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      How a ‘Golden Era for Large Cities’ Might Be Turning Into an ‘Urban Doom Loop’

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      The last thirty years “were a golden era for large cities,” Stijn Van Nieuwerburgh, a professor of real estate and finance at Columbia Business School, wrote in November 2022: “A virtuous cycle of improving amenities (educational and cultural institutions, entertainment, low crime) and job opportunities attracted employers, employees, young and old, to cities.”New York, Los Angeles, Boston and San Francisco, Van Nieuwerburgh continued, “became magnets for the highest-skilled employees and the top employers, with particular concentrations in finance and technology.” In late February and early March 2020, the Covid-19 pandemic hit New York and other population hubs. In Van Nieuwerburgh’s telling, the Covid-19 crisis “triggered a massive migration response. Many households fled urban centers. Most of these Covid migrants moved to the suburbs.”As the pandemic endured and subsequent Covid variants prompted employers to postpone return-to-office plans, Van Nieuwerburgh noted, “Covid-induced migration patterns began to take on a more persistent character. Many households transitioned from temporarily renting a suburban home to purchasing a suburban home.”In Van Nieuwerburgh’s view — and that of many of his colleagues — what seemed like a transitory step to avoid infection has become a major force driving the future direction of urban America.Scholars are increasingly voicing concern that the shift to working from home, spurred by the coronavirus pandemic, will bring the three-decade renaissance of major cities to a halt, setting off an era of urban decline. They cite an exodus of the affluent, a surge in vacant offices and storefronts and the prospect of declining property taxes and public transit revenues.Insofar as fear of urban crime grows, as the number of homeless people increases, and as the fiscal ability of government to address these problems shrinks, the amenities of city life are very likely to diminish.Jacob Brown, a post- doctoral fellow at Princeton’s Center for the Study of Democratic Politics, elaborated in an email on the consequences for cities of the more than 20 percent of urban employees now working full- or part-time from home:With respect to crime, poverty and homelessness, Brown argued,One thing that may occur is that disinvestment in city downtowns will alter the spatial distribution of these elements in cities — i.e. in which neighborhoods or areas of a city is crime more likely, and homelessness more visible. Urban downtowns are often policed such that these visible elements of poverty are pushed to other parts of the city where they will not interfere with commercial activities. But absent these activities, there may be less political pressure to maintain these areas. This is not to say that the overall crime rate or homelessness levels will necessarily increase, but their spatial redistribution may further alter the trajectory of commercial downtowns — and the perception of city crime in the broader public.“The more dramatic effects on urban geography,” Brown continued,may be how this changes cities in terms of economic and racial segregation. One urban trend from the last couple of decades is young white middle- and upper-class people living in cities at higher rates than previous generations. But if these groups become less likely to live in cities, leaving a poorer, more disproportionately minority population, this will make metropolitan regions more polarized by race/class.My Times colleague Nicholas Fandos documented the damage that even the perception of rising crime can inflict on Democrats in a Nov. 27 article, “Meet the Voters Who Fueled New York’s Seismic Tilt Toward the G.O.P.”: “From Long Island to the Lower Hudson Valley, Republicans running predominantly on crime swept five of six suburban congressional seats, including three that President Biden won handily that encompass some of the nation’s most affluent, well-educated commuter towns.And on Tuesday, Mayor Eric Adams of New York announced plans to potentially subject severely mentally ill people who are found on subways or city streets to involuntarily hospitalization.Nicholas Bloom, an economist at Stanford, described some of the economic forces at work in an email:In big cities like New York and San Francisco we estimate large drops in retail spending because office workers are now coming into city centers typically 2.5 rather than 5 days a week. This is reducing business activity by billions of dollars — less lunches, drinks, dinners and shopping by office workers. This will reduce city hall tax revenues.Compounding the problem, Bloom continued,Public transit systems are facing massive permanent shortfalls as the surge in working from home cuts their revenues but has little impact on costs (as subway systems are mostly a fixed cost. This is leading to a permanent 30 percent drop in transit revenues on the New