Why Avoiding Stereotypes is Important (Hoisted from Comments)

In the transit-related forums I participate in, people know that the US builds subways at higher costs than all other countries, because I talk about it often. This feeds into various stereotypes Americans have of government effectiveness; Americans of many political stripes understand that there are serious problems with US governance, and compare the US negatively with certain countries that are famous for getting things done. Thomas Friedman periodically raves about China’s massive infrastructure investment; when he was secretary of transportation, Ray LaHood made the same praise, and connected this to Chinese authoritarianism, while saying that American democracy was still overall a better system. More recently, there’s been praise for Germany, or more generally Northern Europe, as a place with effective infrastructure investment (even as the actual state of German infrastructure is in decline). I was reminded of these stereotypes in the discussion of New York’s shrug-worthy reinvention report at Second Avenue Sagas: once again, the commenters praised the usual-suspect countries, and sometimes connected low construction costs with authoritarianism.

Several more examples from this month have made me notice that people overstate certain cultural differences, especially ones that are in line with stereotypes, such as Western individualism versus Asian collectivism or Northern European efficiency versus Southern European corruption. Cultures are far too diverse to be reduced to these oppositions, and this is especially true on the level of political subcultures, such as transit investment.

The reality is that the places with the lowest construction costs do not really match the stereotypes. Peruse my various posts about subway construction costs again: the main three, but also some of the side ones. Authoritarian countries like China and Egypt do not have unusually low construction costs. Countries with reputations for efficiency run the gamut: Scandinavia and Switzerland are relatively cheap, but Germany and the Netherlands are expensive, with some German projects needlessly expensive because of political influence over alignment choices. Labor costs seem to have a weak if any effect on construction costs: India, by far the poorest country on my lists, is fairly expensive to build in, and within the first world, low-income Naples has cheap construction but so do high-income Swiss cities and middle-to-high-income Milan. Culture in the sense of Samuel Huntington’s civilizations has a weak if any effect, again: there are multiple examples of subway lines built in the Western world, the Islamic world, and East Asia, and the cost differences within each bloc are far greater than the cost differences between the blocs.

I try to avoid giving explanations for these patterns of construction costs. If I knew for certain what caused them, I would not be blogging; I would be forming a consultancy and teaching New York and other high-cost cities how to build subways for less than $100 million per kilometer. I have seen two explanations by professionals. Manuel Melis Maynar, the former CEO of Madrid Metro, explained briefly how Madrid has the world’s lowest construction costs, in terms of design compromises, avoidance of outside consultants, and structuring bids based primarily on technical merit and not cost. And Paul Barter’s thesis explains Japan’s relative lack of urban freeways as a result of high land costs and a costly eminent domain process; this also explains the pattern of Japan’s high urban subway construction costs compared with relatively cheap Shinkansen tunneling (the 50% underground Shin-Aomori extension was only about $55 million per km).

The key here is that neither of these two particular explanations has anything to do with cultural stereotypes of the nations in question. When people think of Hispanic culture, many stereotypes come to mind, but none of them involves having hyper-competent local agencies designing subway systems with small in-house staffs. On the contrary, given the stereotype of Southern European corruption, an American or Northern European who was informed that Madrid Metro awarded contracts based on a combination of technical merit, speed, and cost, and did not use outside consultants, might conclude that it has a bloated in-house staff and that it uses the discretion of technical merit to favor the politically connected. Likewise, although Japan is notorious for the expense of its urban land, it does not have a reputation for strong property rights protections; Anglophone and Western supremacists take it for granted that the West has stronger property rights protections than East Asia, even if in reality English common law makes takings easier than Japanese law.

In addition to the thread on Second Avenue Sagas, in which I felt compelled to constantly defend Southern Europe’s record on building rail infrastructure efficiently, I was recently exposed to another set of stereotypes, in a four-week-old blog post by Andrew McAfee on Financial Times repeating all the usual American exceptionalist tropes of innovation. According to McAfee, the rise of the tech sector of Silicon Valley underscores how the US is going to keep winning the new global economy, giving Tesla as the prime example.

I have a simple bullshit detector for articles about innovation, especially in the tech sector: if they praise Israel’s entrepreneurial cultures, I know with a high degree of certainty that they’re familiar with too small a slice of the nation to be informed. The real Israel, even the upper middle-class slice that I grew up in, is a country at the bottom end of the first world, with Southern Italian average salaries (average household income per capita is about $14,000 a year in PPP terms, about half as high as in the US), with people who move to the US and are floored by the plenty they see at American supermarkets. It has a lot of tech workers, who function as a back office to Silicon Valley, and a handful of inventors who make exit and become rich; neither group is large enough to raise average salaries to proper first-world levels.

But McAfee’s wrongness goes well beyond the line about Israel. In a global economy with specialized regions, people tend to overvalue the sort of production that accords with their sense of identity, and this leads to either regional pride or nationalism. For a certain class of Anglo-American boosters, this is finance; New York and London are global financial centers, and this makes them worthier in this view than cities with different economic roles, such as Paris. McAfee belongs to the class that views the tech sector as the most important, and sees Silicon Valley’s wealth as superior. This is simply the modern equivalent of the 19th-century Manchester boosters’ denigration of Birmingham as a city that didn’t have Manchester’s culture of mass production of cotton, as described in The Economy of Cities; back then the boosters viewed the world as a giant factory, and today they view it as a giant smartphone app. The epitome of this is the overrating of Tesla, which is special only in that it’s made by someone with a background in online companies and not in the auto industry. Who needs the Tokyo rail system when there are luxury electric cars exciting the tech boosters?

As it happens, Europe has a lot of innovation in new fields – it’s not just Siemens making incremental industrial progress; it’s also the Human Brain Project. So do Japan and South Korea: McAfee brushes aside patent statistics, perhaps because Japan and South Korea have by far the highest numbers of patents per capita.

Now, to clarify, it’s possible to relate the US strength in online companies like Facebook to its business culture of superstars, which relates to individualism. In traditional manufacturing sectors, big businesses are built slowly, and require immense amounts of capital; in the tech sector, Mark Zuckerberg could start with a relatively low amount of capital, supplied by an angel investor like Peter Thiel on the strength of an already successful demonstration, and obtain a very large market share via network effects. However, this explanation still requires mediation via business culture. Quoting Marc Andreessen, McAfee lists four explanations, two of which do indeed involve business culture, but two of which play well into the European stereotype of American ignorance: great research universities, and rule of law and respect for contracts and property. Paris has some amazing research universities, judging by the intellectual achievements of their faculty, and as noted above, in some respects the Anglosphere actually has weaker property rights than Japan. But American tech boosters have learned that great universities lead to software and tech businesses, so if the Grandes Ecoles don’t have that then they can’t be that great, right? The national stereotype is stronger than the reality, just as with the insistence of many people in the transit infrastructure debate to talk about China and Northern Europe.

I’m reminded by a point that I made three months ago, in response to a proposal to move Silicon Valley to a growth-friendlier metro area like Houston. Facebook, Uber, and other hot Silicon Valley firms have a culture that works for their industry and that has led to useful inventions. This does not mean that the entire world has to operate like a Silicon Valley firm, nor does this mean that everything in the US operates like one. The same is true of other national stereotypes. The Spanish economy is weak, but happens to have a small segment, corresponding to infrastructure engineering and management, that works very well; other countries would be wise to copy this culture in the realm of infrastructure, and in nothing else, until it can be verified that the same principles work in other settings.

This sort of imitation, focusing on specific aspects of business culture in a particular industry, is harder than general handwaving about how to think like a German or Japanese business manager (a common trope in the 1980s and early 90s) or how to think like a Silicon Valley manager. It requires much more detailed knowledge of several different countries to make comparisons, and this is uncommon, since usually the sort of knowledge that leads to comparative analysis is broader and less specific. I certainly don’t have it – I only know the construction cost output, not the inputs that go into it. Even small mistakes are hazardous: it’s likely that the best performers’ cultures have many distinct features, of which some are crucial to their success but others are irrelevant, and it requires specialized knowledge to sort out which is which.

To add to my previous post about the MTA reinvention report, this is why I’m so disappointed in official efforts to improve American transit governance. The MTA and similar bodies have enough institutional clout and money to hire people who do understand the intricacies of various success stories abroad, and could make specific recommendations, which could appear small but could also be revolutionary. Commentators have to default to first-order information about costs, or to national stereotypes, but the MTA could have detailed knowledge about what’s needed. Instead, the MTA did nothing of the sort, and left the sweeping changes to mongers of stereotypes.

What is the MTA Reinventing, Anyway?

In the last few years New York’s MTA has gone through multiple cycles in which a new head talks of far-reaching reform, while only small incremental steps are taken. The latest is the MTA Transportation Reinvention Commission, which has just released a report detailing all the way the MTA could move forward. Capital New York has covered it and hosts the report in three parts. Despite the florid rhetoric of reinvention, the proposals contained in the report are small-scale, such as reducing waste heat in the tunnels and at the stations on PDF-pp. 43-44 of the first part. At first glance they seem interesting; they are also very far from the reinvention the MTA both needs and claims to be engaging in.

Construction costs are not addressed in the report. On PDF-p. 53 of the first part, it talks about the far-reaching suburban Grand Paris Express project for providing suburb-to-suburb rapid transit. It says nothing of the fact that this 200-km project is scheduled to cost about 27 billion euros in what appears to be today’s money, which is not much more than $150 million per km, about a tenth as much as New York’s subway construction. (Grand Paris Express is either mostly or fully underground, I am not sure.) The worst problem for transit in the New York area is that its construction costs are an order of magnitude too high, but this is not addressed in the report.

Instead of tackling this question, the report prefers to dwell on how to raise money. As is increasingly common in American cities, it proposes creative funding streams, on the last page of the first part and the first six pages of the second part: congestion pricing, cap-and-trade, parking fees, a development fund, value capture. With the exception of congestion pricing, an externality tax for which it makes sense for revenues to go to mitigation of congestion via alternative transportation, all of these suffer from the same problem: they are opaque and narrowly targeted, which turns them into slush funds for power brokers. It’s the same problem as the use of cap-and-trade in California.

