Tag Archives: Urbanism

PAPER | A Fair Proposal

For Providing Affordable Choice in Our Most Prosperous Cities
From Housing Prices Being Less of a Burden to Their Citizens
For Making Greenfield Sites Beneficial to the Public Good

Dr. Mark David Major, AICP, CNU-A
The Outlaw Urbanist
Undisclosed Location, USA

mark@outlaw-urbanist.com
www.outlaw-urbanist.com

Every day brings another news article and/or more data about the affordable housing crisis in Western societies. The pungent perfume of Lotium Pour Homme drifts through the parks and streets of our most prosperous cities, which are crowded with men, women, and children in desperate need of human charity and/or physical shelter. These homeless and chronically poor, instead of being employed for their honest livelihood, are forced all the time to beg sustenance of family, friends, and strangers; or else queue long hours awaiting the welfare of the State; turn to thievery for want of work; re-enlist to fight for their dear, native country in Afghanistan and/or Iraq; or, egregiously sell their dignity to the Fourth Estate. All parties appear to agree about the deplorable conditions arising from the manifest lack of affordable choices in the housing markets of Western societies. Therefore, whoever could devise a fair, cheap, and easy method for readily available housing, thereby making more fair the socio-economic conditions of our greatest cities, would deserve nothing less than his or her statue erected as the savior of Democratic Capitalism. However, our intention is far more than merely providing a fair solution to the housing crisis. The goal of our proposal is nothing less than the salvation of urbanism itself and the city as a physical artifact of our collective, human nature.

Many people have had different proposals – many discussed, some implemented, and others ignored – for solving this problem over the decades. Yet, the problem persists, even worsens to this day. This is because most solutions have been and are grossly mistaken in their approach to the problem. It is true, Keynesian economics does have some relevance to urban problems at the discrete scale; and what is Marxist economics but an extreme, all-encompassing version of Keynesian principles. However, our greatest cities, especially those in the United States such as Boston, New York, Philadelphia, Savannah, Chicago, and San Francisco, were the product of private industry, both individually and collectively, before the 20th century. What has the Keynesian-produced city become after the landmark period of 1926-1945 in Western societies? Milton Keynes, Orlando, Las Vegas, Atlanta, and Phoenix to name but a few. These are not places but are the haphazard accumulation of mere locations. They are blasphemous to the goals of sustainable urbanism and synergy of place. Fairness in housing is choices. The most abundant housing supply offers the most diverse of affordable choices under normal market conditions. We must pursue normality in our housing markets, not their continual perversion under Keynesian principles. This means private industry aggressively increasing supply.

Developable ‘Greenfield’ Sites: (top) Central Park in New York, New York; and, (bottom) Golden Gate Park in San Francisco, California.

At the same time, I have been assured by the publicist of a knowing Canadian of everyone’s acquaintance in New York, that thousands of acres of public parks and lands in our cities have enormous, untapped potential as ‘greenfield’ sites for private development to construct more housing supply in Western societies. The computations available to us strongly indicate the possibilities of ‘greenfield’ development might truly be without limit in resolving the affordable housing crisis by the provision of supply.

Detail-scale View: (left) Existing, and (right) Proposed affordable housing neighborhoods for Central Park area of New York.

Central Park lies in the heart of the most densely occupied, urban area of the United States: Manhattan Island in New York City. Central Park represents approximately 850 acres of raw land. It is readily available for the construction of affordable housing at the center of our greatest and most wealthy city, where there are an abundant quantity of enviable employment opportunities for our poorest citizens, while still leaving approximately 20% of that acreage (170 acres) untouched as ‘pocket parks’ in the newly created neighborhoods.

According to the U.S. Census Bureau, the number of housing units in the five boroughs of New York City was 798,144 in 2000 with an approximate average density of 54.3 dwelling units per acre (du/acre). Residential density in Manhattan appears slightly higher with about 72,033 people/square mile in Manhattan, which translates into approximately 112.6 people per acre. An average household size of 1.5 people indicates an approximate housing density of 75 du/acre. However, let us be conservative in our computations and proceed based on an average housing density of a mere 65 du/acre, approximately 15% above the average for the five boroughs but 15% below the greatest development potential for Central Park.

The City of New York could transfer 680 acres of Central Park into the ownership of private industry without cost, upon the condition that the construction of affordable housing within certain price point limits must commence within five years or else such lands will revert to public ownership in the future. This will represent a tremendous opportunity for private industry to profit on the land without having to bear the costs of its purchase. At an average housing density of 65 du/acre, this would provide for at least an additional 44,200 dwelling units in Manhattan.