York Subway, San Francisco Bart, etc.These difficulties for cities will not go away anytime soon. Bloom provided data showing strong economic incentives for both corporations and their employees to continue the work-from-home revolution if their jobs allow it:First, “Saved commute time working from home averages about 70 minutes a day, of which about 40 percent (30 minutes) goes into extra work.” Second, “Research finds hybrid working from home increases average productivity around 5 percent and this is growing.” And third, “Employees also really value hybrid working from home, at about the same as an 8 percent pay increase on average.”In the case of New York, Bloom wrote that he is “reasonably optimistic in the long-run,” and “current office leasing markets are soft but not in collapse.”That view is not shared by three other experts in real estate economics, Arpit Gupta, of N.Y.U.’s Stern School of Business, Vrinda Mittal, both of the Columbia Business School, and Van Nieuwerburgh. They anticipate disaster in their September 2022 paper, “Work From Home and the Office Real Estate Apocalypse.”“Our research,” Gupta wrote by email,emphasizes the possibility of an ‘urban doom loop’ by which decline of work in the center business district results in less foot traffic and consumption, which adversely affects the urban core in a variety of ways (less eyes on the street, so more crime; less consumption; less commuting) thereby lowering municipal revenues, and also making it more challenging to provide public goods and services absent tax increases. These challenges will predominantly hit blue cities in the coming years.In their paper, the three authors “revalue the stock of New York City commercial office buildings taking into account pandemic-induced cash flow and discount rate effects. We find a 45 percent decline in office values in 2020 and 39 percent in the longer run, the latter representing a $453 billion value destruction.”Extrapolating to all properties in the United States, Gupta, Mittal and Van Nieuwerburgh write, the “total decline in commercial office valuation might be around $518.71 billion in the short-run and $453.64 billion in the long-run.”Their conclusions are not necessarily cast in concrete but they are bleak:We estimate that remote work is likely to persist and result in long-run office valuations that are 39.18 percent below prepandemic levels. The decline in office values and the surrounding central business district retail properties, whose lease revenues have been hit at least as hard as office, has important implications for local public finances.For example, the share of real estate taxes in N.Y.C.’s budget was 53 percent in 2020, 24 percent of which comes from office and retail property taxes. Given budget balance requirements, the fiscal hole left by declining central business district office and retail tax revenues would need to be plugged by raising tax rates or cutting government spending.Both would affect the attractiveness of the city as a place of residence and work. These dynamics risk activating a fiscal doom loop. With more people being able to separate the location of work and home, the migration elasticity to local tax rates and amenities may be larger than in the past.In a separate email, Van Nieuwerburgh warned thatAs property values of urban office and urban retail fall, with the increased importance of work from home, so do the tax revenues generated from those buildings and the associated economic activity. Since local governments must balance their budget, this means that they need to raise tax revenues elsewhere or cut public spending. The former is bad for the business climate. The latter is bad for the quality of life in the city: cuts to public transit, schools, police departments, sanitation departments, etc. As the quality of public services deteriorates, crime could increase, making public transit potentially even less attractive. More generally, an urban doom loop could ensue, whereby lower property tax revenues beget lower spending and higher taxes, triggering more out-migration, lower property values, lower tax revenues, less public spending, more crime and worse schools/transit, more out-migration.In his November 2022 paper, “The Remote Work Revolution: Impact on Real Estate Values and the Urban Environment,” Van Nieuwerburgh writes:Since March 2020, Manhattan has lost 200,000 households, the most of any county in the U.S. Brooklyn (-88,000) and Queens (-51,000) also appear in the bottom 10. The cities of Chicago (-75,000), San Francisco (-67,000), Los Angeles (-64,000 for the city and -136,000 for the county), Washington DC (-33,000), Seattle (-31,500), Houston (-31,000), and Boston (-25,000) make up the rest of the bottom 10.As major cities are caught in a downward fiscal spiral, the forces driving the process will be felt in varying stages. The loss of transit ridership fares and sales taxes is immediate; declining residential, retail and office property taxes will take longer to phase in as new appraisals are performed; drops in income tax