Ce rapport estime que les changements proposés par la Ville de New York, incluant des modifications à la fiscalité, constituent une réponse appropriée à la crise de l’offre de logements qui sévit actuellement dans la ville.
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This report’s analysis finds the proposed changes an appropriate response to the city’s ongoing housing-supply crisis. Many changes are likely to be effective in increasing the housing stock. For example, eliminating off-street parking requirements will unlock housing growth in currently commercial areas where high parking requirements make such developments prohibitively 1 November 2023 expensive to build. Allowing accessory dwelling units (ADUs) and increased floor area while reducing minimum lot size in “low density” neighborhoods, characterized by small homes and walkup apartment buildings, can lead to a substantial increment of unit density on redeveloped lots.
However, the report finds ways in which the proposal can be improved. A proposed floor area increase for new buildings that include affordable housing admittedly would be effective only with state legislation to reinstate a property-tax exemption, called Section 421a, that compensates developers for the cost of constructing below-market rental units. In the absence of tax benefits, property owners in areas with strong housing markets could still build market-rate condominiums, albeit without the floor area increment.
However, the current proposal fails to clarify the relation of the new affordable housing incentive to a past policy, which has continued under Adams, mandating that a portion of units in new buildings in rezoned areas be provided at below-market rents. Properties ensnared by that policy are entirely dependent on tax incentives that do not currently exist. These properties should also have the development flexibility afforded by the proposed affordable housing floor area incentive.
Another issue relates to the proposal to allow more housing to be built in low-density neighborhoods. These areas are characterized by high levels of car ownership per household, and planners justified earlier downzonings as necessary to ensure that communities were not overwhelmed by parked cars. The plan needs to include simple site-design provisions that preserve on-street parking spaces and locate parking in the rear of the lot, as well as measures to encourage households to own fewer cars. These measures include zoning changes to allow more services within walking or bicycling distance and improved public transit frequency and reliability.
Whether the New York City Council will adopt the Adams administration’s proposals is uncertain. The plan takes on many issues that have been highly controversial in the past. However, the council has been receptive to past legislative proposals that are justified as remedying past discrimination against nonwhite New Yorkers. If the administration can succeed in making a similar case, it will have achieved meaningful progress toward the mayor’s stated “moon shot” goal of producing 500,000 new housing units over a decade.