MSCC, Sharon Jasprizza, March 3, 2026, 9:30 am-11:00 am, ZOOM.US

NOTE ABOUT THIS RECAP: This meeting recap, based on summaries generated by AI, has been revised for clarity and reformatted to adhere to the established style of MSCC, including edits and additional information that AI did not comprehend.  

SUMMARY

• Alex Yong’s summary of today’s meeting (News + Library)
• Alex Yong, legislation advocate, Westside Neighborhood Alliance: Introduced the “Public Land for Public Good” coalition which is supporting a bill of the same name introduced by Councilman Lincoln Restler on February 8, 2024.
• Layla Law-Gisiko President of New York City Club of New York: Candidate running for NY City Council District 3 (West Village, Chelsea, Hell’s Kitchen) and Author of “Soft Sides and Hard Truth, A Bryant New York Glossary of Housing, Land Use, and Displacement. Layla discusses the city’s fiscal crisis as linked to the city giving away tax revenue through massive tax abatements to large, profitable corporations like those involved with Penn Station, Hudson Yards, and the proposed Brooklyn project.
• Ron Shiffman a city planner who has been working with community-based organizations in NYC since the mid-1960s. Traced the problems with NYC public housing back to the 1980s, initiated by federal funding cutbacks and privatization efforts under President Ronald Reagan. This decline was accelerated by Mayor Giuliani, who he accused of destroying the quality of NYCHA’s workforce. Decades of cutbacks in maintenance and operation have led to a decline in the quality of life for residents.

WELCOME / INTRODUCTIONS

John Mudd, President of the Midtown South Community Council (MSCC), welcomed everyone to the community gathering. During the meeting John spoke passionately about MSCC’s ongoing fight for justice in housing, health, and food access across New York City. MSCC continues to work in three critical areas where your support is urgently needed:

1.  The Urban Farm Program: This vital initiative combats food insecurity by growing and distributing thousands of pounds of fresh, organic produce to local shelters and community members. To sustain and expand this work, funding is needed for seeds, equipment, refrigeration, and distribution logistics.

2.  Administrative Needs: As a grassroots organization, MSCC requires essential resources to operate effectively. This includes support for administrative staff, technology, and supplies that enables MSCC to coordinate programs, manage outreach, and advocate for the community.

3.  The Fight for Housing, Health, and Food: MSCC is on the front lines of systemic advocacy, challenging unjust policies and fighting for the rights of vulnerable New Yorkers. This crucial work requires funding for coalition building, legal support, and organizing efforts to create lasting change.

Help us make this a better world for all, not just the few, so get involved.  Volunteer, become a member of MSCC, send us an email to john.mudd@usa.net, hello@midtownsouthcc.org or midtownsouthcc@gmail.com with your thoughts, ideas and actions. And we love good news. Take a look at our highlights each month for some flavor. You may have some yourself. So, email us with your news. 

Please donate today to support MSCC’s mission. Your generosity helps power the urban farm, sustain our administration, and strengthen the fight for a just and healthy community for all.

The Donate – midtownsouthcc.org link to the MSCC Donation Page is at https://midtownsouthcc.org/donate/.

POLICY MEETING UPDATES

There were no 8.30 AM policy meeting updates.

FEBRUARY HIGHLIGHTS

• Rob Robinson, a member of our MSCC community and the Adjunct Professor of Urbanism, New School; Community Organizer & Advocate, joined the discussion on financialization of housing after the Natasha Florentino’s documentary “A Home Worth Fighting For: The Push to Stop the Demolition of Public Housing in Chelsea” at the Pratt Center on W.14th St in Manhattan on Thursday February 19th at 6:30pm. The panel included Renee Keitt, President, Elliott-Chelsea Resident Association; FEC Tenants Against Demolition, Layla Law-Gisiko, District Leader, NYS Assembly District 7, Chris Marte, NYC Councilmember, Manhattan District 1 (Councilmember Marte is also on the City Council’s Public Housing Committee) and Kristen Hackett, PhD Public Housing Scholar and Organizer.
• Big News from the MSCC Community: We are incredibly proud and excited to announce that our own community member, the brilliant and dedicated Layla Law-Gisiko, is running for New York City Council in District 3, covering the West Village, Chelsea, and Hell’s Kitchen! She has been on the front lines with us, tackling the most critical issues facing our neighbors—housing justice, tenant protections, and fighting against the displacement that threatens the soul of our neighborhoods.

