Symposium
Mixed-Income Housing
In Memory of Donald Terner
Dedication
Michael A. Stegman, MacRae Professor of Public Policy University of North Carolina Chapel Hill, NC 1997
For members of the Clinton administration, April 3, 1996, was an even more mournful day than it was for the rest of the
Nation. As "insiders," we had early access to information about the crash of the airplane carrying Secretary of Commerce Ron
Brown and 32 other Americans in Croatia. Unfortunately, much of the information turned out to be wrong. The false hope that
people we knew and cared about, including Ron Brown and Don Terner, had somehow managed to survive the crash left us more
devastated than we would have been if we had known the truth from the beginning.
Because he was a giant in the world of housing and community development, I knew that Don would be properly memorialized by
his friends and admirers and that the prize-winning projects he and BRIDGE Housing had developed would stand as a permanent
tribute to his great vision and talent. Nevertheless, we at HUD -- from then-Secretary Cisneros on down -- felt a special need to
tell Don's story in a manner that might change the way the Nation thinks about and produces affordable housing. What better place
to do it than in PD&R's own policy research journal, whose goal is to rise above short-term politics and budget considerations
and expand the policy frontier by focusing on "innovative ideas, policies, and programs that show promise in revitalizing cities
and regions."
Thus this very special issue of Cityscape is dedicated to our friend, colleague, and mentor Don Terner. It has been a
labor of love by all who worked on it, but I would especially like to thank guest editors Jill Khadduri, who so ably directs
PD&R's Policy Development Division, and MIT professor Langley Keyes, another of Don's friends and colleagues. Both of them
managed to juggle urgent priorities in order to help create this important work.
As I look back on my 4 years at HUD, I could not be more proud of the exceptional men and women of the Office of Policy
Development and Research and of this outstanding journal, whose influence grows with each issue.
From the Editor
Paul A. Leonard, Deputy Assistant Secretary for Policy Development
One of Mike Stegman's many lasting achievements as HUD's Assistant Secretary for Policy Development and Research from 1993 to
1997 was the creation of Cityscape, a journal that encourages scholarly work on housing and urban issues and makes some
of the best research and analysis of these topics available to academics and practitioners. I am honored to follow in his
footsteps as editor of Cityscape.
This volume, in particular, is Mike's creation. It was his idea, more than a year ago, to devote an issue of
Cityscape to the subject of mixed-income housing and to dedicate that issue to nonprofit housing developer Don Terner.
It is an idea wholeheartedly endorsed by Secretary Andrew Cuomo, whose appreciation of Terner's accomplishments is based on his
own experience as a builder of community housing before entering government service.
Mixed-income housing is an appealing idea, but it is not well defined. Many people have opinions about what it means, but they
do not all agree. These articles, brought together in one place, present the first rigorous analysis of mixed-income housing
undertaken in many years.
Mixed-income housing has special relevance to current policy choices before HUD and the U.S. Congress. There is a broad
consensus that public housing developments occupied by families with children should be transformed into stronger communities by
including families with a broader range of incomes than is now typical. Similarly, many believe that privately owned housing
developments that have deep rent subsidies attached to some units should be part of the mainstream "mixed-income" housing market
with its market-determined rents. But these objectives must be harmonized with others: meeting the severe housing needs of the
poor, responding to the challenges of welfare reform, counteracting the growing spatial isolation of the poorest families, and
keeping within the constraints of the Federal budget.
This volume of Cityscape contains a set of articles that will compel clearer thinking about the principles and
practical realities necessary to achieve mixed-income housing. The ideas and analysis presented here will set the framework for
policy discussions of mixed-income housing and will also stimulate additional research on the subject.
Donald Terner: The Champion Is Missed
by Bradley Inman
Mixed-Income Housing: Factors for Success
by Paul C. Brophy and Rhonda N. Smith
Mixed-Income Housing in the HUD Multifamily Stock
by Jill Khadduri and Marge Martin
Mixed-Income Housing: Unanswered Questions
by Alex Schwartz and Kian Tajbakhsh
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Cityscape is published three times a year by the Office of Policy Development and Research (PD&R) of the U.S.
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The journal is also available on line at http://www.
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PD&R welcomes submissions to the Refereed Papers section of the journal. Our referee process is double blind and timely,
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