Deputy Speaker Williams: Mangin on neighborhood character criteria and Jamaica Avenue project
Williams asks whether BSA has set criteria for determining neighborhood character, calling it subjective. Mangin explains it's less subjective than it sounds, rooted in case law, with built context as primary and zoning and transit access as secondary factors. Williams raises a specific Jamaica Avenue project that is significantly larger than surrounding R3A/R4 zoning; Mangin says he's unaware of that application.
And I believe the deputy speaker has one more question.
Yes, it's always in your line of questioning with deputy leader banks.
I'm like, oh, I have a follow up.
So neighborhood character, which I think is like a quite subjective power that BSA has.
So.
I am not familiar, but wanted to know if there are any set criteria to determine neighborhood character.
Like, how does that get determined by BSA?
Because that, to me, is, like, very subjective.
Thank you.
Because you talk to constituents in my district that...
Have their community landmarked and their view of like neighborhood character is very strict versus like other members of my district who have a different opinion that might live, you know, closer to
the downtown Jamaica area that has a ton of, you know, new units.
That's a very good question.
Thank you for the question.
Neighborhood character, not as subjective as you might think or as it sounds.
I mean, as you can imagine, there is a lot of case law extending back in time around what it means and what it doesn't.
You know,
First and foremost, neighborhoods built context.
Also relevant can be things like zone context, you know, transit access, things like that.
But it is not, it's not like up to the board or up to the chair solely to determine that.
There's a lot of history there.
But is there a set criteria to determine that?
Or like, is it that you use zoning history?
Like, what do you use?
Do you use zoning history?
Do you use...
First and foremost, it would be built context in a neighborhood.
And then, you know, what's the zoning, what's the neighborhood zoned for as well could be relevant.
Is it right next to a subway stop or is it like three miles away?
You know, that type of thing.
But it's not a completely open field that the board can just make whatever determination they want.
Okay.
Because I have a project on Jamaica Avenue that they have told me they're going to go to BSA about.
And in my opinion, outside of the fact that it is transit-oriented development, which fair, we get it, we need to build more near transit hubs.
But it is significantly larger than the R3A surrounding, R3A, R4 surrounding area.
So at...
That's why I'm asking because to me it seems, from my perspective, which is why I want to be educated, it seems quite subjective.
It doesn't seem specific to current neighborhood context because this building is going to produce over 300 units.
And right around the corner from that is a one-family house.
Gotcha.
Thank you.
I'm unaware of that particular application.
And to provide any additional detail on how BSA interprets neighborhood character, I would have to get back to you on that after consulting with them about the program.
Thanks.
Okay, now seeing no other members have questions, Mr.
Manjin, your excuse, and thank you for joining us today and answering all our questions.
Thank you very much, Chair, and thank you, Council Members.