New urban development: Looking back to see forward

New Urban Development: Looking Back to See Forward

Volumn , Issue , 2010, Pages 1-228

  Gruen, Claude ^a  

^a NONE

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EID: 84896196497     PISSN: None     EISSN: None     Source Type: Book    
DOI: None     Document Type: Book

References (99)

1. Floyd Norris, "Housing Market's Upside: Affordability", New York Times, March 7, 2009.
2. Ira S. Lowry and Bruce W. Ferguson, Development Regulation and Housing Affordability (Washington, DC: Urban Land Institute, 1992).
3. Stephen Malpezzi, Gregory Chun, and Richard Green, "New Place to Place Housing Price Indexes for U. S. Metropolitan Areas, and Their Determinants: An Application of Housing Indicators", Wisconsin-Madison CULER working papers 96-07, University of Wisconsin Center for Urban Land Economic Research (1996).
4. Joseph Gyourko, Christopher Mayer, and Todd Sinai, "Superstar Cities" (The Wharton School, University of Pennsylvania), June 16, 2006.
5. Edward L. Glaeser, Joseph Gyourko, and Albert Saiz, "Housing Supply and Housing Bubbles", July 16, 2008, draft of an article forthcoming in the Journal of Urban Economics.
6. Peter S. Goodman, "Homeowners Feel the Pinch of Lost Equity", New York Times, November 8, 2007.
7. David C. Wheelock, "The Federal Response to Home Mortgage Distress: Lessons from the Great Depression", The Federal Reserve Bank of St. Louis Review 90, no. 3(May/June 2008):133-148.
8. Standard & Poor's Residential Real Estate Indicators, October 2008, http://www2.standardandpoors.com/spf/pdf/index/200810-Residential-Real-Estate- Indicators.pdf.
9. Richard K. Green and Susan M. Wachter, "The American Mortgage in Historical and International Context", Journal of Economic Perspectives 19(Fall 2005):93-114.
10. John M. Quigley, Steven Raphael, and Eugene Smolensky, "Homelessness in America: Homelessness in California", Working Paper No. #99-001, Institute of Business and Economic Research, Fisher Center for Real Estate and Urban Economics, University of California, Berkeley (Rev. March 2000).
11. Natalia Siniavskaia, "Housing's Contribution to State Economies at the Peak of the Boom", NAHB HousingEconomics.com, March 28, 2008. http://www.nahb.org/generic.aspx? sectionID=734&genericContentID= 92268&channelID=311.
12. For an interesting study of the effect of clustering on office rents, see Maarten Jennen and Dirk Brounen, "The Effect of Clustering on Office Rents: Evidence from the Amsterdam Market", Real Estate Economics 37, no. 2(Summer 2009):185-208.
13. For a recent discussion of the difference between urbanization and localization economies, see Stephen Malpezzi, Kiat-Ying Seah, and James D. Shilling, "Is It What We Do or How We Do It? New Evidence on Agglomeration Economies and Metropolitan Growth", Real Estate Economics, Journal of the American Real Estate and Urban Economics Association 32, no. 2(Summer 2004):270. (The article not only fulfills the promise of its title but is also an excellent compendium of the literature on urban agglomeration.)
14. Rosina Moreno, Raffaele Paci, and Stefano Usai, "Geographical and Sectoral Clusters of Innovation in Europe", Annals of Regional Science 39, no. 4(December 2005):715.
15. Anthony Downs, "California's Inland Empire", California Counts, Public Policy Institute of California 7, no. 2(November 2005):3.
16. Thomas Jefferson, Notes on the State of Virginia (1784). http://etext.virginia.edu/toc/modeng/public/JefVirg.html.
17. Hernando De Soto, The Mystery of Capital: Why Capitalism Triumphs in the West and Fails Everywhere Else (New York: Basic Books, 2000).
18. Alben W. Barkley, That Reminds Me (New York: Doubleday, 1954), 45.
19. Thomas S. Allen, "Low Bridge, Everybody Down" (1905).
20. William Cronon, Nature's Metropolis: Chicago and the Great West (New York: Norton, 1991), 9.
21. Richard Melancthon Hurd, Principles of City Land Values, (New York: The Record and Guide, 1911), 145.
