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Is Co-living About Affordability or Gentrification?

JJ Chez Hacker House in San Francisco

JJ Chez Hacker House in San Francisco

New Orleans        Talking on Wade’s World on KABF  with Michael Robinson Cohen about his Yale School of Architecture studio project to design a hundred thousand affordable housing units for San Francisco, or any other city that understands the problem and the potential, led us naturally to co-living.  Michael and his gang believe there is tremendous promise in co-living for the emerging young precariat, drawn into the “gig” economy to a portfolio of jobs in tech and elsewhere that combine good prospects with speculative wages and a boom-and-bust income instability.  For these emerging young architects smaller spaces with increased common space holding both the necessities of kitchen, laundry, and even work spaces along with amenities to wash it all down more easily, points towards a potential solution on affordability that those of us working in the midst of a desperate shortage of affordable houses for low-and-moderate income working people also find attractive.

            Sadly, there currently seems to be more slips between the cup and the lip as the promise of this idea confronts the reality of developers who seem determined to warp co-living schemes into an upgrade in price and performance of college residential houses in the high-priced, red-hot real estate markets in New York, the Bay Area, Seattle and the like.  In post-Katrina New Orleans,  there had been a number of interesting proposals for affordable “worker housing” to help get the necessary labor into the city at affordable prices when rents had doubled in the wake of the storm.  None were built, though some smaller unit style developments for artists, largely white unfortunately, with section 8 certificates did emerge in several places. 

            Reading about co-living schemes in New York City and the Bay Area, developers seem to be rejecting affordability in favor of charging premium rents and reshaping co-living almost as connection clubs.  The New York Times talks about “hacker houses” like the ones touted in movies about Facebook.  In New York co-living seems also like staying in the Yale or Harvard Club, except on a longer timeline with interviews by the owners and potential house or suite-mates and probably the kind of blackballing still common in the fraternity scene.  As one of these smaller developers says, “…you can get a bedroom in New York for less than $2500.”  You can buy a mansion in many cities around the country if you’re willing to pay $2500 per month!

            A hipper and hungrier developer called Stage 3 Properties wants to build a co-living operation with 180 units to house 400 people and describes its mission as “passionately disrupting the housing industry by reimagining its process, product and price points and curating an all-inclusive cosmopolitan living experience designed for today’s creative class.”  I can guarantee that anytime you have the words, “reimagining,” “curating,” “cosmopolitan,” and “creative class” in the same sentence you better hold your wallet and purses with both hands because you are being shaken down for every penny while walking in knee high cow manure. 

            These rent-a-room hustles also are likely to have some problems with existing landlord tenant laws and single-room-occupancy rules in San Francisco and New York City for sure.  In the age of Uber though a lot of the hustlers think that rules to protect consumers or tenants are just rocks in the road on their way to riches, and therefore easily ignored.

           Co-living in practical and affordable housing could offer huge potential, but our friends and allies among planners and architects need to run, not walk, to beat the developers away from get-rich-schemes for themselves where desperate tenants and workers are overpaying and left again on the short end.

Ballot Initiatives as Tools for Social Change

ballotNew Orleans   Speaking as a huge believer in ballot initiatives as a difficult, but accessible, way to get around legislative gridlocks and political playmaking in order to win critical public policy changes like minimum wage increases, elimination of taxes on food and medicine, support of generic drugs, and other measures through the years, I found a recent analysis of voters disconcerting.

Jay Barth, a political scientist at Hendrix College, and a colleague, Janine Parry of the University of Arkansas, examined voter turnout data from 2014 on ballot referenda in Arkansas. He reported that a decade ago such measures pushed infrequent voters to the polls on highly controversial measures that they had studied like issues addressing same-sex marriage. Rural white voters in the state kicked the mud off their boots, jumped off the tractors, and ran to the polls to vote on that issue! What they found looking at five different measures in 2014, including one to raise the minimum wage in the state, was a horse of a different color. As Barth writes in the Arkansas Times:

“Fewer than half of the voters claimed to know that any initiatives or referendums were on the ballot just a few weeks before the election and nearly two-thirds of the group was unable –when pressed – to recall a single measure correctly. (Only 15 percent of all voters knew that the minimum wage measure, in which Democrats had invested such great hopes, would be on their ballot.) The opportunity to vote on individual ballot measures seemed also to make no impact on voters’ excitement about voting in the election.”

We’ve discussed before how the mishandling of the minimum wage measure by former Senator Mark Pryor as just a “turnout” tool, though victorious, had gutted the popular participation, cutting out unions, community organizations, and others from their normal roles in such an effort. Despite that, Barth’s points are disturbing for those of us who believe that there is hope for our progressive future through such direct democracy.

