On April 26th, at Rutgers Law School, Professor David Troutt, founder of the Center for Law, Inequality, and Metropolitan Equity (CLiME), opened a conference on equitable growth with a reflective speech. He discussed CLiME's inception seven years ago with Chancellor Nancy Cantor's support, highlighting its commitment to tackling urban challenges like housing, education, and social mobility through actionable public scholarship. Troutt proudly referenced CLiME's pivotal publication, “Making Newark Work for Newarkers,” as foundational in setting their research agenda focused on addressing structural inequalities in Newark and similar urban environments.

The conference opened with its first panel, “Visions of an Equitable Newark: Now and in the Future.” Howard Gillette, the first panel speaker and founder of Rutgers’ Mid-Atlantic Regional Center for the Humanities, discussed themes from his upcoming book, “The Paradox of Urban Revitalization.” He explored the complex dynamics between urban investment and demographic changes, emphasizing the necessity of equitable development measures in Newark, such as those under Mayor Baraka's administration which ensures affordable housing in new developments and promotes inclusive city planning practices.

Dr. Denise Rodgers speaks during the “Visions of an Equitable Newark: Now and in the Future” panel.

Dr. Denise Rodgers, Vice Chancellor for Interprofessional Programs at Rutgers Health, focused on the complexities of urban health and homelessness. She expressed gratitude for the innovative approaches initiated by Troutt and for the guidance from Chancellor Cantor. Detailing her tenure as chair of Newark's homelessness commission, Rodgers highlighted the collective efforts that curtailed major COVID-19 outbreaks in shelters. However, she criticized the poor conditions within these shelters and underscored the discrepancies in mental health and substance abuse data, advocating for robust, compassionate policies that address these issues directly.

Moderator Mussab Ali introduced Vivian Cox Fraser, CEO of the Urban League, who has transformed the organization into a pivotal community development corporation since 2004. Fraser discussed the evolution from focusing on social services to tackling systemic issues like property ownership and capital distribution. She emphasized the importance of local ownership in fighting gentrification, challenging the notion that hard work alone can overcome systemic poverty, and advocating for substantial support for homeownership to stabilize community members.

The panel also featured Maria Lopez-Nunez, Deputy Director of Organizing and Advocacy at the Ironbound Community Corporation. She spoke passionately about the transformative legal strides in Newark, particularly the inclusive policies like the right to counsel for all residents, including undocumented individuals. Lopez-Nunez highlighted the city’s environmental justice efforts, critiquing the placement of harmful industrial facilities in minority neighborhoods and advocating for a just transition to a green economy that respects local input and ownership in urban planning. The first panel concluded with a vibrant Q&A session, where the speakers and audience explored various facets of equity in Newark. The discussion touched on the role of capitalism in shaping urban landscapes, the impact of voter turnout on policy effectiveness, and the ethical considerations in addressing homelessness through regional cooperation.

Marcus Randolph and Alan Mallach speak on the “Challenges Behind Affordable Housing” panel.

David Troutt moderated the second panel titled “Challenges Behind Affordable Housing,” featuring key insights from various experts. Marcus Randolph, President and CEO of Invest Newark, discussed the Newark Land Bank, a public entity established to revitalize vacant properties into productive use since New Jersey's 2019 land bank law. He highlighted the land bank’s goals of increasing ownership, reducing blight, and fostering both affordable and market-rate housing, noting challenges in scaling the program and integrating creative subsidies, like the Section 8 voucher program, to aid the transition from renting to homeownership.

Alan Mallach, a senior fellow at the Center for Community Progress, addressed the persistent issue of high housing costs affecting the poor, advocating for making housing assistance as dependable as SNAP and Medicaid. He emphasized utilizing publicly owned land to improve Newark’s social and physical infrastructure. David Troutt expressed concerns about the daunting gap in affordable housing needs in Newark, with an estimated deficit of 16,000 units. Elana Simon, contributing via Zoom, proposed the strategic use of city-owned properties to manage high land and development costs, introducing a simulation tool to aid in planning for housing and commercial uses that consider social determinants of health. Adenah Bayoh, an entrepreneur and developer, stressed the need for inclusivity in urban development. She pointed out the underrepresentation of BIPOC women in development and the systemic barriers that keep Newark residents, like a teacher she mentioned, from qualifying for affordable housing due to slightly exceeding income limits. Bayoh introduced her Southside View Development project, emphasizing innovations and women-led initiatives in creating community-focused housing solutions.

David Troutt, Nancy Cantor, and Mayor Ras Baraka after Chancellor Cantor was presented with an award from CLiME.

