPT: BUSINESS CLUBS, NON-COMMERCIAL OUTDOOR SWIMMING CLUBS, AND PHYSICAL CULTURE COMMUNITY CENTERS OR SETTLEMENT HOUSES

HOUSES OF WORSHIP, RECTORIES OR PARISH HOUSES

MONASTARIES, CONVENTS OR NOVITIATES USED FOR LIVING PURPOSES

NON-PROFIT OR VOLUNTARY HOSPITALS AND RELATED FACILTIES, EXCEPT ANIMAL HOSPITALS PHILANTHROPIC OR NON-PROFIT INSTITUTIONS WITHOUT SLEEPING ACCOMENDATIONS PROPIETARY HOSPITALS AND RELATED FACILITIES, EXCEPT ANIMAL HOSPITALS

SEMINARIES

WELFARE CENTERS

1

1

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

47

3.1- Uses - Allowable M1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M1 ZONING DISTRICT:

USE GROUP 4A (PER Z.R. 42-11): OPEN USES AGRICULTURE USES INCLUDING GREENHOUSES, NURSERIES OR TRUCK GARDENS

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

FLAMMABLES

SAFETY

SPECIAL INFRASTRUCTURE

WATERFRONT

USE CROUP 5: TRANSIENT HOTELS

ACCESS

OPEN SPACE

AS-OF-RIGHT USE GROUPS

DELEVERIES

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

WATERFRONT

OPEN SPACE

CURBCUT

USE CROUP 4: COMMUNITY FACILITIES

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

ACCESS

COMMUNICATION

AS-OF-RIGHT USE GROUPS

CURBCUT

M1 ZONING DISTRICT:

USE GROUP 5 (PER Z.R. 42-483) - COMMERCIAL USES TRANSIENT HOTELS SHALL BE PERMITTED EXCEPT FOR DEVELOPMENTS OR ENLARGEMENTS WITH GREATER THAN 100 SLEEPING UNITS ON ZONING LOTS WHERE RESIDENTAIL USES ARE ALLOWED AS OF RIGHT

CEMETERIES

GOLF COURSE

OUTDOOR TENNIS COURST OR ICE SKATING RINKS PROVIDED LIGHTING IS POINTED AWAY FROM NEARBY RESIDENCES PUBLIC PARKS

RAILROAD OR TRANSIT RIGHT-OF -WAYS

2

1

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

48

3.1- Uses - Allowable M2-1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M2-1 ZONING DISTRICT:

USE GROUP 6A (PER Z.R. 42-12) - STORES:

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

WATERFRONT

USE CROUP 6: LOCAL RETAIL

SAFETY

SPECIAL INFRASTRUCTURE

OPEN SPACE

ACCESS

COMMUNICATION

AS-OF-RIGHT USE GROUPS

DELEVERIES

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

WATERFRONT

OPEN SPACE

CURBCUT

USE CROUP 6: LOCAL RETAIL

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

ACCESS

CURBCUT

M2-1 ZONING DISTRICT:

AS-OF-RIGHT USE GROUPS

USE GROUP 6C (PER Z.R. 42-13) - RETAIL OR SERVICE ESTABLISHMENTS: CUSTOM FURRIER SHOPS

EXCEPT THAT FOOD STORES, INCLUDING SUPERMARKETS,GROCERY STORES OR DELICATESSEN STORES, SHALL BE LIMITED TO 10,000 SQUARE FEET OF FLOOR AREA PER ESTABLISHMENT USE GROUP 6B (PER Z.R. 32-15) - OFFICES: OFFICES, BUSINESS, PROFESSIONAL INCLUDING AMBULATORY DIAGNOSTIC OR TREATMENT HEALTH CARE, OR GOVERNMENTAL

DOCKS FOR FERRIES OR WATER TAXIS

EATING OR DRINKING ESTABLISHMENTS WITH ENTERTAINMENT BUT NOT DANCING, WITH A CAPACITY OF 200 PERSONS OR LESS

VETERINARY MEDICINE FOR SMALL ANIMALS; WHERE SUCH BUILDING CONTAINS A RESIDENTIAL USE, NO ACCESS SHALL BE FROM AN ENTRANCE SERVING THE RESIDENTIAL PORTION

EATING OR DRINKING ESTABLISHMENTS WITH MUSICAL ENTERTAINMENT BUT NOT DANCING, WITH A CAPACITY OF 200 PERSONS OR LESS

USE GROUP 6C (PER Z.R. 42-13) - RETAIL OR SERVICE ESTABLISHMENTS: ANTIQUE STORES

FROZEN FOOD LOCKERS ART GALLERIES FISHING TACKLE OR EQUIPMENT, RENTAL OR SALES COMMERCIAL ARTISTS’ SUPPLY STORES JEWELRY OR ART METAL CRAFT SHOPS AUTOMOBILE SUPPLY STORES LOCKSMITH SHOPS BANKS MEETING HALLS BICYCLE SALES MILLINERY SHOPS CANDY OR ICE CREAM STORES MUSIC STORES CIGAR OR TOBACCO STORES

1

2

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

49

3.1- Uses - Allowable M2-1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M2-1 ZONING DISTRICT:

USE GROUP 6C (PER Z.R. 42-13) - RETAIL OR SERVICE ESTABLISHMENTS: NEWSSTANDS, OPEN OR CLOSED

USE GROUP 6D (PER Z.R. 32-15) - PUBLIC SERVICE ESTABLISHMENTS: WATER OR SEWAGE PUMPING STATIONS

PAINT STORES

USE GROUP 6F (PER Z.R. 32-15) - ACCESSORY USES: FOOD STORES WITH 2,000 SQFT OR MORE OF FLOOR AREA (CLASSIFIED IN PARKING REQUIREMENT CATEGORY A) AND FOOD STORES WITH LESS THAN 2,000 SQFT OF FLOOR AREA ARE (CLASSIFIED IN PARKING REQUIREMENT CATEGORY B)

PICTURE FRAMING SHOPS

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

FLAMMABLES

SAFETY

SPECIAL INFRASTRUCTURE

WATERFRONT

USE CROUP 6: LOCAL RETAIL

ACCESS

OPEN SPACE

AS-OF-RIGHT USE GROUPS

DELEVERIES

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

WATERFRONT

OPEN SPACE

CURBCUT

USE CROUP 6: LOCAL RETAIL

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

ACCESS

CURBCUT

M2-1 ZONING DISTRICT:

AS-OF-RIGHT USE GROUPS

WATCH OR CLOCK REPAIR SHOPS

USE GROUP 6D (PER Z.R. 32-15) - PUBLIC SERVICE ESTABLISHMENTS: COURT HOUSES

ELECTRIC OR GAS UTILITY SUBSTATIONS, OPEN OR ENCLOSED, LIMITED IN EACH CASE TO A SITE OF NOT MORE THAN 10,000 SQUARE FEET FIRE OR POLICE STATIONS

PUBLIC UTILITY STATIONS FOR OIL OR GAS METERING OR REGULATING

SOLAR ENERGY SYSTEMS

TELEPHONE EXCHANGES OR OTHER COMMUNICATIONS EQUIPMENT STRUCTURES

TERMINAL FACILITIES AT RIVER CROSSINGS FOR ACCESS TO ELECTRIC, GAS, OR STEAM LINES

3

4

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

50

3.1- Uses - Allowable M2-1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M2-1 ZONING DISTRICT:

USE GROUP 7B (PER Z.R. 32-16): RETAIL OR SERVICE ESTABLISHMENTS BICYCLE RENTAL OR REPAIR SHOPS

USE GROUP 7B (PER Z.R. 32-16): RETAIL OR SERVICE ESTABLISHMENTS VENETIAN BLIND, WINDOW SHADE OR AWNING SHOPS, CUSTOM, LIMITED TO 2,500 SQUARE FEET OF FLOOR AREA PER ESTABLISHMENT

ELECTRICAL, GLAZING, HEATING, PAINTING, PAPER HANGING, PLUMBING, ROOFING OR VENTILATING CONTRACTORS’ ESTABLISHMENTS, LIMITED TO 2,500 SQUARE FEET OF FLOOR AREA PER ESTABLISHMENT

USE GROUP 7C (PER Z.R. 32-16): WHOLESALE ESTABLISHMENTS WHOLESALE ESTABLISHMENTS, WITH NOT MORE THAN 1,500 SQUARE FEET OF ACCESSORY STORAGE PER ESTABLISHMENT

EXTERMINATORS

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

FLAMMABLES

SAFETY

SPECIAL INFRASTRUCTURE

WATERFRONT

USE CROUP 7: HOME MAINTENANCE

ACCESS

OPEN SPACE

AS-OF-RIGHT USE GROUPS

DELEVERIES

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

WATERFRONT

OPEN SPACE

CURBCUT

USE CROUP 7: HOME MAINTENANCE

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

ACCESS

CURBCUT

M2-1 ZONING DISTRICT:

AS-OF-RIGHT USE GROUPS

USE GROUP 7D (PER Z.R. 32-16): AUTO SERVICE ESTABLISHMENTS AUTOMOBILE GLASS AND MIRROR SHOPS

FUNERAL ESTABLISHMENTS AUTOMOBILE SEAT COVER OR CONVERTIBLE TOP ESTABLISHMENTS, SELLING OR INSTALLATION

GUN REPAIRS

ELECTRIC VEHICLE CHARGING STATIONS AND AUTOMOTIVE BATTERY SWAPPING FACILITIES

MONUMENT SALES ESTABLISHMENTS, WITH INCIDENTAL PROCESSING TO ORDER, BUT NOT INCLUDING THE SHAPING OF HEADSTONES

TIRE SALES ESTABLISHMENTS, INCLUDING INSTALLATION SERVICES

MOVING OR STORAGE OFFICES, WITH STORAGE LIMITED TO ITEMS FOR RETAIL SALE AND TO 1,500 SQUARE FEET OF FLOOR AREA PER ESTABLISHMENT

USE GROUP 7E (PER Z.R. 32-16): ACCESSORY USES

REFRESHMENT STANDS, DRIVE-IN

SAILMAKING ESTABLISHMENTS

SIGN PAINTING SHOPS, LIMITED TO 2,500 SQUARE FEET OF FLOOR AREA PER ESTABLISHMENT TRADE EMBALMERS

1

2

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

51

3.1- Uses - Allowable M2-1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M2-1 ZONING DISTRICT:

USE GROUP 7B (PER Z.R. 32-16): RETAIL OR SERVICE ESTABLISHMENTS BICYCLE RENTAL OR REPAIR SHOPS

USE GROUP 8A (PER Z.R. 32-17): AMUSEMENTS

SEASONAL

AFTER HOURS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

OPERATIONS

BILLIARD PARLORS OR POOL HALLS

ELECTRICAL, GLAZING, HEATING, PAINTING, PAPER HANGING, PLUMBING, ROOFING OR VENTILATING CONTRACTORS’ ESTABLISHMENTS, LIMITED TO 2,500 SQUARE FEET OF FLOOR AREA PER ESTABLISHMENT

BOWLING ALLEYS, LIMITED TO NOT MORE THAN 16 LANES PER ESTABLISHMENT

EXTERMINATORS

MODEL CAR HOBBY CENTER, INCLUDING RACING, LIMITED TO NOT MORE THAN 8,000 SQUARE FEET OF FLOOR AREA PER ESTABLISHMENT

FUNERAL ESTABLISHMENTS

USE GROUP 8B (PER Z.R. 32-17): RETAIL OR SERVICE ESTABLISHMENTS AUTOMOBILE DRIVING SCHOOLS

GUN REPAIRS

WATERFRONT

USE GROUP 8 - SMALL AMUSEMENT

SAFETY

SPECIAL INFRASTRUCTURE

OPEN SPACE

ACCESS

COMMUNICATION

AS-OF-RIGHT USE GROUPS

DELEVERIES

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

WATERFRONT

OPEN SPACE

CURBCUT

USE GROUP 8 - SMALL AMUSEMENT

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

ACCESS

CURBCUT

M2-1 ZONING DISTRICT:

