Regeneration in London l Conservation Incentives l Cleveland Film l Humane Metropolis l Fellowships l Program Calendar

October 2006

LandL i n c o l n I nstitute Lines of Land Po l i c y Land Lines october 2006 • Volume 18, Number 4

Editor Assistant editor C o n t e n t s Ann LeRoyer Emily McKeigue

President & CEO Design & Production Gregory K. Ingram David Gerratt & Amanda Wait www.NonprofitDesign.com Chairman of the Board Kathryn J. Lincoln

The Lincoln Institute of Land Policy is a nonprofit educational institution established in 1974 to study and teach land policy and taxation. By supporting multidisciplinary educational, research, and publica- tions programs, the Institute brings together diverse viewpoints to expand the body of useful knowledge in four departments—valuation and taxation; plan- PAGE 2 PAGE 8 ning and urban form; economic and community development; and international studies. Our goal is to make that knowledge comprehensible and accessible to citizens, policy makers, and scholars ◗ F e a t u r e s in the United States and throughout the world. The Lincoln Institute is an equal opportunity institution. 2 London’s Large-scale Regeneration Projects Offer Land Lines is published quarterly in January, April, July, Community Benefits and October to report on Lincoln Institute–sponsored R a n dy G r agg education programs, research, publications, and other projects. Models of urban regeneration such as the Tate Modern and Canary Wharf lured the 2006 Loeb Fellows from Harvard University’s Graduate School of Design to London for For More Information their annual study trip, cosponsored by the Lincoln Institute, to get a first-hand look at the The Lincoln Institute Web site (www.lincolninst.edu) lessons to be learned from one of the world’s most rapidly redeveloping cities. provides a variety of features that make it easy for users to quickly obtain information on land and tax policy issues and on specific education programs, 8 Conservation Incentives in America’s Heartland research, and publications. The e-commerce function Ja m e s n. L e v i t t permits users to order publications and multimedia products and to register for courses. Inspired by the work of Aldo Leopold, conservation leaders explore three types of incentive You can create your own “My Profile” to download programs to achieve land conservation in an economically efficient, measurably effective, current and past issues of Land Lines, nearly 400 and reasonably equitable manner: tax incentives, market-based incentives, and fiscal Working Papers, and other materials posted on the (or budgetary) incentives. Web site. After you have completed your profile, you can “Log In” at any time by entering only your username and password. To create a profile, go to http://www.lincolninst.edu/login/createprofile.asp. ◗ D e p a r t m e n t s Copyright © 2006 1 Report from the President Lincoln Institute of Land Policy 113 Brattle Street 12 Faculty Profile: Jeffrey Sundberg Cambridge, MA 02138-3400 USA

Tel: 617-661-3016 or 1-800-526-3873 14 Making Sense of Place Film Series: Fax: 617-661-7235 or 1-800-526-3944 Cleveland: Confronting Decline in an American City E-mail: [email protected] (editorial content) [email protected] (information services) 15 New Copublished Book: Web: www.lincolninst.edu The Humane Metropolis: People and Nature in the 21st-Century City

16 Research and Graduate Student Fellows

19 Program Calendar Portland, Oregon. © Alex MacLean/ Landslides Aerial Photography

printed on recycled paper using soy-based inks october 2006 • Land Lines • Lincoln Institute of Land Policy  ReportFrom from the President the President

Changes in Institute Programs and Activities

The content of the Institute’s work program ment, architecture, and urban design as a has evolved significantly over the past two reporter for the Boston Globe from 1989 to years, and its annual activities have increased 2005. For the past year, he was Smart by about half since 2004. Reflecting this Growth Education Director at the Massachu- evolution and growth, the Institute’s programs setts Office ofC ommonwealth Development. and staffing are also changing. While a visiting scholar at the Harvard Grad- the former Department of Planning and uate School of Design (GSD), he wrote the Development has been replaced by two new book This Land: The Battle over Sprawl and departments. The Department of Planning the Future of America (Johns Hopkins Univer- and Urban Form, headed by Armando Car- Gregory K. Ingram sity Press, 2006) on the forces influencing bonell, addresses planning and its relation urban growth in the United States. Anthony to the form of the built environment with a focus on three became familiar with the Institute as a Loeb Fellow at the themes: spatial externalities and multijurisdictional gover- GSD in 2000 and has since contributed to the Institute’s nance issues; the interplay of public and private interests annual journalists program and authored an Institute work- in the use of land; and land policy, land conservation, and ing paper on density. A graduate of Middlebury College the environment. The Department of Economic and Commu- and Columbia University’s Graduate School of Journalism, nity Development, headed by Rosalind Greenstein, connects Anthony will continue to do research and writing. planning to development and fiscal issues with a focus on the Institute also has been adapting its training programs four themes: the city, land, and the university; neighborhood to take advantage of the capabilities of the Internet. planning and development; fiscal dimensions of planning; Several of the Institute’s basic courses have been made and urban economics and revitalization. available for distance education and Internet-based instruc- the Department of Valuation and Taxation, headed by tion. These typically involve videotaped presentations that Joan Youngman, continues its focus on land taxation, prop- can be downloaded from the Internet or a CD. Examples in- erty taxation, and the valuation process within an expanded clude the introductory courses on conservation easements, program. The main activities of the Department of Interna- mediation of land use disputes, and planning fundamen- tional Studies continue to be its programs in Latin America tals. This shift has freed up resources for new classroom and in China focusing on land and tax policy issues. Other courses, such as one based on the book The Humane international activities include work in Eastern Europe on Metropolis, published this fall by University of Massachu- administration of market value based property taxation, in setts Press in association with the Institute. South Africa on property taxation and land markets, and in the Latin American Program has developed several In- Taiwan on infrastructure development and planning. ternet-based courses offered live with real-time instructor this year the Institute established a new position, Man- feedback on the students’ work. These courses on urban ager of Public Affairs, and Anthony Flint took up this work in land policy and property taxation topics are presented in late July. He will be responsible for disseminating informa- Spanish and Portuguese to participants in Latin America. tion about the Institute’s products, findings, and activities, Finally, the Institute will soon launch a program of particularly with the media and through the Internet. He will evaluations of land policy programs in the United States. develop the Institute’s Web site as an outreach tool, writing One of the first of these will assess the performance of regular columns, making the site more interactive, and smart growth policies that have been applied to different strengthening its capacity as a key Internet portal for those degrees in many states. This work is part of a new Institute interested in land policy. initiative to improve our knowledge of what works and why Anthony covered transportation, planning and develop- in land policy.

octoberO ctober 2006 • Land Lines • Lincoln Institute of Land Policy  London’s Large-scale Regeneration Projects Offer Community Benefits

Randy Gragg “We’ve had impacts,” says Donald Hyslop, head of education for the Tate and coordinator The Tate Modern he sound of electricity hums deep inside of its community initiatives. “We attract 4 million Collection, the Tate Modern, the power plant turned visitors a year, and 12 million now move between housing modern art sanctuary on the south bank of Lon- the Tate and the London Eye. The question for and contemporary don’s River Thames. Despite the 4 million us became, ‘How do we spread that wealth?’” art, is connected Tvisitors per year now streaming inside since the gal- Such models of urban regeneration lured the to central London by the Millennium leries opened in 2000, the switching plant is still 2006 Loeb Fellows from Harvard University’s Bridge over the generating 2 megawatts of power for its neighbor- Graduate School of Design to London for their River Thames. hood, making the Tate one of the most unusual annual study trip abroad, cosponsored by the Lin- (L) Randy Gragg (R) Etty Padmodipoetro mixed-use urban redevelopments ever concocted. coln Institute. Aided by Jody Tableporter’s connec- But an even more far-reaching hum is rever- tions as the former director of regeneration for berating all around the Tate—that of regenera- London Mayor Ken Livingston, the group gained tion. Connected to central London by the arching a first-hand look at the leaps, stumbles, and lessons spine of Lord Norman Foster’s Millennium Bridge to be learned from one of the world’s most rapidly and further magnetized by the whirling mega-folly redeveloping cities. of the London Eye Ferris wheel nearby, the Tate “London has proven the relationship between has catalyzed well over $200 million worth of transportation planning and economic growth,” other redevelopments to the area. Yet, even as it observed Luis Siqueiros, a planner who has worked joins other high-end arts institutions in the “Bilbao in Juarez/El Paso, Guadalajara, and other effect” of high art sparking higher-end gentrifi- Mexican cities. “They are mixing all kinds of cation, the Tate is working hard to nurture an activities together in their buildings. In North economically and ethnically diverse live/work/ America, we talk about these things a lot, but play urban neighborhood. they are showing us how to do it and why.”