One of the most fundamental inventions of modern government is the broad-based tax, on income or consumption. Premodern governments funded themselves out of tariffs and dedicated taxes on specific activities (as do third-world governments today), and this created a lot of economic distortion, since not all activities were equally taxed, and politically powerful actors could influence the system to not tax them. The transparent broad-based tax, deeded to general revenue through a democratic process, has to be spent efficiently, because there are many government departments that are looking for more money and have to argue why they should get it. Moreover, the tax affects nearly all voters, so that cutting the tax is another option the spending programs must compete with. The dedicated fund does neither. If the broad-based tax is the equivalent of market competition, a system of dedicated funds for various government programs is the equivalent of a cartel that divides the market into zones, with each cartel member enjoying a local monopoly. In this way there’s a difference between the hodgepodge of taxes the MTA levies and wants to levy and Ile-de-France’s dedicated 1.4-2.6% payroll tax: the payroll tax directly affects all Francilien workers and employers, and were it wasted, a right-wing liberal politician could win accolades by proposing to cut it, the way New York Republicans are attacking the smaller payroll tax used to fund the MTA.

The proposals of where to spend the money to be raised so opaquely are problematic as well. There is a set of reforms, based on best practices in Continental Europe and Japan, that every urban transit system in the first world should pursue, including in their original countries, where often only some of those aspects happen. These include proof-of-payment fare collection on buses, commuter trains, and all but the busiest subway systems; all-door boarding on buses; mode-neutral fares with free transfers; signal priority and bus lanes on all major bus routes, with physically separated lanes in the most congested parts; a coherent frequent bus network, and high off-peak frequency on all trains; and through-service on commuter rail lines that can be joined to create a coherent S-Bahn or RER system. As far as I can tell, the report ignores all of these, with the exception of the vague sentence, “outfitting local bus routes with SBS features,” which features are unspecified. Instead, new buzzwords like resiliency and redundancy appear throughout the report. Redundancy in particular is a substitute for reliability: the world’s busiest train lines are generally not redundant: if they have parallel alternatives those are relief lines or slower options, and a shutdown would result in a major disruption. Amtrak, too, looks for redundancy, even as the busiest intercity rail line in the world, the Tokaido Shinkansen, has no redundancy, and is only about to get some in the next few decades as JR Central builds the Chuo Shinkansen for relief and for higher speeds.

The only foreigners on the Commission are British, Canadian, and Colombian, which may have something to do with the indifference to best industry practices. Bogota is famous for its BRT system, leveraging its wide roads and low labor costs, and Canada and to a lesser extent the UK have the same problems as the US in terms of best industry practices. Swiss, French, German, Japanese, Spanish, and Korean members might have known better, and might also have been useful in understanding where exactly the cost problems of the US in general and New York in particular come from.

The final major problem with the report, in addition to the indifference to cost, the proposal for reactionary funding sources, and the ignorance of best industry practices, is the continued emphasis on a state of good repair. While a logical goal in the 1980s and 90s, when the MTA was coming off of decades of deferred maintenance, the continued pursuit of the maintenance backlog today raises questions of whether maintenance has been deferred more recently, and whether it is still deferred. More oversight of the MTA is needed, for which the best idea I can think of is changing the cycles of maintenance capital funding from five years, like the rest of the capital plan, to one year. Long-term investment should still be funded over the long term, but maintenance should be funded more regularly, and the backlog should be clarified each year, so that the public can see how each year the backlog is steadily filled while normal replacement continues. This makes it more difficult for MTA chiefs to propose a bold program, fund it by skimping on maintenance, and leave for their next job before the ruse is discovered.

I tag this post under both good categories (“good transit” and “good/interesting studies”) and bad ones (“incompetence” and “shoddy studies”) because there are a lot of good ideas in the report. But none of them rises to the level of reinvention, and even collectively, they represent incremental improvement, of the sort I’d expect of a city with a vigorous capital investment program and industry practices near the world’s cutting edge. New York has neither, and right now it needs to imitate the best performers first.

Height Limits: Still a Bad Idea

In a pair of recent articles on Strong Towns, Charles Marohn, best known in the urbanist community for introducing the term stroad (street+road) for a pedestrian-hostile arterial street, argues for height limits as a positive force for urbanism. He does not make the usual aesthetic argument that tall buildings are inherently unpleasant (“out of scale”), or the usual urbanist one that tall buildings lead to neighborhood decline; instead, he makes an economic argument that allowing tall buildings greatly raises land costs, and makes redevelopment of vacant lots less likely. He uses the following example:

Let’s say the local code allows [a] vacant lot to be developed as a one story strip mall, but nothing higher. If the strip mall is worth $500,000, then the vacant lot is going to be somewhere around $75,000.

Okay, but what if the development code allows that vacant lot to be developed as a sixteen story tower? If the tower is worth $20,000,000, then that vacant lot is going to fetch a much higher price, maybe as much $2.5 million.

You own that vacant lot. I come to you with an offer to buy it for $75,000. What are the odds you are going to sell it at that price when you look to the other side and see the same piece of property going for millions? Not very good.

In most cities, as Charles notes, there is not enough demand to redevelop every vacant lot as a high-rise, and therefore, if high-rises are permitted, a few vacant lots will be redeveloped as high-rises, while the rest remain vacant. This is not the case in large cities, which Charles specifically exempts in his article (see also Daniel Kay Hertz’s response), but part of the problem with the argument, as we will see, is that the boundary between large cities and small ones is fuzzy.

Let me now explain why this argument fails, like all the other arguments for zoning restrictions: it makes implicit assumptions on future uncertainty. The reason the vacant lot owners are not willing to sell for $75,000 is that they hope to get $2.5 million. In a stable market, with low enough population that most lots cannot fetch such a high price, the lot owners know that holding off on $75,000 offers is a gamble and that they are unlikely to ever get a higher offer. People have optimism bias and might overrate the probability that they’ll get the $2.5 million offer, but also have risk aversion; in most cases in economics, risk aversion dominates, so that safer assets cost more and have lower returns.

So when do we see holdouts? Risk aversion predicts that the probability of obtaining a $2.5 million offer should be higher than the total demand for new towers divided by the number of vacant lots. If we explicitly assume that the cost figures in Charles’ example, including land costs, are unchangeable, then this means vacant lot owners expect there to be more high-rise towers in the future, which comes out of growth regions. Charles’ example is based on Sarasota, which like most of Florida has high population growth.

The other possibility is regulatory uncertainty. In a competitive market, land costs are already as low as they can be while letting lot owners cash out on past investments. Developer profits are also as low as possible, and represent the developer’s wage for managerial work. However, zoning restrictions will greatly raise both figures, and a lot owner who expects future developments to brush up against the present zoning code can hold out until prices rise.

This is the danger of a system that is based on arbitrary rules (Charles proposes up to two floors or 1.5 times the average present height, whichever is higher), and arbitrary distinctions between small cities in which height restrictions are desirable and large cities in which they are not: these introduce political discretion in the details, which introduces additional uncertainty among lot owners. True windfalls usually involve the boundary between regulatory regimes, and this creates political incentive to game the system in order to be one of the few owners whose lots can be developed as high-rises. In contrast, once a ground rule is established that there is no zoning, such as in Houston, introducing zoning is difficult, even when there are rules that are zoning in all but name, such as parking minimums.

Once we get into the realm of cities with a large proportion of their lots developed, as Charles proposes, future development can only replace old development, and this introduces a key difference between new development and redevelopment: redevelopment requires buying out the preexisting property. If a two-floor building is replaced by a three-floor building, then the developer has to not only pay construction costs for three floors, but also buy out two floors, effectively paying for five floors. But the revenue is still only that of a three-floor building, which bids up effective costs by a factor of five thirds. The formula is that if it’s possible to multiply the total built-up area by a factor of x then the buy-out factor will raise the cost of each housing unit by a factor of 1 + 1/x.

This effect is why, in major cities, we usually see buildings replaced by much larger buildings: for example, a three- or four-floor Manhattan building may be replaced by a fifteen- or twenty-story tower on a base. Charles laments that this is not small-scale or incremental, but even his example of good incremental development is similar: in Houston, single-family houses are replaced by low-rise apartment buildings, generating similarly high ratios of the floor areas of redevelopments with the buildings they replaced. Incrementalism in these cases consists of replacing small buildings by much larger ones, gradually, until a few decades later the entire neighborhood is tall.

One way around redevelopment’s need to buy out preexisting buildings is to mandate that future buildings be built to allow adding floors on top of them. Chicago’s Blue Cross Blue Shield Tower is an example. This is a regulation that increases the average cost of construction but reduces the marginal cost and thus the price. It’s also a regulation that only really matters in situations when it is difficult to have a high ratio of new to old floor area, such as in areas that are already high-rise, especially major city CBDs. (It is easy to quintuple floor area ratio when the preexisting buildings have three floors, but not so much when they have twelve.) The current styles of construction of most small buildings, for example sloping roofs common in American and European urban and suburban houses, tend to make adding floors impossible. Of course, the implication that such a regulation should only apply for buildings above a certain height introduces political discretion and hence uncertainty, but at least this is uncertainty that would apply equally to all buildings in an area, which is not always the case for zoning.

What Charles proposes, to develop all vacant lots first and only then start going taller, is then a recipe for high marginal costs, because of the buyout factor. In a small city uniformly developed up to one or two floors, it is difficult to spread the new development across many buildings up to three floors, precisely because there is no way to build single-family houses that are recognizable as such to Americans or Europeans from countries I’ve been to (It’s different in Canada, but this is considered a feature of the low quality of Vancouver’s housing) and that can have floors added to them. In such an environment, building tall is the only way to avoid high housing costs.

Toward a Tel Aviv S-Bahn

I have been thinking of alternatives to the current plan for a Tel Aviv Subway for several years now; last year I expounded on some principles for a better plan. As I mentioned last year, Tel Aviv’s subway system should be shaped roughly like the letter E, with a single north-south spine paralleling the rail mainline and three east-west lines intersecting the mainline at the city’s three main train stations. Today I would like to give more details about this system, with special focus on commuter rail. While thinking of how to create an optimal system serving the region’s secondary centers, I came upon an important principle used on the Paris RER and the Zurich S-Bahn, which past posts (including my own) on the subject downplayed in favor of city-center tunnels: namely, it is often correct to deviate from legacy alignments for a few kilometers in order to better serve a secondary center, even if it requires some greenfield tunneling.

Before I go on, I will note that this plan is intended to be politically neutral, in the sense of serving the dense primary and secondary urban centers of Gush Dan regardless of ethnicity, and with only weak regard for income. In my view, if there are anti-government riots in response to police shooting of a young minority, this is not a reason to deny service to the area; on the contrary, denial of social services is what creates the social alienation that contributes to rioting. But more than this, this plan assumes everyone travels to the same destinations, a reasonable approximation in a country with the level of social integration of the US or a monolingual European country, but a problematic one in Israel.

