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Fellow

Lei Ding

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Community Development Research Officer, Community Development and Regional Outreach, Federal Reserve Bank of Philadelphia

Areas of Interest

    About

    Lei Ding is the Community Development Research Officer at the Federal Reserve Bank of Philadelphia. Ding was initially trained as a mechanical engineer, but his strong interest in social science led him to pursue a Ph.D. in public policy, work as a senior research associate at the University of North Carolina at Chapel Hill (2005-2009) and later as a faculty member in the Department of Urban Studies and Planning at Wayne State University (2009-2013). He joined the Community Development and Regional Outreach Department at the Philadelphia Fed in 2013, conducting research and managing projects on housing and community development topics.

    Ding is a well-known expert on access to credit, housing policy, and gentrification and neighborhood change. He has published numerous articles on the topics of mortgage finance, Community Reinvestment Act (CRA), neighborhood change, and property tax. His recent research on the consequences of gentrification and the effects of the CRA has drawn significant attention from policymakers, practitioners, and the media. It has led to the publication of numerous research articles and has been covered by outlets that include CNN, Bloomberg, NPR, and other major media outlets. Ding has also worked in the public policy arena and contributed to the interagency update to CRA regulation from 2019 to 2022.

    Ding has a Ph.D. in public policy from George Mason University and bachelor’s and master’s degrees from Tsinghua University.

    Selected Publications

    Hou, Yilin, Lei Ding, David J. Schwegman, and Alaina G. Barca. (accepted), “Assessment Frequency and Equity of the Real Property Tax: Latest Evidence from Philadelphia,” Journal of Policy Analysis and Management.

    Ding, Lei and Leonard Nakamura. 2021. “Don't Know What You Got Till It’s Gone - The Community Reinvestment Act in a Changing Financial Landscape,” Journal of Real Estate Research, 43(1): 96-122.

    Ding, Lei, Hyojung Lee and Raphael W. Bostic. 2020. “Effects of the Community Reinvestment Act (CRA) on Small Business Lending.” Journal of Urban Affairs. https://doi.org/10.1080/07352166.2020.1808005.

    Ding, Lei, Jackelyn Hwang, and Eileen Divringi. 2016. “Gentrification and residential mobility in Philadelphia,” Regional Science and Urban Economics, 61, 38–51.

    Watcher, Susan and Lei Ding. 2016. Shared Prosperity in America’s Communities. Penn Press

    Ding, Lei and Leonard Nakamura. 2016. “The Impact of the Home Valuation Code of Conduct on Appraisal and Mortgage Outcomes,” Real Estate Economics, 44(3), 658–690.

    Ding, Lei, Roberto G. Quercia, Wei Li, and Janneke Ratcliffe. 2011. “Risky Borrowers or Risky Mortgages: Disaggregating Effects Using Propensity Score Models,” Journal of Real Estate Research, 33(2), 245- 276.

    Emerging Scholar

    Xiaoxia Dong

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    Research Associate and Lecturer, City and Regional Planning

    About

    Xiaoxia Dong is a Research Associate and Lecturer at the department of City and Regional Planning at the University of Pennsylvania. He was previously a postdoctoral fellow at the Johns Hopkins Bloomberg School of Public Health. His research interest lies in transportation and infrastructure planning. In particular, he is eager to explore how the potential of new transportation technologies and services such as driverless cars and ride-hailing can be maximized to create accessible and sustainable urban environment. Having witnessed the success and failure of many of these emerging technologies and services in China, he also hopes to incorporate an international perspective into his research. His goal is to enable policy makers to make informed decisions when facilitating urban development with respect to new transportation technologies and services. Xiaoxia has a PhD in City and Regional Planning from the University of Pennsylvania Stuart Weitzman School of Design. He worked as a transportation planner at Fehr and Peers where he participated in multimodal planning, traffic impact studies, master planning, and statistical analyses. He also interned at the United Nations Development Programme (UNDP) in Beijing after college where he learned the current sustainability related policies and practices in China.

    Selected Publications

    Dong, Xiaoxia. 2014 “A High Speed Future.” Panorama. University of Pennsylvania, School of Design.

    Dong, Xiaoxia. 2011 “Wisdom of the Businessmen of Chicago” (In Chinese). Peking University Business Review. Peking University.

