Density, Inclusionary Zoning, Housing Planning: Some Cautions on the de Blasio Plan.
Mayor de Blasio’s Housing Plan is a far better plan than anything we’ve had since LaGuardia, and worthy of full support. But there are four large issues that need to be addressed, some in its principles, some in implementation: Density, Growth, Equity, and Comprehensiveness.
Density leads to gentrification and displacement, if not controlled . There is a natural tendency look to the market to determine where increased density will work, to support increased density by zoning decisions, infrastructure investment location, tax policies, eased building height and FAR requirements, support for mega-projects, where the market indicates there is effective demand. That means, specifically, where there is the proverbial rent gap: where increased real estate values, particularly land values, suggest higher profits are to be gained by improvements, whether modernization and upscaling or higher and more dense new construction. Permitting such “improvements” thus is synonymous with increasing the prices of housing, not only in the locations made more dense, but in their surroundings. That in turn means one of the principal causes of gentrification and displacement is is advanced by public policy.
But there are good ways and bad ways of increasing density, if the purpose is to address housing needs in an equitable fashion.
- Permitting demolition of low-rise low-rent housing in favor of denser more expensive housing.
- Permitting new housing in public housing sites for occupancy at market rates, where low-rent, i.e. subsidized housing could be built. Increasing density in already gentrifying neighborhoods.
- Permitting densification without neighborhood rent regulations, fair and strictly enforced.
- Permitting open and undeveloped space to be built on without regard to existing neighborhood use and needs.
- Disregarding unbiased neighborhood opposition and community-based planning goals.
- Increasing congestion and pollution without adequate transportation provision.
- Providing bonuses permitting development beyond existing planning limitations
- Increasing density by requiring that partially-occupied and vacant properties being held off market for speculative purposes be made available for occupancy, at affordable rents.
- Improving public housing.
- Increasing the supply of subsidized housing.
- Controlling against the displacement effects of gentrification by rent regulation strictly enforced.
- Make every program increasing density subject to open Community Board review, with over-riding of its vote only by a super-majority of Planning commission and City Council.
- Investing in remediation of brownfield sites while preserving compatible industrial or commercial uses providing benefits equitably distributed.
- Complying with community and city-wide planning standards regarding contextual development, light and air standards, accessibility provision and congestion avoidance.
Inclusionary housing can lead to neighborhoods further functionally segregated by race and income, if not controlled, and can be an inefficient use of governmental subsidies if provided. Inclusionary housing only works where the market is strong enough so that a developer or landlord can make a profit from market prices high enough to cover the provision of below-market rate units. Thus, it will only work in higher income neighborhoods, predictably more non-Hispanic white than the in the city as a whole. That effect will be particularly strong the lower the income of the target population to be benefited, in the development, because it will require a greater cross-subsidy, hence higher market rate units, hence even more likely non-Hispanic white. . And if it is limited to already higher income neighborhoods, it is likely to increase the concentration of significantly segregated residences in the city if it provides bonuses for buildings which result in a net increase of the proportion of high-income uses in the larger community. A very delicate balancing is required, with opposing dangers.
Further, the higher the effective subsidy needed, the higher the rents/prices of the market rate units needed to make inclusion profitable. If owners are permitted to select the tenants providing meting inclusionary requirements, they will discriminate in favor of the highest permitted income and the most “responsible” (“acceptable” ) tenants, creaming among applicants by considerations other than the need for housing. With the large majority of residents of an inclusionary development paying market plus rents, their demands on neighborhood facilities and services will be very different from those of the residents of the below-market rate units, to the latters’ disadvantage. Identifying the below-market rate units as such permits a likely stigmatization and pressure to separate out their residents. The worst case scenario might be the equivalent of servant’s quarters in a private residence.
But there are good ways and bad ways of designing and implementing inclusionary zoning, if the purpose is to address housing needs in an equitable fashion.
- Permit the market to determine where inclusionary housing will be provided.
- Implement it particularly in transitional neighborhoods where the probability and disadvantages of gentrification are greatest.
- Let owners determine selection of residents for below-market-rate units.
- Permit external identification of affordable units, or their isolation.
- Ignore neighborhood impacts of construction, and neighborhood needs for facilities and services.
- Make inclusionary development financially profitable by allocating public subsidies , including tax and other benefits, to support their rentals, effectively reducing the pressure on market-rate rentals and reducing cross-subsidy effect.
- Provide as bonuses deviation from neighborhood planning and construction standards and limitations, e.g. height limits, zoning restrictions.
- Permit obligation to provide below-market rate units to expire.
- Make inclusionary housing mandatory, and target city programs of support in such a way that they draw on the developer’s profits over subsidies to support them.