 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 O ctober 2006 • Land Lines • Lincoln Institute of Land Policy  The Beginnings of London’s Regeneration While Margaret Thatcher’s free-market The story of London’s regeneration is long and programs—particularly the release of huge tracts complicated. It begins in the Thatcher years with of government-owned land for redevelopment— a bold refocusing of government aid to cities that broke a long freeze on urban redevelopment, sub- created urban redevelopment agencies and enter- sequent Labor Party policies have guided recent The Royal Victoria prise zones to assemble land and better focus new successes. In the 1980s, forecasts of 4 million new Dock Bridge provides development and transportation infrastructure households by 2020 led John Major’s government access to the Silver- projects. The most conspicuous early success was to create the Urban Task Force overseen by archi- town Quays in the Canary Wharf, the sleek, steel-and-glass commer- tect Richard Rogers. The resulting 2000 Urban Royal Docklands cial new town that became the first major project White Paper made urban renaissance official redevelopment area. Etty Padmodipoetro in the Royal Docklands, and in the Thatcher gov- national policy. ernment’s vision for a larger, regional corridor of The reverberations have been widespread, The red circled C redevelopment, dubbed the Thames Gateway, stretching from Leeds to Norwich, but the epicen- painted on the street stretching all the way to the North Sea. ter is London. Projects like Canary Wharf and the indicates an area subject to conges- Despite the misfortunes of Canary Wharf ’s Tate established momentum that gained further tion pricing. original developer, Olympia & York, the larger steam with the city’s election of its first mayor, Etty Padmodipoetro London’s Large-scale Regeneration Projects

Docklands redevelopment agency and enterprise Ken Livingston, to set policy for the metropolitan zone resulted in the Jubilee Line tube extension region’s 24 boroughs. Livingston has unleashed a and the first phase of the Docklands light rail line. panoply of internationally attention-getting initia- Today, with more than 100,000 workers, Canary tives, from the much-lauded “congestion pricing” Wharf is competing with downtown London to be of automobiles traveling into the core to a series the center of the financial services sector, decided- of bold, new buildings and public spaces by top- ly shifting the momentum of the city’s growth to rung architects like Rogers and Norman Foster. the east. Now, with the Olympics scheduled for 2012,

 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 O ctober 2006 • Land Lines • Lincoln Institute of Land Policy  F e a t u r e London’s Large-scale Regeneration Projects

London has succeeded Barcelona as the “It girl” setter. But, it is rapidly gaining many potential of European cities, while luring other English equals, from the centrally located King’s Cross, cities onto the dance floor. where a new Channel Tunnel station designed by “Having an architect like Richard Rogers in- Norman Foster is triggering a 50-acre redevelop- volved in the destiny of cities was a major force,” ment with 1,800 new homes plus retail and com- Tableporter says. “His work with the Urban White mercial uses, to the outlying Wembly Stadium, the Paper spawned a whole batch of English cities that building and master plan designed by Rogers, in- all of a sudden are attuned to design standards cluding a plaza and grand boulevard lined with and urban principles via master planning.” shops, bars, and restaurants, as well as 4,200 homes. But for all the excitement and the dozens of The primacy of the pedestrian is another com- major projects underway, the Loeb Fellows agreed mon denominator. With Michael Jones, a director that London’s growth will live or die in the details. at Foster and Partners, the Loeb Fellows toured As Jair Lynch, a developer from Washington, DC, the newly renovated British Museum. There, the put it, “The question is, can they give these new breathtaking glass roof—gently domed in a Fibo- places soul.” nacci sequence of diamond-patterned steel struc- ture—covering the 2½-acre Queen Elizabeth II Guiding Land Use Principles courtyard has garnered all the headlines. But the While far more modest than some of the huge restoration of the museum’s forecourt—ripped out redevelopments that have been and are being com- in the 1960s for a road—has transformed the area pleted, the Tate Modern offered the kind of care- into a new magnet for lunching, lounging, and ful instrumentality that attracted the Loeb Fellows, strolling tourists and locals alike. by both seeding major new development in the Nearby, Jones pointed out the similarly trans- long-dormant south bank and spreading the formed Trafalgar Square. This traffic-choked benefits to the existing community. cameo player has set the scene of “busy London” Under Hyslop’s guidance, the Tate joined a in so many movies. But it is now costarring in national pilot program to create one of England’s Livingston’s remake of the city through a “World first Business Improvement Districts (BIDs). This Squares for All” campaign that will link Trafalgar initiative developed an employment training pro- with Westminster Abbey and Parliament Square gram called START, helping to bring more than as a major pedestrian corridor. 40 percent of the museum’s employees from the “For too long London’s public realm has been nearby, and historically downtrodden, South Lon- neglected and ignored,” Livingston said in a 2005 don districts. It started a new community group speech, as he unveiled plans to build 100 new now boasting 450 members who wanted more public spaces for the Olympics. “Now we have open space, meeting places, and a movie theater. an opportunity to get things right by rebalancing Their efforts moved the Tate to open up rooms the spaces of the city for people and cars. I believe for public use, develop a community garden, and that the street is the lifeblood of city life.” host a new neighborhood film club. The Loeb Fellows also saw some of the method “The Tate is trying to create a dual function behind Livingston’s Midas touch in the work of for an arts institution,” noted Lisa Richmond. A Space Syntax, a dynamic new studio pioneering long-time arts administrator and activist who has techniques of measuring and shaping traffic—both worked on community development projects for on wheels and on foot. Growing out of research at the Atlanta Olympics and the Seattle Arts Com- University College London by Professor Bill Hillier mission, Richmond says most major U.S. cultural in the 1970s, and now a four-year-old company institutions focus solely on audience development. with offices in Sydney, Tokyo, Brussels, and South “On the one hand, the Tate has a major global im- Africa, Space Syntax has developed new software pact, representing the U.K. to the world, but it is to algorithmically model impacts on congestion also taking responsibility for its immediate commu- and movement. It is based on a simple principle: nity,” she observed. “I don’t know of any U.S. arts people’s urge to take the shortest route. institution trying anything like it.” In early studies of the potential impact of the By combining a major attraction, top-notch Millennium Bridge, for instance, the city’s planners architecture, public space, and transportation guessed it would be crossed by 2 million pedestri- infrastructure, the Tate became an early standard ans annually. Space Syntax’s formulas predicted at

 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 O ctober 2006 • Land Lines • Lincoln Institute of Land Policy  least 4.4 million, but already more than 9 million Land Ownership “Shared streets” are crossing the bridge each year. Jones added that As the Loeb Fellows learned from Timothy Brit- is the term used similar studies eased planners’ minds about the tain-Catlin, a historian and lecturer at the Archi- for redesigned benefits and impacts of removing streets at the tectural Association, enormous swaths of London’s streets to accom- modate vehicles British Museum and Tralfalgar Square. land base are owned by a small number of families and people on “Space Syntax is using the traffic engineer’s who first gained control when King Henry VIII differently tex- language for the urban designer’s goals,” noted abolished church land ownership, handing the tured and marked Etty Padmodipoetro, a Boston urban designer who land over to his cronies whose descendants, like surfaces. designed several key open spaces for the Big Dig the Duke of Marlborough, still control it. In short, Etty Padmodipoetro highway project. “In the United States, we could most of central London’s land is leased rather than learn a lot from how they have harvested academic sold. Most of these areas are also protected under research for use in the profession.” the city’s strict historic preservation policies. With Livingston’s hopes of building 120,000 new units of Challenges to Redevelopment Goals housing in the next 10 years, the success of proj- Such innovations, however, only mitigate some ects like Silvertown Quays—outside the core, on of the risks in London’s bold experiments in regen- government-owned land less bound by historic eration. So far, London’s greatest successes have codes and neighborhood NIMBYs—is essential. been catalytic projects within the existing city fabric that humanize the public realm while generating Partnering with the Government new developments that attract new residents and But “developing in London is not for the faint- jobs. On the horizon are dozens of larger-scale hearted,” even in partnership with the govern- projects that will determine whether London’s ment, according to James Alexander of KUD mastery of regeneration is a moment or an era. International, the company codeveloping Silver- Some are widely considered to be mirages, like the town Quays. Borrowing a page from its successful Battersea Power Station, where an all-star cast of playbook in the United States, in which it has designers—Cecil Balmond, Nicholas Grimshaw, partnered with local governments to build aquariums Ron Arad, and Kathryn Gustafson among them— and stadiums, KUD is working with the Docklands has teamed up for a Tate-like power station to arts Redevelopment Agency to transform the now large- remodel as part of a proposed $1.5 billion trans- ly empty 60-acre Quays site. At the center will be formation of 40 acres into hotels, offices, retail the Terry Farrell-designed Biota!, Europe’s largest spaces, and flats. But other projects, like the soon- aquarium, along with 5,000 units of housing, to-break-ground Silvertown Quays, teeter precari- 420,000 square meters of commercial space, and ously in the gusts of London’s transformation. 73,000 square meters of retail and leisure facilities.

 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 O ctober 2006 • Land Lines • Lincoln Institute of Land Policy  F e a t u r e London’s Large-scale Regeneration Projects

The Loeb Fellows Mixed-use development is new to KUD, better Alexander, getting to a final deal has taken four got a behind-the- known as a horizontal developer that leverages land years—tracing deeds, completing archeological scenes tour of the values with large-scale infrastructure. But KUD’s surveys, dealing with watchdog groups, and hop- refurbishment of techniques are new to London: sharing equity with ping other regulatory hurdles, not to mention Royal Festival Hall the redevelopment agency and offering a guaranteed negotiating against Livingston’s demand for 50- in the South Bank delivery price for infrastructure and the aquarium. percent social housing (talked down to 30 percent). Centre. Armando Carbonell Even in partnership with the agency, according to KUD’s Alexander was candid about the firm’s worries. It will be betting $250 million up front on reclaiming the land and building the aquarium with no profit projected for seven years. The affor- dable housing goals remain aggressive, particularly with no guarantee that government grants, estimated at $20,000 per unit in the development agreement, will come through. Project delivery also will con- verge with the Olympics, which is guaranteed to trigger construction inflation and capacity issues. And, with many developers following the current boom and the government’s housing goals, Alexander adds, “an equal challenge will be to maintain value over time as the market inevitably drops off.”

