Latest news with #AffordableHousing
Yahoo
2 days ago
- Politics
- Yahoo
New Yorkers: Pay Attention to What's Happening in Chicago
Zohran Mamdani attributes his Democratic nomination for New York City mayor to the confidence he has inspired in younger voters. "Ive been heartened in many of my conversations with older New Yorkers, whove told me they were introduced to the campaign by their son or their daughter," Mamdani quipped. "I think its indicative of a new generation of leadership." His social media-savvy campaign promises to make NYC affordable and pursue social justice. We get the appeal as Gen Zers - the generation who led Mamdani to triumph over Cuomo in the primary. Were part of the most housing-burdened generation, and increasingly reliant on public transit. But young voters shouldnt be fooled by Mamdanis vision. These lofty promises arent new. After all, Chicago Mayor Brandon Johnson has battle-tested Mamdanis proposed solutions to housing, crime, and public transit - and failed to deliver a safer, more affordable city. In 2023, Johnson campaigned on building affordable housing and enacting rent stabilization laws. Yet, Chicago experienced the highest annual rent hike compared to other metro areas, at 5.9%. And what about Johnsons promise to build affordable units? Chicago spent $300 million in government subsidies with only 500 new units to show for it. After failing to pass his more progressive policies, Johnson recently adopted proven, free-market solutions to combat rising housing costs, such as eliminating parking requirements near public transportation stops and cutting government red tape. Mamdani should be championing his pro-growth solutions, but instead his leading proposal is $100 billion in taxpayer funds to create 200,000 housing units over the next decade. New Yorkers should be skeptical: If Chicago couldnt muster at least 500 units after burning $300 million in subsidies, why would NYC fare differently? Mamdani also proposes to freeze rent for rent-stabilized apartments. This tried-and-failed approach to affordability will lead to more vacancies, deteriorate housing quality, and create a spill-over demand in market-rate apartments. Our Gen Z peers are now opting for Austin, Raleigh, and Baltimore for lower housing costs. Mamdanis vision to create a "Department of Community Safety" instead of empowering the NYPD isnt "new leadership" either. Johnson enacted similar boutique police reforms during his tenure with dismal results. The former teachers union lobbyist opted to override the City Council and terminate the Chicago police-approved ShotSpotter - a gunshot detection system - for more "holistic" solutions. He stripped police officers from schools to end the "school-to-prison pipeline" and eliminated over 2000 police positions. The city leads America in homicides and mass shootings despite crime rates falling nationwide. Chicagoans have moved on from solving the "root problems" of crime, and now rank it as the preeminent issue facing the city. They voted out the progressive, "soft on crime" states attorney, and have expressed support for more police, not less. New Yorkers agree with Chicagoans - they support more policing - but Mamdanis proposed reforms are still rooted in these luxury beliefs. He argued that social workers, not the NYPD, should respond to domestic violence calls. He called for defunding the police in 2020. Mamdani may have walked back his rhetoric, but his $1.1 billion proposal rests on the same assumptions that guided Johnsons failures. If you thought the subway was overrun with crime and homelessness, just wait until New York State follows through with Mamdanis plan to make buses fare-free. Riders on the Chicago Transit Authority have seen dramatic scheduling delays since the pandemic, and homelessness, smoking, and crime dominate train cars. Ridership recovery lags behind other major cities. This decline has added up to a deficit of over $500 million. The NYC Metropolitan Transit Authority faces a similar crisis: a projected $900 million deficit. Unlike us, Mamdani and Johnson arent transit users. They dont rely on clean, well-managed trains to get to work. They get the privilege of casting societal failures on transit, when everyday riders just want to get home quickly and safely. Instead of relying on the state to bail out the struggling systems, riders in New York and Chicago would benefit from a thorough police presence that enforces fares and prevents anti-social behavior. Instead, Johnson and Mamdanis solution is to put social workers on the trains. Chicagos rejection of Johnsons progressive policies should have inspired a course correction. Instead, Johnson advised Mamdani to double down. "What has happened historically, particularly for candidates like myself or even Mamdani, when we win, sometimes the movement doesnt always show up after the win, right? So, we just have to stay committed as progressives to our values, and even when it gets bumpy a little bit, it doesnt mean that were doing everything wrong." Young New Yorkers should pay attention. Like many of our peers, we want safe, affordable cities. But, Chicagos experiment in progressive governance is already unraveling - and New Yorkers should think twice before importing the same failed blueprint. Daniel Idfresne is a student at Syracuse University, a Young Voices writer, and a former intern for 'The Story with Martha MacCallum.' Find him on Instagram and X. & Micky Horstman is the communications associate at the Illinois Policy Institute and social mobility fellow for Young Voices. Solve the daily Crossword
