AM Rodriguez speaking at a community event (photo: @_rjayrodriguez)
As it currently stands, NYCHA's 2602 buildings spread across 334 developments, serving more than 615,000 people, are in need of $18 billion for major building repairs and upgrades. The area I represent in East Harlem has the highest concentration of public housing in the State. This state of disrepair is both a natural result of aging housing stock and a failure to properly invest in the regular maintenance of these buildings. The plan recently introduced by NYCHA to sell a 50% stake in six developments in exchange for an immediate cash infusion is an intriguing approach to this massive problem, but this deal requires closer scrutiny. Furthermore, it raises significant questions about the federal government's future role in providing housing subsidies.
There is no doubt that the massive needs of these buildings to meet even the most basic standards of living for NYCHA residents will require creative thinking. As a proponent of Public Private Partnerships, I can appreciate the role of the private sector in working with the government to provide better services and encourage it. The deal raises significant capital dollars for these buildings and others in the portfolio, where little or no money existed before. Based on the original financing structure, we are told it is not replicable across the portfolio. On the surface, raising money to fix the buildings makes sense, but there is more to any deal involving NYCHA. In fact, I struggle to see how this fits into the long-term affordable housing plan for New York City. Is this "pilot" part of a larger plan to diminish the City's stake in housing?
The recently revealed plans include private developers, paying $150 million for the initial sale in exchange for 50% interest in the six developments. NYCHA is also set to receive $100 million over the next two years and an additional $100 million in revenue over the next 15 years. Making this deal work for the developers is that the federal government would now be paying the developers the difference between the rents that are currently being collected and market rate rents. Also in the deal, the developers will be able to sell tax-exempt bonds and federal tax credits for the 30-year life of the deal. At the expiration of the contract, the developers may be given the option of buying the remaining 50% interest and turning all of the apartments into market rate units.
The biggest red flag in this deal are the details, or lack thereof, surrounding the developers' ability to take the units to market after 30 years. As we've seen with the Mitchell-Lama program across the state, a failure to ensure permanent affordability upfront has led to thousands of affordable units vanishing. With diminishing commitments from the federal and state governments, NYCHA will almost certainly be less empowered to keep their stake 30 years from now. I've asked NYCHA to consider a deed restriction, which would require the property be kept as affordable housing in perpetuity. It's not enough to "promise" not to sell after 30 years; a more permanent legal protection is required.
NYCHA's partner selection, particularly the absence of an MWBE business partner, is also troubling. With both the City and State applauding their improvement in engaging with minority and woman partners at the MWBE conference this past October, and the commitments of the de Blasio Administration to MWBEs, this strikes me as a perfect opportunity to expand these relationships. With two of the developments included in this deal, Milbank-Frawley and East 120th, located in East Harlem, we have no shortage of local minority-owned developers, contractors, property managers, or workforce providers that could have participated in this deal.
Another concerning aspect of this deal is the property management contract, which has been awarded to an affiliate of the developer as a bundled service. NYCHA maintains that in its ownership role it has the ability to fire the property manager if it finds the manager's performance to be negligent. It seems like we have the fox looking after the coop. How can NYCHA, which has historically failed to perform its duties as property managers, be the sole arbiter of negligent performance? Furthermore, the business partnership between NYCHA and the developer is inherently a relationship that would make any change in management company a challenge. If this is a model the City is looking to expand upon in the future, how are we able to protect our tenants from neglectful management?
It is our responsibility to approach this problem in a way that confronts the challenges of today, while ensuring that the New York of tomorrow provides equitable opportunities. Unlike the previous administration, which claimed that prior infill development or privatization attempts were exempt from the ULURP process, I ask that Mayor de Blasio allow closer scrutiny of this deal and add additional checks and balances to ensure we are meeting our responsibility to provide high quality public housing.
Most important, this is the sort of solution that results from the current model of federal HUD (Housing and Urban Development) funding. I think we should allow ourselves to think more broadly about how the federal government supports housing and ensure that a larger stake is invested in the community and the current residents themselves. This starts with ensuring that local and MWBE developers are given an opportunity, and this extends to property management, construction jobs, and the other areas of economic impact. I look forward to having this conversation with Mayor de Blasio, the City Council and, most critically, the community members themselves.
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Robert J. Rodriguez is a State Assemblymember Representing East Harlem/El Barrio and the Upper East Side. He is the Chair of State's Mitchell Lama Subcommittee and a Member of the Housing Committee.
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Students in a City DYCD writing program (photo: @NYCYouth)
There is no question that black men face substantial barriers to employment. As the demand for men with limited educational credentials has declined, firms increasingly screen out all men they perceive are from at-risk groups: those with criminal records, those who live in high-crime areas, and those who cannot provide reliable personal recommendations for their employment worthiness. As a result, high black joblessness appears among teenagers and persists among those in their prime working years. In particular, the employment rate among black men aged 25 to 34 years old is 70 percent, in contrast to 83 percent for similarly-aged white men.