Volatile Housing Markets Indeed, with more than 90 percent of new housing permits in London’s pipeline designated for flats, a recent study, “New London,” by Knight Frank es- tate agency predicted a softening market for flats, signs of which are already appearing. More criti- Loeb Fellows, 2005–2006 cal, the study suggested, is an already failing mar- ket for flats in other, less robust English housing markets that have followed the London model. Teresa Brice-Hearnes Etty Padmodipoetro Citing a range of studies showing the dramatic Program Director, LISC Phoenix Urban Design and Transportation (Local Initiatives Support Corpora- Planning Consultant, Boston, tilt nationwide to brownfield/flat development tion), Phoenix, Arizona Massachusetts over greenfield/single-family houses, historian Peter Hall also expressed concern in a recent Barbara Deutsch Lisa Richmond paper presented at a Lincoln Institute conference Urban Greening and Green Roof Community Cultural Planning that government and private developers are failing Consultant, Washington, DC Consultant, Seattle, Washington to meet a critical market for workforce housing, particularly single-family houses for young fami- Randy Gragg Luis Siqueiros lies. Several Loeb Fellows worried about the con- Architecture and Urban Design Critic, International Planning Consultant, tinued focus on large-scale, Bilbao-style attractors The Oregonian, Portland, Oregon Mexico City, Mexico like Biota!. “The Tate’s BID model seemed poten- tially ground-breaking,” Lisa Richmond reflected, Jair Lynch Kennedy Smith “while the aquarium (at Silvertown Quays) felt CEO, Jair Lynch Companies, Principal, The Community Land Washington, DC Use and Economics Group, LLC, like a disaster in the making.” Arlington, Virginia John Peterson Ambitious Plans for Olympic Village Architect, Peterson Architects, Jody Tableporter On the 23rd floor of Barclay’s building overlook- San Francisco, California Chief Executive, Peterborough ing the sleek Canary Wharf development and the Urban Regeneration Company, future Olympic Village beyond, Tim Daniels of Peterborough, United Kingdom the London Olympic Delivery Authority offered the Loeb Fellows an overview of what will be

 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 O ctober 2006 • Land Lines • Lincoln Institute of Land Policy  London’s most ambitious attempt at regeneration. The Olympic Village dates to the Thatcher gov- ernment’s launch of the Thames Gateway corridor, but it is finally sprouting under Livingston’s mix of go-go capitalism with a larger social agenda. Livingston cannily separated the usual single Olympic authority into two separate agencies— one for building facilities, the other for marketing. Consequently, London is keeping one eye on the long game of what Daniels calls the “regeneration dividend.” In the short term, a new velodrome, stadium, tennis center, and the much-anticipated aquatics center by architect Zaha Hadid, along with a major new Euroline transit hub ushering in visitors from all over Europe, will anchor what will be the first village to fully integrate athletes’ hous- ing with sports facilities. The goal, Daniels says, is to have more than 50 percent of the participants within walking distance. But long after the Olym- pic Games close, those facilities will anchor a mixed-use neighborhood in which the bedrooms originally built for 23,000 athletes and support staff will become 4,300 units of family housing. Numerous speed bumps lie ahead, however, ranging from the tough deals still being negotiated offered the clearest, most hopeful, and most far- The Hungerford for land assembly with owners looking to cash in, reaching aspirations for London’s bold, new brand Bridge features to finding new homes for “travelers”—gypsies who of large-scale urban neighborhood building. With both pedestrian under British law have the right to squat on unused architects Herzog & de Meuron adding on to their and rail access between Charing land. More than 6 kilometers of rivers and canals celebrated first phase with an eye-catching, high- Cross Station need to be dredged and remodeled, and 40 bridges rise annex, the Tate will move out the electrical and the South either refurbished or built anew. Since the village switching station and reclaim the huge, decommis- Bank Centre. site is cut off from any existing neighborhood by sioned fuel tanks beneath the building for a new Etty Padmodipoetro a major freeway and rail line, at least two major 400-seat theater, more restaurants and shops, 50-meter “land bridges” are being proposed to and more spaces for flexible programming. make the awkward link to nearby Stratford. Hyslop says the goal will be to develop a “life- But challenges aside, “it’s a great way to look at long learning center” spawning a “16-hour-a-day” the Olympics,” noted Jair Lynch, a developer and corridor along the 15-minute walk between the former Olympic medalist who now sits on the U.S. Tate and the rapidly regenerating Elephant & Olympic Committee. “The whole thing can be Castle neighborhood. Rather than being merely taken over by the marketing people, but by split- a catalyst for development, the Tate hopes to be ting the authority, they can keep a strong focus be- an active agent in creating a neighborhood—a yond the event.” He and other Loeb Fellows con- transformer, if you will, rechanneling financial cluded that the key for the village, along with all and social wealth throughout the community. of London’s increasingly larger, bolder efforts at regeneration, will be keeping—and, in many cases, creating—a sense of local connection. As Lynch put it, “How do you create a real sense of neigh- ◗ about the author borhood at those scales?” ......

Randy Gragg is the architecture and urban Closing Observations design critic for The Oregonian in Portland. Contact: At the end of our study tour, most Loeb Fellows [email protected]. felt that Donald Hyslop of the Tate Modern

 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 O ctober 2006 • Land Lines • Lincoln Institute of Land Policy  ConservatiON incentives in America’s Heartland James N. Levitt geographic cards are stacked against its ultimate success. In the long run, it is exactly as effective as buying half he Mississippi River watershed has, since an umbrella. . . . The thing to be prevented is destructive the administration of Thomas Jefferson, private land use of any and all kinds. The thing to be played a central role in American life. encouraged is the use of private land in such a way as This centrality has been both literal, in a to combine the public and private interest to the greatest Tgeographic sense, and figurative, in the sense that degree possible. . . . This paper forecasts that conservation the mighty river runs through America’s agricul- will ultimately boil down to rewarding the private land- tural and cultural heartland. owner who conserves the public interest. It asserts the One of the nation’s greatest conservationists, new premise that if he fails to do so, his neighbors must Aldo Leopold, grew up along the banks of the ultimately pay the bill. It pleads that our jurists and Mississippi, in Burlington, Iowa. After gaining a economists anticipate the need for workable vehicles forestry degree at Yale University and serving in to carry that reward. (Leopold 1991) the U.S. Forest Service in the desert Southwest, Leopold returned to the upper Midwest to teach More than seven decades after Leopold penned and write his most enduring prose at the Univer- those words, American jurists, economists, policy sity of Wisconsin in Madison. Leopold and his makers, public natural resource agency adminis- family also devoted themselves to the restoration trators, nonprofit conservation leaders, and con- of a farm and forest landscape that included a cerned citizens are still working on his challenge. In ramshackle home, affectionately known as “the October 2005 the Lincoln Institute convened more Shack,” on the sandy soils adjacent to the Wis- than 30 conservation leaders to consider the most consin River, a tributary of the Mississippi. effective ways to design and use such “workable ve- In his work at both the university and the hicles.” The Johnson Foundation cohosted the con- Shack, Leopold gained a first-hand view of the ference at its Frank Lloyd Wright–designed Wing- enormous challenges Americans face in attempting spread Conference Center in Racine, Wisconsin. to conserve the nation’s soil, water, wildlife, and From that base the participants visited several landscape. As the instigator of the first “wilder- sites in the Upper Mississippi watershed in south- ness” designation of a federally owned landscape central Wisconsin that showcase impressive public- in the Gila National Forest in Arizona, and as a private conservation efforts. Brent Haglund and founder of the Wilderness Society, Leopold was a Alex Echols of the Sand County Foundation led prominent proponent of conservation on public the group to an expansive site on the Portage lands. Still, he understood that unless private lands River managed by the U.S. Fish and Wildlife Ser- were also conserved for the long term, the conser- vice, where participants learned how cooperative vation community would not be able to effectively public-private land management practices effec- protect America’s natural heritage. He wrote pre- tively enhanced wildlife habitat and helped restore sciently for The Journal of Forestry in 1934: native ecosystem functions. At the nearby Bara- boo River we saw a public-private effort that had Let me be clear that I do not challenge the purchase of restored the river to health through the removal public lands for conservation. For the first time in history of several aged dams. we are buying on a scale commensurate with the size For historical perspective, the group visited the of the problem. I do challenge the assumption that bigger site of Leopold’s Shack, where we read from his buying is a substitute for private conservation practice. . . . posthumously published volume, A Sand County Bigger buying, I fear, is serving as an escape-mechanism Almanac. Leopold (1949) lyrically describes the —it masks our failure to solve the harder problem. The critical role of private stewardship in maintaining

 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 O ctober 2006 • Land Lines • Lincoln Institute of Land Policy  the long-term value of the region’s ecosystems. The participants also visited the campus of the International Crane Foundation (ICF), where we stood face-to-face with several of the world’s rarest birds and learned of cofounder George Archibald’s nonprofit efforts to restore their populations. Over the next two days at Wingspread, the group discussed ways to enhance a broad array of conservation incentives in an economically effi- cient, measurably effective, and reasonably equi- table manner. The participants focused on three types of incentive programs of interest to the conservation community in the early twenty-first century: tax incentives, market-based incentives, and fiscal (or budgetary) incentives.

Tax Incentives Jean Hocker, president emeritus of the Land Trust Alliance (LTA), explained how the federal tax incentives associated with the donation of conservation easements, codified in the 1970s and 1980s, have become a key driver of growth in the U.S. land trust movement. Jeff Pidot, chief of the Natural Resources section of the Maine Attorney General’s office, and a 2004–2005 visiting fellow at the Lincoln Institute, followed Hocker with a critique of easement policy and practice, explain- ing how the use of conservation easements has resulted in a variety of unintended consequences. He argued that reform of easement law and regu- lation at the state and national levels would both reduce misuse of the tool and improve its effec- tiveness in achieving conservation purposes (Pidot 2005). Responding to Pidot’s critique, the participants, led by Mark Ackelson of the Iowa Natural Heri- tage Foundation, considered a number of potential reforms, paying special attention to opportunities for strong voluntary standards, improved training and accreditation programs, stronger enforcement of existing regulations, and revision of appraisal standards. Several of these reforms have since been implemented, including LTA’s establishment of a voluntary accreditation program.

