Celebrating Temple University Press Books at the Urban Affairs Association conference

This week in North Philly Notes, we spotlight our new Urban Studies titles, which will be on display at the Urban Affairs Association conference, April 24-27 in Los Angeles, CA.

On April 25, at 3:30 pm, Latino Mayors, edited by Marion Orr and Domingo Morel, will be the subject of a panel discussion.

On April 26, at 2:05 pm, Alan Curtis, co-editor of Healing Our Divided Society, will participate in a presentation entitled, The Kerner Commission 50 Years Later

Temple University Press titles in Urban Studies for 2018-2019

Architectures of Revolt: The Cinematic City circa 1968, edited by Mark Shiel
Coinciding with the fiftieth anniversary of the worldwide mass protest movements of 1968—against war, imperialism, racism, poverty, misogyny, and homophobia—the exciting anthology Architectures of Revolt explores the degree to which the real events of political revolt in the urban landscape in 1968 drove change in the attitudes and practices of filmmakers and architects alike.

Constructing the Patriarchal City: Gender and the Built Environments of London, Dublin, Toronto, and Chicago, 1870s into the 1940sby Maureen A. Flanagan
Constructing the Patriarchal City compares the ideas and activities of men and women in four English-speaking cities that shared similar ideological, professional, and political contexts. Historian Maureen Flanagan investigates how ideas about gender shaped
the patriarchal city as men used their expertise in architecture, engineering, and planning to fashion a built environment for male economic enterprise and to confine women in the private home. Women consistently challenged men to produce a more
equitable social infrastructure that included housing that would keep people inside the city, public toilets for women as well as men, housing for single, working women, and public spaces that were open and safe for all residents.

Contested Image: Defining Philadelphia for the Twenty-First Century, by Laura M. Holzman
Laura Holzman investigates the negotiations and spirited debates that affected the city of Philadelphia’s identity and its public image. She considers how the region’s cultural resources reshaped the city’s reputation as well as delves into discussions about official efforts to boost local spirit. In tracking these “contested images,” Holzman illuminates the messy process of public envisioning of place and the ways in which public dialogue informs public meaning of both cities themselves and the objects of urban identity.

Courting the Community: Legitimacy and Punishment in a Community Court, by
Christine Zozula
Courting the Community is a fascinating ethnography that goes behind the scenes to explore how quality-of-life discourses are translated into court practices that marry therapeutic and rehabilitative ideas. Christine Zozula shows how residents and businesses participate in meting out justice—such as through community service, treatment, or other sanctions—making it more emotional, less detached, and more legitimate in the eyes of stakeholders. She also examines both “impact panels,” in which offenders, residents, and business owners meet to discuss how quality-of-life crimes negatively impact the neighborhood, as well as strategic neighborhood outreach efforts to update residents on cases and gauge their concerns.

Daily Labors: Marketing Identity and Bodies on a New York City Street Corner, by Carolyn Pinedo-Turnovsky
Daily Labors reveals how ideologies about race, gender, nation, and legal status operate on the corner and the vulnerabilities, discrimination, and exploitation workers face in this labor market. Pinedo-Turnovsky shows how workers market themselves to conform to employers’ preconceptions of a “good worker” and how this performance paradoxically leads to a more precarious workplace experience. Ultimately, she sheds light on belonging, community, and what a “good day laborer” for these workers really is.

Democratizing Urban Development: Community Organizations for Housing across the United States and Brazil, by Maureen M. Donaghy
Rising housing costs put secure and decent housing in central urban neighborhoods in peril. How do civil society organizations (CSOs) effectively demand accountability from the state to address the needs of low-income residents? In her groundbreaking book, Democratizing Urban Development, Maureen Donaghy charts the constraints and potential opportunities facing these community organizations. She assesses the various strategies CSOs engage to influence officials and ensure access to affordable housing through policies, programs, and institutions.

