URPL-GP 2670 - NYU Wagner Graduate School of Public Service



URPL-GP 2670 Seminar in Land Use, Housing and Community Development in New York CityFall 2018Instructor InformationProfessor Sarah GereckeEmail: sarah.gerecke@nyu.eduMobile: (646) 591-3612Office Hours: by appointmentProfessor Jerry SalamaEmail: jerry.salama@nyu.eduOffice Hours: by appointmentTeaching Assistant: Paul LerouxEmail: pal380@nyu.eduOffice Hours: by appointmentClass Meeting Times: Mondays,Class Location: Furman Hall (Law School), Room 330Course DescriptionThis interdisciplinary seminar brings together law, urban planning and public policy students to analyze historic and current trends in affordable housing, community development, land use, and housing finance. We use New York City as a laboratory that is both unique from, and similar to, other American cities. The course focuses on housing/community development policy, real estate and mortgage financing, subsidies, community participation, environmental impact, and neighborhood change such as gentrification and displacement, with particular emphasis on how issues of race, poverty, and the economic climate affect federal, state, local and community responses. We will discuss the causes and consequences of government intervention in housing and neighborhoods, developing tools for students to determine the need for public intervention, the optimal design and financing of housing and community development programs, and how to evaluate success. Course and Learning ObjectivesThe seminar will emphasize the following skills: working in a group and the related dynamics; analytic, critical thinking; written and oral presentation; original research involving face to face conversations with policymakers; understanding and appreciating issues of racial, ethnic, and economic diversity and inclusion in urban policy; policy analysis and evaluation.? The substantive knowledge objectives of the seminar include: historic development of cities and NYC; public and private forces affecting cities; understanding the role of housing in community and regional economies; financial analysis of subsidy programs and real estate; the roles of transportation, geography and employment in housing policy; community planning and organizing; legal framework for housing, environmental and zoning review processes; racial segregation in housing; gentrification and economic development of low income communities.Learning Assessment TableGraded AssignmentPercentage of Final GradeIndividual Class Participation20%Written Financial Exercise10%Group Paper First Draft10%Final Group Presentation20%Final Group Paper40%Required ReadingsReadings for the class are listed below. One course pack and one book (Jackson, Crabgrass Frontier: The Suburbanization of the United States (1985)) should be purchased at the NYU Bookstore. Aside from Crabgrass, the remaining course materials are either available in the course pack to be purchasedon NYU Classes under the “Assignments” tab, organized in folders by class date, where URLs are provided below, directly from the internet, or through the NYU Library website at library readings can be accessed by entering the journal title, selecting one of the databases from the list provided and by searching within the correct year and volume of the journal. To access articles through the NYU Library website from off-campus computers, you will need to enter your NYU Net ID and password.Detailed Course OverviewWeek 1Introductions; Course Framework and Recurring Themes; Overview of New York City Holiday: 9/3/2018No Class (Labor Day)Class 1: Special Makeup Class (Law School Legislative Monday) 9/5/20184:10-6:00 FH Room C-10Last day to drop (by midnight)Topics:New York City today (demographics and background)Framework for Assessing Policy Needs and Opportunities in New York CityTargeting People versus PlaceNeighborhood Change and Impacts by Race