PUBLIC LAND FOR PULIC GOOD

Alex Yong, legislation activist and tenant activist, Westside Neighborhood Alliance.

• Introduced a new coalition called “Public Land for Public Good,” https://www.publiclandpublicgood.com/ which held its first meeting in February. 
• The coalition is supporting a bill of the same name introduced by Councilman Lincoln Restler on February 8, 2024. The legislation in the NYC Council prioritizes community land trusts and other non-profits in the disposition of publicly-owned land. The bill would require that when the city disposes of land for affordable housing, or for any other public use or purpose, it prioritizes not-for-profit developers and community land trusts. 
• Alex played short video which featured John Leyva delivering the coalition’s mission statement and showed a slide listing the 18 current member organizations of the coalition. https://nyccli.org/public-land/
• Everyone is invited to join the coalition, emphasizing that anyone who believes public land should be for public good is welcome. The coalition’s next meeting is scheduled for Wednesday, March 11th, at 7 PM. The Public Land For Public Good Coalition Google Form for expressing interest for joining is at https://docs.google.com/forms/d/e/1FAIpQLSdVMkp4uryH-UTFzVzj4MG1e_rYd2E-7sf5lgWvWdEfVgRxyA/viewform ^ 

SOFT SITES & HARD TRUTHS

Layla Law-Gisiko: Candidate running for NY City Council District 3 (West Village, Chelsea, Hell’s Kitchen) and Author of “Soft Sides and Hard Truth, A Bryant New York Glossary of Housing, Land Use, and Displacement.”

• https://bookshop.org/p/books/soft-sites-hard-truths-a-wry-new-york-glossary-of-housing-land-use-and-displacement-for-the-civically-minded-and-mildly-disillusioned-layla-law-gi/242ce48014c4f879?ean=9798266291980&next=t&next=t&affiliate=21693
• Layla’s new book is a 50-page glossary for the “civically minded and mildly disillusioned” which explores and satirizes the city’s approach to land use, zoning, and housing issues, stemming from her experiences with ineffective public engagement processes like 2-minute testimonies at the Department of City Planning. The book uses humor as an effective tool to be “abrasive” in a sharp way. The book grew from Layla’s weekly newsletter, “Four Corners Wednesday.” https://laylalawgisiko.substack.com/p/four-corners-wednesday-the-urbanists-7c4?r=jr9b&triedRedirect=true
• Announced she is running for City Council in a special election on April 28th and noted that while call participants cannot officially endorse her, they can support her individually.
• The city’s fiscal crisis is linked to the city giving away tax revenue through massive tax abatements to large, profitable corporations like those involved with Penn Station, Hudson Yards, and the proposed Brooklyn project.
• The negative financial impact of demolishing buildings erodes the tax base to near zero. It is noted that even vacant buildings generate more revenue. Layla has been called a “NIMBY” for demanding a study on the tax revenue impact of the Midtown South rezoning as she argued that fiscal responsibility is a core duty of a public official. She pointed out the absurdity of introducing city bills without cost analysis, a practice more difficult at the state level, and criticized the NYCHA demolition proposal where replacement buildings would be tax-exempt.
• Layla’s “attack plan” is to raise awareness and challenge the failed “neoliberal model,” emphasizing that the market is agnostic and not in the business of public policy. It is the government’s responsibility to regulate and negotiate budgets aggressively, rather than accepting poor deals in the name of creating jobs. Madison Square Garden is a prime example which paid zero property taxes since 1982. We need to advocate for calling their bluff on a potential move to New Jersey. The truth is found in the budget, not press releases. So far, the mayor’s preliminary budget is not good.
• If Layla is elected, she would be seated around May 15th, giving her time before the June 30th city budget deadline to address shortfalls and use available tools.