Ecohumanism and the Ecological Culture: The Educational Legacy of Lewis
Mumford and Ian McHarg, by William J. Cohen, With a Foreword by
Frederick R. Steiner
Lewis Mumford, one of the most respected public intellectuals of the twentieth century, speaking at a conference on the future environments of North America, said, “In order to
secure human survival we must transition from a technological culture to an ecological culture.” In Ecohumanism and the Ecological Culture, William Cohen shows how  Mumford’s conception of an educational philosophy was enacted by Mumford’s
mentee, Ian McHarg, the renowned landscape architect and regional planner at the University of Pennsylvania. McHarg advanced a new way to achieve an ecological culture through an educational curriculum based on fusing ecohumanism to the planning and design disciplines.

Healing Our Divided Society: Investing in America Fifty Years after the Kerner Report, edited by Fred Harris and Alan Curtis
Outstanding Academic Title, Choice, 2018

In Healing Our Divided Society, Fred Harris, the last surviving member of the Kerner Commission, along with Eisenhower Foundation CEO Alan Curtis, re-examine fifty years later the work still necessary towards the goals set forth in The Kerner Report. This timely volume unites the interests of minorities and white working- and middle-class Americans to propose a strategy to reduce poverty, inequality, and racial injustice. Reflecting on America’s urban climate today, this new report sets forth evidence-based
policies concerning employment, education, housing, neighborhood development, and criminal justice based on what has been proven to work—and not work.

Latino Mayors:  Political Change in the Postindustrial City, edited by Marion Orr and Domingo Morel
As recently as the early 1960s, Latinos were almost totally excluded from city politics. This makes the rise of Latino mayors in the past three decades a remarkable American story—one that explains ethnic succession, changing urban demography, and political contexts. The vibrant collection Latino Mayors features case studies of eleven Latino mayors in six American cities: San Antonio, Los Angeles, Denver, Hartford, Miami, and Providence.

Painting Publics: Transnational Legal Graffiti Scenes as Spaces for Encounter, by
Caitlin Frances Bruce
Public art is a form of communication that enables spaces for encounters across difference. These encounters may be routine, repeated, or rare, but all take place in urban spaces infused with emotion, creativity, and experimentation. In Painting Publics,
Caitlin Bruce explores how various legal graffiti scenes across the United States, Mexico, and Europe provide diverse ways for artists to navigate their changing relationships with publics, institutions, and commercial entities.

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A Q&A with Judge Nelson A. Diaz

This week in North Philly Notes, an interview with Nelson A. Diaz, about his inspiring new autobiography, Not from Here, Not from There.

You came to America as a child—literally—in your mother’s belly. Can you discuss the experience of being part of the wave of Puerto Rican immigrants post-World War II?
During the 1940’s and 1950’s, many Puerto Ricans came to New York in search of greater job opportunities because the economic hardships confronting Puerto Rico after WWII. My mother came to New York to provide a better life for me. She was a woman who was ahead of her time because she was a working mom at a time when most mothers stayed at home with their children. She did not have a choice. She worked as a seamstress in a factory to make ends meet. Although I grew up in very humble circumstances, my mother always provided the example of love, hard work, and faith. The Marine Tiger where she landed was a famous ship used in WWII for transport of soldiers and many came to the shores of NY the same way having American citizenship since 1917. Public Policy in the availability of Public Housing made a major difference in our lives.

You grew up in Harlem and had some hardscrabble experiences. What was that period of your life like?  You talk about being in fear at age 15. What helped you get through that time and not just survive, but thrive?
Growing up in poverty does not give you many options. Violence, gangs, and drugs are all around. I had a lot of problems in school much of which stemmed from my inability to speak and read in both English and Spanish. Trying to live in two different worlds – Puerto Rican culture and American culture – was difficult. I was not doing well in school and was always struggling to get better grades. At the age of 15, I went from being a D student to an A student in one year through the saving grace of the church.

Through faith, I felt hope. Hope for my future, an expectation that better things lied ahead and a strong desire to work hard for it. Through faith, I no longer felt unworthy and I knew that I could achieve greater things, not only for myself but also for others. The intervention of people in my life made a difference.

