Project Development
Brooklyn Bridge Park operates under a mandate to be financially self-sustaining. This mandate was memorialized in the Park’s General Project Plan approved in 2005 and the General Project Plan approved in 2010. While a small fraction of the required operations and maintenance funds for the Park are collected from permits and concessions, the majority of the funds come from a limited number of revenue-generating development sites within the project’s footprint.
The development program was determined after an in-depth analysis of potential locations. The analysis focused on finding uses that would generate sufficient revenue to support park operations, minimize the size of the required development footprint, and be compatible with the surrounding park and neighborhood uses. Development locations were chosen to take advantage of the existing urban context by concentrating development closest to existing park entrances and maintain the protected view corridor from the Brooklyn Heights Promenade, and thus create vital, active urban junctions at each of the Park’s three main entrances.
The approved development program includes the sites and uses outlined below:
-
One Brooklyn Bridge Park
One Brooklyn Bridge Park (OBBP) is a residential condominium building. Completed in 2008, this building is a converted 1,000,000+ square foot warehouse building located along Furman Street just south of Joralemon Street. The building includes over 440 residential units, approximately 80,000 square feet of ground floor retail, and over 500 parking spaces.
-
Pier 1 Sites
One Hotel Brooklyn Bridge & Pierhouse Condominiums
Located at the Old Fulton Street entrance to the Park, the Pier 1 development site includes two parcels. The larger parcel to the north is approximately 65,000 square feet, and the smaller parcel is approximately 35,000 square feet. In 2012, BBP selected a joint venture of Starwood Capital and Toll Brothers City Living to develop the Pier 1 sites. Their development includes a 200-room Starwood hotel, approximately 100 residential units, 16,000 square feet of restaurant space, 2,000 square feet of retail space, a 6,000 square-foot fitness center, and 300 parking spaces. Construction began in spring 2013 and opened 2017.
-
Empire Stores
Empire Stores
The Empire Stores are a complex of seven contiguous four- and five-story historic warehouses containing of approximately 350,000 square feet. The warehouses were built between 1869 and 1885 and primarily used for coffee storage until they were abandoned in the 1960s. The warehouses were closed for over 50 years due to deteriorated buildings conditions. Redevelopment has adaptively reused the structures and allowed for a mix of commercial, retail, and office uses that complement the unique character of this industrial waterfront structure.
In summer 2013, a team led by Midtown Equities was designated to redevelop Empire Stores. Designed by Studio V Architecture, the proposed building plan features nearly 80,000 square feet of restaurant, retail, and event space and 300,000 square feet of office space. West Elm anchors the building by leasing both office and retail space; TimeOut Market located in the first and fifth floors offers 24,000sqft of dining options. Construction began in early 2014 and was completed in June 2016.
-
John Street Site
One John Street
The John Street development site is located at the Park’s northern edge in the John Street section of the Park. In July 2013, BBP selected a joint venture of Alloy Development and Monadnock Development to design and develop the John Street development site. The residential development includes approximately 50 residential units comprising a total of 96,000 square feet, 2,600 square feet of ground floor retail, and 1,750 square feet of cultural space. The cultural space was first occupied by the first annex of the Brooklyn Children’s Museum. Currently, the Brooklyn Public Library Annex occupies the space. Construction began in summer 2014 and was completed in 2016.
-
Pier 6 Sites
Quay Tower & The Landing
Located at Atlantic Avenue, the main southern entrance to the Park, the Pier 6 development site comprises two parcels, each roughly 10,000 square feet in area. On June 7, 2016, the BBP Board of Directors voted to approve a joint venture of RAL Development Services and Oliver’s Realty Group to develop two residential buildings at the site. The last of the Park’s five development sites approved in the 2005 GPP, the Pier 6 development will ensure the long-term financial stability of Brooklyn Bridge Park, provide affordable housing, and create hundreds of union jobs. Streetscape upgrades enhance the Park experience and create a welcoming gateway. Construction was completed in 2019.