AS-OF-RIGHT USE GROUPS

ICE VENDING MACHINES, COIN-OPERATED, INCLUDING THOSE MACHINES THAT ARE SELF-CONTAINED, DEALING DIRECTLY WITH THE ULTIMATE CONSUMER. SUCH SELFCONTAINED MACHINES SHALL BE LIMITED TO 1,600 POUNDS CAPACITY

MONUMENT SALES ESTABLISHMENTS, WITH INCIDENTAL PROCESSING TO ORDER, BUT NOT INCLUDING THE SHAPING OF HEADSTONES

PAWN SHOPS

MOVING OR STORAGE OFFICES, WITH STORAGE LIMITED TO ITEMS FOR RETAIL SALE AND TO 1,500 SQUARE FEET OF FLOOR AREA PER ESTABLISHMENT

TELEVISION, RADIO, PHONOGRAPH OR HOUSEHOLD APPLIANCE REPAIR SHOPS

REFRESHMENT STANDS, DRIVE-IN

UPHOLSTERING SHOPS DEALING DIRECTLY WITH CONSUMERS

SAILMAKING ESTABLISHMENTS

LUMBER STORES, LIMITED TO 5,000 SQUARE FEET OF FLOOR AREA USED FOR OFFICE AND DISPLAY AREA, AND PROVIDED THAT NOT MORE THAN 400 SQUARE FEET OF FLOOR AREA SHALL BE USED FOR CUTTING OF LUMBER TO SIZE

SIGN PAINTING SHOPS, LIMITED TO 2,500 SQUARE FEET OF FLOOR AREA PER ESTABLISHMENT

USE GROUP 8C (PER Z.R. 32-17): AUTOMOTIVE SERVICES ETABLISHMENTS AUTOMOBILE RENTAL ESTABLISHMENTS

TRADE EMBALMERS PUBLIC PARKING GARAGES

1

2

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

52

3.1- Uses - Allowable M2-1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M2-1 ZONING DISTRICT:

USE GROUP 13A (PER Z.R. 32-22): AMUSEMENTS, OPEN OR ENCLOSED CAMPS, OVERNIGHT OR OUTDOOR DAY

USE GROUP 14A (PER Z.R. 32-23): RETAIL OR SERVICE BICYCLE RENTAL OR REPAIR SHOPS

CHILDREN’S AMUSEMENT PARKS, PROVIDED THAT THE TOTAL AREA OF THE ZONING LOT SHALL NOT EXCEED 10,000 SQUARE FEET, AND THAT NO AMUSEMENT ATTRACTIONS SHALL BE LOCATED WITHIN 20 FEET OF A RESIDENCE DISTRICT

BICYCLE SALES

CIRCUSES, CARNIVALS OR FAIRS OF A TEMPORARY NATURE

BOAT FUEL SALES, OPEN OR ENCLOSED, RESTRICTED TO LOCATIONS WITHIN 10 FEET OF A BOAT DOCK

COMMERCIAL BEACHES OR SWIMMING POOLS

BOAT RENTALS, OPEN OR ENCLOSED

GOLF DRIVING RANGES

BOAT SHOWROOMS OR SALES, RESTRICTED TO BOATS LESS THAN 100 FEET IN LENGTH, PROVIDED THAT SUCH USE MAY BE CONDUCTED OUTSIDE A COMPLETELRY ENCLOSED BUILDING - LOCATED GRAETER THAN 100' FOR RES . DIS.

MINIATURE GOLF COURSES

CANDY OR ICE CREAM STORES

OUTDOOR ROLLER SKATING RINKS

DOCKS FOR FERRIES, OTHER THAN GAMBLING VESSELS, LIMITED TO AN AGGREFATE OPERATIONAL PASSENGER LOAD PER ZONING LOT OF 150 PASSENGERS PPER HALF HOUR

OUTDOOR SKATING RINKS

DOCKS FOR SIGHTSEEING, EXCURSION OR SPORT FISHING VESSELS, OTHER THAN GAMBLING VESSELS, LIMITED TO US COAST GUARD CAPACITIES

THEATERS

DOCKS FOR WATER TAXIS, WITH A VESSEL CAPACITY UP TO 99 PASSENGERS.

OUTDOOR SKATEBOARD PARKS, PROVIDED THAT THE TOTAL AREA OF THE LOT, EXCLUDING THE AREA USED FOR ACCESSORY OFF-STREET PARKING, SHALL NOT EXCEED TWO ACRES, AND PROVIDED NO TEMPORARY ENCLOSURE

DOCKS OR MOORING FACILITIES FOR NON-COMMERCIAL PLEASURE BOATS

USE GROUP 13B (PER Z.R. 32-22): RETAIL ESTABLISHMENTS

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

WATERFRONT

USE GROUP 14 - WATERFRONT

SAFETY

SPECIAL INFRASTRUCTURE

OPEN SPACE

ACCESS

COMMUNICATION

AS-OF-RIGHT USE GROUPS

DELEVERIES

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

WATERFRONT

OPEN SPACE

CURBCUT

USE GROUP 13 - LOW COVERAGE

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

ACCESS

CURBCUT

M2-1 ZONING DISTRICT:

AS-OF-RIGHT USE GROUPS

FISHING TACKLE OR EQUIPMENT, RENTAL OR SALES

BANQUET HALLS

1

1

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

53

3.1- Uses - Allowable M2-1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M2-1 ZONING DISTRICT:

USE GROUP 14A (PER Z.R. 32-23): RETAIL OR SERVICE BICYCLE RENTAL OR REPAIR SHOPS

USE GROUP 14A (PER Z.R. 32-23): RETAIL OR SERVICE ICE VENDING MACHINES, COIN-OPERATED, INCLUDING THOSE MACHINES THAT ARE SELF-CONTAINED, DEALING DIRECTLY WITH THE ULTIMATE CONSUMER. SUCH SELFCONTAINED MACHINES SHALL BE LIMITED TO 1,600 POUNDS CAPACITY

BICYCLE SALES

SAILMAKING ESTABLISHMENTS

BOAT FUEL SALES, OPEN OR ENCLOSED, RESTRICTED TO LOCATIONS WITHIN 10 FEET OF A BOAT DOCK

SALE OR RENTAL OF SPORTING EQUIPMENT GOODS OR EQUIPMENT, INCLUDING INSTRUCTION IN SKING, SAILING, OR SKIN DIVING

BOAT RENTALS, OPEN OR ENCLOSED

USE GROUP 14B (PER Z.R. 32-23):CLUBS NON-COMMERCIAL CLUBS, WITHOUT RESTRICTIONS ON ACTIVITIES OF FACILITIES EXCEPT FOR ANY PHYSICAL CULTURE ESTABLISHMENTS OR HEALTH ESTABLISHMENTS

BOAT SHOWROOMS OR SALES, RESTRICTED TO BOATS LESS THAN 100 FEET IN LENGTH, PROVIDED THAT SUCH USE MAY BE CONDUCTED OUTSIDE A COMPLETELRY ENCLOSED BUILDING - LOCATED GRAETER THAN 100' FOR RES . DIS.

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

WATERFRONT

USE GROUP 14 - WATERFRONT

SAFETY

SPECIAL INFRASTRUCTURE

OPEN SPACE

ACCESS

COMMUNICATION

AS-OF-RIGHT USE GROUPS

DELEVERIES

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

WATERFRONT

OPEN SPACE

CURBCUT

USE GROUP 14 - WATERFRONT

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

ACCESS

CURBCUT

M2-1 ZONING DISTRICT:

AS-OF-RIGHT USE GROUPS

USE GROUP14C (PER Z.R. 32-23): ACCESSORY USES

CANDY OR ICE CREAM STORES

DOCKS FOR FERRIES, OTHER THAN GAMBLING VESSELS, LIMITED TO AN AGGREFATE OPERATIONAL PASSENGER LOAD PER ZONING LOT OF 150 PASSENGERS PPER HALF HOUR DOCKS FOR SIGHTSEEING, EXCURSION OR SPORT FISHING VESSELS, OTHER THAN GAMBLING VESSELS, LIMITED TO US COAST GUARD CAPACITIES DOCKS FOR WATER TAXIS, WITH A VESSEL CAPACITY UP TO 99 PASSENGERS.

DOCKS OR MOORING FACILITIES FOR NON-COMMERCIAL PLEASURE BOATS

FISHING TACKLE OR EQUIPMENT, RENTAL OR SALES

1

2

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

54

3.1- Uses - Allowable M2-1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M2-1 ZONING DISTRICT:

USE GROUP 16A (PER Z.R. 32-25): RETAIL OR SERVICE ESTABLISHMENTS ANIMAL HOSPITALS OR KENNELS

USE GROUP 16A (PER Z.R. 32-25): RETAIL OR SERVICE ESTABLISHMENTS MIRROR SILVERING OR GLASS CUTTING SHOPS

ANIMAL POUNDS OR CREMATORIUMS

MOTORCYCLE OR MOTOR SCOOTER RENTAL ESTABLISHMENTS

AUTOMOBILE, MOTORCYCLE, TRAILER OR BOAT SALES, OPEN OR ENCLOSED

POULTRY OR RABBIT KILLING ESTABLISHMENTS, FOR RETAIL SALE OF THE SAME ZONING LOT ONLY

BLACKSMITH SHOPS

RIDING ACADEMIES, OPEN OR ENCLOSED

BUILDING MATERIALS SALES, OPEN OR ENCLOSED, LIMITED TO 10,000 SQUARE FEET OF LOT AREA PER ESTABLISHMENT, PROVIDED THAT NOT MORE THAN 5,000 SQUARE FEET OF SUCH LOT AREA IS USED FOR OPEN STORAGE

SIGN PAINTING SHOPS, WITH NO LIMITATION ON FLOOR AREA PER ESTABLISHMENT

CARPENTRY, CUSTOM WOODWORKING OR CUSTOM FURNITURE MAKING SHOPS

SILVER PLATING SHOPS, CUSTOM

CREMATORIUMS, HUMANS

SOLDERING OR WELDING SHOPS

ELECTRICAL, GLAZING, HEATING, PAINTING, PAPER HANGING, PLUMBING, ROOFING OR VENTILATING CONTRACTORS’ ESTABLISHMENTS, OPEN OR ENCLOSED, WITH OPEN STORAGE LIMITED TO 5,000 SQUARE FEET OF LOT AREA

STABLES FOR HORSES

FUEL, ICE, OIL, COAL OR WOOD SALES, OPEN OR ENCLOSED, LIMITED TO 5,000 SQUARE FEET OF LOT AREA PER ESTABLISHMENT

TOOL, DIE OR PATTERN MAKING ESTABLISHMENTS, OR SIMILAR SMALL MACHINE SHOPS

HOUSEHOLD OR OFFICE EQUIPMENT OR MACHINERY REPAIR SHOPS, SUCH AS REFRIGERATORS, WASHING MACHINES, STOVES, DEEP FREEZERS OR AIR CONDITIONING UNITS

TRADE SCHOOLS FOR ADULTS

MACHINERY RENTAL OR SALES ESTABLISHMENTS

USE GROUP 16B (PER Z.R. 32-25): AUTOMOTIVE SERVICE ESTABLISHMENTS AUTOMOBILE, TRUCK, MOTORCYCLE OR TRAILER REPAIRS

1

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

WATERFRONT

USE GROUP 16 - SEMI INDUSTRIAL

SAFETY

SPECIAL INFRASTRUCTURE

OPEN SPACE

ACCESS

COMMUNICATION

AS-OF-RIGHT USE GROUPS

DELEVERIES

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

WATERFRONT

OPEN SPACE

CURBCUT

USE GROUP 16 - SEMI INDUSTRIAL

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

ACCESS

CURBCUT

M2-1 ZONING DISTRICT:

AS-OF-RIGHT USE GROUPS

2

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

55

3.1- Uses - Allowable M2-1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M2-1 ZONING DISTRICT:

