REAL ESTATE DEVELOPER
DONALD
CAPOCCIA’S
LOWER
EAST SIDE LANDGRAB!
Squatters Make Deal With The
Devil
By A. Kronstadt
From
SHADOW #61: Summer 2018
During the 1970s and
1980s, a wave of
landlord abandonment,
arson for profit
and city tax
foreclosures led to a large
number of empty
buildings being taken by
the city and managed by
the Department
of Housing Preservation
and Development
[HPD]. Over time, most
of these buildings
fell into decay and
often served as venues
for drug dealing and
drug use, including
‘shooting
galleries’
and crack houses.
By the late 1980s,
numerous abandoned
city owned buildings on
the Lower
East Side had been taken
over by squatters
who reclaimed them via
sweat equity,
removing rubble,
rebuilding walls, floors
and staircases, and
restoring plumbing
and electrical services.
Many squatters
were motivated by
political opposition to
the cycle of abandonment
and gentrification
that the neighborhood
was experiencing
under Mayor Ed Koch, who
was
preparing to sell the
city out to real estate
developers. Squats also
became centers of
political
organizing—street actions mobilizing
not only squatters but
also politically
conscious tenants and
homeless people
repelled repeated
attempts by the city to
evict squatter occupied
buildings.
In the 1990s, during the
administration
of right wing Republican
Mayor Rudy
Giuliani, many squats
were seized
by the city, including
five contiguous
buildings on East 13th
Street. The remaining
squats lived under
constant threat
of forced eviction.
There was enormous
pressure to find a legal
solution that would
enable squatters to keep
their buildings.
In 2001, in a deal
brokered by then
city council member
Margarita Lopez,
eleven buildings
occupied by squatters
entered into agreements
with the Urban
Homestead Assistance
Board [UHAB],
giving them the prospect
of owning their
apartments as low income
co-ops. In 2002,
the buildings were
transferred from HPD
to UHAB, which became
the de facto
transitional landlord.
According to the
program into which the
buildings entered,
UHAB was contracted to
complete renovations
within 2 years,
whereupon individual
apartments would then be
sold to building
residents for $250 each.
This arrangement
was similar to co-oping,
except that the
amount for which
residents could re sell
their apartments was
limited and there
were income restrictions
for those wanting
to buy in, so that the
apartments would
remain as low income
housing.
Many squatters were
skeptical of this
plan. Lawyers for the
squatters had been
fighting city eviction
notices based on
the legal principle of
“adverse possession”,
a.k.a. squatters rights.
Squatter activists
argued that legalization
would turn their
buildings into real
estate, ending the
political squatter
movement which had
been a bulwark against
gentrification and
displacement in the
neighborhood. A way
of life based on
collective ownership and
decision making, offered
as an alternative
to individualistic money
grubbing would
disappear from the Lower
East Side and
the squatters would
become property
owners. Some opponents
of the UHAB
agreements doubted that
bohemian artists,
activists, and former
homeless people
who were living in the
squats could meet
the financial demands of
co-op ownership
and that UHAB would
effectively foreclose
at some point and turn
the buildings over
to developers.
UHAB:
AN IDEALISTIC
MISSION
CORRUPTED BY
THE
REAL ESTATE BOOM
According to UHAB’s web
site, their
mission is based on the
following high
minded principles: “Self
Help, Democratic
Residential Control,
Shared Equity (or
Limited Equity) Co-op
Ownership, Cost
Effective Sustainability
and Continual
Learning.” UHAB
describes itself as “...a not
for profit organization
that contracts with
HPD to provide services
and assistance to
tenants...”
Earlier in its history,
UHAB’s mission
had been to make urban
homesteading a
viable solution to the
problem of building
abandonment in a city
where urban shrinkage
and depopulation of the
inner city
were the order of the
day. The real estate
boom that began in the
1990s, which
continues to the present
day, has stood
the entire situation on
its head: properties
that no investor would
have touched in the
1980s are now the
objects of a feeding
frenzy in a hyper
inflated market.
UHAB is a corporation
exempt from
government agency
transparency requirements.
