Land Lines Newsletter of the Lincoln Institute of Land Policy Smart Growth for the Bluegrass Region

Jean Scott and Peter Pollock and developing innovative planning solu- • Think, plan and act as a region and tions to growth and conservation concerns. work out issues through collaboration ike many fast-growing areas across The guiding framework for Bluegrass and teamwork. the country, the Bluegrass region Tomorrow is the Bluegrass Regional Vision • Make the commitment to preserve Lof central Kentucky is dealing with that was developed in 1993 through a farmland and open space. two complementary growth management broad-based regional planning process. • Demonstrate environmental sensi- issues: In seeking to maintain a clear definition tivity, recognizing that “we borrow • How to manage growth that takes between town and country, this Vision the land from our children.” place within the 40-year-old urban reflects the region’s legacy of a large urban • Value compact, mixed-use develop- growth boundary around Lexington center (Lexington) surrounded by smaller, ment that supports alternative choices and in the smaller cities and towns distinct cities and towns. These communi- of transportation. of the surrounding counties; ties are separated and yet connected by a • Provide certainty for developers with • How to best preserve the unique rural beautiful greenbelt of agricultural land and less contention. character of the countryside beyond areas rich in environmental and historic • Reuse older areas of cities and towns urban growth areas. resources. including abandoned lands and obsolete buildings. Civic leadership for this critical Smart Growth Choices • Preserve and reinvest in traditional planning process is provided by Bluegrass Continuing a partnership established in downtowns and neighborhoods. Tomorrow, a non-profit, community- the early 1990s, the Lincoln Institute and “You can’t be a suburb of nothing.” based organization formed in 1989 to en- Bluegrass Tomorrow cosponsored a con- • Create a sense of place and sure that the region’s extraordinary resources ference in October that focused on smart community. —physical, natural and fiscal—are soundly growth choices for the region. The con- The conference program highlighted three managed for the future. Bluegrass Tomor- ference was designed to bring together smart growth themes, offered illustrative row works within the seven-county area public officials, business interests and case studies from other regions in the U.S., for solutions that build a strong and effi- concerned citizens to revisit the Regional and provided opportunities for participant cient economy, a protected environment Vision, discuss why that Vision remains feedback on promising directions and and livable communities. The organization important for good business, good cities possible obstacles. accomplishes its goals by promoting region- and a good environment, and to explore al dialogue and collaborative goal-setting how it is being unraveled by current dev- Planning and Paying among diverse interests, facilitating public, elopment pressures. Through a combina- for Infrastructure private and corporate sector cooperation, tion of keynote addresses, plenary sessions The Bluegrass region’s ability to create and interactive workshops, participants incentives to promote smart growth prac- learned about smart growth principles and tices is often limited because local govern- January 1999 evaluated the appropriateness of various ments are always in the business of playing Volume 11, Number 1 approaches and models to their region. “catch up.” This creates a problem because William Hudnut, senior resident of the need for local government to be able 3 Tax Conference fellow at the Urban Land Institute in See Bluegrass page 2 4 Urban Land Management Washington, D.C., discussed the charac- 5 Vacant Land in Latin teristics of smart growth, which are also American Cities the goals of the Bluegrass Regional Vision: • Begin with the end in mind and work See Publications 7 Guidebook on Negotiating back from there to plan in advance. Land Use Disputes • Use incentives to guide development Catalog Inside 8 Calendar to areas that make sense. Bluegrass continued from page 1 The Bluegrass Region, 1993 to use public infrastructure to promote development in areas appropriate for growth, away from rural conservation areas, and to help in the purchase of development rights to protect the Bluegrass farmland. Paul Tischler, a fiscal, economic and planning consultant from Bethesda, Mary- land, advocated that government use a capital improvement plan to address this problem. This planning tool allows gov- ernments to create a comprehensive approach to current and future needs in one integrated program. It establishes goals for what projects are needed and how and when to pay for them. Peter Pollock of the Boulder, Colorado, Planning Department presented a case study of how his city has Agricultural areas implemented a capital improvement pro- River and stream corridors gram that addresses capital facilities plan- Concentrations of horse farms ning and budgeting, equity concerns and Low density suburban development Source: Adapted from “A Vision for the Future of linkage of service availability to develop- Urban areas and town centers the Bluegrass Region,” Bluegrass Tomorrow, 1993. ment approval.

Infill Development density of development to respond to another county. Although Bluegrass Promotion of more intense development neighborhood concerns about incompat- Tomorrow has drawn the region together and redevelopment within established cities ibility with the existing community char- to work on these issues, the current rate and towns in the Bluegrass is a critical acter. As a result, land within urban areas of change requires more intensive plan- smart growth issue. It encourages more is being used less efficiently, which in- ning and coordination. efficient use of the region’s highly valued creases the pressure to convert farmland Curtis Johnson, president and chair- Bluegrass farmland and makes better use on the edge of developed areas into future man of the Metropolitan Council of the of existing infrastructure. Too often, how- home sites. Twin Cities area in Minnesota, explored ever, developers are required to reduce the To address this problem, Nore Winter, with conference participants many examples an urban design review consultant in Boul- of additional steps that can be taken to der, Colorado, discussed how communities promote regional cooperation. The good RFP Deadline Is March 1 can make sure that infill and redevelopment news for the Bluegrass, Johnson noted in enhance the community and the quality his opening observations, is that unlike Through its annual Request for Pro- of life in the surrounding neighborhood. some regions of the U.S., the Bluegrass is posal process, the Lincoln Institute He explained how to avoid “generica” by still able to make important choices. He selects and funds contracted research defining community character and using cautioned, though, that any region has projects, case studies, courses and design guidelines to improve new develop- only a few opportunities to get it right, conferences, and fellowships for ments with visual examples that demon- and that there is no magic solution. He also offered several succinct ideas about Ph.D. students and visiting scholars strate the type of development that is preferred. David Rice, executive director of regionalism: “setting a bigger table, in- who are working on land use and the Norfolk, Virginia, Redevelopment and cluding those who disagree,” “it’s never taxation policies. Housing Authority, shared examples of over,” and “no one is excused.” March 1, 1999, is the deadline for infill development projects in that city, proposals to be funded during the which has successfully created quality Next Steps 2000 fiscal year (starting July 1, neighborhoods, encouraged community Conference participants and local com- munity and political leaders who held 1999). If you would like a copy of participation and addressed difficult zoning, design and permitting concerns. a follow-up meeting concluded that the the Request for Proposal guidelines, region needs to explore seven action steps you can download the document Regional Cooperation to build on the ideas generated by the from the Institute’s Web page The seven central Bluegrass counties conference speakers and discussion (www.lincolninst.edu) or request constitute a highly integrated region in sessions. a copy by email (help@lincolninst. terms of land use, economy, and natural 1. Encourage communities to put edu). and cultural resources. Decisions in one in place a well-communicated and clearly county can have a long-term impact on explained capital improvement plan to