Project Documents
-
Final Environmental Impact Statement (FEIS)
Cover, Table of Contents and Foreword
Chapter 1. Project Description
Chapter 2. Land Use, Zoning and Public Policy
Chapter 3. Socioeconomic Conditions
Chapter 4. Community Facilities
Chapter 5. Open Space and Recreational Facilities
Chapter 7. Historical Resources
Chapter 8. Urban Design and Visual Resources
Chapter 9. Neighborhood Character
Chapter 10. Water Quality and Natural Resources
Chapter 11. Hazardous Materials
Chapter 12. Waterfront Revitalization Program
Chapter 14. Traffic and Parking
Chapter 15. Transit and Pedestrians
Chapter 18. Construction Impacts
Chapter 21. Growth-Inducing Aspects of the Proposed Actions
Chapter 22. Unavoidable Significant Adverse Impacts
Chapter 23. Irreversible and Irretrievable Commitment of Resources
Chapter 24. Responses to Comments on the DEIS
Appendix A. Memorandum of Understanding
Appendix B. General Park Trip Generation Characteristics
Appendix C. Brooklyn Bridge Park Development Analysis
Appendix D. Table 6-2 of the March 2005 Marine Infrastructure Report
Appendix E. Diagrams Illustrating View Plane and Floating Walkway Elevations
-
2005 General Project Plan
The project is the creation of the Brooklyn Bridge Park (the “Project”).
The approximately 85 acre Project, consisting of piers, upland and water area, would stretch along 1.3 miles of Brooklyn waterfront approximately bounded by Jay Street on the north, Atlantic Avenue on the south, Furman Street on the east, and the East River on the west, and would include Piers 1 through 6 (as more fully shown on the site map
annexed hereto as Exhibit A).The Brooklyn Bridge Park Development Corporation (“BBPDC”) prepared a plan which embodies the design goals and objectives for the Project. The proposed plan, along with the associated annual maintenance and operations budget and required revenue to support the annual maintenance and operations, was the subject of an extensive community participation process. This General Project Plan reflects those goals and objectives.
-
2010 General Project Plan
Project Approvals & Presentations
-
Marine Infrastructure
Response to Goldenrod Blue Report, May 12, 2016
Report on BBP Preventative Maintenance Plan, November 3, 2015
-
PIER 5/6 LOOP ROAD
Technical Memorandum, December 5, 2016
BBP Pier 5/6 Loop Road Traffic Study Final, April 1, 2015
Pier 5/6 Loop Road Presentation to Board of Directors, November 11, 2014
-
PIER 6 DEVELOPMENT
2016 Technical Memorandum Update, June 6, 2016
2015 Technical Memorandum Update, June 19, 2015
Technical Memorandum for the Pier 6 Upland Development, November 21, 2014
Pier 6 RFP Responses Design Presentation, August 6, 2014
Pier 6 Development Presentation to One Brooklyn Bridge Park, April 10, 2014
Pier 6 Development Presentation to the Community Advisory Council, April 1, 2014
-
EMPIRE STORES DEVELOPMENT
Empire Stores Update Presentation to Community Advisory Council, November 26, 2013
Empire Stores RFP Responses Presentation, March 19, 2013
Empire Stores RFP Presentation, July 25, 2012
-
JOHN STREET DEVELOPMENT
John Street Design Presentation to Community Advisory Council, May 28, 2013
John Street RFP Update, September 24, 2012
-
TOBACCO WAREHOUSE
Design Presentation on Tobacco Warehouse for CB2 Land Use Committee, April 17, 2013
Tobacco Warehouse Request for Proposal Presentation, November 15, 2010
-
MAIN STREET DEVELOPMENT
-
JAY STREET
Jay Street Presentation for LPC, August 26, 2013
-
DUMBO
Studio V Architecture Presentation on Empire Stores, November 4, 2013
Brooklyn Bridge Park Construction Update, November 4, 2013
Dumbo Community Update, June 11, 2013
-
PIER 5 MARINA
Pier 5 Marina RFP Reponses Presentation to Community Advisory Council, November 26, 2013
-
FINANCIAL MODEL
Financial Model Update for Board of Directors Meeting, June 7, 2016
Response to Recent Analyses Concerning BBP Financial Model and Marine Infrastructure Repair, May 11, 2016
Report on Brooklyn Bridge Park’s Financial Model, July 29, 2015
Financial Model Update for Community, July 9, 2015
Financial Model Update for Board of Directors, June 11, 2015
Financial Model Update for Board of Directors, August 6, 2014
Financial Model Presentation for Board of Directors, October 22, 2013
Financial Plan Presentation, January 29, 2009
-
PIER 1 DEVELOPMENT
Pier 1 Development Site Presentation to Community Advisory Council, February 3, 2015