During the luncheon at the conference, David Troutt took the opportunity to honor Chancellor Nancy Cantor for her pivotal role in fostering equitable growth through initiatives like CLiME at Rutgers—Newark and her collaborative efforts with keynote speaker and Newark Mayor Ras Baraka. Mayor Baraka, speaking about his personal inspirations and the city’s challenges, emphasized the importance of pragmatic action over mere radical idealism, using his parents as examples of balancing intellectualism with practicality. He highlighted systemic issues such as greed and racism that create exploitable conditions, underscoring the necessity for actionable changes rather than symbolic gestures. He praised Cantor's impact in making academia a catalyst for public discourse and social change, particularly through projects like the land bank and affordable housing initiatives. Baraka discussed the pressing need for housing in New Jersey, pointing to a shortage of nearly 300,000 units and the rising cost of living in Newark. He called for intentional remedies to address specific community problems, reflecting on how outdated, exclusionary policies now affect broader demographics, including white communities. In closing, Troutt presented Cantor with a plaque from CLiME, acknowledging her significant contributions and the potential to replicate Newark's successes in other cities.

Joshua Miller, CLiME Senior Research Fellow and moderator for the third panel, “Public-Private Partnerships in Equitable Growth- The Newark Equitable Growth Mission,” discussed the creation of a commission in 2018 aimed at ensuring that Newark's progress does not displace its current residents. Joseph Della Fave, former Executive Director of the Ironbound Community Corporation and now a member of the Equitable Growth Commission, shared his experiences growing up in public housing in Hoboken and witnessing its transformation through gentrification and turmoil, including personal losses. He emphasized the importance of market interventions like tightening rent control and zoning ordinances, which helped shape Hoboken's waterfront park—a result of community organizing and planning. Della Fave expressed concerns about developers comparing Newark's potential transformation to Hoboken, advocating instead for a path towards greater equity and fairness under Mayor Baraka's leadership, aiming to distribute the city's incoming wealth more equitably among its residents.

Members Newark's Equitable Growth Commission, Richard Cammarieri, Aisha Glover, Allison Ladd, Raymond Ocasio, and Judith Thompson-Morris during the “Public-Private Partnerships in Equitable Growth- The Newark Equitable Growth Commission” panel

Speakers then discussed what equity meant to them, focusing on the opportunities and challenges within their spheres of influence. Staci Berger, President and CEO of the Housing and Community Development Network of New Jersey, defined equity as providing communities with the tools and resources to shape their future, emphasizing “uplifting not uprooting” through inclusionary zoning ordinances. Richard Cammarieri highlighted the importance of ensuring longtime and economically distressed residents of Newark receive their fair share of benefits, praising Mayor Baraka's establishment of advisory commissions as steps toward fairness. Aisha Glover spoke about the unique position of Newark to implement protective measures in the face of growth and development, stressing the importance of resident involvement in these processes. Allison Ladd pointed to Newark as a model of equitable growth through mutual respect and solution-oriented community dialogues, while Raymond Ocasio and Judith Thompson-Morris discussed the critical role of community involvement and political will in driving and sustaining equitable urban development. The audience Q&A session explored the sustainability of equity initiatives, particularly in the face of potential political or administrative changes. Questions centered around ensuring the permanence of these efforts, with Allison Ladd discussing how embedding equity into formal statutes can safeguard progress. Judith Thompson-Morris emphasized the power of community pushback in maintaining focus on equity, and Richard Cammarieri suggested that local successes should be scaled to national levels. Another topic raised was the role of tax abatements and inclusionary zoning in fostering equity, with participants debating the balance between incentives and requirements for developers.

During the final panel “CLiME in Progress: Works of Public Scholarship,” multiple CLiME fellows presented their research and insights on public health, housing, transportation, and gentrification. Joshua Miller discussed his forthcoming book on the politics of race, emphasizing the need for a public safety model that builds trust between the police and African American communities, using community-based justice programs as examples of successful interventions. Anna Griffith, a third-year law student, highlighted the significant impact of private equity and institutional investors on Newark's housing market, with her research showing a disproportionate acquisition of properties in predominantly black neighborhoods and proposing model legislation to enhance transparency and regulate investor activities. Steve Northington focused on transit equity, exploring the disparities in New Jersey's transportation system and its implications for low-income and racially segregated communities. Kay Rogan discussed how simple design changes in housing can significantly improve health outcomes, advocating for greater airflow and healthier building standards. The youngest elected official in Jersey City's history, Mussab Ali, concluded the event, tackling the complex issues of gentrification and racial segregation, reflecting on government initiatives that aim to promote sustainable homeownership among marginalized communities and the unique challenges faced by cities like Newark and Paterson in maintaining cultural integrity and preventing displacement amidst urban development.

Equitable Growth in the City Recap

Center on Law, Inequality and Metropolitan Equity