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Tag New Jersey

What Should YIMBYs Learn From 2018?

Believe it or not, the YIMBY movement won a lot in 2018. It kicked off with January’s high of California State Senator Scott Wiener’s introduction of SB 827, which would have permitted multifamily development near transit across the state, but fell to a low after its eventual defeat in committee, invariably followed by a flurry of think pieces about how the pro-development movement had “failed.” At the time, I made the case for optimism over on Citylab, but that didn’t stop the summer lull from becoming a period of soul searching within the movement. And then, a strange thing happened: YIMBYs started winning, and winning big. In August, presidential-hopeful Senator Cory Booker released a plan to preempt exclusionary zoning using Community Development Block Grant funds, quickly followed by a similar plan from Senator Elizabeth Warren in September. Also in August, Housing and Urban Development Secretary Ben Carson unexpectedly outed himself as a YIMBY. Then, in December, things really got crazy: two major North American cities, Minneapolis and Edmonton, completely eliminated single-family zoning. States like Oregon soon started talking about doing the same. In the same month, California kicked into overdrive: San Francisco—ground zero for the YIMBY movement—scrapped minimum parking requirements altogether. State Senator Wiener introduced a newer, sharper version of SB 827. And rolling into 2019, elected officials at every level of California government—from the state’s new Democratic governor to San Diego’s Republican mayor—are singing from the YIMBY hymn sheet. All in all, it wasn’t a bad year for a movement that’s only five years old. But what really made 2018 such an unexpected success for YIMBYs? Focus on Citywide Reform Over Individual Rezonings Showing up and saying “Yes!” to individual projects that are requesting a rezoning, variance, or special permit is bread-and-butter YIMBY activism. And while YIMBYs should still […]

“Curb Rights” at 20: A Summary and Review

People sitting on a bus

At 4:30 am, alarms on my cellphone and tablet start beeping, just enough out of sync to prompt me to get up and turn them off. By 5:00 am, I riding as a passenger along an unusually sedate New Jersey Turnpike, making friendly conversation with my driver and survey partner to make sure he stays awake. At 5:30am, as most of the city sleeps, we find a drab concrete picnic table outside the bus depot and chow down on our cold, prepared breakfasts. Around us, buses are revving up and their drivers are chatting and smoking cigarettes. At 5:50 am, we find our bus and introduce ourselves to our driver for the day. All of the Alliance drivers seem to be Hispanic. Our run begins. You wouldn’t expect it, but the first run is always the sweetest. The riders trickle on, making it easy to approach them, and unlike the typical 8:00 am rush hour rider they are usually friendly and receptive to my request. I approach them and mechanically incant “Good morning Sir/Ma’am. Would you like to take a survey on your commute today for NJ Transit? It will only take a few minutes of your time.” My partner sits in the front, tallying the boardings, exits, and survey refusals. We will spend the next eight hours zigzagging across the New York City metropolitan area, asking harried riders about their commute. For the past month or so, this has been my part-time job: surveying bus riders about their origins, destinations, and travel preferences for NJ Transit. The job is just engaging enough that I rarely have time for sleeping or class readings, but has enough slow periods that my mind can wander on the question of bus planning. Although I am not authorized to read any of the surveys […]

New York transit officials grudgingly consider using existing track more efficiently

Now that Chris Christie killed the ARC project, which would have built another rail tunnel between New Jersey and Manhattan, Transportation Nation is reporting that MTA boss Joe Lhota is asking the different New York area railroads to do what they were supposed to do half a century ago when they were nationalized: cooperate! What to do in the meantime? Lhota tossed out three ideas, each aimed at boosting capacity at Penn Station in Manhattan, the hemisphere’s busiest railroad station and a terminal for New Jersey Transit trains. He said the station’s 21 platforms should all be made to accommodate 10-car trains, which would mean lengthening some of them. He also said that the railroads using the station—Amtrak, New Jersey Transit and Long Island Rail Road—should do a better job of sharing platform and tunnel space. Each railroad currently controls a third of the platforms, which sometimes leads to one railroad having too many trains and not enough platforms at the same time another railroad has empty platforms. The railroads also vie with each other for access to tunnels during peak periods. Lhota said capacity would be boosted if dispatchers in the station’s control room could send any train to any platform, and through any tunnel, as they saw fit. Lhota’s third suggestion was the most ambitious. He said the three railroads—plus the MTA’s Metro-North line, which connects Manhattan to Connecticut and several downstate New York counties—should use each other’s tracks. In other words, trains should flow throughout the region in a way that sends them beyond their historic territory. For example, a train from Long Island could arrive in Penn Station and, instead of sitting idly until its scheduled return trip, move on to New Jersey. That way, trains would spend less time tying up platforms, boosting the station’s […]

