Building an Inclusive, 21st Century West Side
Shelter is the most basic human need, and yet it is out of reach for many of our fellow New Yorkers. Thousands of people in our city struggled to make ends meet even before the twin burdens of rent payments during an economic crisis and the COVID pandemic, and thousands more are sleeping on the streets. We are in the midst of a severe housing crisis. But we have the tools we need to solve it. An inclusive rezoning of the West Side would allow for an expansion of available housing, in order to help those New Yorkers who so desperately need shelter while discouraging the development of luxury supertalls.
Rezoning for the housing we need…not the housing we don’t
By rezoning underutilized areas to the maximum residential density allowed by New York State, we can create as many as 8,769 new rental homes, of which 1,754 would be permanently affordable to households making an average of 40% of Area Median Income (“AMI”), or around $41,000 per year for a household of three. Click here for an explanation on Area Median Income.
The proposed rezoning sites don’t contain any residential units, cultural institutions, or publicly owned properties. All are either on the same block as or across the street from very tall buildings. The proposed rezoning areas either currently only allow for commercial or are zoned for super tall condominium towers with no affordability requirements. The area currently only zoned for commercial use is the upper 50s between 10th Avenue and the River. The area currently zoned for supertall condominium towers is bounded by West 66th St, West 64th Street, West End Avenue, and Riverside Boulevard.
(See areas below highlighted in green.)
The affordable units would be controlled by a to-be-formed Community Land Trust selected by community stakeholders, ensuring homes are permanently affordable, well-managed, and hold developers accountable to live up to all of their obligations.
Based on 40% AMI, studios would rent for $567, one-bedrooms for $717, two-bedrooms for $854, and three-bedrooms for $978. Click here for an explanation on how to translate AMIs into rents.
One of the proposed zoning areas only allows for super tall condominium towers with no affordability requirements (as shown in the rendering below), whereas the new zoning would result in more homes, including deeply affordable homes, but in squatter buildings that are much more in context with the neighborhood.
While all of the areas would be rezoned for additional residential density, the new zoning would be contextual and apply a height limit and other rules to make sure the new buildings aren’t the skinny towers that many have come to loathe. (Below is a map that depicts the proposed rezoning parcels in green along with the heights — in feet — of buildings nearby.)
In addition to the rezoning being contextual, limiting the height of new buildings to ensure they are not out of scale with what’s around them, it would require implementation of the infrastructure we need now — like new schools and a 57th Street busway — and going forward, like green roofs and other sustainable, energy saving measures.
Support NYCHA
Amsterdam Houses sit directly between the two rezoned areas, making this a prime opportunity to invest in NYCHA. Stakeholders should work directly with Amsterdam Houses to give the option of funding capital needs as part of the rezoning process. Ultimately, how capital needs are funded would be decided by a vote of residents.
Housing First
The affordable units will be prioritized for New Yorkers experiencing or at risk of homelessness. This plan follows the Housing First approach, which is backed up by evidence and shows that housing is a foundational bedrock on which all else is built. No matter the reasons that someone became homeless, overcoming those obstacles is nearly impossible while being subjected to the incredible stress of being homeless. The Housing First model is especially suitable for helping individuals with mental illness and substance abuse issues. Stable housing provides the platform for addressing these and many other struggles. Similarly, stable housing is critical for getting and keeping a job and building a flourishing life.
Some of the affordable units must be supportive housing, which is a critical first step for many who are moving from homelessness to independent living. Service providers who are active in providing supportive housing should be invited to participate in the project. Supportive housing combines stable permanent housing with on-site health and social services to ensure that residents can stay in their homes.
21st Century Transit
While the proposed rezoning is conveniently located near the transit hub at Columbus Circle, the 1 train at Lincoln Center and numerous bus routes, the new neighbors would provide us with an opportunity to invest in infrastructure that will help everyone.
The planning process should include community organizations to ensure that new development promotes wider sidewalks, benches, bus lanes, bike parking, loading zones, and other 21st century transit infrastructure.
Additionally, this would be a prime opportunity to implement a 57th Street Busway similar to the 14th Street Busway, which has been incredibly successful. The current 57th Street bus is slow even by the standards of crosstown buses, as 57th Street is continually clogged with traffic. Speeding up the buses will encourage more people to ride, thereby reducing our dependence on private vehicles and connecting the West Side more firmly to Midtown.
Due to their many restaurants, theaters, and cultural centers, Lincoln Square and Hell’s Kitchen see more foot traffic compared to their residential population than nearly any other area of the city. With that traffic comes constant wear and tear on neighborhood sidewalks. This rezoning would ensure that sidewalks are repaired and made accessible to everyone who lives or works on the West Side.
Climate
New Yorkers, just by living in this city, have a carbon footprint three times smaller than that of all other Americans. We achieve this by sharing everything we have on an unprecedented scale. We share our commutes by taking buses and subways to work, we share our backyards by spending time in city parks, and we even share our homes, by living densely in apartments. By living the way we do, we use far less energy, water, and heat than single-family homes. And taking mass transit — or bikes — produces far less vehicle emissions than cars. And crucially, density does not require giving up the quality of life New York promises.
Nevertheless, the climate is in crisis, and an inclusive rezoning would give us the opportunity to do more. Currently, 80 percent of NYC’s emissions come from buildings. Newly-built, energy-efficient apartments can help reduce temperatures in the city through green roofs, heat-capture microturbines, and solar panels. New buildings can also include built-in solutions for trash management, including recycling and compost, to make it easier for all New Yorkers to do their part.
Schools
The potential for over 8,000 new homes would require that we invest in a new school for the area. Already, schools nearby that have struggled with large class sizes in the past (PS 191 and PS 452 on 61st, and further away PS 199 and PS 111) will be faced with more and more students as the city continues to reopen. This is an opportunity to build a new, state-of-the-art school that has the facilities for a 21st century education — one that takes pressure off overcrowded existing schools and provides ample room for any influx that new developments may cause.
Integration
This plan will be an important step in confronting our City’s persistent racial and economic segregation by facilitating the construction of new affordable housing in a higher-income neighborhood. Rezonings are frequently proposed in low-income communities of color, which only promotes gentrification and displacement and does not help promote an integrated city. This rezoning will facilitate integration and economic diversity.
Economic Recovery and Job Creation
We will need investment to jumpstart our economy from the impact of COVID. Building, and managing buildings, in the proposed areas would create jobs — which are badly needed through this time of economic recovery.
This rezoning should also plan for modern uses that support the small business community, like spaces for the arts, shared workspace, and light manufacturing.
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The term ‘rezoning’ has long been associated with gentrification. But we have a real chance to flip the switch, and set a standard for a community-led rezoning process that centers inclusion and affordability — especially in high opportunity neighborhoods.
The Upper West side is a progressive leader for the city, and the country. We can lead the charge for a 21st century city that is affordable for working families, energy efficient, climate friendly, supports services for those in need, creates good paying jobs, directs funds to NYCHA, and makes New York City more integrated, more fair, more just, and more equitable.
