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New York City’s Department of City Planning claims that the original 1916 zoning code allowed enough building stock growth to accomodate as many as 55 million people in the city. Readers can probably guess that today’s code is a bit less liberal, but Columbia University’s Center for Urban Real Estate put some numbers on it for the Times: 765 million square feet of development allowed in Manhattan, and 4 billion throughout the five boroughs. An apples-to-oranges comparison suggests that for every ten people that NYC planners sought to accomodate in 1916, today’s code only leaves room for one or two. …
This series looks at some of the ways that people organize themselves to live alongside each other in cities. Part 1 looks at inherent problems with top-down planning, and Part 2 looks at the costs of local governments sanctioning collective choice. From this negative start, I’d like to turn to some of the advantages that make humans well-adapted to living in the urban environment, starting with some of Adam Smith’s insight in The Theory of Moral Sentiments. Economists are often criticized, sometimes rightly so, for viewing people as perfectly rational and narrowly self-interested. Of course we are not. We all have unique motivators and preferences, which is what allows for the division of labor that we see in cities. One of the most important motivations, or “moral sentiments,” that we have comes in our desire for others to fare well and be happy. As Smith puts it: Upon these two different efforts, upon that of the spectator to enter into the sentiments of the person principally concerned, and upon that of the person principally concerned, to bring down his emotions to what the spectator can go along with, are founded two different sets of virtues. The soft, the gentle, the amiable virtues, the virtues of candid condescension and indulgent humanity, are founded upon the one: the great, the awful and respectable, the virtues of self-denial, of self-government, of that command of the passions which subjects all the movements of our nature to what our own dignity and honour, and the propriety of our own conduct require, take their origin from the other. This innate desire that most people have to relate to and be respected by those in their community makes people well-suited to city living. As Smith describes it, we generally seek approval from the “man within the breast,” […]
1. A reader from Vancouver wrote in to let Stephen and me know about a proposed policy to tax foreign investors at a higher rate than local property owners. Support for this policy is growing among residents, and with a mayoral election this Saturday, some are hoping to get candidates to endorse the policy now. Of course the higher tax rate would be done in the name of affordable housing for Vancouver natives. Hmm, with this one I’d say that the road to hell is paved with questionable intentions. 2. In other Vancouver news, recently upzoned parcels have sold for three times their previous value. 3. Two NYC taxi medallions sold for over $1 million each this week. On Marketplace, David Yassky, chairman of the city’s Taxi and Limousine Commission said that he believes the fundamentals are solid in the medallion market. When the supply of your commodity is rigidly fixed, you’re already halfway to strong fundamentals. 4. A University of Connecticut study finds that growth in the number of a city’s parking spots is inversely correlated with population growth rates. 5. Some have questioned whether the abismal state of American infrastructure is a fact or just something that everyone knows and repeats. Gizmodo points out that in the United States we have a road system that built with cheap initial construction but expensive and ongoing maintenance costs. 6. Roberta Brandes Gratz at The Atlantic Cities speculates that Jane Jacobs’ female perspective led her to be able to see the small-scale, bottom-up activities of cities more effectively than men, who tend to look at cities from the macro level. Not sure where this leaves Hayek.
1. Several people including Lydia DePillis, Charlie Gardner, and Steve Stofka have discussed the emergent order that we can see in the Occupy settlements. Similarly this video shows a beautiful illustration of the spontaneous urban development at Burning Man. 2. The Atlantic Cities features the work of Boston cartographers at Bostonography. They have produced some very fun and informative visualizations of data on the city. 3. An environmentally friendly house is going up in a DC neighborhood, and it doesn’t “fit in” at all with the surrounding row houses. A commenter at Prince of Petworth said, “Its different, quirky. Its not like they tore down a historic house to build it. I say build more weird houses. In 50 years people will thank you.” Although this house is really ugly, I tend to agree. 4. The New Republic reports that Mitt Romney used to be a supporter of Smart Growth for Massachusetts. Ezra Klein says that Romney has shied away from this issue in the national spotlight since the median voter has a vested interest in sprawl. Anyone think this change means that Romney has seen the error of central planning? Anyone?
1. Stephen writes at The Atlantic Cities on Japan’s largely privatized rail system. He points out that free market reforms have benefited both cities and transit there. 2. For readers in the DC area, the Urban Land Institute is holding Capital Markets Interchange in McLean on November 10th. The event will focus on real estate investment in the current climate of political uncertainty. 3. Ryan Avent is on Econtalk this week. I’ve not yet read The Gated City, but I hope to read it this week and offer my thoughts on it next week. His conversation with Russ Roberts was great, and I was excited to hear that they covered some of the themes of yesterday’s post on opportunities for lobbying planning departments and city councils for land use privileges. 4. I am shocked, shocked by the increase in the estimated cost of California’s HSR. Check out The OC Register’s account of yesterday’s new developments compared to CAHSR blog’s for an interesting contrast in perspectives. 5. Four readers commented and two emailed me saying that they would be interested in my copy of The Instant City (reviewed last week). At random, I selected the second email that I received, so I will be sending the book to that reader shortly.
