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Testimony to HPD in Opposition to 421-a Real Estate Tax Abatement Rule Change

Testimony last updated February 9, 2011

The Pratt Center is here to testify today in opposition to HPD’s proposed extension of 421-a eligibility from 36 months to 72 months for projects initiated prior to the 2007-08 extension of the 421-a exclusion zone.

By expanding the exclusion zone, in which affordable housing is required as a condition of the tax abatement, the City Council and State Legislature clearly intended to spur the creation of affordable housing alongside market-rate development in neighborhoods that had become -- and remain -- highly attractive for real estate development. The legislature passed its measure in mid -2007 and proceeded to give developers until mid-2008 to get foundations in the ground without having to include affordable housing as a condition of receiving the tax abatement within the expanded exclusion zone. Since then, projects begun prior to June 2008 have had three years to come to completion and claim the tax benefit under the old rules. Now HPD is talking about changing the rules at the very end of the game, and calling it halftime.

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One City/One Future: A Blueprint for Growth That Works for All New Yorkers

Report last updated April 16, 2009

This Blueprint for Economic Development is the product of four years of collaboration by civic leaders, neighborhood advocates, community development organizations, labor unions, local development corporations, environmentalists, and others to make economic development work for New Yorkers -- to improve economic opportunity, environmental sustainability, and the quality of life in our city.

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Markham Gardens Houses

Past Project last updated January 4, 2010

Preserving Affordable Housing on Staten Island

The Markham Gardens Tenant Association – representing the tenants in a 360-unit public housing development in West Brighton, on the north shore of Staten Island – approached the Pratt Center for assistance in the winter of 2004. The New York City Housing Authority (NYCHA) had announced plans to demolish the low-rise, garden-style buildings and replace them with 270 units of affordable rental and homeownership housing that would be developed and operated by a private owner.

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Multifamily Housing Retrofit Basics

Page last updated July 1, 2009

What does a building energy retrofit include? These are the places to look for potential savings in energy use and expense and that you would expect to find in an energy audit or retrofit of your building. 

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Multifamily Housing Energy Efficiency Financing Sources

Page last updated April 4, 2012

NYSERDA Multifamily Finance Program Now Available

The New York State Energy Research and Development Authority (NYSERDA) Multifamily Performance Program (MPP) relaunched October 2010. The program provides energy efficiency incentives in existing buildings with five or more units. The incentive schedule is shown below.

 

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Gowanus Summit: Responsible Development

Past Project last updated June 3, 2009

The Pratt Center has helped  convene the Gowanus Summit; a coalition of civic, housing and community development, manufacturing, and labor groups to establish ground rules for the area surrounding Brooklyn's Gowanus Canal. Our work there aims to make sure that new development meets the needs of area residents and sets high standards for local quality of life.

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Reforming NYC's 421-a Property Tax Exemption Program

Past Project last updated June 3, 2009

The Pratt Center has played a pivotal role in reforming the 421-a tax abatement, available to developers in certain zones of New York City who sponsor the creation of affordable housing, to expand the program's reach beyond central Manhattan. Former director Brad Lander served on a mayoral task force evaluating options for reform of the program, which cost New York City $400 million in 2006 even while many developers receiving the benefit were not obligated to produce affordable housing in exchange.

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Inclusionary Zoning

Past Project last updated April 29, 2009

Brad Lander at the IZ Press Conference

A Powerful Tool for the Creation of Affordable Housing

During his first term in office, Mayor Michael Bloomberg announced expansive plans to rezone more than twenty New York City communities – including the Far West Side of Manhattan, Greenpoint/Williamsburg, Long Island City, and parts of the South Bronx. As originally proposed, the plans were poised to generate more than 50,000 new units of housing, almost all of them for rent or sale at market rates. 

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Sunset Park Rezoning

Project last updated April 29, 2009

Sunset Park residents envision neighborhood growth

Planning the Scale of Future Development

The Pratt Center worked with Councilwoman Sara Gonzalez and Community Board 7 to help residents of Sunset Park, Brooklyn weigh in on current development and a potential rezoning. The project has its roots in a grassroots campaign waged by area residents, who successfully lobbied against one developer's plans to construct a twelve-story building that would have marred the view from Sunset Park. After convincing the developer to significantly scale down plans, residents recognized the larger need to rezone the neighborhood, where new development currently faces no height restrictions. The community momentum around rezoning also presented an opportunity to address pressing related issues, notably the need to preserve and create affordable housing.

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Willets Point

Past Project last updated April 16, 2009

Community Planning for Economic Development

As the City Economic Development Corporation (EDC) moves to redevelop Willets Point, an industrial area nestled between Corona and Flushing north of Flushing Meadows Park, the Pratt Center for Community Development facilitated a series of workshops to identify and prioritize the concerns of area residents, business owners and workers.

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