 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 O ctoberiStock.com 2006 • Land Lines • Lincoln Institute of Land Policy  F e a t u r e Conservation Incentives in America’s Heartland Alex MacLean/Landslides

Contoured fields In response to persistent advocacy by the case study of his own entrepreneurial experience on the banks conservation community, the U.S. Congress in in ecosystem service provision on a ranch in of the Mississippi August 2006 approved an expansion of conserva- Montana’s Blackfoot River valley; George Kelly River, McGregor, tion easement tax benefits. In the opinion of James of Environmental Bank & Exchange (EBX) and Iowa. Connaughton, chair of the White House Council Wiley Barbour of Environmental Resources Trust, on Environmental Quality, the new provisions who offered insights on the importance of clear provide “substantial new incentives to landowners norms and standards in ecosystem service mar- who want to commit their land to open space kets; and Leonard Shabman, resident scholar at while keeping our nation’s working farms and Resources for the Future and a widely respected ranches working” (The Chattanoogan 2006). economist, who has published several papers on the future of mitigation banking. Market-based Incentives Recent events offer considerable hope that some Adam Davis, a California-based expert on eco- of the legal and regulatory reforms discussed at system services, explained how private interests, the session will be implemented in the near future. in the context of public cap-and-trade regulatory Specifically, in the spring of 2006 the U.S. Army structures, were becoming increasingly active in Corps of Engineers published new draft regula- providing public and private goods, by employing tions that appear to address many of the concerns new ecosystem service trading mechanisms for raised about wetlands mitigation. As reported by land and biodiversity conservation (Davis 2005). Ecosystem Marketplace (2006), “central to the pro- He noted that U.S. Army Corps of Engineers posed new regulations is the requirement that all regulations for the mitigation of adverse impacts forms of mitigation meet the same environmental to wetlands were evolving to require all mitigators standards already required of mitigation banks. . . . to meet measurable, relatively efficient perfor- The proposed regulations will raise accountability mance standards. Such developments, he reported, levels for projects funded by in-lieu fee payments would allow commercial wetlands banking firms to and will implement a more timely approval pro- compete effectively and efficiently, improving the cess for mitigation banks.” per-unit cost and quality of mitigation banking initiatives over time. Fiscal Incentives Davis’s remarks were expanded upon by several The third type of incentive is generally funded speakers, including Fred Danforth, who offered a through governmental budgets. Ralph Grossi

10 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 O ctober 2006 • Land Lines • Lincoln Institute of Land Policy 11 of the American Farmland Trust; Craig Cox of phosphorus and nitrogen that feed huge, oxygen- the Soil and Water Conservation Society; Roger consuming algal blooms on the ocean’s surface. As Claassen of the U.S. Department of Agriculture; the blooms grow rapidly, deeper ocean waters may and Jeff Zinn of the Congressional Research Ser- become relatively depleted of oxygen, sometimes vice offered a variety of perspectives on the com- resulting in the death of massive numbers of fish. plex negotiations associated with reauthorization A combination of innovative tax, market-based, of the Farm Bill, which offers opportunities to ex- and fiscal incentives could make a significant im- pand and change federal farm programs in 2007. pact in improving the ecological character of the Whether or not the next Farm Bill provides for watershed and reducing hypoxia in the Gulf. For growth or shifts in incentive programs, achieving example, incentives targeted to encourage stream measurable impacts will depend on skillful program bank restoration, the establishment and steward- implementation. Jeff Vonk, director of Iowa’s ship of buffer strips, the implementation of crop Department of Natural Resources, offered detail- rotation schemes that reduce fertilizer runoff, and ed insight into the challenges of using a conser- the reduction of impervious surfaces near water- vation budget to address agricultural water quality courses could, after sufficient trial and error, prove problems. He argued persuasively that even if to be efficient, measurably effective, and reason- conservation budgets increase over time, they will ably equitable across geographic and socioeco- not achieve their intended effect without careful nomic lines. If implemented across the Mississippi resource allocation analysis and follow-through. watershed, such tools would benefit marine and Howard Learner, director of the Chicago- bird populations, as well as the Gulf fishing indus- based Environmental Law and Policy Center, try and local economies. Aldo Leopold would like- offered a detailed case of how a federally funded ly applaud news of such an effort’s success, seeing agricultural renewable energy program benefited private landowners rewarded to conserve the from focused legislative design and follow-through public interest. on implementation. Andrew Bowman of the Doris Duke Charitable Foundation added the idea that, if implemented in a well-coordinated fashion, the State Wildlife Action Plans submitted to the fed- ◗ about the author eral government by the 50 states offered another ...... important opportunity to make progress in wild- James N. Levitt is director of the Program on Conservation Innovation at the life and habitat conservation. Harvard Forest, and a research fellow at the Ash Institute for Democratic Gover- nance and Innovation at Harvard’s Kennedy School of Government. Contact: [email protected] Help for the Mississippi River Watershed Recent progress in strengthening U.S. tax and ◗ references market-based incentives for land and biodiversity ...... conservation, combined with potentially significant The Chattanoogan. 2006. Conservation incentives pass Senate: fiscal incentives, could provide an historic opportu- Waiting on President’s signature, August 7 (http://www.chattanoogan. nity to realize ambitious conservation objectives in com/articles/article_90539.asp). the next decade. There are many thorny conserva- Davis, Adam. 2005. Mainstreaming environmental markets. In From tion challenges that might be addressed with such Walden to Wall Street: Frontiers of conservation finance, James N. Levitt, ed., 155–171. Washington, DC: Island Press in association with the incentives. Lincoln Institute of Land Policy. One of most urgent is associated with the Mis- Ecosystem Marketplace. 2006. Ecosystem Marketplace Commentary: sissippi River watershed where Aldo Leopold spent Draft mitigation regulations signal growing private sector role in conser- much of his life. Stretching from Montana to vation, Press Release, March 27 (http://www.ewire.com/display.cfm/ Wire_ID/3033). Pennsylvania to Louisiana, the watershed picks up an enormous load of phosphorus and nitrogen Leopold, Aldo. 1949. A Sand County almanac. New York: Oxford University Press. from farms, parking lots, and lawns. These chemi- ———. 1991. Conservation economics. In The river of the Mother of cals and other pollutants are carried by the great God and other essays by Aldo Leopold, Susan Flader and J. Baird Calde- river into the Gulf of Mexico, where they are in- cott, eds., 193–202. Madison: University of Wisconsin Press. strumental in creating hypoxia—an ecological Pidot, Jeff. 2005. Reinventing conservation easements: A critical examina- condition characterized by a shortage of available tion and ideas for reform. Cambridge, MA: Lincoln Institute of Land Policy. oxygen. It can be caused by surplus amounts of

10 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 O ctober 2006 • Land Lines • Lincoln Institute of Land Policy 11 F e a t u r e Property Taxation and Informality

Faculty Profile Jeffrey Sundberg

Land Lines: Conservation easements are a topic of great interest to the Lincoln Institute. What specific aspects of them are you researching? Jeffrey Sundberg: There has been quite a lot of research on the use of easements as a tool for conservation, and there is a growing interest in various legal aspects of easement policy. However, there has been relatively little work on the economic as- pects of easements. The number and value of these incentives have increased over the past 20 years, and so has the number of acres under easement. This has had a largely unmeasured effect on tax collections at the local, state, and federal levels. In collaboration with Richard Dye, my colleague at Lake Forest College and a visiting fellow at the Lincoln Institute, I am examining tax incentives for the donation Jeffrey Sundberg is associate professor of easements to nonprofit conservation groups and government agencies (Sundberg of economics and business at Lake Forest College and Dye 2006). A broad range of incentives exists, and their effects may vary with the income and assets of the property owner, and the state in which the parcel is located. in Lake Forest, Illinois, where he has taught since An analysis of these tax incentives suggests certain conclusions about the type 1989. He also serves as chair of the College’s of property owner who is most able to benefit financially from such a donation. interdisciplinary Environmental Studies Program. These incentives are likely to affect both the number of available easements and the cost to society of accepting the donations. The easement must have conserva- He earned his B.A. from Carleton College in tion value in order to qualify for the tax savings, but there is no benefits test that 1982, and subsequently received an M.A. and compares the amount of conservation value to the amount of tax revenue lost. Ph.D. in economics from Stanford University. Land Lines: What are some of your findings? His current research examines various aspects of Jeffrey Sundberg: Numerous publications, including Jeff Pidot’s recent work public policy toward land conservation, including with the Institute (Pidot 2005), have speculated that under certain circumstances it would be possible for a landowner to receive tax savings that exceed the value of tax incentives for conservation easements and factors the donated easement. In fact, under certain conditions a taxpayer could receive influencing voter approval for programs to protect more than two dollars of tax savings for every dollar of easement donation, even when future tax savings are discounted. The largest single potential benefit often open space. In a recent article in Land Economics, stems from various estate tax reductions that result from the donation of a qualified he examined membership patterns in land trusts easement. However, a donation could create a positive net present value even with- out qualifying for the estate tax benefit. Many states also have substantial incentives across the country as evidence of private willingness of their own in the form of income tax credits, property tax reductions, or both. to provide a public good (Sundberg 2006). These incentives offer both good and bad news for conservation policy. While they certainly make it easier to persuade property owners to donate a conservation Sundberg’s interest in conservation extends to his easement on their land, they also create an incentive for owners to take efficiency- volunteer activities as well. He currently serves as reducing actions by tailoring their easements to create the maximum tax benefit, rather than the maximum conservation value. In addition, land trusts and other the vice president of the board of directors for the qualified organizations may have to spend time and energy evaluating relatively Liberty Prairie Conservancy, a countywide land low-quality easements offered by financially motivated donors, who may be able to expend considerable effort to find a willing holder of an easement. trust in Lake County, Illinois, and is a past member of the board of directors of the Chicago Land Lines: What are some public policy implications of your work? Jeffrey Sundberg: It is important to distinguish between federal and state tax Audubon Society. He initiated and directs an incentives in making policy recommendations. Federal incentives consist of tax ongoing habitat restoration program on the grounds deductions, which are most valuable to property owners who have substantial tax of Lake Forest College. A dedicated birder, he leads liabilities and face high marginal tax rates. Many land parcels with significant conservation value are owned by land-rich, low-income individuals who are unable bird walks annually for several different organiza- to take any significant advantage of income tax deductions, and who may not be tions and volunteers as a bird-bander every spring. subject to the estate tax. Federal tax incentives offer relatively low benefits to this type of landowner, even with the recent change that allows a longer carry-forward Contact: [email protected]. period until those benefits expire. State incentives typically offer credits that can be used to offset existing income taxes on a dollar-for-dollar basis. The benefit to the donors does not depend on their

