Walter South Statement at the West Harlem LDC Community Forum 30Sept06

Statement on the Proposed
Community Benefits Agreement
with Columbia

My name is Walter South

I live near Tiemann Place

For the record I would like to state my credentials:

In terms of education: I have an MA in Sociology from the New School.

I have completed all the work on a PhD in Sociology from the New School, except for a dissertation.

I have a Masters Degree in Urban Planning from Hunter College.

I am at present working on a Masters Degree in Historic Preservation at Pratt University.

In terms of experience: I am the former Housing Director of the National Urban League.

Formerly Director of a non-profit housing development corporation. Built primarily under 236 and federal tax credit programs.

Formerly a Housing Consultant and built primarily under the Federal 202 program.

Formerly an Adjunct Professor and taught Housing at both Rutgers Law School and New York University.

At present: I am a member of CB9M

Vice Chair of the 197-a Committee and one of the key authors of the 197-a at CB9M.

Co-Chair of the Housing and Land Use Committee at CB9M.

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I am going into this detail for two reasons.

I want to make it clear. What I say does not reflect in any way a policy statement for CB#9.

I am speaking only as concerned citizen of this community. But, as a concerned citizen who has had both the education and the experience to, I hope, make a reasoned and rational analysis of the task at hand, namely benefits within the CBA within the scope of work by the LPC. Matter of fact both of these concepts grew out of term papers I did as a graduate student in the Planning Program at Hunter College.

I want, first of all, to make an unambiguous statement. I for one, and I think this is generally endorsed my most people in the community WELCOME, that is to say, WELCOME Columbia into our community. I do not object TO their coming but I do object to HOW they are coming.

Objecting as to how your child acts is not to be misunderstood as not wanting your child.

First, and foremost, in regard to the CBA, Eminent Domain must be taken off the table.

Eminent Domain is an unethical and unwarranted abuse of the police power of the State. In particular in this case where Eminent Domain is being used by a private entity entirely for only one reason to usurp the power of the public for their own private abuse and private profit.

Not with standing all of the fancy talk from both the City and Columbia about the need to expand academically and the need of fulfillment of their “mission”, what is actually happening is quite simple. President Bollinger himself stated on 24 Sept 06 in his beginning a new $4 billion Fund drive for Columbia, that Columbia’s present $5.9 billion endowment ranks only eight largest among U.S. universities. Columbia’s endowment is barely one-fifth of Harvard University’s $25.5 billion, and one-third of Yale’s $15.2 billion, and that Princeton, which has been ranked first by U.S. News has the nations

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fifth largest endowment at $12.7 billion. Bollinger stated that his goal is to take Columbia which now ranks ninth by U.S. News and World Report into the ranks of Harvard and Yale.

As usual because of incompetent management, Columbia is far behind the other Ivy League Schools. While Harvard, Yale, and Princeton, in terms of Capitalization and Endowment Funding have over the past ten years geometrically expanded, Columbia has remained stagnant. Columbia is not only lagging, but their position has in the past few years been seriously eroded.

In order to leap frog over the other better ranked colleges and make up for their bad management, they have decided to jump ahead by suckling at the government tit.

Columbia’s scheme is quite simple. They plan to make a land grab.

Under Eminent Domain they can get land zoned for two story buildings at two story prices and then can build eighteen story or higher buildings. The land under an eighteen store building is, of course, much greater in value but Columbia gets the upside profit; the unwilling “seller” gets next to nothing for his real loss. Columbia pays only for existing market value, not for future value. This is not a free market transaction. This is a mugging for property.

By using Eminent Domain they get off real cheap; they not get to they buy at condemnation prices which is existing market value and not future value, but, in addition, under Eminent Domain the term “just compensation” actually means “merely compensate”. No future value can be paid, no loss of business expense can be paid, no moving expenses can be paid, and no loss of business good will can be paid.

You may think that this alone is a shrewd deal, but wait there is even more milk coming down for Columbia to nurse on.

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The rest of their State Socialist support system is: They plan to get all of the land under all the streets and sidewalks for FREE (this is normally 40% of the space in the area) which of course they expect the City (you and me) to pay to maintain. And they expect to pay no real estate taxes, ever, on the entire area.

WAIT ! There is even more substance flowing in those mammary tubes of the government. They expect to use tax exempt State Dormitory Bonding Funds to build these buildings and Federal grant money to operate programs in these buildings which will pay off the cheap Dormitory mortgages.

Columbia has not given any real evidence for their need to expand academically, they only say they have a need, matter of fact, they have not even explained the use of many of their proposed new buildings. Only the new Brain Institute and the new high school have proposed funding. The Art School is looking for a new Dean and has not the necessary funding to complete its building. The majority of the area is either without program or funding, or they are not being truthful. Hence the only conclusion is a land grab using the power of the government and the money of the government.