UHAB hires contractors
to carry
out building
renovations—residents have
only limited control
over who does the
work and how and where
the work is to
be done. UHAB has the
authority to take
out loans without the
consent of building
residents, who will then
be responsible for
servicing the debt. And,
UHAB can share
as much or as little
information as it wishes
regarding whom it brings
in to do work
on its buildings, thus
driving the transformation
of reclaimed urban
spaces into
real estate that makes
money for the big
players.
DONALD
CAPOCCIA:
A
KINDER, GENTLER DONALD
(WHO
IS OUT TO
DEVOUR
OUR CITY)
When Giuliani sent his
blue and white
NYPD tank rumbling down
Avenue B back
in 1995 to back up the
NYPD eviction
of five squats on East
13th Street [535
537 539 541+545 East
13th Street–Ed],
the justification was
that squatters were
preventing the city from
providing poor
people in the
neighborhood with affordable
housing. However, every
time a squat
was successfully emptied
out—sometimes
by way of suspicious
fires as well as by
cops—the property
inevitably fell into the
hands of a real estate
developer.
Poverty pimps--like
future city councilman
Antonio Pagán, the head
of “housing”
organization Lower East
Side Coalition
Housing Development
[LESCHD]--fought
with squatters for years
for site control
over squatted buildings,
particularly
on East Eighth Street,
east of Tompkins
Square Park, where many
squats were concentrated
in the 1980s. Pagán
teamed up
with real estate
developers in what were
called “cross subsidy”
programs, whereby
a developer would be
given site control
over a property and
renovate or rebuild
it with a stipulation
from HPD that the
project would include
some “affordable”
units which would revert
after a number of
years to “market rate”
with the developer
as landlord. The
“affordable” units were
usually too expensive
for the genuinely
low income people HPD
was supposedly
committed to serving.
Because these
developers were
supposedly building low
income housing, they did
not have to pay
for anything or service
very much debt.
One developer who
stepped right up
to this honey pot was
Donald Capoccia, a
personal friend of both
then city councilman
Antonio Pagán and Mayor
Giuliani.
Capoccia’s first
buildings on the Lower
East Side, located at
72-76 East 3rd Street,
between First and Second
Avenues, were
acquired from the city
for $1.00 under the
City’s “Dollar Building
Program” in 1982—
they are now expensive
condos. Capoccia
still occupies a large
unit in one of these
buildings, with a well
hidden swimming
pool in his backyard.
(Although Capoccia
presents himself as a
progressive when he
is addressing the
downtown community,
his partner Joseph
Ferrara was a major
NYC backer of Donald
Trump’s presidential
campaign. Capoccia is
also a member
of the Log Cabin
Republicans, an LGBT
caucus within the
Republican party.)
Capoccia “developed” a
block of
squatted buildings
evicted on East Eighth
Street. Capoccia later
got an insider deal
on the 13th Street
squats, which were
integrated into his “Del
Este Village”
project, a condominium
development on
six scattered sites,
running from East 10th
to East 13th Streets,
consisting of properties
that were all once owned
by the city,
including iconic
community gardens that
were bulldozed.
The 13th Street squats
were given
to Capoccia’s company
BFC Partners–a
real estate developer
founded in 1985
by Donald Capoccia,
Joseph Ferrara, and
Brandon Baron–by HPD in
1997. The sponsor
of the “affordable”
housing scheme
that qualified Capoccia
for massive tax and
interest breaks was none
other than
Antonio Pagan’s
LESCHD. Although
“affordable”
units were sold in 1999 to
2000 at
$150,000 for a one bedroom
(below
market but still expensive for the
area in
those days), the price per square
foot at
Del Este Village V hit $1,160 in
2014. A
two bedroom apartment there
has
recently been sold for over a million
dollars.
On the
Lower East Side, BFC’s portfolio
includes
the recently-constructed 12
story
Jupiter “luxury” apartment project
on Second
Avenue, between First and
Second
Streets. The Jupiter was the first
building
in the city’s Inclusionary Zoning
program
to include as participants BFC
and a
former squat in the UHAB program
located
at 9 Second Avenue. Inclusionary
Zoning
allows developers to exceed the
height or
scope of what existing zoning
allows
for at a particular site. Credits that
are
created by renovation or construction
of new
“affordable” housing can used by
those
developers at any nearby location or
sold or
traded to other developers.
