How Community Builders saved its Far Rockaway project

The Real Deal • August 15, 2023

From left: Member of New York City Council Selvena Brooks-Powers and Queens Borough President Donovan Richards Jr. along with a rendering of 29-32 Beach Channel Drive (Getty, Urban Architectural Initiatives + Department of City Planning)

Rare case of City Council opposing 100 percent affordable rentals.

Rental projects often hit a wall in the City Council for not offering enough affordability. In the case of the Community Builders’ 106-unit proposal for Far Rockaway, the opposite happened.

The nonprofit tried to run its 100 percent affordable project through the city’s political gauntlet, only to meet stiff resistance from the local community board and, more importantly, the local City Council member, who had the power to block the needed rezoning.

Facing a deadline to get its application for 29-32 Beach Channel Drive through, Community Builders attempted an unusual and speedy pivot, converting its project into an 89-unit co-op that promised to bring homeowners rather than low-income tenants.

After some frantic phone calls, quick thinking and a hand from the Adams administration and Queens Borough President Donovan Richards, the developer won Council approval Aug. 3.

“It took a lot of work and some leaps of faith,” said Community Builders executive Jesse Batus.

The 100,000-square-foot, all-affordable multifamily project with a gym, roof deck and 50 parking spaces had early political support from Richards. But Selvena Brooks-Powers, the Council’s majority whip, sided with the community board, whose vote is advisory but can be influential, especially with a Council election just a year away.

Brooks-Powers hosted a community meeting in July to find common ground with the developer, which had less than a month to radically revise the proposal.

Switching from rentals to co-ops is not like changing a light bulb. It involves reconfiguring the building and the array of funding and subsidies to finance it. Complicating matters, Community Builders, which owns and manages 14,000 apartments and had done a 224-unit, 100 percent affordable rental at Beach 21st Street, had never orchestrated a home ownership program in the city.


“We had a lot of studio apartments in the original plan,” said Jesse Batus, Community Builders’ regional VP. “We removed those because they’re not as marketable for sale. They’re easier to rent, but they’re not as easy to sell.”

The project had an important ally in the city’s Department of Housing Preservation and Development, which had been eyeing the site for affordable housing since Community Builders bought the land mere days before the pandemic hit in 2020.


Nehemiah HDFC, a New York City nonprofit affordable housing developer, helped the project get state funding. It got the Hochul administration to kick in an 11th-hour subsidy for the development, which had previously relied only on city funding.

“If we didn’t have access to it, [the project] would not have been feasible,” Batus said.


Community Builders, a national nonprofit developer, tapped the state’s Affordable Homeownership Opportunity Program, designed for first-time homebuyers, and HPD’s Open Door Program, which funds the development of co-ops and condominiums for middle-income New Yorkers. The rest of the project’s money will come the old-fashioned way: from home sales.

Far Rockaway’s gripe with new housing goes deeper than one project. The community board’s opinion bucks the trend seen in much of the city, where development concerns center on gentrification.

“We have more vacant land and land is cheaper, so money could be made doing affordable and low-income housing but we’d much rather see market-rate housing,” Queens Community Board 14 district manager John Gaska told Commercial Observer.

Building height, a more universal concern in the city, was also an issue. A year ago, the board called for a moratorium on projects higher than six stories. Community Builders had proposed eight.


The board voted against the project in March, calling it out of context with surrounding one- and two-family homes. Opponents said it would overburden local infrastructure and claimed its schools were at capacity, although the original 106 rentals proposed would likely have brought just a handful of students.


But Mayor Eric Adams has railed against not-in-my-backyard sentiment, saying every community must do its part to solve the city’s housing shortage.

“We got to do the Rockaway project,” the mayor said at a press conference following the project’s approval. “Every day is a new day and we are going to do new things. And those areas that we disagree on, so what? We disagree on them and then we move forward.”

By David K. Brawley and Joel Mosbacher April 26, 2025
Imagine 52,000 guns. That’s how many guns, once belonging to police officers across the country, were retrieved from crime scenes between 2006 and 2022. How many of those crime scenes were in New York City? And how many of those guns used to belong to the officers of the New York Police Department? We are a minister and a rabbi here in New York, leaders of the Metro Industrial Areas Foundation, who each have too many stories to tell about how we and our congregants have been personally impacted by gun violence. We have buried congregants, friends, and family members who were killed by gunfire. In many cases, those guns were bought or stolen by shooters who took advantage of the glut of guns in our cities and counties. According to data obtained in a lawsuit against the Bureau of Alcohol, Tobacco, Firearms and Explosives, between 2006 and 2022, more than 52,000 guns formerly belonging to police officers were used to commit crimes against civilians and members of law enforcement. Instead of being melted down or destroyed, the weapons were sold. Of the many maddening aspects of the scourge of the gun violence epidemic in America, this ranks up there with the most maddening. While the issue of gun violence is complicated and while many responses are debatable, this trend is neither. And the next NYPD commissioner and the next mayor should make sure that this infuriating pattern is ended and that the NYPD becomes a leader in this arena. The Reveal podcast released an episode in July 2024 on how tens of thousands of cop guns have ended up in the hands of criminals. Since then, more than a dozen law enforcement agencies across the country, including the New York State Police, have stopped reselling their used firearms or are reviewing their policies. The New York Police Department buys more weapons than any law enforcement agency outside of the federal government. Which means that the department has massive purchasing power when it comes to the companies it does business with.We know that the department has said it doesn’t trade in its service weapons, and that’s a good start. But the department has consistently refused to use the leverage that its purchasing power provides to insist that gun makers act more responsibly. We have met with past commissioners and assistant commissioners. We have described how the NYPD could insist that Glock and other gun makers integrate gun safety technology into all future weapon manufacturing. We have quoted the statistics on how guns acquired by criminals end up creating chaos in our communities. We have cited the studies that describe how guns in households, lacking state-of-the-art gun safety technology, have ended up in the hands of children who often harm themselves or siblings.In an era of ever-modernizing smartphones and other devices, we have argued for the integration of already available high-tech controls into weapons creation. We have reminded them that we have always given the NYPD the credit it deserves for the dramatic reduction in homicides in our city, from a peak of 2,245 in 1990 to 377 last year. Our leaders were instrumental in working with local precincts to drive those dreadful numbers down and keep them down. But now is not the time to stop or lose focus. In recent years, high level NYPD officials have listened, nodded sympathetically, and then done nothing. The candidates for mayor are staking their claims for how they’ll keep New Yorkers safe should they be elected. An easy and impactful move they should commit to is this: insist that the NYPD requires accountability from the companies it purchases weapons from to help ensure that cop guns everywhere are destroyed rather than sold to criminals and that gun safety options are tested and integrated into future NYPD purchases. Our faith traditions teach us not to stand idly by the blood of our neighbors. When our elected officials and those tasked with keeping us safe do nothing while the manufacturers of weapons sell retired service weapons to criminals, they are doing worse than just standing idly by. They are enabling mayhem that is often avoidable.If our next mayor expects us to trust them when they say they’ll do what’s necessary to keep New Yorkers safe, this step is one way to prove it. Brawley, a pastor, and Mosbacher, a rabbi, are leaders in the Metro Industrial Areas Foundation network in New York City.
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