LINCOLN INSTITUTE OF LAND POLICY2 LAND LINES • JANUARY 1999 A Balanced Vision for the Future International Tax Conference

he Fifth International Conference on Local Government Taxation, Tcosponsored by the Institute of Revenues, Ratings and Valuation (IRRV) and the Lincoln Institute, will be held in Cambridge, Massachusetts, in late May. IRRV has been a leading organization in the United Kingdom since 1882 for those in the public and private sectors working in local taxation and valuation. This is the first conference in IRRV’s bi- ennial series established in 1991 to be held outside of Europe, and it will use the full Agricultural areas resources of both cosponsors: the practical River and stream corridors knowledge of IRRV revenues and valuation Concentrations of horse farms practitioners and the research-based insights Low density suburban development and scholarship of the Lincoln Institute. Source: Adapted from “A Vision for the Future of Plenary sessions focus on eight themes: Urban areas and town centers the Bluegrass Region,” Bluegrass Tomorrow, 1993. • Decentralization and the redefining of government roles across the globe, help build community confidence that en regional planning efforts. This involves including the balance between the government can meet and pay for the taking care to maximize alliances among private and public sectors. needs of local communities and the region groups and to balance strategic long-term • Political and economic unions and as a whole. The plan should match services planning with specific actions. alliances, including the creation of to regional growth and build consensus What will become of these ideas? the single European currency and the among diverse interest groups about which If the past is any measure, over the next enlargement of the European Union. areas are to be designated as urban and several months the leaders and citizens of • Use of tax instruments to recover for which will remain rural. the Bluegrass region will sort out which community benefit some portion of 2. Promote infill development by of these ideas will work best, and they the increase in land value following using a redevelopment authority to build will form the coalitions necessary to make public investment and growth. downtown housing, redevelop old strip them work. Bluegrass Tomorrow will • Property valuation in a turbulent centers and explore new projects in continue to provide a unique model of economic environment, as in Asia. overlooked urbanized areas. private sector leadership on smart growth • Use of land and building taxes as 3. Develop design guidelines for infill issues in collaboration with the region’s a means of infrastructure finance. and redevelopment projects that work as a public officials and community • Environmental awareness and the tax friend, not a foe. The guidelines should be residents. tools available to encourage better use developed in partnership with the neigh- of natural resources and to reclaim bors to build confidence in the process, Jean Scott is executive director of Bluegrass contaminated land. remove fear of the unknown, and set a Tomorrow, based in Lexington, Kentucky, • Tax collection procedures and best design framework rather than dictate a and Peter Pollock is director of community practices. particular design style. planning in Boulder, Colorado, and a former • Valuation of utilities, such as electric- 4. Use Bluegrass farmland as the niche visiting fellow of the Lincoln Institute. ity, gas, rail and communication lines, or “brand identity” when marketing the Together they developed and organized the in increasingly privatized economies. Bluegrass as a location. conference on Smart Growth for the Bluegrass. Presentations and discussions will 5. Educate the business community, Contacts: [email protected], www. cover the latest valuation and appraisal especially the lending community, about bluegrasstomorrow.org or pollockp@ practices, technological support and policy the reasons for and benefits of smart ci.boulder.co.us. implementation, with an emphasis on growth. both analysis of policy options and 6. Address concerns over economic detailed practical information and advice. winners and losers in the region, and For more information or to register for the undertake economic planning accordingly. conference, contact IRRV at 41 Doughty 7. Build on collaborative regional Street, London, England WC1N 2LF, or efforts now in place and the common email to [email protected]. sense of place in the Bluegrass to strength-

LAND LINES • JANUARY 19993 LINCOLN INSTITUTE OF LAND POLICY Globalization, Structural Change and Urban Land Management

