City of Yes: Summary and Thoughts
Much of the information I discuss here and have discussed is available at: https://www.nyc.gov/site/planning/plans/city-of-yes/city-of-yes-housing-opportunity.page.
The annotated City of Yes for Housing Opportunity came out last week. It is 790 pages and the changes are marked up with deletions and comments for significant changes. I received a copy, along with the updated “overview” and handouts. I tried to read through most of it, and not being a zoning expert, some of it was Greek to me. It looked to me that about three-fourths of zoning regulations have been either “simplified” or removed (strikethrough), including the lower density growth management area zoning or LDGMA. Almost all parking requirements for new construction have been removed. I quote from the text amendments:
LDGMA: “The Proposal would remove this collection of zoning regulations (lower density growth management area provisions) since many of the LDGMA rules are either subsumed into the underlying zoning rules or removed entirely.” In fact, only CB10 in the Bronx and Staten Island carried this designation.
Parking: “The proposal would remove parking requirements for residences, houses of worship, and community facilities with sleeping accommodations. The Proposal would establish that no parking is required for new residences. Existing residences with previously required parking would have to maintain it.”
But before I go into more depth here, a little backstory. There is enthusiastic praise for the housing changes for allowing hundreds of thousands of new affordable housing units to be built across the city in some districts and by many elected officials and the Mayor. But why is this such an emergency now? The DCP would say because of restrictive and out of date zoning since the 1960s. That may be a part of it. The amount of new construction has not kept pace with population growth over the past decades that is true. However, that said, what new construction was emphasized in the past few decades? Luxury housing. Why? Because it was a great boondoggle for developers, with tax breaks, etc. Then it became clear that the majority of New Yorkers who could NOT afford luxury housing would be priced out of the city, and so, affordable housing.
I don’t believe the City of Yes Economic Opportunity will have a big an impact on our area (31 community boards voted against it, 21 for it). The Housing component will.
More housing is needed, and there are no longer “exemptions.” The city has said all communities must do their share under this plan. We are part of a larger city, and there are many people who need affordable housing, including our own kids who face the prospect of being priced out of their home.
The City of Yes for Housing has many provisions for “adding a little bit of housing” to every neighborhood in the city. They say the growth will be proportional to the existing zoning. In our area, which is low density, they propose allowing the “missing middle”, or small apartment houses of about 2-4 stories, which they said is forbidden under current zoning. Also, the ADU units, the new residential uses of garages, attics and basements will have an impact here. The “little bit” will have the biggest impact on CB 10, as a former LDGMA district. I hope they have an infrastructure plan in place to accommodate these changes, as we are not set up for expansion in this way. Also, this is a golden opportunity for developers.
So what to make of all this? This will no doubt change the character of some areas (eg, City Island and Throgs Neck). While some changes may be welcome, others give us pause. However, the attitude of some that any opposition is pure selfish NIMBYism is disingenuous (see the following quote).
“…what should be dismissed offhand is anything that too heavily emphasizes “neighborhood character”, property values, or fretting over increased density. These tedious arguments excel at missing the point…”
(Daily News Editorial, Sunday April 14th)
No, our concerns should NOT be dismissed offhand. We are aware of the housing crisis, we do get “the point.” Instead of trying to push through such sweeping changes all at once, the city should have reached out beforehand to our communities for a more gradual revamping of the zoning laws. But this point is moot. City of Yes will be implemented in some form. This is happening and no “No” vote will stop it. The materials have just been released and they will make the rounds of the community boards. Perhaps instead of a straight “No,” the board could try to negotiate with the city to make some of our concerns heard and perhaps wrest some modifications/concessions from DCP.
Addendum. The Metro North development plan came up at several hearings. It is not a part of City of Yes Housing text amendments, it is part of “Neighborhood Rezoning” (according to unique needs of the community) according to DCP and linked to the Metro North station coming in 2027. However, by August of this year the new building process will begin for the 1-12 story residential buildings planned.
Many changes lie ahead. Some will be good, others could be disruptive. The only sure thing is that they are coming.
