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© Brooklyn Bridge Park

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. While a small fraction of the required operations and maintenance funds for the park will be collected from permits and concessions, the majority of the funds will 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:

Development Sites


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

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 proposed development will include 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

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 have been closed for over 50 years due to deteriorated buildings conditions. Redevelopment will adaptively reuse the structure and allow 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 will feature nearly 80,000 square feet of restaurant, retail, and event space and 300,000 square feet of office space. West Elm will anchor the building by leasing both office and retail space. In addition, Brooklyn Historical Society will occupy 3,200 square feet of exhibition space as part of the project to celebrate the rich cultural history of the borough. Construction began in early 2014 and is expected to be completed in June 2016.

John Street

The John Street development site is located at the Park’s northern edge in the future 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 will include 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 will be occupied by the first annex of the Brooklyn Children’s Museum, based in Crown Heights, Brooklyn that provides exhibitions, cultural and environmental educational programming for children and families. Construction began in summer 2014 and is expected to be completed by mid-2016.

Pier 6

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 desperately needed affordable housing and create hundreds of union jobs. Streetscape upgrades will enhance the Park experience and create a welcoming gateway.

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

Main Street Conversion Site Design Presentation for CB 2 Parks and Recreation, May 20, 2013

Jay Street

Jay Street Presentation for LPC, August 26, 2013


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 Facts

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

Memorandum of Understanding, August 2, 2011

Memorandum of Understanding, March 8, 2010

Final Report

Bay Area Economics Final Report – Study of Alternatives to Housing For the Funding of Brooklyn Bridge Park Operations

Public Hearing Testimony, March 31, 2011

Summary of Written Testimony

Draft Report

Bay Area Economics Draft Report – Study of Alternatives to Housing For the Funding of Brooklyn Bridge Park Operations

Draft Report — Executive Summary only

Public Hearing Testimony I – November 30, 2010

Public Hearing Testimony II- December 9, 2010

Summary of Written Testimony

Park Design

General Project Plan

Modified General Project Plan

2010 Term Sheet

2002 Memorandum of Understanding

Final Environmental Impact Statement

Design and Phasing Presentation, June 30, 2008

Conversion of Tobacco Warehouse and Empire Stores

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


Conversion Documents


Environmental Assessment Documents View


Additional Conversion Documents View

May 21, 2012

Empire Fulton Ferry Memorandum of Understanding and Term Sheet View

Conversion EA for Tobacco Warehouse/Empire Stores

Environmental Assessment for the Conversion of the Empire Stores and Tobacco Warehouse


**Please note that the public comment period is now 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.

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