Not From Here_smYou faced considerable discrimination in Philadelphia (e.g., passing the bar). Was there a particular experience that made you learn and grow?
Growing up as a poor Puerto Rican kid from Harlem, I always had to overcome the barriers of stereotypical attitudes: a school counselor who believes that you are not college material, or institutional or systemic bias in law schools and government, or law firms and corporate boards that lack diversity even though there are highly qualified people of color. That is why civil and human rights are important issues that I have spent my life fighting for. I have spent a lifetime breaking barriers so others can walk through the doors—whether it was becoming a founding member of Black Law Students Association and the Federation of Puerto Rican Students because I understood the power of coalitions of interest; or becoming a community activist to protest the lack of diversity and open up law school doors for others; or promoting economic development in the Latino community; or becoming the first Puerto Rican White House Fellow, where I worked for Vice President Mondale and was able to promote Latino diversity in the political arena and influence public policy both domestically and internationally; or becoming the first Latino judge in the Commonwealth of Pennsylvania; or becoming the first minority administrative judge and presiding over court reforms that brought seven years of backlogged cases to the present and saved the courts millions of dollars; or fighting for the human rights of Soviet Jews; or becoming the first American judge to sit on a Japanese Court; or fighting against segregation in housing nationwide; or promoting the inclusion and promotion of minority and women lawyers in the profession; or fighting for diversity on corporate boards. I may have been the first, but I did not want to be the last!

The history of anyone but Caucasian who had passed the Pennsylvania Bar demonstrates that until the Liacouras Bar Committee found discrimination in the Bar exam the Commonwealth of PA since its founding, the bar had only admitted 67 African Americas and no Latinos before 1969 when I entered Law School. It was apparent that it was impossible to believe that I might get admitted and the city was so segregated by neighborhoods with continuous racial conflict between neighborhood boundaries.

Eventually, your career took off with appointments as the General Counsel at HUD, and as a city solicitor who helped with immigration issues. Can you describe your experiences?
The White House Fellows program gave me an education on the world and lifted my profile in my professional life.  The Judicial appointment and election also changed the public perspective of me. Both of these appointments, including the Administrative Judge title, were avenues of increasing diversity in the workplace. Although I was flattered to have been asked to by Henry Cisneros, who is a trailblazer and friend, to become his General Counsel at HUD, I did not want to go to Washington, DC. Henry was persistent and I eventually agreed. By breaking another barrier—becoming the first minority General Counsel—I was determined to increase the numbers of minority and women lawyers hired, retained and promoted because of the shocking lack of diversity among the government attorneys. I have always felt that the inclusion of minorities and women is an important step to changing systemic bias that exists in most institutions. As Latinos, we need to select our own leaders and continue to help each other climb the ladder of success.

Your book’s title is curious, it suggests a lack of belonging. Can you discuss that?
The title of my book, “I am not from here and I am not from there/No soy de aqui, ni de alla,” is about being a Puerto Rican born and raised in New York. We are not accepted here because of stereotypes and prejudice and yet not accepted as Puerto Rican from the Islanders because we were born in the States. It begs the question so where do we belong? That is a difficult barrier to overcome. You continue striving for excellence, inclusion, and moving the agenda forward so there is equality for all. There are many examples of rejection on both sides of the Atlantic both professionally and community where Puerto Ricans resided.

My parents lived most of their lives in Puerto Rico while I lived all of my life in the United States. I visited regularly since the age of 10 was educated in the issues of both countries, despite my professional capacity and assistance was there rarely an opinion they sought or cared particularly as you can see from the major Hurricane Maria. When they used my help it was limited to educate their officials and not my expertise which normally was ignored. That never gave me pause to keep trying wherever possible.

Do you think you achieved the American Dream?
Latinos positively contribute to the wellbeing of this great country. My story demonstrates some of the many ways, Latinos contribute to America. I hope that this book is seen in a bigger context than just my story. In the backdrop of the negative and racist attitudes about Latinos being only “criminals and rapists” my story is one of many, Latinos who work hard every day to put food on the table, house their families as best as they can and educate their children to have equal opportunities for the future. Isn’t that what everyone wants – the American Dream? History has eliminated most of our contribution and we fail to tell the story of how we have made America better.  My book will hopefully inspire young people to strive for a better life.

