East Harlem, including the vibrant 116th Street corridor in New York City, has faced significant challenges in maintaining its affordable housing stock. Prior to the 2019 New York State legislative reforms aimed at strengthening tenant protections, this neighborhood, alongside the South Bronx, experienced a considerable decrease in affordable housing options. Landlords frequently deregulated units to demand market-rate rents, and unfortunately, many renters were subjected to unlawful displacement tactics. Recognizing this critical issue, Council Member Ayala has been a strong advocate for preserving and expanding affordable housing within the community, including areas around 116th Street.
Council Member Ayala has actively utilized Article XI tax exemptions to help maintain affordability in existing housing. These exemptions provide property owners with relief from real estate taxes, conditional on keeping rents affordable and enabling necessary property upgrades. Several properties have benefited from this program, ensuring long-term affordability for residents. These include:
- Putnam Portfolio (The Crossing +The Parker): 1,619 units
- Taino Towers: 656 units
- The Lexington Courts: 229 units
- Timpson HDFC: 178 units
- St. Ann’s Apartments: 90 units
- 451-455 East 116th Street: 52 units
- 1045 Anderson Avenue: 49 units
- 1015 Anderson Avenue: 22 units
The Article XI incentive plays a vital role in enabling property owners to undertake essential renovations and improvements while simultaneously guaranteeing that rental rates remain within reach for low- and moderate-income households. This is particularly crucial in areas like 116th Street, where maintaining community stability is paramount amidst rising living costs.
Beyond preserving existing affordable housing, Council Member Ayala has championed the development of new affordable housing projects throughout the district, further impacting areas near 116th Street and beyond. These projects, supported through Capital Funding and Land Use Approvals, are designed to create new opportunities for affordable living. Notable projects include:
- Betances VI project (South Bronx): 100 new affordable units, with 30% set aside for formerly homeless individuals and 30% for households earning 30-50% of the Area Median Income (AMI).
- Park Haven apartments (South Bronx): 178 affordable units for households earning 30-80% AMI, with 30% designated for individuals who have experienced homelessness.
- Tres Puentes Senior Apartments: 119 units (studio and one-bedroom), 53 units for households with a member experiencing serious mental illness.
- Mill Brook Terrace (570 East 137th Street, South Bronx): 169 affordable one-bedroom units for one- to two-person households (62+ years old), Section 8 eligibility.
- The Betances Residence for older adults: 152 units (100% affordable), 47 units for formerly homeless individuals, 26 units for NYCHA Section 8/public housing waiting list, remaining units for low-income seniors.
- El Barrio/East Harlem Community Land Trust: 36 units
- 431 Concord Avenue (South Bronx): 92-unit affordable housing building.
- 261 Walton Avenue (South Bronx): 206-unit affordable housing project.
- Sendero Verde: 360 units (100% affordable).
- One East Harlem: 19-story development with 300 affordable units.
- Bronx Point: 542 affordable housing units.
These projects represent a significant investment in the future of affordable housing in the wider community, creating homes and stability for a diverse range of residents. While some projects are located in the South Bronx, the overall increase in affordable housing options benefits the entire region, including East Harlem and surrounding areas like 116th Street.
Council Member Ayala’s commitment extends beyond development and preservation to include legislative advocacy for renters’ rights. She has sponsored and co-sponsored several bills aimed at protecting tenants and ensuring fair housing practices. These legislative efforts further support the goal of maintaining affordable communities throughout New York City:
- Bill 1179: Focused on local disapproval of a housing preservation and development department decision regarding property transfer at 424 East 115 Street in Manhattan. This bill highlights the attention to specific property issues within the East Harlem community, adjacent to 116th Street.
- Bill 1242: Aims to enhance the online property owner registry by expanding available data, increasing transparency and accountability in property management.
- Bill 1339: Seeks to provide information about lawful source of income discrimination to applicants for the city fighting homelessness and eviction prevention supplement program, ensuring fair access to housing assistance.
- Bill 2050: Focused on expanding access to legal services for tenants facing eviction proceedings citywide, ensuring tenants have legal representation and preventing unjust evictions.
- Bill 0146: Aims to ensure continuous rental assistance for voucher recipients as long as eligibility requirements are met and mandates annual increases in maximum rent allowances based on federal standards, promoting housing stability for voucher holders.
Council Member Ayala’s multifaceted approach, encompassing tax exemptions, support for new construction, and legislative advocacy, demonstrates a comprehensive strategy to address the affordable housing crisis in East Harlem and the South Bronx. Her dedication to these initiatives is crucial for maintaining diverse and thriving communities, especially in areas like 116th Street, ensuring that long-time residents and new families have access to stable and affordable homes.
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