Search This Blog

Thursday, April 25, 2024

Saudi Arabia's Massive Futuristic Vanity Projects Falter Amid Gaza War

 by Giorgio Cafiero via The Cradle

Launched in 2017, Saudi Arabia’s NEOM, a sprawling high-tech development on the northwestern Red Sea coast, was introduced as the crown jewel of Vision 2030. This futuristic desert megaproject, extending over some Jordanian and Egyptian territory, was cast as a bold leap toward economic diversification under the leadership of Saudi Crown Prince Mohammed bin Salman (MbS). But, recent geopolitical setbacks have raised significant concerns about the viability of some of NEOM's components.

Initially celebrated for its revolutionary design, The Line, a linear city within NEOM, was to redefine urban living. Yet, recent reports suggest a dramatic scaling back. Earlier this month, Bloomberg revealed a massive reduction in the metropolis’ scope – from 105 to 1.5 miles – and a decrease in likely inhabitants from 1.5 million to fewer than 300,000 by 2030. Furthermore, funding uncertainties and workforce reductions indicate a project in jeopardy.

While this adjustment does not signify a wholesale failure of Vision 2030, it does prompt a re-evaluation of the project’s most ambitious elements. 

Experts suggest that The Line’s original scale was overly optimistic, lacking the necessary urban infrastructure for such an innovative endeavor. Financial and geopolitical challenges, including regional instability and insufficient foreign direct investment, further complicate NEOM’s future.

Not so straight-forward 

The drastic downsizing of The Line “appears to be a reassessment of timeline feasibility,” Dr Robert Mogielnicki, a senior resident scholar at the Arab Gulf States Institute in Washington, tells The Cradle. “There are many experimental, world-first dimensions within the NEOM gigaproject, and some are eventually going to need rightsizing or rethinking.”

Also speaking to The Cradle, Dr Kristian Coates Ulrichsen, a Baker Institute Fellow at Rice University, believes the project’s contraction to be a good thing:

Reports that The Line may be scaled back significantly is actually a positive move if it injects greater realism into a project whose initial scale appeared fanciful and difficult to translate into reality. Greater pragmatism in designing and delivering the gigaprojects associated with Vision 2030 is a good thing and means there is a greater likelihood of the projects making it off the drawing board.

Given financial and economic factors, The Line was never feasible as initially presented. Ultimately, the amount of wealth the Saudis generate from oil is not enough to finance the most ambitious of MbS’ Vision 2030 projects. And Riyadh has not been able to lure the levels of foreign direct investment needed to make these extremely expensive vanity projects realizable

“The vast scope of [The Line] always struck me and many other observers as aspirational rather than realistic,” explains Gordon Gray, the former US ambassador to Tunisia. 

Some analysts have pushed back against the recent avalanche of negative media coverage...

Speaking to The Cradle, Ryan Bohl, a Middle East and North African analyst at risk intelligence company RANE, says: 

I’d argue that the goals for The Line were unrealistic from the start, given that there’s virtually no urban infrastructure in the area, and it’s very difficult for cities to be started from scratch like that, regardless of the amount of investment poured in. Even if Saudi Arabia had, for example, done something extreme like declare NEOM to be their new capital city, it would still probably struggle to attract residents as we’ve seen from other historical examples like Brazil’s shift of its capital to Brasília.

Nonetheless, The Line and other singular projects had a purpose that was not necessarily about actually implementing the projects themselves. “The point of The Line, in particular, was to create a raison de parler – for people to actually talk about Saudi Arabia, to create a massive public debate globally where people are saying there’s something amazing happening in the desert,” Dr Andreas Krieg, an associate professor at King’s College London, tells The Cradle

It attracts attention. That sort of discourse – positive or negative – creates a buzz. That buzz was supposed to attract investors who wanted to be a part of this, help Saudi Arabia build a city of the future, and try to do something completely outlandish and absolutely unconventional.

Gaza: a wrench in the works

The leadership in Riyadh has understood that the success of Vision 2030 heavily depends on attracting substantial foreign direct investment into the Kingdom. Ultimately, stability in Saudi Arabia and the wider West Asian region is crucial.

