PUBLIC TESTIMONY
Testimony by Michael Plottel, Architect and Fellow of the American Institute of Architects
10:47:31
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127 sec
Michael Plottel, an architect and fellow of the American Institute of Architects, testified in opposition to aspects of the City of Yes for Housing Opportunity proposal, particularly the increased bulk and density allowances for high-density neighborhoods. He argued that these changes would exacerbate the trend of "big footing" and result in a net loss of affordable housing units.
- Plottel supported provisions for legalizing smaller dwelling units, shared housing, and office-to-residential conversions as more sustainable ways to increase housing supply.
- He provided an example of how zoning lot mergers and bulk transfers can lead to luxury developments with separate entrances for affordable and market-rate units.
- Plottel requested that the City Council amend the proposal to remove bulk bonuses that facilitate speculative development.
Michael Plottel
10:47:31
Thank you, Mister Turin, and good evening to everybody.
10:47:34
My name is Michael Plattel.
10:47:35
I'm an architect and the fellow of the American Institute of Architects.
10:47:39
My professional experience includes developing public megaprojects within the Five boroughs.
10:47:43
I'm now a member of Nysor's Cigarette Tiling System.
10:47:46
I'm speaking today as a lifelong resident of New York City and a 50 year resident of the Upper East Side of Manhattan Community Board 8.
10:47:52
City of yes is a big zoning.
10:47:54
It touches every single block in every single neighborhood in our city.
10:47:57
Although the proposal has many sensible and desirable components, I am testifying in opposition to the proposed increases in bulk and density for high density neighborhoods.
10:48:07
These high density proposals will facilitate to normalize the trend of big footing, where developers tear down assemblages of low rise, mostly affordable tenements in favor of very tall speculative towers that block sunlight while also causing a net loss of housing units.
10:48:22
City of this housing opportunity will exacerbate the situation.
10:48:26
It adds to and expands current loopholes exclusions in cargoes for maximizing Balkan Heights.
10:48:32
As one example, consider 1454 Third Avenue at 82nd 83rd Street.
10:48:37
Where a site containing a mid rise elevator apartment building was divided into 2 zoning lots.
10:48:41
The south the south half was then torn down for a 450 foot tall luxury apartment tower with a net loss of dwelling units.
10:48:49
While the north house remains as affordable.
10:48:52
Thanks to a zoning bonus transfer from Rosebel's Island.
10:48:55
Yes.
10:48:56
They've deployed bulk across the East River to facilitate and develop projects with a rich door and a poor door, and we lost a supermarket in the process.
10:49:05
We do need more housing.
10:49:07
The provisions within city of yes that codify and re legalize smaller dwelling units, share housing, and converting office buildings to residential use will increase the supply of affordable and market rent units.
10:49:18
In an economical and sustainable way of better green footprint that doesn't drastically increase the bulk and the shade cast by new oversized and under occupied speculative housing blocks.
10:49:29
I request that the city council amend the text of the proposal to remove all stuff of bonuses.
UNKNOWN
10:49:34
It's expired.
Michael Plottel
10:49:36
Thank you for your opportunity.
