Page
of 7
ZOOM
Fidelity Outcomes & Design: NP and EHHP within Housing New York Gina Stec-1The community served within Manhattan’s Community District 11, spanning East Harlem, holds one of the largest concentrations of rent regulated housing in New York City, amounting to 75% of housing, in comparison to the city at large, which includes a third of all housing under the umbrella of regulation of some sort. Of this affordable and stable source of housing, 15% falls under rent stabilization regulation. Population growth and increased demand has caused strain, with the time-span between 2002 and 2014, saw an increase of 40% increase median gross rent in East Harlem compared to an increase of 24% across the city. As of 2018, median household income in East Harlem is $30,973 with an affordability requirement of at least $85,000 for median market rents for a one-person household, and for a three-person household, $100,000. By this standard, over on-half of tenants are considered “rent burdened,” spending over a third of income on rent. Assessing process, outcome and eventually impact of the proposed stabilized and affordable housing preservation and creation goals summarized within Housing New York, and strategized within programs like the East Harlem Housing Plan (EHHP) will highlight an area exhibiting needs that though skewed toward higher impact arguably underline a greater trend occurring now and possibly projected further into New York’s housing future. With an initial overall objective of creating and preserving 200,000 affordable homes within ten years, this complex and comprehensive programming has delivered outputs and outcomes ahead of schedule at the 3 and a half-year mark, with construction or preservation of 77,651 affordable homes. Program budget was expanded by an additional $1.9 billion by the de Blasio administration, appropriated to those most in need economically, as well as seniors and veterans, within a program already situated within an intention of equitable distribution among socioeconomic, ethnic and
Fidelity Outcomes & Design: NP and EHHP within Housing New York Gina Stec-2gender groups, older populations and veterans. The updated, “Housing New York, 2.0” plans implementations in order to accelerate the pace of the overall program to achieve 200,000 affordable homes created or preserved two years earlier than initially scheduled, and 300,000 affordable homes by 2026. Updated Housing New York goals include: creating housing for seniors with attention to accessibility in new and existing housing; co-coop programs for first-time owner and repair subsidies for existing homeowners; supporting non-profit organizational purchase of rent-stabilized buildings with the aim of preservation; protecting the Mitchell-Lama affordable housing program; utilizing micro-unit design; attending to underutilized lots and buildings for housing opportunities (Neighborhood Strategies, Office of, & Housing Preservation & Development, NYC Department of, 2018).As situated within Housing 2.0 evolution of Housing New York, EHHP includes the following updated strategies: loans and incentives to owners of rent-stabilized buildings; outreach supporting rehabilitation and repairs of existing affordable housing; technical assistance for mission driven owners attempting to repair and maintain existing affordable buildings; funding a community land trust to sustain affordable neighborhood housing; implement the Neighborhood Pillars program to support mission-driven non-profits acquire and preserve current and at risk rent-stabilized housing; capital improvements for New York City Housing Authority Projects; robust enforcement of the Housing Maintenance Code; surveying of distressed East Harlem properties sweeping areas and determining buildings requiring rehabilitation action; free legal representation for tenants facing harassment; tenant rights outreach and education; establishment of a Harassment Prevention Task Force for tenant advocacy; establishing a Certification of No Harassment program; neighborhood anti-displacement overarching strategy. EHHP strategies investigated in this analysis will include the Neighborhood Pillars arm of the greater Housing New York plan of
Fidelity Outcomes & Design: NP and EHHP within Housing New York Gina Stec-3the de Blasio administration as now incorporated as an additional strategy of EHHP, and the Sendero Verde project, categorized as a 100% affordable, mixed-use development in East Harlem, anticipated as the largest residential Passive House in the country. The Neighborhood Pillars program at large is aimed toward helping non-profit and mission-based community organizations preserve existing rent regulated housing at risk of corporate acquisition and subsequent rent increase through acquisition and rehabilitation. The HPD and HDC will launch this programming leveraging funding from private sector financial firms and philanthropic organizations, with capacity of the Acquisition Loan Fund reaching up to $275 million, launching FY 2019. Over the next several years, with the expedition of planning in New York City, 2,600 units of affordable housing on publicly owned sites in East Harlem are projected to be completed At the Sendero Verde (SustaiNYC) site, at least 20% of all units will be assigned to households earning $20,040 for individuals or $25,770 for three-person families, and 30% of Average Monthly Income. Sendero Verde (SustaiNYC) tenant breakdown is listed at: 10% formerly homeless population; 20% at 30% of AMI; 4% at 50% of AMI; 34% at 60% of AMI; 9% at 80% of AMI; 3% at 100% of AMI; and 20% at 130% of AMI.This fidelity assessment within the larger program evaluation is directed to serve dialogue and cooperation between city administration and planners, and affected tenants, non-profit organizations and current owners/landlords by determining program fidelity to initial and fixed structural elements as well as adaptations, including forthcoming outputs and outcomes in the next six months to one year, and overall impact in future years. Review of past similar programing in New York, with a mix of programs strictly city-funded or in cooperation with non-profits, as well as review of corporate partnerships in rent stabilized housing will be utilized. The programs under
Fidelity Outcomes & Design: NP and EHHP within Housing New York Gina Stec-4review will include Stuyvesant Town/Peter Cooper Village, a planned affordable and mixed income community generated by a corporate and city partnerships with many reiterations over the last several decades; and Brooklyn Navy Yard development project, a more current project whose mission is to “fuel New York City's economic vitality by creating and preserving quality jobs, growing the city's modern industrial sector and its businesses, and connecting the local community with the economic opportunity and resources of the Yard” in partnership within the neighborhood cultural preservation and economic growth-minded BNYDC corporation in partnership and agreement with the City of New York (Brooklyn Navy Yard, 2018) and with 88 out of 300 new apartments categorized as affordable (Warerkar, 2016). In addition, financial and tenancy records and documentation confirming units created and preserved and target population served will be analyzed, along with city and federal vacancy and population survey data. Quantitative data will be compared at face with program goals, but also with impact of similar programs, as situated within the current scarcity and rent-burden crisis facing New York City considering the inadequacies of current structure of legacy rent-stabilized programs and stock in New York. Finally, qualitative data in the form of focus groups and interviews will be incorporated. A board of experts including each type of stakeholder: owner, city administrator, tenant advocates, non-profit and corporate development leaders, will come to a consensus on referenced and current program theories and objectives, and support objective fidelity determinations.
