Publications
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Fifty Years of Historic Preservation in New York City
This white paper offers a detailed overview of the process of designation and the spread of historic districts and landmarks throughout New York City. In addition, it provides additional analyses comparing the land uses, building types, commercial uses, and population in historic districts with those attributes of nearby neighborhoods and lots. A summary of the white paper's findings is available in the accompanying policy brief of the same name.
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Policy Brief: Fifty Years of Historic Preservation in New York City
This policy brief compares the development characteristics, housing stock, demographic characteristics, and commercial characteristics between historic districts and areas that are not regulated by the Landmarks Preservation Commission (LPC). It finds that New York City’s historic districts have similar population and built density to non-LPC regulated areas, but also contains a higher proportion of market-rate housing. Residents of the city’s historic districts are also higher-income, more highly educated, and more likely to be white.
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The Latest Legislative Reform of the 421-a Tax Exemption: A Look at Possible Outcomes
This report explores the possible impacts of the new 421-a legislation on residential development in New York City’s neighborhoods. The legislation has set in motion three possible outcomes; the outcome should be determined in December 2016. Through financial modeling, this study details the effect each outcome will have on production of housing in different parts of the city. We find that the expiration of the 421-a benefit would likely lead to a disruption in the supply of housing by market rate builders, while a revised program without any increase in construction costs could result in the development of more rental units in many parts of the city compared to what the existing 421-a program would have created.
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Planning for Resilience: The Challenge of Floodproofing Multifamily Housing
Three years after Superstorm Sandy devastated parts of New York City, the housing stock in many urban coastal areas remains vulnerable to flooding. Much of the housing stock in these high-risk areas is out of compliance with federal flood-resistant design and construction standards.The report illustrates the significant design and financial hurdles of retrofitting multifamily housing common to many urban, coastal areas, describes existing policies and design approaches and their shortfalls, and provides recommendations for state and local practitioners to improve resilience of multi-family housing in their communities.
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Black and Latino Segregation and Socioeconomic Outcomes
Latinos seem to be inheriting the segregated urban structures experienced by African Americans and, to a similar extent, the diminished social and economic outcomes associated with segregation. This brief examines the relationships between metropolitan segregation levels and socioeconomic outcomes for Latinos and African Americans and explores mechanisms to explain these relationships. It finds that in more segregated metropolitan areas, both native-born Latinos and African Americans are significantly less likely compared with whites to graduate from high school and college, are more likely than whites to be neither working nor in school. Additionally, higher levels of segregation are associated with dramatic reductions in earnings for both African Americans and Latinos relative to whites. The research brief summarizes the findings of the article, Desvinculado y Desigual: Is Segregation Harmful to Latinos? (PDF), which was published in the July 2015 edition of The Annals of the American Academy of Political and Social Science. See the press release or read the key findings.
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Desvinculado y Desigual: Is Segregation Harmful to Latinos?
Despite the high levels of metropolitan area segregation experienced by Latinos, there is a lack of research examining the effects of segregation on Latino socio-economic outcomes and whether those effects differ from the negative effects documented for African Americans. The authors find that segregation is consistently associated with lower levels of educational attainment and labor market success for both African-American and Latino young adults compared to whites, with associations of similar magnitudes for both groups. One mechanism through which segregation may influence outcomes is the difference in the levels of neighborhood human capital to which whites, Latinos, and African Americans are exposed. The authors find that higher levels of segregation are associated with lower black and Latino neighborhood exposure to residents with college degrees, relative to whites. They also find support for other commonly-discussed mechanisms, such as exposure to neighborhood violent crime and the relative proficiency of the closest public school.
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Utility Allowances in Federally Subsidized Multifamily Housing
This paper provides an analysis of the statutes, regulations, and guidance that govern the treatment of utility costs in the four largest federal subsidized housing programs—Public Housing, Project-Based Section 8, Housing Choice Vouchers, and Low-Income Housing Tax Credits—and the incentives these rules create for the consumption of utilities. It finds that many of these programs are structured such that tenants and owners are either indifferent about utility costs or are rewarded for overconsumption. This paper makes several recommendation for how these programs can be restructured to incentivize lower utility consumption, which can reduce the environmental footprint of subsidized housing, improve the financial viability of existing subsidized properties, and free resources that can be repurposed for other HUD goals.
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The Challenge of Rising Rents: Exploring Whether a New Tax Benefit Could Help Keep Unsubsidized Rental Units Affordable
The bulk of New York City’s housing stock that is affordable to low-income households is in multifamily buildings that receive no government subsidy to maintain low rents. Therefore, rising rents threaten the future affordability of this critical source of low-rent housing. The report considers whether the city could offer a benefit to protect affordability in this stock, and examines the feasibility of such a program for building owners and the city. The policy brief is third in the five-part series, Housing for an Inclusive New York: Affordable Housing Strategies for a High-Cost City. See the press release or read the key findings.
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Renting in America’s Largest Cities: NYU Furman Center/Capital One National Affordable Rental Housing Landscape
The NYU Furman Center/Capital One National Affordable Housing Landscape examines rental housing affordability trends in the central cities of the nation’s largest metropolitan areas (New York, Los Angeles, Chicago, Houston, Philadelphia, Dallas, San Francisco, Washington, D.C., Boston, Atlanta and Miami) from 2006 to 2013 and illustrates how these trends affected renters as more households chose to rent amid rising rental costs. See the press release, or view the key findings of the report as an infographic.
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Building New or Preserving the Old? The Affordable Housing Tradeoffs of Developing on NYCHA Land
This report explores the tradeoffs between leasing underdeveloped NYCHA land to generate revenue, creating new affordable units, or achieving some portion of both. It finds that in neighborhoods with high rents, leasing underdeveloped NYCHA-owned land for private development could generate either substantial annual lease payments for NYCHA or significant numbers of affordable units. The potential to generate a substantial lease payment or number of affordable units drops as market rents drop. Where there is potential to lease land for development, the report quantifies the tradeoffs between generating revenue for NYCHA and creating new affordable units.