Dave Regan, a friend and comrade, serving as president of the 100,000 plus member healthcare local in California, United Healthcare Workers West (SEIU-UHW) for example has argued in a proposal to revitalize the labor movement called “Live Better Together” that unions and progressive allies should maximize the opportunities to win public policy changes through initiated act procedures in the twenty-four states that allow access to the ballot to citizens. Where polling indicates 70% or better support but is stymied in legislative bodies, he advocates aggressive –and expensive – investments in ballot measures to win such changes also creates leverage to revitalize the labor movement.

Having been to that well often over the years through our labor and community efforts, his argument is intriguing, even if perhaps overstated, but Barth and his colleagues analysis is sobering because it reminds us as organizers and progressives not to overestimate the depth of support for the changes we make when our base is inadequately engaged and mobilized and our support, rather than enthusiastic and deep-seated, may be thin and superficial, and therefore equally able to be moved against us as for us. There’s still no substitute or shortcuts for organizing.

 

Post-Katrina Gentrification Battle Heats Up in New Orleans

Wendell Pierce's Blighted Property

Wendell Pierce’s Blighted Property

New Orleans    Sometimes where there is smoke, there is in fact a lot of fire, and the raging heat around gentrification is steadily increasing in post-Katrina New Orleans.

Wendell Pierce, the well-known actor from HBO’s “The Wire” and “Treme,” and a New Orleans native, partnered with a local pal, politician, and operator, slung the charge at neighbors complaining about a plan he and his buddy had to expand a gas station on the corner of St. Claude and Franklin, across the street from the sizzling Faubourg Marigny neighborhood, near the equally hot Bywater, and abutting the wannabe warm St. Roch community. Of course he was right, but neighbors were also right to complain that the property they owned next door to their Shell station had been allowed to rot and serve as a safe house for mischief. Furthermore, the local redevelopment authority had taken the property off the auction block and sold it to Pierce et al for what looked like a sweetheart price of $19,000 which is unheard of on St. Claude Avenue now. A lot of smoke, and maybe some fire there as well.

Meanwhile,  the partners had lost out on a supermarket plan in the Holy Cross area of the lower 9th ward that many developers salivate to gentrify because of its close proximity to the Mississippi River and some fairly good housing stock and slightly higher ground, given the alluvial flood plain of the River. The old Holy Cross High School is being redeveloped into 264 apartments and more, towering over the River with six floors, seeped in controversy and community contention where the cry of gentrification is common. A feature in Southern Living magazine highlighting the work of the local Preservation Resource Council and showed four shotgun double cottages that had been pimped out in the Holy Cross area, three of them by white couples, needless to say.

Not far from the gas station controversy the St. Roch Market reopened. Before the storm it was the last operating public market in the city of New Orleans and a place where you could get fresh seafood and an inexpensive poorboy sandwich. Now it’s seen as gentrification on steroids. Neighbors thought they were getting respite from the food desert and instead got high-end tourist fare and venues. Anarchist vandals hit quickly, and despite tut-tuting from local officials from the Mayor on down, the developers continue to be on the defensive for misleading the community and accelerating gentrification.

An article in the sometimes newspaper, the New Orleans Times-Picayune, led with a story of a service worker making the minimum with some small change trying to find an apartment for $650 and noted that before the storm he would have easily found a place in Bywater, but now he was stuck. Part of the problem was the failure of FEMA after the disaster to support rebuilding affordable housing units owned by moms-and-pops who had dominated the market previously. 4500 applicants got assistance, but that was only one-quarter of the applicants. Meanwhile up to 3000 properties have been forfeited to the government for long-term failure to pay taxes. NORA, the local redevelopment agency, owns 1872 properties obtained through the Road Home program for flooded homes where owners could not return. The housing authority owns 700 units on 230 properties still uninhabitable and not redeveloped. All of which means a chokehold on affordable housing pushing up prices and rents, still double those before the storm, and propelling the market to more and more gentrification.

When there’s this much smoke, there must be a raging fire somewhere, but this is one that the City of New Orleans and its various firefighters seem loath to fight, even in the low waged service economy that dominates all of these communities. At the ten year anniversary of Katrina there will be lots of commemorations, but few celebrations of this increasing crisis.

Rewriting the Rules

Rewriting-rulesNew Orleans              The AFL-CIO has already begun the process of vetting potential Presidential candidates, offering the opportunity to any of the score that has an interest in coming by, which so far means all the Democrats and Republican ex-Arkansas Governor and current TV commentator Mike Huckabee. Interestingly, Rich Trumka has indicated that the AFL’s key benchmark flows from a new report spearheaded by Nobel laureate economist Joseph Stiglitz of Roosevelt University with the input of a host of others. The report is called “Rewriting the Rules,” so let’s take a look at its proposals.

