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Queens’ Economic Development Guru

Dignitaries prepare to cut the ribbon at the Queens Center Mall expansion. Tribune Photo By Ira Cohen

By Andrew Moesel

For a long time, developers paid Queens little attention, writing it off as a blue-collar bedroom community next to where the real money could be made: Manhattan.

But recently, Queens has started to shed its image as the forgotten borough – home to power plants, cemeteries and Archie Bunker – and attract interest from many residential and commercial developers.

Population growth and real estate market pressures have caused many long-dormant parts of Queens to be rediscovered and reinvented. Vacant industrial yards have become valuable waterfront condominiums. Old factories are being converted to upscale lofts, a lá SoHo and TriBeCa. And on every corner, it seems, contractors are building bigger and better residential housing.

These changes, while mainly positive, still generate concern from community members and force borough officials to make difficult choices. To see the potential conflict, a person needs only to visit a local civic organization or community board, where heated debates about zoning proposals often stretch well into the night.

Our Economic Expert

A new EMS station is dedicated to aid increased borough needs. Tribune Photo By Ira Cohen

Seth Bornstein, director of economic development for Queens Borough President Helen Marshall, has what some might consider the unenviable position of keeping a balance between the new and old Queens, both encouraging development and maintaining community character. During a recent interview, he genuinely seemed to believe that the borough could have its cake and eat it too.

New residential, commercial and industrial development is sprouting up at a faster pace than he would have anticipated 15 years ago, Bornstein said. He believes the current construction boom will also have a snowball effect: as developers see the success of major projects, proving there’s money to be made, it will draw even more investments to the borough.

Bornstein cited several developments that he thought would expand and benefit their communities, including Queens West in Long Island City, Municipal Lot 1 in Flushing, and Arverne-by-the-Sea in Rockaway, among others.

“There were several areas in Rockaway that weren’t developed, but now developers realize there are some good opportunities that were not there before,” Bornstein said. “Once you see major developers invest in those areas, smaller developers become keenly aware of it. And, like anything else, it’s those small developers that often have the biggest impact on a neighborhood.”

Demand For Queens

NYHQ will expand to meet the borough’s health needs. Tribune Photo By Ira Cohen

These new developments did not materialize for their own sake, Bornstein pointed out, but have been driven by demand. New Yorkers have turned to Queens after Manhattan and the suburbs, its two main competitors, so to speak, have become more problematic to inhabit.

Along with being prohibitively expensive for many, Manhattan has become increasingly homogenized as national retailers continue to take over the marketplace, Bornstein said. Many people still value the local, mom-and-pop feel that can be found along Ditmars and Queens Boulevards, he said.

“There are a lot of shops and cultural activities that weren’t here 30 years ago,” Bornstein said. “We still have an independent streak, which we have lost in Manhattan somewhat.”

At the same time, Bornstein said, new retail developments like The Shops At Atlas Park offer upscale shopping that people used to travel outside the borough to find. Developers are continually finding new and interesting ways to bring established brands to Queens, he said, broadening consumers’ horizons while keeping the borough’s distinct environment.

For those who still work in Manhattan, Queens provides an easier commute than driving from Exit 57 on the Long Island Expressway each morning, Bornstein said. He added that the cost of gas and the steadily rising suburban housing market have both contributed to the sustained housing boom in Queens.

Managing Growth

Arverne-By-The-Sea offers great beachfront views.

But while the borough swells, Bornstein is responsible for ensuring that the infrastructure – roads, schools, fire and police protection – can keep pace with the rapid expansion. The aggressive campaign to rezone much of Queens, for example, will allow neighborhoods to keep their historical character and a high standard of living. Those qualities, in turn, will ultimately foster more growth in the future, he said.

“It’s very important to work with City Planning and community groups and make sure areas are not impacted in a negative way,” Bornstein said. “Some areas need to be downzoned, other areas to be upzoned. It depends on the neighborhood. We have to look at context in each neighborhood and decide what the best decision would be.”

Like many, Bornstein remains concerned about the need for affordable housing. Although he believes the free market should ultimately determine prices, he said the government could act as a catalyst to push projects in the right direction. Bornstein said he finds real value in keeping the borough affordable for middle class families, the households that make between $75,000 and $100,000 a year.

“The reality is that the developers often go with what they know, expensive luxury housing, which will earn money over a short period of time,” Bornstein said. “For affordable housing, it takes a lot more creativity…and a lot of work with both government and the developers involved.”

With schools getting better and the crime rate lower, more families are becoming attracted to the city, which makes it increasingly difficult to manage the demand. Bornstein said he remains cautiously optimistic that, with help from him and others, Queens will be a better place for it in the end.

Bornstein said, “We’re just trying to keep our heads above water and make sure the development is balanced and borough can handle it.”