Arlington: smart growth central

by James A. Bacon

As regular readers of Bacon’s Rebellion should know by now, I am a philosophical conservative with a strong libertarian bent. I believe in smaller government, lower taxes, less regulation and stronger property rights. I regard the private sector, not the government, as the engine of economic progress. I regard social-engineering progressives with great suspicion. Yet…. I support Smart Growth. How is that possible?

I endeavored to answer that question in my previous post, “Smart Growth for Conservatives,” by articulating a vision for Smart Growth based on conservative principles.

Smart Growth, which I define as efficient human settlement patterns, is neither an inherently liberal nor an inherently conservative idea. Efficiency is efficiency. Cost effectiveness is cost effectiveness. The problem is that liberals (progressives, whatever you want to call them) were primarily the first to recognize the obvious truth that the settlement patterns we commonly refer to as “suburban sprawl” are very inefficient indeed. Unfortunately, liberals being liberals, they sought top-down, government-directed solutions. Then, conservatives, being allergic to government-led social engineering, reacted by dismissing Smart Growth as the spawn of the devil.

The logical, if somewhat extreme, outcome of the conservative dismissal of Smart Growth is the anti-Agenda 21 movement, which connects non-existing dots between the United Nation’s Agenda 21 sustainability agenda, President Obama’s green policies and efforts in Virginia’s cities and counties to implement Smart Growth. Thus, in this conspiratorial mindset, anything resembling Smart Growth is seen as part of a larger movement to undermine American freedoms and liberties. Frighteningly, this movement has gained momentum in a number of Virginia counties and created a distraction from the real issues.

The problem with the anti-Agenda 21 crowd — and conservative thinking on this topic generally — is that it ignores the very real problems caused by six decades of government planning, subsidies and intervention in transportation and land use. The dysfunctions we experience in suburbia — traffic congestion, pollution, rising cost of government services, over-dependence upon automobiles, with negative consequences for family finances and personal health — can be traced to governmental malpractice in the first place. Yet rather than acknowledge this congenial truth, conservatives, who supposedly believe in limited government, have managed to become champions of the statist status quo.

I find this just short of insane. If conservatives don’t like the liberal version of Smart Growth, that’s fine. I don’t agree with all of it either. (Actually, there is no Smart Growth orthodoxy, but a loose cluster of ideas, some calling for top-down action and some for bottom-up changes.) But don’t pretend the current situation doesn’t cry out for reform. Don’t defend the indefensible. Instead of just saying, “No,” articulate a conservative version of Smart Growth.

That is what I have tried to do. The feedback to my speech at the Congress for New Urbanism, from which my essay was adapted, has been positive so far. The essay represents no more than a primitive first step. It needs work. It delves only skim deep. But it’s a start.


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  1. larryg Avatar

    what is profitable from a development point of view is not at all necessarily “efficient” and if the developer can build something and make a profit but the development itself is wasteful… he will do it. He is not in business to build “efficient” development.

  2. No, developers aren’t in the business of building “efficient” development. But “efficient” development means lower costs. And developers do like lower costs.

  3. larryg Avatar

    lower costs for who? If developers can build lower-cost up-front even though it means higher costs down-stream… what is to convince them to take less profits up-front in the interests of downstream efficiencies that benefit others?

    There a real meaning to the term “contractor grade” in construction. It’s lower price stuff that will not last as long but keeps the initial price lower.

    the lowest costs for developers is ready-to-use, publically-provided infrastructure, roads, schools, fire/rescue/libraries – and no or low-ball proffers…

    until publically-provisioned infrastructure is priced so that efficiency is cheaper.. there is no benefit to developers.

