Posts tagged with "Affordable Housing":
The Pacific Pointe development, designed by David Baker Architects (DBA) with Interstice Architects as associate and landscape architects, is the first 100-percent-affordable housing development in the new Hunters View area of San Francisco. The development is among the first completed projects in the new 420-acre neighborhood, a former naval shipyard that was—until recently—one of the most polluted sites in the country. After 20 years of remediation work, the enclave at the southern tip of San Francisco is now slated to receive upward of 10,000 new housing units as well as a slew of recreational and commercial programs.
The 60-unit apartment complex—developed by AMCAL Multi-Housing and Young Community Developers—is located near the center of the new environ, at the corner of Friedell Street and La Salle Avenue. The complex is organized as two interlocking L-shaped wings bridged by a two-level courtyard. The building features units ranging from one- to three-bedrooms supplemented by ground-level assembly and amenity spaces.
The five-story complex is punctuated along Friedell Street by a perforated Cor-ten steel panel–clad circulation tower that connects to a monumental stairway running through the principal courtyard. That stairway jogs across the elevated portion of the courtyard and eventually empties out onto a generous seating area with custom benches and native plantings. That elevated portion conceals play areas, building programming, and parking below, while stretching deep into the site where it is overlooked from multiple vantages by single-loaded corridors leading to unit entrances. The courtyards are articulated by generous planters framed by Cor-ten steel panels that are interrupted by jagged, stepped benches and wood platforms. Andrew Dunbar, principal at Interstice Architects said, “A fresh-air entry court is located at the lower level; above the parking, we were able to create a park-like courtyard that creates an intimate interconnecting ‘front yard’ for all the inhabitants.” The seating areas contain an unusual element: Raw 10-foot-long logs are embedded directly into the seating and stage areas. “We liked the surrealist effect of the logs as floating elements in the sea of wooden water—they speak to driftwood and offer imaginative play opportunities that recall the logging industry that once used the bay,” Dunbar explained.
The remainder of the complex is organized as a series of simple apartment blocks with several alternating sections of massing projecting beyond the main bulk of the complex. These overhanging areas create coverings for doorway stoops in certain areas and provide simple shade over windows in others. Along the stoops, the scale of the building breaks down to include more raised Cor-ten steel panel planters, modestly planted green areas, and broad stair landings designed for children to play on.
In most areas, the units are studded with flush-mounted floor-to-ceiling casement windows articulated to look double-hung. Window assemblies containing large picture windows are wrapped by planar shading devices that demarcate certain aspects of the program—namely the living areas. As is customary in much of DBA’s recent work, these shared ground-floor areas are detailed with smooth, cast-in-place concrete. The articulated portions of the building containing housing programs are variously clad in smooth, painted stucco, or horizontal siding.
Developments outside the specified zones have the chance to "opt in" to the scheme so long as the aforementioned prerequisites are met. Governor Cuomo, in a press release on the budget, estimated that the Affordable New York Housing Program will create roughly 2,500 new units of affordable housing each year. The scheme will end in 2022 at the earliest.As per The Times, New York City Mayor, Bill de Blasio had lambasted the old 421-a as “a giveaway to developers.” His administration estimates Cuomo's plan will cost $82 million a year more in unrealized taxes than it would have under the previous year's proposal. The Times also reported that the 421-a tax breaks cost the city about $1.4 billion a year.
Protesters are being told that Building Security has the terrace locked down because it's icy and for public safety. #TeachTrump pic.twitter.com/YHndVtN4vX — Architects Newspaper (@archpaper) March 20, 2017This time, however, the fifth-floor terrace was closed due to reported icy conditions. To this reporter's eyes, it was a plainly flimsy excuse. (The four-floor terrace is still closed due to construction, according to a sign outside its entrance.) Civil rights attorney Samuel B. Cohen was on hand to speak to Trump Tower staff and inquire about the space's closure. Just like a sidewalk or any other public space, he told the crowd, Trump Tower has an obligation to clear the space for public use. Regardless, the teach-in continued, as the NYPD did not express safety concerns about the crowd.
Over the course of approximately 45 minutes, protestors spoke out against Governor Cuomo's proposed renewal of the 421-a tax break, which is designed to spur the development of multi-unit buildings on vacant land. Tom Waters, housing policy analyst from the Community Service Society, said 421-a was a product of the 1970s, an era when the city was in dire straits. "Those times are over," he said, adding that 421-a would create far more value for developers than for the public. Waters also spoke out against a new provision in the bill that extends 100 percent tax-exempt status for certain new affordable developments from 25 to 35 years, a move which could generate further profits for developers.
Lawyer Sam Cohen with an update: Legally the space should be cleared of snow and open. pic.twitter.com/cc3QiDDlpM— Architects Newspaper (@archpaper) March 20, 2017
Teach-in is happening nevertheless, with advocacy groups and grassroots organizations, just outside the public terrace. #TeachTrump pic.twitter.com/e1GP9R0R1J — Architects Newspaper (@archpaper) March 20, 2017Waters also explained that Trump Tower itself was a product of 421-a tax exemptions when it was built; according to The New York Times the project received "an extraordinary 40-year tax break that has cost New York City $360 million to date in forgiven, or uncollected, taxes, with four years still to run, on a property that cost only $120 million to build in 1980." After being initially denied 421-a exemptions for Trump Tower, Trump successfully sued the city, and he later won 421-a exemptions for his Trump World Tower under the Guiliani and Bloomberg administrations in a similar fashion. Massive cuts to federal housing programs were an equal source of ire: According to a press release issued by Alliance for Tenant Power and Real Rent Reform, President Trump's proposed budget reduces federal housing funds by 13 percent. Those cuts "are expected to strain public housing programs and axe $75 million in federal funding from the New York City Housing Authority, the agency that manages public housing in NYC," the groups said. The Community Service Society estimates that Governor Cuomo's proposed 421-a program would "cost NYC taxpayers $2.4 billion annually and yield minimal affordable housing units in return." In the face of federal cuts, Jawanza Williams of VOCAL NY urged New York State to take a more aggressive stance to fill in the gaps and create its own robust health care and public housing systems; he also argued that 421-a would "only exacerbate gentrification." Claudia Perez of advocacy group Community Voices Heard added her thoughts in a question to those assembled: "Will you help me fight against the developer-in-chief? Now more than ever, New York must protect NYCHA." "We're calling on Cuomo to realize these $2 billion in cuts are more Trumponian than Trump," said New York City Councilmember Jumaane Williams at the protest. "So if [Cuomo] wants to run for president, if he wants to be a champion of saying what New York City is going to do to push back against these Trumponian cuts, 421-a is not it."
NYC council member Jumaane Williams on 421-a, thanks NYPD for letting this #TeachTrump teach-in happen. pic.twitter.com/EUvPyrvHLp — Architects Newspaper (@archpaper) March 20, 2017