Revisiting The Kerner Report, 50 Years Later

This week in North Philly Notes, we look at the Kerner Report 50 years later, and our new book,  Healing Our Divided Society edited by Fred Harris and Alan Curtis. 

Following the terrible summer of 1967 disorders in many American cities, like Detroit and Newark, then-President Lyndon Johnson appointed a bipartisan citizens investigative commission, the Kerner Commission, to analyze the sources of unrest and propose solutions.

On February 29, 1968, the Commission issued its historic report which concluded, “Our nation is moving toward two societies, one black, one white – separate and unequal.”

The Commission recommended significant, long run federal government-led progress in reducing poverty, income inequality, wealth inequality and racial injustice in America.

Healing Our Divided Society_smHealing Our Divided Society is a fifty year update of the Kerner Commission, a kind of Kerner Report 2.0, edited by Fred Harris, former U.S. Senator and the last surviving member of the Commission, and Alan Curtis, President of Eisenhower Foundation, the private sector continuation of the Commission—along with contributions by a 23-member National Advisory Council of distinguished Americans, including Nobel Prize winner in Economics Joseph Stiglitz, Children’s Defense Fund President Marian Wright Edelman, and Stanford University Professor Emeritus and Learning Policy Institute President and CEO Linda Darling-Hammond.

“In Healing Our Divided Society,” writes former Secretary of State John Kerry,” Senator Harris and Dr. Curtis have curated brilliant pieces authored by a diverse group of respected experts and activists, to examine the places we’ve gone wrong and wrestle with what we must do to live up to the promise of our country, and respond at last to the alarm bell of the Kerner Report.”

Occupied by the Vietnam War and concerned about the legacy of his domestic policy, President Johnson rejected the “two societies” warning.  But leaders like Dr. Martin Luther King and Senator Robert Kennedy strongly endorsed the Kerner Report in 1968.

Since then, Healing Our Divided Society concludes that there has been only some progress, much of it in the late 1960s and in the 1970s—yet we have learned what works and must assemble “new will” among a broad-based coalition of Americans to legislate a better life for the poor, working class and middle class of all races in the nation.

Over the 50 years since the Kerner Commission, we have elected an African-American president.  There has been an increase in the number of other African-American and Hispanic/Latino elected officials and an expansion of the African-American and Hispanic/Latino middle class.

Yet there has not been nearly enough progress, and, in some ways, things have gotten no better or have gotten worse over the last 50 years.

Rio de Janeiro’s Summer Olympics: Searching for Legacies

This week in North Philly Notes, Philip Evanson, co-author of Living in the Crossfire, writes about the aftermath of Rio’s summer Olympics.  

The Rio de Janeiro summer Olympic and Para Olympic games ended September l8. Most Brazilians, the media, and Olympic organizers concluded the city of Rio and consequently Brazil had done well by the six week marathon of games and individual competitions. The reputation of Cariocas, the name for residents of Rio, as hospitable, upbeat, generous people with a marked talent for improvisation was reinforced. Furthermore, the second act Para Olympics more than held their own. 2.1 million tickets to Para Olympics events were sold, the second largest number in the history of the games. Enthusiasm for Para Olympics athletes was obvious, a victory lap for greater social inclusion, for anyone with a physical disability.

