bursting the smart growth bubble ed braddy doubletree resort – orlando, florida september 25, 2010
TRANSCRIPT
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Bursting the Smart Growth Bubble
Ed BraddyDoubleTree Resort – Orlando, Florida
September 25, 2010
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Gainesville City Commission
Author of “Everything I need to know I learned at an ADC conference”
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Extremely Persuasive
Wake Up!
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Two Terms 2002-2008
UF National Championships
Football
2006, 2008
Basketball
2006, 2007
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Smart Growth Bubble
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Could Get Messy
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Consequences of Failure
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The Appeal of Smart Growth
“In general, smart growth invests time, attention, and resources in restoring community and
vitality to city centers and older suburbs.” (Why Smart Growth: A Primer)
---------------------------------------------------------
• Increased Densities
• Mixed Uses & Compact Development
• Pedestrian & Transit Orientation
• Open Spaces & Urban Infill
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Justification for Smart Growth
• Concerns about growth & change
• Desire for order & reliability
• Order + Reliability = Security
• Growth management as framework
• Smart Growth is a doctrine
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Smart Growth Sells
Rhetorical Appeal
Catchy Slogans
Nostalgic Return
Element of Fear
Heroic Purpose
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“Study calls Maryland smart growth a flop”
• “An innovative policy to fight suburban sprawl catapulted Maryland into the national spotlight a decade ago.”
• “Scholars at the National Center for Smart Growth Research and Education found that over a decade, smart growth has not made a dent in Maryland's war on sprawl.”
Washington Post, Nov. 2, 2009
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Smart Growth Promises Congestion Relief
• Paris, France
• Light Rail-T3
• Avg trip length per car has increased 4 km
• Congestion worsened
• Carbon emissions increased by 3,115 tons
(Source: Objectif Liberté, Vincent Benard)
Bus Subway Walk Car
50% 33% 9% 2.7%
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Heavy on the RegsThe Wharton Residential Land
Use Regulatory Index
• Local Political Pressure
• State Political Involvement
• Local Zoning & Project Approval
• Supply & Land Assembly
• Other regulations like Open Space
#15 – Florida(Source: University of Pennsylvania)
Other Notables
#1 Hawaii
#3 Massachusetts
#6 Maryland
#7 Washington
#9 California
---------------------
#29 Ohio
#30 Texas
#45 Indiana
#50 Kansas
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Bursting the Bubble
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Smart Growth Promises Affordability
• “And if people think that prices will continue to rise, they become willing to spend even more, driving prices still higher, and so on. In other words, the Zoned Zone is prone to housing bubbles.”
– New York Times, 2005
Thomas Sowell Stanford University
• “Are you for ‘open space’ laws but also for ‘affordable housing’? Don't be discouraged by the fact that severe building restrictions have sent housing prices sky-rocketing in community after community.”
Paul Krugman, Nobel Prize in Economics, 2008
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Affordable Smart Growth
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McUrbanism – Tastes the Same Everywhere!
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Sincere Intentions
• “The greatest dangers to liberty lurk in insidious encroachments by men of zeal, well-meaning but without understanding.”Justice Louis Brandeis
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What is Good is Bad
• Debate Grows on Aspirin for Heart Risk
• “a new analysis suggests that aspirin's risks may outweigh it benefits in this population.”– Source: WebMD.com
& Yorkshire Post, UK
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Transit Oriented Developments
• “In San Francisco, Transit Oriented Development is a Green bait and switch designed to promote developer profits while exacerbating the very conditions which lead to increased emissions, climate change, congestion and slower, less reliable surface transit.”Source: Fog City Journal Mar 4, 2010
San Francisco
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Transit Oriented DevelopmentPortland, Oregon “Assessing the Social and
Environmental Achievements of New Urbanism: Evidence from Portland, Oregon”
• “Orenco Station, the award winning neighborhood touted as an ideal of mass-transit oriented New Urbanism, has failed to persuade a majority of its residents to use mass transit to get to work.”Lewis and Clark College July 15, 2009
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What is Bad is Good
• Coffee: The New Health Food?
• “Coffee, the much maligned but undoubtedly beloved beverage, just made headlines for possibly cutting the risk of the latest disease epidemic, type 2 diabetes. And the real news seems to be that the more you drink, the better.”– Sources: WebMD.com& Harvard Health Publications
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“Evidence to the Contrary”
Australian Conservation Foundation & Residential Development Council
October 2007
• “GHG emission estimates from the recently published Australian Conservation Foundation Consumption Atlas, indicate virtually the opposite of the generally held perceptions.”
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Housing Form in Australia& Its Impact on Greenhouse Gas Emissions
• “The data shows that lower density areas, which rely more on automobiles, tend to produce less in GHG emissions than the high density, more public transport dependent areas that are favored by urban consolidation policies.”
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Hostility to Our Preferred Lifestyle
Dom NozziSenior Planner,
City of Gainesville (retired)
• “The car is the enemy of the city”– Gainesville Sun, May 18,
2008
James Kunstler• “These days, an awful lot of
people — the production builders, the realtors — are waiting for the ‘bottom’ in the real-estate industry with hopes that the suburban house-building orgy will resume. They are waiting in vain. The project of suburbia is over. We will build no more of it.”– New York Times, Aug 12, 2008
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H. L. Mencken (1880-1956)
“The whole aim of practical politics is to keep the
populace alarmed (and hence clamorous to be led to safety) by menacing it with an endless series of hobgoblins, all of them
imaginary.”