DISCUSSION

• John Mudd reported that MSCC is pursuing a lawsuit against the Midtown Mixed Use rezoning with their lawyer, Jack Lester. Asked Layla for the “attack plan” in response to the issues she raised.
• Nina Schwalbe drew a direct parallel between the housing crisis Layla described and the healthcare system. The belief that markets will solve problems for poor people is a fallacy in both sectors. $50 billion in taxpayer money annually subsidizes the pharmaceutical industry’s basic innovations. The lack of “access provisions” that would give the public a break on the pricing of drugs developed with public funds needs to be called out. The neoliberal ideology causing the housing crisis is the exact same reason healthcare is unaffordable and inaccessible.
• Layla Law-Gisiko noted that the reinstatement of the stock transfer tax could generate “$16 billion” a year. Layal will connect with Dylan offline about the bill, as 5% of its revenue is earmarked for NYCHA. She promised that once in the City Council, she would use a legislative tool to request the state to pass laws, specifically mentioning the stock transfer tax bill.
• Nejan Paniagua is a 30-year resident of NYC originally from Cyprus and has three degrees, including one in medical administration and a BA in political science, and works for elections. It is a mistake “going after big companies” instead of connecting with people “from the bottom.” Nejan shared her personal experience of being in the system for three years without a caseworker described caseworkers as “uneducated,” having “no connection to reality,” and not knowing what they are doing. The system fails to reach out to people who cannot care for themselves and will never get housing, instead being pushed into incompatible living situations. Her own housing struggle comes about because she doesn’t have a salaried job, despite her education and thus cannot use her housing voucher. The system is “all wrong” because it doesn’t start from the bottom, doesn’t educate caseworkers, and isn’t always about money. It seems the system of giving away housing built for people in need gives to those they “favor.”
• Dylan MacQuoid will connect offline with Layla about a bill sponsored by Assemblymember Phil Steck to reinstate the stock transfer tax. Dylan specified the bill would generate an estimated $16 billion a year, with 5% of that revenue dedicated to NYCHA funding. He has been in discussions with NYCHA leaders and felt it was a good bill for collaboration.

PUBLIC HOUSING

Ron Shiffman a city planner who has been working with community-based organizations in NYC since the mid-1960s. Stated he is old enough to remember when the New York City Housing Authority (NYCHA) was operated by people committed to its residents.

• Identified himself as an “advocate planner” who has worked with community-based organizations in NYC since the mid-1960s.
• Mentioned he was appointed to the NYC Planning Commission by Mayor David Dinkins in 1990 and served until 1996, when he was not reappointed by Mayor Rudolph Giuliani due to his independent stance. 
• Traced the problems with NYC public housing back to the 1980s, initiated by federal funding cutbacks and privatization efforts under President Ronald Reagan. This decline was accelerated by Mayor Giuliani, who he accused of destroying the quality of NYCHA’s workforce. Decades of cutbacks in maintenance and operation have led to a decline in the quality of life for residents. 
• Public housing should be viewed as “homes,” not just housing units, and that the focus should be on protecting people’s homes. Housing is a “right,” not a benefit or a commodity, and criticized the tendency to think about housing in quantitative rather than qualitative terms. There is a need to build “communities,” not just structures, recounting a story of a woman who wanted to see her child playing from her window.
• The solution is framed as a “reparations initiative” to atone for 45 years of “misdeeds and misguided policies” that have harmed public housing residents. He proposed funding this by leveraging the New York State Stock Transfer Tax, which he has advocated for since 1990. 
• Committing 20 years of revenue from the stock transfer tax to secure a bond would generate an estimated $55 billion upfront to fix and upgrade all existing public housing homes. This approach would save money by avoiding the inflation and further deterioration costs associated with deferred maintenance.
• Proposed that the mayor establish a dedicated task force to oversee the fund allocation and project management.
• Stated that rehabilitation projects must be done “in concert with the people who are living there” and mandated that any rehabilitation plan must gain acceptance by a “supermajority” of tenants in each development, not just a simple majority or a small survey.    
• Benefits include improved living conditions for ~400,000 residents; reduce lead poisoning, mold, and respiratory issues; enhance community spaces; increase energy efficiency; and reduce long-term maintenance costs. Jobs are created for public housing residents to address poverty; preserve low- and moderate-income housing for future generations; and fight the racial wealth gap and systemic discrimination, as most tenants are Black and Latino.
• Drew a historical connection, noting that enslaved people who built Wall Street, and argued for using a tax on financial speculation to benefit the descendants of the disenfranchised, framing it as a recommitment to New Deal-era ideals.  
• Warned against deferring maintenance over 10-15 years and called for immediate action to work with residents to develop rehabilitation strategies with public sector resources.

NOTES: Public housing across our city and nation are under attack. Private developers (Related) want to take over the largest stock of affordable housing. They are working to end Section 9, and demolishing Chelsea campuses for huge gains. 