Columbia has entered into an agreement with the Empire State Development Corporation for condemnation using Eminent Domain which has established provisions which Columbia has agreed to. This agreement with Empire State, the General Project Plan or GPP must be made public.

Why should your tax dollars support a Columbia land gab to support their “mission” i.e. which is actually to build their endowment. This makes no sense to me.

The ESDC GPP must be made public and Eminent Domain must be taken off the table.

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Columbia must agree to a level playing field. Not only must eminent domain be taken off the table but they must agree to be transparent in their purchases, shop harassing owners who do not want to sell, and be responsible in property maintenance on sites they which they buy.
At present Columbia and their lackeys are calling owners to sell, and threaten Eminent Domain if they refuse.

At present Columbia is allowing what they do own to deteriorate and become a self-generated slum in our community.

At present Columbia is showing Powerpoint presentations with buildings they do not own as “Their new business park”.

At present Columbia is leaving “For Rent” signs on property which is not really for rent.

At present Columbia operates properties which are denigrated with graffiti or have broken windows, or signs of businesses long gone. They leave up old awnings and sign fixtures without ads in an effort to show an area which has deteriorated. Of course it has deteriorated by their actions.

This purposeful lack of property maintenance has to end.

And. They have to this an endless parade of consultants, real estate agents, and various surveyors, and tours for alums showing buildings they do not own as theirs. This petty intimation must stop.

At present Columbia is acquiring property in collusion with various State Agencies and not even entering into conversations with the actual owners.

And at present Columbia’s most underhanded actions are with gag orders on the sellers. These gag orders prevent the sellers from even talking with anyone in the community. Terms, sales prices, and conditions of sales are not posted publicly. There is no free market. There is Eminent Domain and a gag order and intimidation. This has to end.

The CBA must stipulate if they want to buy, they must fully publish sales,

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prices, conditions, and terms, and they must maintain what they do buy.

They have to stop the harassment of owners who do not want to sell, and they must become responsible and transparent in what they do.

A basic element of the 197-a is historic preservation. I think this is a fact since during the writing of the Plan, I insisted that it become a key component of the plan. This necessitates a commitment to preservation and to an infill approach to development.
In the CBA Columbia must agree to these terms and provisions.

(The LDC at present fails to even have a seat for preservation. That is only ONE of the reasons the present LDC is so limp).

Historic preservation retains those fragments of our past which highlights the evolution of our urban space and reminds us of the efforts and the lives of those who came and went before. These buildings are important as earmarks in a book which we have read. They remind us of images important to keep present.

The 197-a has a list of buildings worthy of Landmarking such as the Studebaker Building and the Dispatch Warehouse building, and of structures which should be on the State and National Registry such as the 12th Avenue Riverside viaduct and the diner on 12th Avenue at 130th Street , and Historical Districts such as Morningside Heights and Old Manhattanville.

Columbia claims they need no such intervention because they are such thoughtful owners. Since Columbia only speaks to God, they need no responsibility to the City. Of course, one only needs to look at Lerner Hall or their Stern Chinese Pavilion Building to understand what God told them to do.

It may well be that God sees no value in the old airplane diner on 12th Avenue and 130th Street, but the fact remains this is one of the last surviving airplane diners left in the City. It reminds us that when the meat packing

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business was big on 12th, this diner served meals all night and closed early

after noon. It needs be restored and once again a part of the community.

And the old Tavern on Broadway needs to remain part of our fabric.

Columbia in the CBA must agree that all State eligible buildings in their new business park should be protected as City Landmarks and, listed on both the State and National Register. And as a part of the CBA agree to pay for this effort.

In addition, they must agree in the CBA to new Historical Districts for Manhattanville around Tiemann Place, for a Historical District on Convent Avenue above 125th Street, for a Historical District on 122nd Street east an above off of Broadway, for a Historical District in Morningside Heights east of Riverside Drive, and for the expansion of Hamilton Heights west of Broadway to Riverside Drive. And they should provide the funds and expertise to finalize this process. And they must agree to in-fill development.

An important aspect of the 197-a was the building of Leeds Certified Green Buildings and a zero waste management plan. Our Pratt consultants brought this to the table. The CBA must make this part of its agreement. If Columbia wants real property tax exemption, low interest State bond financing, and Federal Grants for programs why should they pollute our community? Why can they not build green buildings? And why not zero waste? This should be a part of any CBA.
Furthermore in my opinion, the proposed FAR by both The Columbia 197-c and the CB#9 197-a is far too low.

If the FAR was raised to 8 we could have affordable housing and Columbia could have what they need.

There are many people in our community who have a knee-jerk reaction to height but height is not the real issue. Urban means density, a greater density gives the community amenities which creates an environment which we all

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desire. The real problem is lack adequate public transportation.

