Eli Y. Meltzer, AIA, NCARB’s Post

Once the #CityOfYes rezoning goes into effect, expect NYC to look like the Wild West for a couple of years while the market figures it out. The largest zoning change in 40 years, COY turns the proverbial envelope on its head. Since the introduction of Quality Housing in the 1980's, the City has always focused on keeping the City "contextual" while providing increasingly higher amounts of floor area, through localized up-zonings and Inclusionary Housing. With City of Yes, the Mayor has adopted a new approach which focuses, almost exclusively, on providing as many new units as possible. To this end, parking requirements, density restrictions, floor area caps and yard regulations have either gotten significantly reduced or altogether thrown out the window. This 'update' will change the character of almost every neighborhood, making it very "un-contextual". Traditional pricing metrics, like FAR, now take a back seat, and developers have to find an efficient method to determine the optimal number of units to stuff on the lot. This effects the whole real estate market, as property values (and property taxes) get inflated by higher FAR ratios, and construction costs now trend more closely to price-per-unit than price-per-square foot. We still have a way to go before it actually gets approved an implemented, but it could go into effect by the end of the year, and I recommend to every one I speak to that they start looking seriously at the upcoming changes before they risk getting blindsided. #zoninghacks Meltzer/Mandl Architects., P.C.

With all the talk about #CityOfYes coming down the line, today I want to take a look at a zoning throwback... Height Factor The first iteration of the modern NYC Zoning Resolution did not look much like what we have today (even before #CityOfYes). In fact, it did not have any version of 'infill housing', otherwise known as Quality Housing, which came around in the 1980's. Development of all residential buildings depended on the Height Factor formula, which balances the total square footage of a building with the amount of open space provided on a lot, and results in taller buildings with lots of open space around them. In addition to the tricky calculations required, Height Factor buildings provide much less FAR on almost every property in the City. However, we do occasionally run into lots that actually get MORE FAR by using Height Factor. Usually, this involves large lots which run very deep or through the entire block, where Quality Housing height and setback limits make it very difficult to squeeze in all of the floor area. In these cases, we have found that by using Height Factor you can 'break free' from the envelope, and max out your floor area. Additionally, because the required 'open space' can go on top of a commercial or community facility building, Height Factor also opens up the possibilities for mixed use development, to maximize your development rights. We love working with challenging sites because it brings out the best in us, and we always have chances to learn new things about the zoning and development in NYC. Reach out if you have a site that you have not yet been able to crack and give us a shot 👌 #zoninghacks Meltzer/Mandl Architects., P.C.

Boston’s updated zoning proposal for Washington Street allows 500-foot residential towers contingent on 60% residential use. The plan aims to address the housing shortage in Downtown Crossing by allowing height increases across a broader area. Non-residential buildings would be capped at 155 feet. While developers support the increased density, preservationists have expressed concerns about preserving the area’s historic character. Public comments are open until Feb. 5, with approval expected in mid-February. #bostonzoining #bostondevelopment #bpda https://lnkd.in/e69nxWRv

Planetizen | Peter Calthorpe calls this the “grand boulevard” strategy, noting that it “could be implemented with a basic form-based code with zero parking requirements.” “A 15 percent inclusionary zoning requirement would create 300,000 affordable housing units in the Golden State.” That strategy is central to a 2023 California state law, AB 2011, which allows for more mixed-use development and higher density in certain areas. “Using UrbanFootprint software, Calthorpe analyzed a 43-mile commercial corridor between San Francisco and San Jose, the El Camino Real. Reimagining this as a grand boulevard allows 3,500 acres of infill development, with up to 250,000 dwelling units—some with ground-floor commercial space.” Infill development on Bay Area commercial corridors could create over 1 million new housing units.

Town Center Zoning would enable modest, mixed-use apartment buildings in low-density commercial corridors. Many existing commercial corridors are intended to be zoned to allow low-density mixed-use buildings, but today’s restrictive zoning makes it nearly impossible to construct new ones that match those built before the current zoning regulations. Current height and floor area limits are lower than what is realistically necessary for mixed-use construction, and parking requirements are excessively high. As a result, many commercial corridors are left with underutilized single-story buildings. Reintroducing modest, mixed-use apartment buildings would bring back a classic New York City building form, ensuring that new buildings resemble those constructed before the current restrictive zoning code was enacted. With many underutilized commercial sites across the city, this proposal has the potential to add significant housing capacity, while also supporting local business districts. #cityofyes #developmentsites #developmentsiteadvisors #nyc #weknowzoning

Below is an example why zoning has become such a cancer on positive urban environments. This is a pic of a new-ish residential building next to a parking garage in the old bank district in DTLA. The buildings are located on a street where the existing historic structures form a closed streetwall (no gaps between buildings along the sidewalk). But the two new structures, the parking garage and the residential building must step back, each the required 5 feet (sideyard setback, the most toxic rule for urbanism). The parking garage has a blank firewall, it is simply a waste of space to push this firewall over and give up the 5 feet. The residential building then utilizes this gap to locate apartments looking into this slot. This is the only exposure to the sky these poor people will ever have. The photo is taken around noon on a sunny day - this is the best it will ever be for them. I do not understand how architects, planners, and city officials have accepted that this is acceptable housing. It is a travesty - no wonder people don't want to live in the city and choose a suburban house whenever they can.