revenues will occur as families moving outside city limits change their legal residence.Ruth Fremson/The New York TimesOne of the major consequences of these patterns, Jessica Trounstine, a political scientist at the University of California-Merced, wrote in an email, “has been segregation in fiscal capacity within metro areas.” In most cases, Trounstine suggested, “the people who will leave cities will likely be higher income and whiter than the people who stay. This means that prior patterns will only be amplified, not reversed.”There are a number of ways to describe the changing character of urban America and the ever-evolving nature of post-pandemic life.Tracey H. Loh, a Brookings fellow, wrote in an email that one way to view an urban downtown is like “a natural ecosystem” that has received a major shock:Prior to the pandemic, these ecosystems were designed to function based on huge surges in their daytime population from commuters and tourists. The shock of the sudden loss of a big chunk of this population caused a big disruption in the ecosystem.Just as the pandemic has caused a surge in telework, Loh wrote, “it also caused a huge surge in unsheltered homelessness because of existing flaws in America’s housing system, the end of federally-funded relief measures, a mental health care crisis, and the failure of policies of isolation and confinement to solve the pre-existing homelessness crisis.”The upshot, Loh continued,is that both the visibility and ratio of people in crisis relative to those engaged in commerce (whether working or shopping) has changed in a lot of U.S. downtowns, which has a big impact on how being downtown ‘feels’ and thus perceptions of downtown. These negative perceptions have become a real barrier to further recovery and are also shaping local elections, especially out west where homelessness is worse, such as last year’s Seattle mayoral election or the recent L.A. mayoral election.Some urban experts have a less pessimistic outlook.Edward Glaeser, an economist at Harvard and a co-author, with David Cutler, of the 2021 book “Survival of the City: The Future of Urban Life in an Age of Isolation,” wrote by email that “Conventional economic theory suggests that real estate markets will adjust to any reduction in demand by reducing price. Some of this has already happened in commercial real estate.” Glaeser also noted that “many businesses that thought that they were priced out of N.Y.C., San Francisco and Boston markets will reconsider if commercial prices are 30 percent lower.”In fact, Glaeser argued, whilea thirty percent drop in rents in N.Y.C. or S.F. would not lead to disaster, a similar drop in Buffalo or Cleveland might be more problematic because many landlords might just decide to walk away from their properties. In that case, a bleak spiral could begin where vacancies beget vacancies as the urban service providers that cater to local businesses shut down or relocate as well.The nation, Glaeser continued, isat an unusual confluence of trends which poses dangers for cities similar to those experienced in the 1970s. Event#1 is the rise of Zoom, which makes relocation easier even if it doesn’t mean that face-to-face is going away. Event#2 is a hunger to deal with past injustices, including police brutality, mass incarceration, high housing costs and limited upward mobility for the children of the poor.Progressive mayors, according to Glaeser,have a natural hunger to deal with these problems at the local level, but if they try to right injustices by imposing costs on businesses and the rich, then those taxpayers will just leave. I certainly remember New York and Detroit in the 1960s and 1970s, where the dreams of progressive mayors like John Lindsay and Jerome Patrick Cavanagh ran into fiscal realities.In the short run, Glaeser wrote,both the reduction in tax revenues and current political impulses are likely to lead to more crime and homelessness, which will in turn create more of an urban exodus. I am sufficiently optimistic about cities to think that they are likely to react relatively quickly to that exodus and then pivot to being smarter about urban management. In this more hopeful scenario, the likely medium term effect is to create a new generation of city manager-mayors, like Mike Bloomberg, who care about inequity but fight it in a smart way.Richard Florida, a professor of economic analysis and policy at the University of Toronto, stands out as one of the most resolutely optimistic urban scholars. In his August 2022 Bloomberg column, “Why Downtown Won’t Die,” Florida asks, “Can America’s iconic downtowns survive?” His answer:Great downtowns are not reducible to offices. Even if the office were to go the way of the horse-drawn carriage, the neighborhoods we refer to today as downtowns would endure. Downtowns and the cities they anchor are the most adaptive and resilient of human creations; they have survived far worse. Continual works in progress, they have been rebuilt and remade in the aftermaths of all manner of crises and catastrophes — epidemics and