the READER

CITY PROPOSES TO BAILOUT SPECULATIVE DEVELOPERS

ADVOCATES FIGHT HPDS PROPOSAL TO EXTEND 421-A TAX BREAK ON STALLED SITES
Last Thursday, elected officials and advocates came together to express their concerns about HPDs proposal to extend 421-a tax breaks to thousands of stalled residential development projects. HPD claims the extension is necessary to spur construction and create jobs. Leaders of the citys affordable housing community, however, see the extension as an expensive giveaway at a time when the city is making deep cuts to essential services.

a nh d inc.

February 15, 2011 Volume XXXVI Number 4

421-a contd on page 2

Left: Sentiments of affordable housing supporters summed up in one phrase as a supporter displays concern over the news of HPDs proposed rules change to the 421a program during Thursdays press conference and hearing.

Photo: ANHD

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ebruary th

Civil Disobedience Thursday, February 24th 10-1pm

This training will help organizers create actions that are effective while safeguarding the welfare of participants. The training will cover strategy, police relations, legal implications and logistics. Participants will learn how to distinguish between Civil Disobedience and aggressive Direct Action. The training will also provide participants with tools to evaluate when Civil Disobedience is strategic and when it is not. Organizers from varied institutions will share their experiences.Conducted by the Center for Constitutional Rights Cost: $50 per person (free for ANHD members)

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At a press conference outside HPD headquarters, Council member brad Lander raised questions about the merits of the proposal, which would cost the city upwards of $420 million in foregone tax revenue without a single unit of affordable housing being built. Council member Jumaane Williams and several advocates, including ANHD, sent a similar message to mayor bloomberg, saying, We need affordable housing. No more bailouts! under the proposal, the city would give developers an additional three years to complete construction of their projects, many of which have remained holes in the ground since their foundations were laid in June 2008, which is when the old rules were set to expire. Indeed, of the 17,000 new units that were granted building permits during that month, only a small fraction has been built.

most of these cases, developers do not have actual projects that would be placed in jeopardy, but simply filed for permits in the weeks before June 30, 2008, in an effort to insure that they would be grandfathered into the old rule without having to build affordable housing. We understand the urgency of sustaining housing development in a challenging real estate market, and the difficulties many developers have had in securing financing for projects that once appeared viable, said Alyssa Katz of the Pratt Center. but in the current budget climate, as the city moves to lay off teachers, scale back pensions, and cut back vital services, its unconscionable to put significant sums of public funds in support of private market activity that serves the highest-income New yorkers but not those who have unmet housing needs. An article in The New york Times , City Weighs extending a Tax-break Deadline, confirmed that 421a has been used primarily for luxury development at a cost to the city of an estimated $1.3 billion in foregone tax revenue between 2006 and 2011. In the same article, an owner of a stalled site, Isaac Katan, seemed to confirm that many of these projects were speculative in nature from the outset. mr. Katan said, A lot of proposed construction projects, especially in the outer boroughs, do not make any economic sense even with a tax abatement in place. In a majority of cases, removing the tax abatement is just the straw breaking the camels back. The question then arises, why is the city bailing out these developers who made a bad bet? Council member Lander thinks the choice is clear. He said, If they dont want to pay taxes under the program, then they should keep their end of the deal and build affordable units. Otherwise they should do what every other New yorker has to do and pay their fair share of taxes. unfortunately, the City Council does not get to vote on this proposed extension. Several Council members have called on the mayor to not go forward with this extension. And at the very least, to delay its extension until the Independent budget Office is able to analyze the true financial cost to the city. The text of the proposal is available at: http:// www.nyc.gov/html/nycrules/downloads/rules/P_ HPD_01_03_11_A.pdf