    Faculty Fellow

    Gilles Duranton

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    Dean's Chair in Real Estate Professor

    About

    Gilles Duranton is Professor of Real Estate in the Real Estate Department at The Wharton School. His research focuses on urban and regional development, transportation, and local public finance. Prior to joining the Real Estate Department in 2012, Duranton taught at the University of Toronto for seven years, and the London School of Economics for nine years. He is the co-editor of the Journal of Urban Economics, and is an editorial board member for several other journals. He is also affiliated with the Centre for Economic Policy Research in London, the Spatial Economics Research Centre at the London School of Economics, and the Rimini Centre for Economic Analysis. He currently serves as the Chair of the Real Estate department at The Wharton School.

    Selected Publications

    Duranton, Gilles. 2016. “Determinants of city growth in Colombia.” Papers in Regional Science 95(1): 101-132.

    Duranton, Gilles. 2016. “Agglomeration effects in Colombia.” Journal of Regional Science 56(2): 210-238.

    Duranton, Gilles. 2015. “Roads and Trade in Colombia.” Economics of Transportation 4(1): 16-36.

    Duranton, Gilles. 2015. “Growing through cities in developing countries.” World Bank Research Observer 30(1): 39-73.

    Fellow

    Anne Fadullon

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    Founder and Principal Partner, MAKE Advisory Services, LLC (MAKE)

    About

    Anne Fadullon serves as the Founder and Principal Partner of MAKE Advisory Services, LLC (MAKE), where she provides consulting services focusing on capacity building and mentoring, with specialties in affordable housing and community development. Prior to founding MAKE, Anne served as the inaugural Deputy Mayor for the Department of Planning and Development (DPD) for the City of Philadelphia. In this position she was responsible for leading the Department in its efforts to align expertise and service delivery across a broad range of responsibilities to further the progression of the built environment and to ensure Philadelphia is a great place to invest, live, work and play. In this role, Anne was tasked with creating a new unified Department from six formerly separate and distinct agencies. In addition to these city entities, her purview also included solidifying the relationship with the Department’s sister agency, the Philadelphia Housing Development Corporation (PHDC), a 501(c)(3) tasked with implementing many of the City’s housing programs. During her tenure, Anne successfully merged PHDC, the Philadelphia Redevelopment Authority (PRA) and the Philadelphia Land Bank (PLB), resulting in all staff working for PHDC with management agreements with PRA and PLB. This consolidation ensured the ability to work across entities to ease service delivery to Philadelphia residents and businesses. To ensure coordination amongst the Divisions of DPD, PHDC and the public, Anne served as the Chair of the Philadelphia City Planning Commission, the Board of the Philadelphia Redevelopment Authority and the Board of the Philadelphia Land Bank. These consolidation and coordination efforts resulted in billions of dollars of both market and affordable development and securing affordable housing for tens of thousands of families.

    Prior to her appointment as Deputy Mayor in January of 2016, Anne served as Director of Real Estate and Investment at the Dale Corporation. During her tenure at Dale, she oversaw several in-house development projects including Low Income Housing Tax Credit projects, mixed-income and mixed-use projects, and large-scale commercial projects. She also provided consulting services to third party developers, as well as supporting Dale’s General Contracting Division by serving as a liaison with government officials, agencies and other key stakeholders. Further, during her tenure at Dale, Anne served as the first ever female President of the Building Industry Association (BIA), which represents the City’s residential building industry. During her presidency the membership of the BIA grew exponentially and the organization became known for its willingness to roll up it sleeves and work side by side with agencies and government representatives to develop solutions to industry issues, rather than simply bringing a list of complaints.

    Prior to joining Dale Corporation in April 2000, Anne served as the Director of Planning and Development for the City of Cocoa, Florida. This experience allowed Anne to become well-versed in how to deal with rapid growth in a diverse community. From 1992 to 1997, Anne worked at the then Office of Housing and Community Development and the Philadelphia Redevelopment Authority, cutting her teeth in the affordable housing and community development fields. This combination of public and private sector experience combined with both market-rate and affordable development success, gives Anne a well-rounded perspective on how to implement viable strategies for successful urban communities.

    Anne has a Master’s in City Planning from the University of Pennsylvania and a Bachelor’s Degree in Economics and Urban Studies from Lehigh University. She lives in Germantown with her wife and can be found solving all the world’s problems by hiking long distances in the Wissahickon Park.