plagues; great fires, floods and natural disasters; wars and terrorist attacks. They’ve also adapted to great economic transformations like deindustrialization a half century ago.What the Covid-19 pandemic has done, Florida argues, “is to accelerate a set of changes in our downtowns that were already underway. Vestiges of the industrial age, they were gradually evolving from the one-dimensional, work-only central business districts of the 1950s, ’60s and ’70s.”In an email, Florida wrote that many urban central business districts are “relics of the past, the last gasp of the industrial age organization of knowledge work the veritable packing and stacking of knowledge workers in giant office towers, made obsolete and unnecessary by new technologies.”Now, he argued, “Downtowns are evolving away from centers for work to actual neighborhoods. Jane Jacobs titled her seminal 1957 essay, which led in fact to ‘The Death and Life of Great American Cities,’ ‘Downtown Is for People’ — sounds about right to me.”Despite his optimism, Florida acknowledged in his email thatAmerican cities are uniquely vulnerable to social disorder — a consequence of our policies toward guns and lack of a social safety net. Compounding this is our longstanding educational dilemma, where urban schools generally lack the quality of suburban schools. American cities are simply much less family-friendly than cities in most other parts of the advanced world. So when people have kids they are more or less forced to move out of America’s cities.Florida made the case in his email that cities have become critically important incubators:What worries me in all of this, in addition to the impact on cities, is the impact on the American economy — on innovation. and competitiveness. Our great cities are home to the great clusters of talent and innovation that power our economy. Remote work has many advantages and even leads to improvements in some kinds of knowledge work productivity. But America’s huge lead in innovation, finances, entertainment and culture industries comes largely from its great cities. Innovation and advance in. these industries come from the clustering of talent, ideas and knowledge. If that gives out, I worry about our longer-run economic future and living standards.While the future path of cities remains uncertain, Patrick Sharkey, a sociologist at Princeton, provided an overview of the problems they face:Cities that have lost revenue from commercial activity have received substantial support from the federal government over the last few years, but that assistance won’t be sustained in the future. What comes next is not clear, but big cities have to reinvent themselves in an era when the downtown business district seems to be permanently changing. The risk that comes with fiscal distress is clear: If city governments face budget shortfalls and begin to cut back on funding for public transit, policing, and street outreach, for the maintenance of parks, playgrounds, community centers, and schools, and for services for homelessness, addiction, and mental illness, then conditions in central cities will begin to deteriorate.The result?When support for the people and the basic institution of urban life is withdrawn, people suffer and public spaces start to empty out. This, along with the rising prevalence of guns across the country, creates the conditions for gun violence to worsen, reinforcing the process of decline. None of this is inevitable, and we know that investments in the people and institutions of cities are effective in creating safe, thriving public spaces. But it’s not entirely clear to me where those investments will come from if revenue falls in the years to come.In a paper from September, “Working from Home Around the World,” Nicholas Bloom, whom I cited earlier, and five colleagues, argue that “the implications for cities are more worrisome. The shift to working from home reduces the tax base in dense urban areas and raises the elasticity of the local tax base with respect to the quality of urban amenities and local governance.”There is reason for both apprehension and hope. Cities across time have proven remarkably resilient and have survived infectious diseases from bubonic plague to cholera to smallpox to polio. The world population, which stands today at eight billion people, is 57 percent urban, and because of the productivity, innovation and inventiveness that stems from the creativity of human beings in groups, the urbanization process is quite likely to continue into the foreseeable future. There appears to be no alternative, so we will have to make it work.The Times is committed to publishing a diversity of letters to the editor. We’d like to hear what you think about this or any of our articles. Here are some tips. And here’s our email: letters@nytimes.com.Follow The New York Times Opinion section on Facebook, Twitter (@NYTopinion) and Instagram. More

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      in Elections

      Meet the Voters Who Fueled New York’s Seismic Tilt Toward the G.O.P.