🏗 Revitalizing Downtown Pittsburgh: 7 "Shovel-Ready" Projects Announced 🏗 Gov. Josh Shapiro, alongside local leaders, has launched a transformative $600M plan to revitalize downtown Pittsburgh with seven ready-to-go projects. Here’s what to expect: 💼 Economic Impact: These projects will create 3,500 construction jobs, with all projects targeted for completion by 2028. 💵 Funding Breakdown: The state will invest $62.6 million, paired with $22.1 million from Pittsburgh’s Urban Redevelopment Authority and $40+ million from private sector leaders, generating $376.9 million in private investment. 🏢 New Developments: The plan includes a mix of conversions and a new tower, focusing on interior build-outs to repurpose underutilized spaces into residential and public spaces. 🏙 Supporting Growth: Rising construction costs and high interest rates have previously stalled downtown projects, but this initiative aims to overcome those barriers. 🤝 Collaboration at its Best: This revitalization is a united effort supported by Gov. Shapiro, Mayor Ed Gainey, County Executive Sara Innamorato, and Pittsburgh's foundations and corporate leaders. Together, these projects mark a new chapter for Pittsburgh’s growth and community space development. #Colliers #Pittsburgh #MoreIn24 #ThriveIn25 #ClosersCoffee #ColliersCapitalMarkets https://lnkd.in/eaZWmee8

✨ 344 East 28th Street, Kips Bay, Manhattan ✨ We’re proud to share the successful transformation of 344 East 28th Street, a 26-story residential building that is a cornerstone of affordable housing in Manhattan’s Kips Bay neighborhood. This 225-unit property, serving over 450 low- and extremely-low-income residents, underwent a comprehensive rehabilitation to enhance livability, sustainability, and efficiency. 🔨 What We Did: Our team at Regab & Design Construction undertook a complete overhaul, including: ✅ Electrical upgrades ✅ Carpentry improvements ✅ Full apartment rehabilitations ✅ Energy efficiency retrofits, addressing critical issues in heating and hot water systems 🏠 Why It Matters: • The building provides affordable housing with an average rent of $442—an essential resource in a neighborhood where the median rent exceeds $2,100. • Prior to the retrofit, the building consumed 28% more energy than the typical NYC multifamily building. Post-rehabilitation, we improved energy performance, reducing costs and environmental impact. This project reflects our commitment to revitalizing essential housing while fostering sustainability and comfort for the residents who call these spaces home. We’re honored to contribute to the future of affordable housing in NYC. 🌟 #AffordableHousing #ConstructionExcellence #Sustainability #NYCConstruction #EnergyEfficiency

There's a surge of optimism across the DC Metro area, driven by groundbreaking commercial real estate initiatives ready to redefine the landscape. Here are 4 noteworthy projects to watch as we head into 2025: - Viva White Oak in Silver Spring plans to convert 280 acres into a new town with 12.2 million square feet of mixed-use space. - The Gallery Place vision aims to revitalize D.C.'s urban core and improve city connectivity. - Around 20 office-to-residential conversions are in progress in D.C., revitalizing areas from Dupont Circle to Chinatown. - Projects like Sycamore & Oak and Poplar Point are transforming the Anacostia River area into vibrant residential and commercial hubs. These projects demonstrate that despite current market challenges, innovation and opportunity continue to thrive in Greater Washington! Keep an eye on these developments as the region evolves: https://lnkd.in/g6gJAn6i #greaterwashington #dcrealestate #commercialproperty

This is an excellent example on how to start thinking about retrofiting suburbia. Congrats to the City of Rancho Cucamonga for taking the next step and working with the innovative minds of Sargent Town Planning on the new General Plan. This is exactly what autocentric and smoggy places like many west Phoenix Metro suburbs need. Often, many consulting companies are experts at copy and paste and thus condemn the future of cities under Euclidean-based General Plans/visions, perpetuating a stressful way of life, often leaving residents unaware of what it could be, suffering the health and quality of life implications, stamped by ineffective, and misdirected by consultants, planning departments unaware of planning knowledge and expertise. Of course there are some very knowledgable firms in the Valley such as Logan Simpson, and Jessica Sarcissian’s UpFront Planning & Entitlements, LLC, among others, that do commendable work.