Should Brooklyn Heights Lose Its Historically Protected Status to Allow for Affordable Housing?

Three weeks ago Binyamin Appelbaum’s opinion piece, “I Want a City, Not a Museum”, appeared in the New York Times. Mr. Appelbaum blamed the city’s lack of affordable housing on its “preserving the corporeal city of bricks and steel at the expense of its residents and of those who might live here.” He noted that two of his great-great grandparents lived in a still standing townhouse on Willow Street. He called Brooklyn Heights “a New York version of Colonial Williamsburg” and concluded his essay with this:

I hope someday I’ll be walking with my children on the Lower East Side or the Upper West Side or Brooklyn Heights. We’ll pass one of the places where my ancestors lived, and the building will be gone. In its place will stand an apartment building, housing a new generation of New Yorkers.

Yesterday the Times published three letters responding to Mr. Appelbaum. The first, by Daniel Dolgicer, noted that Mr. Appelbaum described Brooklyn Heights as “fossilized” and asked, “Would he say that Paris has been ‘fossilized’ because its city leaders preserve its buildings?” The second, by Sarah C. Bronin, chair of the Advisory Council on Historic Preservation, cited another Times guest essay, “”How to Make Room for One Million New Yorkers”, by Vishaan Chakrabarti, that proposes solutions to the housing availability and affordability crisis that do not involve eliminating existing historic districts. The third letter, by Nathan Landau, a “former New Yorker and city planner,” also cites Mr.Chakrabarti’s piece, and notes that nearby suburbs “well served by rail and bus transit” have much capacity for new housing and that “[l]ow-rise and mid-rise housing could be built in these communities while respecting their character.”

In a post here in 2017 I considered this same issue in conversation with Sandy Ikeda, an economics professor and Heights resident who, although he said he enjoyed living here, objected to the historic district designation on libertarian grounds.

Share this Story:

, , , , , , , ,

  • Karl Junkersfeld

    Claude’s article, noted in last paragraph, referencing his conversation with Sandy Ikeda in 2017 is thoughtful and well written and definitely worth your time.

    I am living in downtown Brooklyn presently, with its abundance of high rises, and I can guarantee that skyscraper’s would dominate the scenic view of Manhattan if no landmarking existed. It would look like Battery Park. To think that property owners would hold out is ludicrous. The dollar amounts offered would be astronomical.
    The only holdout would, in all probability, be the doctor on Columbia Heights, who has allowed his building to fall into disrepair due to an alleged marital dispute.

  • Montague St. Resident

    Yes, it should. So should the rest of the city. Affordability is a function of supply. NYC stopped increasing supply a long time ago out of concern for preserving this amorphous thing we call character. Letting concerns about character outweigh your concerns about affordability is pathological. Unfortunately, it’s common.

    The alternative is Tokyo, which is much better at building new stuff than we are, and it remains affordable as a result. The tradeoff is that it does not preserve character as well as we do. But the tradeoff is worth it.

    Restricting housing supply through things like historic districts has emergent properties that you must acknowledge and accept. Among them is homelessness, which empirical research suggests is basically entirely a function of housing affordability (which, in turn, is a function of housing supply). Tokyo has far less homelessness than we do. And there is no way to lower the level of homelessness in NYC to something like Tokyo’s level except by becoming more like Tokyo in terms of development.

    You can think of the issue as similar to school shootings. The terrible events we cover on national news are emergent properties of the sheer number of guns in this country and the frequency with which people continue to purchase them. School shootings are the price of a proud Second Amendment tradition. In the same way, homelessness is the price of widespread efforts to preserve neighborhood character. It’s a collective action problem.

    Personally, I don’t think it’s a good trade.

  • Montague St. Resident
  • bheightswalker

    Historic districts represent only 4% of the city’s land. How is it that this 4% is now being blamed for both the affordability and homelessness crises?

    Your comparison to Tokyo is so oversimplified and ignores all of the social, political, and economic differences between the two cities.

    I guess enough time has passed that Robert Moses’s ideas can come back into fashion again!

  • BrooklyNeighbor

    i agree that a few landmark neighborhoods would NOT solve the larger issue of affordable housing. And actually create more generational wealth gap. if you look at the buildings by Pier 5. Which does contain affordable housing, it is still occupied with high net worth individuals and barely made a dent in the offered population. our neighborhood would be replaced with sky rises that high net worth households will just buy up to be on the waterfront. if anything focusing working to reduce the cost of building and repair on existing and new housing stock would attract more development. This seems like a dumb distraction on the bigger issues at hand.