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      Republicans used doomsday-style ads to prey on suburban voters’ fear of crime in New York, helping to flip enough seats to capture the House.GREAT NECK PLAZA, N.Y. — Lynn Frankel still has bouts of nostalgia for her old life, the one before the coronavirus pandemic brought New York City to a standstill and fears about crime began to bubble across this well-to-do suburb. There were dinners in the city with friends, Broadway shows, outings with her children — all an easy train ride away.But these days if she can help it, Ms. Frankel, 58, does not set foot in the city. She’s seen too many headlines about “a lot of crazy stuff”: flagrant shoplifting, seemingly random acts of violence and hate crimes, which triggered concern about the safety of her daughters, who are Asian American.Something else has changed, too. Ms. Frankel, a political independent who reviled Donald J. Trump, gladly voted Republican in this month’s midterm elections to endorse the party’s tough-on-crime platform, and punish the “seeming indifference” she ascribes to Democrats like Gov. Kathy Hochul.“If you don’t feel safe, than it doesn’t matter what all the other issues are,” she said the other day in Great Neck Plaza’s tidy commercial area.New York and its suburbs may remain among the safest large communities in the country. Yet amid a torrent of doomsday-style advertising and constant media headlines about rising crime and deteriorating public safety, suburban swing voters like Ms. Frankel helped drive a Republican rout that played a decisive role in tipping control of the House.The attempt to capitalize on upticks in crime may have fallen short for Republicans elsewhere across the nation. But from Long Island to the Lower Hudson Valley, Republicans running predominantly on crime swept five of six suburban congressional seats, including three that President Biden won handily that encompass some of the nation’s most affluent, well-educated commuter towns.Even in places like Westchester County, where Democrats outnumber Republicans, Mr. Zeldin and other Republican candidates found pockets of support.Brittainy Newman for The New York TimesThe numbers were stark. New York’s major suburban counties around the city — Nassau, Suffolk, Westchester and Rockland — all shifted between 14 and 20 points to the right, thanks to a surge in Republican turnout and crucial crossover votes from independents and Democrats. Even parts of the city followed the trend, though it remained overwhelmingly blue.Take the Third Congressional District, a predominately white and Asian American seat connecting northeast Queens with the North Shore of Long Island that flipped to a Republican, George Santos. Turnout data suggests that Republican enthusiasm almost completely erased Democrats’ large voter registration advantage and flipped some voters, helping Lee Zeldin, the Republican nominee for governor, turn a long-shot bid into the state’s closest race for governor in 30 years.Other factors accounted for Democrats’ suburban struggles here. Threats to abortion access drove some liberal voters to the polls, but many reliably Democratic Black, Latino and white voters stayed home. Swing voters blamed the party for painful increases in gas and grocery bills. Orthodox Jews furious over local education issues voted for Republicans at unusually high rates. Tactical decisions by Ms. Hochul appear to have hurt her party, too.The Aftermath of New York’s Midterms ElectionsWho’s at Fault?: As New York Democrats sought to spread blame for their dismal performance in the elections, a fair share was directed toward Mayor Eric Adams of New York City.Hochul’s New Challenges: Gov. Kathy Hochul managed to repel late momentum by Representative Lee Zeldin. Now she must govern over a fractured New York electorate.How Maloney Lost: Democrats won tough races across the country. But Sean Patrick Maloney, a party leader and a five-term congressman, lost his Hudson Valley seat. What happened?A Weak Link: If Democrats lose the House, they may have New York to blame. Republicans flipped four seats in the state, the most of any state in the country.But in interviews with strategists from both parties, candidates, and more than three dozen voters across Long Island and Westchester County, it appeared that New York was uniquely primed over the last two years for a suburban revolt over crime and quality of life.“Elections move dramatically when they become about a singular topic, and the election in New York was not about extremism on the left or right, about abortion or about Kathy Hochul,” said Isaac Goldberg, a Democratic political strategist on the losing side of several marquee races. “The election in New York was about crime.”Long Island and Rockland County in particular have large populations of active and retired law enforcement, and a history of sensitivity to crime and costs. Growing Asian American and Orthodox Jewish populations were especially motivated this year by a string of high-profile hate crimes.Many Orthodox Jews who voted for Republican candidates like Mr. Zeldin were especially motivated by a string of high-profile hate crimes.Andrew Seng for The New York TimesThen there is the coronavirus pandemic. Arguably no metropolitan area was hit harder than New York, where the economy and old patterns of life have also been slower to return. Remote work remains popular here, leaving Midtown office towers, commuter