MITCHELL-LAMA RESIDENTS COALITION

Vol. 21, Issue 3 WEBSITE: www.mitchell-lama.org September/October 2016 City issues new rules Village View residents for affordable housing lotteries at odds over whether to go private series of new affordable hous- means.” ing lottery rules, designed to aid The requirements – the first updates ome residents at Village View, a Alower income New Yorkers, has to these guidelines since Housing Connect Mitchell-Lama coop in the East been issued by the department of Housing was launched in 2013 – address feedback SVillage that opened in 1964, are push- Preservation and Development. The rules received by applicants, affordable housing ing to have the 1,236-unit development are designed to ensure that New Yorkers advocates, marketing agents and for-profit leave M-L and go private. With rents and most in need of affordable housing attain and not-for-profit developers about the coop prices in the area soaring--even the the units. City’s affordable housing eligibility criteria ancient walk-up railroad tenements in The changes include “ending devel- and the application process, the statement the area (East Sixth and Seventh streets, opers and leasing agents’ ability to deny said. In response, HPD and HDC said they between and ) are applications based solely on credit scores; reviewed and revised the policies to make now charging rents of $3,000 per apart- new standards for homeless shelter refer- them fairer, more transparent and more ment--some of the Village View coopera- rals to account for special challenges faced effective at targeting affordable housing to tors, who for years benefitted from public by these households; strictly limiting the those most in need. subsidies, are hoping to eventually sell and ability of landlords to deny an applicant “ City is home to almost reap a fortune. based only on their exercising due process one million people with disabilities,” But as in other M-L developments rights in housing court; and imposing lim- said the Mayor’s Office for People with that are, or have been, faced with the its on personal assets,” according to a City Disabilities Commissioner Victor Calise. option of going private, many cooperators press statement. “The release of this handbook marks great are counter-pushing to keep the buildings “Every New Yorker deserves equal progress in ensuring that accessible and affordable to others. access to an affordable home, including vet- affordable homes are available to the fami- As a first step towards resolving the erans, the elderly and homeless individuals lies who need them.” issue, the board of directors must commis- and families,” said Mayor Bill de Blasio. In the release, the Department of sion a feasibility study to explore the rami- “Disqualifications based solely on credit Veterans’ Services said they were “espe- fications of going private. For that study to history, or because a tenant fought for his cially concerned with ensuring veterans are proceed, however, at least fifty-one percent or her rights in housing court, have no not discriminated against because their pri- of 617 apartments would have to approve. place in our affordable housing programs. mary source of income is their post-9/11 GI But even if the study is approved, at least These key improvements to the rules level Bill.” The new rules will require landlords two-thirds of residents in 822 apartments the playing field and give every household to rent to veterans exactly as they would to would still have to vote to go private. the chance to find a home within their anyone else. Further, if the development leaves M-L, residents could choose to remain in their Strengthen MLRC apartments under some form of rent regu- Join today (use form on page 2) lation.

‘GENERAL MEMBERSHIP MEETING’ Saturday, October 29, 2016 10:00 a.m - noon

Workshops for ML co-op shareholders, and current & former residents of post ’73 ML rentals

Refreshments at 10:00 a.m.

CONTACT: [email protected] PLACE: Musicians Union, Local 802, 322 W. 48th St., near 8th Ave. in the ground floor “Club Room.” Subway trains: No. 1 to 50th St. & 7th Ave.; Q,W to 49th St. & Broadway; E to 50th St. & 8th Ave. Mitchell-Lama Residents Coalition Box 20414 P.O. Park West Station New York 10025 New York, Page 2 September/October 2016 HUD proposes Sec 8 rule change to expand tenant opportunities UPCOMING EVENTS enants who receive Section 8 housing “This Small Area Fair Market Rent [SMFR] vouchers will theoretically have more approach is intended to increase voucher MLRC Tchoices on where to live if a rule holders’ access to a greater number of units change proposed by HUD is enacted. in low poverty [‘higher opportunity”] areas General Membership The change would recalculate the while reducing excess subsidy from some way HUD determines the subsidies. At high poverty neighborhoods.” Meeting present, subsidies are geared to a “fair In proposing this change, HUD cites market rent” which is based on all rents numerous studies showing that the eco- Saturday,October 29, 2016 charged within an entire metropolitan area. nomic vitality of a community has a pro- 10:00 a.m - noon If enacted, the rule change would instead found lifetime effect on the lives of those calculate subsidies based on zip codes with- who live there, especially for children. in the area, rather than on the entire area For a discussion on the pros and Workshops for ML co-op share- itself. cons of the proposed rule change, see holders, and current & former This means that in a wealthier, more http://rooflines.org/4544/give_housing_ residents of post ’73 ML rentals desirable section of a city--a “higher oppor- vouchers_their_full_power/?utm_source tunity” area--subsidies would be higher, =Section+8+Gets+More+Power&utm_cam Members are urged to voice so that a landlord in such an area would paign=Section+8+Gets+More+Power&u be more willing to rent to a Sec. 8 tenant, tm_medium=email concerns regarding their develop- because the higher subsidy he or she would For HUD’s own statement, see ments, especially long- and short- receive from the government would be http://portal.hud.gov/hudportal/ term standing issues more in line with that zip code’s market HUD?src=/press/press_releases_media_ ---- rate. According to a HUD press statement, advisories/2016/HUDNo_16-092 Musicians Union, Local 802, 322 W. 48th St., near 8th Ave. in the Income spike no longer ground floor “Club Room” curtails rent exemptions For more information, e-mail: esidents who qualify for the city’s previous benefit, rather than requiring them [email protected] RSenior Citizen Rent Increase Exemption to reapply as a new applicant at their higher (SCRIE) or Disability Rent Increase rent,” said Assemblyman Cymbrowitz. Exemption (DRIE) programs will no lon- Senator Marty Golden (R-Brooklyn) ger be penalized for a temporary increase was the bill’s Senate sponsor. A recent report in income, as a result of legislation intro- issued by Enterprise Community Services Mitchell-Lama Residents duced by Assemblyman Steven Cymbrowitz and LiveOn NY found that while 32 percent Coalition, Inc. (D-Brooklyn) that was recently signed into of 's single seniors are severely law by Governor Cuomo. rent burdened, or paying over half of their Officers “This new law will assist those who income on rent, only 43 percent of those Co-chairs: Jackie Peters have a non-recurring spike in income to eligible for SCRIE (approximately 52,000 Ed Rosner reapply for SCRIE or DRIE and receive their households out of 121,729) actually enroll. Margo Tunstall