David E. Dowall stagnated. Given their plentiful supplies of infrastructure and social overhead capi- of cheap labor and permissive regulatory tal investments. Unfortunately, in many ities in Latin America, Asia, and environments, cities in developing coun- cities around the world such strategies do Central and Eastern Europe are tries have become important actors in not exist and foreign investment is either Cbeing virtually transformed by global manufacturing. stifled or, if it does take place, causes inflows of capital in ways that urban land Multinational manufacturing cor- significant adverse side effects. Several use planners never thought possible. These porations have been the principal driving examples highlight the consequences cities desperately need to develop and im- force of globalization. These firms have of poor urban land management. plement urban land management systems increasingly shifted production from dev- In Ho Chi Minh City, planners have to maximize the social as well as private eloped to developing countries to exploit not carefully assessed the land use and benefits of globalization. This article looks the advantages of inexpensive labor. As transportation impacts of foreign invest- at globalization trends, identifies urban they restructure their networks of produc- ment. The city administration has ap- land management issues and opportunities, tion, they invest in plants and equipment proved dozens of high-rise office projects and discusses how Buenos Aires, as a case in the host countries and generate signi- in the Central District but they have not example, could strengthen its urban land ficant increases in employment. According adequately assessed the traffic and infra- management systems to better accommo- to the World Bank, five of the eight million structure impacts of these projects. As a date globalization-induced economic jobs created by multinationals between result traffic congestion and infrastructure growth. 1985 and 1992 were generated in develop- problems with the water supply and sew- ing countries. The total number of jobs erage treatment are mounting. To make Globalization Trends created by multinationals in developing matters worse, planners have approved the Over the past 20 years the world economy countries stands at 12 million, but when development of Saigon South, a massive has become more and more integrated. subcontracting is included the true total is 3,000-hectare commercial, industrial and International trade and investment have likely to be 24 million jobs. Multinationals residential project, without assessing its increased and the spatial distribution of account for more than 20 percent of the impacts on the city’s transportation industrial activities has become more total manufacturing employment in such system. diffused. Advances in communications, countries as Argentina, Barbados, Indone- Getting access to land for factories computer technology and logistics have sia, Malaysia, Mexico, the Philippines, and commercial facilities is problematic, revolutionized how business is conducted Singapore and Sri Lanka. particularly in the transition economies and how financial capital is invested. Many of Eastern Europe and the former Soviet cities and regions that were once off the Urban Land Management Union. Decades of inefficient allocation beaten track are now on the world’s main Issues and Opportunities of land for industrial uses have literally street, and those that once dominated As cities strive to become centers of global blighted inner-city areas in Warsaw, Mos- certain markets, such as Glasgow in production, trade and development, they cow and St. Petersburg. Derelict industrial shipbuilding, Birmingham in textiles and are increasingly concerned with improving belts that desperately need regeneration Pittsburgh in steel, have lost ground. their attractiveness for foreign direct in- surround these cities. Unfortunately, a lack Globalization, that is the international vestment and employment generation. For of clarity over land rights, corruption and integration of product, service and finan- example, cities must have efficient spatial bureaucratic inertia are impeding redevel- cial markets, poses enormous opportunities structures, adequate infrastructure and ur- opment. To compound matters, land use and challenges. In the best of circumstances, ban services, affordable housing and healthy plans in many transition economy cities globalization can lead to significant in- environments. Effective urban land man- have not been adjusted to reflect the new creases in non-agricultural employment, agement is required to promote urban land use requirements necessary to support increasing wages, improved living condi- regeneration and development of new post-industrial development. tions and better environmental quality. industrial and commercial districts, invest- The globalization of economic acti- In other cases it may mean plant closures, ments to upgrade and expand critical infra- vity is literally transforming the urban unemployment, declining incomes and structure systems, programs to enhance landscapes of developing countries. To worsened living conditions and protect the environment, and initia- effectively exploit the benefits of inward Because globalization requires foreign tives to upgrade social overhead capital investment flows and to insure that social direct investment in plants and facilities, (housing, education, healthcare). and environmental goals are met, the pub- the internationalization of industrial activ- To implement these initiatives global- lic sector needs to take the lead in plan- ities is profoundly altering the world’s urban izing cities need to develop urban land ning and formulating urban land manage- economic landscape. Over the past two management strategies to provide land for ment strategies to promote sustainable decades, cities benefiting from global industrial and commercial development, urban economic development. structuring have grown rapidly, while less to facilitate the formation of public-private economically competitive cities have partnerships, and to finance the provision See Globalization page 5

LINCOLN INSTITUTE OF LAND POLICY4 LAND LINES • JANUARY 1999 Globalization information about the city’s demographic sector needs to be more cautious and sys- continued from page 4 and economic projections and its land and tematic about the formation and promo- property market so that developers and tion of real estate projects by paying more The Case of Buenos Aires investors are well informed about urban attention to land market research on occu- A recent Lincoln Institute seminar in development trends. This effort includes pancy demand and supply for offices, Buenos Aires offered some ideas on what developing an inventory and assessment retail, industrial and residential sectors. actions are needed to more effectively of public land holdings that can be used To facilitate the implementation manage the challenges of globalization- to foster strategic planning objectives. of these actions, the seminar participants induced investment and urban economic At the same time, government should encouraged Buenos Aires officials to build development in that city. Participants work with community and business lead- awareness about the linkages between agreed that Buenos Aires needs to strength- ers to improve social equity in real estate globalization, urban land management and en its land management and economic market transactions by increasing the sup- economic development. One important development capabilities. The city should ply of affordable housing and seeing that step would be to form a partnership with foster the formation of agglomeration infrastructure and urban services are pro- the private sector to develop a land market economies and define and strengthen vided to all neighborhoods regardless of database of real estate transactions in the its comparative advantage in the global social or economic status. This may in- city. In addition, the participants identi- marketplace. The public sector should also clude preparing a capital budget for critical fied the need for training courses on such foster the formation of social overhead infrastructure and real estate development topics as strategic planning; public-private capital and facilitate the development of projects, as well as strategies for financing partnerships; financing urban develop- critical infrastructure, social services and these investments. ment and infrastructure; developing other investments that cannot be provided The private sector is challenged with affordable housing; linking urban land by the private sector. developing the city by providing businesses management with economic development; Government needs to remove market and residents with shops, offices, factories and promoting urban revitalization and imperfections and internalize externalities and housing. To the fullest extent possible, regeneration. so that the social benefits of urban devel- the government should enable the private opment are maximized and social costs sector to develop real estate to match the David E. Dowall is professor of city minimized. This requires having in place changing requirements of households and and regional planning at the University sound and appropriate land use and envi- businesses. In some cases, such activities of California at Berkeley. Contact: ronmental planning controls and regula- require partnerships between the public [email protected]. tions. Government should also provide and private sector. For its part, the private