trains and subways below capacity — and many suburbanites increasingly reliant on media accounts saturated with images and videos of brutal acts of violence to shape their perceptions.Commuters recently boarding trains into Manhattan from Nassau and Westchester said they were uneasy navigating Pennsylvania Station, some of which has been under construction; unnerved by the apparent proliferation of homeless encampments and open drug usage in Midtown; and now looked over their shoulder on the subway for people who appear to be mentally disturbed.Several, including Ms. Frankel, said they frequently read The New York Post, which made Mr. Zeldin’s candidacy for governor and the repeal of the state’s 2019 bail law a crusade for more than a year, splashing violent crimes across its front page, however rare they may still be. Many asked not to be identified by their full names out of fear of backlash from friends, colleagues or even strangers who could identify them online.“I wouldn’t go into the city even if they paid me,” a retired dental hygienist said as she mailed a letter in Oyster Bay. A 41-year-old lawyer from Rockville Centre said she sometimes wondered if she would make it home at night alive. A financial adviser from North Salem in Westchester County said it felt like the worst days of the 1980s and 1990s had returned, despite the fact that crime rates remain a fraction of what they were then.“I have kids who live in Manhattan, and I am every day scared,” Lisa Greco, an empty nester who voted all Republican, said as she waited at a nail salon in Pleasantville, in Westchester.“I don’t want them taking the subways but of course they do,” she continued. “I actually track them because I have to know every day that they’re back home. Like, I don’t want to keep texting them like, ‘Are you at work? Are you here?’”Republicans, led by Mr. Zeldin, a Long Islander himself, relentlessly fanned those fears, blaming Democrats for the small rises in crime while accusing them of coddling criminals. A deluge of conservative advertising only amplified the approach, which blamed the new bail law and a Democratic Party that has complete control over both New York City and Albany.Crime statistics tell a more complicated story. Incidents of major crimes are higher in New York City and Nassau County than before the pandemic, though they remain well below levels seen in recent decades. In Westchester, Suffolk and Rockland counties, major crime has been flatter, though in the first six months of this year, property and violent crimes were up compared with the same period in 2021.Despite the Republican Party narrative, major crime has not increased in most suburban areas like Suffolk County, where Mr. Zeldin greeted voters from his district on Election Day. Johnny Milano for The New York TimesMs. Hochul had taken actions as governor to help combat crime and address the mental health crisis among the city’s homeless. And in the race’s final weeks, she pivoted to stress that she would do more. But voters and Democratic officials alike agreed the more nuanced approach was too little, too late.“She’s not wrong, but it came across to a lot of the people I spoke to on Long Island as dismissive and tone deaf,” said Laura Curran, the former Democratic Nassau County executive who was swept out of office last fall by similar currents. “I don’t think it can be overstated how visceral people on Long Island feel about it.”Ms. Hochul and other Democratic candidates spent more of the campaign focused on economic issues and protecting abortion rights. But unlike other states, some voters in New York said they were satisfied that abortion was already safely protected under state law.“The mayor of New York City got elected last year running on this issue. Nothing got better; it got worse,” said Mike Lawler, a Republican who unseated Representative Sean Patrick Maloney in a district that Mr. Biden won by 10 points in Westchester and Rockland Counties. “So I don’t know why any of them are so surprised that this was top of mind to voters.”Representative-elect Mike Lawler, left, was able to upset Sean Patrick Maloney, a powerful Democrat, in a district that President Biden won easily two years ago.Jeenah Moon for The New York TimesMany New York City residents are baffled by what they view as the irrational fear of those in communities that are objectively far safer. But so are some suburbanites.Back on the South Shore of Long Island, a woman waiting for the Long Island Railroad one morning last week said that since relocating from Brooklyn earlier this year, she had noticed a “hypersensitivity to strangeness” and “hysteria” around crime. It included fliers claiming only Republicans could keep the area safe and a drumbeat of messages in a neighborhood watch group about suspicious looking strangers wandering through well-appointed streets.“There’s a lot of community fear around this town and Nassau becoming more unsafe or changing,” said the woman, a Black lawyer in her mid-40s who only agreed to be identified by her initials K.V. “Maybe it has to do with a wave of people moving from urban communities since the pandemic.”Commuting into the city two to three times a week for work from Rockville Centre, she said she felt no less safe than before, recalling stories of people getting pushed onto subway tracks when she was a child. She voted for Democrats to ensure the protection of abortion access.Republican George Santos won an upset victory in New York’s 3rd Congressional District.Mary Altaffer/Associated PressOther voters who supported Democrats said they did have concerns about increases in crime, but could not justify backing any Republican associated with Mr. Trump and opposed to abortion rights.