Council member Landers office conducted an analysis using the Department of buildings Stalled Construction Site Snapshot Report to estimate the impact of the proposed change. They identified sites permitted by DOb before June 30, 2008, which would therefore likely qualify for the extension of the 421-a tax break. At least 6,250 potential units of affordable housing could qualify for this extension if approved. According to estimates from The Real estate board of New york, 7,000 to 10, 000 units under the 421-a program have stalled and would qualify should the rules be extended. At the hearing, Council member Lander was joined by Councilmember Letitia James, ANHD Deputy Director Dave Hanzel, Alyssa Katz from the Pratt Center for Community Development, and Tom Waters from the Community Service Society in submitting testimony that questioned the change. When the new 421a rules were proposed four years ago, many developers rushed to establish foundations solely so that their project would be eligible for a full exemption under the old laws, said Hanzel. Three years later, many of these projects are still just that foundations. We cannot continue to indefinitely reward this failed speculation. The developments that have not moved forward in three years have contributed neither jobs, nor housing, nor tax revenue to the city. They have, in fact, blighted the neighborhoods they have been in, keeping responsible development from occurring. This sentiment is shared by Councilmember Lander who testified during the hearing, I believe that in

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THIRD YEAR COmmUNITY ORGANIzER APPRENTICESHIP RECRUITmENT DRIVE BEGINS The Center for Neighborhood Leadership [CNL], the community organizer recruitment and training center, founded by ANHD and the New york Immigration Coalition (NyIC), is happy to announce the start of the recruitment drive for its third apprenticeship cycle for new community organizers. At least ten community organizer apprentices will be chosen between march and June 2011 to serve a ten month apprenticeship that will commence on September 1st and run through June 30, 2012. During the apprenticeship term each apprentice will be supported by a minimum stipend of $17,500 (the current stipend is $22,800), health insurance, and possibly either academic certification or accreditation through CNLs academic partner, empire State College SuNy. The latter would be for field work and studies completed during the apprenticeship. Apprentices may also receive additional supports and benefits including child care and a educational grant award presently $5350)during and upon successful completion of the CNL apprenticeship program as a result of a partnership with the national Public Allies program and Public Allies of New york.

The CNL Apprenticeship focuses on knowledge and skills development through a combination of weekly formal instruction and on-site personalized mentoring and coaching as well as experiential and peerto-peer learning. In addition through the public allies program, the apprentice will be provided with additional learning and personal development opportunities unique to Public Allies core training and leadership development program. Selected apprentices will be placed with a New york City front-line organization, which will be member of either the ANHD and/or NyIC networks, and that has locally based community organizing as a central aspect of its operations and work. The current class of apprentices, who will graduate on June 30, 2011, serve in CNL host organizations including North West bronx Community-Clergy Coalition, CHHAyA in Queens, make the Road Ny in QueensStaten Island, Fifth Avenue Committee in brooklyn, mirabal Sisters Cultural and Community Center in north manhattan and minKwon Center for Community Action also in Queens (a full listing of CNLs current host organizations and apprentices is available upon request). For more information, contact CNL Director Hector Soto at Hector.S@anhd.org, or complete and submit an application
below: CNLs apprenticeship class of 2011 having fun
Photo: ANHD

ANHD/NYmC wELCOmE NEw STAFF ANHD and The New york mortgage Coalition welcomes michael maloney, joining our staff as Data Reporting manager. michael is now completing his masters degree at Fordham focusing on statistical analysis and urban ethnography. He comes from HPD where he was project manager charged with creating and maintaining databases for the NyC Housing and Neighborhood Study (HANS). michael replaces Corrine balgobin who served the Coalition with distinction for over 10 years.

