Meanhwile, Mayor Bill de Blasio has proposed a set of reforms, which includes applying the tax break only to rental buildings and implementing a mandatory 25 to 30
percent of affordable units.
The rezoning proposal calls for a minimum of 20
percent of affordable units to be set aside for tenants earning 30 percent of the area median income or less.
Not exact matches
The
units are
affordable for those earning no more than 60
percent of the area median income.
The report compares several projects by the de Blasio administration to the Aspen, an early Bloomberg - era development and venture between Ms. Glen and L&M that included half market - rate apartments, and half that were
affordable units at either 50 or 130
percent of the city's so - called area median income (currently about $ 86,000 for a family
of three).
At Pratt, he led many successful community - planning efforts, as well as campaigns to expand
affordable housing and create NYC's «inclusionary zoning» program, which requires developers seeking tax breaks to set aside 20
percent of their
units for low and moderate income families and pay a living wage to their service workers.
Last week, the group Sustainable Saratoga introduced a zoning amendment that would require new apartment developments to dedicate at least 20
percent of housing stock to «
affordable»
units.
Currently it mandates developers who build in rezoned areas
of the city pick from one
of three options for
affordable housing: 25
percent of their
units rented to those making, on average, 60
percent of the Area Median Income, 30
percent at 80
percent of the AMI or 30
percent at 120
percent.
Critics note that the current program only requires developers to include
affordable units if their buildings are in the «Geographic Exclusion Area» covering less than 17
percent of the five boroughs, and that it costs the city upwards
of $ 1.1 billion in foregone revenues.
«But 80
percent of those
units are not going to be
affordable for the people in the communities where they're being built.»
The modified proposal sets aside 75
percent of the market's ground floor retail space for food - related businesses and also ensures the creation
of 150
units of affordable housing at Chelsea's Robert Fulton Houses.
In a statement released Tuesday, Stringer claimed that the new
affordable housing
units created under the rezoning plan would in fact be unaffordable for 55
percent of East New York's current residents, and that the market rate
units would be unaffordable for 84
percent.
Martins» legislation mandates that any developer receiving the 421 - a abatement would have to pay workers the prevailing wage for projects with more than 50
units where less that 50
percent of the
units are priced as
affordable.
Most
of the city's new below - market
units, though, will come from 100
percent affordable projects.
The State Assembly in 2007 voted to allow Forest City to take advantage
of the controversial 421a program, which gives tax abatements to developers who make 20
percent of their building's
units affordable, even though Ratner didn't technically qualify.
The program also played into what de Blasio considers his biggest success yet in forcing developers to include
affordable housing; the 1,723 -
unit Astoria Cove project along the Queens waterfront, where 27
percent of the
units are to be available at below market - rate rents.
Under that proposal, a total
of 112
units would be permanently
affordable to people making 80
percent of the Area Median Income (AMI)
of $ 62,150 per year for a family
of three.
Developers
of these buildings will also be required to set aside between 25 and 30
percent of units as
affordable housing, in accordance with suspended legislation that's been held up in Albany.
The new plan also lowers the threshold for
affordable units to those making 40
percent of of the AMI, or approximately $ 31,080 for a family
of three, for approximately 71 permanently
affordable units.
Committee Chairman David Greenfield noted that the 27
percent of units set aside for below - market rents is the largest
affordable housing percentage agreement in city history.
The
affordable units will rent at 60
percent of the area median income.
And Queen Councilman Costa Constantinides — backed by Council Speaker Melissa Mark - Viverito and Queens Borough President Melinda Katz — demanded an
affordable allotment
of 35
percent of the 1,700 new
units.
Developers in Manhattan and parts
of Brooklyn and Queens are required to set aside 20
percent of newly created housing for «
affordable»
units while developers elsewhere — roughly 84
percent of the city's landscape — can get the benefit without building any
affordable units.
Under MIH, the city estimates that at least 20 to 25
percent of all new residential
units in East Harlem will be
affordable.
Twenty
percent of the rental
units included in the current design plan are considered
affordable housing, and a 750 - seat school is slated to be included in the development.
But fewer than 15
percent of the
units were considered
affordable to low - and moderate - income tenants.
In this city, if you take the thirty
percent of the people who are homeless and working and give them a real
affordable housing
unit, I mean a real, low - income
affordable housing
unit, that's how you reduce the homeless in this city.»