1122 LincoLincolln IInstitute of Land Pollicyicy •• Land Lines •• O Octoberctober 20062006 october 2006 • Land Lines • Lincoln Institute of Land Policy 13 marginal tax rate, though high-income to ensure that any particular easement chased rather than donated, also generate donors are still more likely to be able to creates a net benefit for society. Under efficiency problems. Given how little we use their credits. Most credits are not most current easement programs, the or- know about the magnitude of the benefits “refundable,” which means that a donor ganization that accepts the easement only and costs being created, and the difficulty must have taxable income to make use of has to certify that some conservation val- of predicting responses to a new set of them. Two states currently allow donors ue exists; the organization typically has incentives, I favor improvements to the to sell their excess credits, which increases little idea of the actual cost of the tax existing system rather than beginning a the likelihood that they will be able to subsidy to the easement. The primary new experiment. benefit financially by donating an ease- cost to the organization is likely to be the ment. A move toward credits, rather obligation to monitor and enforce the Land Lines: What role do you see for econ- than deductions, would allow low-income easement, which may be a widely varying omic analysis in shaping future environmental donors to receive more benefits without fraction of the total cost of the easement. protection legislation? necessarily reducing the benefits to high- Both environmental and economic ap- Jeffrey Sundberg: Easement policy income donors. This should increase proaches would agree that different ease- is like many kinds of environmental pro- the number of high-quality parcels ments will provide differing amounts and tection legislation—it tends to be benefit- potentially available for conservation. types of benefit, suggesting that the tax based. Economic analysis can point the Our research also studies the possible incentives should be tailored to encourage way to the creation of appropriate incen- impact of eliminating the federal estate the donation of easements that provide tives that can reduce the cost of achieving (or death) tax. In 48 of the 50 states, the most overall value, whether measured those benefits. It can also suggest the kind estate tax savings are the single largest in economic or environmental terms. of benefits that have greater value to soci- source of potential financial benefits to ety, and which should therefore receive easement donors, so elimination of the Land Lines: Are there alternatives to tax higher priority. tax could have a significant chilling effect incentives for easement donations that might be It is not realistic, or desirable, to use on easement donations across the country. more efficient? economic analysis to evaluate each ease- Programs for the sale of easement Jeffrey Sundberg: It’s a little difficult ment before a donation is accepted. How- credits highlight another area of concern, to answer that, since there is so little data ever, economic analysis can be used to the potential for fraudulent activity. Need- available about our current system. We create incentives that are compatible with less to say, fraud is costly in terms of lost don’t know what the magnitude of the more efficient kinds of donations. For ex- tax revenue, in the administrative burden costs have been, so it would be premature ample, most federal incentives, and those it imposes on governments and conserva- to claim that it has been clearly inefficient. of most states, apply equally to any ease- tion organizations that must resolve trou- What we do know is that the current system ment that meets one or more of several blesome donations, and most of all in the does not provide incentives for efficiency. possible qualifications, including habitat loss of trust and goodwill for these impor- For example, consider the case of a for endangered species or scenic value for tant programs, which currently enjoy land trust that accepts an easement that local residents. Economic analysis could great public support. meets or exceeds several of the require- be used to suggest which qualifications ments for qualification; it provides both are of the highest value to society, and tax Land Lines: How would an economic approach ecological and human benefits that are incentives could then be tailored to pro- to easements differ from an environmental approach? significant. However, the land trust does vide the most payment for the easements Jeffrey Sundberg: An environmental not have any idea of the amount of tax likely to offer the greatest benefit. approach might consider conservation revenue lost as a result of the donation. benefits in both ecological and human Depending on various circumstances, terms, with an eye toward preserving sig- including location of the parcel and the nificant benefits for the future. Their exis- income and wealth of the donor, the tax ◗ references tence would be enough to justify creation savings might range from thousands to ...... of the easement, without the need to set millions of dollars. There is no way to Pidot, Jeff. 2005. Reinventing conser- a monetary value. This view is similar to know the net benefit to society, or even if vation easements: A critical examina- current easement policy, where there is that net benefit is positive. All we can say tion and ideas for reform. Cambridge, MA: Lincoln Institute of Land Policy. no comparison of benefit to cost. is that benefits have been created, and An economic approach would attempt costs incurred. Such a system does not Sundberg, Jeffrey. 2006. Private provi- sion of a public good: Land trust to place a monetary value on those ben- create any expectation of efficient behav- membership. Land Economics 82(3): efits, not because they can be bought and ior. At best, organizations will accept only 353–366. sold, but because this is the only way to easements that generate high conservation Sundberg, Jeffrey, and Richard F. Dye. make any kind of reasonable comparison benefits, with no regard to the actual cost 2006. Tax and property value effects between the benefit of the easement and of the tax benefits generated for the donor. of conservation easements. Working its cost. Without having at least a rough The problem is that other systems, Paper. Cambridge, MA: Lincoln Insti- tute of Land Policy. estimate of these figures, it is impossible such as requiring that easements be pur-

1122 LincoLincolln IInstitute of Land Pollicyicy •• Land Lines •• O Octoberctober 20062006 october 2006 • Land Lines • Lincoln Institute of Land Policy 13 Making Sense of Place Film Series

Cleveland: Confronting Decline in an American City

he second film in the making in Phoenix outrageous growth, and in reach initiative will accompany the Cleve- Sense of Place film series—Cleve- Cleveland persistent decline. We looked at land film, as it did the Phoenix film. Tland: Confronting Decline in an Ameri- demographic change, economic change, Through screenings and partnerships can City—has been completed and was set and policy change, which all play a part, with community organizations, civic groups, to have its inaugural airing in late Septem- but our real interest is change from the and other institutions, the goals of this ef- ber on WVIZ-TV, the public television standpoint of where people are choosing fort are to station in Cleveland. Like the first docu- to live, and the manner in which a city is · engage diverse audiences involved in mentary, Phoenix: The Urban Desert, this film transformed by those choices.” the city-making process, including citi- zens, land developers, local planning officials, and policy makers; Making Sense of Place · provide a useful tool for educators Cleveland: Confronting Decline in an American City who are teaching courses in urban and 2006/58 minutes/$20.00 (DVD or VHS format) environmental studies, city planning, Codes: DVD002 (English and Spanish subtitles), and related subjects; VHS003 (English), or VHS004 (Spanish) · serve as a catalyst for community- Discounts are offered for teachers and for oriented educational and program- orders of 10 or more, and the teacher’s guide matic activities; and other resource materials will be available on request at no additional cost. · encourage development of formal and informal relationships among stake- Ordering Information holders dealing with compelling Contact Lincoln Institute at www.lincolninst.edu regional planning challenges; and or the film Web site at www.makingsenseofplace.org. · stimulate a broad conversation, through media coverage, editorials, columns, and op-ed essays. was produced in collaboration with the The film’s candid and journalistic ap- Lincoln Institute by Northern Light Pro- proach examines urban neighborhoods, The outreach program seeks to raise ductions, the Boston-based film and video booming suburban areas, and downtown awareness of land policy and development production company founded by film- Cleveland—home to the popular rock trends in American cities in general, and maker Bestor Cram. and roll Hall of Fame and Jacobs Field Cleveland in particular, and to inform the Cleveland: Confronting Decline in an American baseball stadium, but still falling short of a participants about individual and collec- City examines the ongoing crisis of urban full revitalization. the film seeks to edu- tive actions to help shape their cities. Film decay and the erosion of inner suburbs in cate and inspire citizens to engage in a civ- screenings and follow-up programs will be what was once America’s fifth largest city. ic dialogue about economic opportunities, offered in secondary schools, colleges, and The film, in digital video, includes both population loss, social equity, regional im- universities; public and school libraries; original photography shot on location dur- pacts, and public and private partnerships town meetings and civic forums; muse- ing 2004 and 2005, and historical and that can shape the city’s future. ums; and other cultural and historical in- archival footage of Cleveland’s vibrant There is much in Cleveland’s story that stitutions. economic past and early days as a manu- can inform other cities across the United In the months ahead, resource materi- facturing powerhouse. The producers con- States that are wrestling with similar issues als to be used in conjunction with the film ducted in-depth interviews with dozens of and seeking to understand the forces that will include a moderator’s guide to facili- residents, leading civic figures, commenta- shape growth patterns. “This film is for a tate discussions following screenings, a tors, planners, policy makers, developers, general audience who feels that there is teacher’s guide for classroom use, and links business executives, and many others who something at stake when they think about to resources and other information at the live and work in the region—all confront- the city they live in,” Cram says. Web site www.makingsenseofplace.org, reached ing suburban growth and accompanying directly or via the Lincoln Institute Web decline in the urban core, as well as signs Educational Outreach Program site at www.lincolninst.edu. For information of hope and neighborhood revitalization. The Making Sense of Place film project is about film screenings and outreach oppor- “We selected Cleveland to some extent part of an effort by the Lincoln Institute to tunities in Ohio, contact Scarlett Bouder as a counterpoint to Phoenix,” says Cram. reach a broad audience, promote dialogue, at [email protected]. “They are about the same size, but have and provide information and context for had diametrically opposed experiences— policy making. As such, an extensive out-

14 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 october 2006 • Land Lines • Lincoln Institute of Land Policy 15 New Copublished Book