USE GROUP 16A (PER Z.R. 32-25): RETAIL OR SERVICE ESTABLISHMENTS AUTOMOBILE LAUNDRIES, PROVIDED THAT THE ZONING LOT CONTAINS RESERVOIR SPACE FOR NOT LESS THAN 10 AUTOMOBILES PER WASHING LANE

USE GROUP 16D (PER Z.R. 32-25): HEAVY SERVICE, WHOLESALE, OR STORAGE PHOTOGRAPHIC DEVELOPING OR PRINTING WITH NO LIMITATION ONFLOOR AREA PER ESTABLISHMENT

AAUTOMOTIVE SERVICE STATIONS, OPEN OR ENCLOSED, PROVIDED THAT FACILITIES FOR LUBRICATION, MINOR REPAIRS OR WASHING ARE PERMITTED ONLY IF LOCATED WITHIN A COMPLETELY ENCLOSED BUILDING

TRUCKING TERMINALS OR MOTOR FREIGHT STATIONS, LIMITED TO 20,000 SQUARE FEET OF LOT AREA PER ESTABLISHMENT WAREHOUSES

USE GROUP 16C (PER Z.R. 32-25): VEHICLE STORAGE ESTABLISHMENTS COMMERCIAL OR PUBLIC UTILITY VEHICLE STORAGE, OPEN OR ENCLOSED,INCLUDING ACCESSORY MOTOR FUEL PUMPS

WHOLESALE ESTABLISHMENTS, WITH NO LIMITATION ON ACCESSORY STORAGE

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

FLAMMABLES

SAFETY

SPECIAL INFRASTRUCTURE

WATERFRONT

USE GROUP 16 - SEMI INDUSTRIAL

ACCESS

OPEN SPACE

AS-OF-RIGHT USE GROUPS

DELEVERIES

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

WATERFRONT

OPEN SPACE

FLAMMABLES

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

USE GROUP 16 - SEMI INDUSTRIAL

CURBCUT

ACCESS

CURBCUT

M2-1 ZONING DISTRICT:

AS-OF-RIGHT USE GROUPS

DEAD STORAGE OF MOTOR VEHICLES

PUBLIC TRANSIT YARDS, OPEN OR ENCLOSED, INCLUDING ACCESSORY MOTOR FUEL PUMPS USE GROUP 16D (PER Z.R. 32-25): HEAVY SERVICE, WHOLESALE, OR STORAGE CARPET CLEANING ESTABLISHMENTS

DRY CLEANING OR CLEANING AND DYEING ESTABLISHMENTS, WITH NO LIMITATION ON TYPE OF OPERATION, SOLVENTS, FLOOR AREA OR CAPACITY PER ESTABLISHMENT LAUNDRIES, WITH NO LIMITATION ON TYPE OF OPERATION

LINEN, TOWEL OR DIAPER SUPPLY ESTABLISHMENTS

PUBLIC TRANSIT YARDS, OPEN OR ENCLOSED, INCLUDING ACCESSORY MOTOR FUEL PUMPS PACKING OR CRATING ESTABLISHMENTS

3

4

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

56

3.1- Uses - Allowable M2-1 ZONING DISTRCT: AS-OF-RIGHT USE GROUPS

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

NYCEDC - ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

M2-1 ZONING DISTRICT:

USE GROUP 17A (PER Z.R. 42-14): SERVICE OR WHOLESALE ESTABLISHMENTS PRODUCE OR MEAT MARKETS, WHOLESALE

USE GROUP 17B (PER Z.R. 42-14): MANUFACTURING ESTABLISHMENTS CAMERAS OR OTHER PHOTOGRAPHIC EQUIPMENT, EXCEPT FILM

BUILDING MATERIALS OR CONTRACTORS’ YARDS, OPEN OR ENCLOSED, INCLUDING SALES,STORAGE, OR HANDLING OF BUILDING MATERIALS, WITH NO LIMITATION ON LOT AREAPER ESTABLISHMENT, LIMITED TO 20,000 SQUARE FEET

CANVAS OR CANVAS PRODUCTS

USE GROUP 17B (PER Z.R. 42-14): MANUFACTURING ESTABLISHMENTS ADHESIVES, EXCLUDING MANUFACTURE OF BASIC COMPONENTS

CARPETS

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

WATERFRONT

USE GROUP 17 - HIGH PERFORMANCE

SAFETY

SPECIAL INFRASTRUCTURE

OPEN SPACE

ACCESS

COMMUNICATION

AS-OF-RIGHT USE GROUPS

DELEVERIES

SEASONAL

AFTER HOURS

OPERATIONS

HAZARDS

FLAMMABLES

WASTE WATER

SECURITY

POTBLE WATER

ELECTRICAL

COMMUNICATION

WATERFRONT

OPEN SPACE

CURBCUT

USE GROUP 17 - HIGH PERFORMANCE

SAFETY

SPECIAL INFRASTRUCTURE

DELEVERIES

ACCESS

CURBCUT

M2-1 ZONING DISTRICT:

AS-OF-RIGHT USE GROUPS

CERAMIC PRODUCTS, INCLUDING POTTERY, SMALL GLAZED TILE, OR SIMILAR PRODUCTS

ADVERTISING DISPLAYS

CHEMICALS, COMPOUNDING OR PACKAGING

AIRCRAFT, INCLUDING PARTS

CORK PRODUCTS

APPAREL OR OTHER TEXTILE PRODUCTS FROM TEXTILES OR OTHER MATERIALS, INCLUDING HAT BODIES, OR SIMILAR PRODUCTS

COSMETICS OR TOILETRIES

AUTOMOBILES, TRUCKS, OR TRAILERS, INCLUDING PARTS OR REBUILDING OF ENGINES

COTTON GINNING, OR COTTON WADDING OR LINTERS

BEVERAGES, NON-ALCOHOLIC

ELECTRICAL APPLIANCES, INCLUDING LIGHTING FIXTURES, IRONS, FANS, TOASTERS, ELECTRIC TOYS, OR SIMILAR APPLIANCES

BOATS LESS THAN 200 FEET IN LENGTH, BUILDING OR REPAIR, OPEN OR ENCLOSED,

ELECTRICAL EQUIPMENT ASSEMBLY, INCLUDING HOME RADIO OR TELEVISION RECEIVERS, HOME MOVIE EQUIPMENT, OR SIMILAR PRODUCTS, BUT NOT INCLUDING ELECTRICAL MACHINERY

BOTTLING WORK, FOR ALL BEVERAGES

ELECTRICAL SUPPLIES, INCLUDING WIRE OR CABLE ASSEMBLY, SWITCHES, LAMPS, INSULATION, DRY CELL BATTERIES, OR SIMILAR SUPPLIES

BRUSHES OR BROOMS

1

2

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

57

3. Market Scan & Analysis

3.1-

Uses - Allowable Maritime Waterfront Non-Maritime Commercial

3.2-

Waterfront Case Study/Precedents Analysis World Top 30 Ports US Ports Performance Precedent: Long Beach Precedent: Savannah Port Precedent: Boston Harbor

3.3- General Real Estate Market Trends - Regional - Local 3.4- Recommend Market-Supportable Uses/Gap Study 3.5- Uses - Proposed

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

58

3.2- Waterfront Case Study/Precedents Analysis WORLD TOP 30 CONTAINER PORT

2012

PORT

SOURCE: THE JOURNAL OF COMMERCE, AUGUST 20, 2012 AND AUGUST 19, 2013 AND PORTS

TEUS (MILLIONS)

1. SHANGHAI, CHINA 32.53 2. SINGAPORE, SINGAPORE 31.65 3. HONG KONG, CHINA 23.10 4. SHENZHEN, CHINA 22.94 5. BUSAN, SOUTH KOREA 17.04 6. NINGBO-ZHOUSHAN, CHINA 16.83 7. GUANGZHOU HARBOR, CHINA 14.74 8. QINGDAO, CHINA 14,50 9. JEBEL ALI, DUBAI, UAE 13.30 10. TIANJIN, CHINA 11.59 11. ROTTERDAM, NETHERLANDS 11.87 12. PORT KELANG, MALAYSIA 10.00 13. KAOHSIUNG, TAIWAN 9.79 14. HAMBURG, GERMANY 8.86 15. ANTWERP, BELGIUM 8.64 16. LOS ANGELES, CA, USA 8.08 17. DALIAN, CHINA 8.06 18. KEIHIN PORTS, JAPAN 7.85 19. TANJUNG PELEPAS,MALAYSIA 7.70 20. XIAMEN, CHINA 7.20 21. BREMEN/ BREMERHAVEN,

GERMANY 6.12 22. TANJUNG PRIOK, JAKARTA,

INDONESIA 6.10 23. LONG BEACH, CA , USA 6.05 24. LAEM CHANBANG, THAILAND 5.93 25. NEW YORK/ NEW JERSEY, USA 5.53 26. HO CHI MINH, VIETNAM 5.19 27. LIANYUNGUNG, CHINA 5.02 28. HANSHIN PORTS, JAPAN 5.00 29.

YINGKOU, CHINA 4.85 30. JEDDAH, SAUDI ARABIA 4.74

TEU = PORT CONTAINER TRAFFIC MEASURES THE FLOW OF CONTAINERS FROM LAND TO SEA TRANSPORT MODES, AND VICE VERSA, IN TWENTY-FOOT EQUIVALENT UNITS (TEUS), A STANDARD-SIZE CONTAINER

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

59

3.2- Waterfront Case Study/Precedents Analysis TOP 10 BUSIEST US PORTS

2013

2.

5.

7.

8.

3.

1.

PORT

6.

SOURCE: “BIGGIE-SIZE IT” OUTLOOK REPORT, 2013, BY COLLIERS INTERNATIONAL

10.

1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

TEUS(MILLIONS)

LOS ANGLES/ LONG BEACH, CA NEW YORK, NY/ NEWARK, NJ SAVANNAH/BRUNSWICK, GA SEATTLE, WA NORFOLK, VA HOUSTON, TX OAKLAND, CA CHARLESTON, SC

TACOMA, WA PORT EVERGLADES, FL

9.15 5.50 3.10 3.00 2.30 2.10 1.60 1.55 1.00 1.00

TEU = PORT CONTAINER TRAFFIC MEASURES THE FLOW OF CONTAINERS FROM LAND TO SEA TRANSPORT MODES, AND VICE VERSA, IN TWENTYFOOT EQUIVALENT UNITS (TEUS), A STANDARD-SIZE CONTAINER.

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

60

3.2- Waterfront Case Study/Precedents Analysis TOP 10 US PASSENGER PORTS

8.

4.

9.

10.

6.

3.

7.

SOURCE: “BIGGIE-SIZE IT” OUTLOOK REPORT, 2013, BY COLLIERS INTERNATIONAL

PORT 2.

1.

1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

PASSENGERS (THOUSANDS)

MIAMI, FL FORT LAUDERDALE, FL PORT CANAVERAL, FL NEW YORK, NY SAN JUAN, PR GALVESTON, TX TAMPA, FL SEATTLE, FL LONG BEACH, CA NEW ORLEANS, LA

2,151 1,759 1,299 562 522 440 425 469 414 261

TEU = PORT CONTAINER TRAFFIC MEASURES THE FLOW OF CONTAINERS FROM LAND TO SEA TRANSPORT MODES, AND VICE VERSA, IN TWENTYFOOT EQUIVALENT UNITS (TEUS), A STANDARD-SIZE CONTAINER.