In 2014,
BFC and L&M Development
Partners
acquired half the ownership
of Campos
Plaza, a low-income public
housing
complex between 12th and
14th
Streets and Avenues B and C. BFC’s
biggest
lower Manhattan plum now is the
massive
Essex Crossing project south of
Delancey
Street, built on the city owned
site of
the Seward Park Urban Renewal
Area,
which had been slated for development
of low
income housing for decades
before
being turned over to BFC for
development
into luxury housing and a
complex
of high end shopping malls that
will
utterly change the character of the
Lower
East Side south of Houston Street
[See
SHADOW #59 for full coverage of
Essex
Crossing -Ed]. Capoccia has also
made
inroads into Brooklyn, concentrating
on hip
neighborhoods, such as South
Williamsburg.
544 EAST 13TH STREET:
CAPOCCIA GETS HIS FOOT
IN THE DOOR
Giuliani’s
raid on the 13th Street
squats
did not completely clear that street
of
squatted buildings. 544 East 13th
Street
became one of the 11 buildings
that
signed contracts with UHAB whereby
building
renovations would be done within
two
years. Fifteen years later, those
renovations
were
still not completed. The case
of 544
East 13th illustrates the top down
management
style of UHAB and how
little
democratic power the residents of
buildings
in a UHAB program really have.
Since
UHAB receives 5% of all construction
costs as
a fee, paid out of each building’s
renovation
funds, it has a negative incentive
to keep
costs down or to carry out
repairs
in a timely fashion. Though UHAB
is still
the owner, UHAB has released all
“beneficial
and equitable interests” to BFC
Partners,
which will become the de facto
sub
landlord.
According
to a former building
resident,
Capoccia’s relationship with the
Dawson
family, members of which occupy
seven
spaces of the six story tenement, has
helped
him to gain a foothold there. Isabel
Dawson (a
long time supporter of Antonio
Pagàn),
along with her husband Greg,
were
voted into one unit in 1986, while
the
building was still a squat governed
by open
meetings of the residents. The
resident
told The SHADOW that, in subsequent
years,
additional units were taken
by
members of Dawson’s clan, some of
whom were
actually living in Texas. In one
case, a
resident found that his space had
been
split in two by a wall that had been
built
while he was working at his night job.
The extra
apartment created was claimed
by Isabel
Dawson’s daughter Rosario, who
was soon
to become a prominent actress.
Rosario
Dawson spent half her childhood
at 544
East 13th Street–she claims to have
been
“discovered” while sitting on steps in
front of
the building as a movie was being
filmed on
the street.
Capoccia
is a governing trustee of the
American
Foundation for AIDS Research
[AmFAR],
which hosted a black tie gala at
swank
restaurant Cipriani’s on February 11,
2015, at
which he served as event chair.
The
honoree at the event was Rosario
Dawson.
The New York Post reported on
May 14,
2017 that four Dawson family
members,
plus a family friend, are each
slated to
become owners of apartments
in the
now 14 unit building at 544 East
13th.
Although there are income limits on
buyers
and limits on the amount for which
the
apartments can be resold, there is a
concern
among building residents that
Capoccia’s
relationship with the Dawsons
and the
fact that the Dawsons will form
a power
bloc in the co-op that UHAB is
setting
up there puts Capoccia in a favorable
position
to take over the building
and make
millions more by turning it into
luxury
housing, or at least to exercise
inordinate
influence
over who returns to the
building
after the renovations are done.
377 EAST 10TH STREET:
UHAB CANNOT [OR WILL NOT]
GET THE JOB DONE—
CAPOCCIA PROFITS
377 East
10th Street is another case
of a
challenged former squat in the UHAB
program,
where renovations have dragged
on for
more than a decade, “rescued” by
Donald
Capoccia in exchange for 12 more
credits
under the Inclusionary Zoning
scheme.
The situation at 377 East 10th
is
similar to that at 544 East 13th, minus
the
celebrity factor: UHAB once again
exercised
its rights as landlord to withhold
information
from building residents
that was
essential to their ability to make
informed
decisions. Construction costs
spiraled
out of control, reaching $500,000
for a
single apartment in some cases.