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CITY UNVEILS DEVELOPmENT PLAN FOR HUNTERS POINT SOUTH IN QUEENS

The city has unveiled plans for the largest affordable housing complex since the 1970s. Phipps Houses, Related Companies and monadnock Construction were recently designated the developers of the project, worth an estimated $360 million in mixed-use development along waterfront in Queens. The development plan for Hunters Point South includes two mixed-use buildings comprising more than 900 housing units and roughly 20,000 square feet of new retail space. According to the administration, at least 75 percent of the housing will be permanently targeted to low-, moderate- and middle-income families, up from the 60 percent required by the Request for Proposals. The administration says the first phase of the project would be completed in 2014. TREASURY DEPARTmENT LAUNCHES CONSUmER FINANCIAL PROTECTION BUREAU wEBSITE WASHINGTON Last week, The u.S. Department of the Treasury announced the launch of a beta Consumer Financial Protection bureau (CFPb) website, ConsumerFinance.gov. The website aims to serve as a critical link to the American public for soliciting ideas on the bureaus creation and priorities and for answering questions on its work. We have the opportunity to create a brand new consumer agency from the ground up. This agency will put a cop on the beat to enforce the laws on credit cards, mortgages, student loans, prepaid cards, and other kinds of consumer financial products and services, said elizabeth Warren, Assistant to the President and Special Advisor to the Secretary of the Treasury on the CFPb, in a new video available on the website. We want to make sure that the American people are with us all the way while we build it. With engagement as the central aim of the CFPb implementation teams initial new media efforts, CFPb says its team will reach out to the American public for ideas, input, and feedback on the work already underway and on new initiatives commencing in the weeks and months ahead. The CFPb beta website currently has the following two features available online: Open for Suggestions. The CFPb implementation team wants to hear from consumers, businesses, and anyone who is interested in making consumer financial services markets work better for everyone. One component of the CFPb beta website is an application for communicating directly with the American people: Open for Suggestions. Interactive Display of Prof. elizabeth Warrens Daily Calendar. One of the items most frequentlyrequested by the public is Prof. elizabeth Warrens calendar. The CFPb implementation team has put her calendar online in an interactive, clickable format. users can explore who Warren is meeting with and hearing from through the online tool, or they can download the iCal feed, subscribe via RSS, or view the calendar as a FOIA-compliant PDF file. visit the site at: http://www.consumerfinance.gov/

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Workshops and Courses in Community Organizing

you must be registered in advance to attend any course or workshop. To register visit: http://www.nycharities.org/events/eventLevels.aspx?eTID=3253

Winter/Spring 2011

Civil Disobedience Thursday, February 24th 10-1pm

This training will help organizers create actions that are effective while safeguarding the welfare of participants. The training will cover strategy, police relations, legal implications and logistics. Participants will learn how to distinguish between Civil Disobedience and aggressive Direct Action. The training will also provide participants with tools to evaluate when Civil Disobedience is strategic and when it is not. Organizers from varied institutions will share their experiences. Conducted by the Center for Constitutional Rights Cost: $50 per person (free for ANHD members) Green Design Resources: Wednesday, march 2nd Sustainable materials and techniques that are practical, and affordable for facilities upgrades, operations and maintenance. Real Estate Finance Thursday, march 3rd, 10-1pm This training will explain how Real estate deals are made, and the conditions which make them profitable. Participants will explore the different actors and institutions involved and the organizing opportunities that exist at different times within the development process. Conducted by Moses Gates, ANHD Cost: $50 per person (free for ANHD members) Online Property Research and Other web-based tools Date: TbA This training will teach participants how to use online research tools to find owners, violation records and other information needed to build strong organizing campaigns. Online resources covered include: Property Shark, ACRIS, NyCHANIS, HPD online. Conducted by Greg Jost, University Neighborhood Housing Program and ANHD staff Cost: $100 per person ($50 per person for ANHD members) Using the Anti-Harassment law Thursday, march 24th 2-5pm This session will address the concerns of organizers attempting to utilize the Anti-harassment law to protect tenants. The roundtable will provide an analysis of a successful harassment case and will outline what organizers need to do to build strong cases. The session will be conducted in a roundtable format, allowing organizers to learn from each other. experts on housing court and the harassment law will also present. Roundtable featuring Ed Josephson, South Brooklyn Legal Services Cost: Free with RSVP

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The U.S. Department of Housing and Urban Development (HUD) is offering non-profit owners of multifamily assisted housing developments a grant opportunity to convert certain properties into assisted living facilities (ALFs). The grant, named Assisted Living Conversion Program (ALCP) has a march 29, 2011 deadline. ALCP first posted January 24, 2011 and is an estimated $30 million program that will help eligible multifamily assisted housing developments who assist the elderly with financing for the conversion through any of the following programs: (1) Section 202, (2) Project-based Section 8 (including Rural Housing Services Section 515), (3) Section 221(d) (4) below-market interest rate, and (5) Section Link: http://www07.grants.gov/search/search. do?&mode=vIeW&oppId=66219 The Federal Home Loan bank of New york (FHLbNy) will conduct one competitive offering in 2011 for the submission of AHP applications for eligible housing projects. Applications for the FHLb-Nys 2011 AHP offering will be due in August. Paper applications must be received by the FHLb-Ny by 5:00 Pm eDT on Tuesday, August 9, 2011. Applications in electronic format must be received by the FHLb-Ny by 5:00 Pm eDT on Friday, August 12, 2011. The 2011 AHP application package will be accessible on the FHLb-Ny website on or about April 15, 2011. you will receive a subsequent notice regarding the availability of the application package at that time. Please refer to pages 818 of the FHLb-Nys 2011 AHP Implementation Plan (the Plan) for details regarding AHP scoring criteria for 2011. The Plan can be accessed on the FHLbNy web site at: http://www.fhlbny.com/aboutus/ bankforms/HCD/AHP/AHP_100.pdf The FHLb-Ny is committed to maintaining the AHP as an essential and efficient funding source for sponsors and developers of safe, decent, and affordable housing initiatives throughout the region.