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

61

3.2- Waterfront Case Study/Precedents Analysis NYC-SIGNIFI CANT MARITIME AND INDUSTRIAL AREAS

850

780

227 120

660

KILL VAN KULL

WHOLESALE TRADE RETAIL TRADE TRANSPORTATION AND WAREHOUSE MANUFACTURING UNCLASSIFIED CONSTRUCTION INFORMATION REAL ESTATE FOOD SERVICE ADMIN & WASTE PRO/SCI/TECH HEALTHCARE

SOUTH BRONX

NEWTOWN GREEK

NAVY YARD

. RED HOOK

SUNSET PARK

600

Brooklyn NYC -­‐ SMIA Navy Yard Employees 2,383

Newtown Creek 14,780

Sunset Park 14,362

Red Hook 948

Kill Van Kull 3,348

South Bronx 7,935

Totals 43,756

Ranking

Employement Sector Accommoda2on & Food Service Admin./ Waste Construc2on Finance & Insurance Food Services Healthcare Informa2on Manufacturing Other Services Prof/ Sci/ Tech Real Estate Retail Trade Transporta2on and Warehousing Unclassified Wholesale Trade

12.50%

1.10% 4.90% 11.00% 0.20%

2.90% 14.10% 0.90% 4.00%

0.30% 12.60% 0.60% 0.60%

2.50% 9.40% 39.60% 14.20%

12.60% 19.10% 6.30% 27.40%

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

1.20% 4.70% 10.50% 0.80% 24.00% 16.40% 0.90% 4.90% 0.20% 6.30% 10.30% 2.10% 17.70%

3.90%

5.00%

1.00% 1.60%

7.00% 0.30%

7.10% 0.08%

2.50% 70.80% 9.30% 4.90%

2.40% 18.40% 10.40% 2.90% 55.40%

0.40%

51.30% 44.40%

163 897 2,882 1,538 242 3,447 113 5,351 256 892 219 4,370 8,208 2,718 11,911

re P L A C E U R B A N S T U D I O

14 9 6 8 12 5 15 3 11 10 13 4 2 7 1

62

3.2- Waterfront Case Study/Precedents Analysis PORT OF LONG BEACH ECONOMIC THEME: EAST ASIAN TRADE JOBS: 475 EMPLOYEES MANAGE THE PORT PORT SIZE: 3,000 ACRES THE PORT MOVED MORE THAN $140 BILLION IN GOODS. IT SUPPORTED ABOUT 1.4 MILLION JOBS IN THE U.S. AND GENERATED ABOUT $15 BILLION IN ANNUAL TRADE-RELATED WAGES.

PIER B

PIER A

PIER C

PIER D PIER E PIER T EAST BASIN

PIER F LONG BEACH MIDDLE HARBOR

PIER G PIER J

BASIN SIX

SOUTHEAST BASIN

N

LONG BEACH CHANNEL

1000 FEET

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

63

3.2- Waterfront Case Study/Precedents Analysis PORT OF LONG BEACH- TYPES OF PORT

PIER B

PIER A

PIER C

PIER D PIER E PIER T

BACK CHANNEL

PIER F LONG BEACH MIDDLE HARBOR

PIER G

BASIN SIX

PIER J SOUTHEAST BASIN

LONG BEACH CHANNEL

ROAD RAILROAD CONTAINERIZED CARGO

N

BREAKBULK CARGO DRY BULK CARGO LIQUID BULK CARGO

1000 FEET

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

64

3.2- Waterfront Case Study/Precedents Analysis SAVANNAH PORT ECONOMIC THEME: POULTRY EXPORT JOBS: 35000 JOBS PORT SIZE: 1408 ACRE GARDEN CITY TERMINAL OCEAN TERMINAL

1200 ACRE 208 ACRE 1408 ACRE

AH

NN

VA

SA ER

RIV

GARDEN CITY TERMINAL

LI

TT

LE

BL

GARDEN CITY TERMINAL:

AC

K

RI

VE

R

OCEAN TERMINAL N

1000 FEET

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

A 500-FOOT CHANNEL WIDTH AND A SECURED, DEDICATED 1,200-ACRE SINGLETERMINAL CONTAINER FACILITY NEARLY 1.2 MILLION SQUARE FEET OF COVERED STORAGE, INCLUDING 68,150 SQUARE FEET OF COLD STORAGE OCEAN TERMINAL: A 200.4 -ACRE GENERAL CARGO TERMINAL FEATURES 9 BERTHS TOTALING 5,768 LINEAR FEET HANDLES RORO, BREAKBULK, CONTAINERS, HEAVY-LIFT AND PROJECT CARGO OVER 1.4 MILLION SQUARE FEET OF COVERED STORAGE

re P L A C E U R B A N S T U D I O

65

h

3.2- Waterfront Case Study/Precedents Analysis SAVANNAH PORT- TYPES OF PORT

AH

NN

VA

SA

GARDEN CITY TERMINAL

ER

RIV

SAVANNAH INTERNATIONAL AIRPORT

LI

TT

LE

BL

AC

K

RI

VE

R

OCEAN TERMINAL N

ROAD RAILROAD CONTAINERIZED CARGO BREAKBULK CARGO/RO-RO

1000 FEET

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

66

3.2- Waterfront Case Study/Precedents Analysis BOSTON ECONOMIC THEME: FOOD +RECREATION JOBS: 50000 JOBS PORT SIZE: 500 ACRE

CHARLESTOWN AUTOPORT

INNER HARBOR

BOSTON FISH PIER BOSTON MAIN CHANNEL BLACK FALCON CRUISE TERMINAL,

RESERVE CHANNEL

CONLEY TERMINAL BLACK FALCON CRUISE TERMINAL -MARINE INDUSTRIAL PARK WHARF PLEASURE BAY N

BOSTON FISH PIER (SOUTH BOSTON) -PROCESSING AND SHIPMENT OF SEAFOOD CONLEY TERMINAL -CONTAINER FACILITY (PANAMAX AND POST-PANAMAX CONTAINER SHIPS) BOSTON AUTOPORT (CHARLESTOWN) -SHIPPING OF AUTOMOBILES

1000 FEET

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

67

3.2- Waterfront Case Study/Precedents Analysis BOSTON- TYPES OF PORT

CHARLESTOWN AUTOPORT

1. BCEC

BOSTON CONVENTION & EXHIBITION CENTER

AREA: 2.1 MILLION SF. 2. HYNES

BOSTON CONVENTION & EXHIBITION CENTER BOSTON LOGAN AIRPORT

AREA: 176480 SF.

INNER HARBOR

BOSTON FISH PIER BOSTON MAIN CHANNEL

RESERVE CHANNEL

BLACK FALCON CRUISE TERMINAL, CONLEY TERMINAL

PLEASURE BAY N

ROAD RAILROAD CONTAINERIZED CARGO CRUISE PORT

1000 FEET

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

68

3. Market Scan & Analysis

3.1-

Uses - Allowable Maritime Waterfront Non-Maritime Commercial

3.2-

Waterfront Case Study/Precedents Analysis World Top 30 Ports US Ports Performance Precedent: Long Beach Precedent: Savannah Port Precedent: Boston Harbor

3.3- General Real Estate Market Trends - Regional - Local 3.4- Recommend Market-Supportable Uses/Gap Study 3.5- Uses - Proposed

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

69

3.3- General Real Estate Market Trends

Regional

GENERAL REAL ESTATE TRENDS – REGIONAL

The Warehouse building market recorded net absorption of negative (23,135) square feet in the first quarter 2014 compared to positive 586,892 square feet in the fourth quarter 2013, positive 416,566 in the third quarter 2013, and positive 148,838 in the second quarter 2013.

Vacancy The Industrial vacancy rate in the New York City’s outer boroughs market area increased to 5.3% at the end of the first quarter 2014. The vacancy rate was 5.2% at the end of the fourth quarter 2013, 5.3% at the end of the third quarter 2013, and 5.5% at the end of the second quarter 2013. Flex projects reported a vacancy rate of 13.3% at the end of the first quarter 2014, 12.4% at the end of the fourth quarter 2013, 6.9% at the end of the third quarter 2013, and 6.6% at the end of the second quarter 2013. Warehouse projects reported a vacancy rate of 4.8% at the end of the first quarter 2014, 4.8% at the end of fourth quarter 2013, 5.2% at the end of the third quarter 2013, and 5.4% at the end of the second quarter 2013.

Warehouse projects reported increased vacant sublease space from the fourth quarter 2013 to the first quarter 2014.

Sublease vacancy went from 116,200 square feet to 119,000 square feet during that time.

Rental Rates The average quoted asking rental rate for available Industrial space was $15.27 per square foot per year at the end of the first quarter 2014 in the New York Outer Boroughs market area. This represented a 3.5% increase in quoted rental rates from the end of the fourth quarter 2013, when rents were reported at $14.75 per square foot.

The average quoted rate within the Flex sector was $27.42 per square foot at the end of the first quarter 2014, while Warehouse rates stood at $14.09. At the end of the fourth quarter 2013, Flex rates were $23.80 per square foot, and Warehouse rates were $13.77.

Deliveries and Construction During the first quarter 2014, no new space was completed in the New York Outer Boroughs market area. This compares to one building totaling 8,500 square feet that were completed in the fourth quarter 2013, nothing completed in the third quarter 2013, and 6,000 square feet in one building completed in the second quarter 2013.

There were 135,349 square feet of Industrial space under construction at the end of the first quarter 2014. The largest projects underway at the end of first quarter 2014 were 14568 228th St, a 131,795-square-foot building with 22% of its space pre-leased, and 58-19 58th Pl, a 3,554-squarefoot facility that is 100% pre-leased.

1996-2014

Flex

25%

Warehouse

Total Market

20%

15%

10%

5%

0%

1996 1997 1998 1998 1999 2000 2001 2001 2002 2003 2004 2004 2005 2006 2007 2007 2008 2009 2010 2010 2011 2012 2013 2013 3q 2q 1q 4q 3q 2q 1q 4q 3q 2q 1q 4q 3q 2q 1q 4q 3q 2q 1q 4q 3q 2q 1q 4q

Source: CoStar Property®

Inventory Total Industrial inventory in the New York Outer Boroughs market area amounted to 176,150,316 square feet in 7,160 buildings as of the end of the first quarter 2014. The Flex sector consisted of 8,758,972 square feet in 147 projects.

The Warehouse sector consisted of 167,391,344 square feet in 7,013 buildings. Within the Industrial market there were 671 owner-occupied buildings accounting for 20,273,353 square feet of Industrial space.

Sales Activity Tallying industrial building sales of 15,000 square feet or larger, New York Outer Boroughs industrial sales figures fell during the fourth quarter 2013 in terms of dollar volume compared to the third quarter of 2013.

In the fourth quarter, 26 industrial transactions closed with a total volume of $165,768,674. The 26 buildings totaled 1,041,746 square feet and the average price per square foot equated to $159.13 per square foot. That compares to 37 transactions totaling $256,505,065 in the third quarter. The total square footage was 2,029,306 for an average price per square foot of $126.40.

Total year-to-date industrial building sales activity in 2013 is up compared to the previous year. In the twelve months of 2013, the market saw 94 industrial sales transactions with a total volume of $693,875,239. The price per square foot has averaged $144.24 this year. In the twelve months of 2012, the market posted 97 transactions with a total volume of $569,810,685. The price per square foot averaged $131.71.

Cap rates have been higher in 2013, averaging 5.45%, compared to the twelve months of last year when they averaged 4.90%.

U.S. Vacancy Comparison

Past 7 Quarters

New York Outer Boroughs

10.0%

United States

9.0% 8.0% Vaca ncy Rate

The Flex building market recorded net absorption of negative 76,725 square feet in the first quarter 2014, compared to negative 483,405 square feet in the fourth quarter 2013, negative 27,296 in the third quarter 2013, and positive 8,172 in the second quarter 2013.

New York Outer Boroughs’ Flex projects reported vacant sublease space of 6,700 square feet at the end of first quarter 2014, from the 6,700 square feet reported at the end of the fourth quarter 2013. There were 13,260 square feet of sublease space vacant at the end of the third quarter 2013, and 13,260 square feet at the end of the second quarter 2013.

Vacancy Rates by Building Type

7.0% 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% 0.0%

2012 3q 2012 4q 2013 1q 2013 2q 2013 3q 2013 4q 2014 1q

Source: CoStar Property•

Absorption & Deliveries

Past 7 Quarters

Net Absorption

0.8

Deliveries

0.7

0.6

0.2 0.0

0.4

0.4

0.4 Millions SF

Absorption Net absorption for the overall New York Outer Boroughs Industrial market was negative 99,860 square feet in the first quarter 2014. That compares to positive 103,487 square feet in the fourth quarter 2013, positive 389,270 square feet in the third quarter 2013, and positive 157,010 square feet in the second quarter 2013.