The run up to the games included many efforts to forsee Olympic legacies. In Rio de Janeiro’s 2009 bid, the Olympics were presented as a spur that would set in motion or speed up completion of several large scale projects. Topping the list was master plan to improve the city’s public transportation and traffic flow. By the start of the games in 2016, there were new BRT corridors, completion of a long planned 4th metro line, and a light rail tram line in downtown Rio connecting the main bus station with the domestic Santos Dumont airport. They added high quality links between international and domestic airports, and Rio’s western and northern suburbs. They finally brought rapid public transit to upscale Barra da Tijuca connecting it to prosperous southern zone neighborhoods of Botafogo, Copacabana, Ipanema, and Leblon. The construction of lengthy tunnels replacing an overhead freeway in the downtown port area allowed its revitalization to proceed as a tranquil zone of new museums and pedestrian leisure. The revitalized port was christened Porto Maravilha suggesting a modern world wonder or marvel. For Mayor Eduardo Paes and Olympic organizers, Porto Maravilha ranked in importance with the upgrades in public transportation as the other main legacy of the Olympics.

Layout 1Clearly, the middle and upper classes benefit from BRTs, the new metro line, and the opening of long downtown tunnels where traffic flow is not interrupted. They reduce travel time, and demonstrate contemporary big city public transportation at its best.  But will new bus and expanded metro service be within reach of low wage workers and their families, many of whom live in favelas, and distant suburbs? They commonly earn the monthly minimum wage of approximately $300. The cost of a month’s travel to and from work taking the BRT and metro has been calculated as 1/3 of a minimum salary.  Without employer paid travel to work, as might be the case in the informal economy, the cost will be too great for someone earning the minimum wage. The job seeker will look for work close to home. Moving beyond work to leisure, the cost of public transportation to and from Porto Maravilha can also be high. This reinforces a tendency of residents of poor communities to stay at home, to turn inward and be more community bound than they might want. Often overlooked is the frugality of Rio’s low wage workers as they budget for basics such as food, clothing, rent and transportation. Perhaps for these reasons, authorities have considered the option of free rides on the new light rail tram that passes through Porto Maravilha. No doubt they felt a need to show good faith in putting its attractions within reach of as many of Rio’s communities as possible, even more so in the midst of hard fought municipal elections.

There are also distinctly negative legacies. One that dogs the reputation of Mayor Eduardo Paes was yet another cycle of removing poor residents, even whole communities, from homes largely built by them. They were moved and their homes demolished in order to make way for new road and Olympics construction. Removal was part of the first remaking the port area between 1902 and 1906 as overseen by then Mayor Pereira Passos. 20,000 individuals were uprooted as their residences were razed. Many resettled in the nearby favela of Providencia. In the early 1960’s, when the federal government moved to Brasília and the city of Rio de Janeiro became the state of Guanabara, its governor Carlos Lacerda removed 30,000 favela residents from areas he saw as belonging to the middle and upper classes. Lacerda also wanted land for building what became the state university of Rio de Janeiro. Lacerda’s uprooted residents were relocated to the then-new Cidade de Deus (City of God), and to Vila Kennedy, a distant suburban community where the cost of building the housing was partly paid for by the United States Alliance for Progress Program. However, these numbers do not approach the estimated 77,000 individuals removed by Mayor Paes.

For most evicted residents, there was new public housing, or the promise of new public housing. But it was away from the communities in which they had lived which in some cases might be entirely eradicated. A 2016 study of the evictions by Lucas Faulhaber and Lena Azevedo, explained how this was done. In the case of the squatter settler without title to the land removal could be relatively easy. The land might be declared an “area of risk,” meaning the state was acting to save lives, an argument not always easy to contest. Where residents had titles, removal was more difficult. Such was the case of Vila Autódromo whose history as a working class community dated to the late 1960’s. A main quality of Vila Autódromo was tranquility, even bucolic tranquility, in densely populated, noisy Rio de Janeiro. Furthermore, it was a stable working class community without drug traffickers, militias, violence or homicides. For good reasons, its residents did not want to leave. Furthermore, they felt secure having been granted a 99-year right to use the land by former Rio Governor Leonel Brizola in 1994. As late as 2010, Vila Autódromo had a population of 4,000. However, Vila Autódromo stood at the designated point of entry into the Olympic Park for athletes, reporters, Olympic officials and visitors.