“Abortion was definitely the biggest reason I voted Democrat,” said Susie Park, 41, who recently moved to Nassau County from Manhattan. “I don’t feel like a party should ever tell you what you should or should not do.”At the ballot box, though, they were clearly outnumbered on Long Island this year by voters like Gregory Gatti, a 61-year-old insurance broker.A political independent, he said he and most of his friends had voted for Republicans “because they want something done” about crime, inflation and illegal immigration.As he read a fresh New York Post — its front-page headline, “Children of War,” once again devoted to New York City crime — Mr. Gatti said changes to the state’s bail law were “definitely” driving increases in crime, and he was now worried about possible upticks in the suburbs. But he had noted other reasons for concern, as well, as he commutes a couple of days each week through Penn Station to Lower Manhattan.“I have noticed more homeless encampments. We never used to have those,” he said. “You have encampments, then you have drugs, you have crime.”Timmy Facciola contributed reporting from Pleasantville, N.Y. More

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      A History of Doo-Wop Emerges From Sandy Wreckage

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      Kenny Vance’s home in the Rockaways was damaged by the hurricane 10 years ago. But he was able to save some precious footage.Good morning. It’s Monday. Hurricane Sandy did billions of dollars’ worth of damage, but it didn’t destroy everything in its path. We’ll find out about a documentary that exists because Sandy didn’t ruin the raw footage. And we’ll take a last look at the campaigns and the candidates.Kenny Vance, standing on what was left of his house after Hurricane Sandy in 2012. Angel Franco/The New York TimesWe read a lot in the last couple of weeks about how Hurricane Sandy aimed its destructive power at vulnerable neighborhoods in 2012 and served as a wake-up call on climate change in New York City. My colleague Corey Kilgannon says the storm also figured, surprisingly, in a documentary about doo-wop by the singer and songwriter Kenny Vance. I asked Corey to explain:Kenny Vance idolized the early doo-wop groups he saw practicing and performing on street corners in Brooklyn in the 1950s. They influenced rock ’n’ roll when it was just beginning to blare out of radios into the eager ears of teenagers. He also remembers attending the frenetic shows at the Brooklyn Paramount Theater that offered acts from both genres.As an original member of Jay and the Americans, Vance sang on hits like “She Cried” in 1962 and opened for the Beatles and the Rolling Stones before their earliest performances in the United States. Later he was the music supervisor on films including “Animal House” and “American Hot Wax.”He also gathered and filmed interviews with New York City doo-wop legends.“Making a film was always in the back of my mind,” said Vance, 78, who kept the footage stored in his oceanfront house in the Rockaways in Queens.Assembling the footage was one of those things that was always on his agenda, but he never got around to it. And then, in 2012, Hurricane Sandy leveled Vance’s house, ruining everything inside.Or so he thought.Returning home to a soggy heap and sifting through his few remaining possessions, Vance figured the footage was ruined and his hopes for a film dashed.In the wreckage he spotted his desk on what was left of the second floor. He climbed up a ladder to it and pulled out one of the drawers. Inside, damp but salvageable, was a package of discs containing video files of his footage.Vance finally made time to make the film, and now, a decade after Sandy, the project is finished. “Heart & Soul,” the documentary that resulted, will have its premiere tonight as part of the Port Jefferson Documentary Series, on Long Island. The film will also be shown as part of the Dances With Films Festival in Manhattan next month.The film includes Vance’s interviews with members of groups like the Chantels, the Jive Five and Little Anthony and the Imperials.In one poignant segment in “Heart & Soul,” Vance talks with a schoolteacher in Harlem named Arlene Smith, in front of her students. They had no idea that she had been the lead singer for the Chantels, a group that had a hit in the late 1950s with “Maybe,” co-written by Smith and later recorded by Janis Joplin.Vance said he hoped the film would preserve the memory of groups whose prominence was often short-lived.