Forbes
06-08-2025
- Business
- Forbes
Oregon's Tax Relief For Housing Affordability Too Complicated
Property tax abatements, reductions in tax rates or collections, in exchange for affordable housing, and tax exemptions, elimination of tax obligations in exchange for affordable housing are relatively common across the country and take different forms. Previous posts have looked at the different approaches and looked an abatement program in Montgomery, County, Maryland. Both abatement and exemption programs can have a variety of goals or agendas. Oregon's Vertical Housing Development Zone (VHDZ) is a rather ambitious program that intends not just to create affordable housing but to promote density and height, both of which are arguably related to affordability. The program is complex, and complexity can contribute to costs and lack of participation. Here's a look at the VHDZ. The VHDZ program is authorized by state law, and administered by local cities and counties. The City of Milwaukie, Oregon describes its program as 'designed to encourage the private sector to build higher-density mixed-use development (first floor commercial with residential above) and affordable housing in Milwaukie. The tool provides a partial tax exemption on increased property value for qualified projects and a land exemption if affordable housing is developed.' A project qualifies for the program if it is in an area designated as a development zone, has to be a multiple-story building, with half of the ground floor fronting a 'primary public street,' and half of that used for non-residential use. The state law has a test based on entry ways and amenities on the ground floor. Projects that meet these requirements can receive a 10-year property tax exemption based on 20% of the value of the first four residential floors above the ground floor up to 80% of the total value of new construction. An additional exemption is available if some or all of the floors have affordable housing that rents for no more than 80% of the local Area Median Income (AMI). Has anyone used the program? I couldn't find any projects in the public realm that cite the program. The Axletree Apartments, completed in 2019, touts 110 apartments with five-stories. According to the developer's website, 'It's notable for being the first newly-constructed multi-family development in Downtown Milwaukie in over a decade.' But there's no indication that there are affordable units in the building, however, or that it availed itself of the VHDZ even though it is in the zone. And an extensive report on Milwaukie's Housing Production Strategy (HPS), doesn't refer to the program at all even while citing other programs like the Multiple-Unit Limited Tax Exemption Program (MUPTE). Just because I didn't find any examples doesn't mean there aren't any in Milwaukie, but it is peculiar considering the availability as a tool to motivate more dense construction. A legislative review of multiple programs including the VHDZ found that 'it does not provide upfront financing, which may limit its effectiveness at increasing the supply of workforce rental housing.' The report also notes that the 'partial exemption could be relatively ineffective at certain times because it has been implemented as a partial [real market value] exemption. Real Market Value in Oregon is the assessor's estimate of what the property would sell for on the open market as of January 1 of the tax year. The report also concludes that 'in terms of efficiency, the VHDZ partial exemption may be relatively difficult for cities or counties to administer given the requirements for zone designation and the unique exemption amount formula.' An analysis by the National Multifamily Housing Council (NMHC) quite sensibly concluded that, 'administering policies with greater complexity and difficulty requires more time and resources. An onerous process also discourages developers from participating in a program and developing units.' And it can also discourage cities from using them as well. Complex and locked in formulas for abatement and exemption programs for affordable housing can limit their effectiveness. Next, all the factors considered, what are the ideal elements for tax abatement or exemption program to efficiently and reliably incentivize the creation of affordable housing?