  4. Thank you, thank you, thank you. Finally, I do not feel like the Lone Ranger. I am glad to find another conservative who has not joined the John Birch Society and Jesse Ventura tin foil hat brigade. I have posted numerous times on Agenda 21 on my own blog. Everything some one does not like is being labeled part of Agenda 21. The complete theory is that Agenda 21 is a plot to kill 90% of the world population poisoning them with aspartame and fluoride. Here is a partial list of agenda 21 policies:

    Free Trade
    Annexation
    Traffic calming
    Art in public places
    a requirement of a flagpole permit, at no charge, to verify proper footings and wind-load design
    introduction of wolves
    Actions that “enable the retrofitting of shopping malls and shopping centers into dense, walkable, mixed-use town centers”
    Fluoride and Aspartame
    outcome based education
    sustainable agriculture
    Community assets inventory
    Traffic Roundabouts
    greenways and bikeways
    conservation easements
    General Land use Plans
    Neighborhood groups
    Smart growth
    Smart Meters
    Community oriented policing
    opposition to suburban sprawl
    opposition to road expansions
    requirements that parking lots be paved
    requirements that commercial enterprises have a minimum number of parking spaces for various uses.
    the effort to regulate dietary supplements and organic foods
    Walkable Communities
    multi-use dwellings
    Buffer zones
    visit my blog to learn more about this weird conspiracy theory. http://www.adisgruntledrepublican.com/search/label/Agenda%2021

    1. Hey, Disgruntled, I’m glad to see that you’re doing the yeoman’s work of challenging the anti-Agenda 21 people. I also see from your website that you’re from Nashville. I just got back from there a couple of days ago. My daughter was enrolled in the nursing program at Vanderbilt, and I flew out there to help move her back to Richmond. The area around Vanderbilt is nice, but from what I could see from the airplane, it looks like there is a lot of sprawling, hop-scotch development on the metro periphery. Tsk. Tsk. The anti-Agenda 21 crowd is not your only challenge!

  5. larryg Avatar

    The Agenda 21 folks are part and parcel of the Tea Party and the Republican Party – make no mistake.

    Oh… and unless I missed it… you need to add TOLLs to your list of “conspiracies”.

    🙂

  6. […] Smart Growth for Conservatives Bacons Rebellion – May 30, 2012 Smart growth is too important to leave to liberals. Conservatives must articulate their own vision for creating prosperous, livable and fiscally sustainable communities. Also see: Preface to “Smart Growth for Conservatives” […]

  7. How does urban development and even transit-oriented development save taxpayers money? Certainly, some infrastructure costs are less on a per-capita basis for urban versus other types of development. But it is generally more expensive to build anything in urban areas than elsewhere.
    I think people, including conservatives, need to be open to urban development as another choice. But that’s all it is — another choice.

    1. I would not say that urban development and transit-oriented develoment is less expensive than other kinds of development. But I would argue that there is more value created per dollar expended, and this proposition is backed up by the fact that property values per acre/square foot tend to be higher.

      Regardless, circumstances will vary all over the place. Under a conservative Smart Growth philosophy, planners, politicians and pundits would not dictate where things are built. The marketplace would dictate. And the marketplace will gravitate to projects that offer the greatest value creation per dollar spent.

      Like you say, urban development is another choice. Right now, that choice is partially repressed by government policy.

  8. larryg Avatar

    well… developers are not in business to save taxpayer money. When we talk about the “cost” of “sprawl” or the cost of “smart growth” – it’s not the cost to developers that is the issue.

    What exactly would “conservatives” tell the General Assembly “conservatives” to do with respect to Smart Growth?

    that’s a serious question. Exactly what would the “Conservative” members of the GA do – one way or the other with regard to Smart Growth”?

    do you think they’d support transportation analysis for development? They would support UDAs? what would they do – and more importantly… why would they do it?

  9. larryg Avatar

    well… I kinda think Jim is caught betwixt and between here. Most Conservatives think Govt should get out of the way and let them do their thing.

    But as has been pointed out here – govt – elected govt, also carries the wishes of ALL property owners including those who have existing investments in properties.

    Govt also represents the property owners who pay for infrastructure and core services – roads, water/sewer, schools, libraries, EMS, etc.

    It seems like Jim is trying to figure out what govt’s role should be….with regard to “efficient” development … and I’m quite sure entrepreneurs would say that – that is NOT a function of govt.

