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i ax naven - i ne x aie rneraia <br />obligated to and far more than any peer <br />institution." <br />One of the documents that Wendy Hamilton <br />handed me when we met outside Willoughby's <br />was a breakdown of New Haven's property <br />taxes. "This is what not taxing Yale means," <br />she had scrawled in the top left corner of the <br />paper, and it is indeed reasonable to argue <br />that the most immediate consequence of <br />Yale's tax exemption is felt in New Haven's <br />need to levy high property taxes for business <br />and homeowners. "This is one of the major <br />challenges of all American cities right now," <br />architecture professor Elihu Rubin, SY '99, <br />said. "They're in this bind of wanting to attract <br />business investment and wanting to attract <br />middle - classes but not wanting to give away <br />the farm in terms of taxes." <br />Rubin, who teaches the Yale College course <br />"New Haven and the American City," <br />highlighted the difficult balance the city must <br />strike. "If taxes are too low, then the city's <br />going to be in trouble," he said. "It's not going <br />to be able to pay its bills. It's not going to be <br />able to perform the services that it needs to <br />perform to continue to be a desirable place to <br />live. At the same time, if property taxes are <br />Page 16 of 18 <br />http: / /yaleherald.com/homepage -lead- image /cover- stories /tax - haven/ 10/23/2014 <br />