hidden regulatory costs of land- use planning and growth management samuel r. staley, ph.d. devoe...
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Shopping Center Permitting Study 3/9/2016Hidden Costs of Land Use Regulation 3TRANSCRIPT
Hidden Regulatory costs of Land-Use Planning and Growth
Management
Samuel R. Staley, Ph.D.DeVoe L. Moore CenterFlorida State University
e. [email protected] at the American Dream Coalition annual
conference, November 7, 2015, Austin, Texas
What Uber tells us about the failure of local
regulation
• Uber’s market capitalization: $40-$50 billion Revenues on $2 billion
• City-by-city fight to operate legally• Regulation choked competition and innovation
Local regulations prevent entry based comprehensive regulation on the industry
• Market capitalization represents the potential un-monetized market value in the personal transportation market caused by local regulation
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Shopping Center Permitting Study
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A Tower’s Tale:Into the Abyss
A Case Study
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Steps required to secure occupancy permit:1.First contact2.Land use compliance certificate3.Concurrency application4.Natural Features Inventory5.Submission of Site Plan6.DRC meeting7.Site plan review approval8.Environmental management permit9.Building permit application10.Certificate of occupancy
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What is the purpose of regulation?
Nearly 2 years
Implications of uncertainty in the regulatory process
• Only “big boys” can play• Lower overall investment• Higher costs (lower quality)• Local firms with connections to local
government officials have advantage Cronyism
• None of this is visible!
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A way out of the abyss?
• Ideal: Back government out of regulating land use Anarchy? The case of Houston Virtually impossible to pull local governments back
• Exception: form-based codes
• Second best: Remove discretion through transparent administration Tie administrative decisions to core principles
• Focus on what people really care about: imacts
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Changing the discussion about regulation
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Where do we go from here?
• Focus on the long term• Focus on equity impacts• Educate activists• Regulatory mapping studies• Constructive engagement with elected
officials and regulators
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