About 18% of Israel’s population is Arab, and another 12% is ultra-Orthodox; both groups are highly segregated, and have their own job centers. On 972Mag’s Hebrew-language sister site, Noam Sheizaf reports that MK Hanin Zoabi (the Knesset’s sole Arab woman), best-known for her incendiary rhetoric against the IDF, criticized the state’s emphasis on developing fast transportation to Tel Aviv on the grounds that Arabs, especially Arab women, typically work close to home. Incomes are much lower than those of mainline Jews as well: I have no ultra-Orthodox data, but making mild assumptions on income distribution within each decile from Central Bureau of Statistics data, per capita income from work is about $6,000 per year for Arabs, a bit higher than Romania excluding Bucharest, and $16,500 for Jews, a bit higher than Greece or Southern Italy. The best American analogy I can think of is the development of dedicated buses for Chinese immigrants in New York City proper and ultra-Orthodox Jews in the New York area, as both groups are very poor and have different centers bypassing Midtown and Lower Manhattan.

With this deliberate decision to ignore ethnic composition in mind, my plan is to build an E-shaped subway system, with the E’s southern leg turning north at its western end to provide a second north-south line in Central Tel Aviv. Here is a link to the map I currently think works the best. The brown lines are an electrified commuter rail system running at very high frequency between Tel Aviv HaHagana and Exhibition Center (currently called Tel Aviv University, though the station is quite far from the center of campus). Observe that the lines deviate from the current network in a few places:

* The circumferential service running along the Eastern Line loops to serve Elad better.

* There is a new branch into Kafr Qassem, passing much closer to Rosh HaAyin’s built-up area than the current Rosh HaAyin North station does.

* The Kfar Saba branch is completely redone. There are plans to connect it to the Coastal Railway concurrently with building a freeway along the same alignment, going due west from its current terminus alongside Route 531. The freeway should be scrapped – Israel is building too many of them, and insists of bundling every transit project with a freeway (even the currently proposed Red Line is planned to come together with a freeway tunnel through an alignment near Jaffa Road in South Tel Aviv, forcing the line to go deeper and raising its costs). Moreover, the connection west of Kfar Saba should be more direct. Conversely, east of Kfar Saba there is a right-of-way that can be used to send trains up to Tira, and perhaps farther into the Triangle, into Tayibe or Qalansawe.

* There is a new branch to Glilot and Herzliya Pituah, an edge city located a bit too far from the Herzliya train station to be a comfortable walk, especially along the wide, pedestrian-hostile access road.

* The line enters Netanya along a new alignment, with a short tunnel; the current Netanya station is at the edge of the built-up area.

* There is a reactivated branch serving Tsrifin.

* The route through Rishon LeZion avoids the current plans to connect Rishonim Station (Kiryat Simha on my map, to avoid confusing with Ramat HaSharon Rishonim) to the Ashdod Branch via Route 431, avoiding the Rishon LeZion built-up area. Rishon is a sprawling suburb, but has more than 200,000 people, and secondary centers; it is better to spend a bit more money, tunneling under the center of the city and going above-ground to its west to serve the College of Management Academic Studies, Israel’s largest independent (i.e. non-university) college.

These short tunnels are in line with construction in European cities: the Paris RER’s centerpiece is the connecting tunnels in central Paris, but as seen on this map, which includes chronology, the Charles-de-Gaulle branch opened in 1976, shortly before the RER B it connects to, and the Disneyland branch opened in 1977, concurrently with the RER A. The Zurich S-Bahn includes short greenfield tunnels to access the airport from both directions. The Stockholm commuter rail system includes a tunneled loop serving Arlanda, which was built for the Arlanda Express and then extended and used by the regular commuter trains. Usually these new tunnels serve airports or other new centers such as Disneyland, since the old secondary centers already have legacy lines, but in Israel, most towns’ train stations are located at the edge of the built-up area rather than in the center, and in the larger secondary cities, this justifies some additional tunneling.

On the same principle, the Jabotinsky subway line, which is otherwise elevated outside the Tel Aviv core, tunnels to reach central Petah Tikva, in lieu of the current plan to skirt the center of the city and go in tram mode to Petah Tikva Central Bus Station.

I expect most ridership, and by far most of the cost, to come from the subway lines, colored red, green, blue, and yellow; I call them subways, but out of the system’s 60 km, 27 are above ground and only 33 are underground, mainly in Tel Aviv proper and in the parts of Ramat Gan and Givatayim that do not have wide roads for a right-of-way. I chose names for political reasons: the north-south line is called the Jaffa Line since it passes through Jaffa, a low-income left-wing Arab area; the northern leg of the E is called the Jabotinsky Line since it runs largely along streets named after Zeev Jabotinsky, founder of Revisionist (right-wing) Zionism; the central leg of the E is called HaShalom Line since it intersects the mainline at HaShalom train station, and the peace process (shalom in Hebrew) is a cornerstone of the Zionist left; and the southern leg of the E is called HaTikva Line since it passes through HaTikva, a low-income right-wing Mizrahi neighborhood. I tried to steer clear of politics in the route choice: only the choice of names, constrained by the need to refer to features of the lines, is political.

In the remainder of the post, I will deal with possible objections to the proposal, and with various doubts and drawbacks.

1. Probably the biggest objection I expect is that the system skirts the proposed Tel Aviv CBD, which is District 6 on this map. Unlike the current plan, there are no tunnels under Namir Road, but rather the tunnels are farther west, in the city’s traditional center. This is deliberate. I do not have bus traffic data, but I do have frequency data for the most frequent buses, expressed in daily departures in both directions. It is in Hebrew on the Israeli Bike-to-Bus Rider blog; the key is that a gold medal denotes at least 4 buses per hour, a bronze one denotes at least 3, a silver one denotes at least 3 and at least 4 at and on the shoulders of the peak, and a V on the left column denotes at least 6 at rush hour. The bus route numbers are on the second column from the right. See also this frequent bus map to match route numbers to streets.

While I criticized the use of bus corridors for subway planning last year, noting that buses serve the wider Jerusalem Boulevard through Jaffa and not the narrower but more centrally-located Yefet Street, the map provides a rough guide to which regions and which directions of travel have the most demand. North-south travel along Ben Yehuda, Dizengoff, and Ibn Gabirol Streets and Namir Road is very popular. Ben Yehuda’s routes 4, 104, and 204, which HaTikva Line roughly parallels, have 642 buses per day. Dizengoff’s routes 5, 39, 72, 129, 172, and 239 have 1,071. Route 9, which runs along Ben Yehuda and Dizengoff in a one-way pair, has 162. Ibn Gabirol’s routes 24, 25, 125, 126, 189, and 289 have 986. And Namir Road’s routes 1, 40, 42, 51, 60, 71, 160, 171, 240, and 271 have 1,726. Despite the large number of buses on Namir, these buses closely parallel mainline rail, and moreover, there are 65% more buses on Ibn Gabirol and points west.

2. My plan ignores many active plans made by the state. This is on purpose: until such projects as combined freeway-rail lines are built, they should be opposed, since the road construction will ensure connectivity by road will be faster than by rail, frustrating any attempt to maintain a high public transit mode share. To my understanding, the most expensive portions of the planned subway, namely the underground parts, have not been built, and on the contrary there are constant schedule and budget slips; the current timetable calls for the completion of the Red Line in 2023, and the budget has slipped from 10.7 to 14 to 17 billion shekels; this is $200 million/km, accounting for PPP but not future inflation (if Israel holds to 2% inflation, it will be about $180 million/km), for a line that’s only 43% underground.

3. Four-tracking the mainline rail route through Tel Aviv is going to be expensive, since it requires building over or rerouting the Ayalon River. In the long run, rail growth makes such construction necessary: Israel’s economic geography forces all travel between the north and the south to go through or right next to Tel Aviv, which means potential travel demand is higher than through Stockholm, which is currently four-tracking its main route through T-Centralen to provide for both additional commuter rail and intercity rail service.

In the short run, there are two ways to cut initial costs. First, it may be the case that there is room for four tracks along the Ayalon right-of-way, as long as only two are served by station platforms. If that is true, then HaShalom should be reconfigured as a local station, with two nonstop tracks, while all trains should continue to stop at Tel Aviv Center and HaHagana, both of which already have more than 4 tracks. While HaShalom is Israel’s second busiest train station (see file here, shared by a forum member back in 2008: the leftmost column is total daily entries and exits), high-frequency local commuter rail service connecting it with Tel Aviv Center and HaHagana is an acceptable substitute if it saves a lot of money.

And second, Israel Railways runs very inefficiently, partly because of single-tracking and partly because of the use of slow-accelerating diesel locomotives. Peak traffic on the two-track mainline, excluding the third track (which is run as a captive single-track commuter line), is still in the single digits of trains per hour. While my plan calls for 10-minute peak frequencies on each of 5 branches, I believe that for a long while, several branches could make do with 20 minutes; with high-capacity signaling, and the use of the third track for emergencies if a train is late, 30 trains per hour are possible, permitting space for commuter trains as well as the four hourly intercity trains to Haifa, two to Beer Sheva, and future trains to Jerusalem.

4. Too much service to the north. The way the map is presented, without extra proposed extensions, the best-served part is District 6, which has almost no residential population: counting transfer stations twice and jurisdiction-boundary stations as belonging half to each jurisdiction, it has 1.5 stations for 4,600 residents, or 1 per 3,000. But the second best is District 3, the Old North, and even Herzliya is better-served than District 8, South Tel Aviv. It’s an unfortunate fact that Herzliya’s train station is located on a pedestrian-hostile road, between the two centers of Herzliya and Herzliya Pituah and beyond walking distance to both, requiring considerable additional construction; but it’s also possible to either eliminate the Herzliya Pituah commuter rail branch or cut the Jaffa Line to KKL Junction. The Old North needs this much service, because of the high demand for bus service along both Dizengoff/Ben Yehuda and Ibn Gabirol, as well as the presence of several major retail and entertainment centers, such as the Port, the Marina and waterfront hotels, and Dizengoff Center, making the neighborhood more than just residential.

5. Not enough service to the south, especially Holon. The official plan calls for building a second line going north-south from Tel Aviv University to Holon and Rishon LeZion, giving two north-south branches to the south (including the initial one to Bat Yam) versus one in my plan. I admit that the indirect service to Holon is problematic, but counter that the city is substantially less dense than Bat Yam, and moreover the east-west orientation of the Jaffa Line connects the two cities while giving Holon a transfer to a direct mainline rail connection to Tel Aviv. Rishon LeZion is completely cut from my subway plan, but gains a centrally-located commuter rail station.