Why I don’t like Inclusionary Zoning

Inclusionary zoning is a hot item among urban planners today, and is often seen as a solution to residential segregation and high housing costs. Exact implementations vary, but the general idea is that developers of multi-unit housing projects are encouraged to set aside a certain percentage of their units, generally ranging from 10-30%, but sometimes even more, as “affordable housing” units. In other words, some proportion of the units are under rent controls to the point where they must be rented (or sold) at a loss by the developer. Sometimes the schemes are voluntary and give developers density bonuses, sometimes developers can pay a fee instead of setting aside units. The exact proportion of units that must be set aside and loss developers take on each unit also varies. As you can imagine, I’m not in favor of this system, but it’s a complicated issue, so this is going to be a long article. Inclusionary zoning is a relatively new concept, first implemented in the 1970s, to combat the growing problem of residential segregation of classes and races, whose origins are interesting and, I think, germane to the conversation. I generally see two explanations given by proponents of IZ for why segregation and unaffordability arose in the first place: market forces and zoning (or, as they call it, exclusionary zoning). Quoteth a law review article: Affordable housing has always been a problem in the United States. Cities and towns originally engaged in forms of discrimination through exclusionary zoning to exclude low-income residents. Of course, this is only true if your history begins in 1930. But from the mid-18th century to the turn of the century, America underwent a tremendous urban population boom fueled by railed transit and a massive immigration wave from Europe, and the housing stock adjusted just fine […]

Weekend links

1. Lydia DePillis responds. I’m all for upzoning only(/mostly) poor neighborhoods if that’s all the extra density we can get (though here at Market Urbanism we’re kind of utopians – we don’t care much about political feasibility), but I’m not nearly as optimistic about inclusionary zoning as she is. At its worst it’s a tool for anti-growth suburbanites to kill new dense development while seeming like they care about the poor, and at it best it’s a misguided tax on developers of multifamily units that helps only those resourceful and connected enough to get themselves a rent controlled apartment, which is then subsidized by the neighbors who didn’t manage to get one. 2. Philadelphia eases up on the parking minimums, but parts of Center City and (all of??) Old City, both of which have incredible transit access, will still require 1 off-street space for every three units of new construction, which seems like a lot more than they have now. 3. Vancouver contemplates raising its height limits. Of course, all new towers will have to meet higher-than-LEED Gold standards – god forbid anyone should acknowledge that density is, in and of itself, good for the environment. 4. Jersey City looks like it will get its High Line, but the question now is, how much development will be allowed around it? 5. One NYC councilman wants to impose rent controls on commercial landlords. The “Small Business Survival Act,” he likes to call it. 6. Tysons Corner scores a huge new development with a 33-story tower and a “European styled esplanade” in front of the new Tysons Central Metro station, while the Lower East Side debates kinda sorta maybe thinking about developing seven acres of parking lots near the foot of the Williamsburg Bridge. 7. Hipster Runoff, the hipster blog of record, […]

Private parking contracting giving ‘privatization’ a bad name

In the past Market Urbanism has been lukewarm on parking “privatization” (Adam on Chicago and me on LA), but I’m becoming more and more convinced that it’s a bad idea. To start off with, these “privatizations” are actually private contracting schemes – the “owners” are barely even allowed to set their own prices, nevermind decide to use their land for, *gasp* something other than parking. The possible benefit from the market urbanism perspective is that they seem to be accompanied by the raising of parking prices, but the potential pitfalls are actually quite large. Yonah Freemark explains, in a commentary on NJ Transit’s plan to “privatize” its parking lots: Moreover, the privatization of parking management prevents the agency from engaging in what is perhaps the most promising use of that resource: Redeveloping it into transit-oriented developments. In places like the San Francisco Bay Area, former transit parking lots have been successfully morphed into neighborhoods where people live in close proximity to public transportation and therefore use it frequently. Will the privatization deal make such projects impossible? My only quibble with Yonah (and just about everybody) is that the market’s contribution to urbanism is maligned and neglected enough as it is – do we really have to associate yet another sprawl-inducing policy intervention with “privatization”? But beyond that, he’s got a point – rather than taking on entrenched suburban interests, we’re just adding another layer of government dependents, this time of the monied corporate variety (bidders include KKR, Morgan Stanley, Carlyle, and JP Morgan). The land on which transit parking lots sit is uniquely positioned to be converted into dense development, and the only thing worse than sitting on the land would be for the agencies to sign away their rights to change that within the foreseeable future. The good news, […]