Vacant Land in Latin American Cities

Nora Clichevsky and public agents, including governments, Characteristics of Vacant Land in the management of vacant land. They The four primary characteristics of vacant acant land and its integration into concluded that vacant land is an integral land considered in this research project are the urban land market are topics element of the complex land markets in ownership, quantity, location and length of V rarely investigated in Latin Amer- these cities, affecting fiscal policies on vacancy. In general, vacant land in Latin ica. The existing literature tends to focus land and housing. Thus, vacant land has America is held by one or more of the fol- only on descriptive aspects (i.e., number great potential for large-scale developments lowing agents, each with their respective and size of lots). In the current context of that could result in improved conditions policies: real estate developers or sub-dividers profound economic and social transforma- for urban areas, as well as reduced social (both legal and illegal); low-income people tions and changing supply and demand polarization and greater equity for their who have acquired land, but cannot afford patterns of land in cities, the perception populations. to develop it; real estate speculators; farm- of vacant land is beginning to change from The six cities in the study vary in size ers; state enterprises; and other institutions being a problem to offering an opportunity. but share the common attributes of rapid such as the church, the military, social A comparative study of vacant land population growth and territorial expansion. security, etc. in six Latin American cities (Buenos Aires, They also have comparable social indicators Determining how much vacant land Argentina; Lima, Peru; Quito, Ecuador; (high rates of poverty, unemployment and exists in each city depends on the defini- Rio de Janeiro, Brazil; San Salvador, El underemployment), significant deficits in tion given to the term in the respective Salvador; and Santiago, Chile) was recent- housing and provision of services, and country (see Figure 1). Quantifying vacant ly completed as part of an ongoing Lincoln high levels of geographical social stratifica- land is further complicated by the numer- Institute-sponsored research project. The tion and segregation. The land markets in ous obstacles that exist to obtaining accu- participating researchers examined differ- each of the cities also have similar charac- rate information, thus limiting the possi- ent categories of vacant land, the problems teristics, although they exhibit their own bility of comparing data and percentages they generate and their potential uses, as dynamics in each sub-market. across metropolitan areas. Finally, in well as the changing roles of both private several of these cities (San Salvador, Santi-

LAND LINES • JANUARY 19995 LINCOLN INSTITUTE OF LAND POLICY ago and Buenos Aires) there are significant environmental protection, although Another characteristic common to “latent” vacant areas. These are unused or consciousness about land conservation the areas studied, with the exception of marginally used buildings, often previously remains a low priority in Latin America. Santiago, is that urban development policy occupied by former state-owned companies, The study asserts that, in general, the and specific land market policies have been waiting for new investments in order to urban poor have little access to vacant land disconnected from tax policy. Even in those be demolished or redeveloped. due to high land values, despite the fact cities where there is a distinction in In these six cities, the percentage of that values do vary according to sub-market. taxation on vacant versus built land—such vacant land ranges from under 5 percent Prices are high in areas of dynamic urban as Buenos Aires or Quito—it has not tran- in San Salvador to nearly 44 percent in Rio expansion that offer better accessibility and slated into any real changes. Sanctions and de Janeiro. If all of San Salvador’s “latent” services. A large amount of vacant land in higher taxes on vacant areas have largely vacant areas were included, the percentage several of the cities studied is not on the been avoided through a series of loopholes of vacant land could increase to 40 percent market and will likely remain vacant for and “exceptions.” of the total metropolitan area. On the an indefinite period of time. It is in these whole, vacant land in the cities accounts areas, the researchers contend, that policies Proposals and Criteria for a significant percentage of serviced should be implemented to reduce the price for Implementation areas that could potentially house consid- of serviced vacant land to make it more Arguing for an increased government erable numbers of people who currently accessible to the poor. role in land markets in combination with have no access to serviced urban land. The majority of Latin American cities institution-building and capacity-building The location of vacant land is relative- have no explicit policies or legal frame- among other involved actors, the study ly uniform throughout the region. Whereas work regarding vacant land. In those cities formulates a number of proposals for the in the United States vacant land tends to where some legislation does exist, such as use and reuse of vacant land in Latin Amer- be centrally located (such as abandoned Rio de Janeiro, it is basically limited to ica. An overriding proposal is that vacant areas or industrial brownfield sites), in recommendations and lacks real initiatives. land should be incorporated into the city’s Latin America the majority of vacant sites In Santiago, recent legislation has promoted overall policy framework, taking into lie in the outskirts of the cities. These areas increased density in urban areas, yet it is account the diversity of vacant land situa- are frequently associated with speculation too soon to know the implications of these tions. Land use policies to increase the num- and retention strategies for occupation measures.1 References to the environment ber of green areas, build low-income hous- based on the provision of services. In con- are also generally lacking in “urban” legis- ing and provide needed infrastructure trast, the length of time land has been lation. Vacant land could play an impor- should be implemented as part of a frame- vacant differs considerably: in Lima and tant role in urban sustainability. However, work of urban planning objectives. Further- Quito, vacant urban lots are relatively “new,” reaching this potential would depend on more, vacant land should be used to pro- whereas in Buenos Aires some urban lots better articulation between environmental mote “urban rationality” by stimulating have remained vacant for several decades. and planning actions, especially at the the occupation of vacant lots in areas with local level. existing infrastructure and repressing Policy Issues and Development Potential Figure 1: Vacant Land Comparisons An evaluation of the urban-environmental conditions of vacant land concludes that a For the purpose of comparing data in this six-city study, the participants used the significant number of sites could tolerate following working definition for vacant land: currently unused land located within residential or productive activities. These the urban limits and excluding parks, plazas or ecologically protected areas destined areas currently constitute an underutilized for public use. Statistics are from various years between 1987 and 1996, and some resource and should be considered for in- distinctive characteristics of vacant land in each city are noted. vestments in urban infrastructure to im- prove land use efficiency. An equally signi- City Vacant Land % Metropolitan Special ficant segment, however, has important (in hectares) Area Characteristics risk factors: inadequate basic infrastructure; Buenos Aires 43,300.0 32.0 % Includes traditionally water polluted by industrial waste; risk unserviced areas; new of flood, erosion or earthquake; and poor legislation determines that accessibility. Such land is inappropriate for vacant land must be serviced. occupation unless significant investments Lima 21,283.0 7.6 % Includes only serviced areas are made to safeguard against these envi- with water & sewerage systems. ronmental problems. Some land in this category could have great potential for Quito 4,080.2 21.7 % Río de Janeiro 54,880.0 44.0 % Includes areas of environmental risk. 1 The 1994 Regulatory Plan for the Santiago metropolitan area defined a goal of elevating the San Salvador 10.5 4.6 % Includes only the historic city’s average density by 50 percent, while 1995 center. reforms to the Ley de Rentas introduced a fee on non-edified land and a disincentive to land Santiago 5,637.4 11.4 % speculation.

