Board members push for neighborhood study and 197‑a plan as AMI mismatch and homeownership gaps sharpen concerns
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Summary
Community Board 11 members discussed a mismatch between neighborhood incomes and citywide Area Median Income (AMI), urged a formal neighborhood study or a Section 197‑a master plan, and raised concerns about a persistent shortage of co‑op/condo homeownership options.
Community Board 11 members told the committee they need a targeted neighborhood study or a Section 197‑a plan to guide land use and housing strategy, saying citywide metrics do not reflect local affordability and that few ownership opportunities exist in recent development.
"It's a 197‑a plan," said Nate Heffron, the Department of City Planning liaison, explaining that Section 197‑a of the New York City Charter authorizes community boards to prepare an optional master plan for their community district. He said only a handful of boards in the city have completed such plans and that preparing one typically requires outside technical assistance or a consultant.
Committee members said the neighborhood’s Area Median Income (AMI) differs from the citywide AMI used to set affordability tiers, creating a mismatch between local wages and housing that qualifies as "affordable." Board members called for a neighborhood-level study that would compile census-tract income data, housing stock characteristics, environmental constraints and development patterns so the community can identify where to encourage co-op/condo production, preserve existing affordability and shape future proposals.
Speakers asked staff to explore options: partner with university planning programs (graduate studios), use fellowship programs (Fund for the City of New York), or hire a consultant. Members discussed hosting a multi-part vision series to get resident input and to identify priority sites and questions for an eventual study or 197‑a plan.
Members also raised environmental and infrastructure questions tied to infill development (soil conditions, legacy gas-station sites, flooding and sewer capacity) and said those technical topics should be included in any study.
Ending: The committee asked staff to compile data on neighborhood income and housing metrics and to investigate funding or academic partnerships that could support a 197‑a plan or neighborhood study.