Returning to France and why it matters

A dining room at Pyla-sur-mer, France. courtesy Francois Duclert

Bordeaux, July 21, 2018 

My trip began sixty years ago, in a very different generation and place, when my mother found me a French tutor in Los Gatos, the northern California town where I grew up.    (I don’t know  why she did this, but in 1960’s America, French was still considered the language of high culture, and perhaps she had already divined my slim chances as an athlete.)

Mlle. Simenon was from Lille, a sweet older woman, and she taught me a few songs and a few words, in brief sessions at the table of her dark, curtain-drawn, 19th century Victorian apartment.  Then there was Mme. Small, at the Singapore American School in the late 1960’s, who mimicked a monkey to teach us the correct pronunciation of the difficult letter “u” and later, Mr. Keplinger, another fabulous and serious teacher at the Los Gatos High School.  (Some years later, at a party in Marin County, I told a woman that she reminded me of my former teacher. “I am Mme. Small”, she replied.  In writing this, I am thanking her again for everything. . . )

The big launch was at age 19, my sophomore year in college (1972-73?), when I took/audited courses at the famous Institut d’Etudes Politiques in Paris and lived with a family in their large apartment in the Auteuil section of the 16th arrondissement.  That family, the Marions, (and very especially Francois and Claude) became very good friends, as did their neighbors downstairs, the Duclerts (esp. Catherine), and a number of other people whom I now view as old and close friends.

I have returned to France this year, at nearly age 65, purportedly for some research and some time off, but also to see my friends.  This started with a 100th birthday for Andree Marion on July 8.  Almost her entire family was present, her five children, and grandchildren from France, Belgium, Taiwan and Bangkok.  They all gathered for a mass at her church in Auteuil, a large modernist space facing a garden, and then for lunch facing another garden, at a restaurant somewhere near Versailles.  She looked absolutely, almost unchangingly, fine, with the same warm, but self-contained, bearing that I remember.  Her younger daughter, now leading a religious order, gave a fine speech about her independence.  And indeed, Andree Marion has been a very strong and thoughtful Catholic, living through the war in Lyons, widowed in her 40’s, completing the support and education of five children on her own, and introducing young Americans, like me into the difficult mysteries of French discipline and manners. I should add that for an American from northern California, with demonstrative, liberal, Jewish parents, and a Viennese-born mother (with an aversion to Europe) who had escaped the Holocaust, my introduction to French bourgeois education was somewhat difficult, vaguely familiar, and very satisfying.

 

Andre Marion, and those who love her

 

I had forgotten how beautiful Paris can be, the five and six story apartment buildings, the gardens, the walkable, relatively uncrowded streets, the refinements in so many people, in every meal and on nearly every corner.  One of the wonders of leaving New York is not having to avoid people to get anywhere.  I often wonder why some New Yorkers (and the city’s planning staff) think that New York’s ever-increasing density is so great.  Cities are great places, but good stores do not thrive on astronomical rents and civilized living is not about infinite height and crowding.

Catherine Duclert (now Yokoyama) had invited me to her family’s house at Pyla-sur-mer, a beach town on the Atlantic coast’s Arcachon Bay.  We took the high-speed TGV, through Bordeaux, to Archachon, with Emilie, her daughter who now lives in Tokyo, her sister-in-law, and two mostly-adorable granddaughters,  where we joined two of her brothers who share the house or rent nearby.

 

Catherine’s granddaughters visiting their French family

 

Pyla-sur-mer and Arcachon, just next to it, are beach towns, colonized by the rich in the late 19th century and continually expanded by the similarly affluent since.  The beaches are open to the public, and accessible every few blocks, with beautiful, stone free, white sand.  The water is cool, and superbly swimmable (for those with the courage to swim where they cannot see).  The bay is full of boats, and the houses range from huge 19th century confections to simpler, but still valuable, villas or bungalows, many in an exurban “basque” style.  A few blocks away, there was a nice grocer, with morning croissants and pain au chocolat, a reasonable wine selection and other basics, and a café that managed to give me “take-out” coffee.

 

Catherine Duclert Yokoyama, my old friend, a widow, and a grandmother

 

The highlights, of course, were the conversations (arguments) and the food–on euthanasia for example while eating magret de canard, or chez Hortense, the famous mussel and oyster restaurant, on Cap Ferret, after a taxi-boat ride across the Arcachon Bay.  (and before the others watched and celebrated France’s win of the World Cup)  Or at the marketplace in Teste de Buch, where we gathered wonderful vegetables and spent a small fortune at the charcutier, on magret, a ham, saucissons and other delights. Every day, so far, has been about eating something exceptional, no more than a monthly occurrence in New York (and only when either Stefani or Suzanne is cooking).

 

Emilie

 

 

chez Hortense

 

 

 

 

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France: Some useful economic indicators

(June 2018)

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France’s Economy and its Real Estate

(June 2018)

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Money laundering and compliance in Europe

For those of you who do business in Europe, I post the attached article on money laundering and compliance issues as recently addressed by the French government.   The author, Alexandre Marion, is a compliance attorney in Paris, a friend and the son of old friends.