LINCOLN INSTITUTE OF LAND POLICY6 LAND LINES • JANUARY 1999 urban growth in areas without appropriate infrastructure. New Guidebook on Urban policy objectives on vacant land should also be pursued through tax Negotiating Land Use Disputes policy. Some suggestions formulated in this regard are the broadening of the tax and use issues are becoming more an important supplement to the traditional base and tax instruments; incorporating and more complex, and it is diffi- administrative, political and legal tools mechanisms for value capture in urban L cult for public officials to find ways typically used to resolve land use disputes. public investment; application of a progres- to balance the contending forces of envi- With the use of assisted negotiation, it is sive property tax policy (to discourage land ronmental protection, economic develop- possible to: retention by high-income owners); and ment and local autonomy. Polarization • write new comprehensive plans that greater flexibility in the municipal tax over land use disputes all too often leads to can gain community-wide support; apparatus. litigation, and the courts are not interested • find consensus even in the face of These policies should be linked to in reconciling legitimate differences in serious conflict; other mechanisms designed to deter the perspective. A recently published guide- • balance environmental and economic expansion of vacant land and the dynamic book is designed to help public officials concerns; and of geographical social stratification and address these concerns and offers step-by- • improve relationships with neighbor- segregation. Such related mechanisms might step advice on assisted negotiation based ing communities. include the granting of low-interest credits on actual case studies. The guidebook answers frequently or subsidies for the purchase of building Using Assisted Negotiation to Settle asked questions about why and how to use materials; technical assistance for construc- Land Use Disputes was prepared with Lin- assisted negotiation, the risks and kinds of tion of housing; provision of infrastructure coln Institute support by the Consensus preparations that are involved, and issues networks to reduce costs; and credits or Building Institute (CBI), a not-for-profit to be addressed in hiring a professional grace periods for payment of closing costs, organization headed by Lawrence Susskind. mediator or facilitator to handle the dis- taxes and service fees on property. Widely recognized as a leading scholar on pute resolution. It also outlines some of Other proposals address the develop- the design, implementation and evaluation the obstacles that are likely to arise, such ment of pilot programs for land transfers of dispute resolution practices, Susskind as distrust among the parties, difficult using public-private partnerships to build is professor of urban and environmental personalities and conflicts in values, and on government-owned land in order to planning at Massachusetts Institute of suggests strategies to overcome these promote social housing at affordable rates; Technology and senior fellow at the Pro- difficulties. reuse of some land for agricultural produc- gram on Negotiation at Harvard Law The case studies illustrate particular tion; and greater attention to environmen- School. steps in the negotiation process: undertak- tal issues, with the goal of assuring urban Susskind and CBI initiated a survey ing a conflict assessment, selecting and sustainability in the future. in 1997 to evaluate the use of assisted training stakeholders to participate in the negotiation in local land use disputes in negotiation, and establishing an advisory Nora Clichevsky is a researcher with 100 communities across the United States. committee to handle future disagreements. CONICET, the National Council for Scien- Each case took place between 1985 and Resource information at the end of the tific and Technical Research in Buenos Aires, 1997 at a local or regional level and in- publication includes an annotated biblio- Argentina. She is the coordinator of the six- volved the use of a neutral party to resolve graphy and lists of organizations and state city study of vacant land in Latin America, the dispute. The findings and recommen- agencies that offer dispute resolution which met to discuss these findings in August dations presented in this guidebook are services. 1998. Laura Mullahy, a research assistant based on the experiences of approximately with the Lincoln Institute’s Latin American 400 participants in the 100 cases. Eight Using Assisted Negotiation to Settle Land Program, contributed to this article. cases were selected for intensive on-site Use Disputes: A Guidebook for Public Other members of the research team are investigation by the CBI’s research partner, Officials, 24 pages, $12.00 plus shipping Julio Calderón of Lima, Peru; Diego Carrión Marshall Kaplan, executive director of the and handling. Product code: 134-4. Please and Andrea Carrión of CIUDAD in Quito, Institute for Policy Research and Imple- use the order form in this newsletter or call Ecuador; Fernanda Furtado and Fabrizio mentation at the University of Colorado at the Lincoln Institute at 800/LAND-USE Leal de Oliveira of the University of Rio de Denver. Four of the cases are summarized (526-3873) to order the publication. Janeiro, Brazil; Mario Lungo and Francisco in this guidebook, along with an addi- Oporto of the Central American University tional case. Lawrence Susskind will present a one-and- in El Salvador; and Patricio Larraín of the Most survey participants had a posi- a-half-day workshop on mediating land use Chilean Ministry of Housing and Urbanism. tive view of assisted negotiation, and two- disputes at the Lincoln Institute later this In the next phase of this project, the thirds of the disputes were settled. Even in year. Send email to [email protected] to Lincoln Institute will sponsor a seminar on the unsettled cases, the majority of parti- be placed on a special mailing list to receive vacant land this spring in Río de Janeiro, cipants who viewed their dispute as un- information about this workshop. with the participation of the original research- resolved thought that the face-to-face ers as well as other experts from each of the assisted negotiation process had helped the cities involved. Contact: [email protected] parties make significant progress and was

