Carol Galante is the I. Donald Terner Distinguished Professor in Affordable Housing and Urban Policy and the Faculty Director of the Terner Center for Housing Innovation. She also co-chairs the Policy Advisory Board of the Fisher Center of Real Estate and Urban Economics.
Galante served in the Obama Administration for over five years as the Assistant Secretary for Housing/Federal Housing Commissioner at the U.S. Department of Housing and Urban Development (HUD) and as the Deputy Assistant Secretary for Multifamily Housing programs.
As FHA Commissioner, Ms. Galante was responsible for the oversight of the FHA’s trillion dollar insurance portfolio, which includes single family and multifamily housing as well as insured health care facilities. She was also responsible for HUD’s two million apartments with rental assistance.
Galante served as FHA Commissioner during the worst financial crisis since the Great Depression, and one precipitated by the housing market collapse. Galante provided key leadership in the housing sector including strengthening FHA’s infrastructure and policies while providing access to credit that helped stabilize the housing market. She also developed signature initiatives that provided better opportunities to low income families including Choice Neighborhoods and the Rental Assistance Demonstration Program.
Prior to her appointment at HUD, Galante was President and Chief Executive of BRIDGE Housing Corporation, the largest non-profit developer of affordable, mixed-income and mixed-use developments in California. BRIDGE is a hybrid organization blending the best of business practices and entrepreneurial ideas with a mission to create affordable homes and apartments.
Early in her career Galante also worked for local government in city planning and community economic development.
She has held numerous volunteer leadership positions and currently serves as a board member of the National Housing Conference and the affiliated California Housing Consortium; Enterprise Community Partners; the National Advisory Board of the recently launched Terwilliger Foundation for Housing America’s Families and; the Urban Land Institute San Francisco District Council.
Galante has been the recipient of many notable honors, including: Housing Wire Magazine’s Influential Woman in Housing 2012, Multifamily/Developer Magazine-Executive of the Year in 2008, Builder Magazine-Top Most Influential People in Homebuilding in 2006, and the California Homebuilder Hall of Fame. She was also a recipient of the UC Berkeley Excellence in Achievement Award in 2010, and the UC Berkeley College of Environmental Design Distinguished Alumni Award in 2002.
She holds a Master of City Planning from UC Berkeley, and a Bachelor of Arts from Ohio Wesleyan.
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Carolina Reid is an Assistant Professor in the Department of City and Regional Planning at the University of California at Berkeley and Faculty Research Advisor for the Terner Center for Housing Innovation. She assists with the design and execution of the Center's research agenda and portfolio. Carolina specializes in housing and community development, with a specific focus on access to credit, homeownership and wealth inequality. She has most recently published research on the impact of the foreclosure crisis on low-income and minority communities, the role of the Community Reinvestment Act during the subprime crisis, and the importance of anti-predatory lending laws for consumer protection. Carolina is particularly interested in interdisciplinary research and the integration of qualitative and quantitative methods.
Carolina brings nearly two decades of applied work experience to her research and teaching. Before joining the faculty at UC Berkeley, Carolina worked for a year at the Center for Responsible Lending, where she undertook policy analyses on how provisions in Dodd-Frank could affect future access to credit for lower-income and minority households. Before that, Carolina served as the Research Manager for the Community Development Department at the Federal Reserve Bank of San Francisco for six years. At the SF Fed, Carolina published numerous journal and policy articles on topics related to housing and community development, and helped to build the capacity of local stakeholders — including banks, nonprofits, and local governments — to undertake community development activities, especially in the areas of affordable housing, early childcare education, asset building, and neighborhood revitalization.
Carolina has also held positions with the World Resources Institute in Washington, D.C., where she worked on urban environmental issues and the environmental impacts on health; the Environmental Health and Social Policy Center in Seattle, where she contributed to the evaluation of Jobs-Plus, a welfare-to-work demonstration targeted to residents living in public housing developments; and the Millennium Ecosystem Assessment based out of Penang, Malaysia, where she managed an effort to understand how indigenous knowledge about environmental change could be integrated into international environmental decision-making processes.
ELIZABETH KNEEBONE | RESEARCH DIRECTOR
Elizabeth Kneebone is the Research Director for the Terner Center for Housing Innovation. In that role, she provides strategic leadership in designing, managing, and implementing the Center’s research portfolio and agenda. Elizabeth’s research expertise includes the geography of poverty in the United States, and how the built environment, housing, and land use policies shape access to economic opportunity.