    Fellow

    John Paul Farmer

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    Chief Innovation Officer & President of WeLink Cities

    Areas of Interest

      About

      John Paul Farmer is the Chief Innovation Officer & President of WeLink Cities. He has led a diverse team in delivering technology policy, programs, and products to better serve New Yorkers and build a more future-ready city. John is also an adjunct professor at Columbia University’s School of International and Public Affairs.

      Previously, John was Managing Director of Microsoft Cities, based in New York. There, he led a cross-functional team to build partnerships and co-design technology products that make communities more livable, more vibrant, and more equitable. As the Founder & CEO of The Innovation Project, John spread innovation best practices worldwide. His work has been featured in FortuneForbesFast CompanyWIRED, the Washington PostTechCrunch, and the Harvard Business Review.

      John served as the Senior Advisor for Innovation at the White House under President Barack Obama, where he co-founded and led the Presidential Innovation Fellows program to attract top private sector change-makers for focused tours of duty in government. Prior to the U.S. government, John built new business units in the private sector. He played professional baseball in the minor league systems of the Atlanta Braves and Los Angeles Dodgers.

      John is a term member of the Council on Foreign Relations. He holds an M.B.A. with honors from the Graduate School of Business at Columbia University and an A.B. with honors from Harvard University.

      Faculty Fellow

      Fernando Ferreira

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      Professor, Departments of Real Estate, and Business Economics and Public Policy

      About

      Fernando Ferreira is C.F. Koo Professor, Professor of Real Estate, Professor of Business Economics and Public Policy in the Wharton School. His interests include public economics, urban economics, and real estate. He is also a Faculty Fellow and Research Associate at the National Bureau of Economic Research (NBER), for which he co-edits the Journal of Public Economics. Ferreira has served as a visiting scholar at the Federal Reserve Bank of Philadelphia and the Federal Reserve Bank of New York and is the recipient of various research grants, including from the Ford Foundation and the U.S. Department of Education. 

      Selected Publications

      Ferreira, Fernando “What Drives Racial and Ethnic Differences in High Cost Mortgages? The Role of High Risk Lenders”, with Patrick Bayer and Stephen Ross. Review of Financial Studies, 2018. 

      Ferreira, Fernando, Patrick Bayer, and Stephen Ross. 2016. “The Vulnerability of Minority Homeowners in the Housing Boom and Bust.” American Economic Journal: Economic Policy 8(1).

      Ferreira, Fernando and Joseph Gyourko. 2014. “Does Gender Matter for Political Leadership? The Case of U.S. Mayors.” Journal of Public Economics 112: 24-39.

      Ferreira, Fernando, Leah Platt Boustan, Hernan Winkler, and Eric Zolt. 2013. “The Effect of Rising Income Inequality on Taxation and Public Expenditures: Evidence from U.S. Municipalities and School Districts, 1970-2000.” Review of Economics and Statistics 95(4): 1291-1302.

      Faculty Fellow

      Billy Fleming

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      Wilks Family Director, Ian L. McHarg Center

      About

      Billy is the Wilks Family Director at the Ian L. McHarg Center with a background in urban design and policy development. He graduated with a PhD in City and Regional Planning from the University of Pennsylvania and Bachelor of Landscape Architecture from the University of Arkansas where also served as the Student Government President during his final year – the first design student to do so in the University’s 140-year history. Upon graduation, he was presented with the Senior Citation Award, which honors the top undergraduate man and woman across the entire campus. Billy then practiced as a landscape architect in the Middle East, specializing in the development of afforestation strategies in water-scarce environments before returning to graduate school at the University of Texas. While there, he served as a research assistant to Dean Fritz Steiner and was presented with the award for the top master’s thesis within the UT School of Architecture. After graduation, Billy worked in the White House Domestic Policy Council during the first term of President Obama’s Administration and his portfolio included the Sustainable Communities Initiative and the America’s Great Outdoors Initiative (National Parks Service). His dissertation work is focused on the nature of climate change adaptation in coastal cities and it is informed greatly by his work and academic experience.