LAND LINES • JANUARY 19997 LINCOLN INSTITUTE OF LAND POLICY Calendar Contact: Lincoln Institute, 800/LAND-USE (526-3873) or [email protected], unless otherwise noted. On the Web Founder’s Day Lecture Urban Development www.lincolninst.edu Local Property Taxation: Options for California’s Great Central Valley An Assessment Check out “What’s New” on the Web JANUARY 21 FEBRUARY 25–26 Cambridge, Massachusetts Modesto, California to download a few selected working papers, a three-part debate on tax base sharing, and Farmland Preservation State Planning the RFP guidelines, all for free! Audio Conference Training in the Northeast Series cosponsored with MARCH 4–5 American Planning New Jersey Use the search engine to find specific courses, Association (APA) Contact: Thomas K. Wright, research projects or publications of interest. FEBRUARY 10 Regional Plan Association/NJ, Contact: Carolyn Torma, APA, 973/623-1133 312/431-9100 Review our publications catalog of 40 books Program in Latin and policy focus reports, as well as abstracts of Valuing Land Affected America by Conservation Easements more than 35 Institute-supported working FEBRUARY 12 Land Taxation and Urban papers. Atlanta, Athens and other sites Development in Georgia, via the interactive JANUARY 18-19 satellite distance learning San Salvador, El Salvador To order any of these publications, use the system of the University of Contact: Planning Office of the order form in this newsletter, email to Georgia Center for Continuing Metropolitan Area of San [email protected], or call 800/LAND-USE Education Salvador, [email protected] Contact: Georgia Center for (526-3873). Continuing Education, 706/542- 6645, [email protected]

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land policy and taxation. By supporting multi-disciplinary Lincoln Institute of Land Policy research, educational and publications programs, the 113 Brattle Street, Cambridge, MA 02138-3400 Tel: 617/661-3016 Fax: 617/661-7235 Institute brings together diverse viewpoints to expand the body of Email: [email protected] (editorial content) useful knowledge in three program areas: taxation of land and build- [email protected] (information services)

ings; land use and regulation; and land values, property rights and Web: www.lincolninst.edu ownership. Our goal is to make that knowledge comprehensible and accessible to citizens, policymakers and scholars, to improve public Editor Design and private decisionmaking. The Lincoln Institute is an equal oppor- Ann LeRoyer David Gerratt/ DG Communications tunity institution in employment and admissions. President and CEO H. James Brown Information Graphics Annie Bissett Chairman of the Board PRINTED ON RECYCLED PAPER USING SOY-BASED INKS Kathryn J. Lincoln Lincoln Institute of Land Policy Publications

Lincoln Institute publications are designed in several formats for a diverse audience that includes elected and appointed officials, practitioners, citizens, students and scholars involved in land use and land-related taxation issues.

Program in the Taxation of Land and Buildings

BOOKS Land Value Taxation: Can It and Will It Work Today? Dick Netzer, editor Policy Focus Reports Decades before Henry George made a passionate case for This series was established in 1994 to the “single tax” in Progress and Poverty (1879), the classical produce succinct and timely studies of land economists had recognized that, in theory, the land value use and taxation issues facing policymakers tax was almost the perfect tax. Today, many scholars and and their communities. Each illustrated practitioners question whether land value taxation is a seri- report summarizes recent research and ous contender as an important revenue source. But, what- political experiences on a major policy issue, ever its political potential may be, economists continue to and incorporates case studies and diverse find the theoretical case for a land tax compelling. This points of view from scholars, public collection of eight scholarly papers and ten commentaries is derived from a conference sponsored by the Lincoln Insti- officials and practitioners. tute in January 1998 to explore and debate the applications of the land value tax in contemporary societies. Books 1998, 284 pages, paperback, $25.00. 133-6 The Lincoln Institute has been publishing books since the 1970s, and in 1992 began Local Government Tax and Land Use Policies copublishing selected titles with the in the United States Brookings Institution Press, and occasion- Helen F. Ladd, with Ben Chinitz and Dick Netzer ally with other publishers, such as Island This accessible, non-technical book evaluates the most recent Press and Edward Elgar Publishing, Ltd. economic thinking on the nexus between local land use and tax policies. Ladd summarizes the extensive literature debat- ing the theoretical controversies on fiscal policy, and other Working Papers To order any of Working papers report new research by contributors present new research on issues such as impact fees, land value taxation and metropolitan tax base sharing. these publications, Lincoln Institute fellows and faculty asso- Copublished with Edward Elgar Publishing Ltd. ciates investigating a wide range of land please use the 1998, 272 pages, hardcover, $80.00. 657-5 use and taxation issues. Most papers are of Request Form or article length, and many are later published Legal Issues in Property Valuation and Taxation: in professional or scholarly journals. Cases and Materials call 800/LAND-USE Joan M. Youngman (526-3873). Current Lincoln Institute publications are A comprehensive guide to basic concepts in valuation and tax listed below by the most relevant Program policy as seen by the courts, this book provides an overview Area, although in many cases the contents of the current structure and function of real property taxation span more than one subject area. in the U.S. Published by the International Association of Assessing Officers. 1994, 300 pages, paperback, $37.95. 153-3