Fidelity Outcomes & Design: NP and EHHP within Housing New York Gina Stec-5ReferencesCity Planning, NYC Department of. (2018). East Harlem Zoning Proposal. Retrieved from: https://www1.nyc.gov/site/planning/plans/east-harlem/east-harlem.pagede Blasio, The City of New York Mayor B., & Glen, Deputy Mayor for Housing & Economic Development A. (January, 2017). Housing New York: Three Years of Progress. The City of New York. de Blasio, The City of New York Mayor B., & Glen, Deputy Mayor for Housing & Economic Development A. (May, 2014). Housing New York: A Five-Borough, Ten-Year Plan. The City of New York. east-harlem-housing-plan.pdf. Retrieved from https://www1.nyc.gov/assets/hpd/downloads/pdf/community/east-harlem-housing-plan.pdfGarvin, A. (1980). Recycling New York. Perspecta,16, 73-85. doi:10.2307/1567025. Retrieved from: https://www.jstor.org/stable/1567025Glass, M. R., Woldoff, R., & Morrison, L. (2014). Does the middle class have rights to the city? Contingent rights and the struggle to inhabit Stuyvesant Town, New York. International Journal of Housing Policy, 14(3), 214–235. Retrieved from: https://doi.org/10.1080/14616718.2014.931717Housing New York Map (2018). Retrieved from http://hpd.maps.arcgis.com/apps/webappviewer/index.html?id=192d198f84e04b8896e6b9cad8760f22Idov, M. The Berserkonomics of One Rent-Stabilized Apartment Building. New York Magazine. (n.d.) Retrieved from: http://nymag.com/realestate/features/20332/
Fidelity Outcomes & Design: NP and EHHP within Housing New York Gina Stec-6Introduction: Stuyvesant Town and the Loss of Middle-Class Neighborhoods | Request PDF. Retrieved November 20, 2018, from https://www.researchgate.net/publication/308541564_Introduction_Stuyvesant_Town_and_the_Loss_of_Middle-Class_NeighborhoodsMission | Brooklyn Navy Yard (2018). Retrieved from https://brooklynnavyyard.org/about/missionMowbray, Carol T., Mark C. Holter, Gregory B. Teague, and Deborah Bybee. "Fidelity criteria: Development, measurement, and validation." American journal of evaluation 24, no. 3 (2003): 315-340.New York, The City of. (October, 2017). Neighborhood Pillars: a new financing tool for nonprofit organizations to acquire and preserve affordability in existing buildings. Housing New York.Neighborhood Strategies, Office of, & Housing Preservation & Development, NYC Department of. (January 11, 2018). East Harlem Housing Plan: Housing New York. Our Community | Tenants | Brooklyn Navy Yard (2018). Retrieved from: https://brooklynnavyyard.org/tenants/our-communityPlitt, A. (February 15, 2017). 87,000 people applied for 104 affordable apartments in Williamsburg. Retrieved from: https://ny.curbed.com/2017/2/15/14622616/williamsburg-brooklyn-affordable-housing-dominoRossi, P., Lipsey, M., and Freeman, H. (2004). Measuring and Monitoring Program Outcomes in Evaluation: A Systematic Approach. (pp .203-232). Thousand Oaks, California: Sage
Fidelity Outcomes & Design: NP and EHHP within Housing New York Gina Stec-7Publications, Inc.Step 4: Implement | SAMHSA (2018). Retrieved from: https://www.samhsa.gov/capt/applying-strategic-prevention-framework/step4-implement#fidelity-adaptationStuyvesant Town: How’d It Get There and Who Lives There? | StreetEasy. (2016, March 1). Retrieved from https://streeteasy.com/blog/stuyvesant-town-peter-cooper-village/The Stuyvesant Town-Peter Cooper Village Deal: How Much Affordable Housing Did the City Really Preserve? (January, 2018) Retrieved from https://ibo.nyc.ny.us/iboreports/the-stuyvesant-town-peter-cooper-village-deal-how-much-affordable-housing-did-the-city-really-preserve-january-2018.htmlWarerkar, T. (November 29, 2016). 300 apartments due to rise near the Brooklyn Navy Yard. Curbed New York. Retrieved from: https://ny.curbed.com/2016/11/29/13775058/brooklyn-navy-yard-300-new-apartments