Treasurer: Carmen Ithier JOIN THE MITCHELL-LAMA RESIDENTS COALITION Financial Sec’y: Alexis Morton 2016 Recording Sec’y: Sonja Maxwell INDIVIDUAL $15.00 per year and DEVELOPMENT 25 cents per apartment Corresponding Sec’y: Katy Bordonaro ($30 Minimum; $125 Maximum) Name______MLRC NEWSLETTER STAFF Address______Apt.______Editor: Ed Rosner Assistant editors: Katy Bordonaro City______State______Zip Code______Sonja Maxwell Evening Phone______Day Phone______Jackie Peters Margo Tunstall Fax______E-mail ______Editorial Coordinator: Nathan Weber

Current ML: Co-op______Rental ______Circulation: 5,000 Former ML: Co-op______Rental ______

Development______Renewal____New Member____ Articles, letters, and photographs are welcome. Send to MLRC, P.O. Box President’s Name: ______20414, Park West, New York, NY 10025 Donations in addition to dues are welcome. Fax: (212)864-8165 NOTE: Checks are deposited once a month. Voice Mail: (212) 465-2619 Mail to: MLRC, PO Box 20414, Park West Finance Station, New York, N.Y. 10025 email: [email protected] September/October 2016 Page 3 Officials here push Council bill Yuh-Line Niou wins to counter tenant ‘blacklists’ Dem primary for