With further implementation of this strategy on more ‘greenfield’ development sites of New York City, the number of additional, affordable housing units will, in fact, approach a doubling of the current housing stock of Manhattan. There are approximately 28,000 acres of municipal parks in the five boroughs of New York. There seems little doubt that some of this public land may already exist as ‘pocket parks.’ Let us proceed based on the idea that only 50% of this acreage (14,000 acres) truly constitutes potential ‘greenfield’ development sites to be turned over to private industry for the construction of affordable housing. At an average housing density of 54 du/acre, this would generate an additional 756,000 dwelling units in the bound of the City of New York, effectively doubling the capacity of existing housing stock associated with Manhattan and potentially reducing housing prices by a significant percentage across the entire metropolitan region.

Indeed, 130 square feet per person of recreation space for those living in the five boroughs seems redundant and excessive in a country where there are six acres of land for every single man, woman, and child. One might describe such space allocation as extravagant. It is akin to the false piety of persons who pray in public for the sake of demonstrating their piety for all to see and behold. Behold! We have so much space and money that we can willingly waste both in our cities and forsake affordable shelter for the most needy of fellow citizens!

It is true the property values of all existing homes in Manhattan and across the five boroughs would experience significant declines in price. As other municipalities pursue this strategy of ‘greenfield’ development for more affordable housing in Western societies, properties in such cities will similarly experience a significant decline in the face of a rapid and dramatic increase in the housing supply. It is likely such decreases in property values will prove only temporary as market forces slowly re-assert themselves over time in the absence of the previous restrictions on housing supply. Such a period might last two decades, and perhaps as little as one for our most attractive cities, e.g. New York, San Francisco, Los Angeles, London, Berlin, Toronto, and so on.

This very knowing Canadian of everyone’s acquaintance in New York argues our most prosperous cities are populated by the most educated, politically progressive, high-minded, and enlightened of our citizens. Surely, such estimable citizens would be willing to temporarily sacrifice some amount of personal worth in the value of their homes/properties for the sake of a fair solution to our affordable housing problem. I am assured by numerous public proclamations about their most charitable nature on this matter and many others issues of similar nature.

It is also true that these new dwelling units in the heart of our most prosperous cities would only be affordable, in relative terms to nearby existing housing process, during the initial offering in sales to the general public. Eventually, the dynamics of the real estate market would re-assert itself. This represents a tremendous wealth-generating opportunity for our most needy citizens through the mechanism of land appreciation. However, the initial injection of 44,200 additional dwelling units in Manhattan – and the potential increase of an additional 756,000 dwelling units in the five boroughs – would have a systematic effect across the housing market for the entire New York metropolitan region, effectively reducing the cost of housing in neighborhoods more peripheral to the five boroughs.

Nonetheless, the creation of affordable housing neighborhoods in the vacant lands of Central Park will perform a public good in another regard. It will finally end the suffering of the Upper East Side and Upper West Side residents in Manhattan, who have been long segregated from one another in social terms by physical barrier of Central Park itself. The new neighborhoods of the ‘Upper Central Side’ will forever bind residents of the Upper East and West Sides together in a new interconnectedness of brotherhood and charity.

It is also true that a ‘greenfield’ development strategy for some cities (e.g. unsuccessful ones such as St. Louis and Detroit) would be a fruitless gesture due to the quantity of public-owned lots arising from the wholesale demolition of historic housing stock over the previous seven decades. However, such municipalities may pursue a strategy founded on the same principles by the wholesale release of these public-owned lots to private industry with the same restriction imposed on the land in a ‘greenfield’ development strategy. Nonetheless, a ‘greenfield’ development strategy will also afford our most prosperous cities, especially those in North America, with an opportunity to farther densify their housing and neighborhoods, thereby making public transportation alternatives such as rail transit more economically viable options in such cities over the long term.

Large-scale View: ( left) Existing, and (right) Proposed affordable housing neighborhoods for Golden Gate Park area of San Francisco, California.

Other municipalities of our most prosperous and expensive cities could elect to pursue this supply-side strategy for more affordable housing. For example, Golden Gate Park in San Francisco, California represents another potential ‘greenfield’ site of 810 acres (less 20% retained for ‘pocket parks’ of the total 1,013 acres). At a mere 50 du/acre, this could represent another 40,500 dwelling units introduced in short order to the San Francisco housing market. According to the San Francisco Recreation and Parks Department, they manage approximately 3,400 acres of parkland in San Francisco alone. Again, using conservative computations, this potentially translates into an additional 85,000 dwelling units with approximately half of that situated in the former Golden Gate Park.

