In a previous blog I commented on the need to enforce affordable housing quotas in order to maintain a vibrant mix in communities that are rapidly becoming unaffordable for working families.
In an interesting turn of events, Mr. Cappelli, the super-developer of the Ritz Carlton, Trump Tower and City Center, has bowed out of a potential deal withe White Plains regarding a three acre lot of prime real estate surrounding the metro-north train station. Apparently, Mr. Cappelli was offended by the stony faced city council when they insisted that 24 units of affordable housing be built before he opens the second tower or the Ritz Carlton. Since he was supposed to have all of the units built prior to opening the first tower, and since Mr. Cappelli has known since the beginning of the Ritz Carlton project that he would owe the city these units, I and many others, I assume - fail to fathom why this is such a huge issue. It underscores my initial concern that Mr. Cappelli might have been trying to wriggle out of this obligation to the city. This is purely conjecture on my part, but some of the excuses offered up as explanations for the delays indicate a carelessness of thought and ineptitude that a man with his experience in building just doesn't make. If the super-builder is indeed to live up to his reputation, erecting 24 units that he knew he had to build for the past two years should not be unbelievably difficult - unless the intent was not to build them in the first place.
The proposed development that Cappelli is backing away from has an an interesting history and drives home one of the points I was trying to make in a previous blog about affordable housing and the need for proper planning. The initial proposal included three office buildings, 40 stories each, a large hotel and a totally revamped metro-north train station. No one doubts that the train station could use a complete overhaul, but the scope of this plan after the massive building in Renaissance Square and City Center was completely over the top and would have had a terrible impact on several close-in residential neighborhoods in the form of traffic, pollution and cityscape literally in their back yards. The public outcry against this proposal was swift and strong. Even major Cappelli supporters came out to the City Council meeting and said "enough is enough." Mr. Cappelli was asking for the EXCLUSIVE right to build on the site in exchange for conducting the feasibility studies at his own expense. The Council and the citizens rightly wanted to see more competition for a proposal of such proportions. Recognizing that he was staring defeat in the face, Mr. Cappelli, in an act of pure theatrics said that he would rather not harm his "perfect record" in White Plains and have his proposal go down in defeat. Instead, he withdrew the offer before the Council could vote....which of course allowed him to put the offer back on the table in very short order.
The recent election has changed the balance on the City Council such that Mr. Cappelli is no longer assured that his projects will pass easily and swiftly - to my mind, that's a good thing. As I have said in previous posts - nothing replaces good city PLANNING. Perhaps the new Council is understanding this concept better than I thought they would. Planning looks ahead and anticipates problems. Planning that assures that people from all walks of life can reside in a city like White Plains - not just the very wealthy. Further, given the dramatics practiced in the past - I am hardly impressed by this latest display of petulance. Planning a city should never be up to only one developer. There is room for other ideas and plans that might be less grand but not be so hard on the residential neighborhoods and city infrastructure.
That ante was upped in last nights Common Council Meeting where the City council basically stated that ALL 65 units of affordable housing will now have to be built prior to the opening of the second tower of the Ritz Carlton. My suggestion to Mr. Cappelli is this: the public wants and needs these units, that is the price of doing business here. You knew that going in - now stop complaining and build the units. If you do it with the zeal in which you approach your big ticket items - the units could be finished in time. All the time and energy that has been wasted trying to get OUT of building the units has only served to set you back time-wise and has caused you to lose credibility with the public and the City Council.
For more on the topic in question, Keith Edding's article in the Journal News is very informative as is John Bailey's review of the latest City Council Meeting.
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You Go Ruthmarie! With land being at such a premium in your area, I can't understand the developers position. Surely this isn't the first or last project with an affordable housing requirement. Great post!