NYC promoting Community Land Trust, Chinatown says NO - 时政 美国中文网视频
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NYC promoting Community Land Trust, Chinatown says NO
2017-08-30 20:48    
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简介:
Community Land Trust (CLT) is an affordable housing model which is positioned to relieve landlords’ tax burdens and maintain affordability for lower-income renters. However, this widely accepted housing model is facing rejections in Chinese community[查看详细内容]  分享到微信
详细:

昨晚在纽约曼哈顿基普斯湾(Kips Bay),租金正义联盟(Rent Justice Coalition)组织集会,呼吁市府采取有效措施降低租金,提供更多可负担住房。不少华裔租客也加入了这次的活动。


Rent Justice Coalition held a gathering last night at Kips Bay Manhattan, asking the city agency to take effective measures on lowering rent and providing more affordable housing. Many Chinese renters joined the rally.


房东经常骚扰我们,把我们赶出华埠,然后装修公寓,租给高收入的租客。


The landlord frequently harasses us and tries to kick us out, so he can renovate the apartments and raise the rent on new tenants.


然而面对租客的抗议,华埠的房东们也很无奈。


The landlords in Chinatown feel helpless to the complaint.


(我家租户)每月最低只有300元,还有些华埠的房东说,他们一些住户的租金还不到100元/月。作为一名房东,我可以告诉你,维护一间公寓的开销每月至少要好几百元。


My tenants pay as little as $300/month. Other landlords have tenants paying less than $100/month. As a landlord, I can tell you that it takes hundreds of dollars to maintain an apartment.


细究租客们的投诉,不难发现,涉及逼迁案的房东均非华裔房东,而是从华裔房东手中买下这些楼宇的房产公司。原本位于伊丽莎白街90号的楼宇隶属于温州同乡会名下, 结果该公司通过各种非法手段骚扰和逼迁租客,一度引起了州长库默的重视。


By going through the complain list, one can easily find out that none of the landlords involved in tenants harassment is Chinese. It is the new property owners - real estate companies - practicing harassment. 90 Elisabeth Street, a property previously under Wenzhou Benevolent Association, was sold to Marolda Properties. Marolda Properties’ harassing practices even brought attention to NY Governor Cuomo.


我们看到的结果就是小商家关店、房东卖楼。他们走后,接手的地产商只对土地感兴趣,不 会保留可负担住房。


What we see is small business closing down, landlord selling their properties. The new owners have no interest in keeping the affordable housing.


讲究“传承”的中国文化最忌讳“变卖祖产”,但连年的亏本倒贴,让不少在华埠拥有物业的华裔房东无奈将家族楼宇卖出。


The traditional Chinese culture is taboo on selling inheritance. But after years of losing money, lots of Chinese landlords decided to sell their family-owned properties.


如果我离开华埠,一定是因为纽约市府没有为华埠的家庭着想,他们制定的法律和政策把我们逼走。


If I left Chinatown, that must be the city government is creating terrible laws to kick us out.



华裔房东的出走让地产开发商们蠢蠢欲动。成功盘下了华埠可负担住房的地产商,当然也不愿意无限期的做着亏本生意。因此,逼走租客,修建商业楼的事件在华埠频发。


Estate companies are willing to take over Chinatown, and no one is willing to lose money on their properties. So harassing tenants and trying to build commercial buildings are frequently happening in Chinatown.


今年初,市长白思豪宣布了他的20万可负担住房宏愿,计划在保存现有可负担住房的前提下,修建新单位。根据纽约市房屋及维护发展局HPD的数据,华埠拥有超过4千套可负担住房。相比花费大量的人力财力修建新单位,保护华埠现有单位不流失,才是政府更加高效的选择。市议会第一选区市议员陈倩雯开始在华埠社区推行“社区土地信托”,希望借此留住华埠的可负担住房。


NYC Mayor Bill de Blasio announced his aspiration to have 200,000 affordable houses in the city. The plan will be keeping the old affordable houses while building new ones. According to data from NYC DOB and HPD, Chinatown has 4,000 affordable houses. So it will be wise to keep the existing affordable houses than spending tons of money on buildings new ones. City Councilwoman Margaret Chin of District 1 is now promoting Community Land Trust (CLT) in hope of keeping the existing affordable houses in Chinatown.


因为在下东城和其他州已经有社区土地信托的做法,所以我们要吸取他们的经验,特别是下东城的社区土地信托,让他们帮助我们,可不可以用社区土地信托这个计划来解决这个问题。


Lower East Side and other states have starting to practice CLT. So we are trying to learn from their success, especially learning form Lower East Side.  We hope they can help us in solving this problem.


“社区土地信托”是一个拥有土地所有权的非营利组织,通常由三部分组成:组织内居民,---周边社区居民以及房地产、物业管理、房屋、金融或其他有关机构的专业人士。目前全美共有250个“社区土地信托”。而位于纽约市下东城的Cooper Union则是纽约的唯一一个架构完整的“社区土地信托”。


CLT is a nonprofit corporation that develops and stewards affordable housing, community gardens, civic buildings, commercial spaces and other community assets on behalf of a community. There are 250 CLT programs nationwide. Cooper Union of Lower East Side is the on ly comprehensive CLT program in NY.


不过,对于华埠的房东们来说,“社区土地信托”也并非新事物。该计划的倡导者——华埠共同发展机构总监陈作舟表示,自己6年前提出这一计划时,所有人都嗤之以鼻,说他是“疯子”。


However, CLT isn’t a new noun to landlords in Chinatown. Wellington Chen, the Executive Director of the Chinatown Partnership, who is also the initiator of CLT says he was promoting it six years ago. But people thought he is “crazy”.