bill to counter the notorious “ten- of Consumer Affairs (DCA) and requires: 65th Assembly seat ant blacklists,” or lists of tenants “Each housing court case men- Awho have appeared in the city’s tioned must contain the names of all uh-Line Niou, former chief of staff to housing court, was introduced in the City parties involved, the claims alleged, the Queens Assemblyman Ron Kim, won Council in August by Council Member Ben current status or outcome of the case, and Ythe Democratic primary race for the Kallos. which party initiated the case; 65 Assembly District in , effec- Prepared by tenant “screening” “Tenant screening companies will tively ousting Alice Cancel who had held the companies and sold to landlords, the lists have to state the defenses asserted by seat since April, several months after the for- merely contain the names of any tenants the tenant and the specific outcome of mer decades-long speaker, , who have ever appeared in housing court. the case, including any rent abatement was convicted on various federal corruption This enables building owners to reject an awarded. charges. Niou’s victory virtually guaran- application from any tenant on the lists, “The Department of Consumers tees her victory in November against any regardless of the outcome or circumstanc- Affairs is tasked with enforcement with Republican. es of the case before the court. For exam- civil penalties of $500 per report [for Cancel was widely considered Silver’s ple, even if a tenant won a case against a inaccuracies] and fines for non-compli- favored candidate. Her defeat, as reported by negligent landlord, the mere fact of his or ance up to $5,000. the Gotham Gazette, represents a “blow to her name on the lists is sufficient to bar “Anyone who believes they have Silver’s old downtown machine. It is a boost the tenant from renting. been harmed by an inaccurate screen- to the district’s large Chinese population and Companies compiling and selling ing report could bring their own case in provides an opportunity for the district to in such lists include CoreLogic, SafeRent, court.” some ways step out of Silver’s long shadow.” TransUnion Rental Screening Solution, Support for the legislation came Niou, who lost to Cancel in the April On-Site, and ALM. from NYS Assembly Member Daniel special election, had previously worked as A statement from Kallos’ office O’Donnell, NYS State Senator Liz a legislative assistant in Washington State said the legislation “requires anyone who Krueger, Public Advocate Leticia James, and as a lobbyist for the Statewide Poverty assembles or evaluates screening reports and Manhattan Borough President Gale Action Network. She was supported by the which contain court histories to register Brewer. Working Families Party. and obtain a license from the Department At her victory celebration, she said “We need to provide the services that the gorgeously diverse residents of this district are expecting — reaching out to every neigh- NYC’s ‘right to counsel’: borhood, every ethnicity, in every language that we can.” Where will the $$ come from? She ran against five Democrats for the seat. They included, in addition to Cancel, ow income tenants in New York City $100 million in Fiscal Year 2017. Paul Newell, , Gigi Li, and facing eviction or other legal actions Is it enough? A neighbor of Don Lee. Lwill most likely gain a new right to Susanna Blankley of New Settlement’s Newell, a district leader, was an advo- obtain legal services even if they cannot Community Action for Safe Apartments, cate of expanding rent regulations, and had afford it. As of this writing, a landmark bill asked where the money to fund counsel sought specifically to extend protection for introduced by Councilman Mark Levine will come from. Ms. Blankley responded thousands of “421-g” tax-abated apartments and Councilwoman Vanessa L. Gibson, with these points: in Manhattan’s financial district. with near unanimous support from the To prevent evictions, we currently Rajkumar, a human rights lawyer and other council members, is expected to be spend over $60 million--up from $5 mil- district leader, had developed a reputation passed by the end of the year. The bill, lion a few years ago. advocating for tenants, labor, and women 214-A, is also supported by the NYC Bar Right to counsel will cost about seeking office. Association, labor unions, and tenant $200 million/year. Since tenants with Li, who chairs Manhattan’s commu- advocacy groups. lawyers have a much better chance of nity Board 3, is the first Asian-American to Some progress on legal representa- winning, the cost will likely decrease as be elected to chair a city community board. tion has already been made. According to landlords find it less cost-effective to bring Lee, a technology executive and the newly created Office of Civil Justice cases. former city official in the Edward I. Koch (a unit of the NYC Human Resources Once it’s up and running, it will not Administration, is the chief information offi- Administration), about one in four ten- only pay for itself but save the city $320 cer for the Coalition of Asian American IPA ants in housing court now have attorney million a year. That figure comes from a and the Asian American Accountable Care representation. By comparison, in fiscal study done by an independent financial Association. 2013, only one percent of tenants in hous- firm, SRR, that the city bar commissioned. In November, Niou will face Lester ing court were represented by a lawyer. See also the Right to Counsel NYC coali- Chang, a Republican, who had also run in Almost all landlords have attorneys in tion’s website. the April special election. His website notes housing court. In sum, the money would come that he has worked for two decades “in Legal representation for tenants, from the base line budget (the budget can- international shipping and logistics; moving of course, is expensive. According to the not be earmarked) and will over time save goods by sea and air to meet the needs of an OJC, for the first time, New York City’s far more than it spends, according to the ever expanding global economy.” overall investment in civil legal services study. for low-income City residents will exceed September/October 2016 Page 4 Former Axton M-L building Kips Bay owner urges re-branding now on sale for $105 million to appeal to market rate tenants hipps Houses, the owner trate by the name of Hendrick former Mitchell-Lama that Cohen began to remove the of the former M-L complex Hendricksen Kip founded the building on the Upper property from the ML program P Kips Bay Court in Manhattan, New Amsterdam estate. West Side, which still has in 2013, after owning it for sev- A is appealing to real estate Although around forty 145 rent-regulated units, is cur- eral decades. At the time of the investors to purchase the percent of the apartments rently on the market for $105 conversion, Manhattan Borough buildings and re-brand them house Section 8 tenants, the million. President Gale Brewer noted to appeal to upper income ten- actual rent received for those The building, at 175 West that, notwithstanding the n0n- ants. units is very close to market 95th Street, formerly known eviction clause, residents were In place of the build- rate. Further, the number of as the Axton, is owned by the “scared. They think they will get ings’ current names of North, Section 8 tenants is drop- Starret Corporation, a unit of kicked out.” Central and South, the devel- ping steadily, as is the smaller Pembroke Cos. owned by Larry Eighty apartments have so oper urges investors to consid- number of LAP [Landlord Cohen. Three years ago, Cohen far been converted to condos. er such names as The Garden, Assistance Program] tenants, secured a non-eviction condo- A recent sale of a three- The Sciences and The Nautical, who are protected from arbi- minium conversion plan for the bedroom unit at the building according to a real estate trade trary raises through a contract. property. commanded a price of $2.2 mil- publication. Other potential Phipps Houses is also Press reports indicate lion. names Phipps is suggesting recommending that inves- include The Rosa, The Gallica, tors consider renovating some The Veritas,The Agnitio, The units to double the number Battle over management firm Spinnaker and The Mizzen- of bedrooms to increase mar- -all names that reflect his- ket rents. Adding bedrooms in Van Cortland housing complex toric flowers, sciences and the requires significantly tighten- ntense disagreement over Bronx Community Board 8. nautical environment at the ing kitchens and living rooms. Ithe quality of management But a memo from time a Dutch colonial magis- at Park Reservoir Housing, a the NYS Dept of Homes and complex in Van Cortland Village Community Renewal told the in the Bronx, has led some board it must adhere to estab- MLRC Developments board members to announce lished rules before appointing a new management firm to or even vetting another firm. replace long time Amalgamated The memo may well delay a vote These developments are members of the Mitchell- Housing. The new firm is Midas over a new firm, and require Lama Residents Coalition Management, which has ties the board to restart a vetting or to Daniel Padernacht, chair of selection process from scratch. Individual Membership: $15 per year Development: 25 cents per apt. ($30 minimum; $125 maximum)