Not surprisingly, Trumka and the house of labor are no doubt pleased to see the ringing endorsement of expanded labor rights and promotion of collective bargaining as important principles to re-establish in the economy. The clearest proposal in this area recommended that the federal government add clear conditions not only to governmental subcontracts but to development grants to protect and advance union protections and bargaining. The rest was predictable.

The point of the report is that the rules matter. No rules, which is what the long desert of deregulation in so many sectors produced, tilted the economy to the 1% and allowed Wall Street and other cowboys to herd us into the Great Recession. Remember it wasn’t just “no rules,” but “bad rules,” which is the point here, too. “Rewriting the Rules” is an argument that in order to re-balance the economy and its myriad winners-and-losers, our politicians and the government need to put new regulations in place that would allow us to prosper and to do so more equitably.

Perhaps most interesting were the recommendation for reforming the financial sector, because this is right in the wheelhouse for Stiglitz and many of his helpers:

 

Screen Shot 2015-07-30 at 10.02.33 AMEnd “too big to fail” by imposing additional capital surcharges on systemically risky financial institutions and breaking up firms that cannot produce credible living wills.

 

Screen Shot 2015-07-30 at 10.02.33 AMBetter regulate the shadow banking sector.

 

Screen Shot 2015-07-30 at 10.02.33 AMBring greater transparency to all financial markets by requiring all alternative asset managers to publicly disclose holdings, returns, and fee structures.

 

Screen Shot 2015-07-30 at 10.02.33 AMReduce credit and debit card fees through improved regulation of card providers and enhanced competition.

 

Screen Shot 2015-07-30 at 10.02.33 AMEnforce existing rules with stricter penalties for companies and corporate officials that break the law.

 

Screen Shot 2015-07-30 at 10.02.33 AMReform Federal Reserve governance to reduce conflicts of interest and institute more open and accountable elections.

 

Some of those recommendations would make a difference, particularly impacting on banking and credit access and affordability. The report also takes some clear shots at what is needed to rein in the quick buck artists of business for the protection of the economy and the public.

 

Screen Shot 2015-07-30 at 10.02.33 AMRestructure CEO pay by closing the performance-pay tax loophole and increasing transparency on the size of compensation packages relative to performance and median worker pay and on the dilution as a result of grants of stock options.

 

Screen Shot 2015-07-30 at 10.02.33 AMEnact a financial transaction tax to reduce short-term trading and encourage more productive long-term investment.

 

Screen Shot 2015-07-30 at 10.02.33 AMEmpower long-term stakeholders through the tax code, the use of so-called “loyalty shares,” and greater accountability for managers of retirement funds.

 

I wouldn’t hold my breath about any of this, but it is reassuring that labor at least is asking the right questions and pointing the way to some hard decisions and clear policies.

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Please enjoy Rickie Lee Jones’ J’ai Connais Pas (I Don’t Know).

Thanks to KABF.

Alternative Parties have to be Built Now to Contend in the Future

third-partyNew Orleans    In recent weeks Todd Gitlin, a Columbia University professor with deep roots on the left dating back to the 1960’s, the student movement, and the Students’ for a Democratic Society (SDS), wrote an interesting survey piece called the “Bernie Sanders Moment” in the New York Times.

He looked at the rise of Bernie Sanders from alternative politics in the sparsely populated conservative communities of the frozen north in Vermont to these days where he is exciting crowds with progressive plain talk on the presidential campaign trail in what many had assumed would be at best a quixotic exercise. He quoted Lee Webb, another former student activist and director of a program on alternative state and local politics from DC decades ago as having advised Sanders that “you’re never gonna get anywhere in politics if you don’t join the Democratic Party.” He astutely underlines a strategy for progressives that he refers to as building “the left wing of the possible,” attributing the line to writer, activist, and socialist Michael Harrington. He then runs through the long shots, near misses, and moon shots sometimes exploding on takeoff from the Citizen Party and Barry Commoner through Jesse Jackson’s two shots within the Democratic ranks and Ralph Nadar’s Green fling, saying “…to put it mildly, third-party politics has not been popular on the left.” For Gitlin it’s enough for Sanders, like so many others before him, to be “a force” and for his brand of progressivism to achieve a longer half-life with “influence” that will “persist.”

As a broad brushed overview all that seems fair enough, but part of his conclusions are based on a weirdly perverse view of organization and party building and a contradictory understanding of his own analysis of Sanders’ success in Vermont as someone who proved he could deliver to voters and constituents. Perhaps the victim or participant in too many sectarian political debates, Gitlin believes working within the Democratic Party is hard, tedious labor and building alternative parties that achieve electoral success as Sanders did, is somehow easier, saying “Because deliverable results are so hard to come by, progressives of various ages have gone for electoral politics of the proudly, defiant independent sort.” Contrary to Gitlin’s argument or assumptions or whatever is driving his viewpoints here, not only is independent politics brutally hard work, as veterans of the New Party, Working Families Party, Richmond Progressive Association, and countless others can attest, but also, like Vermont, with persistent effort and commitment, such work elects people!