The Humane Metropolis: People and Nature in the 21st-Century City

our-fifths of Americans now live in the nation’s sprawling metropoli- The Humane Metropolis: Ftan areas, and half of the world’s People and Nature in the 21st-Century City population is now classified as “urban.” As Edited by Rutherford H. Platt cities become the dominant living envi- Published by the University of Massachusetts Press in association with the Lincoln Institute of Land Policy ronment for humans, there is growing con- 2006 / 368 pages / Paper / $27.95 cern about how to make such places more ISBN 1-55849-553-3 habitable, more healthy and safe, more Included as a companion to the text is a DVD of ecological, and more equitable—in short, a 22-minute film, also titledThe Humane Metropolis, more humane. created by Ted White. This book, edited by rutherford H. Platt, explores the prospects for a more Ordering Information humane metropolis through a series of es- Contact Lincoln Institute at www.lincolninst.edu says and case studies that consider why and how urban places can be made green- er and more amenable. Its point of depar- Some of the chapter contributors are ture is the legacy of William H. (Holly) recognized academic experts, while others Part V: Designing a More Humane Whyte (1917–1999), one of america’s offer direct practical knowledge of par- Metropolis ticular problems and initiatives. The edi- most admired urban thinkers. He laid the Epilogue: Pathways to More Humane tor’s introduction and epilogue set the in- foundation for today’s smart growth and Urban Places new urbanist movements with books such dividual chapters in a broader context and suggest how the strategies described, if as The Last Landscape (1968). His passion Contributors for improving the habitability of cities and widely replicated, may help create more Carl Anthony, Thomas Balsley, Timothy suburbs is reflected in the diverse grass- humane urban environments. Certain es- Beatley, Edward J. Blakely, Eugenie L. roots urban design and regreening strate- says directly relate to Whyte’s own inter- Birch, Colin M. Cathcart, Steven E. gies discussed in this volume. ests, such as the design of city and regional Clemants, Christopher A. De Sousa, Several premises underlie and connect open spaces, public attachment to city Steven N. Handel, Peter Harnik, Michael the various topics discussed in the book. parks, and the use of zoning incentives to C. Houck, Jerold S. Kayden, Albert • Most Americans now live and work create public spaces. other chapters dis- LaFarge, Andrew Light, Charles E. Little, in metropolitan regions. cuss twenty-first-century dimensions of Anne C. Lusk, Thalya Parrilla, Deborah • Contact with, and awareness of, the humane metropolis that we assume E. Popper, Frank J. Popper, Mary V. nature is a fundamental human need. Whyte would embrace today, including so- Rickel Pelletier, Cynthia Rosenzweig, • Access to unspoiled nature beyond cial and environmental equity, regreening Robert L. Ryan, Lauren N. Sievert, metropolitan areas is increasingly lim- of brownfields, ecological rehabilitation of William D. Solecki, Ann Louise Strong, ited by distance, cost, traffic congestion, closed landfills, green building design, ur- Andrew G. Wiley-Schwartz and tourist/resort development. ban watershed management, and the idea • Urban ecology is not an oxymoron; of ecological citizenship. ◗ about the editor nature abounds in urban places, if one ...... knows where and how to find it. Summary of Contents • Therefore, opportunities to experience Rutherford H. Platt is professor of Introduction: Humanizing the geography and director of the Ecological nature within urban places must be Exploding Metropolis protected and enhanced. Cities Project at the University of Massa- • Furthermore, protecting and restoring Part I: “The Man Who Loved Cities” chusetts Amherst. This book is based on ecological services is often preferable Part II: From City Parks to Urban a conference that he organized in June to using technological substitutes. Biosphere Reserves 2002 with support from the Lincoln Insti- • Environmental education for all ages tute and numerous other institutions and Part III: Restoring Urban Nature: agencies. Contact: [email protected] is critical to build support for such Project and Process programs and to nurture a sense of ecological citizenship. Part IV: A More Humane Metropolis Platt will present a lecture and sign books at the for Whom? Institute on Wednesday, November 8, at 4:00 p.m.

14 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 october 2006 • Land Lines • Lincoln Institute of Land Policy 15 r e s e a r c h fellows

Program on the People’s Gu Cheng Xu Qing Republic of China School of Public Finance and Taxation, School of Economics, Dongbei University of Finance and Fudan University, Shanghai he Lincoln Institute’s China Pro- Economics, Dalian Land Fragmentation and the gram, established in 2003, is com- Fiscal Decentralization and Property Farmer’s Income: Should the Household Tmitted to building education and Taxation Reform Responsibility System Be Terminated? research capacity in land policy and land- Lacking taxing powers and finding This study evaluates the Household related taxation in China. In only a few revenue transfers from the central govern- Responsibility System (HRS) and tests years the program has succeeded in bring- ment increasingly unreliable, local gov- the hypothesis that land fragmentation ing together international scholars, plan- ernments in China seek supplementary caused by the HRS could sustain or in- ning and taxation practitioners, and public resources to finance local services. Infor- crease rural income levels. This could be officials to address three key issues: mal fiscal activities that are largely outside achieved by avoiding or decreasing the • property tax reform and development the purview of Ministry of Finance have production and price risks in agricultural of contemporary tax administration become the most important source of production due to the huge surplus rural systems; revenue. Whereas property taxation is laborers, underdeveloped grain market- • conflicts between urban growth and an important source of local revenue in ing system, financial system, insurance farmland protection, including land many countries, it remains in the develop- system, and technology development in acquisition and farmland policy in ment stage in China. This study probes rural China. rapidly urbanizing regions; and the function and role of property tax in • urban planning to deal with rapid a decentralized fiscal system, and, along Liu Yi urbanization and emerging market with statistical analysis, proposes a pro- Service Economy Research Center, forces. gram for a property tax system within Institute of Finance and Trade Economics, a decentralized fiscal environment. Chinese Academy of Social Sciences, The China Program aims to utilize Beijing the resources and expertise of the Lincoln Zhang Hong EfficiencyE valuation and Institutional Institute to assist Chinese government School of Economics, Arrangement in the Context of Local officials in addressing land market devel- Tianjin Polytechnic University, Tianjin Government and Property Taxation opment, land policy, and land taxation Property Tax Elasticity Giving an empirical estimate of property reforms, and to strengthen the analysis of Currently, Chinese scholars focus a great tax revenues of representative provinces land issues in China by the international deal on tax elasticity, but have yet to in- in China using rent price as a tax base academic community. To achieve these clude property tax in their studies. With and in-depth mathematical reasoning, goals, the Institute is conducting research China’s eleventh Five-Year Plan commit- this study considers whether property tax- - and training programs directly with cen ted to property tax system development, ation affects rent pricing. Reform recom- tral and local government bodies, includ- the need for further information on prop- mendations are proposed, highlighting ing the Development Research Center erty tax elasticity is critical. This study the debate about the roles government of the State Council, the Ministry of incorporates statistical analysis, regression should play in the property tax reform Finance, the Ministry of Land and Re- models, and policy analysis to look at tax- and implementation process. sources, and the State Administration es directly affected by real property. of Taxation. The Program awards research fellow- Shi Ping ships to faculty and researchers based Department of Accounting, at Chinese universities who are focusing N ot e : Research fellows who re- Northwest University, Xi’an on land and tax policy in the People’s ceived the Lincoln Institute’s David Republic of China. Candidates partici- The Impact of University Towns C. Lincoln Fellowships in Land pate in a workshop to present their pro- on Local Land Prices Value Taxation for 2005–2006 were posals and receive comments from an Although urban expansion as a result announced in the January 2006 issue international expert panel. The scholars of China’s rapid development is appar- of Land Lines, and those awarded the named here received fellowships for the ent, universities historically located in Planning and Development Research Fellowships for 2005–2006 were an- 2006–2007 academic year. Applications urban centers have been limited in their nounced in the April 2006 issue of ability to expand due to rising land mar- for the next group of China Program Land Lines. research fellows are due April 1, 2007. kets. As a result, Chinese universities have adopted new university towns on For more information on application the urban fringe. This study analyzes guidelines and deadlines for all of the relationship between new university the Institute’s fellowship programs, towns and land prices. visit the Institute’s Web site at www. lincolninst.edu/education/fellowships.asp.

16 Lincoln Institute of Land Policy • Land Lines • OAPctoberR I L 2 0 02006 6 october 2006 • Land Lines • Lincoln Institute of Land Policy 17

graduate student fellows

dissertation fe ll o w s Miwa Matsuo I nternationa l f e ll o w s Department of Urban Planning and Program on Latin America he Lincoln Institute’s Dissertation Design, Harvard Graduate School Fellowship Program assists Ph.D. of Design, Cambridge, Massachusetts and the Caribbean Tstudents, primarily at U.S. univer- Accessibility and Urban Productivity: he Institute’s Program on Latin sities, whose research complements the Does Sprawl Matter? America and the Caribbean Institute’s interests in land and tax policy. (LAC) offers fellowships to doctor- The program provides an important link Andreas Pape T al and master’s students. Fellows attend between the Institute’s educational mis- Department of Economics, periodic evaluation meetings for orienta- sion and its research objectives by suppor- University of Michigan, Ann Arbor tion and feedback on their projects. Ap- ting scholars early in their careers. The Property Tax Limitations and Risk plications for next year’s fellowships in Institute hosts a seminar for the fellowship Aversion: Leviathan or Insurance? the Latin America Program are due recipients each year so they can present March 1, 2007. their research and share feedback with Seth Payton The LAC Program also cosponsors, other fellows and Institute faculty mem- School of Public and Environmental with the City Studies Program at the Na- bers. Dissertation fellowship applications Affairs, Indiana University, Bloomington tional Autonomous University of Mexico, are due March 1, 2007. The Capitalization of Systematic and the FEXSU (Formación de expertos en Assessor-Related Assessment Error: suelo urbano) fellowship, available to Ajay Agarwal A Spatial Approach graduate students writing theses related School of Policy, Planning, and Develop- to urban land policy. Information on the ment, University of Southern California, Elizabeth Beck Reynolds FEXSU program is available at http:// Los Angeles Department of Urban Studies and www.puec.unam.mx. The Influence of Land Use Policy on Planning, Massachusetts Institute of Technology, Cambridge, Massachusetts Urban Form: A Case Study of Los Angeles Karina Andrea Cortina Building Knowledge-Intensive Industries Master’s candidate, Department of in Not-So-Hot Spots: The Case of Esther Geuting Economics, Torcuato di Tella University, Biotechnology School of Management, Radboud Buenos Aires, Argentina University, Nijmegen, The Netherlands Access to the City and Land: Phyllis Resnick Terry Property Rights and Land Use Plans Infrastructure and Housing Policy Graduate School of Public Affairs, in Metropolitan Buenos Aires Justin B. Hollander University of Colorado at Boulder Do Tax and Expenditure Limitations Edward J. Bloustein School of Planning Betânia Alfonsin De Morães Impede State Tax Reform Efforts? and Public Policy, Rutgers, The State Ph.D. candidate, Urban and Regional University of New Jersey, New Brunswick Planning and Research Institute (IPPUR), Hu Yue Unwanted, Polluted, and Dangerous: Federal University of Rio de Janeiro, Department of Economics, America’s Worst Abandoned Properties Brazil Syracuse University, New York and What Can Be Done About Them After the City Statute: Legal and The Effect of School District Urban Policy Disputes in Porto Alegre Julia Koschinsky Consolidation on Property Values Department of Urban and Regional Fernando Alvarez De Celis Velma Zahirovic-Herbert Planning, University of Illinois at Master’s candidate, Department of Department of Economics, Urbana–Champaign Economics, Torcuato di Tella University, Georgia State University, Atlanta Do Affordable Housing Programs Buenos Aires, Argentina School Quality, Housing Prices, and Impact Nearby Property Values? Changes in Regulations, Revenues, and Liquidity: Public School Reform in Reconsidering Spatial Hedonic Tools Land Uses in Southern Buenos Aires Baton Rouge Patrícia Cezário Silva Spinazzola Master’s candidate, School of Architecture and Urbanism, University of São Paulo, Brazil Impacts of Land Regularization in the Municipality of Osasco