NYCHA/Related latest effort to remove seniors from their housing

A temporary injunction is current, and a hearing is set for March 3, 2026

DISCUSSION

• John Mudd noted in today’s agenda that “Public housing across our city and nation are under attack. Private developers (Related) want to take over the largest stock of affordable housing. They are working to end Section 9, and demolishing Chelsea campuses for huge gains. 

NYCHA/Related latest effort to remove seniors from their housing

We have successfully received a temporary injunction, and a hearing is set for March 3, 2026.” Proposed forming a working group to discuss Ron’s ideas further and determine next steps and suggested the group could meet for an hour before their monthly MSCC meeting to collaborate on this initiative.

• Alex Yong asked if there had been any feedback from non-NYC public housing regarding the stock transfer tax, and how they might respond to 5% being earmarked for NYCHA. 
• Dylan MacQuoid clarified that the bill was deliberately designed to benefit both upstate and downstate communities, with an equal 5% allocation for upstate housing, to garner broader support. 
• John Mudd asked Dylan MacQuoid for a specific number for the public housing allocation. John then asked Ron Schiffman for his thoughts on the term “social housing,” suggesting public housing is the perfect example. 
• Ron Shiffman stated the term “social housing” emerged because “public housing” had gotten a bad rap, but he doesn’t care what it’s called as long as it meets the needs of low- and moderate-income families. He argued the primary goal must be to protect and repair the existing low-income housing stock to “stop the hemorrhaging” before building new units, and that housing is a right. 
• David Burney asked Dylan MacQuoid about the legislative prospects for the STT bill in 2026, noting it was previously blocked by Speaker Heastie. 
• Dylan MacQuoid stated the Speaker is very hostile to the bill because Wall Street, which donates heavily to the Democratic Assembly Campaign Committee he controls, is hostile to it. 
• Ron Shiffman‘s proposal is framed as a reparations issue to potentially soften opposition, suggesting the mayor meet with progressive Wall Street leaders and noting that past housing trust fund efforts found alternative revenue sources. 
• Dylan MacQuoid countered that Goldman Sachs and other Wall Street figures he had met with were “adamantly against” the bill, and that Mayor Adams had not supported it either. 
• Caitlin Cahill emphasized the need to coordinate efforts and build a mass movement across NYCHA residents, suggesting Ron’s reparations language could be powerful. 
• Renee Keitt then suggested reversing the 10% allocation for the MTA and giving it to NYCHA, stating 5% was too little. 
• Dylan MacQuoid explained the allocation was a draft designed to be persuasive to the speaker and was open to changes. 
• Nina Schwalbe is a public health expert and candidate for Congress in NY-12. Nina stated that housing is a critical social determinant of health. She highlighted the federal government’s role, its failure to deliver allocated funds, and the dangerous new conditionalities on housing that could increase homelessness. She proposed using “community scorecards” to hold government accountable for fixing health issues like lead and mold in NYCHA and strongly opposed a proposed 30% limit on permanent housing. It’s important to fight the federal vaccine policy, citing a measles outbreak and a potential move to make the polio vaccine optional, which she called immediate and deadly threats in a dense city. 
• Nejan Paniagua speaking from personal experience in a shelter, confirmed the danger of infectious diseases spreading due to poor conditions and a lack of proper inspections. She also criticized the lack of communication and coordination between representatives and suggested looking at housing options in upstate but noted a lack of information and transportation. 
• Nina Schwalbe agreed that shelter safety and health are holistic issues and suggested more community offices and public tracking of complaints. 
• Nejan Paniagua then shared a story of a friend whose arm was broken by a violent man in a mixed shelter, only to be kicked out by the shelter to avoid problems, with no recourse through 311. Nina offered to talk about the issue at her campaign events and noted her volunteers were already aware of it. Nina was asked to use her social media platform to make a public statement opposing the demolition and supporting Section 9 housing. Nina agreed to post on her Facebook page and website. 
• Luana Green agreed that connecting housing with broader health and environmental issues was necessary. She agreed there is no housing shortage, only an affordability shortage, and that corporate and political interests are merging to siphon funds from the people. As the meeting concluded, Luana corrected a previous statement, stressing the Chelsea buildings are structurally sound and the narrative of their disrepair is a false justification for demolition. 
• Alex Yong asked Dylan for a copy of the bill’s allocation chart.
• Patrick Timmins, Congressional candidate in CD12, introduced himself, praised the group’s work and a film he had seen, and was struck by the “gated community” concept, noting the stark contrast within his district. 