What needs to be focused on are improvements on 125th Street, improvements on our subways, opening of an Intermodal Center on 12th Avenue, opening Ferry Service on both ends of 125th Street and opening of a Metro-North Station.

At present MTA is at present considering building a Bus Rapid Transit System on 125th Street beginning at 12th Avenue and going to Second Avenue and down to the Bowery. If this system were tied to LaGuardia and new ferry service this alone would create the infrastructure to handle the increased density which would lay the groundwork for the affordable housing which we need.

The CBA needs to do two things:(a) Call on Columbia to support the new BRT System and the Intermodal Center and (b) Increase the FAR to 8 from the present 6.2.

Columbia needs to basically give up Broadway. Sites on Broadway which Columbia has acquired needs to be given back to the Community for affordable housing, The church on Broadway, in an old historic, structure needs be saved. And the businesses along Broadway that want to remain should stay. At present there is a campaign to harass these owners, to intimidate them, to stampede them to sell. This must stop. If owner want to sell, so be it. If they do not want to sell, Hands Off. Columbia is acting like a spoiled brat. “If we cannot make the rules to win in our naked grab for land we are going to not play. Has our national religion become Columbia’s creed: We must fulfill “Our mission”.

Columbia must address our needs for public parking space for automobiles. They are taking hundreds of spaces off of the public sector and transforming these spaces into exclusive private spaces. Don’t have any dreams of parking in Columbia spaces if they can fill these spaces with their people with special access cards. After all they will say it is a question of “National Security”.

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Columbia needs to pay for mechanical co-op fixed priced parking garages.

Any offer of letting us park in their space is not acceptable. We need space owned and operated by the Community and reserved for the Community.

Then there is Columbia’s double-speak about “Privately Owned, Publicly Accessible Space”.
All of the land designated as “Privately Owned Publicly Accessible Space”

should be given to City Parks and should belong to the Public. Why should Columbia set the rules for the use of public space. Is this some find of fiefdom where when the king wants to walk the surfs must stay at home? I guess that is why Columbia is nicknamed “King’s College”.

There is hardly a single word that Columbia uses which wouldn’t put Aldous Huxley turning in his grave like a gyroscopic top. For example, they call their plan a mixed use plan. Where is the mix? I mean when you go into a cow barn everything on the floor is the same stuff. And when you have one tenant only where is the mix? And when you limit access there is no public.

The solution is to put these sites in Public control.

The CBA needs to address this outrage and have these sites deeded to the public.

Education. The schools in CB9M are in a meltdown. I would suspect that an analysis of data would show. as it often does that the longer children are in the public schools in our community the dumber they become. In other words, their test scores actually drop the longer they attend public schools. This is called dumbing down.

Columbia is proposing building a new high school for “bright” children. They mistakenly think that all of their faculty and staff children will automatically fall into this category. Of course, if you have ever taken classes at Columbia you would know this may or may not be true. But the point is what about Public education? Why doesn’t Columbia take over all of the Public Schools in CB9M? They are known as one of the leading

educational institutions in the world. I am sure they consult all over the

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world on education. Why isn’t this expertise practiced right here in their own community?

Secondly, there is a great need for an education program for children who do not fit into an academic track. For example, the City has an increasing demand for skilled craftsmen in stone work, in stained glass, in restorative brick and marble work, in fancy plaster. Why not a High School in the skilled building trades? This is only one suggestion, but if we need a High School for the nerds, we also need a school for the common Joe’s who make up the real backbone of a diverse community.

The CBA needs to call Columbia to do two things (a) take over all of CB#9 Public Grade and Intermediate Schools within the next ten years. And (b) build and operate a trade school for our children who do not want to pursue an academic track but still need to earn a decent paying job.

Columbia needs to share its resources with the Community. Have you ever tried to use their Libraries? At Avery you can hardly even get in the door unless you can prove you paid $35,000 to be a student! This is unreasonable. Can you park in any Columbia garage? Can you swim in any Columbia Pool? Can you take a course for credit and transfer out your credit to another school for a reasonable fee if you are a community resident?

Columbia has to open their facilities to the Community. There is no reason that the Community cannot use these facilities also. I am sure the demand would not overwhelm the College and they could improve their image as community friendly institution. Of course, this would mean a complete change in the way they operate and may even require a new President at the University.

These are but a few suggestions for the LDC. I am sure if the LDC had been more transparent in its formation and had included a broader range of community interests at their select table, then there would be no necessity for this lengthy discussion but alas this has not been so. In closing I would say that if the LDC does not make significant revisions in their leadership, and their modus operandi and if this process does not result in meaningful concessions, then Columbia will see the LDC as just another poor suppliant on their knees asking for some cake crumbs before the throne of King Bollinger.