  • Montague St. Resident

    Concerning the 4 percent point: I didn’t say historic districts are to blame for the entire problem of affordability. I said affordability is a supply problem, and historic preservation constrains supply; therefore, it is part of the problem. To claim that historic preservation makes a relatively small contribution to the problem is not to excuse it.

    Concerning the comparison to Tokyo being oversimplified: So what? The point was that Tokyo builds and NYC does not. NYC should be more like Tokyo in that single respect.

    Concerning Robert Moses: You’ll have to be more specific. I associate Robert Moses with car-centric infrastructure. I’m talking about high-density housing and public transit.

  • Andrew Porter

    Tokyo has all that housing because it was bombed to embers during World War 2. I’d say 99% of its housing stock was erected after 1945.

    There can be no comparison of the two cities without adding that into the equation:
    https://uploads.disquscdn.com/images/1bf6e319d4781ca4bd0dad7ab722e6039d01276c2ae3cc4c29f8e397665b41b7.jpg

  • Andrew Porter

    I made a comment on that NYT piece; here’s what I posted (slightly edited):

    … I live in Brooklyn Heights. In my time here, a highrise hotel, the massive block-square St. George, has been repurposed as apartments and student housing. [A] gas station on Atlantic Avenue has been replaced by an apartment building. A 1-story movie house, a 1-story factory, and a 1-story store have been replaced by apartment houses. A vacant lot on my street is now an apartment house. Numerous hotels in the area are now apartments—including the Miles Standish, where Matt Damon has an apartment.

    The numerous buildings owned by the Jehovah Witnesses—including their headquarters on Columbia Heights and their enormous paper storage building on Furman Street—are now housing, since the sect moved upstate.

    All this has been done without altering the basic fabric of the Brooklyn Heights Historic District, which limits the height of new buildings, and restricts the appearance of new construction.

    We like it like that. If Applebaum wants to see that building on Willow Street replaced by a high-rise, I guarantee he’ll have a real fight on his hands.

    In a reply to myself I added:

    I forgot to mention the 1-story library replaced by a 30-story apartment building on Clinton Street; all the bank buildings converted to apartments; the 3-story building on Clinton rebuilt as 8 stories; the 3-story office building on Montague replaced by a 20 story apartment building.

    All without substantially altering the fabric of the area!

  • Karl Junkersfeld

    Probably the most specific example of the Robert Moses phenomenon in Brooklyn Heights with respect to housing is Cadman Plaza. There is no question that a lot of people live in those buildings that otherwise could not afford Brooklyn Heights. It is affordable housing by definition.
    Contrast that with the neighborhood looking west from Cadman and it makes for an interesting conversation regarding metropolitan priorities.

  • Montague St. Resident

    Help me out. How does it change the equation? The point is that Tokyo has affordable housing because it builds. I’m saying NYC should build, too.

    Also, I’m not sure the fire-bombing of Tokyo is the but-for reason that it now does a good job building housing for the people who live in it. It’s more than just plausible that it would also do that in the counterfactual world where there is no fire-bombing.

  • Karl Junkersfeld

    Also add that Japan’s demographic has an aging decreasing population. Also, Japan is not noted for its integration of immigrants into Japanese society and, in fact, is hostile to asylum seekers.

  • Nomcebo Manzini

    Truly, an issue/question/etc. worthy of anybody who lives in and presumably cares about Brooklyn Heights!

    There certainly are a great many residents whose views boil down to NIMBYism, what long ago (when England mattered more) often was phrased as, “I’m all right, Jack.” (I.e., putting one’s personal ax head and shoulders ahead of ANY purported “public interest.”)

    As it happens, I’m like those jurists who concur in the decision (basically, anti-development in Brooklyn Heights) but have a VERY different rationale. I believe that B.Hts can argue convincingly that “We’ve done our part – and then some.”

    This publication often takes a very distant past view of things, but whether you pick 1950 or 1970 starting points, the population of Brooklyn Heights (whatever boundaries you prefer) has increased enormously – as has the number of units for rent and purchase – probably at a greater rate than most neighborhoods. That, of course, is the 4 30-story buildings on CPW, together with a few in BBP, on Montague St. and the Panorama. More is in the works where St. Francis was. I’ll leave aside Dumbo but mention the S. side of Atlantic, clearly Heights-adjacent.