If you require assistance in preparing an AHP application or if you need additional information related to the FHLb-Nys Housing and Community Lending Programs, feel free to contact the Community Investment team via telephone at (212) 441-6850 or e-mail at ahp@fhlbny.com. macArthur Awards $5.6 million to Support Research on How Housing matters to Children, Families, and Communities The macArthur Foundation today announced nine grants totaling $5.6 million for research to explore the role housing plays in the long-term health and well-being of children, families, and communities. Recipients will mine and connect existing data sets, such as the u.S. Census and school statistics, in new ways to reveal insights into the effectiveness of housing policies and related public programs. Of the nine recipients two represent New york City. mayors Fund to Advance New york City received $1 million to study the role subsidized housing plays in the education and financial and physical health of children and families; New york university received $800,000 to study the impact of housing instability due to foreclosure on school performance. NYC Housing Authority is soliciting proposals from qualified business entities to perform an analysis of its Section 8 Housing Choice voucher Program and to present recommendations for improvements to the Section 8 Program. The contract, named Analysis Of NYCHAs Housing Choice Voucher Program has a march 9, 2011 application deadline. Link: http://a856-internet.nyc.gov/nycvendoronline/vendorsearch/asp/Postings.asp?req_ id=20110131005

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The U.S. Department of Housing and Urban Development (HUD) is offering multifamily housing owners funding to assist elderly individuals and nonelderly people with disabilities living in HuDassisted housing and in the surrounding area to obtain needed supportive services from the community, to enable them to continue living as independently as possible in their homes. The grant, named Service Coordinators in multifamily Housing Program has a march 24, 2011 deadline and an estimated budget of $31,000,000. Link: http://www07.grants.gov/search/search. do?&mode=vIeW&oppId=66313 The U.S. Environmental Protection Agency (EPA) is offering funding to empower communities to work on solutions to local environmental and public health issues. The program assists recipients in building collaborative partnerships to help them understand and address environmental and public health issues in their communities. The grant, named The Environmental Justice Small Grants Program (EJSG) has a march 31, 2011 deadline and an estimated budget of $1,200,000.

GRAN TS

Link: http://www.epa.gov/environmentaljustice/ grants/ej-smgrants.html The Office of Violence Against Women is offering grants to organizations that provide services to teen and young adult victims affected by sexual assault, domestic violence, dating violence and stalking. The grant, named Services to Advocate For and Respond to Youth Program has a march 16, 2011 deadline and an estimated budget of $300,000. Link: http://www.ovw.usdoj.gov/docs/youth-programservices-fy2011.pdf The Department of Housing and Urban Development is offering grants and loans through HuDs Office of Affordable Housing Preservation for eligible property owners to make energy and green retrofit investments in the property, to ensure the maintenance and preservation of the property, the continued operation and maintenance of energy efficiency technologies, and the timely expenditure of funds. The grant, named Assisted Housing Stability and Energy and Green Retrofit, was first posted in 2009 and has a February 16, 2011 deadline. http://www07.grants.gov/search/search. do?oppId=45922&mode=vIeW

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APT TS N S
Click here for a full list of HDC-financed developments currently accepting applications for available apartments.