South Tel Aviv has relatively little service, too, since the Jaffa Line and HaTikva Line have stops just outside it. The alternative I proposed within the map file, in which HaShalom Line is extended two more stops to Old Jaffa while the Jaffa Line is rerouted along the more southeasterly Shalma Road alignment, provides several more South Tel Aviv stations and makes Central Bus Station the Jaffa/HaTikva transfer point, at the cost of a detour that lengthens end-to-end trips as well as about 3 km of additional tunneling. In either case, the center of South Tel Aviv today is close enough to Central Bus Station to be serviceable, even if it’s only by one line rather than two.

6. Tight timed transfers. Unlike the simply-connected lines branching to the north, the lines to the south have multiple mergers, to be dealt with using timed transfers at Lod and Lod Junction. The plan is, using a 20-minute clockface schedule, to have Airport Branch trains leave 4 minutes before mainline Lod trains, be slowed down by the airport detour and the extra stops, and have a timed transfer with the Eastern Line at Lod Junction, which then has a timed transfer at Lod. This corresponds to a 4-minute slowdown as planned, but requires two successive transfers. I do not know to what extent this is robust, although given relatively low frequency per branch, I do not think it’s a trouble on a railroad with reliable trains and level boarding. Israel’s current diesel rolling stock is unreliable, but this can be fixed with EMUs, and there’s already level boarding.

7. Station locations. I tried keeping station spacing to one per kilometer, but ended up finding more good locations, so station spacing is slightly narrower. More fundamentally, at several spots, mainly east of Ayalon, I chose station locations based on destinations rather than street intersections. The tradeoff is that the destinations can provide better waiting spots than an intersection of two wide roads built for high car speeds, and by definition have something within walking distance, but street intersections make it easier to run connecting buses.

8. Quibbles on termini. These I am happy to be convinced about, including the eastern termini of HaTikva Line (on Twitter, Moshe Schorr proposes avoiding Kiryat Ono, and instead swerving southeast to serve Or Yehuda and Yehud), the southern terminus in Ashdod (it is possible for trains to enter the city on viaducts and serve it more centrally), and extensions or cutbacks to lines already mentioned.

9. Quibbles on routes. As with the termini, I am happy to make changes. These include the route through Ramat Aviv (the current map provides a stop on the south side of the Tel Aviv University campus, but it’s possible to instead take two sharp turns and serve Ramat Aviv Mall), and the routes of HaShalom and HaTikva lines through Ramat Gan and Givatayim, which could both be moved south. There are no compelling destinations west of the eastern anchors at Bar Ilan and the Bakum/Kiryat Ono and east of the neighborhoods abutting Ayalon such as HaTikva, which makes the routes more flexible.

The first two objections are the most fundamental, and the ones I feel the most strongly I am right again. The others are smaller changes, in descending order of importance, and do not conflict with the concept of an E-shaped rapid transit system supporting a single frequent S-Bahn spine.

The NITBY Problem

Usually, the barrier to new development in a neighborhood is NIMBYism: connected local community members do not want the project, saying “not in my backyard.” There’s a wealth of literature about NIMBYs’ role in restrictions on development; William Fischel’s work is a good start, and the short version is that opposition to development is local, based on fear of the risk of decline in property values. Urbanists take it for granted that decisions made with regard to regional rather than local concerns will be more pro-development: Let’s Go LA has examples from Los Angeles, and Stephen Smith explains Toronto and Tokyo’s lax rules on new development based on their high-level decisionmaking (at the provincial level in Ontario and national level in Japan). In this post, I would like to discuss the opposite problem, which I call NITBYism – “not in their backyard.”

In certain circumstances, opposition comes from people living in other areas, who are aghast that an area they don’t live in is getting so much investment. This is more likely to happen when there’s heavy public involvement in development, but, since upzoning an area is a public decision (as opposed to unthinkable across-the-board zoning abolition), opposition can sprout anytime. One common thread to NITBY opposition campaigns is that NITBYs view housing as a good thing, and want it redirected to their areas. Another is that they self-perceived as ignored by the urban elites; this is common to both right-wing populists and left-wing ones. Since the process is heavily public by assumption, the price signal telling developers to build in the center of the major city is irrelevant, and this encourages the government to build more low-value peripheral projects.

The first example of this is when the process actually is public: subsidized affordable housing. As discussed by Daniel Kay Hertz, in Chicago, affordable housing regulations require developers to pay a fee to a dedicated affordable housing fund, which then uses the money to develop or buy housing and rent it out at subsidized rates for moderate-income residents. To minimize the cost per affordable unit, the fund builds the units in the cheapest neighborhoods, i.e. the poorest ones, exacerbating housing segregation. As Payton Chung explains, the low-income housing community networks in Chicago support this arrangement, because they are based in the neighborhoods where this affordable housing is built. This is not as self-serving as the examples I will include below, since the community groups want to see the most number of housing units built at a given cost; but a common feature of NITBYism, namely that the NITBYs view housing as a good rather than as a burden imposed by outsiders, is present here.

In Israel, NITBYism does not have the cost defense that it does in Chicago. Zoning in Israel is prepared by municipalities but must get approved by the state. This means that it is geared not only toward providing services to Israelis (such as cheap and orderly housing) but also toward national goals of Judaization. The worst NITBYism is not affecting Tel Aviv, but Arab cities, where the state refuses to approve zoning plans; since independence, not a single new Arab city has been built, except to house Bedouins who the state expelled from their villages after independence, and plans to build the first new Arab city are controversial on segregation grounds. This is while the state has built many new Jewish cities from scratch, often in peripheral areas in order to ensure a Jewish majority.

However, NITBYism afflicts housing in Tel Aviv, too. Although the state could if it wanted declare a housing emergency and force upzoning in Tel Aviv, it does not. There are few permits for new apartments in the Tel Aviv District (though more new housing sales): only 5% of the national total (including settlements), as per the pie chart on page 17 of the Ministry of Construction and Housing’s report and the more complete (in English) data on page 49, compared with a national population share of 16%; the Center District, consisting of Tel Aviv suburbs (though not the richest and most expensive, such as Ramat HaSharon, which are in the Tel Aviv District), has 22% of national permits, about the same as its share of the national population. This is not just NIMBYism in Tel Aviv, although that exists in abundance. Local politicians from peripheral towns demand local construction, and view Tel Aviv construction as something useful only to outsiders, such as foreign speculators or the urban elite. During the housing protests of 2011, there was widespread debate on the left about what solutions to offer, and people representing the ethnic and geographic periphery were adamant that the state build and preserve public housing in peripheral towns and not concentrate on Tel Aviv, which they identified with the secular Ashkenazi elite. A common thread in housing and infrastructure debates to both working-class Jews from the periphery and Arabs is the demand for a policy that would create jobs and housing in their hometowns, rather than build infrastructure that would put them in the Tel Aviv orbit.

Of the above examples, in Chicago the NITBYs self-identify as leftists, and in Israel, the NITBYs who want local housing rather than Tel Aviv housing either identify as leftists or identify as economic leftists and support the right on security and ethnic identity issues. However, the populist right is not immune from this. Right-wing supporters of suburbs who oppose cities for what they represent (diversity, usually left-wing politics of the kind they associate with the liberal elite) may also oppose urban upzoning. The best example of this kind is Joel Kotkin’s opposition to upzoning in Hollywood, which sounds like a criticism of government projects until one realizes that upzoning simply means developers are permitted to build more densely if they’d like. Now, Kotkin is pro-immigration, setting him apart from the main of right-wing populism, but in all other aspects, his paranoid fear of urban liberal elites imposing behavioral controls on ordinary people would be right at home at the UK Independence Party and its mainland European equivalents. Kotkin is also just one person, but his views mirror those of Tea Party activists who equate dense urbanism with an Agenda 21 conspiracy, to the point of conflating a phrase that means building new suburbs with a plan to forcibly relocate suburbanites to central cities.

I do not know Japan’s regional patterns of politics well, but I know Ontario’s. In Ontario, there is not much us-and-them politics regarding Toronto. There is such politics regarding the inner parts of Toronto – Rob Ford was elected on the heels of an outer-urban populist backlash to David Miller’s urbanism, including the perception that Miller was fighting a war on cars. But there’s none of the hatred of the central city and all that it represents that typifies politics in both Israel and the US. Hatred of the city in the US is right-wing (though within the city, hatred of the gentrified core is often tied to left-wing anti-gentrification activism), and hatred of Tel Aviv in Israel is generically populist, but in both cases, the us-and-them aspect encourages NITBYism.

In the most expensive American cities, this is not a major problem. Anti-urban populism does not have enough votes to win in New York and California, so state control of zoning in those states would not produce these problems. The Tea Party disruption of zoning meeting I brought up above happened in San Francisco suburbs, but did not have an effect on planning; I brought this example up to show that this political force exists, even if in that specific locality it is powerlessly weak. In those areas, local NIMBYism is a much bigger problem: many New York neighborhoods were actually downzoned in the Bloomberg era by local request. The primary problems that would plague state-level decisionmaking are corruption and power brokering, in which politicians hold even straightforward rule revisions hostage to their local pet projects. The us-and-them politics of Upstate and Downstate New York contributes heavily to power brokering, but Downstate’s demographic dominance precludes ideological choking of development.

Within the US, the risks of NITBYism are different. First, in the cost tier just below that of New York and California there are city regions in more moderate states, for examples Philadelphia and the Virginia suburbs of Washington, or possibly Miami (where the county-made rules have allowed aggressive new construction, mostly urban, which Stephen Smith credits to the political power of Cuban immigrants). And second, zooming in on different neighborhoods within each expensive city, the Chicago example suggests that if New York and other expensive cities begin a major program of public housing construction, the community organizations and the populists will demand to spread construction across many neighborhoods, especially poor ones, and not in the neighborhoods where there is the most demand.

As I noted two posts ago, there is a political economy problem, coming from the fact that the politically palatable amounts of construction are not transformative enough to let the working class live in market-rate city-center apartments, not in high-income major cities. Israel could semi-plausibly double the Tel Aviv housing stock; even that requires housing forms that Israelis associate with poverty, such as buildings that touch, without side setbacks. This would allow many more people to live in Tel Aviv, but they’d be drawn from the middle class, which is being priced out to middle-class suburbs or to working-class suburbs that it gentrifies. The working class in the periphery would be able to move into these closer-in suburbs, but this cascading process is not obvious. Worse, from the point of view of community leaders, it disrupts the community: it involves a churn of people moving, which means they end up in a different municipal fief, one with leadership the current suburb’s leaders may be hostile to.