Before joining the Center, Elizabeth was a Fellow at the Brookings Institution’s Metropolitan Policy Program, where she led the program's work on urban and suburban poverty and co-authored the book Confronting Suburban Poverty in America. She remains affiliated with Brookings as a Non-Resident Senior Fellow.
Prior to Brookings, Elizabeth worked as a Research Project Manager at IFF (formerly Illinois Facilities Fund), where she researched changing neighborhood and community demographics and identified gaps in public and non-profit services and capacity. Elizabeth holds a Master’s degree from the University of Chicago Harris School of Public Policy, and a Bachelor’s degree in history from Indiana University.
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DAVID GARCIA | POLICY DIRECTOR
David Garcia is the Policy Director for the Terner Center. He leads the center’s engagement in local, state and federal housing policy and supports the generation of research-driven policy ideas, proposals, and papers.
Prior to joining the Terner Center, David worked as the Chief Operating Officer for Ten Space, a real estate development company in Stockton, California focused exclusively on infill projects in the downtown neighborhood. As COO, David managed various aspects of the development process, including development agreements, environmental review, and project design. During his tenure, Ten Space won several awards for their projects, including the American Planning Association’s Award of Excellence in Urban Design for their California chapter.
David has also worked as an advocate in the Central Valley, serving on numerous boards and commissions related to a wide array of planning issues such as increasing cycling infrastructure, implementing smart growth policies, and developing incentives for infill growth.Prior to his work with Ten Space, David was a Research Analyst at the Government Accountability Office (GAO) in Washington, DC. At the GAO, David conducted evaluations and analyses of several different federal programs using a variety of methods, both quantitative and qualitative. These reports helped inform various policy debates at the national level.
David holds a Bachelors of Arts from the University of California, Los Angeles as well as a Master's in Public Policy from the Johns Hopkins Institute for Policy Studies in Baltimore, Maryland.
EMAIL: firstname.lastname@example.org TWITTER: @davidgarcia209
HAYLEY RAETZ | RESEARCH ASSOCIATE
Hayley Raetz is the Research Associate of the Terner Center for Housing Innovation. Since the summer of 2017, she has worked with the Terner Center as a Graduate Student Researcher, and has now joined the team full-time. While in graduate school, she also worked for the Office of Oakland City Councilmember Lynette Gibson McElhaney performing a data analysis of vacant lots and for the California Housing Partnership Corporation examining the factors driving costs of affordable housing projects.
Prior to those roles, she also held positions at BronxWorks, a human service organization, where her work focused on eviction prevention, homelessness, and healthcare.
She holds a Master of Public Policy from the Goldman School of Public Policy at UC Berkeley and a Bachelor of Arts in Government and Spanish from Smith College.
CORA JOHNSON-GRAU | COMMUNICATIONS AND DEVELOPMENT COORDINATOR
Cora Johnson-Grau is the Communications and Development Coordinator for the Terner Center for Housing Innovation.
Before joining the Terner Center, she worked as an Editorial and Administrative Assistant in Communications and Stewardship in Development and Alumni Relations for Penn Medicine. She has completed internships at the Philadelphia Museum of Art, Night Kitchen Interactive, and the Mütter Museum and Historical Medical Library of The College of Physicians of Philadelphia.
She holds a Bachelor of Arts in English from Haverford College.
SUSAN M. LUONG | ADMINISTRATIVE OFFICER
Susan Luong is the Administrative Officer for the Terner Center for Housing Innovation and an Executive Assistant to Faculty Director, Carol Galante. In this role she will be providing support in areas of finance, operations, office management, organizational development, fundraising, and communications for the Center.
Prior to joining the Terner Center, Susan worked at the Haas School of Business, where she served as a Faculty Recruitment Administrator and Faculty Assistant prior to that, providing key support to a number of ladder faculty and senior staff. Before working at Haas, Susan led a STEM (Science, Technology, Engineering, and Math) course in an afterschool program at an Oakland public elementary school.
Susan graduated from UC Berkeley with a degree in Molecular Cell Biology with the emphasis in Neurobiology.