Tenants at Tivoli Towers Donations above the membership dues are welcome. hold first awards ceremony Adee Towers Masaryk Towers Tenant Assn n Saturday September elected officials in the commu- Amalgamated Warbasse Meadow Manor O17, 2016, Tivoli Towers nity for their contribution in Arverne Apartments Michangelo Apartments Tenants Association hosted helping Tivoli Towers thrive. Bethune Towers 109th St. Senior Citizen Plaza their First Annual Tivoli Towers The ceremony also hon- Castleton Park 158th St. & Riverside Dr. Housing Appreciation Awards Ceremony. ored committed members of the Central Park Gardens Parkside Development The ceremony acknowl- Tenants Association for their Clayton Apartments. Pratt Towers Coalition to Save Affordable Promenade Apartments edged attorney Seth Miller and hard work in gradually reform- Housing of Co-op City RNA House MLRC treasurer Carmen Ithier, ing Tivoli into the “Upper West Concerned Tenants of Sea Park Riverbend Housing along with several influential Side” of Brooklyn. East, Inc. River Terrace Concourse Village River View Towers Dennis Lane Apartments Rosedale Gardens Co-op 1199 Housing Ryerson Towers Esplanade Gardens Starrett City Tenants Association Franklin Plaza St. James Towers Independence House Tenants Strykers Bay Co-op Assn Skyview Towers Independence Plaza North Tivoli Towers Inwood Towers Tower West Jefferson Towers Village East Towers Knickerbocker Plaza Washington Park SE Apartments Linden Plaza Washington Square SE Apartments Lindsay Park Westgate Tenants Association If your development has not received an invoice, please call the MLRC Lindville Housing Westgate Voice Mail: (212) 465-2619. Leave the name and address of the presi- Lincoln Amsterdam House Westview Apartments dent of your Tenants Association, board of directors, or treasurer and an Manhattan Plaza West View Neighbors Association invoice will be mailed. Marcus Garvey Village West Village Houses September/October 2016 Page 5 Major party platforms: how they differ on housing