LAND LINES • JANUARY 1999 LINCOLN INSTITUTE OF LAND POLICY An International Survey of Taxes William A. Fischel on Land and Buildings “School Finance Litigation and Property Tax Revolts: Joan M. Youngman and Jane H. Malme How Undermining Local Control Turns Voters Away This study summarizes and compares property taxation From Public Education” and administration in 14 nations, including several 1998, 78 pages, $14.00. WP98WF1 countries that have undergone recent reforms. Copub- lished with Kluwer Law and Taxation Publishers. Gerald Korngold 1994, 225 pages, paperback, $32.95. 793-8 “Private Land Use Controls: Private Initiative and the Public Interest in the Homeowners Association A Look at State and Local Tax Policies: Context” Past Trends and Future Prospects 1995, 20 pages, $9.00. WP95GK1 Frederick D. Stocker, editor In reviewing the major economic and political changes Alven H.S. Lam and Steve Wei-cho Tsui in state and local tax systems during the 1980s, the “Policies and Mechanisms on Land Value Capture: author predicts changes for the 1990s that are proving Taiwan Case Study” to be neither easy nor politically safe. 1998, 42 pages, $9.00. WP98AL1 1991, 77 pages, paperback, $7.00. 118-2 Nathaniel Lichfield and Owen Connellan Proposition 13: “Land Value Taxation in Britain for the Benefit of the A Ten-year Retrospective Community: History, Achievements and Prospects” Frederick D. Stocker, editor 1997, 80 pages, $14.00. WP98NL1 How have California’s local governments coped with the severe revenue restrictions of Prop 13? Jane H. Malme What effects has the property tax revolution “Preferential Property Tax Treatment of Land” had on urban growth patterns in the state? Has (farms, forests and open space) the act produced viable and lasting reform, or 1993, 52 pages, $14.00. WP93JM1 was it a tragic mistake? The experts’ analyses in this ten-year review still have relevance today. Koichi Mera 1991, 201 pages, paperback, $17.50. 108-5 “The Failed Land Policy: A Story from Japan” 1996, 36 pages, $9.00. WP96KM1 Economics and Tax Policy Karl E. Case Attiat F. Ott This clear and concise explanation of the basic prin- “Land Taxation and Tax Reform in the Republic ciples of microeconomic theory shows the implications of Estonia” of property tax policy for the behavior of individual 1997, 53 pages, $14.00. WP97AO3 enterprises. 1986, 151 pages, hardcover, $14.00. 209-X Attiat F. Ott “Land Use, Population Structure and Farm Wealth WORKING PAPERS in Pre-Soviet Estonia” 1997, 40 pages, $9.00. WP97AO1 John E. Anderson “Measuring Use-Value Assessment Tax Expenditures” Attiat F. Ott and Kamal Desai 1998, 30 pages, $9.00. WP98JA1 “Land Reform: Restitution and Valuation in the Republic of Estonia,” Pamela J. Brown and Charles J. Fausold 1997, 62 pages, $14.00. WP97AO2 “A Methodology for Valuing Town Conservation Land” Donald J. Reeb 1998, 24 pages, $9.00. WP98PB1 “The Adoption and Repeal of the Two Rate Property Tax in Amsterdam, New York” Jeffrey I. Chapman 1998, 42 pages, $9.00. WP98DR1 “The Continuing Redistribution of Fiscal Stress: The Long-run Consequences of Proposition 13” Koleman S. Strumpf 1998, 118 pages, $18.00. WP98JC1 “Infrequent Assessments Distort Property Taxes: Theory and Evidence” William A. Fischel 1998, 48 pages, $9.00. WP98KS1 “Do Growth Controls Matter? A Review of Empirical Evidence on the Effectiveness and Efficiency Nicolaus Tideman of Local Government Land Use Regulations” “Taxing Land is Better than Neutral: Land Taxes, 1990, 68 pages, $14.00. WP87-9 Land Speculation and the Timing of Development” 1995, 25 pages, $9.00. WP95NT1

LINCOLN INSTITUTE OF LAND POLICY LAND LINES • JANUARY 1999 Program in Land Use Alternatives to Sprawl and Regulation Dwight Young As metropolitan areas across Amer- ica absorb new residents and POLICY FOCUS REPORTS haphazardly planned business Open Space Conservation: Investing in and retail development, the result Your Community’s Economic Health is often the kind of sprawl asso- John Tibbetts ciated with auto-dependent This report describes several techniques of delineating growth: traffic congestion, featureless low- the economic value of open space, explaining their density housing tracts, congested retail centers that lack strengths and limitations. The report also analyzes the aesthetic distinction, and the draining of vital resources effectiveness, practicality and fairness of numerous tools from older city neighborhoods. These problems stem used to finance open space conservation, such as impact from the complex interaction of public policies and fees, dedications of land, transfer fees, conservation individual market-related decisions. Proposed alterna- easements and floodplain zoning. With this informa- tive forms of growth that promote clustered housing tion, planners, developers, government officials, land and transit-oriented development offer promise, but trust representatives, homeowners, and citizens can still face stringent tests in the economic and political think more strategically about preservation opportuni- marketplaces. ties in their communities. 1995, 32 pages, paperback, $14.00. PF004 1998, 36 pages, paperback, $14.00. PF007 On Borrowed Land: Risks and Rewards of Brownfield Public Policies for Floodplains Redevelopment Scott Faber James G. Wright Flooding is a natural hydrologic occurrence, but Brownfields are abandoned, idled or under-used in- flood-related damage to property and the risks to dustrial and commercial facilities where expansion or human life are exacerbated by urban growth and redevelopment is complicated by real or perceived en- other intensive development in floodplains. The vironmental contamination. The definition is broad conventional response has been to construct and can cover an entire industrial zone or a single ever-larger flood control systems, but flood- abandoned building. By some estimates, there are as plains are not fixed and they defy simply struc- many as 450,000 brownfields scattered nationwide. tural solutions. The report considers ecologi- Some sites do present direct public health hazards, but cal, economic and legal issues of land use in most cases the more serious threat is to the economic in floodplains through case studies of local health of the host city due to lost jobs, abandoned responses to the disastrous 1993 floods in industrial sites and the expansion of blighted neighbor- the Midwest, as well as other river basin man- hoods. Ultimately, the private real estate market will agement programs around the country. It suggests determine how brownfields are reused, but it is nece- alternatives to making floodplains safe for development ssary for government to act to protect the public through locally based planning and flood hazard man- interest. agement in cooperation with regional, state and 1997, 32 pages, paperback, $14.00. PF006 federal levels of government. 1996, 32 pages, paperback, $14.00. PF003 The New Urbanism: Hope or Hype for American Communities? Managing Land as Ecosystem and Economy William Fulton Alice E. Ingerson, editor Since the early 1980s, a group of planners, architects Environmentalists and resource users have banded and developers have been rebelling against “conven- together behind the common goal, or at least the com- tional” suburban development as practiced in the mon slogan, of “sustainable development.” What are United States since the end of World War II. Once the economic, political and social costs of existing mostly theoretical, the New Urbanism movement is systems for conserving endangered species and wet- beginning to yield tangible results, as communities lands? How would reform proposals for broad-scale based on New Urbanist principles are being built all habitat planning and mitigation reduce these costs? over the country. But, can these “designer” communi- The report examines the fundamental questions of ties successfully compete in the complex financial and fairness and property rights, the “value” or relative socioeconomic marketplace of the 1990s, and can they benefits of natural systems and economic development, truly solve the problems of auto-oriented sprawl as the and balancing public participation with science to set proponents claim? policy priorities. 1995, 36 pages, paperback, $14.00. PF001 1996, 32 pages, paperback, $14.00. PF005