Nicolás Cuervo Ballesteros

Martim O Martim Master’s candidate, Department of Economics, University of the Andes,

. Smolka Bogotá, Colombia Impacts of the Construction Sector in Bogotá on the Urban Land Market

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Jorge Eugenio Espinoza Arenas Isadora Tami Tsukumo Lemos Zhang Juan Ph.D. candidate, Department of Master’s candidate, School of Master’s candidate, Department of Economics, Jaume I University, Castellón, Architecture and Urbanism, University Public Finance and Taxation, School of Spain; and Metropolitan Technological of São Paulo, Brazil Economics, Sichuan University, Chengdu University, Santiago, Chile Urban Development Instruments Can Property Tax Reform Improve The Affordable Housing Market in Chile for Housing Policies in Downtown Local Fiscal Efficiency? São Paulo Adriana Hurtado Tarazona Ma Liang Master’s candidate, Interdisciplinary Master’s candidate, Department Center for Regional Studies (CIDER), of Urban and Regional Planning, University of the Andes, Bogotá, Peking University, Beijing Colombia A Quantitative Estimation of the Large-Scale Urban Development Inefficiency of Chinese Land Markets Projects: Renewal of Urban Spaces in the Yangtze River Delta Region and Social Integration Ye Runing Susana Medina Ciriaco Master’s candidate, Department Ph.D. candidate, School of Architecture, of Urban and Regional Planning, National Autonomous University of Peking University, Beijing Mexico, Mexico D.F. The Impact of Transportation on Land Markets and the Urban Periphery: Property Values in Beijing

Recent Scenarios in the Toluca Valley John Whitehead Ye Yanwu Alberto Jorge Rébora Togno Master’s candidate, Nankai Institute Ph.D. candidate, School of Architecture, of Economics, Nankai University, Tianjin National Autonomous University of Urban Sprawl, Land Use Efficiency, Mexico, Mexico D.F. and Land Requisition Reform in Tianjin Toward a Reassessment of Residential I nternationa l f e ll o w s Settlement Planning in Mexico Program on the People’s Lu Yanxia Republic of China Ph.D. candidate, Institute of Geographical Patricia Roland Oxilia Science and Natural Resources, Chinese Master’s candidate, School of he Institute’s China Program Academy of Sciences, Beijing Architecture, University of the Republic, awards fellowships to master’s and Cultivated Land Protection: Economic Montevideo, Uruguay TPh.D. students residing in and Compensation Mechanisms for Major Urban Flight from Downtown Montevideo: studying land and tax policy in the People’s Cereal Crop Production Areas in China A Formulation of Instruments to Promote Republic of China. Candidates participate Density in Consolidated Urban Areas in a workshop in China to present their Yu Yanyan proposals and receive comments from an Master’s candidate, Department Melba Rubiano Bríñez international panel of scholars. A year of Land Resource Management, Master’s candidate, Urban and Regional later, awardees reconvene to present their Zhejiang University, Hangzhou Planning and Research Institute (IPPUR), findings and receive further critiques from Setting the Property Tax Rate Federal University of Rio de Janeiro, experts in land and tax policy. Applica- in Hangzhou Brazil tions for the China Program graduate Residential Development and student fellowships are due April 1, 2007. Zhu Yexin Intraurban Structuring in Bogotá Master’s candidate, Aetna School Gu Jie of Management, Shanghai Jiaotong María Angélica Santos Ph.D. candidate, Center for Real Estate University Master’s candidate, Graduate Program in Research, College of Management, Suburban Homestead Exchange Law, Catholic University of Minas Gerais, Zhejiang University, Hangzhou in Shanghai Belo Horizonte, Brazil The Impact of Change in Urban Extrafiscal Aspects of Property Structure on Land Values in Hangzhou, Yan Yongtao Taxation as an Instrument of Socio- 1996–2006 Master’s candidate, Department of Urban economic Justice and Regional Planning, Center for Real Zhao Jing Estate Studies and Appraisal, Peking Master’s candidate, Department University, Beijing of Urban and Regional Planning, The Spatial Structure of Urban Peking University, Beijing Land Use Intensity in Beijing The Impact of Employment and Housing Reform on Jobs-Housing Spatial Characteristics in Baoji City

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Courses and Conferences studies, and includes a hands-on work- This course provides resources and tools shop that demonstrates visioning and vi- for seasoned CLT practitioners, helping he education programs listed here sualization techniques in a realistic situa- them address opportunities and challenges are offered for diverse audiences tion. This course qualifies for 13 AICP in building a stronger organization. Prior Tof elected and appointed officials, and AIA continuing education credits. familiarity and experience with the CLT policy advisers and analysts, taxation and model is required. assessing officers, planning and develop- Monday–Tuesday, October 16–17 ment practitioners, business and commu- Stone Mountain, Georgia Thursday, November 2 nity leaders, scholars and advanced stu- Making the Property Tax Work Lincoln House dents, and concerned citizens. For more in Developing and Transitional The Impact of Property Tax information about the agenda, faculty, ac- Countries Assessment Limitation Measures commodations, tuition, fees, and registra- Joan Youngman, Lincoln Institute of Land Daniel P. McMillen, University of Illinois tion procedures, visit the Lincoln Institute Policy; and Jorge Martinez-Vazquez, Georgia at Chicago Web site at www.lincolninst.edu/education/ State University, Atlanta Percentage limitations on the amount that courses.asp. While developing and transitional coun- assessed values can rise in any given year For information about programs of- tries have been able to achieve high levels are a frequent and popular policy attempt fered by the Program on Latin America of decentralization on the expenditure to limit the impact of rapidly increasing and the Caribbean, visit www.lincolninst. side of the budget, typically they have real estate prices on property tax bills. edu/aboutlincoln/lac.asp, and for informa- been less effective on the revenue side. The resulting decrease in the property tax tion about the Program on the People’s Experts generally consider the property base, however, can require higher rates to Republic of China, visit www.lincolninst. tax an ideal source of revenue for subna- maintain level tax collections. This semi- edu/aboutlincoln/prc.asp. tional governments, and an effective way nar considers research on the net impact to promote accountability among local of these two effects on property tax bills. Wednesday–Thursday, October 4–5 public officials. This conference examines Lincoln House aspects of property taxation, including Thursday–Friday, November 2–3 Large Urban Landowners and social and political issues; data collection Fairfax, Virginia Their Impact on Land Values and information technology issues; ap- Resolving Land Use Disputes Rosalind Greenstein and Harini Venkatesh, proaches to valuation (area-based assess- Merrick Hoben, Patrick Field, and Ona Lincoln Institute of Land Policy; and Raphael ment, rental value, and site value taxa- Ferguson, Consensus Building Institute, Bostic, University of Southern California, tion); and collection and enforcement Cambridge, Massachusetts Los Angeles issues. Land use disputes are among the most Based on research developed through a contentious issues facing communities formal request for proposals, this two-day Wednesday, October 18 throughout the United States. Local seminar focuses on the impact of large Seattle Washington officials struggle to find ways of balancing urban landowners, such as universities, Synopsis of the Community Land environmental protection, economic de- religious organizations, hospitals, and pri- Trust Model velopment, and private property rights. vate companies on commercial and resi- Michael Brown, Burlington Associates This two-day introductory course pres- dential land values. Emphasis is on the in Community Development, Vermont, and ents practical experience and insights role and responsibilities of universities as Julie Brunner, OPAL Community Land Trust, into negotiating and mediating solutions urban landowners and how the presence Eastsound, Washington to conflicts over land use and community and development activities of large land- This program offers sessions on the development. Through lectures, interac- owners affect their neighborhoods, cities, basics of the “classic” community land tive exercises, gaming, and simulations, and regions. trust (CLT) model. It is designed specifi- participants discuss and work with cases cally for affordable housing practitioners, involving land development and commu- Wednesday–Thursday, October 11–12 elected officials, housing program admin- nity growth, designing and adopting land San Luis Obisbo, California istrators, planners, lenders, and other use plans, and evaluating development Visioning and Visualization intermediaries with little or no prior proposals. Questions of when and how Michael Kwartler, Environmental Simulation experience with CLTs. to apply mediation to resolve land use Center, New York City; and Gianni Longo, disputes are also explored. This course ACP–Visioning & Planning, New York City Sunday–Wednesday, October 22–25 qualifies for 13.25 AICP continuing Visioning has become an accepted tech- Chaska, Minnesota education credits. nique to build broad-based agreement on National Community Land Trust goals and strategies for the future of a Academy: Intermediate Survey Monday–Friday, November 20–24 neighborhood, city, or region. When used Course Santiago, Chile with visualization techniques, visioning is John Davis and Michael Brown, Burlington Urban Land Market Analysis a powerful tool for making informed deci- Associates in Community Development, Martim Smolka, Lincoln Institute of Land sions on the physical quality of future Vermont Policy; and Francisco Sabatini, Catholic development. This course defines princi- University of Chile, Santiago ples for effective visioning, reviews case