Sublease Vacancy The amount of vacant sublease space in the New York Outer Boroughs market increased to 125,700 square feet by the end of the first quarter 2014, from 122,900 square feet at the end of the fourth quarter 2013. There was 141,760 square feet vacant at the end of the third quarter 2013 and 130,260 square feet at the end of the second quarter 2013.

Vaca ncy Rate

Summary According to CoStar’s quarterly report on the regional industrial real estate market, the outer boroughs (Bronx, Brooklyn, Staten Island, and Queens) industrial market ended the first quarter 2014 with a vacancy rate of 5.3%.

The vacancy rate was up over the previous quarter, with net absorption totaling negative 99,860 square feet in the first quarter. Vacant sublease space increased in the quarter, ending the quarter at 125,700 square feet. Rental rates ended the first quarter at $15.27, an increase over the previous quarter. There was 135,349 square feet still under construction at the end of the quarter.

0.0

0.1 0.0

0.2 0.0

0.0

0.1

0.0

0.0 (-0.1)

(0.2) (0.4) (0.6) (0.8)

(-0.7)

2012 3q 2012 4q 2013 1q 2013 2q 2013 3q 2013 4q 2014 1q

Source: CoStar Property•

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

70

3.3- General Real Estate Market Trends

Regional

REGIONAL LEASES Select Top Industrial Leases

Historical Rental Rates

Based on Quoted Rental Rates

Flex

$30.00

Warehouse

Total Market

Dollars/SF/Year

$25.00 $20.00 $15.00 $10.00 $5.00 $0.00

2012 3q

2012 4q

2013 1q

2013 2q

2013 3q

2013 4q

2014 1q

Source: CoStar Property®

Vacancy by Available Space Type

Vacancy by Building Type

Percent of All Vacant Space in Direct vs. Sublet New York Outer Boroughs

United States

1%

New York Outer Boroughs

2%

United States

13%

15% 85%

87%

99%

Direct

Percent of All Vacant Space by Building Type

98%

Sublet

Direct

Flex

Sublet

Source: CoStar Property®

Warehouse

Flex

Warehouse

Source: CoStar Property®

U.S. Rental Rate Comparison

Future Space Available

Based on Average Quoted Rental Rates

New York Outer Boroughs

Space Scheduled to be Available for Occupancy* United States

0.7

0.6

Based on Leased Square Footage For Deals Signed in 2014

Building

Submarket

SF

Qtr

Tenant Name

Tenant Rep Company

Landlord Rep Company

1

1080 Leggett Ave

Bronx

84,000

1st

Sunrise Co-Op

Direct Deal

NAI Friedland

2

5435 46th St

Central Queens Ind

45,000

1st

All City Metal

Greiner-Maltz Company of New York,

3

885 E 138th St

Bronx

28,000

1st

N/A

N/A

BNS Real Estate

4

70 Onderdonk Ave

Central Queens Ind

25,000

1st

Four Seasons Packaging Corp

5

520 Coster St

Bronx

23,000

1st

Venture Stationary

N/A

Hoffmann Investors Corporation

6

505 Cozine Ave

South Brooklyn Ind

18,000

1st

N/A

M.C. OʼBrien, Inc.

M.C. OʼBrien, Inc.

7

125 Lake Ave

Staten Island Ind

16,000

1st

N/A

N/A

Cuneo Leider Management & Developme

N/A

Hoffmann Investors Corporation

8

509 Manida St

Bronx

13,280

1st

Dig Inn

9

5570 60th St

Central Queens Ind

12,800

1st

2 Goose LLC

10

75-10 Rockaway Blvd

Central Queens Ind

11,000

1st

N/A

N/A

Graceful Park Realty Inc

11

1559 Boone Ave

Bronx

10,000

1st

N/A

Direct Deal

Pinnacle Realty of New York, LLC

12

300 Manida St

Bronx

10,000

1st

N/A

Direct Deal

Simone Development Company

13

30-01 37th Ave

Northwest Queens Ind

8,000

1st

Supreme Glass

DY Realty Services LLC

DY Realty Services LLC

14

161 Marion St

Staten Island Ind

8,000

1st

N/A

Direct Deal

Robert A. Duyssen

15

147-48 182nd St

South Queens Ind

8,000

1st

N/A

N/A

NAI Long Island

16

Rigolletto Plaza

Northwest Queens Ind

6,200

1st

N/A

N/A

N/A

17

43-10 23rd St

Northwest Queens Ind

6,000

1st

N/A

N/A

Kassabian Realty

18

177-09 150th Ave

South Queens Ind

5,450

1st

N/A

N/A

NAI Long Island

19

2474 Butler Pl

Bronx

5,000

1st

N/A

Direct Deal

BNS Real Estate

20

5012 72nd St

Northeast Queens Ind

5,000

1st

N/A

N/A

Right Time Realty Inc.

21

529 Worthen St

Bronx

5,000

1st

N/A

N/A

Simone Development Company

22

2919 39th Ave

Northwest Queens Ind

5,000

1st

N/A

N/A

Werwaiss & Co., Inc.

23

432 Austin Pl

Bronx

5,000

1st

N/A

N/A

GM Realty

24

25-11 Hunters Point Ave

Northwest Queens Ind

5,000

1st

N/A

N/A

Candid Litho Printing LTD.

25

36-15 48th Ave

Northwest Queens Ind

5,000

1st

N/A

N/A

Pinnacle Realty of New York, LLC

26

2 Wyckoff Ave

North Brooklyn Ind

4,500

1st

N/A

N/A

N/A

27

200 6th St

North Brooklyn Ind

4,500

1st

N/A

N/A

Action International Realty

28

230 Randolph St

North Brooklyn Ind

4,500

1st

Celestial Teaʼs

Direct Deal

NY Space Finders, Inc.

29

5723 Second Ave

South Brooklyn Ind

4,400

1st

N/A

N/A

Komi Construction

30

2323 Haviland Ave

Bronx

4,000

1st

N/A

N/A

Tamerlain Realty Corporation

0.6

31

168-01 Rockaway Blvd

South Queens Ind

4,000

1st

N/A

N/A

NAI Long Island

$16.00 $14.00

32

331 37th St

South Brooklyn Ind

4,000

1st

N/A

N/A

Newmark Grubb Knight Frank

0.5

33

284 Norman Ave

North Brooklyn Ind

4,000

1st

N/A

Direct Deal

0.4

34

366 Johnson Ave

North Brooklyn Ind

4,000

1st

N/A

N/A

35

39 Norman Ave

North Brooklyn Ind

3,800

1st

Gabrielʼs Collision Center

N/A

36

5801 Avenue J

South Brooklyn Ind

3,600

1st

N/A

N/A

N/A

37

376 Canal Pl

Bronx

3,500

1st

N/A

N/A

BNS Real Estate

38

1591 E 233rd St

Bronx

3,200

1st

N/A

N/A

Tamerlain Realty Corporation

39

11-22 44th Rd

Northwest Queens Ind

2,750

1st

N/A

N/A

Cina Operating Corp

40

11-22 44th Rd

Northwest Queens Ind

2,750

1st

N/A

N/A

Cina Operating Corp

$18.00

Dollars/SF/Year

$12.00

Millions

$10.00

0.3

$8.00 $6.00

0.2

$4.00

0.1

$2.00 $0.00

0.2

2012 3q 2012 4q 2013 1q 2013 2q 2013 3q 2013 4q 2014 1q

Source: CoStar Property®

0.0

2014 2q

Source: CoStar Property®

2014 3q

0.0

0.0

0.0

0.0

2014 4q

2015 1q

2015 2q

2015 3q

* Includes Under Construction Space

Ripco Real Estate

Source: CoStar Property®

* Renewal

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

71

3.3- General Real Estate Market Trends

Regional

REGIONAL SALES The Optimist Sales Index

Average of Two Highest Price/SF's and Two Lowest Cap Rates Per Cap Rate

12.0%

Quarter

Price/SF

$700 $600 $500

8.0%

$400

6.0%

$300

4.0%

$200

2.0% 0.0%

Dollars/SF

Cap Ra te Pe rcentage

10.0%

$100

2011 1q

2011 2q

2011 3q

2011 4q

2012 1q

2012 2q

2012 3q

2012 4q

2013 1q

2013 2q

2013 3q

$0

2013 4q

Source: CoStar COMPS®

Sales Volume & Price

Sales Analysis by Building Size

Based on Industrial Building Sales of 15,000 SF and Larger Sales Volum e

$350

Price/SF

$180 $160

$300

Bldg Size

$250

$100

$150

$80 $60

$100

$40

$50

$ Volume

Price/SF Cap Rate

< 25,000 SF

201

1,791,980 $

372,073,485 $ 207.63

5.97%

25K-99K SF

51

2,099,977 $

404,593,674 $ 192.67

5.47%

100K-249K SF

9

1,507,972 $

134,900,000 $ 89.46

6.57%

>250K SF

2

592,142 $

50,900,000 $ 85.96

4.63%

$20

$0

2010 1q2010 3q2011 1q2011 3q2012 1q2012 3q2013 1q2013 3q

$0

Source: CoStar COMPS®

Source: CoStar COMPS®

U.S. Price/SF Comparison

Based on Industrial Building Sales of 15,000 SF and Larger New York Outer Boroughs

$180

U.S. Cap Rate Comparison

Based on Industrial Building Sales of 15,000 SF and Larger

US

New York Outer Boroughs

12.0%

$160

US

10.0% Cap Ra te Pe rcentage

$140 Dollars per SF

RBA

$120

$200

$120 $100 $80 $60 $40

8.0% 6.0% 4.0% 2.0%

$20 $0

#

$140

Price/SF

Millions of Sales Volume Dollars

Based on Industrial Bldg Sales From Jan. 2013 - Dec. 2013

2010 1q

Source: CoStar COMPS®

2010 3q

2011 1q

2011 3q

2012 1q

2012 3q

2013 1q

2013 3q

0.0%

2010 1q

2010 3q

2011 1q

2011 3q

2012 1q

2012 3q

2013 1q

2013 3q

Source: CoStar COMPS®

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

72

3. Market Scan & Analysis

3.1-

Uses - Allowable Maritime Waterfront Non-Maritime Commercial

3.2-

Waterfront Case Study/Precedents Analysis World Top 30 Ports US Ports Performance Precedent: Long Beach Precedent: Savannah Port Precedent: Boston Harbor

3.3- General Real Estate Market Trends - Regional - Local 3.4- Recommend Market-Supportable Uses/Gap Study 3.5- Uses - Proposed

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

73

3.4- Recommend Market-Supportable Uses/Gap Study GAP ANALYSIS OF NEW YORK PORT ECONOMY - OPPORTUNITIES

Recommended Market - Supportable Uses The Atlantic Basin, located in Brooklyn’s Red Hook neighborhood, is one of few remaining working waterfront opportunities in New York City. As such, it is imperative to recognize economic potential of the Basin so that the City’s economic policy goals, especially the generation of quality employment and workforce development opportunities, can be achieved.

The Atlantic Basin is approximately 500’ x 1,400’ (719,402 square feet), providing 3,505 linear feet of frontage within the basin itself. Currently, the Port Authority of New York/New Jersey owns the majority of the site; the City of New York owns one parcel within the study area. The NYCEDC leases the Atlantic Basin and the surrounding upland areas from the Port Authority and then, in turn, sub-leases to sub-tenants.

The largest among a multitude of sub-tenants is Brooklyn Cruise Terminal, which is a berthing point for 20 to 60 cruise ships a year. The other subtenants use the buildings in the study area for warehousing and logistic supports.

The Atlantic Basin’s competitive advantage, from a real estate market perspective, lies in its waterfront location; providing prime space for maritime-related industries, as well as aesthetic benefits. The Atlantic Basin sits on Butter Milk Channel, which makes it readily accessible to the Harbor and truck access to the Brooklyn-Queens Expressway. Public transit access is by bus that connects to the F and G train at Smith and 9th Street. Due to the security constraints of the cruise terminal and US Coast Guard Regulations there is limited public access to the Basin and Pier 12 (Brooklyn Cruise Terminal).