22. Homer Hoyt, "The Effect of the Automobile on Patterns of Urban Growth", Traffic Quarterly (1962).
23. Republished in Homer Hoyt, According to Hoyt: Fifty Years of Homer Hoyt (Washington, DC: Homer Hoyt, 1966).
24. Henry George, Progress and Poverty (New York: Robert Schalkenbach Foundation, 1879), 390.
25. United States Dept. of Agriculture, Agricultural Research Service, "Chronological history by decade from the creation of USDA in 1862 until 2000", http://www.ars.usda.gov/is/timeline/1880chron.htm?pf=1. While George garnered more votes than Teddy Roosevelt, one of his opponents in that race, his candidacy also split the reform vote so that a Tammany hack won the race.
26. Charles Abrams, The City Is the Frontier (New York: Harper & Row, 1965), 3.
27. Village of Euclid v. Ambler Realty Co. 272 U. S. 365 (1926).
28. Richard H. Chused, "Euclid's Historical Imagery", Case Western Law Review 4(Summer 2001):60.
29. Bernard H. Siegan, Land Use Without Zoning (Lexington, MA: Lexington Books, 1972).
30. Eliza Hall, "Divide and Sprawl, Decline and Fall: A Comparative Critique of Euclidean Zoning", University of Pittsburgh Law Review 68(Summer 2007):916.
31. quoting Ambler Realty Co. v. Village of Euclid (Euclid I), 297 F. 307, 313 (N. D. Ohio 1924).
32. Nina J. Gruen and Claude Gruen, "Housing Policy and Class Integration", The Western Regional Science Association, Annals of Regional Science (December 1975): 109.
33. In 1956 Charles Tiebout famously wrote (Journal of Political Economy 64, no. 5 [1956]: 416-424) that households "vote with their feet" to find housing locations that provide the combination of services and taxes that suit their own priorities. His model of human behavior has become a much-used tool for analysts concerned with public finance and the provision of public goods. I suggest that, over time, the way that neighborhoods change in housing quality, price, and type is determined not only by how people vote with their feet in response to the availability of public goods and costs but also with at least equal strength by the way they vote in response to the alternatives of privately provided housing and amenity opportunities and costs as well as the social environment of the options open to them within the neighborhoods of the region.
34. Golden v. Planning Board of Ramapo, 285 N. E. 2D 291 (1972).
35. Northern District of California v. 75S Supp. 574 (1974).
36. Village of Belle Terre v. Boraas 416 U. S. 1 (1974).
37. Eran Ben-Joseph, "Subdivision Regulations: Practices and Attitudes" (Working paper, Lincoln Institute of Land Policy, Cambridge, MA. Lincoln Institute product code WP03EB1).
38. Ethan Fishman, "Not Compassionate, Not Conservative", The American Scholar (Winter 2007): 49.
39. U. S. Dept. of Labor, Bureau of Labor Statistics, "100 Years of U. S. Consumer Spending", Report # 991 (May 2006). http://www.bls.gov/opub/ uscs/titlepage.pdf.
40. The concept of rent seeking was first laid out by Gordon Tullock in "Welfare Costs of Tariffs, Monopolies, and Theft", Western Economic Journal 5(June 1967):224-232.
41. A. O. Krueger, "The Political Economy of the Rent-Seeking Economy", American Economic Review 63 (1964).
42. William A. Fischel, The Homevoter Hypothesis (Cambridge, MA: Harvard University Press, 2001).
43. Alfred Kuhn, The Study of Society, A Unified Approach. (Homewood, IL: Richard D. Irwin, Inc. and The Dorsey Press, Inc., 1963).
44. In 2000, 35 percent of New York's population was foreign born, with another 2 percent born in Puerto Rico and U. S. protectorates. "New York City, NY Census 2000 Demographic Profile Highlights", http://factfinder. census.gov.
45. Henry James, Washington Square (1880; Mineola, NY: Dover Publications, 1998), 20.
46. For more details on this shift, see Janet L. Abu-Lughod, New York, Chicago, Los Angeles: America's Global Cities (Minneapolis: University of Minnesota Press, 1999), 41.
