The Inclusion of Affordable Housing in New York’s Newest Skyscraper
A deal to build the city’s newest residential skyscraper includes an unusually high number of apartments for low-income renters, plus some set aside for survivors of 9/11.
Introduction
The latest luxury tower to rise in New York could distinguish itself not for its sky-high views, but for its residents: survivors of the Sept. 11 attacks, and some of the lowest-income renters in the city.
On Thursday, a state oversight board cleared the way for a 900-foot mixed-use tower to be built at 130 Liberty Street, also known as 5 World Trade, the only site on the World Trade Center campus that is expected to be residential.
It took two decades of political wrangling. But the real feat, spurred by a group of local agitators, could be the inclusion of an unexpected share of permanently below-market-rate apartments.
One-third, or 400, of the 1,200 units will be reserved for low- and middle-income renters, spread across the soaring tower. A portion of those units, 80 apartments, will be offered to people who lived or worked in Lower Manhattan between Sept. 11, 2001, and the end of June 2002.
Emphasis on Sustainable Development Goals
It represents a rare inversion of New York’s new supertall skyline, known for its pieds-à-terre for some of the wealthiest people in the world, on one of the most symbolic development sites in the city.
“We’re tremendously happy with what we have achieved,” said Mariama James, a member of the Coalition for a 100% Affordable 5WTC, the neighborhood group that fell short of its original goal but pushed the developers further than some had anticipated.
The building, designed by Kohn Pedersen Fox Associates, will sit on public land and is being developed by a team led by Brookfield Properties and Silverstein Properties. An earlier proposal would have reserved a quarter of the units at below market rate and included no carve-out for 9/11 survivors. Opposition was swift.
“How can you build a residential tower that is blocks — no, feet — from ground zero, and not have any units allocated to the 9/11 community?” said Ms. James, who has lived near the World Trade Center for decades. Her father died of a 9/11-related illness in 2021, followed by her mother earlier this year, from colon cancer, she said, and she and her family suffer from the health effects of exposure to the pollutants released after the attacks.
In a statement, Marty Burger, the chief executive of Silverstein Properties, thanked elected officials and public agencies for their “commitment to this important project,” but the company declined to comment further on the new mix of affordable units. The tower will also include commercial, retail and office space.
Financial Considerations and Increased Affordable Housing
The revised plan, approved by the Public Authorities Control Board, comes after months of philosophical — and ultimately financial — deliberations: How much affordable housing makes sense in a skyscraper?
The property owner, the Lower Manhattan Development Corporation, a subsidiary of the state-controlled Empire State Development Corporation, estimated in 2021 that each unit of housing would cost about $1 million to build, about twice as much as a unit in a typical affordable project, in part because of the complexities of building a skyscraper on the site.
In May, the boards of Empire State Development and the Port Authority, which will collect rent on the site, agreed to increase the number of income-restricted units to 30 percent, from 25 percent. Gov. Kathy Hochul then announced that an additional $65 million in unallocated public funding could be used to subsidize the project and add more affordable units, said State Senator Brian Kavanagh, who helped negotiate the deal.
“Affordability doesn’t materialize out of good will,” he said. “I think we got to a place where a great many people in our community are very enthusiastic about this.”
A majority of
SDGs, Targets, and Indicators Analysis
1. Which SDGs are addressed or connected to the issues highlighted in the article?
- SDG 1: No Poverty
- SDG 11: Sustainable Cities and Communities
- SDG 17: Partnerships for the Goals
The article discusses the inclusion of permanently below-market-rate apartments in a new residential skyscraper in New York. This addresses the issue of poverty (SDG 1) by providing affordable housing options for low- and middle-income renters. The development also contributes to creating sustainable cities and communities (SDG 11) by ensuring a mix of income levels in the building and promoting inclusivity. Additionally, the project involves partnerships between government agencies, developers, and community groups (SDG 17) to achieve the goal of affordable housing.
2. What specific targets under those SDGs can be identified based on the article’s content?
- Target 1.4: By 2030, ensure that all men and women, in particular, the poor and the vulnerable, have equal rights to economic resources, as well as access to basic services, ownership, and control over land and other forms of property.
- Target 11.1: By 2030, ensure access for all to adequate, safe, and affordable housing and basic services and upgrade slums.
- Target 17.17: Encourage and promote effective public, public-private, and civil society partnerships, building on the experience and resourcing strategies of partnerships.
The specific targets identified are aligned with SDG 1 and SDG 11. Target 1.4 focuses on providing equal rights and access to economic resources, including affordable housing, for the poor and vulnerable. Target 11.1 aims to ensure access to adequate, safe, and affordable housing for all. Target 17.17 emphasizes the importance of partnerships between different stakeholders to achieve sustainable development goals.
3. Are there any indicators mentioned or implied in the article that can be used to measure progress towards the identified targets?
- Number of permanently below-market-rate apartments reserved for low- and middle-income renters
- Number of apartments offered to people who lived or worked in Lower Manhattan between Sept. 11, 2001, and the end of June 2002
- Percentage increase in income-restricted units in the area
The article mentions the number of apartments reserved for low- and middle-income renters, including a specific number (80 apartments) set aside for 9/11 survivors. These indicators can be used to measure progress towards the targets of providing affordable housing. Additionally, the article highlights the increase in income-restricted units in the area, which can be used as an indicator of progress towards creating more affordable housing options.
SDGs, Targets, and Indicators Table
| SDGs | Targets | Indicators |
|---|---|---|
| SDG 1: No Poverty | Target 1.4: By 2030, ensure that all men and women, in particular, the poor and the vulnerable, have equal rights to economic resources, as well as access to basic services, ownership, and control over land and other forms of property. | – Number of permanently below-market-rate apartments reserved for low- and middle-income renters – Number of apartments offered to people who lived or worked in Lower Manhattan between Sept. 11, 2001, and the end of June 2002 |
| SDG 11: Sustainable Cities and Communities | Target 11.1: By 2030, ensure access for all to adequate, safe, and affordable housing and basic services and upgrade slums. | – Number of permanently below-market-rate apartments reserved for low- and middle-income renters – Percentage increase in income-restricted units in the area |
| SDG 17: Partnerships for the Goals | Target 17.17: Encourage and promote effective public, public-private, and civil society partnerships, building on the experience and resourcing strategies of partnerships. | – Number of partnerships between government agencies, developers, and community groups involved in the project |
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Source: nytimes.com
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