In response, there are an increasing number of programs to prepare at-risk youth for the world of work. In Brooklyn, CAMBA has done very positive work with kids in the transfer high schools - schools for students who had previously dropped out or were significantly behind in credits; United Neighborhoods gains employment for disconnected youth – those who are neither in school nor in paid employment; and organizations like STRIVE work with those leaving the prison system. There should be greater funding for these successful initiatives.
Many observers believe that one of the barriers black youth face is the racial disparities in school discipline. In New York City, black youth comprise 26 percent of the student population but 53 percent of suspensions. Generally, commentators focus on what can be done in the high schools and certainly, in many cases, alternatives to suspensions are needed. But changes in high school disciplinary policies or expanded work readiness programs for at-risk youth can only do so much. It would be much more effective to intervene early so that fewer black males reach their teen years with deficient academic skills and/or significant attitudinal problems that put them at risk for failure in the educational system and in the workplace.
Behavioral problems appear at an early age. Black children comprise 18 percent of preschoolers but 48 percent of those suspended multiple times. The evidence strongly suggests that an important source of these behavioral problems is the fluid family environments that many black disadvantaged children experience. With less stable male income, blacks have less stable romantic relationships.
Over their lifetime, 59 percent of African American mothers, 35 percent of Hispanic mothers and 22 percent of white mothers reported having children with more than one partner.
Kathryn Edin, a professor and researcher on women and poverty, noted, "When a mom moves from one relationship to another – playing gatekeeper with the biological father while putting her new boyfriend into the dad's role - she puts her kids on the 'father-go-round.' What about fathers? They, too, find themselves on a 'family-go round,' having kids by other women in a quest to try to get what they long for – the whole father experience."
These changing relationships create stress for children for a number of reasons. First, many children are abandoned by their biological father when he moves on to a new romantic relationships. A Pew survey found that over half of fathers did not share a meal with their noncustodial children in the last four weeks; less than one-third did homework with them.
Second, children must adapt to a new man in the house; someone who sometimes brings his employment frustrations into the home.
Surely one of the outcomes for many children is to act out in school. This is especially the case for young boys who have additional school problems and stresses.
Adolescents with a half-sibling with a different father are about 65 percent more likely to have used illegal drugs by their 15th birthday than those who have only full siblings. Among fatherless boys, those who lived with stepfathers were at an even greater risk of incarceration than those who lived with a single mother.
When these young children exhibit behavioral problems in schools, in many situations school disciplinary actions are warranted. Educators know, however, that disciplinary actions alone will not change the situation: counseling for both the child and the adults in his family would be more constructive. The problem is that counseling resources are not available in many K-5 settings. Even when parents are amenable, the referrals put them on waiting lists and even out-of-class resources for troubled children are often not available. Indeed, in too many cases, the only way that these troubled children gain resources is if they are (mis)placed in special education classes.
Reducing suspensions without providing the necessary resources to aid in the transformation of the home environment will be of limited value. Many more resources are necessary to respond in a holistic approach when children act out - and Mayor Bill de Blasio's approach to failing schools points in the right direction. Counseling and social work resources should be a priority if we really want troubled children to succeed.
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Robert Cherry is Stern Professor at Brooklyn College and the CUNY Graduate Center.
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Sen. Jose M. Serrano, right, with a constituent (photo: @johnhenrysoto)
With the 2015 Senate session rapidly approaching, the time has come for all legislators to outline their priorities for the new year. Putting the previous elections behind us, the time has come for all of us to work together for the common good. The people of New York State are far less concerned with the political squabbles in Albany, they're demanding real action now.
I, for one, remain hopeful that all senators can find common ground while working together in a constructive manner to address many of the issues and concerns the voters have entrusted us to tackle. While new issues present themselves on an almost daily basis, some long-standing problems have lingered for years without substantive action.
On various issues like the DREAM Act, the Women's Equality Act, and raising the minimum wage for hard working New Yorkers - the time is long overdue for positive legislative measures. Other issues, such as rent regulation laws, require immediate action and will be at the forefront this year. Additionally, tragic events have recently shined a bright light on the need to reform the criminal justice system in ways that will inspire confidence and ensure equal justice for all New Yorkers.
Perhaps this year's biggest battle in Albany will revolve around New York City's rent regulation laws, which are set to expire on June 15. I will join many of my progressive colleagues in fighting to pass pro-tenant legislation. We will fight to ensure that average, hard-working New Yorkers can remain in their homes and raise families in a city that isn't exclusively for the very wealthy.
Ensuring high quality housing for the working class is essential to New York maintaining a robust local economy. For too long, we have been moving in the wrong direction when it comes to affordable housing. Estimates suggest that roughly 400,000 affordable housing units in New York City have been lost over the last 12 years, which has only served to further squeeze the poor and middle class.
To help combat this alarming trend, I am proud to sponsor bill S1040, which will repeal the often-exploited "statutory vacancy bonus." Currently, landlords unfairly benefit from the statutory vacancy bonus by increasing the rent up to 20% in the event of a vacancy of an affordable unit. Each time a landlord is able to increase rents in this fashion, they get closer and closer to the decontrol threshold, until eventually the apartment is phased out of rent regulation and removed from affordability status. The negative result of this has been that many New Yorkers are forced to leave their homes in search of more affordable places to live. My bill, along with other pro-tenant reforms advanced by the Democratic Conference, would help change this and ensure that affordable housing remains affordable.
