As demand for housing continues to rise in more economically emerging areas, public and affordable housing continues to dwindle, soon becoming a thing of the past. In an attempt to curb this crisis Mayor Bill Deblasio has commissioned the development of 80,000 new affordable units in NYC over the next 10 years, but this hasn’t come without its fair share of problems. One of these problems has been the “Poor Door”, separate entrances for affordable housing recipients in market rate building in NYC, which began to cause widespread outrage among residents and city leaders. This problem stems from indirect policies that allow developers to have multiple entrances on developments that feature a variety of housing options-like condos and rentals in the same building. What has been more difficult than managing the bad publicity, is finding a clear cut solution to the problem. Market-rate buildings in high priced cities typically offer concierge service, entertainment rooms, and breathe taking views, amenities that are not necessarily requested by affordable residents or even expected. So, how do meet your affordable housing goal of creating 80,000 new units, a large amount that will need to be developed alongside market-rate development, while ensuring market-rate residents get the amenities they pay for without offending affordable residents. This is the question that has many stumped.
There are solutions, one being offsite development. This would require developers to still develop the same amount of affordable units, and likely more than they would have developed in their market-rate buildings, but at another location. This would remove the economic totem pole that is mixed-income development, and in condo developments avoid some of the economic issues that have resulted from escalating common fees and a minority of affordable owners at risk of getting priced out.
Aside from policies, cities like New York and even Washington, DC use a variety of tax breaks and subsidies to encourage more affordable development, often times providing tax relief or allowing the developer to build more square feet then typically allowed. Many developers prefer to develop the affordable units offsite, because it allows them to maximize profits at the most desirable locations. Gary Barnett, the founder and president of Extell development in NYC says, that affordable developments incorporated in market rate buildings means “giving away” the most valuable units. “We wouldn’t be able to do affordable,” he said. “It wouldn’t make any financial sense.”
While there is some backlash to this approach, most affordable housing supporters agree that the development of affordable units is much more important than where they are located as long as the alternate location is reasonable, and hopefully close by. “It’s so important to build as much affordable housing as possible, and you always have to compromise,” said Carol Lamberg, co-chairwoman of the New York Housing Conference, an affordable housing coalition. “I just think the need is so great, you don’t need a fancy lobby.” Currently, the New York city council is working on past policies that have allowed the “Poor Door” to exist. “It’s such a visual separation,” Assemblywoman Rosenthal said. “It gets at people when they see two separate doors. It’s no longer theoretical. It looks and smells like discrimination.” While New York works to add its 80,000 units of affordability through private developments so the city can remain home to individuals from all walks of life, the District of Columbia already has policies in place requiring the development of affordable housing in all new developments. The city can also use government owned land for increased affordable development. We continually need to find ways to creatively maximize our production and provide quality affordable housing in as many neighborhoods as possible.