    True, the affordability of B.Hts’ housing stock is not great, but it’s no ivory tower, either.

    The City seems to have decided that anything like NYCHA is/was a bad idea, so it boils down to giving builders enough (but not too many) incentives to add housing stock – ideally – in keeping with what voting New Yorkers want. Downtown Brooklyn and Fourth Avenue have pros AND CONS. Changing the character of B.Hts. would be the City shooting itself in the foot.

  • AnonyMom

    True affordable housing foments education equity and diversity. It is desperately needed in Brooklyn Heights. But building a high rise does NOT guarantee enough “affordable” housing either. I was disgusted when Levin negotiated the affordable housing out of the Library building and relocated it to Fort Green. Also, tall buildings have gone up on Montague and Jerolemon. Is there affordable housing there? Probably not.

    Which brings me to my second point, what is designated as “affordable” wont help the populations of people who need it the most. The income requirements and rents are almost always too high. AND, most of the time the developers want to put in a “poor door” separate entrances or elevators for the “affordable” housing.

    We had incredible opportunities to incorporate truly affordable housing into the neighborhood when Jehovah’s Witnesses sold upwards of a billion dollars of real estate-which they likely paid ZERO taxes for b/c they are a religious group. There was opportunity when Bloomberg gave massive tax abatements to developers to redevelop Downtown brooklyn. But there’s not enough profit in doing the right thing.

    I dont think we need to throw the baby out with the bath water. There has to be a way to incorporate equity into Brooklyn Heights or Clinton Hill (also landmarked). It takes community organization and brave politicians.

  • Charlie Petty

    The bar for denying new construction and thus more affordable housing for our neighbors should be extremely high. The concept of preserving special buildings and streets seems reasonable, but has been extended to its extrema. The number of non-historic historic buildings in the heights is high and I wouldn’t mind at all if glass towers replaced them. We live in a city and while we have rights to our own property, we don’t have the right to deny reasonable development activity nor housing in our communities. I love Brooklyn Heights but I’d love a more vibrant and affordable neighborhood even more.

  • MaggieO

    i think this conversation needs to pivot to how to encourage development of affordable housing while ALSO retaining the historic character of the neighborhood. These things do not have to be mutually exclusive. The designation report for the Brooklyn Heights Historic District is old, vague, and broad. It should be reviewed with an eye towards where larger development would be possible and what that development would be able to look like. There are tall buildings in the neighborhood, both new and old. There could be more. There’s no need to throw out the whole historic district in order to get there.

  • Remsenster

    Here is a list of the historic districts in Brooklyn and Manhattan so why is Binyamin Appelbaum only calling out Brooklyn Heights?
    Would he also suggest eliminating all these other historic districts as well?

    Historic Districts in Brooklyn:
    Albemarle-Kenmore Terraces Historic District
    Alice and Agate Courts Historic District
    Bay Ridge Parkway — Doctors’ Row Historic District
    Bedford Historic District
    Bedford Stuyvesant/Expanded Stuyvesant Heights Historic District
    Boerum Hill Historic District
    Boerum Hill Historic District Extension
    Borough Hall Skyscraper Historic District
    Brooklyn Academy of Music Historic District
    Brooklyn Heights Historic District
    Carroll Gardens Historic District
    Central Sunset Park Historic District
    Chester Court Historic District
    Clinton Hill Historic District
    Cobble Hill Historic District
    Cobble Hill Historic District Extension
    Crown Heights North Historic District
    Crown Heights North II Historic District
    Crown Heights North III Historic District
    Ditmas Park Historic District
    DUMBO Historic District
    East 25th Street Historic District
    Eberhard Faber Pencil Factory Historic District
    Fillmore Place Historic District
    Fiske Terrace-Midwood Park Historic District
    Fort Greene Historic District
    Fulton Ferry Historic District
    Greenpoint Historic District
    Linden Street Historic District
    Melrose Parkside Historic District
    Ocean on the Park Historic District
    Park Place Historic District
    Park Slope Historic District
    Park Slope Historic District Extension
    Park Slope Historic District Extension II
    Prospect Heights Historic District
    Prospect Lefferts Gardens Historic District
    Prospect Park South Historic District
    Stuyvesant Heights Historic District
    Sunset Park 50th Street Historic District
    Sunset Park North Historic District
    Sunset Park South Historic District
    Vinegar Hill Historic District
    Wallabout Historic District