For essentially the same reasons, subsidized housing in the center produces the same problems. If Israel builds a massive number of subsidized or rent-regulated apartments in Tel Aviv, there will be immense nationwide demand for them. Few would serve the residents of a given peripheral suburb, and there is no guarantee anyone would get them. On the contrary, in such a plan, priority is likely to go to downwardly-mobile children of established residents. At the 2011 protests, the people who were most supportive of plans to lower rents in Tel Aviv specifically were people from Tel Aviv or high-income suburbs who wanted to be able to keep living in the area. The community disruption effect of offering people the ability to live where they’d want would still be there. Thus, all the incentives line up behind periphery community leader support for building public housing in the periphery, where there is little demand for it, and not in the center. Even when housing is universally seen as a benefit and there’s no NIMBYism, politics dictates that housing is built in rough proportion to current population (since that’s where political power comes from) and not future demand.

Abolishing zoning is one way to cut this Gordian knot; it is also completely unpalatable to nearly everyone who is enfranchised in a given area. Allowing more private construction is the more acceptable alternative, but leads to the same problems, only on a smaller scale. It really is easier for community leaders to twist arms to demand veto rights and local resident priority than to push for sufficient citywide upzoning to alleviate the price pressure. But in an environment with weak NIMBYs and few NITBYs, fast growth in urban housing is possible.

Pedestrian Observations from Central Stockholm

I like Stockholm. There’s something reassuringly familiar about it, despite the language barrier, which I think comes from the fact that the Central Stockholm housing stock is of similar vintage as the residential parts of Manhattan. It even avoids New York’s most annoying (to me) architectural tic, the exposed brick. The buildings here are similar in style to the ones in New York (and more generally northern Europe), but most have smooth exterior, with enough variation of colors between buildings to make it interesting.

The streets here vary a lot in width, but outside the older sections of the city, they are never very narrow. In Gamla Stan (“the old town”), the medieval core of the city that is now a tourist ghetto, complete with stores selling Swedish flags or English-language books, there are some pedestrianized streets with single-digit building-to-building width. But in my part of the city – Roslagstull, near the outer end of what’s considered Central Stockholm – the street width ranges are almost identical to those of Manhattan. My street, Birger Jarlsgatan, is about 30 meters wide, while less important parallel streets are about 15 or 20. Like the rest of city center, it’s lined with almost uniformly mid-rise buildings, six to seven stories tall. See photos here, from Södermalm, and here, from Regeringsgatan, a street that for a portion of its length is elevated over intersecting streets.

A feature of Stockholm streets that I have not seen in other cities is that on-sidewalk bike lanes. While the overall sidewalk width on Birger Jarlsgatan is generous, the sidewalk is broken by the bike lane. The inner side of the bike lane is interrupted by trees, and the outer side by sidewalk cafes, and as a result, sometimes walking in the bike lane is unavoidable if one wishes to avoid walking in zigzags. In any case, cyclist traffic does not seem to be heavy; there is much more pedestrian traffic.

Crossing the street is rarely difficult. There are beg buttons at intersections, but the pedestrian light will turn green even without pressing them. The stoplight phasing is simple: most of Central Stockholm is on one of several grids, and even at intersections of two-way streets (one-way streets are uncommon, at least around Roslagstull), there are only two phases per stoplight cycle. Without grade-separated freeways in the city core, the worst streets for the pedestrians are the occasional freeway-like structure, or one of several excessively wide roads. I walk to work on one of those roads, Valhallavägen, and during the daytime, the cars’ noise and air pollution are uncomfortable unless I walk through the parking lots behind the street or the bus bay in its median.

The transit system is useful, though I almost never take it. This is a combination of very high fares (with my pay-per-ride smartcard, I pay 25 kronor per ride, about PPP$2.70) and a city core that’s small enough and pedestrian-friendly enough that I can get around most of it on foot. The pedestrian orientation of the streets matters: my apartment is 2.3 km from the CBD mall and 1.7 km from Stockholm University; but I will walk to the mall, whereas to get to and from a conference at SU, I didn’t walk on Roslagsvägen (which is almost a full freeway) but instead took the subway from my university, KTH, which is more centrally located within the city.

Of course, most people in the region don’t live in Central Stockholm, and for them the T-bana is a lifeline. Subway ridership here, excluding commuter rail, is about 900,000 per day (not weekday), not much lower than on the U-Bahns of much larger Berlin and Munich. As a curiosity, there are many light rail lines that connect outlying suburbs to a T-bana station, requiring a transfer to get to the CBD; the busiest, Roslagsbanan, is a narrow-gauge commuter rail system terminating next to KTH, with one T-bana branch, the T14, running parallel to it for a few stops before terminating. This is in addition to a mainline commuter rail system, with 267,000 daily passengers; this ratio of about one commuter rail rider to three subway riders is higher than anything most (see first two comments) in North America, but is much lower than in major European transit cities like Paris and London, where commuter rail and the metro have roughly equal ridership levels. Among the transit projects under construction in Stockholm is a new rail tunnel, which will increase the capacity of commuter rail.

Dispersing Expensive Centers: Edge City Version

This is somewhat of an addendum to my post before about dispersal of urban networks toward cheaper cities. I addressed the question of dispersal from rich, expensive metro areas, especially San Francisco, to cheaper ones, as a way of dealing with high housing prices. But more common is dispersal within metro areas: gentrification spilling from a rebounding neighborhood to adjacent neighborhoods that remain cheaper, and office space spilling from the primary CBD to the edge cities. I am going to address the latter issue in this post.

CBDs are expensive. They have intense demand for office space, as well as high-end retail and hotels. In many cities, there’s demand for office space even at the construction costs of supertall skyscrapers, going up to about $5,000-6,000 per square meter in privately-built New York towers. Zoning regimes resist the height required to accommodate everyone, and this is worse in Europe than in North America and high-income East Asia. Paris proper has many towers just above the 100 meter mark, but only three above 120. On a list of the tallest buildings in Sweden, not a single one above 100 meters is in central Stockholm, and the tallest within the zone are not in the CBD but in Södermalm; compare this with Vancouver, a metro area of similar size. But in the US, too, expanding CBDs is difficult in the face of neighborhood opposition, even in Manhattan.

The solution many cities have adopted is to put the skyscrapers in edge cities. Paris famously built La Defense, which has far more skyscrapers than the city proper does; Stockholm is building skyscrapers in Kista; London built Canary Wharf; Washington, the major US city with the tightest CBD height limits, sprouted skyscraper clusters in several suburbs in Maryland and Virginia. Ryan Avent proposed this as one solution to NIMBYism: in new-build areas, there are few residents who could oppose the new development. In contrast, near zoning-constrained CBDs, not only are there many residents, but also the land is so desirable that they are typically high-income, which means they have the most political power to oppose new development.

The problem with this solution is that those secondary CBDs are not public transit hubs. In Paris, this has created an east-west disparity, in which people from (typically wealthy) western suburbs can easily reach La Defense, whereas people from poorer ones need to take long RER trips and often make multiple transfers. In every transit city, the CBD is unique in that it can be reached from anywhere. To give similar accessibility to a secondary center, massive investment is required; Paris is spending tens of billions of euros on circumferential regional rail lines to improve suburb-to-suburb connectivity, expand access in the eastern suburbs, and ameliorate the east-west imbalance (see for example isochrones on PDF-pp. 20-21 of the links here). Those lines are going to be well-patronized: the estimate is 2 million daily passengers. And yet, the east-west imbalance, if nothing else, would be a lesser problem if instead of building La Defense, Paris had built up Les Halles.

The situation in other cities is similar. Kista is on one branch of one subway line, two stops away from its outer terminus. Living in Central Stockholm, my coworkers and I can get to KTH on foot or by bike, but a coworker who teaches at KTH’s satellite campus in Kista has a long commute involving circumferential buses (taking the subway and changing at T-Central would be even longer because of the detour). While many individual sub-neighborhoods of Central Stockholm are quite dense, the overall density in the center is not particularly high, certainly not by the standards of Paris or New York. A similar problem happens in Washington, where the biggest edge city cluster, Tysons Corner, is traditionally auto-oriented and was only just connected to Metro, on a branch. This always affects poorer people the worst, as they can’t afford to live in the CBD, where there is easy access to all secondary destination, and often are pushed to suburbs with long commutes.

There is a political economy problem here, as is usually the case with zoning. (Although in the largest cities skyscraper heights are pushing beyond the point of constant marginal costs, purchase prices at least in New York are much higher than construction costs.) The people living near CBDs, as noted before, are usually rich. The displacement of office space to the suburbs affects them the least, for three reasons. First, if they desire work within walking distance or short subway distance, they can have it, since their firms typically make enough money to afford CBD office rents. Second, since they live in the transit hub, they can access suburban jobs in any direction. And third, if the transit options are lacking, they can afford cars, although of course traffic and parking remain problematic. Against their lack of incentive to support CBD office space, they have reasons to support the status quo: the high rents keep it exclusive and push poor people away, and often the traditional mid-rise buildings are genuinely more aesthetic than skyscrapers, especially ones built in modernist style.

These concerns are somewhat muted in the US, where rich people decamped for the suburbs throughout the 20th century, and have supported zoning that mandates single-family housing in the suburbs, instead of staying in the city and supporting zoning that keeps the city mid-rise. This may have a lot to do with the formation of high-rise downtowns in American cities of such size that in Europe they’d be essentially skyscraper-free.

However, what’s worse in the US is the possibility of short car-free commutes to the edge cities. Where La Defense is flanked by suburbs with high residential density, and Kista’s office blocks are adjacent to medium-density housing projects for working- and middle-class people, American edge cities are usually surrounded by low-density sprawl, where they are easily accessible by car but not by any other mode of transportation. This is because the American edge cities were usually not planned to be this way, but instead arose from intersections of freeways, and developed only after the residential suburbs did. As those edge cities are usually in rich areas, the residents again successfully resist new development; this is the point made in Edgeless Cities, which notes that, in major US metro areas, growth has been less in recognizable edge cities and more in lower-density edgeless cities.