Pier 1 Board Presentation, June 19, 2012
Pier 1 Hotel and Residential Development Presentation of Proposals, November 22, 2011
Pier 1 Hotel and Residential Development Request for Proposal Presentation, July 19, 2011
-
COMMITTEE ON ALTERNATIVES TO HOUSING
-
FINAL REPORT
-
DRAFT REPORT
-
PARK DESIGN
Conversion of Tobacco Warehouse and Empire Stores
-
Conversion Documents
USDJ Correcting Memorandum and Order – (# Legal 4014907)
August 21, 2013
State NPS and City Correspondence – Continued 2 – June, July, August 2013
August 21, 2013
PD-ESF 36-1225 NEPA (conversion application)
August 21, 2013
BHA Ltr to Jack Howard, ASB signature, July 25, 2013
August 21, 2013
2006-11-15 USDJ Memorandum and Order
August 21, 2013
Conversion Property Appraisal – Part 1 of 3 – final (8-14-2013)
August 19, 2013
Conversion Property Appraisal – Part 2 of 3 – final (8-14-2013)
August 19, 2013
Conversion Property Appraisal – Part 3 of 3 – final (8-14-2013)
August 19, 2013
Replacement Property Appraisal – Part 1 of 3 – final (8-14-2013)
August 19, 2013
Replacement Property Appraisal – Part 2 of 3 – final (8-14-2013)
August 19, 2013
Replacement Property Appraisal – Part 3 of 3 – final (8-14-2013)
August 19, 2013
NPS ltr to OPRHP – 8.15.2013
August 16, 2013
State NPS and City Correspondence Continued – June, July and August 2013
August 15, 2013
TW_ES Conversion FONSI – part 1
August 15, 2013
TW_ES Conversion FONSI – part 2
August 15, 2013
Draft BBP Amendment 2 – 7.30.2013
August 15, 2013
BBP Amendment – for signature
August 15, 2013
NY BBP Valuation Compliance Memo
August 15, 2013
NPS ltr to OPRHP – 8.14.2013
August 15, 2013
Draft BBP Amendment 2 – 7.30.2013
August 15, 2013
Draft BBP Amendment – 7.29.2013
August 15, 2013
Response to Comments on EA – 7.30.13
August 15, 2013
2002 MOA btwn State and City re BBP
August 15, 2013
BBP Conversion Approval Letter – 7-31-13
August 12, 2013
Environmental Assessment Documents View
Additional Conversion Documents View
May 21, 2012
Empire Fulton Ferry Memorandum of Understanding and Term Sheet View
-
Environmental Assessment for the Conversion of the Empire Stores and Tobacco Warehouse
**Public comment period is closed**
The Environmental Assessment (EA) for the proposed conversion of approximately 2.652 acres of the former Empire Fulton Ferry State Park in Brooklyn, including the Empire Stores and the Tobacco Warehouse, under Section 6(f)(3) of the federal Land and Water Conservation Fund Act (LWCFA) has been released by the City of New York and is now available for public review. The proposed conversion would remove protections limiting use of this property to outdoor recreation to allow for the adaptive reuse of the Empire Stores and the Tobacco Warehouse. As required by Section 6(f), 0.863 acres of land bordered by Adams Street, Plymouth Street and the Main Street section of Brooklyn Bridge Park, and currently used by the City of New York, will be added to the land protected by Section 6(f) and to Brooklyn Bridge Park for outdoor recreation and other Section 6(f) allowable uses. This action must be approved by the National Park Service (NPS). The EA, which considers the potential environmental impacts from this proposed action, was prepared by the Brooklyn Bridge Park Corporation, in cooperation with the City of New York, for NPS as lead agency, in accordance with the National Environmental Policy Act of 1969, as amended.
In addition to the download available on the page, the EA and the proposed conversion application are available for review at the offices of the Brooklyn Bridge Park, 334 Furman Street, Brooklyn.
Click here to download the EA.
Click here to download the City of New York’s draft conversion application.
Click here to download the exhibits to the draft conversion application.
The EA draws on analysis from the Final Environmental Impact Statement (FEIS) prepared for the Brooklyn Bridge Park project in 2005 by the Brooklyn Bridge Park Development Corporation with the New York State Empire State Development Corporation serving as lead agency. That FEIS is available here.
Pier 1 Development Facts
The Pier 1 development occupies, approximately, the footprint of the National Cold Storage Warehouses, a complex of buildings that blocked views for over a century. The warehouses were demolished in 2010 to make way for parkland and the Pier 1 development that had been approved as part of the 2005 Brooklyn Bridge Park General Project Plan (GPP).