Consequently, Riyadh’s recent foreign policy has been less ideological, focusing instead on maintaining amicable terms with all major players in West Asia to advance Saudi business, commercial, and economic interests. 

Within this context, Riyadh has worked to reach a peace deal with Yemen’s Ansarallah resistance movement, made an effort to preserve the Beijing-brokered 2023 Saudi–Iranian détente, restored relations with Qatar and Syria, and mended fences with Turkiye.

Therefore, beyond financial and economic constraints that require a reassessment of the most ambitious Vision 2030 projects, such as The Line, Israel’s brutal six-month war on Gaza and the expansion of that conflict into the Red Sea have created headwinds for Saudi Arabia’s geoeconomic plans.

As Arhama Siddiqa, a Research Fellow at the Institute of Strategic Studies Islamabad, explains to The Cradle:

Given the current instability in the Red Sea region, investors may hesitate to support a large-scale project like NEOM due to perceived risks. Even if the direct security threat to NEOM is minimal, the overall instability in the area can deter investors from committing substantial resources to a long-term venture. Additionally, the broader [West Asia] conflict further complicates the situation, adding another layer of uncertainty. Addressing these security concerns could require Saudi Arabia to allocate more resources to regional security measures, potentially diverting funds from the NEOM project.

There is no denying that Saudi Arabia’s economic diversification agenda is vulnerable to naval operations in the Red Sea. NEOM and other Red Sea projects require vessels to be able to freely travel from the Gulf of Aden through the Bab al-Mandab and up to Saudi Arabia’s west coast. 

The Gaza war’s potential spillover into this vital waterway continues to raise concerns for Saudi officials about the impact on the Kingdom’s Vision 2030. These dynamics help explain Riyadh’s frustration with the White House for not leveraging its influence over Israel to negotiate a ceasefire in Gaza. It has led to Saudi Arabia’s decision to abstain from joining any US-led security initiatives and military operations in the Red Sea and Yemen.

The Israel–NEOM connection 

Israel’s geographic proximity to northwestern Saudi Arabia, its technological advancement, and its vibrant startup culture position the occupation state as a promising partner for Vision 2030 and the NEOM project, particularly in biotechnology, cybersecurity, and manufacturing. 

Writing in March 2021, Dr Ali Dogan, previously a Research Fellow at the Leibniz-Zentrum Moderner Orient, went as far as arguing that “relations with Israel are necessary for Saudi Arabia to complete NEOM.” 

Dr Mohammad Yaghi, a research fellow at Germany’s Konrad Adenauer Stiftung, similarly stated that NEOM “requires peace and coordination with Israel, especially if the city is to have a chance of becoming a tourist attraction.” However, Saudi Arabia’s leadership role in the Islamic world, exemplified by the monarch’s title as the “Custodian of the Two Holy Mosques,” makes any formal normalization of relations with Tel Aviv highly sensitive. 

Initially, it was thought that while the UAE and Bahrain could establish overt relations with Israel, Saudi Arabia would continue to engage covertly, ensuring essential collaborations like those rumored in the tech sector could progress discreetly. 

An example being in June 2020, when controversy arose over Saudi Arabia’s alleged engagement with an Israeli cybersecurity firm, which the Saudi embassy later denied.

Yet, almost seven months into Israel’s campaign to annihilate Gaza, can Saudi Arabia still look to Tel Aviv as a partner in NEOM? It appears that amid ongoing crises in the region, chiefly the Gaza genocide, Riyadh must be careful to avoid being seen as cooperating with the Israelis in covert ways, and full-fledged normalization seems off the table for the foreseeable future. 

Nonetheless, after the dust settles in Gaza and the Red Sea security crisis calms down, Saudi Arabia will likely maintain its interest in fostering ties with Israel as part of an “economic normalization” between the two countries. This could be important to Vision 2030’s future, particularly in NEOM. But Israel’s unprecedented military campaign in Gaza will likely alter West Asia in many ways for decades to come. Even after the current war in Gaza is over, anger toward Israel and the US will continue.