  10. Hydra Avatar

    Smart Growth, which I define as efficient human settlement patterns, is neither an inherently liberal nor an inherently conservative idea. Efficiency is efficiency. Cost effectiveness is cost effectiveness.
    ====================================================

    My beef with this is that neither the efficiency nor the cost effectiveness are proven. If highly urbanized areas were really efficient and really cost effective, how can they be the most expensive places to live in, to govern, and to maintain?

    If you consider two families in Queens and in Houston, with similar income and similar habitations, the family in Houston will have far more disposable ( or saveable) income at the end of the month.

    I think we need a much better and more comprehensive definition of social efficiency in order to solve this.

    Consider the dichotomy between trains and autos: trains (and buses) carry around a lot of empty seats all day. Autos occupy a lot of otherwise more productive space all day. Which is really more expensive? Especially if the only reason to eliminate the parking spaces is to create a more compact living space and “conserving” the parking spaces as unused, under used, or unusable land somplace else?

    Larry argues that entrepreneurs would say that determining social efficiency is not a function of government. But surely, it is not a function of entrepreneurs. They consider only the efficiency of their operation. Whatever they can pawn off as external to their operation is someone elses problem, whether it is pollution or schools or roads.

    larry is correct, entrepreneurs are not in business to save taxpayers money: if you consider only taxes. But, again, this is an incomplete view. It is unfair to claim that development has made your taxes go up, without considering that it has also made your equity go up. True, you may not see that equity for a long time, and in the meantime your taxes are going up: you are making payments against that “Windfall” you will get when you eventually sell, you know, that windfall we love to complain about when someone else gets it.

    This is precisely the argument Bacon makes when he says “But I would argue that there is more value created per dollar expended, and this proposition is backed up by the fact that property values per acre/square foot tend to be higher.” Again, my problem with that argument is that his argument is not proven. Then there is the proprty rights issue of WHOSE dollars are being expended and who is getting the benefits.

    EMRs argument about radius comes into play here. Because the amountof land goes up like the square of the radius, it is necessary to restrict growth in a whole lot of area in order to create the market for densely populated areas. Even if I cannot create the same value per dollar of investment with my land as the Tysons owners can ( with plenty of government help), you would hae to consider a whole lot more land and a whole lot more landowners, all of whom are supporting the Tysons development with zero prospect of any ROI.

    Bacon will argue that he is not in favor of restrictions, as long as people pay their full costs, but the fact remains that the restrictions exist, And it is also true that the Tysons crew is not paying their full cost. Here I start to sound like TMT, but as I have already said, taxes are not the only issue, and by focusing on that, you get a wrong result.

    Consider rail to Dulles. By itself, not a bad idea, and if that was all we did, it could have been done billions cheaper: run the rail down the median of the toll road with no stops. Instead, we bastardized the idea by deciding we could make a bunchof money (for a few people) by adding stops and developing areas between the airport and the city.

    At that point, someone should have said, STOP. What if we spend the same money expanding METRO in a more compact manner? What if we run it to Mark center Seven Corners, and Bailey Crossroad? Could we get and equla mount of increased property value for a lot less investment?

    I dunno, but I don’t think the issue was thought out.

  11. ocschwar Avatar
    ocschwar


    My beef with this is that neither the efficiency nor the cost effectiveness are proven. If highly urbanized areas were really efficient and really cost effective, how can they be the most expensive places to live in, to govern, and to maintain?”

    I can answer that. You need to understand the difference between price and cost. The market price for housing units in cities right now is very high, not because they cost a lot to build. But because demand is high and supply is low.

  12. Hydra Avatar

    I think we missed the boat on the trains.

    We got caught up in the idea of mass transit, and in order to make it pay we had to turn the trains into cattle cars. In fact, people riding the trains tend to be well to do: you have to be in order to support a car AND pay the train fares.

    Imagine if we had designed the trains to be a much more high class affair, with compartments where a group of six could sit comfortably and talk or work or play music, and they were allowed to eat.

    OK, that is ridiculous for short haul rail, but still, there is no reason for METRO to be the zoo that it is. It is ridiculous for the most dehumanizing part of the vibrant, walkable, urban areas to be the transit required to make them work.