and Class.Readings:Furman Center for Real Estate and Urban Policy, State of New York City’s Housing and Neighborhoods 2017 Focus Part 1, pg. 5-32 Center for Real Estate and Urban Policy, State of New York City’s Housing and Neighborhoods 2017 Focus Part 2, pg. 34 only Center for Real Estate and Urban Policy, State of New York City’s Housing and Neighborhoods, Section 2: Changes in Housing Stock and the Demand for Housing, pg. 11-15 , Randall and Manville, Michael, “People or Place?” Lincoln Institute (July 2008). Pack:Schwartz, Alex, Housing Policy in the United States, Third Edition 2014, Introduction (pages 2-10 only).Rothstein, Richard, The Color of Law: A Forgotten History of How Our Government Segregated America, (2017) Chapter 3, Racial Zoning. Pg. 44-57Deliverable: 9/7/2018Submit Paper Topic Preference Sheet to jerry.salama@nyu.edu before noon on Friday September 7. Paper Topics will be assigned by e-mail on or before Sunday 9/9. Group members should begin contacting each other.Week 2Causes and Consequences of Public Intervention In New York City Holiday: 9/10/2018No Class (Rosh Hashannah)Class 2: Special Makeup Class 9/14/20182:00 – 3:50 FH Room C-10Topics:Vision and Impact of Moses, JacobsThe Mayor’s RoleWhy and How NYC became NYCReadings:TextbookJackson, Crabgrass Frontier: The Suburbanization of the United States (1985): 116-137 and 157-189.Course Pack:Jacobs, The Death and Life of Great American Cities (1961): 152-77.Caro, The Power Broker: Robert Moses and the Fall of New York (1975): 850-85Week 3The History of Federal Housing Policy and Grassroots Community Development Class 3: 9/17/2018Topics:Federal housing policy and subsidy programsPublic housingThe evolution and attributes of nonprofit housing organizationsCommunity organizingReadings:Von Hoffman, “Towards a New Vision of Community Development,” (2012) pdf pages 1 – 45 page HUD Program Fact Sheets for CDBG, Housing Choice Vouchers and Tax Credits:. Department of Housing and Urban Development, Housing Voucher Fact Sheets, Choice Voucher Fact Sheets, Housing Resource Center: Low Income Housing Tax Credit , Pack:Rothstein, Richard, The Color of Law: A Forgotten History of How Our Government Segregated America, (2017) Chapter 2, Public Housing, Black Ghettos. Pp 17-37Alinsky, Saul, Rules for Radicals (1971): 98 – 125.Kirschenbaum, “In Nehemiah’s Way,” City Limits, December 1994Deliverable: 9/21/2018Electronic submission of outlines to professors and TA by 12 noon.Week 4New York City Low-Income Housing Policies and Programs Class 4: 9/24/2018Topics:New York City historyNYC Housing ProgramsStructure of Supply ProgramsStudent Presentations of Projects Readings:Furman Center for Real Estate and Urban Policy, “Housing Policy in New York City: A Brief History,” Working Paper 06-01. of New York, Department of Housing Preservation and Development, “Housing New York 2.0” Brochure pages 5-11. ClassesGerecke and Murphy, “Directory of New York City Housing Programs, Understanding Affordable Housing.” (Introduction only).Course Pack:Mahler, Ladies and Gentlemen, The Bronx Is Burning: 1977, Baseball, Policies, and the Battle for the Soul of a City (2005): 206-234.Week 5Understanding Project Housing Finance and the Impact of U.S. Housing Finance SystemsClass 5: 10/1/2018Topics:Project pro formasDevelopment budgetsIncome/expensesPublic subsidiesResidential mortgage finance and neighborhood impactsState of the mortgage finance system todayFinancial Exercise is available after this class on NYU Classes (due 10/8). PLEASE DO THE EXERCISE INDIVIDUALLY—DO NOT CONSULT ANYONE OTHER THAN FACULTY OR THE TA FOR THE EXERCISE.Readings:Congressional Research Service, “Overview of the Housing Finance System in the United States, January, 2017 . Course Pack:Miller and Geltner, Real Estate Principles for the New Economy: “Chapter 14 - Cash Flow” (2005): 289-303 only. (for financial exercise)NYU Classes:DeGiovanni