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Menacing Hobgoblins
Suburban Development Sprawl
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50 Year Planning
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Beware of Hobgoblins Sprawl
Element of Fear
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Unless They Are Exaggerating
Source: U.S. Geological Survey
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Inconvenient Truths
• “All urbanized areas of 2,500 people or more occupy just 2.6 percent of the United States.”– U.S. Census Bureau
• “If every family in the U.S. built a home on a ¼ acre lot, they could all fit comfortably in Ohio.”– Randal O’Toole, Cato Institue Source: U.S. Geological Survey
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Cruel Truths
• Transit is fiscally unsustainable
• Public transit is dependent on the automobile
• 2008-2009, Americans drove 11 billion fewer miles
• 2009-2010, transit agencies enact massive cuts
• Smart Growth will kill transitSound Transit
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Copenhagen, Denmark
Compact Development Pedestrian Friendly
“Almost everyone here seems to walk, bike and use the metro.”
Pegeen Hanrahan
Gainesville Mayor
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Viking Smart Growth
Chaos & Plunder Livability Charrette
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Two Visions
European Pattern of Development
American Pattern of Development
Good Bad
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Suburban Copenhagen
Vestegnen, Denmark
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Transportation Mode Shares
United States European Union
Source: Panorama of TransportSource: National Transportation Statistics
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Strategic Diminishment
• Consciously pursuing a future that is less than our current state
• Reducing Vehicle Miles Travelled
• Smart Growth promotes mass transit as superior alternative to automobile
• “Transportation choice” means diminished opportunities or smaller, crowded living
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Strategic Diminishment – Defining Down Our Quality of Life
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Threat to Property Rights
“There are more instances of the abridgment of the freedom of the people by gradual & silent encroachments of those in power than by violent & sudden usurpations.”
James Madison
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Parris N. Glendening
• "The incentives are not strong enough, … but property rights are a heated issue. I don't believe the political realities allow you to go to a [stronger] system.“– Washington Post,
November 2, 2009
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“Anti-Sprawl Laws, Property Rights Collide in Oregon”
• “The nation's strongest laws against sprawl are beginning to buckle here in Oregon under pressure from an even stronger, voter-approved law that trumps growth restrictions with property rights.”
• “Measure 37 is starting to unravel smart-growth laws that have defined living patterns.”
Washington Post, February 28, 2005
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John Adams
• "The moment the idea is admitted into society that property is not as sacred as the law of God, and that there is not a force of law and public justice to protect it, anarchy and tyranny commence."
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Justification for Smart Growth
• Concerns about growth & change
• Desire for order & reliability
• Order + Reliability = Security
• Growth management as framework
• Smart Growth is a doctrine
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A Culture of Property Rights
• Voluntary Transaction
• Reliability
• Order
Houston, TX
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A Culture of Planning
• 3rd Party Interference
• Arbitrariness
• Corruption
• Disorder
• Unreliable
• InsecurityPortland, OR
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Another Contrast
• A Culture of Planning– Manipulation
– Arrogance
• A Culture of Property Rights– Merit
– Integrity
– Humility
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Window of Policy Potential
MarketsMandates
Today
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Window of Policy Potential
MarketsMandates
Today
GOOD
BAD
UGLY
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Window of Policy Potential
MarketsMandates
Today
Tomorrow
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Window of Policy Potential
MarketsMandates
Today
YIPPEE
BETTER
GOOD
Tomorrow
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…the set of values, assumptions, and practices associated with a particular field, activity – i.e., the culture
Responsive Markets
Lightly Regulated
Decentralized Decision-making
Assumption: You can be trusted to do the right thing
Prescriptive Mandates
Heavily Regulated
Centralized Decision-making
Assumption: You can’t be trusted to do the right thing
Planning Culture
Property Rights Culture
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…the set of values, assumptions, and practices associated with a particular field, activity – i.e., the culture
Prescriptive Mandates
Heavily Regulated
Centralized Decision-making
Assumption: You can’t be trusted to do the right thing
Planning Culture
Property Rights Culture
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…the set of values, assumptions, and practices associated with a particular field, activity – i.e., the culture
Prescriptive Mandates
Heavily Regulated
Centralized Decision-making
Assumption: You can’t be trusted to do the right thing
Planning Culture
Property Rights Culture
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Mission of the ADC
Property Rights
Culture
Planning Culture
Today
Tomorrow
To move the window of policy potential
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American Dream Coalition• The ADC bridges the gap between scholarly research, elected
officials, community leaders & grassroots activists.
• Freedom in how people use their land and in what mode of transportation they choose.
• The ADC opposes coercive planning & command-and-control government at all levels.
• Our goal is to move the window of opportunity for market-friendly public policy.
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Stay in Touch!• Website: americandreamcoalition.org
• ADC Blog: www.adcblog.org/blog/
• Email: [email protected]• Sign Up: ADC Communicator – the most comprehensive digest of related news & opinion