    I think that if you started with a blank sheet of paper, and said, what is the best mix of mass transit, auto, and bike transport that you would come up with somethng a lot different from either the new urbanist dream or the suburban nightmare. Then, once you figured out what that was, you would need to figure out a way to implement it such that it did not turn out to be the giant wealth transfer that our present system is.

    Under the present system, there are winners and losers. Losing is TMTs chief complaint. But IF bacon is right, and the payoff is there, in either the present plan or the white paper plan I propose, then the winners ought to be able to pay the losers, and still come out ahead.

    At the end of the day, that is the true measure of efficiency. If TMT was getting a payment to offset the cost of his tax increases, then he would have no cause to complain. If Bacon is correct the future equity increases would be more than enough to cover the tax increases. If that was the case, then TMT could get a present stipend to cover his tax increases, and shut him up, but that stipend would be repaid back into the fund (initialized by the developers) at the time of his future sale.

    All this sounds crazy, but if you consider that a PRIMARY responsibility of government is to protect property rights, and if you consider that government has the temporal stamina to absorb the intermediate ups and downs that can crush an indvidual in their immediate lives, then it begins to make sense.

    My wife’s net worth was utterly crushed by increasingly restrictive regulations imposed by the county. Under Bacon’s argument, one would assume that the reason for this was that they could get more bang for the county buck someplace else. But those county bucks come from Margaret and hundreds like her: if there is the kind of payoff Jim claims, then some of that value ought to flow back to her. It should be enough to cover the interest on the loss of value she sustained, in order to make the other developments possible.

    It seems obvious to me that that kind of money isn’t available, and therefore Jims argument of increased bang for the buck is either false or insufficient. Combined with the higher living costs and tax bills paid by urban residents, Jims argument would seem to be refuted.

    1. There will always been winners and losers every time government takes an action affecting the supply, demand and price for land. The losers tend to be very vocal, which makes it difficult to do anything — or to un-do anything. To get anything done without causing a lot of heartache, we should structure development projects as win-win-win for the developers, the taxpayers and the surrounding community. Of course, that’s nice to say in the abstract but very hard to pull off.

      In regards to Margaret’s situation. If my ideas were implemented (not in our lifetime, but we can dream) across Northern Virginia, two things would happen. The good thing is, you’d be free to develop the farm as you pleased. The bad thing is, you’d see a lot more market demand shift back toward the urban core, lessening the demand for development on the metropolitan periphery. Another bad thing is, you’d have to pay the location-variable cost of building on your land, which might undermine the economic viability of your project.

      Moreover, I haven’t fully flushed out my ideas. I’m still intrigued by EMR’s idea for designating a clear edge with one tax regime (taxing land and improvements) on the outside of that clear edge, and another tax regime (taxing only land) inside, with the idea being to create an incentive for concentrating development without actually mandating that concentration.

  13. Hydra Avatar

    Incidentally, it turns out, according to my calculations, that if Margaret actually got the interest on the value that the county took out of her property, the amount paid would be just about enough to make operating the farm a going business, instead of a charity supported by off farm income. (Which as it happens is earned in the techburbs, not in the central city.)

  14. Free market. Urban development in Virginia is not free market. Urban development requires huge amounts of capital investment in public facilities, at least in Tysons. The landowners cannot realistically pay the billions in transportation infrastructure costs that are generated by the planned (forecasted) development. RoVA isn’t paying for it. Should the rest of Fairfax County pay? Tell me again what I get from an urban Tysons besides more traffic congestion (reaffirmed last evening, May 31, by Fairfax County DOT), more crowded schools, parks, etc., and, most likely higher taxes.
    Will urban development generate lots of new tax dollars? Most likely. Will they be sufficient to cover the added capital and operating costs for the public sector. No in the short run, and who knows in the long run.
    Are Fairfax County residents benefited by preventing sprawl? Most likely not. If more people don’t live in the County, many of their “public sector costs” will fall to non-Fairfax County taxpayers. They will not be using County parks and recreation facilities on weekends. Commuting traffic gets worse, but with urbanization, traffic gets worse. What’s in it for the rest of us?

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