      Selected Publications

      B. Fleming. 2015. Towards a Megaregional Future: Analysing Progress, Assessing Priorities in the US Megaregion Project. In J. Harrison and M. Hoyler (Eds.), Megaregions: Globalization’s New Urban Form?, (pp. 200-229). London: Edward Elgar Publishing.

      B. Fleming. 2015. “Can We Rebuild by Design?“LA+, 1(1): 104-111.

      B. Fleming. 2015. “Book Review: Crisis Cities: Disaster and Redevelopment in New York and New Orleans.” Journal of the American Planning Association, 84(2): 158-159.

      B. Fleming. 2015 (in-press). “Double-Book Review: The Resilience Dividend: Being Strong in a World Where Things Go Wrong & The Social Roots of Risk: Producing Disasters, Promoting Resilience.” Journal of the American Planning Association, 84(4).

      B. Fleming 2016 (in-press). “Lost in Translation: The Authorship Structure and Argumentation of Resilience.” Landscape Journal, 35(1).

      Penn IUR Scholar

      Matthew Freedman

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      Associate Professor of Economics, University of California, Irvine

      Areas of Interest

        About

        Matthew Freedman is an Associate Professor of Economics at the University of California, Irvine. His research interests lie at the intersection of labor economics, public finance, and urban economics. His current work examines how federal, state, and local housing and economic development programs affect neighborhoods. His research also explores segregation within cities and the local labor, capital, and housing market dynamics that give rise to differential patterns of inequality across metropolitan areas. Freedman was previously an Associate Professor of Economics at Cornell University and has held visiting positions at the Wharton School and Princeton University. Freedman’s research has been published in leading economics and urban studies journals including the Economic Journal, the Journal of Urban Economics, the Journal of Public Economics, the Journal of Human Resources, and the Journal of Economic Geography.

        Selected Publications

        Freedman, Matthew, N. Baum-Snow and R. Pavan. Forthcoming. Why Has Urban Inequality Increased? American Economic Journal: Applied Economics.

        Freedman, Matthew, E. Owens and S. Bohn. Forthcoming. Immigration, Employment Opportunities, and Criminal Behavior. American Economic Journal: Economic Policy.

        Freedman, Matthew. 2017. Persistence in Industrial Policy Impacts: Evidence from Depression-Era Mississippi. Journal of Urban Economics, 102: 34-51.

        Freedman, Matthew. 2013. “Targeted Business Incentives and Local Labor Markets.” Journal of Human Resources 48(2): 311-344.

        Freedman, Matthew. 2012. “Teaching New Markets Old Tricks: The Effects of Subsidized Investment on Low-Income Neighborhoods.” Journal of Public Economics 96(11-12): 1000-1014.

        Freedman, Matthew and Renata Kosova. 2012. “Agglomeration, Product Heterogeneity, and Firm Entry.” Journal of Economic Geography.” 12(3): 601-626.

        Affiliated PhD Student

        Ari Friedman

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        MD/PhD Candidate in Health Economics, University of Pennsylvania

        About

        Ari B. Friedman is a Fellow at the Leonard Davis Institute and a sixth-year M.D./Ph.D. student in health economics at the University of Pennsylvania’s Perelman School of Medicine and the Wharton School. His research interests include the industrial organization of the unscheduled care system (primary care clinics, urgent care and retail clinics, and emergency departments), access to care and insurance, and financially integrating population health into the medical system. His work has been cited more than 600 times, with an h-index of 8.

         

        Selected Publications

        Friedman AB. Comment on Economic Incentives and Use of the Intensive Care Unit. JAMA 2014. 311(22):2336-2337.

        Rhodes KV, Kenney GM, Friedman AB, Saloner B, Lawson CC, Chearo D, Wissoker D, Polsky D. Primary Care Access for New Patients on the Eve of Health Care Reform. JAMA Int Med 2014.

        Becker NV, Friedman AB. Emergency Department, Heal Thyself. Am J Emerg Med 2014. 32(2):175-177.

        Friedman AB, Mendola T. To Cover Their Child, One Couple Navigates A Health Insurance Maze In Pennsylvania. Health Affairs2013. 32(5):994-997.