CBS News
15-07-2025
- Politics
- CBS News
Soccer stadium still moving forward after protest halts Railyards financing deal, city says
The City of Sacramento and Republic FC said Monday that there are still plans to move forward with the Railyards development after a protest to halt the expansion of a special taxing district was successful. In June, a group of residents in the Railyards submitted opposition letters over the city's financing agreement for the project. The city council approved a special taxing district that will allocate approximately $92 million toward building public infrastructure like roadways, pedestrian bike lanes, and traffic lights in the area around the new soccer stadium. Under state law, if half of the people who live in the district protest it, it must be put on hold for at least a year. On Monday, the residents announced a lawsuit, saying the city had yet to count the letters. We then reached out to the city, which confirmed that there were enough letters to halt the expansion of the special taxing district, but Mayor Kevin McCarty says the city council is still planning to move forward with the development using other means. "We are building alternative pathways – which will not impact the General Fund to support the project," McCarty said in a statement after the lawsuit was announced. "City council has already unanimously approved the railyards infrastructure, and developers are free to move forward with construction." The residents have been arguing that more affordable housing is needed in the Railyards. "The City has failed railyard residents – and the residents of Sacramento – by not counting these protests. It was their legal obligation to count the protests on June 24th. It's been 20 days since the signed protests were submitted," said Sacramento resident Alejandro Rayburn. "Affordable housing is one of the most urgent issues the city must address. It is shameful for the city to try to avoid this issue by ignoring residents' voices." Unite Here Local 49 issued a statement in support of the residents that said: "Local 49 congratulates the Railyards residents on the city's recognition that a majority of them successfully protested the Railyards financing deal with its shamefully low 6% affordable housing on a project receiving $92 million or more in taxpayer funds. We hope the developers and City will now listen to demands for more affordable housing, a grocery store, displacement protections, and more and bring back a deal that is good for ordinary people, not just a place for people who can afford luxury apartments." Mayor McCarty and Republic FC both said that construction on the new stadium is expected to start soon. "Now that the city has clarified the path forward, we're advancing our plans to build a transformational stadium and neighborhood that Sacramento needs and wants. Our work on the stadium has never stopped and we look forward to beginning construction very soon," said Todd Dunivant, president and GM of Republic FC.
Hindustan Times
13-07-2025
- Business
- Hindustan Times
MHADA lottery 2025: 5,285 flats, 77 plots up for grabs in Konkan region
The Maharashtra Housing and Area Development Authority's (MHADA) Konkan Board has announced a lottery for 5,285 affordable flats and 77 plots near Mumbai, starting July 14. The housing units are located in areas such as Vasai, Thane, Kulgaon, and Badlapur, while the plots are available in the Sindhudurg district of the Konkan region. MHADA lottery 2025 update: The Maharashtra Housing and Area Development Authority's (MHADA) Konkan Board has announced a lottery for 5,285 affordable flats and 77 plots near Mumbai, starting July 14 (Picture for representational purposes only)(Mehul R Thakkar/HT ) According to a statement from MHADA, applications with price details and location information will be available online from 1 pm on July 14. The lottery draw will be held on September 3, with an inauguration ceremony scheduled for Monday, July 14, 2025. Schedule for the housing lottery The last date to submit applications online is August 13, until 11:59 pm, and the deadline to pay the earnest money deposit (EMD) is August 14, by 11:59 pm. MHADA will release the draft list of eligible applicants on August 21 by 6 pm, with the window for raising objections open until 6 pm on August 25. The final list of eligible applicants will be published on September 1, it said. The MHADA said housing units and plots are being offered under