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Diversity

ANHD Annual Conference March 16, 2011

9:00am 9:15am 9:15am 9:30am 9:30am 10:00am 10:00am 11:00am Breakfast and Networking Introductory Remarks Keynote Speaker Mayor Michael Bloomberg Morning Plenary Policy Panel Panelists Dorothy Broadman, Director of Corporate Citizenship, Capital One Bank Allen Fishbein, Federal Reserve Board of Governors (invited) Wilson Goode, Member, Philadelphia City Council Michelle Neugebauer, Cypress Hills Local Development Corp. (invited) Liz Ryan Murray, National Peoples Action Josh Silver, National Community Reinvestment Coalition (invited) Al Vann, Member, New York City Council

CRA: How to Ensure Local Accountability As New York Citys banks have grown into national and international corporations, many have become less responsive to the credit needs of local residents and communities. This panel will explore strategies and best practices for increasing bank commitment to meeting the credit needs of local communities, including local Responsible Banking ordinances.

11:00am 11:15am 11:15am 12:30pm

Break Morning Workshops Homeownership Peeling Back the Curtain: An Insiders View on Affordable Lending Get the insiders view on how affordable lending decisions are actually made. This panel brings together experts in credit policy, underwriting, and loan origination to discuss how lending policy is determined, modified and implemented. Panelists TBA, Risk Management, Citigroup (invited) TBA, Credit Policy, HSBC (invited) TBA, Affordable Housing, Bank of America (invited) Stephen Cozier, Community Lending Loan Officer, JPMorgan Chase Mariadele Priest, Vice President Affordable Housing, Capital One, Moderator Housing Policy Expanding Opportunities for Nonprofit Development: Working with HDC The New York City Housing Development Corporation is responsible for financing tens of thousands of affordable units here in New York City. What goes into a Low-Income deal with HDC, and what are some of the best ways for CDCs to partner with them? Panelists Harry DeRienzo, Executive Director, Banana Kelly Joan Tally, Senior Vice President for Real Estate Development, NYC Housing Development Corp.

Housing Development Buying and Preserving Distressed Occupied Buildings: True Tales With the predatory equity crisis, many more buildings are falling into disrepair. Hear and discuss how your organization can confront overleveraging and disinvestment, and work with tenants to stabilize other distressed occupied buildings. Panelists Deb Howard, Pratt Area Community Council Rhonda Lewis, Bridge Street Development Corp. Thomas Yu, Asian Americans for Equality Community Organizing Analyzing Local Campaigns: Case Studies of Victories and Challenges This workshop will explore local and citywide affordable housing campaigns. Panelists will cite from first-hand experience organizing strategies and political conditions that facilitated success or created ongoing challenges. Panelists Robert McCreanor, Catholic Migration Office - Immigrant Tenant Advocacy Project Jackie Del Valle, Housing Conservation Coordinators Gabriel Pendas, North West Bronx Community and Clergy Others TBA

12:45pm 1:45pm 2:00pm 3:00pm

Lunch and keynote speaker Darryl C. Towns, Commissioner & CEO of New York State Homes & Community Renewal (invited) Afternoon Plenary Policy Panel Panelists PJ Kim, Director, Drum Major Institute (invited) Dave Palmer, Executive Director, Center for Working Families (invited) Elana Shneyer, Director or Organizing, Pratt Area Community Council Jessica F. Vazquez, Executive Director, Neighborhood Preservation Coalition of NYS (invited)

The New State Housing and Fiscal Agenda: The political ground in Albany has shifted with a new Governor and Senate leadership. How will the newly consolidated state housing department approach its housing regulation, preservation and development mission? How will the broad deficitreducing focus of the governors budget, which includes major spending cuts and a real estate tax cap, impact the states fiscal and social future? And, is there an opportunity to strengthen tenant protections in the coming year? 3:00pm 3:15pm 3:15pm 4:45pm Break Afternoon Workshops

spending cuts and a real estate tax cap, impact the states fiscal and social future? And, is there an opportunity to strengthen tenant protections in the coming year? 3:00pm 3:15pm 3:15pm 4:45pm Break Afternoon Workshops Homeownership Peeling Back the Curtain: An Insiders View on Loss Mitigation Understand why some loan modifications succeed and why some fail and what you can do to increase your success rate as a foreclosure prevention counselor. This panel brings together leaders from the major lenders to share their candid views on the current state of loss mitigation. Panelists Hala Farid, Office of Homeownership Preservation, Citigroup Jacqueline OGarrow, Senior Vice President, National Director of Alliances and Initiatives, Bank of America Ronald Branch, Vice President, National Relationship Manager, JPMorgan Chase Foreclosure Judge/Referee (invited) Kimberly Allman, Director of Homeownership Preservation, New York Mortgage Coalition, Moderator Housing Policy Permanent Affordability: Next Steps for Implementation This workshop will detail the steps the city and state have taken to require long-term or permanent affordability as well as highlight projects that have committed to permanent affordability. Panelists will discuss how its possible to develop housing that will remain affordable in perpetuity. Panelists Brad Lander, Member, New York City Council (invited) Michelle de la Uz, Fifth Avenue Committee Erik Martin Dilan, Member, New York City Council (invited) Ruth Ann Visnauskas, Deputy Commissioner for Development, NYC HPD (invited) 5:00pm 7:00pm Gala Awards Reception