Detail-scale View: (left) Existing, and (right) Proposed affordable housing neighborhoods for Golden Gate Park area of San Francisco, California.

In central London, the potential of ‘greenfield’ development sites for more affordable housing is significant in such places as Hyde Park/Kensington Gardens, Regent’s Park, Lee Valley Park, Richmond Park, and Hampstead Health, which alone could conservatively account for an additional 350,000 dwelling units in the London housing market.

Potential ‘greenfield’ development sites for affordable housing neighborhoods include Hyde Park/Kensington Gardens, Regent’s Park, Lee Valley Park, Hampstead Health, and Richmond Park in London, United Kingdom.

Simultaneously, if every national bank and even all Federal, state, and local government agencies released all of the properties and housing units they owned onto the market, this would have an immediate effect of reducing cost by dramatically increasing the supply of housing and/or sites for housing. Indeed, for at least a decade now, perhaps even longer, our national banks, many headquartered in the Wall Street ‘heart’ of Manhattan, have desperately sought a means to make a more honest profit. Releasing all of the properties on their books will be an important step along their way to redemption in the eyes of our fellow citizens.

THE END
(With apologies to Jonathan Swift)

Download a printable PDF of this article here.
(Corrected PDF, 7:54 pm)

Bibliography and References
Population density and land area data compiled based on U.S. Census Bureau, Wikipedia, City of New York, City of San Francisco Recreation and Parks Department, and Greater London Authority.

Florida, Richard. 2016. “Mapping How America’s Metro Areas Voted.” CityLab, December 1, 2016, retrievable at http://www.citylab.com/politics/2016/12/mapping-how-americas-metro-areas-voted/508313/.

Major, M.D. 2017. The Syntax of City Space: American Urban Grids. New York: Routledge Books/Taylor & Francis Group, forthcoming in Fall 2017.

Swift, Jonathan. 1729. A Modest Proposal For preventing the Children of Poor People From being a Burthen to Their Parents or Country, and For making them Beneficial to the Publick.

Illustrations
Central Park, Manhattan: Friends of the Upper East Side Historic Districts, retrievable here.
Golden Gate Park, San Francisco: Photograph by Rich Prillinger, retrievable here.
New York, New York with Building Footprints: Originally available from schwarzplan.eu, retrievable here.
San Francisco, California with Building Footprints: Originally available from schwarzplan.eu, retrievable here.
London, United Kingdom with Building Footprints: Originally available from schwarzplan.eu, retrievable here.

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Planning Naked | March 2017

Planning Naked | March 2017
by Dr. Mark David Major, AICP, CNU-A, The Outlaw Urbanist contributor

Your (hopefully hilarious… but not so much this month) guide to most everything about the latest issue of APA’s Planning Magazine

NOTE: The United States of America inaugurated Donald J. Trump as its 45th President on January 20, 2017, and, in response, Planning Magazine turns the crazy up to eleven.

Making Joseph Goebbels Proud. “Placemaking as Storytelling” by James M. Drinan, JD (From the Desk of APA’s Chief Executive Officer, pp. 3) contains some disturbing language. Drinan points out, “Research shows that coupling stories with data produces a significant increase in the retention rate of that data.” Basically, he is correct. However, it is important to clarify Drinan is not precise. FYI: Never expect precision from a lawyer because you will always be disappointed. It is more accurate to say that using data to better tell a story about an objective truth is an excellent means of increasing retention about both that story, the data, and the truth. It reinforces the objectiveness of both observer and the observed. Using data loosely to reinforce a lie is propaganda. This is a nuanced but important distinction. This is because Drinan goes on to state, “it is crucial to control (our emphasis) the narrative-the story.” This is a defensible position for a propagandist but not a scientist. Drinan (perhaps unintentionally) reveals he is discussing politics and propaganda, not scientific truth when you consider what he manifestly fails to say in a subsequent sentence. The key is the citation of planners as storytellers, authors, illustrators, and editors. What is missing? The answer is scientists. This ‘frontpage editorial’ is one of the most disturbing things I have read in Planning Magazine in years because it advocates for the very thing it pretends to be against. This is the insidious nature of the status quo reasserting itself against change. Forewarned is forearmed. NOTE: Having now read this, I am angry with myself for leaving this March 2017 issue of Planning Magazine sitting unread on my desk for two months. The previous months’ issues lulled me into a false sense of security. My mistake…