“In the ’50s, these artists didn’t have entertainment lawyers, so they signed their lives away,” he said. “Even if you had a No. 1 record, without a follow-up hit, it’s over — you’re done. These days, you have one big song, you’re set for life.”WeatherA sunny day starts partly sunny, with temperatures near the mid-70s. The evening is mostly clear. Temps will drop to the mid-40s.ALTERNATE-SIDE PARKINGIn effect today. Suspended tomorrow (Election Day).The latest Metro newsDave Sanders for The New York TimesRepublicans vs. ‘Trumplicans’: Greenwich, Conn., has historically been a moderate conservative stronghold. But new hard-liners are on the attack, galvanized by the culture wars.5G towers come to the city: As the city upgrades to 5G wireless, the streetscape is changing. Not everyone was impressed when a 32-foot-tall 5G tower appeared on a Brooklyn street.Dog death in Prospect Park: Three months after a highly publicized attack left a dog dead, no arrests have been made, and the commanding officer of the precinct that includes the park said, “We may have dropped the ball.”How much do these New York jobs pay? Last week, most companies in New York City were required to include salary ranges on job postings. Take our quiz to see how well you can guess salaries on some only-in-New-York job openings.Presidents, past and present, rally for HochulAhmed Gaber for The New York TimesGov. Kathy Hochul once seemed to be on a glide path to a full term as governor. But issues that have Democrats steeling themselves against potential losses elsewhere — notably inflation and personal safety — have created unexpected turbulence.Her lead over the Republican in the race, Representative Lee Zeldin, has narrowed to single digits in recent polls. Zeldin has made inflation and crime his main themes. Hoping to win over moderate and independent voters who are open to change, he has also railed against one-party control of state government. The Democrats would surrender their veto-proof supermajority in the State Senate if they lose only one seat.Over the weekend Hochul seemed to be working to close an enthusiasm gap. President Biden appeared with her at Sarah Lawrence College in Bronxville, N.Y., on Sunday. The president called her a governor who can “get things done” and said Election Day and the coming 2024 campaign would be “inflection points” for the next 20 years.That 11th-hour rally followed one in Brooklyn on Saturday with former President Bill Clinton, who urged Democrats to reject what he characterized as Zeldin’s fearmongering and macho bravado.Zeldin has been buoyed by the cosmetics heir Ronald Lauder, who has spent at least $11 million to help him win the governor’s mansion. Lauder said he was motivated by concerns about crime, which he worries is driving people from New York City. “You couldn’t pay me to get on the subway,” Lauder said, adding that he did not want his children and grandchildren “to have to go with bodyguards” (as he does).Lauder also complained that Hochul had not pushed harder to undo changes in the state’s bail law that barred prosecutors from seeking cash bail for less serious crimes.Another worry for Democrats is how they misplayed the redistricting process, which ended with a court-ordered redrawing of boundaries that could allow Republicans to flip a handful of House seats held by Democrats. Democrats hope to win the rematch between Representative Nicole Malliotakis, the Republican who won two years ago, and Max Rose, the Democrat whom she defeated. And Bridget Fleming, the Democratic candidate for the seat Zeldin is vacating on Long Island, has a significant fund-raising advantage over Nicholas LaLota, the Republican chief of staff of the Suffolk County Legislature.Letitia James, the state attorney general, is also running for re-election. She has made a name for herself nationally with investigations of former President Donald Trump, former Gov. Andrew Cuomo and the National Rifle Association. Those investigations have also made her a target — Trump, against the advice of several of his legal advisers, filed suit against her last week, saying she had waged a “relentless, pernicious, public and unapologetic crusade” against him. Cuomo, who resigned in 2021 after James oversaw an inquiry into sexual harassment claims, said in an ethics complaint he filed against her that said she had “her own politically motivated and self-interest-driven agenda.”James has long rebutted the idea that her work as attorney general was politically motivated. She said that not looking into evidence of wrongdoing by Trump or the N.R.A. would have been a “dereliction of my duty.”METROPOLITAN diarySardinesDear Diary:After a hot afternoon of walking in Manhattan, I returned to my car, which I had parked on the street. I had just gotten in when I was startled by a knock on the driver’s side window. Turning to look, I saw a man standing there.“Would you be vacating your space?” he asked. A woman I took to be his wife hung back shyly and murmured an apology.I explained that I was waiting for my husband to make his way across town and that he should be arriving soon.The man introduced himself and his wife, gave me his number and asked me to call once my husband arrived. He wanted to move his car from across the street. He offered to bring me a beer while we waited. It was an enticing offer, but I declined.As they walked off toward their place, the man called out over his shoulder, “Do you like sardines?”When my husband arrived 20 minutes later, I explained that I had to call the couple. He settled in, and a few minutes later the man appeared, asked my husband if he would like a beer and handed me two tins of sardines.They were, he said, “really good ones.”— Leslie SchulteIllustrated by Agnes Lee. Send submissions here and read more Metropolitan Diary here.Glad we could get together here. See you tomorrow. — J.B.P.S. Here’s today’s Mini Crossword and Spelling Bee. You can find all our puzzles here.Melissa Guerrero and Ed Shanahan contributed to New York Today. You can reach the team at nytoday@nytimes.com.Sign up here to get this newsletter in your inbox. More