Without a doubt, the Israeli–NEOM connection will be increasingly sensitive and controversial, both in the Kingdom and the wider region – a factor that the leadership in Riyadh cannot dismiss.

https://www.zerohedge.com/technology/saudi-arabias-massive-futuristic-vanity-projects-falter-amid-gaza-war

The Ghetto-ization Of American Life

 by Charles Hugh Smith via OfTwoMinds blog,

Behind the facade of normalization, even high-income lifestyles have been ghetto-ized.

Consider the defining characteristics of a ghetto:

1. The residents can't afford to live elsewhere.

2. Everything is a rip-off because options are limited and retailers / service providers know residents have no other choice or must go to extraordinary effort to get better quality or a lower price.

3. Nothing works correctly or efficiently. Things break down and aren't fixed properly. Maintenance is poor to non-existent. Any service requires standing in line or being on hold.

4. Local governance is corrupt and/or incompetent. Residents are viewed as a reliable "vote farm" for the incumbents, even though whatever little they accomplish for the residents doesn't reduce the sources of immiseration.

5. The locale is unsafe. Cars are routinely broken into, there are security bars over windows and gates to entrances, everything not chained down is stolen--and even what is chained down is stolen.

6. There are few viable businesses and numerous empty storefronts.

7. The built environment is ugly: strip malls, used car lots, etc. There are few safe public spaces or parks that are well maintained and inviting.

8. Most of the commerce is corporate-owned outlets; the money doesn't stay in the community.

9. Public transport is minimal and constantly being degraded.

10. They get you coming and going: whatever is available is double in cost, effort and time. Very little is convenient or easy. Services are far away.

11. Residents pay high rates of interest on debt.

12. There are few sources of healthy real food. The residents are unhealthy and self-medicate with a panoply of addictions to alcohol, meds, painkillers, gambling, social media, gaming, celebrity worship, etc.

13. Nobody in authority really cares what the residents experience, as they know the residents are atomized and ground down, incapable of cooperating in an organized fashion, and therefore powerless.

I submit that these defining characteristics of ghettos apply to wide swaths of American life. Ghettos are not limited to urban zones; suburbs and rural locales can qualify as well. The defining zeitgeist of a ghetto is the residents are effectively held hostage by limited options and high costs: public and private-sector monopolies that provide poor quality at high prices.

Daily life is a grind of long waits / commutes, low-quality goods and services, shadow work (work we have to do that we're not paid for that was once done as part of the service we pay for) and unhealthy addictions to distractions and whatever offers a temporary escape from the grind.

We've habituated to being corralled into the immiseration of limited options and high costs; the immiseration and sordid degradation have been normalized into "everyday life." We've lost track of what's been lost to erosion and decay. We sense what's been lost but feel powerless to reverse it. This is the essence of the ghetto-ization of daily life.

Behind the facade of normalization, even high-income lifestyles have been ghetto-ized. But saying this is anathema: either be upbeat, optimistic and positive or remain silent.

What's worse, the ghetto-ization or our inability to recognize it and discuss it openly?

https://www.zerohedge.com/personal-finance/ghetto-ization-american-life

Get Ready To Be Hammered By Property Taxes

 It's not just record capital gains taxes that Americans have to look forward to if they choose "4 more years, pause" of the senile occupant in the White House: As Epoch Times' Jeffrey Tucker reports, property taxes are also about to soar.

Below we excerpt from his latest report on where the Biden tax tsunami sill strike next:

Get Ready to Be Hammered by Property Taxes

There have been very few points of financial solace in the past few years apart from rising financial markets. Part of that has been an incredible increase in home valuations. This comes from inflation, yes, but also from shifts in supply and demand for home purchases. Demand is as it always was but realizing it is another matter.

The problem is on the supply side. In most places around the country, homes are not going on the market at the same and predictable pace they once were. This is for reasons of soaring costs of new mortgages. Many homeowners purchased back when interest rates were absurdly low and negative in real terms, perhaps 2 or 3 percent.