As with the possibility of dispersing innovation clusters from rich, expensive metro areas to poorer and cheaper ones, the already-occurring dispersal from city centers to edge and subsequently edgeless cities has negative effects. It lengthens transit commutes. Although in Tokyo, long commutes first arose as a problem of a monocentric CBD, and the city developed secondary CBDs as a solution, the situation in European cities an order of magnitude smaller is very different. It worsens housing segregation: the development of an edge city tends to be in the direction of the favored quarter, since that’s where the senior managers live, and conversely, higher-income workers can choose to move nearby for the short commute. Although nearly all metro areas have favored quarters, decentralization of jobs thus tends to lengthen the commutes of poor people more than those of rich people.

This is not quite the same as what happens when entire metro areas are forced to disperse due to housing cost. The agglomerations generally stay intact, since an entire industry can move in the same direction: smaller cities have just one major favored quarter with edge cities, and larger ones still only have a few, so that industries can specialize, for example in New York, biotech and health care cluster in the Edison-Woodbridge-New Brunswick edge city. Moreover, the specialized workers are usually high-income enough that they can stay in the central city or migrate to the favored quarter. San Francisco’s programmers are not forced to move individually to faraway poor neighborhoods; they move in larger numbers to ones near already gentrifying ones, spurring a new wave of gentrification in the process; were they to move alone, they’d lose the access to the tech shuttles. The negative effects are predominantly not on richer people, but on poorer people.

The problem is that even among the poor, there is little short-term benefit from supporting upzoning. If Paris, London, and Stockholm liberalize housing and office construction, the first towers built of both kinds will be luxury, because of the large backlogs of people who would like to move in and are willing to pay far in excess of construction costs. I am going to develop this point further in two posts, on what is best called NITBYism – Not In Their Backyard – but this means that the incentive for poor and peripheral populations is not to care too much about development in rich centers. The marginal additional building in a rich city center is going to go to the upper middle class; sufficient construction would trickle to the middle class; only extensive construction would serve the working class, and then not all of it.

In the US, the marginal additional building may actually displace poor people, if no new construction is allowed, simply by removing low-income apartments. It may even create local demand for high-income housing, for example by signaling that the neighborhood has improved. In San Francisco, this is compounded by the tech shuttles, as a critical mass of Silicon Valley-bound residents can justify running shuttles, creating demand for more high-income housing.

The amount of construction required to benefit the bottom half of the national income distribution is likely to be massive. This is especially true in France and the UK, which have sharp income differences between the capital and the rest of the country; their backlogs of people who would like to move to the capital are likely in the millions, possibly the high millions. Such massive construction is beyond the pale of political reality: the current high-income resident population is simply not going to allow it – when forced to share a building with the working class, it pushes for poor doors, so why would it want zoning that would reduce the market-rate rent to what the working class would afford? The only political possibility in the short run is partial plans, but these are not going to be of partial use to the working class, but of no use to it, benefiting the middle class instead. As a result, there is no push by the working class and its social democratic political organs to liberalize construction, nor by the small-is-beautiful green movement.

Ultimately, the attempt to bypass restrictions on urban CBD formation by building edge cities, like every other kludge, is doomed to failure. The fundamental problem of rich people making it illegal to build housing nearby is not solved, and is often made even worse. The commutes get worse, and the inequality in commutes between the rich and the poor grows. Office space gets built, where otherwise it would spread along a larger share of the medium-rise CBD, but for most workers, this is not an improvement, and the environmental effects of more driving have negative consequences globally. And once city center is abandoned to the rich, there is no significant political force that can rectify the situation. What seems like a workaround and an acceptable compromise only makes the situation worse.

Putting Rail Lines in Highway Medians

North Americans are in love with trains that go in highway medians. A large fraction of urban rail construction since World War Two, both light rail and full metro, has used highway medians as cheap at-grade rights-of-way to extend train service, often deep into the suburbs. Some proposed longer-range lines are supposed to go in medians as well: Florida had reserved space in the I-4 median for Orlando-Tampa high-speed rail, and Xpress West planned to go from Las Vegas to the outskirts of the Los Angeles area in the I-15 median. The Texas Central Railway, a private group backed by JR Central planning high-speed rail between Dallas and Houston, is considering several alignments, but markets the route as following I-45 (no mention of median) in some public discussions. In nearly all cases, both urban and intercity, it borders on incompetent to design rail lines in highway medians; intercity lines frequently follow highways on one side, but even that tends to be overrated in American discussions in my experience.

Urban Rail

For urban rail, the reason to use highways is that, in most of North America, they’re everywhere, and they’re usually equipped with generous medians and shoulders, allowing relatively cheap placement of rail tracks. Of note, this is generally not the cheapest option: construction on extant (often disused) rail rights-of-way tends to be cheaper. However, in many cases, a rail right-of-way is unavailable, hosts heavy freight traffic, has been permanently turned into a trail, or has commuter trains without integration into the rest of the urban transit network. Examples include the Dan Ryan half of the Red Line and both halves of the Blue Line in Chicago, the Orange and Silver Lines in Washington, the outer ends of BART, the Spadina line in Toronto, and several light rail lines. Often they run on one side of the road, but more frequently they’re in the median, which was often reserved for it when the road was built (as in Chicago and Calgary).

The problem is that nobody wants to live, work, or hang out next to a busy grade-separated road. Living or working a kilometer or two away, with easy access by car, is great for the driver, but within close walking distance, there is just too much noise, pollution, and blight, and the pedestrian environment is unwelcoming. The transit-oriented development in Metrotown and Arlington could not have happened next to a freeway. Christof Spieler frames this as a decision of spending more money on routing trains near where people live versus staying on the easy rights-of-way. But this isn’t quite right: the Expo Line in Vancouver was assembled out of an interurban right-of-way and a city center tunnel, both out of service; the line’s high ridership comes from subsequent development next to Metrotown and other stations.

Other times, the routing comes from a deliberate decision to integrate the trains with cars, with large park-and-rides at the ends. This is common on newer light rail systems in the US (though not Canada, as Calgary prefers integration with connecting buses) and in the Washington and San Francisco suburbs. This makes things even worse, by extending the radius within which the environment is built for cars rather than for people, and by encouraging the same park-and-ride construction elsewhere, along abandoned railroads and greenfield routes, where the preexisting environment is not car-oriented.

I do not want to categorically say that cities should never build urban rail alongside highways. But I cannot think of a single example in which this was done right. Calgary is a marginal case: it did build light rail along highways, and had some success with transit-oriented development, but those highways are arterials rather than freeways, and this makes the pedestrian environment somewhat better.

The situation is somewhat different for suburban rail, but usually the scale of suburban rail is such that there’s not much new construction, only reappropriation of old lines. These lines are long and the environments low-density, making it hard justify the costs of new lines in most cases. Where new suburban rail is built, for examples the Grand Paris Express, and various airport connectors, it is typically in environments with such expected traffic density that the rules for urban rail apply, and we tend to see more underground construction or usage of extant rights-of-way.

Intercity Rail

The reasons favoring highway alignments intercity rail in the US are somewhat different. Tellingly, HSR in Europe is frequently twinned with motorways. It is not about integration with cars, since those alignments are rarely if ever meant to have major stops in their middle. Instead, it’s about picking a pre-impacted alignment, where there are fewer property takings and fewer NIMBYs. This logic is sound, but I often see Americans take it to extremes when discussing HSR.

The first problem is that roads are almost never as straight as HSR needs to be. The design standards I have seen after briefly Googling give the radius of a motorway capable of about 120 km/h as, at a minimum, 500-700 meters. With these curves, trains, too, are capable of achieving about 120 km/h – less at 500 meters without tilting, more at 700 meters with tilting. The most recent high-speed lines are built with a minimum curve radius of 7 km; about the absolute minimum that can be done, with design compromises and tilting trains, is 4 km. This implies that the trains have to deviate from the motorway alignment whenever it curves. In flat regions the road curves are much gentler than the minimum, but still too sharp for full-speed running. Both Florida HSR and Xpress West noted that the trains would have to slow down whenever the Interstate curved, because the need to run in the median would prevent them from curving gently enough to maintain full speed.

Of note, the European examples of HSR running in motorway alignments have it running alongside the roads, not in the medians. I invite the reader to spend a few minutes following French LGVs on Google Maps and seeing this. This is because there invariably have to be small deviations from the road, which in a rural area are trivial when one runs next to the road but require viaducts when one runs between the road’s two carriages.

There may also be an issue regarding reusing the Interstates. To transit supporters who view HSR as a replacement for freeways, this has an element of poetic justice, or just plain practical reuse of infrastructure they think is obsolete. I chanced upon this while looking up Interstate design standards, but I’ve seen similar proposals elsewhere, as well as dissimilar proposals making use of interstate terminology, as a reminder of past national greatness. It comes from the same place as proposals to reuse auto factories to produce rolling stock: there’s a romantic aspect in addition to or instead of an economic one.

But the most fundamental problem is that the contentious experiences of the freeway revolts and modern-day NIMBYism have soured Americans on any process that involves brazen takings. What I mean by brazen is that carving a new right-of-way, especially through a populated area, looks obvious on a map. In contrast, sticking to a preexisting right-of-way and incrementally widening it or straightening curves is less controversial, even when it involves eminent domain as well, and opposition remains much more local, based on the specific properties being taken, rather than stated in general principles. I am not completely sure why this is so; my suspicion is that widening and straightening are more easily justified as things that must be done, whereas a new right-of-way looks gratuitous.

In either way, Americans have convinced themselves that NIMBYs are a major obstacle to infrastructure construction. While zoning is a notoriously NIMBY-prone process, infrastructure often isn’t. In the English common law world, expropriations are if anything easier than in France, where farmers are especially powerful, or Japan, where rioters threatened to block the construction of Narita Airport. NIMBYs are good at getting their names out in the media, but when it comes to blocking construction, they are relatively powerless; California HSR is facing NIMBYs in the Central Valley, many of whom are conservative and politically opposed to the project regardless of local impact, but so far they have not managed to delay construction.

However, NIMBYs are a convenient bogeyman for public projects, as their motives are openly selfish. They give charismatic, authoritarian leaders the opportunity to portray their infrastructure projects as battles between the common good and backward-looking parochial interests. As I’ve noted multiple times before, New York’s livable streets community (which is similar politically to the set of HSR supporters in the US) tends to overblow the importance of NIMBYs to the point of seeing NIMBYs even when the concerns have nothing to do with NIMBYism: see, for example, the reaction to the opposition of two Harlem politicians to a plan to speed up only the whitest bus route through the neighborhood.