So, fifty years of organizing and what do we have to show for it, many days older and deeper in debt? Building an alternative progressive party is long, disciplined work, but it needs to be done. If Gitlin’s point is that it cannot – and should not – be done from the pride and presidential level down, then I heartily agree, but whether it is or not, the work absolutely needs to be done from the ground up now, so that ten, twenty, thirty, or another fifty years from now there is a viable political party formation that may have roots and branches in various other local and statewide manifestations, but can legitimately contend for power at every level from bottom to top. And the work needs to start yesterday, as it has in a number of communities and states around the country, and it needs to be pursued earnestly and aggressively today in the wake of what Gitlin calls the “Sanders Moment,” and build the momentum to carry forward into the future. I even think that Sanders needs to help out in the building.

The existing two-party political structure is not ordained from on high or embedded in the Constitution and Declaration of Independence. These were built environments and not part of a natural order. They are political institutions welded together by people and politicians in other circumstances in local soil. These parties have been deeply embedded and privileged for a long, long time, but around the world we see regular evidence of similarly calcified institutions unshaken and unseated. It confounds me to believe that it is impossible to imagine, and then to build, something different and something better.

Or, that it is impossible for quite a long time for us to walk and chew gum simultaneously, as Sanders is doing now. Progressives can make it for a long time into the future by voting as Democrats, if that’s the best choice, every four years, while building an alternative formation from the ground up in the meantime. Candidates walk on their knees to move independents to vote for them every cycle, why should progressive not be wooed with the same ardor, rather than forced to vote by default, hand pinching nose?

That’s just sound tactics, but sound strategy is building now so that we have real options – and real power – in the future.

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Please enjoy Pattie Griffin’s There Isn’t One Way.

Thanks to KABF.

An Arm’s Length Away, Then Tragedy, Then What?

8417189_GNew Orleans     A couple of weeks ago my daughter and some friends had gone to see a band from Lafayette playing at Chickie-Wah-Wah, a local New Orleans music club. She thought the price was a little steep, but paid it. Servicing and organizing bargaining units around that part of Louisiana she has come to love the music scene and the whole Acadiana vibe. As she told me later, she was so close to the band that Jillian Johnson, one of the women singers was hardly an arm’s length away. It was great!

Days later a man described as a “drifter” and a mental patient from near the Alabama-Georgia border who had been staying at the local Motel 6 in Lafayette walked into a showing of Amy Schumer’s reportedly hilarious Trainwreck and started firing. He wounded a bunch of people, many badly and he killed two young women, Mayci Breaux and Jillian Johnson.

This was just another in a series of tragic killings that we have allowed in the United States through our unconscionable lack of community and political will to do the right things about guns for the good of society as a whole and the families affected. Ironically, even Louisiana’s Governor, and wannabe President, Bobby Jindal, tried to jump into the fray and shame other states into at least having a program to automatically register people with mental health issues in a federal database.

Guns are not unknown to our family, but they’re not “familiar” with them. They’ve shot them. Relatives and friends hunt. I owned a BB gun as a boy and have a shotgun safely in Arkansas. We’re not fanatics, but there’s no excuse for not being smarter.

Social Policy Press is preparing to publish an e-book this fall by distinguished law professor, Franklin Strier, called Guns and Kids: Can We Stem the Carnage? It’s a good question and Strier has a lot to say about it and solid policy proposals for what needs to be done, especially to protect children. Children, include those of families victimized in Lafayette.

We often say that real social change in this country only comes whether it be about war-and-peace, women, race, gay rights, or many other issues, when it comes home to people. Where is the tipping point after Colorado, Connecticut, South Carolina, and now Louisiana when such tragedy has finally come close enough to enough of us that it is at “arm’s length” and forces change?

Reading a New York Times’ quote from Mary Tutwiler, mourning her friend, Jillian Johnson, and wanting her life to have more meaning, makes me hope that we are finally coming to the end of this road, as she says:

“In the past few days, I have been so sad and so angry, I didn’t know what to do with myself. But the thing about knowing Jillian is that in the same place, she would have taken it upon herself to do something. Things flash through my mind: better federal and state laws regulating the sale of guns, better databases, assault weapon bans. The national conversation is now personal – it’s my conversation as well.”

These words should be on the tip of all of our lips until there is real change and we have put this problem and the tragedies it brings much farther away than arms’ length.