Recent, highly publicized cases, both nationally and locally involving police and civilian interactions have created a firestorm of debate both in the media and on our streets. This debate focuses on much needed reforms to our criminal justice system which are designed to inspire confidence in the system. Toward that end, my Democratic colleagues and I have recently announced the introduction of a legislative package implementing a permanent Office of Special Investigation to review any interaction between a police officer and an unarmed civilian that results in the death of that civilian. I wholeheartedly believe that the overwhelming majority of police officers work honorably, while showing great restraint and respect for the communities they serve. They risk their lives each and every day to ensure that we can live in safe communities and raise our families without fear of criminals. When there are questions about conduct, I feel it's important that an independent and transparent process be implemented to ensure that communities feel confident that justice has worked its course.
Our nation was built by generations of hard-working immigrants who came to America seeking new opportunities. The DREAM Act would honor this legacy by giving immigrant students access to higher education, and with that a chance at achieving the American Dream by providing undocumented students access to financial aid. Despite the Democratic Conference providing an overwhelming amount of votes in support of this legislation, we unfortunately were not able to make this DREAM a reality. The DREAM Act is not only the right thing to do, but a common sense way to ensure we have a well-educated workforce ready for the challenges of the future. As the immigrant population continues to grow throughout the state, it's my hope that we can work together to show our friends across the aisle that every student, regardless of documentation, deserves the opportunity to achieve their dreams.
Passage of the full 10 point Women's Equality Act is another major objective of the Democratic Conference. The Women's Equality Plan was proposed by Governor Cuomo in order to bridge the gender gap that (shockingly in this day and age) still remains in so many segments of society. This plan not only promotes fairness and equal opportunity for the women of New York, but it also bridges income disparities due to gender discrimination. The complete 10-point Women's Equality Plan is a commonsense approach to achieving equal pay, alleviating sexual harassment in the workplace, ending family status discrimination, and, so importantly, protecting a woman's freedom of choice. Numerous polls have shown that the majority of New Yorkers support the full 10-point plan and it is imperative that we put the State of New York at the forefront of women's rights.
Continuing the fight for fair wages and combating income inequality is another top priority for 2015. It is heartbreaking that over 1.1 million hardworking New Yorkers struggle to provide for their families, and live below the poverty line despite having full-time jobs. If we are able to increase the minimum wage, individuals will invest more in their local economies and help generate greater prosperity for communities throughout New York State. The cost of living in New York State is growing increasingly more expensive and wages are not climbing at a similar pace, and this is especially true in places like New York City. Our city has the highest cost of living in the entire state, making it harder for families to pay their rent and put healthy food on the table for their children. Therefore, we will also be fighting to allow New York City to set its own minimum wage.
Our work in Albany will not be limited to the issues highlighted above. Every member of the Democratic Conference will have their own personal priorities and legislation. As the Ranking Member on the Senate Committee on Cultural Affairs, Tourism, Parks & Recreation, I will continue to fight for more arts education in our classrooms while pushing for better compliance with regulations that mandate music and art be taught in all schools. I will advocate for preservation of and improvements to our beloved state parks, while working to further promote our cultural sector as the major economic engine that it is. Studies have shown that investments in our state parks yield a 5:1 return. Each year seems to be record-breaking for tourism in places like New York City - and we have our cultural institutions and organizations to thank for that.
Just as I have throughout my career, in 2015 I will continue the fight for improved ethics and transparency within New York State government. An updated ethics package will strengthen our campaign finance rules by increasing transparency and punishing those who abuse their position in government. One of my bills would establish a review process for member items (S.920) while helping to root out corruption and conflicts of interests in a process often veiled in secrecy. My legislation will ensure transparency and inspire confidence, while giving power back to those who know best the needs in their community - the local elected officials. This measure, combined with campaign finance reform and others, represent huge steps we must take towards restoring public confidence.
As the Chair of our Democratic Conference, it is an honor for me to work with such a dedicated and energetic group of individuals. I am proud of all we have accomplished, but I'm far more excited about the work that lies ahead. I have spent my nearly 14 years as an elected official, both in the New York City Council and the State Senate, working hard to build coalitions, bridge gaps and find common ground while fighting for issues that our communities demand action on. Whenever partisan politics are put aside, good things happen and our constituents are the greatest beneficiaries. I look forward to joining my colleagues in Albany in the coming months as we tackle the tough work before us.
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State Senator Jose M. Serrano represents District 29, which includes parts of the Bronx and Manhattan. Senator Serrano is the Chair of the Senate Democratic Conference and serves as the Ranking Member of the Senate Committee on Cultural Affairs, Tourism, Parks and Recreation. Find him on Twitter at @SenatorSerrano.
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Have an op-ed idea or submission for Gotham Gazette? E-mail editor Ben Max: This email address is being protected from spambots. You need JavaScript enabled to view it.