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Housing Development Maintaining Local Accountability: Structuring Partnerships to Strengthen the Not-For-Profit Sponsor The exact wording in a partnership agreement can have a serious impact on who controls a development and how the community benefits. Learn how to best negotiate agreements with for-profit developers to retain the greatest degree of local control. Panelists David Goldstein, Goldstein Hall Ismene Speliotis, Mutual Housing Association of NY Community Organizing Membership Models for Grassroots Organizations: What Works, What Doesnt & Whats Next This workshop will share best practices for base-building and developing a membership model that reflects your organizations specific goals and circumstances. Panelists will explore future prospects for member-led grassroots organizations. Panelists Damaris Reyes, Good Old Lower East Side Northwest Bronx Community and Clergy Coalition Javier Valdes, Make the Road New York

ANHD will present its First Annual Champion of Housing Award to New York City Council Speaker Christine Quinn We will also announce the winners of our Excellence in Neighborhood Organizing Award Panel of Judges Kim Jasmin, JPMorgan Chase Foundation Ed Josephson, South Brooklyn Legal Services Mike Pratt, Scherman Foundation Maggie Russell-Ciardi, Tenants and Neighbors Kevin Ryan, New York Foundation David Shuffler, Youth Ministries for Peace and Justice SPONSORS

and ANHD Housing Development of the Year Award Panel of Judges Irene Baldwin, Former ANHD Executive Director Andy Ditton, Citigroup William Menking, Professor of Architecture at the Pratt Institute and Editor-in-Chief of the Architects Newspaper Denise Scott, Local Initiatives Support Corporation Abby Jo Sigel, Enterprise

GOLD SPONSORS

RECEPTION SPONSOR

SILVER SPONSORS

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Wednesday, February 16 NYC COUNCIL SLATED mEETING New york City Council during its slated meeting is expected to vote on the Responsible banking Act in addition to two bills on housing code. February 16 1:30 Pm emigrant Savings bank - 49-51 Chambers Street

Thursday, February 17 Action Alert: Brooklyn Kick off Rally for Real Rent Reform! at 6:30pm At Lafayette Avenue Presbyterian Church (85 South Oxford Street, Fort Greene, brooklyn) Thursday, February 17 Greening Modernism: How a Defining 20thCentury movement Can Advance Sustainability Goals and Enrich Our Quality of Life. modernism was the defining cultural movement of the 20th century. While its application to the built environment lacked our understanding of resource constraints, its hallmark was, in fact, a precursor of todays quest for sustainability: realizing maximum value from minimal means tailored to local conditions. To illuminate the magnitude of these potential benefits and how modernism can guide us toward them, the AIANy Committee on the environment is convening a roster of experts. Some are modernisms direct heirs: they knew its practitioners and worked with or for them. All of them view it as a living legacy. Their provocative discussions will be keyed to release of a major new book: Greening modernism: Preservation, Sustainability, and the modern movement, by Carl Stein, FAIA, who will speak at the event. Website: http://cfa.aiany.org/index. php?section=calendar&evtid=2809 When: Thursday February 17, 8:30 a.m. - 12:00 p.m. Where: The William and Anita Newman Conference Center, Room 750, 151 east 25th Street, Ny, Ny Tuesday February 22 Roads to Nowhere: Public works in a Time of Crisis New yorkers living in the midst of economic crisis are getting mixed signals about the future of public works. Will the No. 7 subway line be extended to New