MICHELLE BOYD | HOUSING LAB PROGRAM DIRECTOR
Michelle Boyd is the Program Director for the Housing Lab, the Terner Center's program to support early-stage entrepreneurs tackling the high cost of housing. She brings nearly a decade of experience in community and startup finance, organizational design, and urban policy research. Prior to joining the Terner team, Michelle worked as a strategy consultant for the Bridgespan Group, collaborating with nonprofits, social entrepreneurs, and foundation leaders across issues of community development, housing, and education. Michelle holds an MBA from the Haas School of Business, an Interdisciplinary Graduate Certificate in Real Estate from UC Berkeley, and a BA in Public Policy from the University of Chicago. Michelle also serves as a Chamberlin Fellow with the Urban Land Institute.
MICHELLE CLAROS | HOUSING LAB PROGRAM COORDINATOR
Michelle Claros is the Program Coordinator for the Housing Lab, the Terner Center's program to support early-stage entrepreneurs tackling the high cost of housing. Michelle is a Bay Area native which has fueled her interest in finding creative solutions to the housing crisis. Prior to joining the Terner Center, Michelle managed fundraising and communications at a legal nonprofit. She also did an AmeriCorps year working on refugee resettlement at the International Rescue Committee. Michelle has a B.A. in Political Science and Peace & Justice Studies from Wellesley College.
KAREN CHAPPLE | FACULTY RESEARCH AFFILIATE
Karen Chapple, PhD, is a Professor of City and Regional Planning at the University of California, Berkeley. Chapple specializes in regional planning, housing, and economic development. Her recent book (Routledge, 2015) is entitled Planning Sustainable Cities and Regions: Towards More Equitable Development. She is currently finishing two books: Transit-Oriented Displacement? The Effects of Smarter Growth on Communities (with Anastasia Loukaitou-Sideris, MIT Press, 2018), and Fragile Governance and Local Economic Development: Evidence from Peripheral Regions in Latin America (with Sergio Montero, Routledge, 2018). In Fall 2015, she launched the Urban Displacement Project, a research portal examining patterns of residential, commercial, and industrial displacement, as well as policy and planning solutions. In 2015, Chapple's work on climate change and tax policy won the UC-wide competition for the Bacon Public Lectureship, which promotes evidence-based public policy and creative thinking for the public good.
As a faculty affiliate of several institutes on campus, including the Terner Center, Chapple is currently engaged in multiple research project on infill development, accessory dwelling units, and gentrification and displacement. In 2006, she founded UC Berkeley Center for Community Innovation, which has provided over $1.5 million in technical assistance to community-based organizations and government agencies. This has included research on the potential for gentrification and displacement near transit-oriented development (for the Association of Bay Area Governments); more effective planning for affordable housing and economic development near transit (for the Great Communities Collaborative); the relationship between the arts, commercial and residential revitalization in low-income neighborhoods; and the role of the green economy and industrial land in the California economy. She has also led a national contest sponsored by the Annie E. Casey Foundation to generate ideas for local and state job creation targeting disadvantaged communities. Chapple has also worked on regional and local economic development research projects in Mexico, Spain, Thailand, Israel, Brazil, Peru, Argentina, Guatemala, Colombia, and Abu Dhabi. She provides policy advice to many local, state, and national elected officials and also serves as a member of the Berkeley Planning Commission (appointee of Councilmember Lori Droste).
Chapple holds a BA in Urban Studies from Columbia University, an MSCRP from the Pratt Institute, and a Ph.D. from UC Berkeley. She has served on the faculties of the University of Minnesota and the University of Pennsylvania, in addition to UC Berkeley. From 2006-2009, she held the Theodore Bo and Doris Shoong Lee Chair in Environmental Design. She is a founding member of the MacArthur Foundation's Research Network on Building Resilient Regions. Prior to academia, Chapple spent ten years as a practicing planner in economic development, land use, and transportation in New York and San Francisco.
OPHELIA BASGAL | TERNER CENTER FELLOW
Ophelia Basgal is a Visiting Scholar at the Terner Center for Housing Innovation. She has over 30 years of high level management experience and extensive regulatory and policy knowledge of the Department of Housing and Urban Development’s (HUD) programs and other state and local affordable housing programs. Prior to joining the Terner Center, she was the HUD Region IX Regional Administrator where she led a team of approximately 650 employees in five field offices in the states of Arizona, California, Hawaii, Nevada and the Territory of Guam, Commonwealth of the Northern Mariana Islands and American Samoa. She previously held positions as Vice President for Community Relations for PG&E and Executive Director of the Alameda County CA Housing Authority.