CHAT BOX

• Caitlin Cahill: Shared links to Layla’s Substack article “Four Corners Wednesday” https://laylalawgisiko.substack.com/p/four-corners-wednesday-the-urbanists-7c4?r=jr9b&triedRedirect=true and her book “Soft Sites, Hard Truths” on Bookshop.org. https://bookshop.org/p/books/soft-sites-hard-truths-a-wry-new-york-glossary-of-housing-land-use-and-displacement-for-the-civically-minded-and-mildly-disillusioned-layla-law-gi/242ce48014c4f879?ean=9798266291980&next=t&next=t&affiliate=21693. Stated the need to “up the % of NYCHA allocation” regarding the Stock Transfer Tax (54:27). Encouraged Ron Shiffman to garner support for his “Reparations Initiative for NYC Public Housing Community” proposal and move it forward despite pushback. Highlighted that the Residents to Preserve Public Housing, including tenant leader Renee Keitt, support the Stock Transfer Tax and asked how to join forces and build the movement.
• Nejan Paniagua has lived in a shelter for over 3 years due to domestic violence with no housing opportunity in sight. The “System is broken cause everyone is talking but no one is connecting” The focus should be giving voice to bottom not focus on top” and questioned job generation in shelters, citing unsanitary conditions, constant disruptions, and lack of mental health care. There is a safety problem for single women in public housing who are forced to live with individuals with criminal backgrounds who are violent toward women, protected by laws. Mentioned landlords demanding extra money ($5-6K) from those with housing vouchers to jump the line in housing lotteries, citing a lack of “housing watch dogs.” Asked if building new homes would be better than repairing health hazard places.
• Alex Yong shared the Google Form link https://docs.google.com/forms/d/e/1FAIpQLSdVMkp4uryH-UTFzVzj4MG1e_rYd2E-7sf5lgWvWdEfVgRxyA/viewform for the Public Land For Public Good Coalition to express interest in joining. Expressed discomfort with 3P (Public-Private Partnerships) in vital human needs. Acknowledged variability in caseworker quality: “there are good caseworkers and terrible ones.” Provided a high-end estimate for potential revenue: “even up to $20 billion on the high-end estimate.” Stated 1981 was the last year the Stock Transfer Tax was collected. Commented on the New York State Reparations Commission’s independence as stated by the State in May 2025. Called pure Section 9 housing “the perfect example of non-commodified housing.” The MSCC Instagram handle (@Midtown_South_NYC) and hello@midtownsouthcc.org for collaboration. 
• Dylan MacQuoid is the Legislative Director for Assemblymember Phil Steck. Contact is macquoidd@nyassembly.gov for further questions. Dylan shared the NY Assembly link for Bill A1494B regarding the Stock Transfer Tax https://nyassembly.gov/leg/?bn=A1494B. Stated Wall Street is “VERY opposed” to the Stock Transfer Tax, citing a recent meeting with 10 CEOs of leading financial institutions and previous talks with Phil Steck. A detailed funding breakdown for the proposed Stock Transfer Tax revenue allocation: 

* 10% – Metropolitan Transportation Authority (MTA)

* 5% – Division of Housing and Community Renewal

* 5% – New York City Housing Authority (for the sole purpose of section

nine housing)

* 5% – Highway and Bridge Trust Fund (capital account)

* 5% – AMTRAK

* 5% – CHIPS (Consolidated Local Street and Highway Improvement Program)

* 5% – SWAP (Safe Water and Infrastructure Action Program)

* 5% – AIM (Aid and Incentives to Municipalities)

* 5% – Downstate non-MTA Transit

* 5% – Upstate Transit

* 10% – Clean Energy Fund (via NYSERDA)

* 2.5% – City University of New York (CUNY)

* 2.5% – State University of New York (SUNY)

* 10% – Department of Education

*10% – Department of Health

*10% – Department of Agriculture / DEC / Parks & Recreation (reforestation)

• Patrick Timmins is the democratic congressional candidate for the 12th CD. Agreed with the “gated community” concept, noting the stark contrast within his district
• Devyani Guha is a planner with The Collective for Community Culture and Environment (CCCE)
• MaryAnn Sorensen Allacci has a PhD, instructor at NYU and Rutgers, housing & homelessness activist, and non-profit project leader for environmental health, knowledge, & action, Inc. 

Next Meeting April 7, 2026. Always the 1st Tuesday of every month Contact hello@midtownsouthcc.org or john.mudd@usa.net for more information and Zoom invitations.