By Leslie Strauss Senior Policy Analyst, Housing Assistance Council

he major political party platforms funding. It specifically mentions additional throw in the path of poor people: Over take different approaches to federal monies for the National Housing Trust regulation of start-up enterprises, exces- Thousing assistance and related topics. Fund and the Community Development sive licensing requirements, [and] needless The Republican and Democratic platforms Block Grant, and supports HUD’s restrictions on formation of schools and day adopted at the parties’ conventions in July Neighborhood Stabilization Program. care centers serving neighborhood families.” are couched in strikingly different ways, The Republican platform addresses It urges “greater state and local responsibil- consistent with the conventions’ tones. For veteran homelessness, but does not men- ity for, and control over, public assistance example, while the Republican paper states, tion other people who experience homeless- programs.” “We must scale back the federal role in ness. To resolve the issue for veterans, it The Democratic platform “reaffirm[s] the housing market, promote responsibil- our commitment to eliminate poverty.” ity on the part of borrowers and lenders, The GOP criticizes Fannie It pledges to focus on persistent poverty and avoid future taxpayer bailouts,” the Mae, Freddie Mac, Dodd- communities by, for example, using “the Democratic one asserts, “We will substan- Frank, & the Consumer 10-20-30 model, which directs 10 percent tially increase funding for the National Financial Protection Act of program funds to communities where at Housing Trust Fund to construct, preserve, least 20 percent of the population has been and rehabilitate millions of affordable living below the poverty line for 30 years or housing rental units . . . [to] help address pledges better health care, including mental more.” It supports existing programs such as the affordable housing crisis . . . [and] cre- health care, and discusses the importance the Earned Income Tax Credit and the New ate millions of good-paying jobs in the pro- of employment. The Democratic platform Markets Tax Credit. It also acknowledges the cess.” calls for “robust [federal] funding” to end “racial wealth gap” and says federal policy There are some similarities. Both homelessness generally, then mentions must help eliminate it. platforms support home ownership and an families and veterans specifically. Both platforms are more aspirational end to homelessness among veterans. Both Rural housing is not mentioned sep- than practical, at least with respect to rural favor expansion of broadband service in arately in either platform. The rural econ- housing and poverty. Even when one party rural areas and both recognize tribal sover- omy is in both, with different emphases. controls the presidency and both houses of eignty. Most of their policy proposals, how- “Agricultural production and exports are Congress, it cannot change the status quo ever, are dramatically different. central to the Republican agenda for jobs, quickly. In any case, this election is not The Republican platform emphasizes growth, expanded trade, and prosperity.” expected to give either party that degree of the need to avoid another housing crisis. The Democratic platform backs “a control. So it is equally unlikely that federal “Reforms should provide clear and prudent stronger rural and agricultural economy,” regulations will be swept away or that cur- underwriting standards and guidelines on including non-agricultural businesses. It rent federal housing programs will receive predatory lending and acceptable lending also explicitly acknowledges farm workers, dramatically more funding. practices. . . . We call for a comprehensive calling for “stronger agricultural worker protections including regulation of work This post was originally published on hours, elimination of child labor, ensuring Rooflines, the Shelterforce blog, and can be Dems support Consumer adequate housing for migrant workers, and found at: http://bit.ly/2aiRomg. Financial protection Bureau, sanitary facilities in the field.” National Housing Trust Fund, Native Americans are addressed in and Community Development both platforms, with the same kind of dif- Evictions here decline Block Grant program ferences as with other subjects. The Republican document promises to reduce but court cases remain high federal regulations relating to Indian review of federal regulations, especially Country, while the Democratic platform victions in NYC dropped significantly those dealing with the environment, commits to “strengthen the operation of Ein 2015, according to Housing Court that make it harder and more costly for tribal housing programs and reauthorize Answers. Evictions by a marshal dropped Americans to rent, buy, or sell homes.” the Indian Housing Block Grant Program. by 18 percent – and the number of evictions It criticizes Fannie Mae, Freddie Mac, We will increase affordable and safe hous- was the lowest its been in ten years. In the the Dodd-Frank Act, and the Consumer ing and fight to significantly reduce home- past, a drop in evictions has mirrored a drop Financial Protection Bureau (CFPB), as well lessness on and off Indian reservations, in Housing Court case filings – but not in as “lending quotas to specific groups” and especially among Native youth and veter- 2015. Case filings were almost the same as in the Affirmatively Furthering Fair Housing ans.” 2014 showing that the city’s new efforts have regulation. Both documents also address pov- slowed evictions (and hopefully will slow the In contrast, the Democratic platform erty. The Republican platform describes rate of families entering shelter). cites the CFPB, as well as fair housing law current safety net programs as “the false Housing Court Answers provides and regulations, as factors contributing to compassion of the status quo” and propos- information on the city’s Housing Court and the strong housing market it hopes to fos- es to replace them with “the dynamic com- staffs a hotline for callers with questions on ter. It also supports existing federal housing passion of work requirements in a growing housing law, rent arrears assistance, and programs that address both homeowner- economy.” It calls for the “removal of struc- homeless prevention guidance. The group can ship and affordable rental housing, com- tural impediments which progressives be reached at http://cwtfhc.org/contact-us/ mitting to expand them and increase their September/October 2016 Page 6 Issues reviewed at BP’s forum: Gov. Cuomo moves to release $2 billion financing, succession, certificates for supportive housing