Weekend link megalist

This is probably my favorite link list yet…enjoy! 1. The WSJ claims that delinquent homeowners can expect to stay in their homes after making their last mortgage payment – that is, they can live rent-free – for at least 16 months. The longer it takes for foreclosures to happen, the longer it will take for real estate markets to adjust to the new paradigm. 2. Fascinating article about food trucks in Houston. In it I found a second example of bad anti-terrorism policy trumping good urbanism: Chimed in Joyce: “We all know that Houston is not a walking city, as much as we wish it was. But there are two areas that are walkable – downtown and the Medical Center. The use of propane trucks is prohibited downtown, however. The regulation was originally put in place as a part of Homeland Security after 9/11, but the Houston Fire Department continues to enforce it. That’s an example of something we’re looking to work with, to allow food trucks to operate in these higher foot traffic areas.” The article also confirms my suspicion that food trucks may actually be safer than restaurants: “These are essentially open kitchens…you can look in there and see exactly what these guys are doing, where they’re grabbing the food from, how they’re cooking it.” 3. Hong Kong and Singapore are both instituting controls on their residential property markets to avoid bubbles, but they are also freeing government land for developers (in spite of Singapore’s free market reputation, most residents apparently live in public housing). Some speculate that Hong Kong’s controls might be a sign of increasing control from Beijing. Reuters says that “China, Singapore, Taiwan, Thailand and Malaysia have also unveiled more stringent regulations in recent months” – the bubble that led to the 1997 financial crisis […]

Almost-Thanksgiving list

Unfortunately, none of these things are really things to be thankful for: 1. 81% of Americans disagree with Kelo v. City of New London in a 2009 survey, with the wording being quite generous to the pro-takings side. 2. Who possibly could have thought this was a good idea? It’s like they took every bad publicly-subsidized megaproject idea they could think of and rolled them into one. 3. NYU’s plan to build a forth tower in the middle of I. M. Pei’s three towers in Greenwich Village (discussed here by commenter Benjamin Hemric) has officially died, the death kneel coming from Pei himself. NYU’s plan B is to build the tower on a plot that they already own and can develop as-of-right. They’ll be tearing down a supermarket to build it, but who still eats food these days anyway? 4. “…there isn’t a single grocery chain store within [Detroit’s] city limits.” 5. Apparently the kiosk tear-downs in Moscow were a result of nothing more than Mayor Sobyanin’s verbal order, and the kiosks are being allowed to reopen until the city can formally close them. The unaccountable government-by-fiat of the USSR dies hard.

NJ, the far West Side, and LIC should pay for the No. 7 subway expansion

The transit blogosphere has been falling over itself with excitement since yesterday about Bloomberg’s proposal to extend the No. 7 train into New Jersey, and I have to agree that it sounds like a very good plan. It would be much cheaper than the recently-axed ARC project and wouldn’t involve a mile-deep, dead-end station. But best of all, it would reward areas like the far West Side, Queens, and North Jersey cities which have opened themselves up to development and allow the density necessary for mass transit to at least pretend to be self-sustainable – something that the commuter rail-centric New Jersey suburbs have been loathe to do. Despite the project’s reduced cost ($5.3 billion), it will apparently not be eligible for the $3 billion in federal funds that Chris Christie forfeited when he canceled the ARC project, so funding is the main stumbling block at this point.  The Times also cites “the lengthy environmental review required of such projects” as an obstacle. My suggestion is that West Side developers or tenants, along with those in the benefiting parts of Queens and New Jersey, should pay for at least some of the cost. Mass transit, especially in metro New York, has huge positive externalities for real estate, and West Side developers are already salivating at the prospect. Back around the turn of the last century, when transit lines in America were still built and operated by private companies, developers themselves would internalize these externalities by directly controlling the real estate around their stations. While this model still works in East Asia, it would be hard to imagine such flexibility in New York any time soon, but a well-designed tax increment financing system could come close.  Under such a plan, a tax would only be levied on the areas that will […]

Links, links, links!

1. An bill that would replace New Jersey’s court-mandated patchwork of inclusionary zoning programs with a more uniform 10% affordable housing mandate has left advanced through its Assembly committee after passing the NJ Senate, though Chris Christie promised to veto it. 2. Last month I reported that Obama’s deficit commission may recommend paring back the mortgage-interest tax deduction. Well, the official plan is now out, and – good news! – it looks like completely doing away with the deduction is on the table. 3. The New Yorker reports on a Cooper Union exhibit that models what the area around the proposed Lower Manhattan Expressway connecting the Holland Tunnel to the Williamsburg Bridge would have looked like if Jane Jacobs had lost and Robert Moses had won. 4. Even with $100 million in cash and hundreds of millions in tax-exempt bonds, Bronx Parking, which operates Yankee Stadium’s perennially under-used parking garage, still can’t turn a profit.

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