While many people do not recall the visual impact of the old warehouses, it was understood that from some vantage points, the Pier 1 development would obstruct views of the Brooklyn Bridge and Manhattan – particularly from the northern end of the Promenade and from the “Fruit Street Sitting Area,” which is not part of the Promenade.
The project comprises two parcels: Parcel A, the site of the taller hotel and residential buildings to the north; and Parcel B, the site of the smaller residential building.
In order to clear up some misunderstandings regarding the project, following is a list of pertinent facts.
-
Height Limit
The BBP General Project Plan prescribes a height limit of 100 feet. This reflects the effort to develop a building of scale and impact similar to the National Cold Storage Warehouses. The GPP is silent on the inclusion of mechanicals within the 100 feet. Upon consultation with Empire State Development Corporation (ESDC), the decision was made to permit rooftop mechanical equipment to exceed the 100’ height limit provided that it fit the definition of a “Permitted Obstruction” in the NYC Zoning Resolution.
-
Base Plane
Based on consultation with ESDC, the 100’ height limit for the Pierhouse is determined in accordance with the NYC Zoning Resolution, under which height is measured from the Base Plane. Prior to Hurricane Sandy, the Base Plane for the Parcel A building at Pierhouse was set at 10.2’. After Hurricane Sandy, in response to changes in FEMA’s 100-year flood plane elevations at the site, the Base Plane was raised by 3.55’ to 13.75’.
-
The Brooklyn Heights Scenic View District (SV-1)
Adopted in 1974, this protected view plane extends from the Promenade at specified angles in the shape of a fan. The height of buildings covered by the view plane cannot be taller than the plane. Protection of the view plane has always been a requirement of this project and the Park as a whole.
The taller hotel and residential buildings of the Pier 1 development are not located within SV-1, and do not at any point violate the legally protected scenic view plane.
The smaller residential building of Pierhouse is largely within SV-1, and the building on that site will fully comply with that restriction.
The National Cold Storage Warehouses did violate the view plane, but were “grandfathered” because they existed before the Scenic View District was created. New buildings will comply with the view plane restrictions.
-
Fruit Street Sitting Area
Views from the Fruit Street Sitting Area, which is not part of the Promenade, are not protected under SV-1. Views from this area had been obscured by the Cold Storage Warehouses prior to their demolition.
-
Squibb Park
As with the Fruit Street Sitting Area, views from Squibb Park are not protected. In the four years since the warehouses were demolished, it was understood that the open views were temporary and the Pier 1 development would obstruct views once constructed.
-
Bulkhead
The 1Hotel bulkhead contains two parts. The lower bulkhead, closer to Furman Street, is approximately 23’ tall and contains an emergency generator and cooling towers. The remainder of the hotel bulkhead is approximately 30’ tall and contains three levels. The lower level contains the access for the elevators and egress stairs. The middle level contains the elevator equipment room, an IT equipment room and exhaust and supply fans serving all floors of the hotel. The upper level of the bulkhead contains the required overrun heights for elevator service and equipment and pressurized fans. A model showing the post-Sandy bulkheads presented to the community in September, 2013, can be seen here.
-
Public review process
Through a series of public meetings dating back to 2011, the Pier 1 development underwent a robust and transparent design review process. Our Community Advisory Council (CAC) – the body through which the Park reports to the community regarding its projects – was updated on all design changes, and from the earliest meetings it was made clear that mechanical equipment would exceed the 100 foot height limit provided it fit the definition of a “permitted Obstruction” in the NYC Zoning Resolution. This was acknowledged by the CAC from the first meetings on the project. In September 2013, the post-Sandy design was presented to the community. This is the same design as is being constructed today.
-
Hurricane Sandy
Following the 2013 release of FEMA’s post-Sandy 100-year flood plain maps, (which extended the flood zone to include the area of the Pier 1 development site) and DCP’s Flood Resilience Text Amendment which modified zoning to encourage flood-resistant construction, Pierhouse architects adapted the design by raising the base plane 3.55’ – thereby elevating the building out of the flood zone – and relocating mechanical systems above flood levels and onto the roof.
-
Project Benefits
In 2002, Brooklyn Bridge Park was established with a mandate that the site itself would generate the revenue to maintain the park in perpetuity. That funding is provided by development on sites at the edges of the park project. Pier 1, the hotel and condominium under construction adjacent to the Park near Pier 1, has been permitted in this location since 2005. Over the course of the lease term of 97 years, the development is projected to result in $119.7 mil in net present value of revenue. Upon completion, the project will generate a projected total of $3.3 mil annually in rent and PILOTS. Public Benefits