ver a hundred residents from Sandy, $96 million in NYC Build it Back amilies and individuals in need of sup- more than thirty current and for- funds are available. However, all those portive and affordable housing won a Omer Mitchell-Lama developments funds must be deployed by HDC in 2016. Fvictory in September, as Gov. Andrew and several political representatives In terms of apartment succession, Cuomo instructed his budget director to take attended a forum on the program in May, all requests must be approved through an steps to release two billion dollars for 6,000 hosted by Manhattan Borough President application process. (Online applications units. Technically, the director was ordered to Gale Brewer. The MLRC helped to plan for succession are accessible at http:// prepare a memo of understanding to be signed the forum. www1.nyc.gov/assets/hpd/downloads/ by the state assembly and senate. The program provided informa- pdf/renters-mitchell-lama/Successsion- The announcement was met with sat- tion on three key areas of Mitchell-Lama Rigjhts-Application.pdf.) HPD has isfaction by the Campaign 4 NY/NY Housing, preservation: financing, apartment suc- recently hired a staff dedicated to pro- and its partner the Interfaith Assembly on cession, and adding names to stock cer- cessing succession applications so that Homelessness and Housing. tificates. tenants and shareholders can follow up A statement released by the religious On financing, the forum noted with a designated contact person. group noted that they and the campaign “have that the City’s Housing Development To set up additional safeguards for been engaged in a nearly 2 year effort to gain Corporation’s Mitchell-Lama succession, such as establishing a special commitments from the Mayor and Governor Preservation Program has issued over needs trust for a family member/succes- to produce 35,000 units of supportive housing $900 million bonds and over $454 mil- sor who has a disability, both HPD and over the next 15 years. lion in subordinate financing to preserve the state’s HCR advised consulting an “After letters signed by 120 members of more than 60 Mitchell-Lama develop- attorney. The desired successor must still the New York State Assembly, 350 organiza- ments, or over 36,000 units, throughout meet all succession criteria listed in the tions and nearly 300 faith leaders, the Mayor the city. Further, by partnering with the Mitchell-Lama Rules. pledged 15,000 units last November and the NYC Energy Efficiency Corporation, HDC Regarding adding names to stock Governor pledged an additional 20,000 units offers energy audits, building retrofits, certificates, under rules amended in in his January address -- and in April, he and and training on new energy systems 2014, no name can be added to stock the State legislature included funding for the via PERL (Program for Energy Retrofit certificates except at the time of succes- first 6,000 of these in this year’s budget.” Loans). The goal of PERL is to reduce sion, when an approved family member The campaign had staged weekly dem- buildings’ operating expenses by at least formally succeeds to the apartment. This onstrations in front of the governor’s New York 15 percent and to improve their long- rule is intended to prevent confusion City office. term sustainability. around having multiple family members Finally, for Mitchell-Lama devel- willed or designated as “successors” out- opments adversely affected by Hurricane side of proper succession procedure. HUD lauds partnership for public housing repairs Bronx tenants, workers and others ore than 19,000 public housing units have protest City’s re-zoning plans Mbeen repaired between 2012 and 2015 through a public-private partnership, according everal hundred angry Bronx resi- affect the quality of life in their commu- to a statement released by HUD. dents in September packed a City nity. The partnership, known as the Rental Planning Department “scoping” Some workers at the meeting S Assistance Demonstration Program, allows the hearing--a public session to explore the asked about the likely dislocation of the private firms involved to own the units, so long scope, or dimensions, of a proposal--to area’s auto repair services. “Where are as they agree to keep the rents below market. protest the City’s proposed zoning plans the autos shops going to go?” asked one The owners, however, do not fully fore- for Jerome Avenue. The plans essen- person. “You have no plan for them!” go market rents, because the program shifts tially offer developers incentives, such as According to a report on the hear- units from public housing authorities to the increases in building height beyond what ing by the Association for Neighborhood project-based Section 8 voucher program. Thus, current zoning allows, to create more Housing Development, “MIH does although residents “continue to pay 30% of affordable housing. not reach the nearly one third of New their income towards the rent and they main- Attending the session at Bronx Yorkers whose incomes are at or below tain the same basic rights as they possess in the Community College were tenants, small 30 percent of AMI, and the city’s existing public housing program,” according to HUD, enterprise owners, employees of various programs for creating affordable housing the remainder of the rents, which are at or near businesses, and others, many of whom have only a limited ability to target those market rates, are paid for by HUD, i.e., from were members of the Bronx Coalition for at the low end of the income spectrum, public revenues. a Community Vision. who are in fact those most in need of HUD said that the program utilized $2.5 Most of the speakers, while sup- affordable housing in the Jerome Avenue billion in private capital, which “equates to $9 in porting the need for more affordable area and throughout the City.” ANHD private investment for every $1 in public funds.” housing, voiced concerns about how also noted that “without new, significant, Responding to critics who are concerned the two zoning proposals--known as proactive anti-displacement protections, about private ownership, HUD Secretary Julián Mandatory Inclusionary Housing (MIH) new development would benefit people Castro said that “approximately 10,000 units and Extremely Low- and Low-Income making higher incomes than most local per year would become uninhabitable because Affordability (ELLA) development pro- residents and would simply make these of disrepair. “ gram--would specifically help them, and stories of harassment more common.” Page 7 September/October 2016 Affordable housing news Housing Briefs Veterans’ homelessness declines from around the nation Homelessness among veterans has declined sharply over the past six years, National: “With federal pro- ing, CDT provided $2 million in long-term according to a joint statement by HUD, grams struggling to maintain the current financing to VOA, which includes $1.5 Veterans Affairs, and the US Interagency level of service. . . state and local govern- million for improvements at the property, Council on Homelessness. Since 2010, ments are increasingly working to find including kitchen updates, new windows, homelessness has decreased 47 percent. ways to expand the supply of affordable other energy upgrades and new retaining Over the past year, the drop has measured housing in any way they can. walls. VOA will stay on as part owner and 17 percent--four times the previous year’s “At the state level, the Technical property manager. Constructed in 1986, annual decline. In January, however, more Assistance Collaborative data show 30 the property was acquired by VOA in 1993, than 13,000 unsheltered veterans were still states offering state-funded rental assis- salvaged from that era’s Savings and Loan living on the streets. tance, ranging from $5 million in Delaware crisis. . . .Thanks to a 100 percent prop- to $83 million in Massachusetts. While not erty tax abatement granted by CSHA, 85 Cisneros, Martinez seek insignificant, resources for state funded percent of the units will now be reserved expansion of LIHTC assistance programs are not nearly enough for families at or below 50 percent area Two former HUD secretaries, who to supplant federal assistance and are median income (AMI), and the rest of the co-chair the Bipartisan Policy Center Senior also commonly designed to be temporary units will serve those at or below 80 per- Health and Housing Task Force, have supports for renters until they can secure cent AMI.” publicly called for an expansion of the low more permanent federal rental assistance Next City, August 24. For full income housing tax credit. At a July presen- programs. State programs are also highly story, see http://bit.ly/2bOzbKr tation, Henry Cisneros and Mel Martinez targeted to help low-income individuals noted that reversing the dearth of afford- with mental illness or disabilities or who St. Paul: “The St. Paul Promise able housing in the nation should be “a are homeless or at-risk of homelessness, Neighborhood is seeking federal funds to critical national priority. It becomes doubly rather than low-income households in gen- expand the services it provides, which are important when the health and well-being eral. Still, more and more states are look- currently funded by private businesses, of so many older adults are at stake.” ing to such programs to further meet their nonprofits, and the state government. The 30-year old LIHTC credit has affordable housing needs.” People living in the community benefit encouraged $100 billion in private invest- Rooflines, August 19: For full story, from the initiative because it provides “all ment in affordable rental housing, accord- see http://bit.ly/2bfkHq5 the assistance [residents] had been strug- ing to the Task Force. “It has proven to gling to pull together. . . in one place,” be a great success, helping to support the Boston: “Putnam Square, an such as stable housing and early educa- construction and preservation of more than affordable rental property in Cambridge, tional services. While standardized test 2.8 million affordable rental homes in com- Massachusetts, with 94 units for senior scores do not reflect improvements in munities across America.” citizens and residents with disabilities, educational outcomes, local stakeholders utilized both Low-Income Housing Tax point to services like the neighborhood’s Harvard study shows rise Credits (LIHTC) and Project-Based summer programs, which kept 96 percent in people living in poverty areas Rental Assistance (PRBA) funding from of participants at the same reading level In 2014, 13.7 million Americans lived the federal government. But the project or better during the summer. After show- in neighborhoods with a poverty rate of at also received acquisition and predevelop- ing some signs of success, many want to least 40 percent. In 2000, just 6.5 million ment funding from the state’s Community see the St. Paul Promise Neighborhood Americans lived in such highly concentrated Economic Development Assistance expand to other parts of the city and pro- poverty. Corporation and financing through the vide educational services to middle school Data from Harvard’s annual state city of Cambridge and the Cambridge students and beyond.” of the nation’s housing report shows that Affordable Housing Trust. . . . Funding How Housing Matters, August fewer families have been living in middle- these sorts of projects is a complex 11. For full story, see http://bit. income neighborhoods over the past forty endeavor, often involving a host of stake- ly/2cIHI6m years. Between 1970 and 2012, the share of holders. Funding Putnam Square alone families living in middle-income neighbor- involved 13 agencies and organizations.” Nashville: “Nashville’s Metro hoods is down 24 percentage points. “The Next City, August 26. Council approved two proposals aimed share living in low-income neighborhoods For full story, see at creating more affordable housing in is up 11 percentage points, and the share http://bit.ly/2bVyzT6 Davidson County. The first. . .outlines a living in high-income neighborhoods is up new three-year pilot program that lets 13 percentage points.” Colorado: “In a joint venture, residential developers who agree to build Additional data show that “Only one the [Colorado] housing authority inked a affordably priced units compete for $2 in four income-eligible renters receives deal involving national affordable hous- million in grants. The trial program is assistance of any kind, leaving millions to ing developer Volunteers of America optional for developers. . .The second . . try to find housing they can afford in the (VOA) and Community Development .requires developers . . . who are building private market. But units affordable to low- Trust (CDT), a private REIT and federally five or more units to include a percentage est-income house-holds are often already certified CDFI (community development of new affordable or workforce housing occupied by higher-income households. financial institution). . . .The deal, CDT’s units in their projects when they request a Indeed, the National Low Income first in Colorado, preserves and deepens zoning variance for the likes of density or Housing Coalition estimates that only affordability for all 256 units at Summit height.” 57 units were affordable and available Apartments, a 30-year-old complex. In Next City, September 8, For full for every 100 very low-income renters in exchange for part ownership of the build- story, see http://bit.ly/2cJm2XX 2014.” September/October 2016 Page 8 Battle heats up over Nolita housing plan