Ophelia holds a master’s degree in social welfare from UC Berkeley, with an emphasis on social welfare administration and a BA in Sociology from Arizona State University.
CLAUDIA CAPPIO | TERNER CENTER FELLOW
Claudia Cappio has worked in local and state government in the Bay Area for over 37 years, including Planning and Building Director for the communities of Albany, Emeryville and Oakland. Most recently, she served as Oakland's Assistant City Administrator, responsible for major real estate projects and co-chair of Mayor Schaaf's Housing Cabinet.
Prior to that, Ms. Cappio served in Governor Brown's administration from 2011-2015 as Executive Director of both the California Housing Finance Agency and the Department of Housing and Community Development.
JED KOLKO | TERNER CENTER FELLOW
Jed Kolko is Chief Economist at Indeed, the world's #1 online jobs site, and Senior Fellow at the Terner Center for Housing Innovation. Jed specializes in using large-scale proprietary and publicly available datasets to uncover insights about labor markets, the future of work, demographics, housing markets, and urban trends.
Previously he was Chief Economist and VP of Analytics at Trulia, the online real estate marketplace; Associate Director and Research Fellow at the Public Policy Institute of California, focusing on economic, housing and technology policies; and Vice President and Research Director at Forrester, the technology research consultancy. He has also held positions at the Office of Federal Housing Enterprise Oversight (now FHFA), the World Bank, and the Progressive Policy Institute.
Jed earned his AB in social studies and his PhD in economics at Harvard University. He lives in San Francisco and can be reached via his website (www.jedkolko.com), Twitter (@jedkolko), or LinkedIn.
ISSI ROMEM | TERNER CENTER FELLOW
IsIssi Romem is Chief Economist at Trulia and a fellow at the Terner Center for Housing Innovation. He researches and writes about housing and cities for a lay audience. His work has been featured in major publications including The New York Times, The Wall Street Journal, The Atlantic and many more. Previously, he was Chief Economist at BuildZoom, and prior to that an economist at OnPoint Analytics. He has also consulted for Apartment List and for the Bay Area Council Economic Institute.
Issi earned a PhD in economics at UC Berkeley, where he intermittently teaches econometrics as adjunct faculty. He earned Master's and Bachelor's degrees from The Hebrew University and Tel Aviv University.
NATHANIEL DECKER | GRADUATE STUDENT RESEARCHER (PHD IN DEPT. OF CITY & REGIONAL PLANNING)
Nathaniel Decker is a current PhD student in the city and regional planning department at UC Berkeley. Prior to this he was a senior associate at Forsyth Street Advisors, an advisory and asset management firm based in New York focused on affordable housing, real estate, and municipal and impact investment. While at Forsyth Nat performed financial analysis for affordable housing developers and assisted nonprofit clients, governments, and quasi-governmental entities with program design and analysis. He also provided clients with geographic information systems (GIS) analysis. Prior to working at Forsyth, Nat held positions at LISC, the Center for Housing Policy, and Smart Growth America. Nat has a Bachelor’s degree in Environmental History and Biology from Oberlin College and a Master’s degree in City and Regional Planning from Cornell.
At the Terner Center, Nathaniel is currently working on research projects relating to new technologies and residential development and the impact of new HUD regulations on the construction of new affordable housing.
ROCIO SANCHEZ-MOYANO | GRADUATE STUDENT RESEARCHER (PHD IN DEPT. OF CITY & REGIONAL PLANNING
Rocio Sanchez-Moyano is a doctoral student in the Department of City and Regional Planning at UC Berkeley. She is interested in a broad array of housing issues, including tenure choice, barriers to housing and neighborhood access, and housing demography. Prior to Berkeley, Rocio was a Research Analyst at the Joint Center for Housing Studies at Harvard University. While there, her research focused primarily on homeownership trends; other major research projects included an analysis of homeownership’s effect on wealth accumulation and a study of REO investors in the Boston area. Before joining the Joint Center, Rocio was a Presidential Management Fellow at the HUD regional office in Boston, working on various programs within both Public Housing and Community Planning and Development.
At the Terner Center, Rocio is working on a project to identify alternative models to homeownership and sources of financing for these alternatives.