By State Senator Liz Krueger

The City's current way of dealing with development is by not dealing with development. Therefore, with everyone wanting to build within a 100-block radius of Manhattan, it often feels like we're all trying to balance on the head of a pin. 

If the Mayor is right we need to plan for one million more people by 2030. With the current housing stock not even meeting current needs—and with too few affordable and/or crumbling units—the planning process must shift dramatically to meet growth expectations.  This includes putting community interests back in the mix, much more focus on preservation of affordable units and construction of new units for moderate and low-income families, and actually enforcing our housing laws.

Affordable Housing
I question the City's understanding of what "affordable" means. When we're talking about "affordable" let's not forget that the median family income in NYC is $43,434.

In my opinion, mixed-income development is the answer -- inclusionary zoning is one important model.  The City's planning theory of defaulting to highest value land use has worked against such development being a priority. By focusing on the market instead of actual need, many units meant for low and moderate income families have disappeared somewhere between the drawing board and construction. Queens West has joined the growing list of historic opportunities that may soon be lost; 5,000 units once meant for low to moderate income families will now be affordable to only those who make $60,000 to $145,000 annually, even though the median family income of the area is $45,000.

Community Participation in Planning
The City's development model is in direct competition with quality of life issues facing residents. On Manhattan's East Side a new high-rise is being built on nearly every block. Yet, daily fights occur over the most basic community needs, like adequate school space and transportation options for current and future residents.

Neither the City Planning, nor Environmental Impact, nor ULURP processes thoroughly evaluate population and development effects on our infrastructure. Local participation in vetting development impacts on the character of unique communities is a failure, and while Community Boards have an "advisory" role their advice is often ignored.
 
Enforcement
The open disregard for existing laws is reminiscent of the Wild West, not the City of New York. The Department of Buildings (DOB) and the Department of Housing Preservation and Development have not been provided the resources or the mandate to keep lawless developers from skirting construction, zoning and housing maintenance laws.

As affordable housing stock in the outer boroughs disappears out from under our feet, McMansions pop up like Starbucks. And the City's stance in response to the zoning violations of McMansions? "It's already built so there's nothing we can do."  When scofflaws laugh about the petty cash penalty when they're caught, we know we have a problem.

Since the Giuliani Administration, the City has given a free pass to developers in the form of do-it-yourself-regulation, or self-certification. Developers and landlords provide their own stamp of approval as to whether they are in compliance. There is a clear pattern of abuse—even those entities with histories of lawlessness are allowed to continue self-certification. One developer from Brooklyn was found to have 48 violations from one development, the same development he certified at 100% compliance.

Meeting the City's current and future needs will require a commitment to housing New Yorkers can actually afford, a new role for local communities in the planning process, and a recognition of the critical role City agencies must play in beefing up enforcement of construction, zoning and building maintenance laws.