attle lines between community will ultimately serve as a wedge to displace are desperately searching for any space groups in lower Manhattan fight- long time residents and lay the foundation available in a city that seemingly has none.” Bing to preserve a huge neighborhood for more luxury housing. Further, many Chin insisted that “the question garden, and the City and real estate devel- argue that the term “affordable” is mislead- before us must not be if, but how affordable opers, heated up in October, as the City’s ing, since most of the housing to be cre- housing is to be created.” department of Housing Preservation and ated through zoning modifications will be But her call will not likely impress Development issued a request for proposals too expensive for the truly needy to afford. the garden’s supporters. In a rejoinder, (RFP) from developers to build affordable Similar conflicts are occurring in The Bronx Aziz Dehkan, executive director of the NYC housing on the site. (see article page 6) and elsewhere. On Community Garden Coalition, said that the The site of the conflict is in a section October 1, the garden’s supporters held a “threat to Elizabeth Street Garden violates of Manhattan known as Nolita (for North rally at Gold Street to publicize their posi- Mayor de Blasio’s mandate to promote liv- of Little Italy, specifically on Elizabeth and tion. ability for New Yorkers.” He added that Mott Streets. Any such plan would of neces- Defenders of the housing plan are HPD’s RFP “requires [only] 30 years of sity destroy the garden, which was created fighting back. Responding to the critics, for affordable housing, perhaps a single gener- over the years by volunteers. example, City Council member Margaret ation, in a city where the senior population Begun in 2008 by area residents and Chin on October 6 acknowledged in the is outpacing all other demographic groups. friends, the garden is now the only signifi- Gotham Gazette that “Communities must In three decades, the senior apartments cant green space in the midst of a neighbor- be consulted about changes coming to their could exit affordability, but a new building hood trying to hold off what many see as neighborhoods.” would remain atop a community garden the over-development of communities, in She added, however, that “this cri- sacrificed for fleeting gain.” Manhattan as well as Brooklyn and other sis [of insufficient affordable housing] HPD’s request for proposals includes boroughs. demands that we make tough decisions this provision: “The Project must include In a public statement following the to accommodate the pressing needs of all affordable housing for seniors that both RFP, Jeannine Kiely, president of Friends New Yorkers. That is why I am proud of the meets the economic needs of the commu- of Elizabeth Street Garden, said “The City public process that led to the inclusion of at nity and furthers fair housing by promot- has repeatedly threatened to move forward least 5,000 square feet of publicly-accessi- ing economically diverse neighborhoods. with plans to build on the Garden, and we ble space at a new affordable senior hous- The Development must also include quality knew this day would come. We will not back ing project on Elizabeth and Mott streets in commercial and/or community facility uses, down and allow real estate developers and Little Italy in my Council District.” Further, as well publicly-accessible open space.” elected officials to ignore us any longer.” that while many residents “have already Manhattan Community Board 2 has The community groups and their received a letter from the landlord inform- recommended an alternative site with the supporting public officials fear that any ing them of a double-digit rent increase... potential, the Board says, for “five times plan will not only demolish the garden, but Others, including too many of our seniors, more affordable housing.”