Selling now means paying huge capital gains taxes and then applying for a new mortgage at 7.5 percent. The implications of that seemingly small change are actually gigantic, and making it work without paying drastically more in monthly bills means moving to a cheaper area of the country or downsizing the quality and size of the home.

Rather than make that choice, many homeowners are stuck living right where they are even if they would prefer some other job or home elsewhere. They are frozen in place but, hey, at least these people have homes that they own, right?

Not only that but the valuation that you see on Zillow is going up and up. Yay!

Not so fast. In the United States, you pay property taxes on your home. This reality gives rise to the perennial question: do you really own your home if maintaining that title requires paying huge property taxes on the place annually? If you don’t pay, the house is taken over by the state, period. It feels a bit like renting doesn’t it? Indeed, the difference between renting and owning can get a bit blurry.

Property taxes are the way schools are funded in the United States generally speaking and with some exceptions. Taxes are organized according to school districts, the lines of which are extremely strict. The identical home one street from the next can have a big difference in price based entirely on market perceptions of quality of the schools in the relevant district.

This is a major reason why “school choice,” whereby anyone from any district can attend any other, has never made much progress politically in the United States. It means a tremendous scrambling of ownership valuations. No one wants that.

You pay these taxes whether you use the schools or not and whether or not you even have children at all. That’s what makes them public schools. The public shares in the expense but the reality is that it is not the public but just property owners from one district to another, with subsidies added by state governments and the federal government, plus “booster” organizations formed by parents.

If you are living in a district and stuck in a home because you cannot move due to expense, you are still stuck paying taxes regardless. These are assessed annually based not on the price at which you purchased the home but on the value of the home at present market value. That doesn’t seem fair either. Why should you continue to have to pay more and more in taxes based on valuation that you are not actually seeing in any kind of profit?

You are a sitting duck, forced to cough up whatever the assessors and tax collectors decide you have to pay.

This year alone, we are seeing huge increases in market valuations that are reflected in taxes you have to pay whether you use public schools or not. The taxes on many mid-sized homes in Texas, for example, are going up thousands of dollars right now. The fear in Georgia is so large that some activists have put on the ballot an initiative to cap property taxes to insulate them from market pressures.

Adding to the frustration here is the terrible reality of school closures from 2020–2022. Even if you wanted to use the schools, you could not because the authorities said that there were viruses in the schools that the children would spread and bring home. There was never any evidence at all that schools were uniquely guilty of viral spread but the perception was used as the excuse to force everyone into Zoom school, which taught the kids nothing.

We are now faced with years of learning loss that keeps getting worse, not to mention soaring absenteeism. The routines of an entire generation were disrupted and not returned to normal.

https://www.zerohedge.com/markets/get-ready-be-hammered-property-taxes

Sunday, April 21, 2024

Northern California City Relaxes Homeless Rules Amid Federal Lawsuit

 by Brian Back via The Epoch Times,

The city council of San Rafael in Marin County, California, voted unanimously in a public hearing last week, to approve a more relaxed version of its ordinance dealing with homeless camps and where they are allowed.

Construction Jobs In Philadelphia Set To Plunge As Residential Projects Hit A Wall

 Construction jobs in Philadelphia could plunge soon as a result of a "glut" of residential projects finishing up with questionable demand waiting behind them, according to a new report from BisNow

In fact, some developers are calling for a "hard crash" after a rush to capitalize on the city's 10-year tax abatement program "temporarily sent activity into the stratosphere".

Construction is bustling along the city’s main thoroughfares as teams tackle a large backlog of projects permitted before the expiration of a key tax abatement program in January 2022. Over 26,000 units were approved in 2021, a significant increase from 2020, with the work expected to conclude within the next 18 months, the report says

Driven by low interest rates and the rush to meet the tax break deadline, a surge in construction began in 2022. Last year saw over 10,000 units hit the market, with another 16,000 upscale units expected to finish in the next 18 months.

However, new housing permits have dipped significantly, with only 949 issued in January and 986 in February across the Philadelphia-Camden-Wilmington region, per census data.