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The quality of discussion on urban and Monday–Friday, January 22–26, 2007 determination of property values; links land policy is directly related to the in- Lima, Perú with urban finance; components and formation available and to researchers’ Informal Land Markets: definition of the tax base; assessment per- capacity to interpret the complexities of Regularization of Land Tenure formance; tax rates and exemptions; in- urban land markets. This new week-long and Urban Upgrading Programs formation systems (cadastre, maps, and course covers methods of data generation Martim Smolka, Lincoln Institute of Land GIS); collection and appeal; and respon- and analysis related to land market pro- Policy; and Claudio Acioly, Institute for sibilities of policy makers and admin- Housing and Urban Development Studies cesses. It is geared to provide academic istrators. (IHS), Rotterdam, The Netherlands researchers and land policy practitioners with the theory and tools for understand- Participants examine informality and the Lincoln Lecture Series ing the dynamics of land markets. land tenure regularization process through the analysis of Latin American and other he Institute’s annual lecture series Thursday, December 7 international cases. Topics include the is presented at Lincoln House in Austin, Texas formal-informal urban land market nexus; TCambridge, Massachusetts, begin- Visualizing Density legal issues associated with the security of ning at 12 p.m. (lunch is provided), unless Julie Campoli, Terra Firma Urban Design, tenure; property rights and housing rights; otherwise noted. Consult the Lincoln Burlington, Vermont; and Alex MacLean, alternative policy instruments; new insti- Institute Web site (www.lincolninst.edu) for Landslides Aerial Photography, Cambridge, tutional settings; managerial procedures information about other dates, speakers, Massachusetts leading to alternative modes of project and lecture topics. The programs are free, As smart growth initiatives gain momen- implementation, including community but pre-registration is required. Contact tum across the country, one of the persis- participation; and program evaluation [email protected] to register. tent obstacles to compact development is at the project and city levels. the public’s aversion to density. Misplaced Wednesday, October 18 concerns over density often prevent the February 2007 Assessing the Impact of a construction of urban infill projects or the Rotterdam, The Netherlands Large-Scale Urban Redevelopment revision of zoning regulations that would Introduction to Land Policies Project allow for compact growth. This workshop Claudio Acioly and Maartje van Eerd, Insti- Ciro Biderman, Getúlio Vargas Foundation offers planners, designers, and communi- tute for Housing and Urban Development and Metropolitan Urban Laboratory, Studies (IHS), Rotterdam, The Netherlands ty development officials specific tools for University of São Paulo, Brazil understanding residential density, as well This two-week module, offered as part of as graphic techniques for illustrating it. the IHS Master Course in Urban Man- Wednesday, November 8, 4:00 p.m. Using aerial photography and computer agement and Development, analyzes the Lecture, book signing, and reception graphics, it focuses on the link between functioning of land markets in different The Humane Metropolis: urban design and density, and explores contexts. Examples from North American People and Nature in the how various design approaches accom- and Western European countries are 21st--Century City modate different levels of density. This compared to developing and transition Rutherford H. Platt, Ecological Cities course qualifies for 13 AICP continuing countries in Central and Eastern Europe. Project, University of Massachusetts education credits. Land markets, property rights, land use Amherst planning, smart growth policies and ur- Tuesday, November 14 Friday, January 19, 2007 ban density, and informality in land de- Lincoln House velopment are addressed through case Informal Cities in a Global Context: Economic Perspectives on studies, comparative research, and role What Can We Learn from Them? State and Local Taxes playing. Participants acquire an under- Claudio Acioly, Institute for Housing and Urban Development Studies (IHS), Daphne A. Kenyon, D. A. Kenyon & standing of price gradients and land poli- Rotterdam, The Netherlands Associates, Windham, New Hampshire; cy interventions to deliver affordable and and Robert Tannenwald, Federal Reserve serviced land to low-income families. Bank of Boston Thursday, November 30 Will “Streamlining” the Mortgage This program encourages policy makers Monday–Friday, April 23–27, 2007 Foreclosure Process Reduce to consider state and local tax decisions Santiago, Chile Land and Building Taxation Vacancy and Abandonment? from an economic perspective. Leading Dan Immergluck, Department of City tax experts discuss current issues involving in Latin America and Regional Planning, Georgia Institute Martim Smolka, Lincoln Institute of Land property, income, sales, and business tax- of Technology, Atlanta es. One session focuses on the impact of Policy; and Claudia De Cesare, Municipality of Porto Alegre, Brazil pending and proposed federal policy Monday, December 11 changes on state and local tax revenues. Leading practitioners involved in poli- The Demand for Housing Another evaluates state and local tax ex- cies and administration of property taxes in Greater Boston penditure limitations. The program is share experiences and exchange views Parag A. Pathak, Ph.D. candidate, Business cosponsored with the Federal Reserve on tax issues. Theoretical and practical Economics, Harvard University, Cambridge, Bank of Boston. aspects of the property tax are examined: Massachusetts

20 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 c o ll a b o r a t i v e p rograms and w e b s i t e s

Sonoran Institute www.sonoran.org www.lincolninst.edu The Sonoran Institute promotes com- The Lincoln Institute of Land Policy is pleased to munity decisions that respect the collaborate with many individuals and organizations in land and people of western North the development and production of training programs, America. Facing rapid change, western communities recognize and value the conferences, publications, and multimedia resources. importance of their natural and cul- Highlighted here are three organizations with whom tural assets that support resilient en- the Lincoln Institute is working currently. vironmental and economic systems. The Sonoran Institute offers tools, training, and sound information for managing growth and change,and American Planning Association encourages broad participation, col- www.planning.org laboration, and big-picture thinking to create practical solutions. The Lincoln Institute and the American Planning Association (APA) cosponsor several training programs that offer face-to-face, The State Trust Lands partnership project of the Sonoran Institute Web-based, or CD-ROM-based instruction. and the Lincoln Institute assists trust land managers in meeting their fiduciary duty in the changing West. The project seeks to The Audio/Web Conference Training Series broadcasts broaden the range of land use information, tools, and policy op- live audio conferences to a national audience of planning and tions available to state trust managers and diverse stakeholders for elected officials via telephone and the Internet, with corresponding the long-term, sustainable management of trust lands. Our goal is packages of instructions, agendas, and background materials. to enhance the value of the trust for its beneficiaries by fostering better planning and implementation of residential and commercial • Wednesday, November 8: Universal Design development on trust lands and increasing the amount of trust • Wednesday, December 6: Introduction to the Planning land in conservation use. Commission: Part One • Wednesday, January 17, 2007: Introduction to the Planning The Lincoln Institute recently published the policy focus report, Commission: Part Two State Trust Lands in the West: Fiduciary Duty in a Changing Land- scape, by Peter W. Culp, Andy Laurenzi, and Cynthia C. Tuell. This The Planners Training Service series offers advanced joint publication of the two institutes is available for free download- programs for practicing planners. This fall two different sets of ing on both organizations’ Web sites. The printed version is avail- workshops are offered in Providence, Rhode Island. able for sale at the Lincoln Institute Web site (www.lincolninst.edu).

• Wednesday–Thursday, October 11–12: Effective Zoning For more information about state trust lands, visit Techniques, or Urban Design and Site Planning www.trustland.org • Friday–Saturday, October 13–14: Collaborative Growth Visioning, or The Transportation/Land Use Connection

The Best of Contemporary Community Planning Northern Light is a CD-ROM training series for planning commissioners and Productions other appointed and elected officials. Designed to complement www.nlprod.com state, chapter, and local training, these joint programs were recorded at APA National Planning Conferences. These training The second film in the Making packages provide up-to-date legal information, the latest planning Sense of Place film series—Cleveland: techniques, and evaluations of planning tools. Three new products Confronting Decline in an American containing one or two sessions each are offered in 2006. City—is now available (see page 14). Like the first documentary, Phoenix: • Eminent Domain: A New Era: Reflections on Big City The Urban Desert, this film was produced in collaboration with the Planning: Kelo’s Effect, and In the Aftermath of Kelo Lincoln Institute by Northern Light Productions, the Boston-based • Meeting the Sign Regulation Challenge: Issues in Sign film and video company founded in 1982 by filmmaker Bestor Cram. Regulation, and Context-Sensitive Signs • Regulation of Nonconforming Uses For more information about this film series, visit www.makingsenseofplace.org

20 Lincoln Institute of Land Policy • Land Lines • O ctober 2006 2006 Publications Catalog The Lincoln Institute’s 2006 Publications Catalog features more than 70 books, policy 2006–2007 Institute Catalog focus reports, and multimedia resources. The Lincoln Institute’s annual catalog These publications represent the work of To Obtain a Copy incorporates department descriptions Institute faculty, fellows, and associates Both catalogs are posted on and listings of courses, conferences, who are researching and reporting on the Lincoln Institute Web site for fellowships, and other education a wide range of topics in valuation and free downloading, and additional programs, as well as books, reports, taxation, land use planning, and economic information is also available at and multimedia educational resources. development in the United States, Latin www.lincolninst.edu. To order This illustrated publication offers a America, and other areas of the world. a printed copy of either catalog, comprehensive overview of the Insti- e-mail your complete mailing tute’s mission, activities, and faculty address to [email protected] for the current academic year. or call 1-800-LAND-USE (1-800-526-3873).

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