Through review of real estate supply and demand (CoStar), interviews with the real estate brokerage community, interviews with NYCEDC experts, representatives of New York City’s industrial maritime community; rePLACE and Agora Partners identified three primary opportunities as viable market uses for the Atlantic Basin: maritime support, cruise logistics, and academic.

Maritime Support A 2006 NYCEDC Maritime Support Services Location Study found that there is a need for maritime support services in New York Harbor. This study indentified a demand for berthing slips, ship repair, boat building, and other associated maritime support industries. An interview with Billy Bey Marina Services, LLC, a vendor who manages Atlantic Basin on behalf of DOCK NYC, reiterated the demand for berthing and storage. The Atlantic Basin is currently used for limited berthing and vessel storage, however, because of security protocols the use is on a needed basis. Billy Bey indentified additional demand for berthing and/or storage for commuter boats, large-scale commercial barges, tug boats, and excursion boats. Potential uses are viewed as similar to those at the 23rd Street Marina in Manhattan, where dinner/ excursion boats pay approximately $6,000 per month for loading and berthing rights.

Current deficiencies impeding a more robust use of the Basin include limited waterside utility access, inadequate fendering, security protocols, and the approximately 17 foot deep draft of the Basin at low tide. According to Dock NYC, the cost to bring Atlantic Basin up to standards for fendering is approximately $250,000. It was noted, however, that Port Authority budgets $1,000 per linear foot for fendering, which would increase the cost to about 3.5 million dollars. Billy Bey noted that the need for port side utilities is limited for mooring of excursion ships or working ships like tugs. They also noted that fendering would be required for barge storage but not for excursion vessels. The project team estimates, based upon comparable projects, these services would cost approximately:

Electrical Distribution Storm Sewer (24”, 48”) Sanitary Sewer (8”, 16”) Water Distribution (6”, 12”) Communications Natural Gas

$1,000/LF $2,000/LF, $4,000/LF $3,000/LF, $5,000/LF $3,000/LF, $4,000/LF $300/LF $500/LF

When discounting for location (Manhattan vs. Brooklyn) and restricted use (operations shut down for 20-40 days per year due to cruise traffic), and assuming improvements for fendering, etc., Dock NYC estimates that the Atlantic Basin could produce an annual revenue of around $400,000. This represents a reasonable return on investment, preserves the Atlantic Basin as a working waterfront, and provides a use that is relatively adjustable to changing market dynamics.

This assumes little investment and seven to eight ships being moored at the basin throughout the year.

Hornblower Excursions stated in an interview that they need two more slips before they would consider the Atlantic Basin a viable place to moor their vessels. They also noted that they would like to board passengers in Brooklyn and the Atlantic Basin would be a good location for boarding and disembarking passengers. They would also be open to using Brooklyn Cruise Terminal on non-cruise days. Hornblower believes, however, that the current insurance and mooring fees are too high for daily use of the Basin for excursion operators.

Barge mooring would require fendering. Currently barge berthing costs approximately $1 per linear foot of berthing space. This option has less economic potential and is a lower job generator than other maritime support industries.

Ship repair building is another possible use for the Basin.

Brian Hughes, of Hughes Bros. Inc. & Erie Basin. Marine Associates, noted that the Atlantic Basin could be used for commercial ship repair. It would require a large machine shop (40,000 to 50,000 square feet), an open yard of the same size, and a crane. The cost of this would be higher than other potential maritime uses, but so would the job generating potential as well as the lease revenue.

Cruise Logistics Given the presence of the cruise terminal, and considering the Manhattan Cruise Terminal, demand for cruise-related waterborne support services exists. The current cruise ship terminal on the Hudson River in Manhattan is serviced ondemand, meaning goods, supplies and services – such as

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

74

3.4- Recommend Market-Supportable Uses/Gap Study

laundry, food, maintenance, etc. – are brought to the waiting ships on an as needed basis. Locating cruise logistics services at the Atlantic Basin can provide a number of advantages:

-Multi-modal delivery access from short distances by

road or sea

-Uplands area for short-term storage, warehousing,

staging, communications, etc.

-Use of the basin itself for vessel storage, berthing,

delivery, etc.

-Existing secure area to meet federal guidelines and restrictions

-Immediate service/support to existing Brooklyn

Cruise Terminal Job creation for cruise logistics and support uses are likely to be primarily from relocations of vendors and suppliers that are currently located outside of New York City. There is also much to be gained from a concentration of vendors and suppliers in a single location, including increased efficiencies for both the vendor/supplier side and the cruise ship operators in terms of operations, economics, and transportation networks, among others.

According to NYCEDC cruise industry experts the current vendors who lease space in Brooklyn and Manhattan services their fleets from Florida. The cost of labor was indentified as the primary marketplace barrier to this use. Alpha Marine, a local ship chandler - a retail dealer who specializes in supplies or equipment for ships – noted that they warehouse in New York City to service the local cruise industry. Alpha Marine currently needs a 2,500 to 5,000 square foot warehouse in New York City, and if Cruise ship service increases in the City they would need more space. Chandler warehouse space would be leased at market rate.

Marine-Focused Life Sciences Center The Atlantic Basin has the potential to be a new innovation and research hub in New York City. Like the proposed Cornell University’s Joan & Irwin Jacobs Technion-Cornell Innovation Institute for Roosevelt Island, a new research center at the Atlantic Basin has the potential to transform an under utilized portion of the City’s waterfront into a new

research center that provides quality jobs to New Yorkers.

The site’s large waterfront frontage and central location in New York harbor’s ecosystem, coupled with its vulnerability to climate change forces such as flooding, make it an ideal location for life sciences maritime research center. As a life sciences maritime research center, the Atlantic Basin could become a local and regional focal point for maritime-related research initiatives. Furthermore, national and international interest in research related to the challenges of climate change provides an opportunity for the City to expand its leadership role in resiliency.

Deployment of marine research vessels and the creation of multi-institutional marine laboratories can take advantage of world-class universities in and around New York City, as well as the presence of public, philanthropic, and international organizations devoted to life sciences research. Aside from existing academic institutions, co-locating facilities with public agencies such as the New York City Department of Environmental Protection and the New York State Department of Environmental Conservation, which includes the Division of Fish, Wildlife and Marine Resources, as well as the National Oceanic and Atmospheric Administration (NOAA), could establish a recognizable center for research of marine environments.

non-maritime uses have been brought forth by the NYCEDC for consideration; in particular a Movie Studio with a water tank, a hotel with amenities that work with surrounding uses, light industry, and community facilities. These uses have been incorporated into the scenarios so that the NYCEDC may consider their potential too.

Closing Thoughts In all, the Atlantic Basin’s greatest asset is its waterfront. As a purely industrial or warehouse location independent of its water access, the Atlantic Basin lacks a number of critical attributes. Therefore, capitalizing on existing assets (the protected basin and direct access to New York Harbor) and uses (adjacent port facilities, in particular the cruise terminal) is tantamount to success. Maritime support uses are likely to provide the quickest and safest return on investment, with limited new job creation. Cruise logistics uses best take advantage of current uses with limited spin-off effects and moderate job creation. Maritime- and marine-focused academic pursuits provide what is likely the highest profile and highest job creation opportunity, but with significantly longer timelines, efforts, and, perhaps, capital investments.

Such an endeavor would require identification of regional institutions and assessments of current programs, facilities, and research agendas. Given New York City’s recent successes in developing similar hubs in other sectors, successful precedents exist. Further, given the prevalence of institutional investment funds in New York City, the federal capital investment in high-profile resiliency plans there is opportunity to seek a broad array of funding sources.

Unlike other possible uses for the Basin typical demand indicators don’t exist for this type of development. This use would require the City, and some key institutional partners to create demand and to build a unique development program.

Other possible Uses During the course of this study numerous other uses were identified and considered for location at Atlantic Basin. Several

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

75

3.4- Recommend Market-Supportable Uses/Gap Study NYC STUDIOS + STAGES

PRODUCTION STUDIO

QUALIFIED PRODUCTION STUDIO (MEETS THE REQUIREMENT FOR NY TAX INCENTIVE PROGRAM)

SOURCE: THE OFFICE OF FILM, THEATER

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

76

3.4- Recommend Market-Supportable Uses/Gap Study HOTELS WITHIN 2-MILE RADIUS

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

77

3. Market Scan & Analysis

3.1-

Uses - Allowable Maritime Waterfront Non-Maritime Commercial

3.2-

Waterfront Case Study/Precedents Analysis World Top 30 Ports US Ports Performance Precedent: Long Beach Precedent: Savannah Port Precedent: Boston Harbor

3.3- General Real Estate Market Trends - Regional - Local 3.4- Recommend market-supportable uses/Gap Study 3.5- Uses - Proposed

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

78

3.5- Uses - Proposed PROPOSED USES:

Commercial - Including the following: • Distribution Center o E-commerce • Food Related Businesses o Brewery o Food Industry Incubator • Hotel: with supporting retail

amenities such as: o Restaurant/ Bar; o Cafe; o Meeting rooms; and o Event Spaces • Maritime Industry Incubator o Research and Development Facilities o Small Businesses • Movie Studio: Large Production

Studio with supporting spaces

and a water tank • Special Events Facility

Community Facilities* Civic* • Center for Environmental and Tidal Energy o Research and Development

Labs; o Classrooms o Outreach and Learning Center; o Offices; o Research Boat Mooring and

services; and o Wave Tank • University o Housing o Research Facility Light Industry: NYC ZR, M2-1 Use Groups 11, 16, and 17; in particular • Energy Based • Technology Provider

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

Maritime Industrial – NYC ZR, M2-1 Use Group 14; in particular: • Cruise Ships (Brooklyn Cruise

Terminal - Existing facility to remain).

• Docks for ferries and water taxis • Excursion Ships (Dinner and

Harbor) Mooring, Servicing, and

Passenger Boarding • Light maritime industrial uses

such as: o Motor and small boat repair o Ship Chandler Warehouse o Shipyard – Small commercial

ship repair o Warehouse

* Not as-of-right use for M2-1 Zoning

re P L A C E U R B A N S T U D I O

79

4. Issues and Opportunities

4.1- Develop Area Analysis 4.2

-

‘Development Scenario1’ - Transportation Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics Development Program

4.3

-

‘Development Scenario 2’ - Block and Stack Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics Development Program

4.4

-

‘Development Scenario 3’ - Use Driven Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics Development Program

4.5- Evaluation of Scenarios - Potential for Investment

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

80

4.1- Develop Area Analysis DEVELOPMENT AREA ANALYSIS A. TAX LOT AREA: 2,967,188 SF.

B. TAX LOT WITH IN PROJECT BOUNDARY: 2,116,558 SF.

D. WITHOUT ROAD LOT AREA: 1,342,170 SF.

E. BUTTERMILK CHANNEL AREA MAY INCLUDED IN FUTURE CALCULATION: 227,327

C. PROJECT AREA WITHOUT ATLANTIC BASIN: 1,397,156 SF.

A. TAX LOT AREA

2,967,188

TOTAL AVAILABLE DEVELOPMENT AREA B. NOW PROJECT AREA C. ATLANTIC BASIN AREA D. ROAD AREA

2,116,558 719,402 54,986 1,342,170

POTENTIAL ADDTIONAL AREA E . BUTTERMILK CHANNEL AREA

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

227,327

re P L A C E U R B A N S T U D I O

81

3.5- Development Opportunity Matrix- Summary

These scenarios are generated from the outputs of the previous tasks and design proposals, reflecting the physicality of the site conditions, the functionality of the existing uses, the current and future market conditions, and the City’s stated economic policy goals.

Scenario 1 – Maritime Industrial Development Focus The intention of this scenario is to show a development plan that maximizes maritime industrial uses that can utilize the Atlantic Basin. This scenario also explores the implications of multiple port services using the Basin and the Surrounding upland area.

Development Program: • Brooklyn Cruise Terminal: Existing facility to remain.