Vince Jolly, founder and president of CVA Commercial Group, said: “It's not even anticipating a downturn. The downturn's already here.” 

He continued, telling BisNow: “I think construction workers, obviously, are going to get hit hard. Because once these jobs dry up, I mean, what else are they going to do?"

Construction employment in the city increased by 1.5% from 2021 to 2023, with 121,000 local workers in the trade by late last year, according to census data. However, new apartment construction starts have dropped over 30% from their late 2022 peak, and 99 projects comprising 17,000 units have been halted at the proposal stage, as per CoStar data.

The Riverwards Group Managing Partner Mo Rushdy commented: “That glut of apartments will solve itself, let's say, by May 2025. The real problem is, No. 1, jobs. We hear from our friend in the trade unions and from others that projects are going to dry up in terms of the residential industry and when it comes to new jobs coming from the pipeline of ’26 and ’27.”

“I'll tell you from experience, we're not even seeking financing,” Rushdy added.

“I see the bigger players are starting to be impacted. Companies that were very profitable for the past couple of years are barely making it,” Calvin Snowden, founder and managing partner of Philadelphia-based construction management firm BDFS Group said.

“I’m an engineer, not an economist, [but] I know there’s a problem. I know the interest rates have to come down since the projects don’t make sense anymore. The numbers just don’t work.”

Despite nearly 100 multifamily projects being put on hold, such as Alterra Property Group's 352-unit building in University City, some large projects are continuing. Notably, Tower Investments is progressing with its 1,111-unit project in Center City, which represents 6.5% of all units currently under construction in the metro area and is the nation's 11th-largest ongoing apartment project.

However, large projects are becoming rare. Mark Cartella of Alterra Group suggests that the industry may see a decline in large-scale projects before smaller ones. Meanwhile, redevelopments are driving activity for Benchmark Construction Group, with projects underway in Fishtown and other areas of high demand like South and North Philadelphia, focusing on both new construction and existing housing.

https://www.zerohedge.com/markets/hard-crash-construction-jobs-philadelphia-set-plunge-residential-projects-hit-wall

Saturday, April 20, 2024

NY Faith-Based Affordable Housing Bill Faces Opposition

 A proposed law to make it easier for churches to build affordable housing on part or all of their property has garnered opposition from local officials in the Hudson Valley.

The idea of the Faith-Based Affordable Housing Act is to free up unused school buildings, rectories or other structures owned by churches, synagogues and mosques. The bill, a brainchild of the New York State Council of Churches, would enable religious organizations to bypass local zoning to develop mixed-income and 100 percent affordable housing on unused property that many cannot afford to maintain.

However, many local officials don't want Albany to touch local zoning laws.

"While I agree that we face housing challenges in Rockland and across New York State," Rockland County Executive Day said in a statement released to the media, "Local municipalities understand the needs of their current and future residents best and are perfectly capable of creating the conditions that support appropriate housing opportunities."

Greenburgh Town Supervisor Paul Feiner was more skeptical.

"I think what would happen is that so-called religious organizations would say they're building a place of worship, but the goal would be to build housing," he said. "They would not have to go through the zoning and planning process, and they could get a lot more housing which would not have to be approved."

The bill includes comprehensive training and financial support through pre-development grants for interested congregations.

It's not a new idea: churches in the U.S.A. were historically involved in community issues like health care and education, and the number one community issue today is the housing crisis, supporters said.

In recent years, many churches have called with questions about building housing, the Rev. Peter Cook, executive director of the New York State Council of Churches, told Patch. In some cases they've been approached by a developer, or they're in financial trouble and looking for the means to keep operating. "Others want to fulfill their mission and feel their property is not being fully or appropriately used."

The NYSCC has tips and resources for congregations considering creating housing on their property. Its deputy executive director Rashida Tyler, an active member of the AME Zion Church of Kingston and project manager for the Interfaith Affordable Housing Collaborative.

