Harlem Affordable Housing Proposal Adds Units, Decreases Affordability

HARLEM, NY — An East Harlem affordable housing development pitched by the city unveiled their latest version of the project, sharing that while the total numbers of affordable units increased, the average affordability of the project has declined.

The project at 413 East 120th St., known as "The Beacon," was first pitched in 2021 as a 100 percent affordable housing development with 250 units — 75 of which would be reserved for formerly homeless households.

At a presentation sharing updates on the project prior to its final submission to the city's land use review process — known as ULURP — officials revealed that the number of apartments has grown to 281 units.

The units were previously increased in June to 266.

Chris Cirillo, the executive director of the project's developer, Ascendant Neighborhood Development, said that they also were able to increase the number of family-sized units, bringing the total number of three-bedroom apartments in the building to 60.

The original plans called for only 23 three-bedroom units.

But attendees at the Community Board 11 Land Use Committee meeting were quick to point out some issues — specifically that the building was leaning away from being affordable for Harlem residents.

"I see a lot of changes that've been made," said one meeting attendee, "especially with the homeless."

According to the unit mix and affordability chart shared by HPD and the developers, the originally pitched 75 units reserved for homeless households has been slashed to 42, a 44 percent reduction. Most of those units are slated to be studio and one bedroom apartments.

"You have now only 42 apartments that's going there," she said, "it used to be 75."

All of the units are below 80 percent of AMI — or a household income of roughly $79,000 for a single person — and nearly a quarter of the units sit at the 50 percent level — roughly $49,000.

"60 percent of East Harlem residents earn $30,000 or less," said another at the meeting. That's roughly at the 30 percent AMI level. 11 units in the current proposal are currently pegged at that level, including only three of the 60 three-bedroom units.

In total, only 17 units larger than a one-bedroom apartment are currently allocated at the formerly homeless and 30 percent AMI levels, which sparked further concerns about creating actual affordable housing for East Harlem families.

"I don't see how kids and families are going to really benefit from this building if they're in the lower AMI," said another, who noted that he grew up in a one-bedroom apartment with his mother and sister.

James Tschikov, the Manhattan Borough Planner for HPD, noted that family affordability is something they have been concerned with in the project and will consider as the proposal is further developed.

The other aspect of the project, the rehabilitation and expansion of the former La Clinica Del Barrio building that now houses the Multi-Service Center, also included some updates.

Current non-profit tenants at the building will be relocated during the construction at no additional cost to them, said Brian Backscheider, a developer with The Community Builders, who added that they'll be able to return to the Multi-Service Center in spaces they helped design.

The center will also now contain a greenhouse and a full-sized and middle school-size basketball court for use with nearby P.S. 206, where students and leaders said there was interest in re-starting a basketball team there, but they lacked a facility to play in, Backscheider said.

Backscheider noted that they are also exploring ways for the community to use the courts.