That much - desired increased abatement period comes in exchange for developers upping the amount
of affordable units they're setting aside from 20
percent to 25
percent or 30
percent.
Another option would make 30
percent of units affordable for those making 80
percent AMI — or $ 62,150 for a family
of three.
The developers are planning a 23 - story, mixed - use building that will set aside 30
percent of its 355
units as
affordable apartments.
Real Affordability for All, the leading coalition opposed to de Blasio's plan, had pushed for another option that would make 30
percent of units affordable to people making 30
percent of AMI.
The New York State Association for
Affordable Housing was floating a plan to give a 100 - percent exemption to properties with four or more units for 60 years, in exchange for an undefined amount of affordable housing, according to the Association for Neighborhood and Housing De
Affordable Housing was floating a plan to give a 100 -
percent exemption to properties with four or more
units for 60 years, in exchange for an undefined amount
of affordable housing, according to the Association for Neighborhood and Housing De
affordable housing, according to the Association for Neighborhood and Housing Development.
Under the mayor's proposal, there were three options developers could choose from, including making 25
percent of the
units affordable for those making 60
percent of area median income, or AMI.
The City Council added a fourth option to the plan that would make 20
percent of units affordable for people who make 40
percent of AMI, which would mean an income
of $ 34,520 for a family
of four.
Although the Council expanded the income levels that the plan would serve by adding an option to make 20
percent of units affordable to people who make 40
percent of area median income — $ 34,520 for a family
of four — Amritt maintained that this was still too expensive for some residents
of his district, which encompasses Hunts Point and Longwood in the South Bronx.
In addition, the deal would tinker with the third option, reducing the income bracket to an average
of 115
percent of the AMI, and requiring that the developer price one - sixth
of the
affordable units for families making 70
percent of the AMI, and another six for families making 90
percent.
The developer has also said that 30
percent of the project's
units will be
affordable.
Ten
percent of the
affordable housing
units will be available to households earning 40
percent of the area median income or below.
Instead
of being limited to particular neighborhoods, the requirement that 20
percent of subsidized development
units be
affordable would apply citywide, and — theoretically — stimulate the building
of more below - market
units.
The vice chair
of the community board's housing committee Xavier Santiago abstained from voting, saying he has asked the developer to set aside 50
percent of the
units for
affordable housing.
De Blasio also wants to raise the percentage
of affordable units to 25 or 30
percent, and he's proposed that Albany impose a «mansion tax» on condos, co-ops, and homes that sell for more than $ 1.7 million.
Their revised plan features a shorter building, and also reduces the income cap on
affordable units from 80
percent of the Area Median Income (AMI)-- or $ 62,150 per year for a family
of three — to 40
percent of AMI, or $ 31,080 for a family
of three.
► Developers consider making 25
percent of the
units affordable at a lower income range — 60
percent area median income, or $ 48,960 for a three - person family.
Currently, the proposal makes 30
percent of the
units permanently
affordable, but to those with incomes averaging 80
percent or below the AMI, which is $ 62,250 for a family
of three.
Critics long complained that the program only required developers to include
affordable units if their buildings are in the «Geographic Exclusion Area» covering less that 17
percent of the five boroughs, and that it cost the city upwards
of $ 1.1 billion in foregone revenues.
The city's plan, including Mandatory Inclusionary Housing, would require any new development to set aside at least 25
percent of units as permanently
affordable housing.
The proposal would allow landlords who qualified for 421a prior to 2008, when the abatement was last amended, to continue receiving the tax break on half
of a building's property tax for another 15 years in exchange for the landlord making 5
percent more
of that building's
units affordable.
«So we're getting extended affordability, and one
of the prices that we're also demanding for that is they give 5
percent more
of their
units as
affordable,» said Vicki Been, commissioner
of the Department
of Housing Preservation and Development.
Under the city's Mandatory Inclusionary Housing program, the partners would set aside 20, 25 or 30
percent of the
units as
affordable housing, though they haven't yet decided on which option to take.
Mr. Wright, however, was hazier on the details
of how to reconcile such a moratorium with Mayor Bill de Blasio's plan to construct and maintain 200,000
units of affordable housing, which hinges in part on re-zonings and outlays for upper - income construction that devotes 20
percent new
units for low - and middle - income earners — a plan Mr. Wright said he was «very much in support
of.»
The 421a program was conceived as an incentive for developers to build on unused or underutilized land, and was augmented in 2008 to include a requirement that 20
percent of units receiving the abatement be
affordable.