• Commercial: o Maritime incubator o Hotel: 200 key hotel with supporting retail amenities such as: • Restaurants; • Cafes; • Meeting rooms; and • Ballrooms • Port Services: Including the following: o Excursion Ships (Dinner and Harbor) Mooring, Servicing, and Passenger Boarding o Light maritime industrial (maritime dependant uses) • Small Boat and Motor repair • Ship Chandler Warehouse • Shipyard – Small commercial ship repair • Warehouse (refrigerated and non-refrigerated) Notes, Assumptions, and Qualifications: 1. Truck Screening for the Cruise Terminal to occur in a new in fill area at Clinton Wharf on the south side of the Basin.

This area will also service as Bus drop of area on cruise days and for Sightseeing tours.

2. The Atlantic Basin will require upgrade work (fendering and repair) to accommodate commercial crafts such as barges and tugs.

3. The Brooklyn Cruise terminal remains as is except for modifications required for new truck/ servicing routing along Clinton Wharf.

4. The Hotel site is positioned to be adjacent to the water and to take advantage of the views to Manhattan to the northwest, the harbor to the west and southwest. The hotel, and its amenities are ideally positioned to serve cruise ship staff and passengers on cruise days.

5. Truck and bus traffic are diverted onto a new two-way extension of Conover Street (Bowne Street). Car traffic going to the Cruise Terminal will be directed to use Imlay Street.

Scenario 2 – Non- Maritime Industrial Development Focus The intention of this scenario is to show a development plan that has a large tenant that controls the Basin and the most of the upland area.

• Brooklyn Cruise Terminal: Existing facility to remain.

• Community Facility: • Commercial: o Hotel: 200 key hotel with supporting retail amenities such as: • Restaurants; • Cafes; • Meeting rooms; and • Ballrooms o Movie Studio: Large production studio with supporting spaces and a water tank (interior and/or exterior) • Light Industry: o Artisan workshop Notes, Assumptions, and Qualifications: 1. Truck Screening for the Cruise Terminal to occur in the community facility parking lot. This area will also service as Bus drop of area on cruise days.

2. The Atlantic Basin will not require upgrade work.

3. The Brooklyn Cruise terminal remains with no work.

4. The Hotel site is position to be adjacent to the Basin and to take advantage of the views to Manhattan to the northwest, the harbor to the west and southwest. The hotel, and its amenities are ideally positioned to serve cruise ship staff and passengers on cruise days.

5. Truck traffic is diverted onto Bowne Street for the movie studio. Car and truck traffic going to the Cruise Terminal will be directed to use Imlay Street.

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

Scenario 3 – Maritime Life Sciences Center The intention of this scenario is to show a development plan that creates a new civic center at the Atlantic Basin. This is achieved by locating civic programs as well as civic amenities.

This scenario also explores the implications of expanding the Cruise Terminal by adding new gantries.

• Brooklyn Cruise Terminal: Existing facility to remain.

• Commercial: o Port Services: Excursion Ships (Dinner and Harbor) Mooring, Servicing, and Passenger Boarding o Hotel: 200 key hotel with supporting retail amenities such as: • Restaurants; • Cafes; • Meeting rooms; and • Ballrooms • Community Facility o Community Focus Program • Civic o Center for Environmental and Tidal Energy • Research and Development Labs; • Classrooms • Outreach and Learning Center; • Offices; • Research Boat Mooring and services; and • Wave Tank Notes, Assumptions, and Qualifications: 1. Truck Screening for the Cruise Terminal to occur in the parking lot at the former location of Building 185. This area will also service as Bus drop of area on cruise days.

2. The Atlantic Basin will not require upgrade work.

3. The Brooklyn Cruise terminal remains, but with new gantry system.

4. The Hotel site is position to be adjacent to the water and to take advantage of the views to Manhattan to the northwest, the harbor to the west and southwest. The hotel, and its amenities are ideally positioned to serve cruise ship staff and passengers on cruise days.

5. The street grid will be open up and truck traffic is diverted onto a new two-way extension of Conover Street (Bowne Street). Car traffic going to the Cruise Terminal will be directed to use Imlay Street.

6. This scheme has the additional element of a Harbor walkway along the top of a levee from the southern end of the study area extending southward for 1500’.

re P L A C E U R B A N S T U D I O

82

3.5- Development Opportunity Matrix- Summary

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

83

4. Issues and Opportunities

4.1- Develop Area Analysis 4.2- ‘Development Scenario1’ - Transportation - Narrative w/ Proposed Uses - Concept

Illustrative Plan

Supportive Graphics

- Development Program 4.3- ‘Development Scenario 2’ - Block and Stack - Narrative w/ Proposed Uses - Concept

Illustrative Plan

Supportive Graphics - Development Program 4.4- ‘Development Scenario 3’ - Use Driven - Narrative w/ Proposed Uses - Concept

Illustrative Plan

Supportive Graphics - Development Program 4.5- Evaluation of Scenarios - Potential for Investment

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

84

4.2- ‘Development Scenario1’ Pier 12 Brooklyn Waterfront Pop-up Park

300ʼ R estric

ted Are a

curren

t QM2 moorin

Existing Cruise Terminal Forecourt -70 Remain As is

g posit io

n

QUEEN

MARY

Buttermilk Channel 2

P LYN CR IER 12UISE TE RMINA L

BROOK New 200-Key Hotel Secured long-term parking

New adjusted bulkhead

BUILDIN

G

75ʼ Res tricted

PIER LYN CO 10NTAINE

BROOK

ATLANTIC BASIN

Excursion Boat Mooring slips Cafeʼ Chandler /Restaurant Services

Unsecured Short Term Paid For Parking

AL

Area

24/7 Gate For Non-Cruise Days

Restricted Area For Staying/ Screening 10-15 Trucks

R TERM IN

100-Ton Crane Warehouse

Excursion Ticketing & Waiting

Shipyard

Red Hook Art Park

Outdoor Plaza

Red Hook Maritime & Industry Incubator

Christie's Fine Art Storage Services, Inc. - 100 Imlay St

112 Imlay st.

Bowne St to be mapped (wide street)

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

85

4.2- ‘Development Scenario1’ - Traffic Flow

BLACK CAR DROPOFF AREA

Ferris St.

BUS DROPOFF AREA

TRUCK SCREENING King St.

Sullivan St.

TAXI DROPOFF AREA

TRUCK SCREENING

BUS CIRCULATION Conover St.

Bowne St.

TRUCK CIRCULATION CAR CIRCULATION

Imlay St.

BUS CIRCULATION CONTROL POINT

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

86

4.2- ‘Development Scenario1’

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

87

4.2- ‘Development Scenario1’ - Development Program

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

88

4. Issues and Opportunities

4.1- Develop Area Analysis 4.2

‘Development Scenario1’ - Transportation Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics - Development Program

4.3- ‘Development Scenario 2’ - Block and Stack - Narrative w/ Proposed Uses - Concept

Illustrative Plan

Supportive Graphics - Development Program 4.4- ‘Development Scenario 3’ - Use Driven - Narrative w/ Proposed Uses - Concept

Illustrative Plan

Supportive Graphics - Development Program 4.5- Evaluation of Scenarios - Potential for Investment

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

89

4.3- ‘Development Scenario 2’ Pier 12 Brooklyn Waterfront Popup Park

300ʼ R estric

ted Are a

curren

t QM2 moorin

Existing Cruise Terminal Forecourt -70 Remain As is

g posit ion

QUEEN

MARY

Buttermilk Channel 2

P LYN CR IER 12UISE TE RMIN

BROOK New 200-Key Hotel

AL BUIL DIN

Secured long-term parking New adjusted bulkhead

G

PIER LYN CO 10NTAINE R

BROOK

d Area

ATLANTIC BASIN

Excursion Boat Mooring slips Cafeʼ Chandler /Restaurant Services

Un-secured Short Term Paid For Parking

AL

75ʼ Res tricte

24/7 Gate For Non-Cruise Days

Restricted Area For Staing/ Screening 10-15 Trucks

TERMIN

100-Ton Crane Warehouse

Excursion Ticketing & Waiting

Shipyard

Red Hook Art Park

Outdoor Plaza

Red Hook Maritime & Industry Incubator

Christie's Fine Art Storage Services, Inc. - 100 Imlay St

112 Imlay st.

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY Bowne St to be mapped (wide street)

re P L A C E U R B A N S T U D I O

90

4.3- ‘Development Scenario 2’ - Traffic Flow

BLACK CAR DROPOFF AREA

Ferris St.

BUS DROPOFF AREA

TRUCK SCREENING King St.

Sullivan St.

TAXI DROPOFF AREA

TRUCK SCREENING

BUS CIRCULATION Conover St.

Bowne St.

TRUCK CIRCULATION CAR CIRCULATION

Imlay St.

BUS CIRCULATION CONTROL POINT

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

91

4.3- ‘Development Scenario 2’

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

92

4.3- ‘Development Scenario 2’ - Development Program

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

93

4. Issues and Opportunities

4.1- Develop Area Analysis 4.2

‘Development Scenario1’ - Transportation Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics - Development Program

4.3

-

‘Development Scenario 2’ - Block and Stack Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics Development Program

4.4- ‘Development Scenario 3’ - Use Driven - Narrative w/ Proposed Uses - Concept

Illustrative Plan

Supportive Graphics - Development Program 4.5- Evaluation of Scenarios - Potential for Investment

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

94

4.4- ‘Development Scenario 3’ - Use Driven PROPOSED BROOKLYN HARBOR VIEW WALK

Excursion boat mooring slips (2)

Alterna

te 300 ʼ Restr icted

curren

t QM2 moorin

*Center For Environmental & Tidal Energy Program

Area

g posit io

n

Learning Center 11,500 SF Education related R+D 50,000 SF Marine Research Facility 120,000 SF Office: 50,000 SF Lab Space: 70,000 SF Marine Business Incubator 60,000 SF

New Ganway System

QUEEN

Excursion boat ticketing/ waiting

MARY

2

P LYN CR IER 12UISE TE RMINA L

BROOK

Propo se (shifte d alt QM2 m d ~20 ooring 0ft to the No position rth)

BUILDIN

G

PIER LYN CO 10NTAINE

BROOK

New 200-key hotel Secured long-term parking Ferris St.

Truck Staging/ screening area (capacity 10-15 trucks)

Unsecured short-term paid-for-parking space

R TERM IN

AL

75ʼ Res tric

ted Are a

Cruise Terminal Gate

ATLANTIC BASIN

New Floating Dock

Swing Excursion Boat slip Community center & cafe/restaurant

Waterfront Promenade

Research Boats Mooring (12 Vessel Slips )

Center For Environmental & Tidal Energy*

New Wave Tank Facility

possibly keeping Pier 11 shell Current Pier II Footprint (Eastern 250ʼ to be demolished)

new building addition

112 Imlay st.

R&D facility parking (300 spaces)

Christie's Fine Art Storage Services, Inc. - 100 Imlay St

Conover St to be mapped

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

95

4.4- ‘Development Scenario 3’ - Traffic Flows

BLACK CAR DROPOFF AREA

Ferris St.

BUS DROPOFF AREA

TRUCK SCREENING King St.

Sullivan St.

TAXI DROPOFF AREA

TRUCK SCREENING

BUS CIRCULATION Conover St.

Bowne St.

TRUCK CIRCULATION CAR CIRCULATION

Imlay St.

BUS CIRCULATION CONTROL POINT

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

96

4.4- ‘Development Scenario 3’ - Use Driven

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

97

4.4- ‘Development Scenario 3’ - Development Program

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

98

4. Issues and Opportunities

4.1- Develop Area Analysis 4.2

-

‘Development Scenario1’ - Transportation Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics Development Program

4.3

-

‘Development Scenario 2’ - Block and Stack Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics Development Program

4.4

-

‘Development Scenario 3’ - Use Driven Narrative w/ Proposed Uses Concept Illustrative Plan Supportive Graphics Development Program

4.5- Evaluation of Scenarios - Potential for Investment

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

99

4.5- Potential For Investment

Based upon the lesson learned from the three scenario studies in sections 4.2, 4.3. and 4.4 three development RFP scenarios were created. Each of the following scenarios is intended to show different ways that the study area could be packaged for a development RFP.