- Require a high enough number of below-market-rate units in any building to permit the provision of neighborhood facilities and services for the needs of all residents.
- Permit city control of tenant selection for below-market units, perhaps using Housing Authority waiting lists and criteria.
- Hold to planning-established limits on height, set-backs, etc. avoiding the granting of zoning and building exceptions’ or bonuses for inclusionary developments.
- Provide for major participation in design and implementation of proposed beneficiaries in need of affordable housing.
- Make every program subject to open Community Board review, with over-riding of its vote only by a super-majority of Planning commission and City Council.
Conclusion: Inclusionary housing can be an excellent program, but requires caution in its application. The devil is in the details. On-going effective participation of intended beneficiaries in need of housing is key in design and implementation.
A good Housing Plan requires long-term considerations beyond its immediate measures.Desirable provisions of a housing plan for New York City might include a city-wide housing plan developed as part of the city’s comprehensive planning process, that would deal with goals and standards for decisions on the location of housing and population distribution and density. Such a plan should deal explicitly with issues of segregation and equity among income groups and by race, color, ethnicity, age and gender. Zoning should be an important part of the implementation of such a plan, and specifically should include consideration of income-targeting land use allocation, as in providing income targets in the definitions of residential zones.
It should be comprehensive, and consider issues such as: zoning regulations facilitating for low income housing; Rent regulations. Tax action policies, taxing profits fairly, holding down depreciation deductions to match reality, surtaxes on flipping housing units, taxing quick turnover sales as ordinary income, making real estate taxes progressive, conforming to binding 197-a comunity plans, calling for equity impact statements on planning decisions, adopting clear city equity standards.Make a housing plan part of the city’s planning process, including goals for an agreed-upon equitable distributing of locations for housing development. Adopt anti speculative warehousing legislation to deal with the full use of vacant units. Give due weight to the need for open space and active public political uses as well as recreational and passive. Integrate with regional considerations.
A general concern with the plan may arise from the process envisaged to put it into effect. The de Blasio Plan states:
“the City will conduct the analyses required for development of a mandatory inclusionary zoning program that satisfies sound land-use planning and legal principles, then will engage a broad group of housing stakeholders to solicit their input into the modifications and expansions of the Inclusionary Housing Program, and will work with stakeholders moving forward to ensure that the program functions smoothly to support development while also meeting the needs of communities” p. 31.
But if all “stakeholders,” regardless of their position, resources, and needs are treated as equals, equity is ill served, and inequalities are as likely to reinforced as reduced. A more robust arrangement for public participation is required, in which community and grass-roots active participation is supported.
A comprehensive look at the extent of the long-term over-all need for better affordable housing will show that the de Blasio plan is only one step, although an important one, in meeting the full need. The private profit-driven market should be brought in to contribute. But to rely on public-private partnerships to solve the problem is ultimately a refusal to recognize that it will not do so, and cannot be expected to do so. Ultimately public provision is an inescapable necessity. The private housing sector should contribute to the necessary resources, by tools like mandatory inclusionary zoning, and certainly by progressive taxation, but the responsibility to pursue equity in housing is a public, not a private, responsibility.
Growth is not per se desirable. There is an underlying assumption running through the plan that considers growth to be a value for itself, development to be per se a good thing, even though it is often qualified as having “serving community needs” or “serve low and moderate income households.” It is an assumption that deserves examination. New York City today is a city where “growth” is largely led by its financial sector, whose prosperity becomes a threshold factor in the establishment of priorities.
Growth, generally, is desirable that reduces inequality. Is growth desired if it increases inequality? Or increases segregation? Both short and long term factors come into play, and perhaps complex economic analyses, but should equity not be of fundamentally importance, rather than growth for its own sake?
Framing an equitable plan for housing is a complex process. De Blasio’s plan is a major step forward. But there is more to be done.
 For a look a the historical treatment of density in New York City’s development, see Marcuse, Peter. 1993. “Density and Social Justice: Is There a Relationship? A Historical Examination” Columbia Documents of Architecture and Theory (D), vol. Three, pp. 50‑87.
 De Blasio’s plan speaks of focus on transitional neighborhoods, p.8 but it also calls for it “in all medium and high density districts where rezonings provide an opportunity for significantly more housing.” P.30
 The plan speaks encouragingly of following policies “that [satisfy] sound land-use planning and legal “Principles; p. 31. They need to explicitly deal with issues of equity and segregation. “
 The data in the Plan itself support this conclusion, as well as the detailed figures from the Housing and Vacancy Survey and studies of the Furman Center and a number of other sources.
 Reducing inequality is well known as a key de Blasio concern, and that is reflected frequently in the plan, e.g. p. 26, but requires concretization in application.