Are Massive 1000-Unit Structures the Answer to Our Housing Shortage?
Have you ever wondered which building in NYC has the most residential units?
Despite the tightly packed streets filled with houses and apartments, the surprising reality is a housing shortage in this bustling metropolis. Contrary to the expectation of ample living spaces in a city defined by towering skyscrapers, there is an ongoing struggle to meet housing demands. While one might assume new buildings could accommodate thousands, the reality presents a different picture.
Primary Land Use Tax Lot Output (PLUTO)
PLUTO, which stands for Primary Land Use Tax Lot Output, is a comprehensive dataset maintained by the New York City Department of City Planning (DCP). PLUTO data provides detailed information about every tax lot in New York City. It's part of the NYC Open Data initiative, which aims to make municipal data freely available to the public.1
Leveraging Pluto, I was able to find some key pieces of information. Approximately 860,000 tax lots exist in NYC, where a tax lot designates a parcel of land assigned a specific identification number for property tax assessment. Each tax lot stands as a distinct and individual unit of land, subject to ownership, purchase, and sale.
Out of the 860,000 tax lots, a significant 81% only house between 1-5 residential units, while 11% have none, potentially remaining vacant or unused for residential purposes. This stark reality underscores that over 90% of our tax lots fall short in addressing the pressing need for densely packed housing. The scarcity of such structures stems from the low Floor Area Ratio (FAR) cap imposed on these lots—a limitation dictated by zoning regulations on the maximum allowable floor area development for a specific lot.
Analyzing the chart, it becomes evident that very few lots in NYC feature buildings with over 100 units—specifically, a mere 1%. Beyond 1,000 residential units, this number diminishes to only 87 tax lots. This revelation sharply contrasts with the city's skyline, dominated by towering skyscrapers. This underscores how we can get to our current state of living with a housing shortage.
So, which building in NYC has the most residential units?
Enter, Co-op City! Co-op City is a housing cooperative in the northeast Bronx with 15,372 residential units spread out over 35 high-rise buildings and 7 townhouses. Co-op city is one of the largest residential developments in the US and has about 50k residents.2
What is interesting to see is that of the 10 tax lots with the largest number of units, 8 of them are in the Bronx and several of the top 10 are meant for affordable housing.
Locating the solution to this question proved to be more intricate than I anticipated. Initially, the data led me to 23-15 44 Drive, LIC, the location of Skyline Tower, indicating a count of over 19,000 residential units. However, it was later discovered that the initial dataset used was inaccurate. Upon consulting with Jason Barr, it was revealed that corrections are being made to the PLUTO table but are not applied retroactively to the Master File. It's important to note that despite this discrepancy, Skyline Tower remains substantial with a total of 802 residential units.3
Furthermore, this response might be less than satisfying due to the fact that Co-op City comprises multiple buildings. Upon closer investigation for a tax lot featuring a single building with the highest number of units, 5PointzLIC emerges as a noteworthy example, situated in LIC and boasting 1122 units (albeit technically with two towers). This tax lot falls under the zoning classification of M1-5/R7-3, signifying a mixed-use district accommodating both manufacturing and residential activities. The presence of a building in Long Island City with over 1,000 units is hardly surprising. The area has experienced substantial growth and transformation, transitioning from an industrial zone to a dynamic residential and commercial center. Zoning modifications in the early 2000s played a pivotal role in shaping Long Island City's development, promoting mixed-use projects that integrate both residential and commercial spaces. These zoning adjustments often included increased density allowances, fostering the construction of taller structures.
So, can 1000+ unit buildings be a solution?
Mayor Eric Adams has a “moonshot” goal of delivering 500,000 new homes to New Yorkers over the next decade”.4 Denser buildings with a high number of residential units can be a solution.
Consider this: If we had 33 more tax lots that contained 15k residential units, like Co-op City, we would be able to surpass that moonshot target, demonstrating the pivotal role such buildings can play in addressing the pressing housing shortage.
Buildings with a high number of residential units (over 1,000 units) in New York City do have drawbacks but they can offer several potential benefits:
Increased Housing Supply: Large residential buildings can help address the ongoing demand for housing in a city as densely populated as New York. By providing a substantial number of units, they contribute to expanding the housing supply, which can help alleviate housing shortages and provide more options for residents.
Economies of Scale: Managing a large building with many units can benefit from economies of scale. Maintenance and operating costs can be more efficiently distributed across a greater number of units, potentially resulting in lower monthly fees for residents.
Diverse Communities: Large buildings can house a diverse group of residents, creating a sense of community and fostering social interactions. The presence of a large and varied resident population can lead to a more vibrant and dynamic neighborhood.
Urban Development: Large residential buildings can contribute to the revitalization and development of neighborhoods. They often include retail spaces or commercial areas on the lower floors, which can attract businesses and contribute to the overall growth and vibrancy of the neighborhood.
Public Transportation Access: Especially if these large residential buildings are strategically located near public transportation hubs, it can make it easier for several residents to commute and access different parts of the city. This can be especially valuable in a city like New York, where public transportation is a primary mode of travel for many residents.
In summary, structures like Co-op City and 5PointzLIC, offer a tangible solution to narrow the current housing gap. We could even start to increase the supply of housing by building more places with 100+ units, to meet the escalating demand for residential space in our dynamic city. The key takeaway is clear: proactively constructing more high-capacity residential buildings is essential to address the urgent housing needs of our community.
Such a cool deep-dive into the data! I’ve played around with PLUTO a bit myself and it’s got a lot of great information for understanding housing stock.
On the topic of building more: I know that Manhattan Borough President Mark Levine has in the past called for Manhattanites to suggest potential lots that could be densified or repurposed for housing. This is another example where having the data can be helpful for identifying these potential lots!