ENG 180514 – LTI REGULATORY ALERT

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THE CARLYLE GALLERY

(February 2018)

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SUBWAY EXPANSION—ARE NEW YORK’S COSTS EXCESSIVE?

My City Club colleague John West distributed this, December 14, New York Times article on Friday.  https://www.nytimes.com/2017/12/14/nyregion/mta-funding-real-estate-value-capture.html

It argues that the city’s construction of new mass transit lines, with public funds or debt, is a subsidy to property owners, who should instead be contributing.  For the first time, at a recent MTA board meeting, Carl Weisbrod, board member and former head of the City Planning Commission, argued that “some of the cost should be paid by the real estate development that new service will make possible.”  The MTA will now ask for legislation to make this “value capture” possible.

(Below:  Transit oriented development of the early 20th century,  108th Street and Broadway. )

Linking real estate development to transit charges is not a new concept.  As part of the recent Midtown East rezoning, builders of new high-rise office towers, are required to pay for improvements to designated subway stations.

These contributions may or may not be adequate, and it may or may not be appropriate to legislate some form of “value capture” tax as new transit improvements are planned.  But it is illegitimate to ask the public, or any particular constituency, be they riders or real estate owners, to stretch their pocket books unless the system is also held accountable for its costs.

A simple Google search found three articles that detailed how expensive our transit system has become.

Vox–January 2017–This article reports that the second phase of the Second Avenue subway is budgeted at $6 billion, or $2.2 billion per kilometer, with only $1 billion allocated the MTA’s capital budget.  Yet the $1billion should be adequate, with Berlin, Paris and Copenhagen subways budgeted at respectively $250 million, $230 million and $260 million per kilometer.  Labor costs are only part of the problem, as there are certainly strong unions in western Europe. The size of the stations and the depth of the subway line also drive up costs.   https://www.vox.com/policy-and-politics/2017/1/1/14112776/new-york-second-avenue-subway-phase-2

Pedestrian Observations—July 2017—Vox reporting relies in part on an article in this public transit blog, written by Alon Levy.  It compares the per kilometer costs of NYC transit projects with those in other countries.  The results are shockingly negative for New York, even when compared to transit construction costs in London and Amsterdam.  Phase 1 of the Second Avenue subway is cited at $1.7 billion, with a London project cited at $450 million per kilometer and an Amsterdam project cited at $410 million per kilometer.  https://pedestrianobservations.com/2011/05/16/us-rail-construction-costs/

Curbed—October 2017—This analysis, also by Alon Levy, compares NYC subway’s operating costs to those in other cities.  New York subway’s hourly and per mile costs are exceeded by our PATH system and by the hourly cost of Los Angeles Metro Rail.  They are comparable to the hourly and per mile costs of the Boston T, but exceed cited costs in other cities, including  in western Europe. https://ny.curbed.com/2017/10/13/16455880/new-york-subway-mta-operating-cost-analysis

 

 

 

 

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EXPLORING THE MALAISE AT THE UPPER END OF THE MANHATTAN HOUSING MARKET

(November 2017)

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RETAIL

(October 2017)

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The Midtown East Re-zoning, an Improvable Plan

Members of the City Club (cityclubny.org) met with New York City Council Land Use Staff and a representative from City Councilman Daniel Garodnick’s office to discuss changes to the zoning changes proposed for East Midtown.   The purpose of the zoning changes is to encourage development of large new, modern office buildings, near Grand Central Station and elsewhere in East Midtown.  These are due for a vote within the next few weeks.

The City Club believes that the logic and implementation of the proposed zoning changes are flawed.  Nevertheless, some version of these amendments is likely to be approved by the City Council, so our experts have developed detailed recommendations to mitigate their impact.

John West and Michael Kwartler explained their proposals, which include better protections of existing light and air regulations,  preservation of  existing midblock densities–the new tall buildings were intended for the wider avenues–and a greater priority on the creation of public open space.  Michael Gruen outlines the questionable legality  of selling additional density (bigger buildings) for money.

John West reviewed the unintended height of new buildings, on qualifying sites, if developers take advantage of both zoning lot mergers and the floor area bonuses available under the proposed amendments.  Below illustrates possible development at 360 Lexington Avenue, at 40th Street.  Following is a link to details on this and other examples.  E Mid – Hack (1)

Larry Sicular reviewed the required financial contributions proposed for development right transfers, from landmark buildings to the new development sites, suggested that the present proposal offers inadequate guarantees that public improvements will be adequately funded, and suggested an alternate method for determining the amount of the “tax”.  TDRContributionsLetterhead

Readers should call the Manhattan Borough President’s Office (Gail Brewer, 212-531-1609),  Councilman Dan Garodnick’s office (212-818-0580), and their own City Council member to express their displeasure.

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TOWNHOUSES

(June 2017)

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