OMG! And I am only on page eight. “Federal Tax Credit Uncertainty Puts Affordable Housing at Risk” (News Section, pp. 8-9) by Dean Mosiman – a Madison city government reporter for the Wisconsin State Journal. RED FLAG, RED FLAG: Scott Walker is evil incarnate – contains some really bad reporting as Planning Magazine embarks on Drinan’s explicit promise to attempt to ‘control’ the story. First, it assumes a reality that is non-existent. “For 30 years, federal affordable housing tax credits have been the nation’s most potent tool to create housing for the homeless and low-income households.” Really? Have you been to Los Angeles lately? This bastion city in a bastion state of the Democratic Party has one of the worst, most despicable, and most shameful homeless problems I have ever seen in the Western world over the last three decades. It makes me sick to my stomach just thinking about what I saw and smelled in L.A. Everyday, there is another article in the mass media about an overwhelming lack of affordable housing in cities around the world including the USA. The tax credit is not a potent tool but a failed one. According to the article, the tax credit “had a major impact on the nation’s housing stock, helping create 2.8 million affordable units nationwide.” The use of ‘major’ here is shameless hyperbole and the ‘helping create’ means there might be an indirect benefit but not direct causation. Of course, these 2.8 million units were most likely woefully insufficient to replace the smaller (in square footage), more affordable historic housing stock demolished by public and private agencies during the same period. This news article is about one thing: fear that the pigs might not be able to eat at the government trough in the near future. Then, at the end of the article, the author implicitly concedes this is fear-mongering by stating the tax credit “is likely to survive.” Nothing to see here, folks, move on home! This is ‘fake news.’

People Matter. Planning Magazine ‘buries the lead’ with the “Miami Street Experiment Prioritizes People” by Susan Nesmith (News Section, pp. 9-10) by discombobulating the story across two pages, which is bad editing and bad graphic design. It makes you wonder what APA has against putting “people over cars” and “slowing traffic (with) no big gridlock.” The experiment is over but the “fancy crosswalks” remain: really, fancy crosswalks? Fancy? It is a good thing I have plenty of hair to pull out. This experiment and the subsequent attempts for a more humanistic redesign of this Miami boulevard is something that Planning Magazine needs to herald and promote, not deride as some quaint idea. Is this a failure of Ms. Nesmith’s writing or the editors of Planning Magazine? Perhaps both. I am not sure.

In ‘Do No Harm’ News. “Remaking Vacant Lots to Cut Crime” by Martha T. Moore (News Section, pp. 10) is an interesting story about a low-cost, temporary solution for vacant properties in urban conditions; as long as people and agencies understand it is not a long-term solution. All in all, however, I like the concept.

Beware of Florida Lawyers Bearing Gifts. This months’ Legal Lessons section (“Staff Reports: A Lawyer’s Take by Mark P. Barnebey, pp. 11) is one of those standard-type of articles Planning Magazine re-runs every 3-5 years due to new, young professionals entering the workforce. I remember reading the last two iterations of this article about staff reports (respond the young people, “He must be really old”). Barnebey’s article is fine for this purpose though he undersells just how influential of a role the staff report can play in quasi-judicial decisions by elected officials, if carefully constructed.

Strike that. Reverse It. Welcome, Florida Lawyers Bearing Gifts. However, having said that, the more advanced state of staff reports in Florida – due to their quasi-judicial nature associated with the 1985 Growth Management Act and subsequently, Mr. Barnebey’s greater experience with the best of such staff reports – starkly contrasts with the next article, “The Better STAFF REPORT” by Bonnie J. Johnson (pp. 20-24). Allow me to state more simply the point that I believe Dr. Johnson is attempting to convey: the best staff reports combine: 1) well-written content with 2) well-designed visuals and 3) promptly get to the point. Like most planners, Dr. Johnson’s article manages to fail on all these counts. Johnson does not even seem to know her audience for this article (i.e. there are lots of different types of planners and staff reports) so she makes the mistake of trying to address ALL possible audiences. The result is inadequate for everyone. The graphic design of this article makes the content even more confusing. I mean it is really, really bad but hardly surprising. In my experience, most planners are woefully under-trained in the art of graphic design. I do not know if this is the fault of Dr. Johnson or Planning Magazine but, seriously, reading this article gave me a fucking headache.

Meanwhile. “Here comes the Sun” by Charles W. Thurston (pp. 25-29) is the type of article you get from professional organizations nearly four decades after a nation abandons nuclear power.