In the first post of this little series, I addressed the problems of top down land use regulation through the lens of Austrian economics. Because cities contain public space and infrastructure that is used by many residents and cannot be bought and sold in the way that many goods can be, Alon Levy suggests turning to collective choice to solve these problems. I will agree that collective choice, or its close cousin communal property rights can be employed well in cities. For example, business improvement districts can work together to undertake projects that would not be worthwhile for any business to take individually, benefitting themselves and their customers in the process. Similarly, these voluntary and emergent organizations can emerge among homeowners or neighborhoods, circumventing some of the coordination problems involved within communities. In a future post, I will go into further detail about the benefits of these types of organizations, whether they’re formal or informal. But now, I want to point out the problems of collective choice when carried out through legislation or land use regulation. As Alon points out, collective choice is inherently biased toward favoring a city’s or neighborhood’s current residents, against potential future residents. This makes policies created through collective choice inherently anti-density and anti-growth. It also means that cities come with a built-in vested interest that wants to protect their property. When planning departments allow this group to protect their interest through the political process, the market process is stifled because entrepreneurs cannot take advantage of available profit opportunities to increase urban density. Furthermore, collective choice leads to many unholy alliances, such as NIMBYs and historic preservationists, NIMBYs and environmentalists who want to protect open space, NIMBYs and those opposed to new transit projects, etc. In other words, collective choice leads to many of the results that urbanists criticize. […]
In a post about the tendency for emergent urbanists to promote the idea of cities having a single equilibrium, Alon Levy recently wrote that collective choice is the best manner for determining urban form. Many urbanists accept that some of the top-down regulations that limit density or use are detrimental to cities, but they often stop short of suggesting that land use regulation should be abolished and transportation privatized, which I will support here with arguments based in Austrian economics. This post does not get to a critique of the collective choice that Alon supports; later entries in this market process series will address both the problems of creating urban policy through collective choice, and some of the institutions that have emerged within civil society that are essential to cities and their residents. The cohort of economists and urbanists who support the elimination of land use regulation is small because cities present all of the problems that neoclassical and Keynesian economists describe as market failures, including externalities, high transaction costs involved in Coasean bargaining, non-excludable goods, etc. However, I believe that emergent solutions solve these problems more effectively than either central planning or collective decision making that becomes law, and the failed and inefficient government projects that urbanist bloggers write about everyday suggest that government failure is no trivial concern. The first reason that regulation is a poor tool to for determining urban form comes from Friedrich Hayek. He clearly identified the calculation problem inherent in central planning: the information necessary to coordinate markets (including land use markets) is held by individuals with “particular knowledge of time and place.” Even assuming that urban planners are benevolent and seek to provide the best outcomes for their communities, they could never compile the knowledge necessary to determine what those outcomes are. Jane […]
This post originally appeared at Neighborhood Effects, a Mercatus Center blog where we write about state and local policy issues as well as the broad concepts of economic freedom. A new Brookings study by Kenya Covington, Lance Freeman, and Michael Stoll finds that increasingly, recipients of housing vouchers are using these subsidies to move from inner cities to suburbs. The authors support low-income people moving to high-income suburbs because they suggest that this is where they would have the best job prospects. However the study authors find that about half of all HCV recipients moved to low-income suburbs rather than high-income suburbs, and they assert that this is a problem because low-income suburbs do not have as many job opportunities as their high-income counterparts. This result is unsurprising, though, since vouchers go further in areas with lower housing costs. The study does not take into account the individualized process of housing decisions because it relies on aggregate statistics and looks only at the ratio of people to jobs, ignoring other variables such as availability of housing and transit. In the executive summary, Covington, Freeman, and Stoll suggest that “policies that … reevaluate existing zoning laws and development impact fees … could give HCV recipients access to a broader range of high-quality residential environments,” but they do not pick up on these themes in their policy recommendations. Instead they focus on shaping the way that individuals choose to use their housing subsidies. By relaxing density restrictions both in urban cores and in suburbs, policymakers would allow landlords to build housing that is accessible to a wider range of incomes with and without housing vouchers. HCVs offer a major improvement over publicly provided housing specifically because they allow individuals to choose the best place to live for themselves, using local knowledge rather than top-down planning. The Brookings authors […]
When the Drunk Engineer posted about a parking-packed Oakland project winning a smart growth award, I figured it was an anomaly. And hey, it’s the West Coast – what did you expect? My rendering rule-of-thumb: The more they emphasize the green, the worse it's gonna turn out …
DCist reports that DC city councilmembers Tommy Wells and Mary Cheh proposed legislation that would allow the mayor to designate apartment buildings where residents would not be allowed to purchase residential parking permits. This innovative legislation would mark a sharp turn away from typical municipal policies that enforce parking minimums for developers. According to the DCist, building owners would be able to seek this designation for their properties only when no units are currently leased. I contacted both councilmembers to find out more information on this proposed rule — such as whether developers will be incentivized to achieve this designation or if this designation would be voided when these buildings sell — but have not yet heard back. My first thought on this legislation is that it has low potential for costs or unintended consequences and certainly marks an improvement over parking minimums. However, I also can’t imagine that this legislation would have a significant impact on the number of people parking on DC streets. Because people would self-select into buildings designated as parking-free, those who choose to rent in these buildings will probably be people who don’t have cars anyway. A more effective solution would be to raise the cost of residential parking permits to the revenue-maximizing levels, varying these rates across neighborhoods in accordance with demand.