    Historic Districts in Manhattan:
    African Burial Ground and the Commons Historic District
    Audubon Park Historic District
    Audubon Terrace Historic District
    Carnegie Hill Historic District
    Expanded Carnegie Hill Historic District
    Central Harlem-West 130th-132nd Street Historic District
    Central Park West-West 73rd-74th Street Historic District
    Central Park West-West 76th Street Historic District
    Charlton-King-Vandam Historic District
    Chelsea Historic District
    Chelsea Historic District Extension
    Dorrance Brooks Square Historic District
    East 10th Street Historic District
    East 17th Street/Irving Place Historic District
    East Village/Lower East Side Historic District
    Ellis Island Historic District
    Fraunces Tavern Block Historic District
    Gansevoort Market Historic District
    Governors Island Historic District
    Gramercy Park Historic District
    Gramecy Park Historic District Extension
    Greenwich Village Historic District
    Greenwich Village Historic District Extension
    Greenwich Village Historic District Extension II
    Hamilton Heights Historic District
    Hamilton Heights Historic District Extension
    Hamilton Heights/Sugar Hill Historic District
    Hamilton Heights/Sugar Hill Historic District Extension
    Hamilton Heights/Sugar Hill Northeast Historic District
    Hamilton Heights/Sugar Hill Northwest Historic District
    Hardenbergh/Rhinelander Historic District
    Henderson Place Historic District
    Jumel Terrace Historic District
    Ladies’ Mile Historic District
    Lamartine Place Historic District
    MacDougal-Sullivan Gardens Historic District
    Madison Square North Historic District
    Manhattan Avenue Historic District
    Metropolitan Museum Historic District
    Morningside Heights Historic District
    Mount Morris Park Historic District
    Mount Morris Park Historic District Extension
    Murray Hill Historic District
    Murray Hill Historic District Extensions
    NoHo East Historic District
    NoHo Historic District
    NoHo Historic District Extension
    Park Avenue Historic District
    Park Terrace West-West 217th Street Historic District
    Riverside Drive-West 80th-81st Street Historic District
    Riverside-West 105th Street Historic District
    Riverside-West End Historic District
    Riverside-West End Historic District Extension I
    Riverside-West End Historic District Extension II
    St. Mark’s Historic District
    St. Mark’s Historic District Extension
    St. Nicholas Historic District
    Sniffen Court Historic District
    SoHo-Cast Iron Historic District
    SoHo-Cast Iron Historic District Extension
    South Street Seaport Historic District
    South Street Seaport Historic District Extension
    South Village Historic District
    Stone Street Historic District
    Stuyvesant Square Historic District
    Sullivan-Thompson Historic District
    Treadwell Farm Historic District
    Tribeca East Historic District
    Tribeca North Historic District
    Tribeca South Historic District
    Tribeca South Historic District Extension
    Tribeca West Historic District
    Tudor City Historic District
    Turtle Bay Gardens Historic District
    Upper East Side Historic District
    Upper East Side Historic District Extension
    Upper West Side/Central Park West Historic District
    Weehawken Street Historic District
    West 71st Street Historic District
    West Chelsea Historic District
    West End-Collegiate Historic District
    West End-Collegiate Historic District Extension

  • MaggieO

    That was a really interesting article, also by the same author. Applebaum does clearly state that part of the ability of Tokyo to build and keep building without considering the past much is due to the fact that the majority of its buildings date from after the war due to the bombing and even those immediate post-war buildings were built fast and cheap, forcing another quick round of rebuilding. It’s also noted that parks are being redeveloped into housing. There are many factors that go into how we can improve affordable housing in this city but I’m not sure how the comparison to Tokyo is instructive.

  • Nomcebo Manzini

    The answer to your question seems obvious, even if I do NOT at all agree with Mr. Appelbaum – he’s obviously a lot older than when he or his family had a “stake” in Brooklyn Heights. He’s changed a great deal – as has a large part of NYC – over that time, but he looks at Brooklyn Heights and sees, in our neck of the woods, much the same as he did – I’m sure photos refreshed his memory – way back then!