Jersey? Will the Second Avenue subway ever be finished? When will real work on moynihan Station get started? What is the fate of New yorks public works given the fiscal crisis in Albany and the economic stranglehold of The Great Recession? michael m. Grynbaum, transportation reporter for The New york Times, leads a discussion on public works in a time of fiscal crisis with Joan byron, Director, Sustainability and environmental Justice Initiative at Pratt Institute; Dr. michael Horodniceanu, President, metropolitan Transportation Authority Capital Construction Company (mTACC); Denise Richardson, managing Director of the General Contractors Association of New york; and Jeffrey m. Zupan, senior transportation fellow at the Regional Plan Association. Reservations required. $6 museum members; $8 seniors and students; $12 non-members. Website: http://www.mcny.org/public-programs/ lectures/Roads-to-Nowhere.html, RSvP to programs@mcny.org or 917-492-3395 When: Tuesday February 22, 6:30 p.m. Where: museum of the City of New york, 1220 Fifth Avenue at 103rd St, New york Ny Friday, February 25 RAY GRIST TO BE FEATURED SPEAKER Saturday Lecture Series Harlem born painter, Ray Grist will share insights, influences and stories from the creative and cultural energy of the Harlem of his youth. At a young age, he met numerous visual, theatrical, and literary artists, such as Langston Hughes, bob blackburn, Romare bearden, Ossie Davis, Ruby Dee, Leonard bernstein, Jerome Robbins, Helen Hayes, Chita Rivera, Sammy Davis, Jr., Noel DaCosta, muriel Rahn, Roy DeCarava, Geoffrey Holder, vinie burrows, and many others. A true elder of the Harlem Fine Arts scene, Ray is one of only six artists to be selected by a jury for ArtCart, Columbia universitys pilot program initiated by the Research Center on Arts and Culture. Harlem Fine Arts Show 2011 - Opening Gala Reception Assembly and South Halls The Riverside Church 490 Riverside Drive New york, Ny www.hfas.org

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PROPERTY mANAGER

SPeCIFIC ReSPONSIbILITIeS Supervise the Site management and maintenance staff. Lease enforcement. Follow up on resident complaints and work orders. Process applications for unit rentals. Process tenant move-in and move-out forms. Supervise the processing of annual tenant certifications for Section 8 and Tax Credits Prepare for HuD mORs and HDC file audits and respond to findings Inspect the property, prepare reports of site conditions and arrange for repairs as needed Review and approve invoices for payment monitor rent collections and follow-up legal actions: - Review tenants accounts on the rent due date; review accounts with GRCs Collection unit and notify counsel to initiate legal action. - Prepare documentation for legal counsel on nonpayment actions. - Appear in Housing Court to represent management on non-payment eviction actions. Attend resident organization meetings. Coordinate program delivery and facility oversight with Director of Senior Services. Interact with local community groups and residents for the betterment of the development. Provide support and monitoring of offices and senior center space. QuALIFICATIONS bachelors degree preferred. Job requires basic computer literacy. Knowledge of other language not required but a plus. TO APPLy Send resume to the attetion of Cathy Herman cherman@goddard.org

JOb DeSCRIPTION Goddard Riverside Community Center is one of New york Citys leading human service organizations. We are seeking a building manager to take responsibility for the main facility of the agency, with the ability to handle and support several functions vital to the agencys success. Phelps House, at 593-595 Columbus Avenue, comprises 160+ units of low income senior housing, the agencys senior center, programmatic and performance space and the main administrative offices for Goddard Riverside. GeNeRAL ReSPONSIbILITIeS Residential Responsibilities: The Property manager will have overall responsibility for the day-to-day management of the property. The Property manager is responsible for assuring that the residents receive prompt, efficient, courteous and quality service. In order to execute this responsibility, he/she would supervise the general administration and physical operation of the site. The Property manager will coordinate day to day activities with a managing agent, who is responsible for back office, technical assistance and purchasing. The ideal candidate will have experience supervising a maintenance staff of union employees, , RAm/ Arm Designation, knowledge of HuD Rules and Regulations and Project-based Section 8 and the federal Low Income Housing Tax Credit Program. Administrative and Program Support: The offices and senior center, which are adjacent to the residence, are the responsibility of the Property manager, from basic maintenance to assistance for special events, including fundraising and community forums for elected officials, to coordination with community groups who rent space and governmental agencies (community board meetings are held at the site, and it is a polling place). Reporting to the Director of Housing for Goddard Riverside, the Property manager will be expected to multi task and manage multiple priorities.