et al., Bank-Ability: A Practical Guide to Real Estate Financing for Nonprofit Developers (1996): 1-23. (for financial exercise)Rugh and Massey, “Racial Segregation and the Foreclosure Crisis” (American Sociological Review 2010) Pages 1-7 and Conclusion.Textbook:Jackson, Crabgrass Frontier: The Suburbanization of the United States (1985): 190- 218.Optional Assignment:Ira Glass “This American Life” podcast and the follow up here watch the movie “The Big Short.”Deliverable: 10/5/2018Submit Revised Outlines electronically to all faculty members by 12 noonWeek 6Concentrated Poverty, Gentrification and Racial Segregation (Note to Wagner School students: Class occurs on Columbus Day) Class 6: 10/8/2018Topics:GentrificationSegregation and proposed remediesBring one copy of your answer to the financial exercise to class for joint review.Readings:Justin Wolfers, “Why the New Research on Mobility Matters: An Economist’s View” The New York Times (May 4, 2015). Cortright, “In Defense of Gentrification” The Atlantic Monthly (October 31, 2015). Segregation Map: Classes:MHANY Management Inc. v. County of Nassau et al (14‐1634‐cv(L) 2016)Jorge De la Roca, Ingrid Gould Ellen, Katherine O’Regan, “Race and Neighborhoods in the 21st Century: What Does Segregation Mean Today?” August 2013.Week 7Environmental Review of Housing and Economic Development Projects Class 7: 10/15/2018Topics:City Environmental Quality Review (CEQR) processReadings:Salama, Schill, and Springer, Reducing the Cost of New Housing Construction in New York City, Furman Center For Real Estate & Urban Policy, (2005) “Chapter 6: Environmental Regulation,” pp. 49-57. Staff and Workers Association, et. al .v. Amanda Burden, et. al. 2010 NYSandora v. City of New York, 2017 N.Y. Misc. LEXIS 3723 (S. Ct. Queens Cty. 2017).NYU ClassesArticle 78, NYS Civil Practice Law and RulesOutline Summarizing New York Environmental Quality Review Procedure, Part 617, NYS General Regulations H.O.M.E.S. v. New York State Urban Development Corp., 69 A.D.2d 222 (App. Div. 4th Dep’t 1979)Chinese Staff and Workers Association v. City of New York, 68 N.Y.2d 359 (1986).Chines Staff and Workers Association et. al. v. Amanda Burden, et. al., 2010 NY Slip Op 50804U; 27 Misc. 3d 1219A; 910 N.Y.S.2d 761. (April 19, 2010). Week 8Land Use and Zoning Review of Housing and Economic Development Projects Class 8: 10/22/2018Topics:Uniform Land Use Review Process (ULURP)Zoning and rezoningInclusionary Zoning (IZ)-- mandatory or voluntaryReadings:Salama, Schill, and Springer, Reducing the Cost of New Housing Construction in New York City, Furman Center For Real Estate & Urban Policy, (2005) “Chapter 7: Zoning Regulation and Land Use Review Process” pps. 59-67. Center for Real Estate & Urban Policy, Policy Brief, “How Have Recent Rezonings Affected the City’s Ability to Grow?” (March 2010). Burchell and Galley, “Inclusionary Zoning: A Viable Solution to the Affordable Housing Crisis?” Pages 15-24 only of the pdf document York City Department of Housing Preservation and Development, “Mandatory Inclusionary Housing,” Fact Sheet April 2016 Classes:Article 20, NYS General City Law Outline Summarizing New York City Charter, Section 197-c Association for Community Reform Now v. Bloomberg, 13 Misc. 3d 1209(A), 824 N.Y.S.2d 752, 2006 N.Y. Misc. LEXIS 2471, 2006 NY Slip Op 51750(U) (N.Y. Sup. Ct. 2006)Ocean Hill Residents Assn v. City of New York, 33 Misc. 3d 792 (November 22, 2011).Course Pack:Samuel Stein, Progress for whom, toward what? Progressive politics and New York City’s Mandatory Inclusionary Housing, Journal of Urban Affairs (December 13, 2017). (CP)Deliverable: 10/26/2018Submit First Drafts of Paper by 9 a.m. (electronically)Week 9Economic and Community Development Policies and Strategies Class 9: 10/29/2018Topics:Obstacles to development of retail and commercial uses in low-income and minority-communitiesJob creation in