City launches amnesty USA Pediatricians’ warning: lead program for many fines poisoning in housing still an issue ediatricians in the United States are less, they noted that “mounting evidence he Department of Finance (DOF) calling for a far stronger effort by gov- shows even less than half [the official] has launched a time-limited program P T ernment to eliminate sources of lead in standard of a blood lead level of 10 μg/dL called “Forgiving Fines: The New York City homes. In a report on the pediatricians’ “causes mental and behavioral problems, Amnesty Program.” The program, which proposal, Medical News Today, an online such as lower IQ, worse academic perfor- began on September 16, runs through medical information service, acknowledged mance, aggression, hyperactivity, poor December 12, 2016. that the mandated removal of lead from impulse control, and inattention.” The program forgives penalties gasoline and various consumer products An estimated 37 million homes in and interest on violations received by resulted in “a dramatic fall in American the United States still have lead-based individuals and business owners from the children’s blood levels of lead.” Neverthe- paint. Department of Sanitation, Department of Buildings and other City agencies. It covers violations left unpaid that NYC museum hosts signing for new housing book are now in judgment. To have a violation in judgment means the City of New York has he My City Book Club will host a book ements and high-rise apartment buildings, a public record of liability due on a viola- signing ceremony for Richard Plunz’s and places the story of housing within the tion for the entire amount, plus additional T landmark study, “A History of Housing in context of the New York’s broader political interest. Criminal violations and violations New York City” on Wednesday October 19, and cultural development. A revised edition over $25,000 are excluded. Other limita- at the Museum of the City of New York. extends the scope into the city’s recent his- tions, exclusions and eligibility require- The book, tracing the development tory, adding three decades to the study, cov- ments apply. of housing in New York from 1850 to the ering the recent housing bubble crisis, and For more information, visit http:// present, investigates the housing of all the rebound and gentrification of the five on.nyc.ov/2bwPYFI classes, from the single-family house to ten- boroughs.