various schemes, including 565 flats under the 20% Inclusive Housing Scheme, 3,002 flats under the 15% Integrated Urban Housing Scheme, 1,677 flats under the Konkan Board Housing Scheme and scattered flats in existing conditions, 51 flats under the Konkan Board Affordable Housing category (with 50% affordability criteria), and 77 plots under the Konkan Board Housing Scheme. Also Read: MHADA plans to conduct two housing lotteries annually, create stock of 50,000 affordable homes over the next five years MHADA has clarified that its lottery system is fully online and transparent, with no human involvement. The authority said that it has not appointed any agents, consultants, or property dealers, and strongly warned applicants against engaging with third parties or falling for misleading offers. Also Read: Maharashtra Housing Policy 2025: Statewide survey proposed to assess housing demand in post-COVID-19 era MHADA lottery 2025 Mumbai reported in May 2025 that the MHADA is expected to announce the draw for approximately 5,000 affordable homes around Diwali 2025. "The MHADA is planning to announce a lottery draw of about 5,000 homes this September - October," Sanjeev Jaiswal, vice president and chief executive officer of MHADA, told reporters in May 2025. According to MHADA officials, around 5,200 affordable homes are likely to be part of the draw, which will be announced in the coming months. The schedule, pricing, and locations of the MHADA lottery 2025 for Mumbai will be announced at a later stage, as they are yet to be finalised. Also Read: MHADA lists 20 buildings as extremely dangerous in South Mumbai, asks residents to move out before monsoon hits In 2024, more than 2000 affordable homes in the price range of ₹29 lakh to ₹6.82 crore were up for sale.
Kuwait Times
11-07-2025
- Business
- Kuwait Times
Kuwait reports notable progress on housing projects in key areas
KUWAIT: The Public Authority for Housing Welfare announced significant progress in various housing care projects during June, with key sectors showing steady advancements in construction and services delivered to citizens. Omar Al-Ruwaih, Deputy General Manager for Public Relations and Development and the Authority's spokesperson, said the 'South Saad Al-Abdullah' project saw remarkable progress in its main road contracts, achieving 39.05 percent completion by the end of June — surpassing the contractual target by 22.63 percent. He added that three contracts related to infrastructure work covering approximately 23,551 plots are still in the preparatory phase, with monitoring ongoing to start implementation soon. Regarding the Affordable Housing project, two contracts have moved into actual construction, targeting the building of 3,345 homes. The first contract reached 8.51 percent completion, while the second reached 5.54 percent. Meanwhile, four other contracts, covering 6,455 homes, remain in preparatory stages. Al-Ruwaih also highlighted steady progress in the 'South Sabah Al-Ahmad' project, where four contracts are under way. The main road contract achieved 54.37 percent completion by June. The first infrastructure contract, involving 7,623 plots, reached 10.69 percent, the second contract covering 6,189 plots hit 19.22 percent, and the third contract related to 6,568 plots reached 6.69 percent. In addition, the authority is closely following up on the construction of 217 public buildings across six housing projects, including 92 buildings in Al-Mutlaa city, 74 in the Affordable Housing project, and 31 in South Abdullah Al-Mubarak, along with one building each in Saad Al-Abdullah, Jaber Al-Ahmad and South Khaitan. By the end of June, 32,341 'For Whom It May Concern' certificates, necessary for building permits, were issued to citizens — an increase of 38 certificates compared to May 2025. During June, the Authority signed six new contracts. These included two contracts to complete public service buildings in Al-Mutlaa's neighborhoods N5, N8, N11, and N12, a contract for building the second phase of the Youth Center in Saad Al-Abdullah city, and a contract for surface asphalt works in Al-Mutlaa city. Consultancy contracts were also signed to supervise and manage infrastructure and public building projects in Al-Mutlaa's neighborhoods N4 and N2. Al-Ruwaih stressed that the authority continues to develop and digitize its services in line with the Cabinet's directives, with 30 services now fully available through the 'Sahel' app. — KUNA