        Friedman AB, Becker N. Understanding the Individual Mandate’s SCOTUS Pivot Points. LDI Health Economist. April 2012.VIDEO

         

        Fellow

        William Glasgall

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        Senior Vice President and Director, State and Local Initiatives, Volcker Alliance

        Areas of Interest

          About

          William Glasgall is Senior Vice President and Director, State and Local Initiatives, Volcker Alliance. He joined the Volcker Alliance in January 2014. Previously, he was managing editor at Bloomberg News, overseeing coverage of state and local government and financial news that won numerous awards from the Overseas Press Club and other organizations.

          His career also includes almost two decades at BusinessWeek Magazine, where he won two Overseas Press Club Awards for international reporting, and as a vice president at Standard & Poor’s. Mr. Glasgall is a member of the Municipal Fiscal Health Working Group of the Lincoln Institute of Land Policy; a governor of the Overseas Press Club Foundation; and a former member of the Board of Overseers of the Knight-Bagehot Fellowship Program in Economics and Business Journalism at Columbia University, where he was also a fellow.

          Fellow

          Angela Glover Blackwell

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          Founder in Residence, PolicyLink

          Areas of Interest

            About

            Angela Glover Blackwell, Founder in Residence, started PolicyLink in 1999 with a mission of advancing racial and economic equity for all. Through her writing, speaking, and leadership, Angela has helped to grow and define a national equity movement focused on innovating and improving public policy with a wide range of partners to ensure access and opportunity for all low-income people and communities of color – particularly in the areas of building an equitable economy, health, housing, transportation, infrastructure, and arts and culture. Prior to founding PolicyLink, Angela served as Senior Vice President at the Rockefeller Foundation, where she oversaw the foundation’s Domestic and Cultural programs. A lawyer by training, she gained national recognition as founder of the Oakland (CA) Urban Strategies Council, where she pioneered new approaches to neighborhood revitalization. From 1977 to 1987, she was a partner at Public Advocates, a nationally known public interest law firm. Angela earned a bachelor’s degree from Howard University, and a law degree from the University of California, Berkeley.

            Selected Publications

            Blackwell, Angela Glover. 2016, forthcoming. The Curb-Cut Effect. Stanford Social Innovation Review 14.1.

            Blackwell, Angela Glover. 2015. Race, Place, and Financial Security: Building Equitable Communities of Opportunity. In What It’s Worth: Strengthening the Financial Future of Families, Communities and the Nation, 105-112. L. Choi, D. Erickson, K. Griffin, A. Levere & E. Seidman, (eds.) Federal Reserve Bank of San Francisco and CFED.

            Blackwell, Angela Glover. 2014. Foreword. In Worlds Apart: Poverty and Politics in Rural America, Second Edition, by Cynthia Duncan. New Haven, CT: Yale University Press.

            Blackwell, Angela Glover and Neera Tanden. 2013. Preface. In All-In Nation: An America that Works for All. PolicyLink and the Center for American Progress.

            Blackwell, Angela Glover, Stewart Kwoh and Manuel Pastor. 2010. Uncommon Common Ground: Race and America’s Future. New York, NY: W.W. Norton & Co., Inc.

            Fellow

            Laurie Goodman

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            Institute Fellow, Housing Finance Policy Center

            Founder of the Housing Finance Policy Center at the Urban Institute

            Areas of Interest

              About

              Laurie Goodman is a vice president at the Urban Institute and codirector of its Housing Finance Policy Center, which provides policymakers with data-driven analyses of housing finance policy issues that they can depend on for relevance, accuracy, and independence. Goodman spent 30 years as an analyst and research department manager on Wall Street. From 2008 to 2013, she was a senior managing director at Amherst Securities Group LP, a boutique broker-dealer specializing in securitized products, where her strategy effort became known for its analysis of housing policy issues. From 1993 to 2008, Goodman was head of global fixed income research and manager of US securitized products research at UBS and predecessor firms, which were ranked first by Institutional Investor for 11 years. Before that, she held research and portfolio management positions at several Wall Street firms. She began her career as a senior economist at the Federal Reserve Bank of New York. Goodman was inducted into the Fixed Income Analysts Hall of Fame in 2009.

              Goodman serves on the board of directors of MFA Financial, Arch Capital Group Ltd., and DBRS Inc. and is an adviser to Amherst Capital Management. She has published more than 200 journal articles and has coauthored and coedited five books. Goodman has a BA in mathematics from the University of Pennsylvania and an AM and PhD in economics from Stanford University.

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