Dispersal of Urban Networks is Bad

The debate over upzoning has reached Paul Krugman, who is a strong supporter of liberalization (and an opponent of rent control), on the grounds that rich cities like New York and San Francisco are hotbeds of productivity and people should be allowed to move to them in greater numbers. Per Krugman, zoning rules in rich cities force people out, so instead they live in environments where they are less productive and thus earn lower wages, such as the Southern US. Dietrich Vollrath, an economist studying economic growth, makes a different suggestion:

Of course, there is an equivalent solution – move everyone in San Francisco to Houston or Atlanta. The reason SF is the most productive city is not because of some fixed, inherent quality of the location at 37.78 degrees North, 122.41 degrees West. It’s certainly not because of it’s fantastic summer climate. San Fran is the most productive city because it so happened that a unique collection of nerds coalesced there starting in the 1960’s. More nerds were attracted to the bright, shiny things that the original nerds were making, and now I have an iPhone. But here’s the thing about nerds – they are easy to move. You can easily strap one to a dolly and wheel them anywhere you want.

This is the economic equivalent of proposals for population dispersal used in discussions of poverty: urban renewal tends to involve such dispersal, with negative effects on community life, social support networks, and crime. (See for example what I wrote of proposals on the Israel left to disperse black refugees away from South Tel Aviv; while I fingered just one political party, the others seem to believe the same today.) Of course, the people Dietrich characterizes as nerds are not oppressed and are not going to turn to crime because of lack of opportunity, but they will not be as productive in Houston as they are in San Francisco, for similar reasons.

The key to the Bay Area’s success in the tech sector is not that it has people who came from all over the world, who could equally congregate elsewhere. On the contrary, as per a Wired infographic, tech giants tend to hire locally: the top universities feeding Silicon Valley firms are in the Bay Area (including San Jose State, and not just Stanford and Berkeley), and the top university feeding Microsoft is the University of Washington. The Bay Area, and to a lesser extent Boston and Seattle, has a culture that propels people with interests in science and engineering toward programming. New York’s culture is different, and propels them to finance. In addition to different regional cultures, there are also university cultures: Harvard may be in Cambridge, but is far less important as a tech feeder than MIT, with fewer than half as many grads per capita going to Silicon Valley.

Dispersing people away from the Bay Area means dispersing them toward regions in which the business and social networks do not favor the same activities, and do not reward them as much. Houston has a core of nerds working for NASA, who may be interested in working for private tech firms that find themselves priced out of Boston and San Francisco. But those nerds are used to what is presumably a totally different business culture. If these private tech firms are started by local Houstonians, then they will have a business culture familiar to Houstonians, and alien to any San Franciscan they hire.

People in the software sector have specific ideas about how to do things, reinforced by what works in their industry; as a result, their ideas regarding public transit, a mature industry in which immense capital requirements and routinized tasks make the modern startup model inapplicable, are often painful and wrong, as I’ve ranted here, here, and here, and as Jarrett Walker has ranted here, here, here, and here. This also goes in the other direction – a corporate culture built around mature technology is unlikely to create innovative smartphone apps. If Uber were a Washington firm, it would be better at lobbying for regulations that would retroactively legalize it and give it favorable insurance requirements, but then it wouldn’t have invented a new way of hailing cabs in the first place. This is historically related to the growth of the Bay Area as a tech hub in the first place, as explained in Regional Advantage: Boston got there first, but its traditional corporate hierarchies couldn’t innovate at the same rate as the flatter networks of the Bay Area. One of the candidate US Sunbelt cities for poaching the tech cluster in Dietrich’s proposal, Dallas, is the home of Texas Instruments, where the integrated circuit was invented, but it is today a tertiary tech cluster because of this problem of corporate culture.

But all this assumes the tech cluster would even exist in whichever low-cost city it moved to. There is no real reason for it to do so. If high prices lead to an exodus of tech firms from the Bay Area, the community will dissipate rather than relocate. The richest members of it – Google, Apple, Facebook, the major venture capital firms – have the money to stay in the Bay Area, and to pay employees extra to cover rent in San Francisco. It’s the weaker members, typically startups, who are in danger of being priced out, and they are probably going to move to many different cities, depending on personal ties.

Once away from the Bay Area, they’d have to not only contend with a new urban culture, but also deal with it as a small minority. The same factors that cause unassimilated minorities to stay in their ethnic enclaves, even when discrimination is not a factor (ultra-Orthodox Jews own much of the housing in Brooklyn even outside their enclaves), favor clustering of industries. A hundred thousand Bay Area nerds could possibly remake parts of Houston in a way that’s favorable for their economic production; ten thousand could not. They’d have to rely on local venture capital firms, which are almost certainly looking for different business models. They’d have to recruit new workers from universities with student populations with different interests, expectations, and summer internships. In analogy with forced assimilation of ethnic whites in early- and mid-20th century America, they’d assimilate, to a nationwide economy with much lower per capita income than is normal in their sector.

The second assumption is that, if Houston became the next San Francisco, it would eventually accommodate a larger pool of tech workers. This is not necessarily true: Houston has a liberal process for permitting new construction, including of apartments, but only subject to onerous parking minimums and setbacks, which it doesn’t call zoning but which appear on the zoning codes of cities that do have zoning. It makes it easy to build new sprawl, but not so much new density, and eventually, the sprawl is going to lead to long commutes, producing the same rising prices in the deed-restricted and de facto zoned center that are seen in San Francisco and other coastal US cities. Fast-growing exurbs exist at the edge of metro areas everywhere in the US; the reason there’s not much growth in the expensive metro areas is that these exurbs are so far from the center that the commutes are too long for people to bother.

This is worse outside the US. The exact same problems of high costs coming from high rents exist in most other developed countries, only they don’t have fast-growing cities as large as Dallas, Atlanta, or Houston. Stockholm is rent-controlled and, judging by the almost complete absence of high-rises, tightly zoned; there are likely many people who’d move here if market-rate rents were in line with construction costs, but instead they have to live in Norrland, Malmö, and other peripheral areas. Houston’s metro area is not much smaller than the Bay Area’s, but in Europe, the cheaper cities are far smaller than their respective countries’ more expensive cities (often the capitals). The business networks formed in those cities would have to be smaller and less specialized. This is similar to the situation in the US involving New York’s great size, except that smaller Boston, San Francisco, and Washington achieve equivalent or higher incomes, so Houston should not be penalized for not being a hypercity.

The only problem is that Europe has no Houston. Its cheap larger cities, such as Naples and Berlin, have high unemployment and low incomes. Browse per capita income net of rent (see definitions here) by regions of European countries here, and per capita income by US metro area or county here. Houston and Dallas are both richer than the US average, and Atlanta is about 10% poorer. Berlin is 20% poorer than the German average, and 40% poorer than Munich’s region, Upper Bavaria, part of a general pattern of East-West inequality, driving a flight from the former East Germany to the West. In Italy, with its north-south divide, the southern regions, including Naples’ Campania, are about half as rich as Milan’s Lombardy, leading to a similar pattern of more immigration to the north. To tell people to move there and start their own social networks is, in American terms, like to tell people to move to Mississippi. In the smaller European countries we do not see such large income gaps, but we also do not see large metro areas with affordable housing.

Now, those rich capital cities (or non-capital ones, in the case of Milan) usually have rent control, which is how they achieve such high levels of per capita income even after subtracting rents. The people from the provinces who might have moved to them if they were cheaper do not benefit from this rent control, and have to either wait years for an apartment to open up or pay exorbitant rents. This reduces interregional mobility, and is a predictable side effect of a system in which housing is allocated to people based on how long they’ve lived in the city.

The idea of making do with tight zoning restrictions in some cities by bypassing them and developing alternative networks around the Houstons of the world is attractive, but fatally flawed. San Francisco – and Munich, and Stockholm, and Paris, and the major cities of Switzerland – is productive for reasons that go beyond individual denizens, who can be moved elsewhere freely. This, ironically, goes against the grain of San Francisco’s tech culture, which uses technology to overcome regulatory failures: NextBus and similar apps try to overcome byzantine bus schedules, Uber and Lyft try to avoid taxi medallion restrictions, AirBnB tries to overcome hotel regulations. The tech sector’s thinking is often that bad regulations should be subverted rather than reformed. It works in some cases and fails in others; in the case of zoning, it’s doomed to failure, on every level, from trying to shrink dwelling sizes to fit more people in, to recreating business clusters in cities with less awful zoning rules, as Dietrich proposes. Like Dietrich, I am pessimistic about the ability of the US and most European countries to reform their zoning rules to allow more intense urban development (or about Japan’s ability to allow more immigration), but on the other hand I also don’t think there’s any workaround avoiding a massive political fight about it.

Zoning and Market Pricing of Housing

The question of the effects of the supply restrictions in zoning on housing prices has erupted among leftist urbanist bloggers again. On the side saying that US urban housing prices are rising because of zoning, see anything by Daniel Kay Hertz, but most recently his article in the Washington Post on the subject. On the side saying that zoning doesn’t matter and the problem is demand (and by implication demand needs to be curbed), see the article Daniel is responding to in Gawker, and anything recent by Jim Russell of Burgh Diaspora, e.g. this link set and his Pacific Standard article on the subject.

This is not a post about why rising prices really are a matter of supply. I will briefly explain why they are, but the bulk of this post is about why, given that this is the case, cities need to apportion the bulk of their housing via market pricing and not rent controls, as a matter of good political economy. Few do, which is also explainable in terms of political economy.

But first, let us look at the anti-supply articles. Gawker claims that San Francisco prices are rising despite a building boom. We’ll come back to this point later, but let me note that in reality, growth in housing supply has been sluggish: Gawker links to a SPUR article about San Francisco’s housing growth, which shows there was high growth in 2012, but anemic growth in previous years. The Census put the city’s annual housing unit growth last decade at 0.8%. In New York, annual growth was 0.5%, as per a London study comparing London, Paris, New York, and Tokyo. In contrast, Tokyo, where zoning is relatively lax, growth was 2%, and rents have sharply fallen. The myth that there is a building boom in cities with very low housing unit growth is an important aspect of the non-market-priced system.

Jim’s arguments are more interesting. He quotes a Fed study showing that housing vacancies in the most expensive US cities have not fallen, as we’d expect if price hikes came from lack of supply. (In San Francisco, vacancies went up last decade, at least if you believe that the Census did not miss anyone.) This is too not completely right, because in Los Angeles County, as noted on PDF-page 18 here, vacancies did recently fall. But broadly, it’s correct that e.g. New York’s vacancy rate has been 3% since the late 1990s, as per its housing surveys. But I do not think it’s devastating to the supply position at all. The best way to think about it is in analogy with natural rates of unemployment.