47. Riis's best-known photographs came out in an 1889 edition of Scribner's Magazine and then in book form: Jacob Riis, How the Other Half Lives (New York: Scribner's, 1890).
48. For a good description of filtering, see Ira S. Lowry, "Filtering and Housing Standards: A Conceptual Analysis", Land Economics 4(November 1960):362-370.
49. An exceptionally insightful exception to the failure of many to recognize this critical role of the slums was an article that appeared in 1959. J. R. Seeley, "The Slums: Its Nature, Use and Uses", Journal of the American Institute of Planners (February 1959).
50. Robert D. Putnam, Making Democracy Work (Princeton, NJ: Princeton University Press, 1993), 171.
51. Alvin L. Schorr, "Slums and Social Insecurity", U. S. Department of Health, Education, and Welfare, Social Security Administration Research Report No. 1 (Washington, D. C., 1963).
52. Mabel L. Walker, Urban Blight and Slums (Cambridge, MA: Harvard University Press, 1938).
53. Alvin H. Hansen, "Urban Redevelopment and Housing", Planning Pamphlets (December 1941).
54. Housing Act of 1949. Public Law 171, 81st Congr., 1st sess., sec. 12.
55. Claude Gruen, "Urban Renewal's Role in the Genesis of Tomorrow's Slums", Land Economics 39, no. 3(August 1963):285-291.
56. Martin Anderson, The Federal Bulldozer: A Critical Analysis of Urban Renewal, 1949-1962 (Cambridge, MA: MIT Press, 1964).
57. New York Times, December 22, 2002, 3.
58. Richard F. Babcock, The Zoning Game (Madison: University of Wisconsin Press, 1969), 3.
59. San Francisco Chronicle, December 4, 2006.
60. Nina J. Gruen and Claude Gruen, Low and Moderate Income Housing in the Suburbs (New York: Praeger Publishers, 1972), 29-33.
61. Herbert Gans, The Levittowners: Ways of Life and Politics in a New Suburban Community (New York: Vintage Books, 1969), 167.
62. National Commission on Urban Problems, Building the American City (New York: Praeger, 1969), 82-83.
63. U. S. Census Bureau, "Selected Historical Decennial Census Population and Housing Counts", 1993. http://www.census.gov/popest/ archives/1990s/popclockest.txt.
64. Bureau of Labor Statistics, Shelter Consumer Price Index, U. S. City Average. Available at http://data.bls.gov.
65. U. S. Census Bureau, "Population, Housing Units, Area Measurements, and Density, 1790-2000", http://www.census.gov/prod/cen2000/phc3-us-pt1.pdf age=44.
66. Richard F. Babcock, Zoning Game: Municipal Practices and Policies (Madison: University of Wisconsin Press, 1969), 4.
67. Gay Talese, "On the Bridge", The New Yorker, December 2002, 65.
68. Richard E. Foglesong, Planning the Capitalist City (Princeton, NJ: Princeton University Press, 1986), 286.
69. U. S. Census Bureau, "American Housing Survey National Tables: 2001." http://www.census.gov/hhes/www/housing/ahs/ahs01-2000wts/ahs01- 2000wts.html.
70. Construction Industry Association of Sonoma County, et al. v. The City of Petaluma, No. 74-2100, 522 F.2d 897 (9th Cir. 1975).
71. Golden v. Planning Board of Town of Ramapo, 285 N. E. 2d 291 (N. Y. 1971).
72. Robert H. Freilich, From Sprawl to Smart Growth (Chicago: American Bar Association, 1999).
73. Golden v. Planning Board of the Town of Ramapo, No. 525-1970 (Sup. Ct., Rockland County, Nov. 19, 1970).
74. Golden v. Planning Board of the Town of Ramapo, New York State Court of Appeals, 1972, 37 a.d. 2d at 243, N. Y. S. 2d at 186.
75. Golden v. Planning Board of the Town of Ramapo, 30 N. Y. S 2d 359, 334
76. Claude Gruen, "The Economics of Petaluma: Unconstitutional Regional Socio-Economic Impacts", in Management and Control of Growth, vol. 2, ed. Randall W. Scott, David J. Brower, and Dallas D. Minor (Washington, DC: Urban Land Institute, 1975), 175.
77. See "Findings of Fact and Conclusions of Law", reported at 375 F. Supp. 574 (1975);
78. U. S. District Court, N. D. California, "Petaluma: The Case Decision" in Management and Control of Growth, vol. 2, ed. Randall W. Scott, David J. Brower, and Dallas D. Minor (Washington D. C.: Urban Land Institute, 1975), 135.