Much of the information I discuss here and have discussed is available at: https://www.nyc.gov/site/planning/plans/city-of-yes/city-of-yes-housing-opportunity.page.
The annotated City of Yes for Housing Opportunity came out last week. It is 790 pages and the changes are marked up with deletions and comments for significant changes. I received a copy, along with the updated “overview” and handouts. I tried to read through most of it, and not being a zoning expert, some of it was Greek to me. It looked to me that about three-fourths of zoning regulations have been either “simplified” or removed (strikethrough), including the lower density growth management area zoning or LDGMA. Almost all parking requirements for new construction have been removed. I quote from the text amendments:
LDGMA: “The Proposal would remove this collection of zoning regulations (lower density growth management area provisions) since many of the LDGMA rules are either subsumed into the underlying zoning rules or removed entirely.” In fact, only CB10 in the Bronx and Staten Island carried this designation.
Parking: “The proposal would remove parking requirements for residences, houses of worship, and community facilities with sleeping accommodations. The Proposal would establish that no parking is required for new residences. Existing residences with previously required parking would have to maintain it.”
But before I go into more depth here, a little backstory. There is enthusiastic praise for the housing changes for allowing hundreds of thousands of new affordable housing units to be built across the city in some districts and by many elected officials and the Mayor. But why is this such an emergency now? The DCP would say because of restrictive and out of date zoning since the 1960s. That may be a part of it. The amount of new construction has not kept pace with population growth over the past decades that is true. However, that said, what new construction was emphasized in the past few decades? Luxury housing. Why? Because it was a great boondoggle for developers, with tax breaks, etc. Then it became clear that the majority of New Yorkers who could NOT afford luxury housing would be priced out of the city, and so, affordable housing.
I don’t believe the City of Yes Economic Opportunity will have a big an impact on our area (31 community boards voted against it, 21 for it). The Housing component will.
More housing is needed, and there are no longer “exemptions.” The city has said all communities must do their share under this plan. We are part of a larger city, and there are many people who need affordable housing, including our own kids who face the prospect of being priced out of their home.
The City of Yes for Housing has many provisions for “adding a little bit of housing” to every neighborhood in the city. They say the growth will be proportional to the existing zoning. In our area, which is low density, they propose allowing the “missing middle”, or small apartment houses of about 2-4 stories, which they said is forbidden under current zoning. Also, the ADU units, the new residential uses of garages, attics and basements will have an impact here. The “little bit” will have the biggest impact on CB 10, as a former LDGMA district. I hope they have an infrastructure plan in place to accommodate these changes, as we are not set up for expansion in this way. Also, this is a golden opportunity for developers.
So what to make of all this? This will no doubt change the character of some areas (eg, City Island and Throgs Neck). While some changes may be welcome, others give us pause. However, the attitude of some that any opposition is pure selfish NIMBYism is disingenuous (see the following quote).
“…what should be dismissed offhand is anything that too heavily emphasizes “neighborhood character”, property values, or fretting over increased density. These tedious arguments excel at missing the point…”
(Daily News Editorial, Sunday April 14th)
No, our concerns should NOT be dismissed offhand. We are aware of the housing crisis, we do get “the point.” Instead of trying to push through such sweeping changes all at once, the city should have reached out beforehand to our communities for a more gradual revamping of the zoning laws. But this point is moot. City of Yes will be implemented in some form. This is happening and no “No” vote will stop it. The materials have just been released and they will make the rounds of the community boards. Perhaps instead of a straight “No,” the board could try to negotiate with the city to make some of our concerns heard and perhaps wrest some modifications/concessions from DCP.
Addendum. The Metro North development plan came up at several hearings. It is not a part of City of Yes Housing text amendments, it is part of “Neighborhood Rezoning” (according to unique needs of the community) according to DCP and linked to the Metro North station coming in 2027. However, by August of this year the new building process will begin for the 1-12 story residential buildings planned.
Many changes lie ahead. Some will be good, others could be disruptive. The only sure thing is that they are coming.