"The missions of many faith-based organizations call for them to take action to help feed, clothe, and shelter those in need. We have worked with faith leaders across New York state in rural, suburban, and urban communities, all of whom would like to find ways to assist their communities by creating housing. Although there is the will there are many impediments to doing so, such as zoning laws that prevent projects from being considered viable to those who would like to build," she said in testimony Feb. 14 at a Joint Legislative Budget Hearing on Housing in Albany.

Learn more about the NYSCC's involvement here: Affordable Housing Partnership Open House

Although this is a far smaller, more specific concept than the one state officials proposed and dropped last year, to override all local zoning for affordable housing, Day criticized the Hochul administration for a "one-size-fits-all approach" to housing and accused it of "constant attacks" on "home rule."

He pointed out the state deputized the County to handle building and fire code inspections in Spring Valley due to lack of code enforcement in the village, plagued by unsafe illegal housing.

"Allowing organizations to conduct development that bypasses zoning will only compound the issue," Day insisted. "Let’s not forget, while creating affordable housing is an admirable goal, bypassing regulations is extremely problematic."

Cook disagreed, saying that zoning restrictions and building codes were separate issues and that local officials should not lay blame elsewhere for problems enforcing safety laws.

Day said Rockland will support towns and villages working to improve their local housing stock through events like its upcoming Housing Forum.

Clarkstown Town Supervisor George Hoehmann said he objected to losing authority to conduct environmental reviews of religious institutions' proposals. "The Town of Clarkstown vigorously opposes any legislation that would strip our constitutional home rule authority, especially in relation to zoning and planning," he said. "We urge the New York State Legislature to reject this bill. We will use the full authority of the Town government to push back against misguided attempts by out-of-touch New York City Legislators to dictate the character of our local community."

Clarkstown is currently embroiled in a legal fight over unused church property with the Hasidic girls' school that tried to buy the former Grace Church property in Nanuet.

An appeals court ruled that neighbors' opposition and the town's subsequent actions "predictably" prevented Ateres Bais Yaakov from securing the regulatory approvals necessary to acquire the property, cut off its access to public and private financing, and led to Grace Church’s termination of the contract, according to the appeals panel ruling, which was published in The Journal News. The town bought the property after the initial court ruling — which the school said in its appeal was evidence of "disingenuous intentions" — and town officials have spoken of the possibility of senior housing and parking for the Nanuet school district.

Feiner said the Faith-Based Affordable Housing Act reminded him of the fight over the Fortress Bible Church. "We had a situation when I first took office where a church basically applied for permission to build a church on Dobbs Ferry Road and we denied it because of traffic and safety concerns. We lost a federal court case. The court basically said they have the right to build. They never built, they took the $6 million."

Feiner said the state should instead consider a new version of the STAR tax rebate, which homeowners in a community receive if the municipality or school district stays under the state's tax cap.

"What if every town has a target for a certain amount of affordable housing in a given year, and if they hit it everybody who lives in the community would get a tax rebate check. The money would go not to the government but the homeowners," he said. "That would make residents feel that they're going to benefit from affordable housing and might lead to less NIMBYism."

https://patch.com/new-york/newcity/ny-faith-based-affordable-housing-bill-faces-hudson-valley-opposition

Albany’s grand plan to revamp housing in NYC unveiled

 We built this city!

The ink is now dry on Albany’s grand plan to massively ramp up housing supply in the Big Apple, with lawmakers and Gov. Hochul expected to sign off on the landmark proposal sometime this weekend.

The multifaceted plan includes a litany of measures to push developers to build thousands of new housing units, while attempting to reduce rental costs and protect millions of tenants from unscrupulous landlords.

Gov. Hochul expected to sign off on the landmark proposal sometime this weekend, according to reports.Mike Groll/Office of Governor Kathy Hochul

The sweeping measure includes:

“Good Cause Eviction” tenant protections for New York City

Lets tenants take their landlord to court if they raise rent more than 10% or 5% plus inflation, whichever is lower

  • Tenants can still be evicted for “gross negligence;” failure to pay rent; refusing to let a landlord make repairs; and failure to pay rent. Landlords are not required to renew a lease.