Mayor Paes was determined to remove the community. He brushed aside the document with a 99-year right to use the land. It was a “papelucho” or piece of paper of a political demagogue. Paes claimed he needed to build access roads through Vila Autódromo to the new Olympic Village. In 2013, a group of urban planners from the two local federal universities developed a plan showing that building access roads was possible without removal, and that under this plan, the cost would be much lower. The plan went on to win the Deutche Bank Urban Age Award. Paes then argued people coming to the Olympic village would feel unsafe at the sight of a Brazilian working class community so near to them. It was a case of visual pollution. Vila Autódromo did not look middle or upper class. Vila Autódromo defenders pointed to its record of safety, without shootouts or drug trafficking gangs. The Mayor’s team continued to pressure people to leave in exchange for an apartment in one of two new public housing projects. As time passed and people continued to stay, large cash indemnities began to be offered. Residents were harassed as water and electricity were turned on and off. Still a dwindling group determined to stay. Heloisa Helena Costa Berto was a poor black woman and candomblé priestess with a small home and ceremonial religious center in Vila Autódromo. She was also intent on staying. Mayor Paes told her he wanted the area “cleaned.” For critics of removal, Berto had become a victim “social cleansing.” She watched her home and center being demolished in February 2016. Then three months later on May 13, the date slavery was abolished in Brazil in 1888, she received an award from the state legislature “conceded to those who work for the improvement of Afro-descendant, Latin American and Caribbean women of the state of Rio.” In Brazil, many contradictions are on display, or as the local expression has it, “Brazil has these things.” For twenty residents who continued to hold out, the city of Rio was forced to build 20 houses on a small area of what had once been Vila Autódromo.

Perhaps the most unconvincing appropriation of legacy was the illegal and unjustified construction of the Olympic golf course. Golf is an elite, not popular sport in Brazil. A newly built Olympic golf course was partly sold as a contribution to growing its popularity, particularly since the course would be open for a few years to the public. But with green fees of $75, few who are not in the upper middle or upper classes were likely to try golf. Furthermore, Rio de Janeiro already had one private club suitable for international championship golf. But Paes and the local Olympic committee did not pursue this option. Instead, the Rio city council passed a decree in December, 2012 allowing a substantial piece of land to be detached from the Marapendí ecological reserve for building the Olympic golf course. The decree violated Brazilian law in two ways: there were no public hearings, nor was there a required environmental impact study. The transferred land was no longer subject to strict environmental regulations. Without the regulations, it was easier to build nearby luxury high rise condominiums that were the specialty of developer RJZ Cyrela, a large campaign contributor to Mayor Paes. An odor of corruption has overhung the construction of the Olympic golf course from the beginning. Marco Mello, local biologist and environmental activist looking at Olympic area condominium building, and the history of the unnecessary golf course provided his own legacy judgment: “Without a doubt, the Olympics are a great real estate scam.” In the October 2nd election for mayor, Eduardo Paes’ handpicked candidate to succeed him finished badly in third place with 16% of the vote.

A Slumlord Bent on Displacing tenants and a DC Law that (Sort of) Stands in its Way

This week in North Philly Notes, Carolyn Gallaher, author of The Politics of Staying Put explains how the Tenant Opportunity to Purchase Act (TOPA) is operating in Washington, DC. 

Cities are fashionable again.  After decades of disinvestment, people are coming back.  Washington DC is a case in point.  Between 1950 and 2000 the city’s population shrunk by 29%; however, in the next decade it grew 10%, from 572,059 to 632,323. Although population growth slowed after 2012, the city still added another 23,000 residents in the next two years.  Most economists think the city would have grown even more if not for the rising costs associated with living in the city.

Given these trends, it’s fair to ask why big cities like Washington, DC still have slumlords.  In the era of urban decline (roughly between 1960 and 2000) slumlords typically let their properties deteriorate because they couldn’t make a return on investments in them.  Today, returns on investments in rental accommodations are very likely, if not guaranteed.  Enter the modern slumlord.  No longer an individual or a family, the modern slumlord is often a real estate investment group, and for them disinvestment is a strategy for ensuring a larger return.  Instead of repairing and refurbishing an old building and earning modest returns, you tear it down, replace it with luxury apartments, and charge rents to match.  The only things standing in your way are tenants.  So, you stop making repairs and hope they’ll move out.