  • Nomcebo Manzini

    What you’re missing, I think, is that the thinking of city planners (and I’ll grant you, some of them have tunnel vision) has changed since the time that Fraunces Tavern secured protection. Having an occasional “old building” (whatever its architectural or historic value) here and there, where it truly stands out like a sore thumb, is very different from having a landmarked district. Yes, there’s the occasional eyesore and plenty of very undistinguished buildings in ours, but NYC is already too given to carve-outs – often graft-laden – instead of making tougher and more expensive decisions to address a problem head on. (Affordable housing, of course, in this instance.)

    But the big thing is ECONOMICS. Most of us think of a “poor door” as utterly shameful – as in, “How could the City or law or the builder’s conscience let something like that happen?”

    But … do the math. Short of the City being the de facto owner (which didn’t work great in the past), it’s the “fair market” apts that make the building … BUILDABLE, i.e., financially viable. You simply cannot tell those nibbling at those apts – and sign them on – “Your next door neighbor will be chosen by lottery from a group with a household income < $65,000."

    I'm not sure I'd be up for that, and I have little doubt that only a small percent would be, either. Both in Brooklyn Heights and anywhere else where the *average* rent bill is $30K/year.

  • Jorale-man

    That article really seemed to be trolling Heights residents by making such an outrageous point. The author seems to pine for a return to the Robert Moses era of development. The whole point about Paris is exactly right: You can travel anywhere in the country and find generic glass high-rise communities but the Heights is utterly unique and beautiful.

    The author also presents it as a false choice: either we get historic neighborhoods or more housing. Fact is, there are plenty of areas in the city full of ugly warehouses, gas stations, empty lots, etc. that can be developed. The Heights should never be touched for such purposes.

  • B.

    Or, we can simply say that throughout history the truth is that all people cannot live in all neighborhoods. I live where I can afford to live, and it is not Brooklyn Heights. Nor do I expect an ugly tower to be built in order to accommodate me.

    (I read and comment here occasionally because my family’s church and two of my schools are located here, and I take a stroll on the promenade and down in the park once or twice a week. It might not be where I hang my hat, but my family’s relationship to the area goes back to the 1920s.)

  • Jorale-man

    I think better comparisons than Tokyo are Paris, Prague, Amsterdam, Rome, Barcelona, Ljubljana, Madrid, Stockholm… All cities where the historic buildings have been preserved and many people visit them for that very reason.

  • William Corry

    Aside from enjoying living in Brooklyn Heights myself, many people who do not live here enjoy visiting here to sightsee, eat/ shop at local business. There are way too many office towers often subsidized by City/Government incentives that remain unoccupied or under occupied that could be turned into low income housing .

  • William Corry

    Ccccc

  • William Corry

    Comment left

  • William Corry

    Thanks

  • William Corry

    Hello

  • kegtappereiu

    The Bible says the poor will always be among you. We could literally tear down every historic district in NY and there still wouldn’t be enough affordable housing… There are plenty of dodgy areas in NY that could use development in the form of mixed income housing, which has been proven to elevate communities. Not mention it is more economical and financially feasible. Why people are so focused on destroying historical communities is beyond me.

    **This is coming from a person who spent most of his childhood in “low income”**

  • moe2012

    i have to point out the author of the NYT piece is based in washington dc. why do we care what he has to say about new york city issues? worry about washington dc, we’ll work about new york city.

    as a resident of new york, we do not want to bulldoze historic buildings to build more glass condos. there are plenty of non-historic eye sores that can be replaced and/or unused corporate offices that can be converted before we destroy the beauty of this city. and what’s the limit once we start destroying historic landmarks? central park is just sitting there; could it be converted into condos? ground zero is prime real estate for condos. the empire state building is getting old, might be time to tear it down and build some condos. and so on.

    i agree with the concerns about affordable housing. but this is such a misguided attempt at helping that it’s actually harmful.

  • Mo

    Some building charge maintenance fee separate from the rent in tokyo . You might find a two bedroom for around $2000 a month but you could be hit with surprise maintenence fees of around another $100 to $200 more a month .Apts tend to be smaller than in NY . In Tokyo the average one bedroom is 430 sq ft in NY about 753 ft that also is tge reason tge rents are cheaper less sq ft