This fall, New Yorkers will vote on 4 housing-related poll measures that tackle two main causes of town’s housing scarcity: it takes too lengthy to construct housing, and it’s too simple to dam it. Created by the Constitution Revision Fee, these proposals goal to fast-track reasonably priced housing and guarantee it’s authorized citywide — not simply in choose neighborhoods.
The centerpiece is Query 2, which might create a quick monitor for city-sponsored reasonably priced housing. This could permit tasks that require rezonings to go on to the Board of Requirements and Appeals, relatively than via the Uniform Land Use Evaluation Process (ULURP) — town’s present course of that requires a number of layers of evaluation and infrequently takes years to finish.
Moreover, within the 12 Group Board districts which have produced the least reasonably priced housing over the previous 5 years, tasks would as an alternative advance with approval from the Metropolis Planning Fee, guaranteeing momentum with out ready for added Council motion.
The size of the issue is staggering. Between 2014 and 2024, practically 20,000 items of reasonably priced housing went via ULURP. Many of those tasks took a number of years to get via the method earlier than building may even start. Throughout this time, rents rose, building prices escalated, and New Yorkers had been left with out houses they may afford. That is merely unacceptable.
Query 2 would break this cycle of delays and inaction by setting clear timelines and lowering political bottlenecks, permitting reasonably priced housing to be delivered when it’s most wanted, relatively than years too late, and even worse, under no circumstances.
The reforms additionally tackle a long-standing imbalance created by “member deference,” the Council’s observe of deferring to native members on land use. Whereas this may carry useful neighborhood enter, it has additionally produced extremely uneven outcomes.
Over the previous 11 years, 10 Council districts have every delivered greater than 4,000 reasonably priced houses, with three exceeding 7,000. But, 10 different districts produced fewer than 300 items, and 5 produced fewer than 100. In whole, simply 10 districts accounted for greater than half of town’s reasonably priced housing. Query 2 would assist be certain that each neighborhood contributes to assembly the citywide housing want by extra equitably distributing reasonably priced houses throughout the 5 boroughs.
Query 4 provides one other safeguard by creating an Inexpensive Housing Appeals Board, made up of the mayor, a borough president, and a Metropolis Council member. With two votes, the board may overturn Council selections that block or considerably weaken reasonably priced housing tasks. This retains the Council within the course of, whereas guaranteeing that native politics don’t stand in the way in which of houses New Yorkers urgently want.
Moreover, Query 3 would speed up approvals for smaller housing and infrastructure tasks, chopping purple tape that too typically slows even modest developments. And Query 5 would modernize metropolis planning by requiring a complete digital mapping system. Collectively, Questions 2 via 5 type a balanced reform package deal that may make housing approvals sooner and fairer at a time once they’re wanted most.
It’s vital to notice that whereas they might make important enhancements to the present housing system, these reforms wouldn’t dismantle it. The approval course of for big neighborhood rezonings, like Gowanus or Midtown South, and for many market-rate growth would stay unchanged. What Query 4 introduces is a essential backstop. The Council would nonetheless be capable to negotiate enhancements and safe neighborhood advantages, however it will now not stall reasonably priced housing indefinitely.
These measures additionally don’t diminish the Council’s broader function in advancing affordability. Lately, the Council has pushed past the mayor’s agenda by passing the Honest Housing Framework, rising capital funding for housing, increasing CityFHEPS rental help, and supporting the Metropolis of Sure for Housing Alternative zoning adjustments. These legislative and budgetary powers stay untouched.
Finally, the issue lies squarely in land use. When the 1989 Constitution Fee gave the Council a task in ULURP, it was supposed to be the exception — not the rule. Over time, it has grow to be a chokepoint the place tasks are delayed, watered down, or blocked outright. That obstruction is one motive New York now faces a traditionally low rental emptiness charge of simply 1.4% and why working class households are more and more priced out of their neighborhoods.
If New York is severe about fixing its housing disaster, we should modernize our approval course of. New Yorkers can cease delays and unfold reasonably priced housing extra equitably all through town by voting “sure” on Questions 2, 3, 4, and 5.
It’s time to decide on progress over gridlock.
Charge is the chief director of the New York Housing Convention.