Briefly: it’s understood in both Keynesian and neo-classical macroeconomics that an economy with zero employment will have high and rising inflation, because to get new workers, employers have to hire them away from existing jobs by offering higher wages. There is a minimum rate of unemployment consistent with stable inflation, below which even stable unemployment will trigger accelerating inflation. In the US, this is to my understanding about 4%; whether the recession caused structural changes that raised it is of course a critical question for macroeconomic policy. A similar concept can be borrowed into the more microeconomic concept of the housing market.

There’s also the issue of friction, again borrowed from unemployment. There’s a minimum frictional vacancy, in which all vacant apartments are briefly between tenants, and if people move between apartments more, it rises. For what it’s worth, the breakdown of 2011 New York vacancies on pages 3-4 by borough and type of apartment suggests friction is at play. First, the lowest vacancy by borough is 2.61%, in Brooklyn, not far below city average. Second, the only type of apartment with much lower vacancy than the city average is the public housing sector, with 1.4% vacancy, where presumably people stay for decades so that friction is very low; rent-stabilized units have lower vacancy than market-rate units, 2.6% vs. 4.4%, which accords with what I would guess about how often people move.

So if high rents are the result of supply restrictions, and it appears that they are, the way to reduce them should be to relax zoning restrictions. If this is done, then this allows living even in currently expensive areas without spending much on rent. Urban construction costs are lower than people think: New York’s condo average is $2,300 per square meter, and London’s is not much higher, entirely eaten by PPP conversions; Payton Chung notes the much higher cost of high-rises than that of low-rises, but the cost of high-rise apartment buildings is still only about $2,650/m^2 in Washington, and (using the same tool) about $3,100 in New York, and at least based on the same tool, mid-rises are barely any cheaper. For US-wide single-family houses, construction costs are 61.7% of sale prices, but the $3,100 figure already includes overheads and profit. Excluding land costs, which are someone else’s profit, construction, profit, and overheads are 92.5%; so let’s take our $3,100/m^2 New York high-rise and add the rest to get about $3,300, which is already more than most non-supertall office skyscrapers I have found data for in other major cities. The metro area appears to have a price-to-rent ratio of about 25, and with the caveat that this may go down slightly if the city gets more affordable, this corresponds to a monthly rent of $11 per square meter, at which point, a 100-m^2 apartment, sized for a middle-class family of four, becomes affordable, without subsidies, to families making about $44,000 a year and up, about twice the poverty line and well below the median for a family of that size. If we allow some compromises on construction costs – perhaps slightly smaller apartments, perhaps somewhat lower-end construction – we could cover most of the gap between this and the poverty line.

But given that demand for housing at prices that match construction costs, there has to be a way of allocating apartments. Under market pricing, they’re allocated to the highest bidder. If there is a perfectly rigid supply of 2 million housing units and a demand for 4 million at construction costs, the top 2 million bidders get housing, at the rent that the 2 millionth bidder is willing to pay.

I do not know of any expensive city with low home ownership that uses market pricing: too many existing residents would lose their homes. High home ownership has the opposite effect, of course – Tel Aviv may have rising rents, and high price-to-income ratios, but since home ownership is high, the local middle class is profiting rather than being squeezed, or at least its older and slightly richer members are.

Instead, cities give preference to people who have lived in them for the longest time. Rent control, which limits the increase in annual rent, is one way to do this. City-states, i.e. Singapore and Monaco, have citizenship preference for public housing to keep rents down for their citizens. Other cities use regulations, including rent control but also assorted protections for tenants from eviction, to establish this preference. Instead of market pricing allocation, there is allocation based on a social hierarchy, depending on political connections and how long one has lived in the city. People who moved to San Francisco eight years ago, at age 23, organize to make it harder for other people to move to the city at this age today.

Going to market pricing, which means weakening rent controls over the next few years until they’re dead letter, is the only way to also ensure there is upzoning. Although rent control and upzoning both seem to be different policies aimed at affordability, they’re diametrically opposed to each other: one makes it easy for people to move in, one makes it hard. As I mentioned years ago, rent-controlled cities tend to have parallel markets: one is protected for long-timers, and for the rest there is a market that’s unregulated and, because so much of the city’s housing supply is taken off it, very expensive. In exchange-rate dollars, I pay $1,000 for a studio of 30 square meters, of which maybe 20 are usable, the rest having low sloped ceilings. In PPP dollars it’s $730, still very high for the size of the unit. If I put my name on a waiting list, I could get a similar apartment for a fraction of the price; to nearly all residents, rents are far lower than what I pay, because of tight rent controls. Stockholm at least has a relatively short waiting list for rent-controlled apartments, 1.5 years, for international visitors at my university; American cities (or perhaps American universities) never do foreigners such favors.

The problem here is entirely political. Cities have the power to zone. Thus, supply depends entirely on whether local community leaders accept more housing. This housing, almost invariably, goes to outsiders, who would dilute the community’s politics, forming alternative social networks and possibly caring about different political issues. It’s somewhat telling that ultra-Orthodox Jews in the New York areas support aggressive upzoning, since the new residents are their children and not outsiders; Stephen Smith has written before about the Brooklyn Satmars’ support for upzoning, and the resulting relatively low prices. In the vast majority of the first world, with its at- or below-replacement birth rates, this is not the case, and communities tend to oppose making it easier to build more housing.

There is a certain privilege to being organized here. We see the pattern when we compare how US minorities vote on zoning to what minority community leaders say. In San Francisco specifically, activists who oppose additional development have made appeals to white gentrification in nonwhite neighborhoods, primarily the Mission District. Actual votes on the subject reveal the exact opposite: see the discussion on PDF-pp. 13-15 of this history of Houston land use controls, which notes that low-income blacks voted against zoning by an overwhelming margin because of scare tactics employed by the zoning opponents. (Middle-income blacks voted for zoning, by a fairly large margin.) Polling can provide us with additional data, less dependent on voter turnout and mobilization, and in Santa Monica, Hispanics again favor new hotel development more than whites. In areas where being low-income or nonwhite means one is not organized, low-income minorities are not going to support restrictions that benefit community leaders.

The result is that organized communities are going to instead favor zoning, because it gives them more power, as long as they are insulated from the effect of rising prices. In suburbs with high home ownership, they actually want higher prices: my rents are their property values. In cities with low home ownership, rent controls provide the crucial insulation, ensuring that established factions do not have to pay higher rents. Zoning also ensures that, since the developers who do get variances can make great profits, community groups can extort them into providing amenities. This is of course the worst in high-income areas: every abuse of power is worse when committed by people who are already powerful. But the poor can learn to do it just the same, and this is what happens in San Francisco; TechCrunch has a comprehensive article about various abuses, by San Franciscans of all social classes, culminating in the violent protests against the Google shuttles, and in many cases, the key to the abuse was the community’s ability to veto private developments.

The risk, of course, is displacement. As the gap between the regulated and market rent grows, landlords have a greater incentive to harass regulated tenants into leaving. This is routine in New York and San Francisco. Community groups respond by attacking such harassment individually, which amounts to supporting additional tenant protections. In California, this is the debate over the Ellis Act. The present housing shortages are such that supporting measures that would lower the market rent has no visible short-term benefits, and may even backfire, if a small rent-controlled building is replaced by a large unregulated building.

So with rent controls, community groups have every incentive to support restrictive zoning, and none to support additional development. With market pricing, the opposite is the case. What of low-income city residents’ access to housing, then? Daniel mentions housing subsidies as a necessity for the poor. To be honest, I don’t see the purpose, outside land-constrained cities like Hong Kong and Singapore. If it is possible through supply saturation to cut rents to levels that are affordable to families making not much more than the poverty line, say 133% of the US poverty line, the Medicaid threshold, then direct cash benefits are better. In the ongoing debate over a guaranteed minimum income, the minimum should be slightly higher than the US poverty line, which is lower as a proportion of GDP per capita than most other developed countries’ poverty lines, as seen in the government programs with slightly higher limits, led by Medicaid.

Leftists have spent decades arguing for state involvement in health care and education – not just cash benefits, but either state provision, or state subsidies combined with some measure of cost control. There are many arguments, but the way I understand them, none applies to housing:

1. Positive externalities: Ed Glaeser has noted that if some people in a metro area get more education then there is higher income growth even for other people in the area. In health care, there are issues like herd immunity.

2. Very long-term benefits: if college is as expensive as it is in the US today, it takes many years for graduates’ extra incomes to be worth the debt. With health care, the equivalent is preventive care. When benefits take so much time to accrue, first some people face poverty traps and don’t have the disposable income today to invest in their own health and education, and second, the assumptions of rational behavior in classical economics are less true.

3. Natural monopolies outside large cities: hospitals, schools, and universities have high fixed capital costs, so there can only be sufficient competition in very large cities. The same is of course true of rail transit.

4. Asymmetric information: students and parents can’t know easily whether a school is effective, and patients face the same problem with doctors; short-term satisfaction surveys, such as student evaluations, may miss long-term benefits, and are as a result very unpopular in academia.

With housing, we instead have competitive builder markets everywhere, no appreciable benefits to having your neighbor get a bigger or better apartment, and properties that can be evaluated by viewing them.

The only question is what to do in the transition from the present situation to market pricing. This is where a limited amount of protection can be useful. For example, rent controls could be relaxed into a steady annual gain in the maximum allowed real rent. While market-rate housing remains expensive, public housing is a stopgap solution, and although it should be awarded primarily based on need rather than how long one has lived in the city, a small proportion should be set aside to people in rent-controlled small buildings that were replaced by new towers. None of this should be a long-term solution, but in the short run, this may guarantee the most vulnerable tenants a soft landing.

What this is not, however, is a workable compromise. Community organizations are not going to accept any zoning reform that lets in people who are members of out-groups. They have no real reason to negotiate in good faith; they can negotiate in bad faith as a delaying tactic, which has much the same effect as present zoning regimes. What they want is not just specific amenities, but also the power to demand more in the future; it’s precisely this power that ensures the neighborhoods that are desirable to outsiders are unaffordable to them. What they want is a system in which their political connections and social networks are real resources. A city that welcomes newcomers is the exact opposite. Expensive housing is ultimately not a market failure; it’s a political failure.