The rofl STOMP

To: Bill de Blasio
From: Matthew Melore
Date: 11/25/2013
Re: Willets Point Redevelopment

The Willets Point redevelopment plan has been in the works since the city first proclaimed it a redevelopment site in 2008. Willets Point is a 62-acre plot of land east of Citi Field, west of the Flushing River, south of the Long Island Sound and North of Flushing Meadow Park.[i] Willets Points is bounded by 126th Street, Northern Boulevard, Van Wyck Expressway Extension and Roosevelt Avenue. For decades there have been attempts to redevelop the site. It has come to the point where rezoning, infrastructure improvements, eminent domain and redevelopment must be considered in the planning mix in order to revitalize this blighted area of Queens. With access to heavy rail (7 train line), redeveloping Willets Point could lead to a high-density, sustainable mixed-use community. East of the Flushing the river is Downtown Flushing, a thriving retail and residential neighborhood in north central Queens. Downtown Flushing has recently undergone and is undergoing major commercial and residential construction, including the SkyView Parc Development, the River Flushing Development and the Flushing Commons.^{[ii][iii][iv]} An easy way to grow the Flushing downtown area even more would be to create an integral and contiguous connection to Willets Point, only one train stop away.

There are many concerns that this development project must address. The site raises many environmental concerns, including petroleum spills, the heavily contaminated Flushing River the Van Wyck, and the proximity to La Guardia Airport. There is also an immediate traffic concern, since at this point in time, only Roosevelt Avenue and Northern Blvd service Willets Point from Downtown Flushing. Willets Point was once home to over 220 businesses and over 1000 workers^[v][vi] There needs to be a viable way to relocate these businesses. Other concerns include easier and more aesthetically pleasing pedestrian and bicycle route from Downtown Flushing, which is only serviced by Roosevelt Avenue, beneath the elevated 7-train line.

Willets Point known as the iron triangle mostly consists of industrial and auto related businesses and only has one official resident.^[vii] At this point in time, 95% of the land area within the Phase 1 stage has been purchased and studies completed.^[viii] The city has put aside $3.5 million to pay the first years rent for the businesses new locations.^[ix] The plan so far is to roll out the development in separate phases for a total of 8.94 square feet of residential, retail, hotel, convention center, entertainment, commercial office, community facility, open space, and parking uses.^[x] The project is expected to be completed by 2032.^[xi] The Willets Point redevelopment plan is a good idea because it will create a denser community in an area with heavy rail access and highway access, which is ideal for areas with many transportation choices. Willets Point will be a more aesthetically pleasing neighborhood and become a more contiguous portion of the neighborhoods along the 7-train line, which are mostly residential and mixed use.

According to the ideal design plan published by NYREDC, Willets Point will become another commercial area to shop, and the design includes room for both local and chain stores. The entertainment and big box stores will be facing Citi Field on 126th street, but the development design becomes more residential as one moves northeast down Willets Point Blvd.^[xii] A minimum of 35% of the residential area will be affordable housing.^[xiii] There is a good mix of both residential and commercial uses; 1.7 million square feet of retail space versus 5 million square feet of residential space. The plan calls for 8 acres of open space, a 240,00 square foot school, hotels and a convention center. Everything about the plan is well thought out, but more residential buildings, instead of a convention center might make it a more livable area. Citi Field is already there, and too many special events within only a 62-acre site might deter people from moving there.^[xiv]

One of the concerns is the displacement of over 220 businesses and at least 1,700 workers. The city plans to find new businesses for them and pay their first years rent.[xv] Even though this is a good deal, the city must realize that these businesses are dependent on one another. The reason people go to Willets Point is because each auto shop specializes in something and customers are directed to the appropriate business. If all the shops are separated from one another by distance then the entire system breaks down. Another urban planner gave a presentation on how the city should relocate the Willets Point business owners all into one area. She chose the abandoned Flushing Airport as the most ideal location, located only two miles away from Willets Point. This is an interesting proposal. The only problem with this proposal is that it might be too late to relocate the businesses to Flushing Airport, since nothing has been done to redevelop the old Flushing Airport into a suitable space for these businesses. Nonetheless, I would recommend moving forward quickly and efficiently with a feasibility study for this plan.

Another major concern is the traffic congestion on Roosevelt Avenue, which is already congested. Since the design calls for bike lanes on Roosevelt Avenue, the already congested street could become difficult for anyone trying to get to Willets Point from the East, but not taking the Van Wyck. I would propose another bridge over the Flushing River that allows for cars, bikes and pedestrians to enter Willets Point from the east.

A major problem is the ugly walk/bike ride along the bridge on Roosevelt Avenue over the Flushing River. The bridge connecting Downtown Flushing and Willets Point is right beneath the 7 train line; there are no store fronts and there is nothing to look at. Making this route more aesthetically pleasing is important to create a more contiguous connection to Downtown Flushing. More people will be walking from Willets Point to Flushing and vice versa; this needs to be a walk that people enjoy taking. Northern Blvd, which is almost inaccessible, must be made accessible to pedestrians and cyclists as well.

Finally, there are many environmental concerns with the project. The design calls for no underground parking, which is important because the entire site is contaminated and was once a dumping ground for ash, receiving at one point, 100 railroad cars of ash a day.^[xvi] Since then it has become a dumping site for petroleum and there is no connected sewer system for the site. The Flushing River is also contaminated and needs to be cleaned up before waterfront access is restored.

Overall though, this redevelopment plan is good because it will create a new, high-density neighborhood in an area with access to both heavy rail and highway access. The plan is well thought out, with plenty of residential space, including affordable housing, while the convention center could be scrapped for more residential space. Highlights include the large school and open space. The displacement of Willets Point businesses must be more sensitive to the needs of the businesses. Instead of displacing the businesses to separate locations, a an area like the abandoned Flushing Airport could be used to put all the businesses in the same place, which is important since they have a mutualistic relationship. There needs to be more done to create a contiguous pedestrian and cyclist connection to Downtown Flushing, another bridge might be necessary, or a complete overhaul of Northern Blvd. Environmental concerns plague the site, but studies have been done and redeveloping Willets Point is feasible, even with all these concerns.