79. Construction Industry Association of Sonoma County, a California nonprofit corporation, et al., Plaintiffs-Appellees, v. The City of Petaluma, a California Charter City, Defendants-Appellants. United States Court of Appeals for the Ninth Circuit, October 2, 1975, 8 ERC 1001;
80. Robert H. Freilich, From Sprawl to Smart Growth (Chicago: American Bar Association, 1999), 107.
81. Lawrence Livingston Jr., "Confessions of a City Planner", San Francisco Sunday Examiner/Chronicle, May 25, 1980, 6-12.
82. "Overview of the California Environmental Review and Permit Approval Process", Governor's Office of Planning and Research, Sacramento, CA.
83. John Kenneth Galbraith, The Affluent Society (Boston: Houghton Mifflin, 1958), 9.
84. "Joseph Eichler (1900-1974) was a California-based..., residential real estate developer known for building homes in the Modernist style. Between 1950 and 1974, his company, Eichler Homes, built over 11, 000 homes in northern California and three communities in southern California,... which came to be known as Eichlers.... Unlike many developers of the day, Joseph Eichler was a social visionary and commissioned designs primarily for middle-class Americans. One of his stated aims was to construct inclusive and diverse planned communities, ideally featuring integrated parks and community centers. Eichler, unlike most builders at the time, established a nondiscrimination policy and offered homes for sale to anyone of any religion or race. In 1958, he resigned from the National Association of Home Builders when they refused to support a nondiscrimination policy." http://en. wikipedia.org/wiki/Joseph-Eichler.
85. Palo Alto Comprehensive Plan and City; City of Palo Alto at a Glance and The Association of Bay Area Governments. http://www.bayareacensus.ca.gov/cities/ PaloAlto70.htm/and http://www.cityofpaloalto.org/visiting/news/details.asp? NewsID=596&TargetID=52.
86. William L. C. Wheaton and Morton J. Schussheim, The Costs of Municipal Services in Residential Areas (Washington, DC: Department of Commerce, 1955).
87. Real Estate Research Corporation, "The Costs of Sprawl" (Washington, DC: U. S. Government Printing Office, 1974).
88. Alan Altshuler, "Review of the Costs of Sprawl", Journal of the American Institute of Planners (April 1977): 207-209.
89. Robert Burchell, David Listokin, Anthony Downs, and Catherine Galley, "The Activities and Benefits of Smart Growth", Wharton Real Estate Review (Spring 2002): 86-93.
90. Yoram Shiftan, "The Use of Activity-Based Modeling to Analyze the Effect of Land-Use Policies on Travel Behavior", Annals of Regional Science 42, no. 1(March 2008):79-97.
91. Yair Mundlak, "Economic Growth: Lessons from Two Centuries of American Agriculture", Journal of Economic Literature 43(December 2005):1018.
92. Gruen Gruen + Associates, "Land for Agriculture and Urban Development: The Case for Balance" An analysis conducted for the Coalition of Labor and Business of Stanislaus County (June 1990).
93. Jonathan Levine, Zoned Out: Regulation, Markets and Choices in Transportation and Metropolitan Land Use (Washington, DC: Resources for the Future Press, 2005), 1.
94. Village of Euclid v. Ambler Realty Co., 272 U. S. 365
95. Lewis Mumford, The Highway and the City (New York: Mentor Books, 1963), 244.
96. Richard O. Baumbach Jr. and William E. Borah, The Second Battle of New Orleans: A History of the Vieux Carre Riverfront-Expressway Controversy (Fayetteville: University of Alabama Press, 1981).
97. Robert Bruegmann, Sprawl: A Compact History (Chicago: University of Chicago Press, 2005), 131.
98. Marcycruz De Leon, Thomas M. Fullerton Jr., Brian W. Kelley, and Angel L. Molina Jr., "Infrastructure Tolls in Texas: Evidence from the Borderplex", Texas Business Review (University of Texas at Austin, Bureau of Business Research, IC2 Institute, April 2009): 4.
99. Cody Lyon, "Appeals Court Rules for Atlantic Yards Project", Real Estate New York 28, no. 3(May/June 2009):14