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

100

4.4- ‘Development Scenario 1’ - Parcel 5.1SCENARIO 1

A A

B B CC

D D

AVALIABLE FOR LEASE -MARITIME USES ONLY

E E

ATLANTIC BASIN: 689,570 SF

ATLANTIC BASIN

F

F

G1

G2

G1

G2

H

H

I1

I2

I1

I2

J

K1

K2

K1

K2

L

POTENTIAL DEVELOPMENT PARCEL 26,700 SF. PARCEL A: 98,000 SF. PARCEL D: 100,000 SF. PARCEL F: 57,467 SF. PARCEL G1: 54,000 SF. PARCEL G2: 54,000 SF. PARCEL I1: 54,000 SF. PARCEL I2: 54,000 SF. PARCEL K1: 54,000 SF. PARCEL K2: 78,200 SF. PARCEL H: 15,640 SF. PARCEL J: 28,520 SF. PARCEL L:

MANUFACTURING MANUFACTURING MANUFACTURING MANUFACTURING MANUFACTURING MANUFACTURING RESIDENTIAL

NOT AVALIABLE FOR NEW DEVELOPMENT PARCEL B: PARCEL C: PARCEL E:

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

USES RESIDENTIAL RESIDENTIAL

19,100 SF. 321,243 SF. 98,000 SF.

re P L A C E U R B A N S T U D I O

131

re P L A C E

Philip J. Palmgren, AIA, LEED AP ND

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

U R B A N S T U D I O

101

4.2- ‘Development Scenario1R’ --INDUSTRIAL RED HOOK Pier 12 Brooklyn Waterfront Popup Park

1R

300ʼ R estric

ted Are a

curren

t QM2 moorin

Existing Cruise Terminal Forecourt -70 Remain As is

g posit io

n

QUEEN

MARY

Buttermilk Channel 2

P LYN CR IER 12UISE TE RMIN

BROOK New Residential Development

AL BUIL DING

Secured long-term parking

PIER LYN CO 10NTAINE R

BROOK

TERMIN

AL

75ʼ Res tricte

d Area

24/7 Gate For Non-Cruise Days

ATLANTIC BASIN

optional: filling in Clinton Wharf, move truck screening area Excursion Boat Mooring slips

Restricted Area For Staging/ Screening 10-15 Trucks Un-secured Short Term Paid For Parking

Excursion Ticketing & Waiting

Warehouse / industrial Space

New Residential Development

Chandler Services

100-Ton Crane Warehouse

Cafeʼ /Restaurant

Shipyard

Christie's Fine Art Storage Services, Inc. - 100 Imlay St

112 Imlay st.

Bowne St to be mapped (wide street)

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

102

4.2- ‘Development Scenario1R’- Traffic Flow secondary cruise terminal gate

black car drop-off/ pickup

car

long-term secured parking

taxi drop-off/ pickup gate

24/7 cruise terminal gate

Ferris St.

Ferris St.

Clinton Wharf

Clinton Wharf

short-term paid-forparking area

truck staging/ screening area

taxi/ bus staging area

optional street extension Conover St.

Conover St.

Imlay St.

Imlay St.

Bowne St

Liquer St

Verona St

CAR

Pioneer St

GREENWAY

King St.

Sullivan St.

Imlay St.

Bowne St

Liquer St

Verona St

Pioneer St

King St.

Sullivan St.

Imlay St.

TRUCK secondary cruise terminal gate

bus pickup/ dropoff

CRUISE TERMINAL SECURED PERIMETER

Ferris St.

24/7 cruise terminal gate

Ferris St.

Clinton Wharf

Clinton Wharf

bus staging area short-term paid-forparking area

optional street extension

Conover St.

Conover St.

Imlay St.

Bowne St

Imlay St.

Liquer St

Verona St

Pioneer St

King St.

GREENWAY

Sullivan St.

Imlay St.

Bowne St

BUSES

Liquer St

Verona St

Pioneer St

King St.

Sullivan St.

Imlay St.

GREENWAY

NON CRUISE DAY CIRCULATION ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

103

4.2- ‘Development Scenario1R’ --INDUSTRIAL RED HOOK

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

104

4.4- ‘Development Scenario 2’ - Parcel 5.1SCENARIO 2

A A

B B

CRUISE CC

D D

/EXCU

RSION AVALIABLE FOR LEASE -MARITIME USES ONLY

E E

ATLANTIC BASIN: 689,570 SF

ATLANTIC BASIN

F

F

G1 G1

G2 G2

H

H

I1I1

I2I2

K1 K1

K2K2

PRODUCTION STUDIOS/ MANUFACTURING J

L

POTENTIAL DEVELOPMENT PARCEL 26,700 SF. PARCEL A: 98,000 SF. PARCEL D: 100,000 SF. PARCEL F: 57,467 SF. PARCEL G1: 54,000 SF. PARCEL G2: 54,000 SF. PARCEL I1: 54,000 SF. PARCEL I2: 54,000 SF. PARCEL K1: 54,000 SF. PARCEL K2: 78,200 SF. PARCEL H: 15,640 SF. PARCEL J: 28,520 SF. PARCEL L:

HOTEL MANUFACTURING MANUFACTURING MANUFACTURING MANUFACTURING MANUFACTURING MANUFACTURING RESIDENTIAL

NOT AVALIABLE FOR NEW DEVELOPMENT PARCEL B: PARCEL C: PARCEL E:

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

USES

19,100 SF. 321,243 SF. 98,000 SF.

re P L A C E U R B A N S T U D I O

131

re P L A C E

Philip J. Palmgren, AIA, LEED AP ND

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

U R B A N S T U D I O

105

PROPOSED BROOKLYN HARBOR VIEW WALK MAP

4.3- ‘Development Scenario 2R’---A NEW BROOKLYN DESTINATION PROPOSED BROOKLYN HARBOR VIEW WALK

24/7 Gate For Non-Cruise Days

Excursion boat mooring slips (2)

2R

300ʼ R estric

ted Are a

curren

t QM2 moorin

g posit ion

new gangway system

QUEEN

MARY

alterna

2

P LYN CR IER 12UISE TE RMIN

BROOK

200 Key Hotel

Secured long-term parking (to remain as is)

Ferris St.

te QM2 moorin

g posit ion

PIER LYN CO 10NTAINE R TERM IN

BROOK

AL BUIL DIN

G

AL

75ʼ Res tric

BCT forecourt to remain as is

ted Are a

Truck Gate

ATLANTIC BASIN OPEN WATER STUDIO

Existing Bulkhead to Remain Production Studio Boat Mooring

Restricted Area For Truck Screening/ Staging

Production Studio Building

Unsecured Short Term paid for Parking Space

Production Studio Property line

fresh water tank

Studio Gate

Residential Development

Christie's Fine Art Storage Services, Inc. - 100 Imlay St

112 Imlay st.

Bowne St becomes private driveway for production studios

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

106

4.3- ‘Development Scenario 2R’ - Traffic Flow PRIMARY CRUISE TERMINAL gate

black car drop-off/ pickup

car

long-term secured parking

taxi drop-off/ pickup gate

terminal gate

Ferris St.

Ferris St.

short-term paid-forparking area

Clinton Wharf

Clinton Wharf

truck staging/ screening area optional street extension

Conover St.

Conover St.

Imlay St.

Imlay St.

Bowne St

Liquer St

Verona St

CAR

Pioneer St

GREENWAY

King St.

Sullivan St.

Imlay St.

Bowne St

Liquer St

Verona St

Pioneer St

King St.

Sullivan St.

Imlay St.

TRUCK 24/7 cruise terminal gate

bus pickup/ dropoff

CRUISE TERMINAL SECURED PERIMETER

Ferris St.

secondary cruise terminal gate

Ferris St.

Clinton Wharf

Clinton Wharf

short-term paid-forparking area

Conover St.

Conover St.

Imlay St.

Bowne St

Imlay St.

Liquer St

Verona St

Pioneer St

King St.

GREENWAY

Sullivan St.

Imlay St.

Bowne St

BUSES

Liquer St

Verona St

Pioneer St

King St.

Sullivan St.

Imlay St.

GREENWAY

NON CRUISE DAY CIRCULATION ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

107

4.3- ‘Development Scenario 2R’---A NEW BROOKLYN DESTINATION

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

108

4.4- ‘Development Scenario 3’ - Parcel 5.1SCENARIO 3

A A

B B CC

D D

AVALIABLE FOR LEASE -MARITIME USES ONLY

E E

ATLANTIC BASIN: 689,570 SF

ATLANTIC BASIN

F

F

G1G1

G2 G2

I1 I1

I2I2

K1 K1

K2K2

CONVENTION CENTER/SINGULAR USER H

H

J

L

POTENTIAL DEVELOPMENT PARCEL 26,700 SF. PARCEL A: 98,000 SF. PARCEL D: 100,000 SF. PARCEL F: 57,467 SF. PARCEL G1: 54,000 SF. PARCEL G2: 54,000 SF. PARCEL I1: 54,000 SF. PARCEL I2: 54,000 SF. PARCEL K1: 54,000 SF. PARCEL K2: 78,200 SF. PARCEL H: 15,640 SF. PARCEL J: 28,520 SF. PARCEL L: NOT AVALIABLE FOR NEW DEVELOPMENT PARCEL B: PARCEL C: PARCEL E:

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

19,100 SF. 321,243 SF. 98,000 SF.

re P L A C E U R B A N S T U D I O

131

re P L A C E

Philip J. Palmgren, AIA, LEED AP ND

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

U R B A N S T U D I O

109

4.3- ‘Development Scenario 3R’---CAPTIVE AUDIENCE 300ʼ R estricte d

3R

Area

New hotel

QUEEN

MARY

2

P LYN CR IER 12UISE TE RMIN

BROOK

AL BUIL DIN

G

PIER LYN CO 10NTAINE R TERM INA

BROOK

New hotel

L

Secured long-term parking

75ʼ Res tricte

d Area

Cruise Terminal Gate

ATLANTIC BASIN

New Floating Dock

Ferris St.

Excursion Boat slip

New Hotel

Truck Staging/ screening area (capacity 10-15 trucks)

Water Taxis to/from JFK/ LGA/ Manhattan- Javitz Center

New Hotel

New Hotel

Convention Center

112 Imlay st.

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

Convention Center -Secondary Entry

Christie's Fine Art Storage Services, Inc. - 100 Imlay St

re P L A C E U R B A N S T U D I O

110

4.4- ‘Development Scenario 3R’ - Traffic Flows secondary cruise terminal gate

black car drop-off/ pickup

car

long-term secured parking

taxi drop-off/ pickup gate

24/7 cruise terminal gate

Ferris St.

Ferris St.

optional street extension

Clinton Wharf

Clinton Wharf

taxi/ bus staging area truck staging/ screening area

Conover St.

Conover St.

Imlay St.

Imlay St.

Bowne St

Liquer St

Verona St

CAR

Pioneer St

GREENWAY

King St.

Sullivan St.

Imlay St.

Bowne St

Liquer St

Verona St

Pioneer St

King St.

Sullivan St.

Imlay St.

TRUCK secondary cruise terminal gate

bus pickup/ dropoff

CRUISE TERMINAL SECURED PERIMETER

Ferris St.

24/7 cruise terminal gate

Ferris St.

Clinton Wharf

Clinton Wharf

Conover St.

Conover St.

Imlay St.

Bowne St

Imlay St.

Liquer St

Verona St

Pioneer St

King St.

GREENWAY

Sullivan St.

Imlay St.

Bowne St

BUSES

Liquer St

Verona St

Pioneer St

King St.

Sullivan St.

Imlay St.

GREENWAY

NON CRUISE DAY CIRCULATION ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

111

4.5- Evaluation of Scenarios

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

112

ATLANTIC BASIN DEVELOPMENT FEASIBILITY STUDY

re P L A C E U R B A N S T U D I O

113