唐人街要稳定,“脚”必须稳。


A stable Chinatown needs a stable founding stone.


他说,加入信托将使业主有力量去和政府协商减少地税,还能集合更多资金对社区里的老旧房屋进行修缮。


He says, by joining CLT, landlords will have more ground in negotiating with the government on reducing land taxes. This will also help them in gathering capital to renovate aging buildings。


我们最主要就是让你有一个选择,把税的压力减低下来。另外一个建议是,如果政府能够接受的话,我本来税是交给政府,你却拿去乱花了,而我可以拿来修缮天花板,或者升级炉灶,如果租客是低收入家庭,则可用这笔钱进行必要设备的更新。


We are mainly providing you a choice of lowering the taxes. Or if the government will agree, instead of giving the tax money for them to spoil, the landlords could use it to renovate the ceilings or upgrade the oven. Or if the tenants have financial difficulties, this money will be used on necessary renovations.


然而,“社区土地信托”这个在其它社区大受欢迎的提案在华埠的推行却遭遇重重阻力。纽约中华公所及下属的60个传统社团在华埠拥有大量楼宇。主席萧贵源表示,虽然公所每月都要为稳租房补贴资金,但因为目前没有看到市府制定出明确的减税政策。因此,对加入这个“所谓”减税的“社区土地信托”计划依旧持保留态度。



However, the CLT welcomed in other communities is facing great obstacles in Chinatown. Chinese Consolidated Benevolent Association(CCBA) and 60 other traditional Chinese organizations under it have lots of properties in Chinatown. Jerry Shiao, President of CCBA says, CCBA is paying to keep all the affordable houses, but they don’t see the city is trying to introduce a clear tax reduction on it. So they have not decided to join the CLT.


中华公所属下有60个大侨团,像很多非牟利的机构,市府说可以免税。但是我们并没有得到免税。所以你说这个信托对我们减税,但我没有看到实际的行动来帮我们减税。


CCBA has 60 sub-organizations. Many of them should be taxes exempted since they are non-profit organizations. But we are taxed. So when you mentioned this CLT, I’m questioning the real action on taxes exemption.


比起中华公所的迟疑,纽约崇正会主席刘满却是一口回绝。刘满说,纽约崇正会在华埠拥有9套可负担住房,但由于地税和水电上涨速度远高于市府规定的每年房租增幅,他们作为房东每月都要倒贴近2000元。


In compare to CCBA’s undecidedness, Man Lau, President of New York Tsung Tsin Association(NYTTA),   Lau says NYTTA owns 9 affordable house in Chinatown. Due to the increase rate of utility bills exceeding rent increase rate every year, NYTTA is losing $2,000 every month.


以我们现在的状况,一套公寓是300多元一个月,但我们只收100多元的租金,我们每一套公寓都要补200多元。


For now, maintain an apartment cost over $300 a month, but we can only collect over $100. We are losing $200 per apartment.


然而这个比起加入“社区土地信托”后需要进行冗长的审查手续,刘满宁愿“亏本”也不愿“参团降税”。


And considering all the paperwork and application procedures after joining CLT, Lau rather pay the price.


但是我们不想麻烦,就算了,我们现在可以维持,所以不想找太多事情。


We don’t want to make life harder. We don’t want more work since we can afford the loss now.


据华埠房产经纪透露,想要在华埠租下一个铺面或是公寓,支付房东“咖啡钱”是一直以来不成文的规矩,而这些灰色收入都不会体现在社团的账面上。刘满表示,如果加入“社区土地信托”,社团旗下物业的所有收支都必须白纸黑字上交政府,反而影响实际收入。


According to an estate broker in Chinatown, paying “coffee money” to the landlord is an unwritten law for one to rent a commercial or residential space in Chinatown. And it is not showing on paper. Lau says, by joining CLT, they will need to submit all the accounts to the government, it would affect their actual revenue.


有好多文件工作要处理,还得上交给政府,要拿政府的钱,就得做一堆报告,开支是多少,账目全部都要告诉他们。这样我们就不想麻烦,所以我们不想做。


There are lots of paperwork needed to be done and submitted. If you want money from the government, you have to do all kinds of reports, and let them know all of your accounts. We don’t want to make life harder by doing that much work.


成立于1994年的Cooper Union“社区土地信托”由Mutual Housing Association掌管,共拥有21栋楼宇,328套公寓,其中绝大多数已由出租公寓改为低收入合作公寓(Co-op)。


CLT Cooper Union was found in 1994 and managed by Mutual Housing Association. It manages 328 apartments in 21 buildings. Most of the rental apartments are turned in to low-income Co-ops.

虽然“社区土地信托”有像Cooper Union这样的正面案例,却在华埠遭遇水土不服。如果完全依葫芦画瓢照搬Cooper Union的运作模式,在华埠必然是死路一条。因此,如何因地制宜、平衡各方利益也许才是HPD目前最应思考的问题。(美国中文网 徐津晶 王依依)


Although CLT could be as successful as Cooper Union, it couldn’t make its way into Chinatown. Chinatown can’t just copy the operating method of Cooper Union. So how to come up with a program that fits Chinatown, is the first priority of HPD.


SinoVision Jinjing Xu and Yiyi Wang reporting from Manhattan Chinatown


NYC promoting Community Land Trust, Chinatown says NO
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