There are significant carve outs in the bill for situations where the Good Cause tenant protections will not apply, including:

  • When a tenant vacates an apartment
  • Newly constructed buildings, and those built since 2009, are exempt for 30 years
  • Units with rents at or above 245% the fair market, a measure put out by the federal department of Housing and Urban Development. Fair market value is currently around $6,000 for a one-bedroom apartment–meaning most luxury apartments won’t apply.
  • Units owned by a landlord with a portfolio of 10 or fewer units
  • Co-ops, seasonal dwellings and retirement communities

Towns, villages and cities outside the five boroughs may opt into the Good Cause guidelines that apply to the city.

Construction of the larger developments under the Affordable Neighborhoods for New Yorkers tax incentive will require base wages for union labor.Corbis via Getty Images

Squatters

The plan would clarify the difference between tenants and squatters, and emphasize that squatters do not share the same rights as tenants, clearing up a legal gray area that has allowed evictions to drag out in court.

The new “Affordable Neighborhoods for New Yorkers” replaces the 421-a program meant to incentivize affordable housing development.Helayne Seidman

Affordable housing tax incentives for developers

The deal implements a new version of the existing 421-a property tax exemption for developments that include a certain percentage of affordable units.

The new incentive — dubbed the Affordable Neighborhoods for New Yorkers, or ANNY — includes requirements on how many units in a given building must be priced at affordable levels and where those rents must be set.

Most smaller developments, with less than 100 apartments, must keep a fifth of those units at an affordable price.

That’s set using a HUD measure of what someone making 80% area median income would be able to afford, roughly $2,100 a month for a one-bedroom in 2023. Developments of 100 or more units must hold 25% of apartments at the same price point.

Larger buildings with more than 150 units south of 96th street in Manhattan, as well as Cobble Hill and Williamsburg in Brooklyn, and Long Island City and Astoria in Queens have different requirements.

The housing deal includes incentives for converting abandoned office space to housing, with some being set aside for affordable units.ZUMAPRESS.com

Those buildings must make 25% of their units affordable, at around $1,600 for a one-bedroom, or 60% of the average median income.

Developers also receive different exemptions depending on the number of units in a building.

Smaller buildings, like those with 10 or fewer units, are exempt during construction and 10 years after, while the larger buildings with 100 or more units are exempt for 35 years under the plan.

The deal also extends the existing 421-a program through 2031 for ongoing projects.

The plan also sets minimum wage standards for unionized construction workers in such developments.

The agreement brokered between the Real Estate Board of New York and the building trades sets base wages at $35.00 and $72.45 for projects larger than 100 units.

The citywide base rate will start at $35 an hour in 2023 then grow to $45 an hour in 2033.

The higher base rates apply in areas south of 96th street in Manhattan as well Cobble Hill, Williamsburg, Long Island City and Astoria.

Converting Office Buildings to Housing

The bill also creates a new program that would push developers to convert abandoned office space into housing, including affordable units.

The budget includes changes to the definition of a tenant under housing law to explicitly exclude squatters.James Messerschmidt

Projects that receive a permit by June 30, 2026 would receive a 35-year, 90% discount on their effective residential tax rate. The timeframe would shorten to 30 years for projects approved by 2028, and 25 years for projects approved by 2031.

Developers would have to set aside a quarter of their units at 80% AMI, or about $2,100 for a one-bedroom in 2023, and 5% of units at 40% AMI, or around $1,100 for a one-bedroom in 2023.

Other initiatives:

  • Owners of rent stabilized apartments can institute larger rent increases after making improvements to their apartments. Landlords are currently allowed to raise rent by a fraction of the amount they spent on improvements, up to $15,000. Under the deal, the cap would be increased to $30,000, and in some cases $50,000.
  • Removes the decades-old restriction barring New York City residential buildings from being built more than 12 times the size of their lots. Most Manhattan city council members expressed their support for adjusting that limit cap earlier this year.
  • Allowing the city to implement a pilot program to legalize basement apartments in parts of Manhattan, the Bronx and Brooklyn.