The residents in Congress Heights, a complex in the Anacostia neighborhood, know all about this strategy.  They’ve lived it for several years.  Their landlord, Sanford Capital, doesn’t make repairs anymore.  The company’s tenants live with sporadic heat, faulty plumbing, a bedbug infestation, rodents, and a basement with raw sewage and standing water when it rains.  People often pack up and leave when things get this bad, but a number of the tenants in Congress Heights are holding on.  Some of the complex’s longtime residents are elderly and can’t imagine living anywhere else.  Others don’t want to leave their friends and neighbors because they all look out for one another.  And, everyone is poor and worried about finding someplace else as affordable as where they live now.  They are right to worry.  The Congress Heights neighborhood is near a metro (subway) station and is, in developer speak, “ripe for redevelopment.”  A recent study by the DC Fiscal Policy Institute (DCFPI) also suggests there aren’t many affordable apartments left in the city.  Since 2002 the city lost nearly half of its affordable apartment units (defined in the study as units renting for $800 or less).

The District of Columbia has a law, the Tenant Opportunity to Purchase Act (TOPA), which should have prevented things from getting so bad at Congress Heights.  The city council introduced TOPA in 1981 in response to a spate of condo conversions in fast-gentrifying neighborhoods near downtown.  The goal of the law was to help tenants stay in place when their landlords decided to sell or convert to condominium.  TOPA states that when a landlord sells a rental apartment building, tenants are allowed to refuse the sale and purchase the building instead for the same price. Tenants are also allowed to purchase their building if a landlord wants to demolish it for redevelopment.  Tenants usually work with a developer (for-profit or non-profit) to purchase their building.  They can then choose whether to convert their building to condo or co-op or keep it rental.

By law landlords are supposed to inform their tenants when they contract a sale or submit formal plans for demolition with the city.  In practice, however, landlords often subvert these guidelines, and at various points in recent history the city agency responsible for regulating the TOPA process has abetted them.

The landlord at Congress Heights, Sanford Capital, applied for and received permission to demolish the buildings in early 2015 and the tenants have still not received a formal TOPA notice.  In the meantime, the city’s Attorney General, Karl Racine, recently sued the landlords and will ask the court to put the building into temporary receivership so a different owner can make repairs.  The city is also considering forcing Sanford Capital to issue its tenants a TOPA notice. In short, the law that didn’t work to protect the people it was supposed to protect may still be their last hope for staying put.

Staying Put_061615.jpgIn my new book The Politics of Staying Put: Condo Conversion and Tenant Right-to-Buy in Washington DC, I assess TOPA’s success at helping tenants stay put.  As the Congress Heights case suggest, the law is imperfect.  Legislators need to specify fuzzy language, close some obvious loopholes, and demand city regulators actually provide oversight of the process.  But, I also found that many tenants have made TOPA work for them.  Most importantly, successful tenants associations have used TOPA to stay put—no mean feat in a fast gentrifying city.  Successful tenants associations have also participated in the benefits of reinvestment, whether as new owners building equity or as renters who can demand building wide improvements and continued low rents from their development partners.

The bigger battle, though, isn’t fixing TOPA. The law was never designed to be a stand-alone solution.  TOPA cannot, for example, ensure an adequate supply of affordable housing, police slumlords, or reign in the city’s pay-to-play approach with developers.  In fact, the city’s Zoning Commission approved Sanford’s plans for redeveloping the land where the Congress Heights apartment complex sits even after the city’s Department of Human Services and its Department of Housing and Community Development received hundreds of complaints about significant code violations in Sanford owned properties.  In these neoliberal times, cities don’t want to assume responsibilities for their low income residents (or increasingly, their middle income ones), but they will have to if they want to ensure their cities don’t become exclusive enclaves for the wealthy.  Otherwise, cities risk becoming a version of the 1980s era suburbs they long bemoaned.

 

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