The Blood Pot Boils Over. But what really gets the blood boiling is Planning Magazine: 1) makes the preceding article the subject of this month’s cover (see above) instead of this article ‘buried’ at the end of the feature articles, “Life and Death Every Quarter Hour” by Jeffrey Brubaker (pp. 30-33); and, 2) seems blissfully unaware of the contrasting traffic fatalities data in this article (35,092 death in 2015) compared to the article about wildlife crossings, i.e. 200 fatalities associated with collisions with wildlife. That is right. This month’s Planning Magazine dedicates twice as many pages to an issue involving 6/1000th the number of traffic deaths. Worst still, the subtitle of this article claims “mixed results” for what is a complete failure. Finally, at the end, Planning Magazine adds a “The opinions expressed in the article are his own” (meaning Mr. Brubaker) disclaimer. God forbid that anyone might think APA and Planning Magazine are anti-automobile. And the thing is, Mr. Brubaker’s article is mild. It does not go nearly far enough in pointing the profession’s hypocrisy on this issue. Here is the gist: in 60 years, nothing has changed. There is still a death caused by vehicular traffic every quarter hour in the United States.

That is it. I cannot take any more of this month’s issue. I may have to stop reading Planning Magazine in the best interests of my health because you would not believe the migraine headache I have right now. Shame on you, Planning Magazine. The best article this month was written by a Florida attorney.

Planning Naked is a series of observations and comments about a recent issue of Planning: The Magazine of the American Planning Association.

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NEW KINDLE Version of Poor Richard Volume 2

A new version of Poor Richard, Another Almanac for Architects and Planners (Volume 2) specifically tailored for Kindle devices is available for purchase from the Kindle Store. Be sure to check the online store in your country/currency (USA store available below).

Poor Richard, Another Almanac for Architects and Planners (Volume 2) brings together more common sense proverbs, astute observations, and general rules of thumb for anyone interested in the future of our cities. In doing so, author Mark David Major again draws from a dizzyingly array of sources for inspiration including the artistic movements of Modernism, obscure African, European and Oriental proverbs, and even the Old and New Testaments. These witticisms are often eloquent, sometimes biting, and always insightful; even occasionally bizarre in the absence of deeper thought. They offer a valuable resource for the entire year, daily reminders for everyone involved in the building of our cities about their better angels and warning against the worse demons of human nature.

Poor Richard, Another Almanac for Architects and Planners (Volume 2)
by Mark David Major
Foreword by Steve Mouzon, AIA
Forum Books
November 30, 2014
English

ASIN: B00QE5G91E
BISAC: Architecture/Planning

Purchase from Kindle Store here.

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Now Accepting Contributions from Fellow Resistance Fighters
by Dr. Mark David Major, AICP, CNU-A, The Outlaw Urbanist Founder

We founded The Outlaw Urbanist almost five years ago. During that time, we have produce more than 220 posts of freely-available content on our blog about architecture and urbanism across a vast range of issues as well as nearly 4,000 tweets on our @OutlawUrbanist Twitter feed.

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NOW AVAILABLE | The Biblical City I | The Tanakh

The Biblical City, Part I – The Tanakh covers in detail more than two-dozen biblical references to the city in the Old Testament. It is commonly accepted there is anti-urban religious stereotype with origins in the earliest suburbs, the social reform movement of cities in the late 19th century, and mass suburbanization in the post-war period, which has radically remade our cities over the last 200 years. But is God really anti-urban? There are over 700 generic references to the ‘city’ in The Tanakh or Old Testament. Can they tell us anything about urbanism today, given the innumerable problems of language, translation, interpretation and our own evolving conception of the city over time? This course examines this in more detail in an attempt to answer these questions. In the Old Testament, God is not anti-urban. Quite the opposite, there is evidence of God as the architect, designer, and planner. The city itself is often seen as a symbol of strength and an ideal to achieve, because God’s plan for humanity begins in a garden without sin but concludes in a redeemed city (1.5 hour course).

Key concepts: city, strength, metaphor, Old Testament, Tanakh, urban, and wisdom.

Instructor: Dr. Mark David Major, AICP, CNU-A

Check here to purchase this  course ($12.49), which includes an one-and-a-half hour video presentation and PDFs of the course notes and slide handout.

Note: We are beta-testing with these our course offerings so if you have any issues accessing the course material, please do not hesitate to contact us at courses@outlaw-urbanist.com. Thank you!

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