One
building resident, part of the 1980s
squatter
scene, told The SHADOW that the
residents
themselves could have brought
the whole
building up to code for about
$500,000.
As with
544 East 13th, after a fire at
377 East
10th, an insurance payout was
collected
by UHAB, but the money was
never
applied to repairing damage from
the fire.
On top of this, HPD had deferred
real
estate taxes for about 10 years, but
the
Bloomberg administration, in an effort
to appear
solvent as it transitioned out of
office,
started foreclosure proceedings
against a
number of UHAB buildings that
were in
tax arrears.
MORE PROFIT
FOR CAPOCCIA AND COMPANY
In
October, 2015, gut renovation and
construction
work began at 544 East 13th
Street
and at 377 East 10th Street by BFC
subsidiary
“B&N Contractors”, which was
contracted
by UHAB. By taking on the
project
of rehabilitating low income housing
at these
buildings, Capoccia earned
“off site”
credits under the “Inclusionary
Zoning”
program, which were applied to
a new
building on East Houston Street
and
another at Avenue A and East 11th
Street,
the former site of the Mary Help of
Christians
Church, now called “Steiner East
Village”
being marketed as: “One to four
bedroom
condominiums and penthouses
enhanced
by over 16,000 square feet
of
amenities including a 24 hour lobby
concierge,
50’ long pool, spa, gym, library,
playroom,
parking, and lush courtyard
and
rooftop gardens, all ensconced in
New
York’s most eclectic, intriguing, and
authentic
neighborhood.” Apartments
there run
from $1.6 to over $5 million.
It is
difficult to estimate how many
millions
Capoccia will profit from Inclusionary
Zoning
credits, low-income housing
tax
credits, grants and from work done by
“B&N
Contractors”.
TWILIGHT OF THE SQUATS:
MONEY CHANGES EVERYTHING
As
required by HPD, Capoccia has
provided
for the relocation of residents
during
the renovations of 377 East 10th
Street
and 544 East 13th Street. Residents
were
either relocated to rentals in Stuyvesant
Town,
Brooklyn and elsewhere, paid
for by
BFC subsidiary “B and N Housing”,
or were
given $3,000 per month each.
Some
veteran squatters interviewed by
The
SHADOW consider this a civilized
arrangement.
They are confident that, by
end of
summer of 2017, they will be moving
back into
up to code buildings and
become
owners of new co-op apartments.
Originally,
squatters who entered
into the
UHAB program simply wanted a
$500,000
loan from HPD in order to help
complete
their sweat equity mission and
bring
their buildings up to code. Capoccia
is likely
to spend $500,000 per apartment,
which is
more than enough to construct a
new
building from the ground up.
While
some long time squatters at
544 East
13th are taking a dark view of
Capoccia’s
involvement in their building,
fearing
that he will ultimately determine
who will
return and have a stake when
renovations
are complete, there is more
confidence
among those waiting for their
renovated
spaces at 377 East 10th, who
have
indicated a softer attitude toward the
real
estate magnate.
However,
residents of both squats are
rankled
by a perceived denial of equity
rights by
UHAB, HPD and BFC. At 377 East
10th and
544 East 13th, UHAB took out
HPD loans
with restrictions on residents,
such as
disallowing subletting for more
than 3
months out of the year. Residents
are also
limited in their resale rights
to about
$6,000 per unit, and are only
allowed
to sell after being in the co-op
for 3
years. Other former squats in the
UHAB
program allow residents to sell their
units for
up to $150,000. These property
ownership
concerns are in contrast to the
collectivist
ideals of the squatting movement
in the
1980s and 1990s, but former
squatters
argue that they have invested
money and
are as entitled to their equity
as anyone
else.
I
t is the
ruling class of New York City
that has
arranged for things to work out
this way.
They have corrupted the originally
well
intentioned UHAB into acting
as a
vacuum cleaner by which developers
suck
affordable housing into Manhattan’s
overheated
real estate market.
What are
we giving up in exchange for
favors to
developers who would be building
anyway,
with or without tax breaks or
zoning
variances? Not only are we giving
up our
air and light and uniqueness of our
neighborhoods
when the city sells “credits”
to
developers wishing to build higher
than
zoning permits, but we are allowing
the very
people who should be paying the
most
taxes to do business for free.
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