low-income areasJob Training and Workforce DevelopmentJob set-asidesM/WBE PreferencesReadings:Porter, “Inner City Economic Development: Learnings from 20 Years of Research and Practice,” Economic Development Quarterly 2016, Vol. 30(2) 105–116. (NYU lib)Michelle Chen, “When Workplace Training Programs Actually Hinder Workers,” The Nation, August 25, 2014. Lemann, The Myth of Community Development, N.Y. Times (January 9, 1994) Tankersley, “Tucked Into the Tax Bill, a Plan to Help Distressed America,” The New York Times (January 29, 2018). Pratt Center for Community Development, “What Makes the City Run: Preserving Space for Critical Economic Activities” (April 2016) Pavetti, Center on Budget and Policy Priorities, Opportunity-Boosting Job Preparedness Takes Significant Investment, Evidence Shows (April 12, 2018). Been, “Community Benefits Agreements: A New Local Government Tool or Another Variation on the Exactions Theme?” Furman Center for Real Estate & Urban Policy, Working Paper 2010 (April 2010). NYU Classes:Armstrong, Been and Salama, “Promoting Synergies Between Retail Development and Affordable Housing,” Discussion Paper NYU Furman Center, September 2008, Pages 3 to 19 only (NYUC)Week 10Current Issues in Housing and Economic Development Policy Class 10: 11/5/2018Topics:Mobility and opportunityProtecting NeighborhoodsRent StabilizationConsider Other Current Issues—Homeless?Readings:Office of the Mayor of the City of New York, Turning the Tide on Homelessness (2017), Executive Summary. homelessness.pdfFurman Center for Real Estate & Urban Policy, Fact Brief, “Profile of Rent-Stabilized Units and Tenants in New York City,” June 2014. Edsall, “Where Should a Poor Family Live,” The New York Times, August 5, 2015.Axel Lute, “The Dangerous Rhetoric of Escaping to Opportunity,” (ShelterForce, 2014) Pack:Desmond, Evicted: Poverty and Profit in the American City (Crown Publishing: 2016) pp 1-5, 9-13, 144-151, 215-221Week 11Affordable Housing Case Study Atlantic Yards Class 11: 11/16/2018Field Trip Friday 8:30 a.m.Week 12Class 12: 11/19/2018Guest Speaker11/21/2016Papers for 11/28 presentations are due at 9 a.m. on 11/21. Submit electronically to all faculty and students.Week 13Class 13: 11/28/2018Student Presentation of Final PapersDeliverable: 11/28/2016Papers for 12/3 presentations are due at 9 a.m. on 11/28. Submit electronically to all faculty and studentsWeek 14Class 14: 12/3/2018Student Presentation of Final Papers, continuedAcademic IntegrityAcademic integrity is a vital component of Wagner and NYU. All students enrolled in this class are required to read and abide by Wagner’s Academic Code. All Wagner students have already read and signed the?Wagner Academic Oath. Plagiarism of any form will not be tolerated and students in this class are expected to?report violations to me.?If any student in this class is unsure about what is expected of you and how to abide by the academic code, you should consult with me.Henry and Lucy Moses Center for Students with Disabilities at NYUAcademic accommodations are available for students with disabilities. Please visit the Moses Center for Students with Disabilities (CSD) website and click on the Reasonable Accommodations and How to Register tab or call or email CSD at (212-998-4980 or mosescsd@nyu.edu) for information. Students who are requesting academic accommodations are strongly advised to reach out to the Moses Center as early as possible in the semester for assistance.NYU’s Calendar Policy on Religious HolidaysNYU’s Calendar Policy on Religious Holidays states that members of any religious group may, without penalty, absent themselves from classes when required in compliance with their religious obligations. Please notify me in advance of religious holidays that might coincide with exams to schedule mutually acceptable alternatives. ................
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