LAND LINES • JANUARY 1999 LINCOLN INSTITUTE OF LAND POLICY Land Policy and Boom-Bust Real Estate Metropolitics: A Regional Agenda Markets for Community and Stability Jonathan D. Cheney, editor Myron Orfield Land and real estate markets went on a roller Metropolitan communities across the country face coaster ride in the United States in the 1980s and similar problems: the concentration of poverty in cen- early 1990s. The volatile combination of econ- tral cities; declining older suburbs and vulnerable dev- omic growth, demographic change, and federal eloping suburbs; and costly sprawl, with upper-middle- tax and banking policies that stimulated this class residents and new jobs moving further and further boom-bust cycle has affected regional economic out to a favored quarter. Exacerbating this polarization, performance, the affordability of housing and the federal government has largely abandoned urban local governments’ fiscal health. This report policy. This book tells the story of how demographic discusses whether and how local government research, state-of-the-art mapping and pragmatic should attempt to mitigate the effects of such politics in the Twin Cities region of Minnesota built cycles and examines a range of available land a powerful alliance that led to the creation of the area’s and tax policy tools. widely recognized regional government and the enact- 1994, 32 pages, paperback, $14.00. PF002 ment of land use, fair housing and tax-equity reform legislation. The author’s analysis has important impli- BOOKS cations for metropolitan regions in other parts of the U.S. Copublished with Brookings Institution Press. Using Assisted Negotiation to Settle Land Use 1997, 224 pages, hardcover, $28.95. 6440-8 Disputes: A Guidebook for Public Officials Lawrence Susskind and the Consensus Building Institute Land Use in America As land use issues become more complex, it is difficult Henry L. Diamond and Patrick F. Noonan for public officials to find ways to balance the contend- Since World War II and accelerating over the past 25 ing forces of environmental protection, economic dev- years, rapid population and economic growth has trans- elopment and local autonomy. This Guidebook reports formed the American landscape. Efforts to improve our on a survey of 100 community efforts to resolve land approach to how land is used have not kept pace with use disputes through face-to-face negotiation assisted improvements on other environmental fronts, such as by a neutral party-either a facilitator or a mediator. The air and water quality and the recovery of certain en- results of interviews with more than 400 people involved dangered species. The authors analyze the issues and in these disputes are supplemented with five short case present a ten-point agenda to help America’s communi- studies that illustrate how assisted negotiation has been ties accommodate future growth in more environmen- used successfully in different community contexts. The tally sound and fiscally responsible ways. Also included Guidebook also answers frequently asked questions are papers contributed by 12 leading figures in govern- about the advantages and risks of using assisted ment, business, academia and the nongovernmental negotiation and offers guidelines for selecting and arena. Copublished with Island Press. working with a qualified facilitator or mediator. 1996, 368 pages, paperback, $26.95. 464-2 1999, 24 pages, paperback, $12.00. 134-4 New Visions for Metropolitan America Fortress America: Gated Communities Anthony Downs in the United States Americans’ preference for low-density development Edward J. Blakely and Mary Gail Snyder has generated severe traffic and pollution problems for Across the nation, Americans are “forting up” central cities and has driven both urban and suburban —retreating from their neighbors by locking housing prices beyond affordable levels. Downs offers themselves behind security-controlled walls, thoughtful insights on the social and political problems gates and barriers. This book studies the facing metropolitan areas across the U.S. He proposes development and social impact of this rapid- three alternative visions that reverse the trend to sprawl ly growing phenomenon by exploring vari- by emphasizing a regional sense of community rather ous types of gated communities and the than one oriented to a single jurisdiction. Copublished reasons for their popularity. The authors with the Brookings Institution. examine the social, political and governance 1994, 256 pages, paperback, $16.95. 1925-6 dilemmas posed when millions of Americans opt out of the local governance system by Land Conservation privatizing their environment. Copublished Through Public/Private Partnerships with Brookings Institution Press. Eve Endicott, editor 1997, 192 pages, hardcover, $24.95. 1002-X Public officials, citizen conservationists and land trust staff can learn from this anthology of case studies how many states and national agencies have collaborated with nongovernmental organizations to forge innova-

LINCOLN INSTITUTE OF LAND POLICY LAND LINES • JANUARY 1999 tive partnerships for land conservation. Contributors growth boundaries, public services planning and include: American Farmland Trust, The Nature Con- farmland protection are also analyzed. servancy, The Trust for Public Land, National Park 1992, 243 pages, paperback, $20.00. 120-4 Service, U.S. Fish and Wildlife Service, and the states of New York, Rhode Island and Vermont. Copublished Confronting Regional Challenges: Approaches

with Island Press. To order call 800/828-1302. to LULUs, Growth, and Other Vexing DeGrove/Miness 1993, 320 pages, paperback, $24.95. 176-7 Governance Problems

Joseph DiMento and LeRoy Graymer, editors Gr & Planning Policy: Land for Frontier New The THE NEW FRONTIER FOR L Regulation for Revenue: The Political Can rival community groups ‘get to yes’ when LAND POLICY Economy of Land Use Exactions it is in the public’s interest to resolve disputes Alan A. Altshuler and Jose A. Gomez-Ibanez arising from LULUs (locally unwanted land Planning and with Arnold Howitt uses)? NIMBY responses to facilities such as Growth Management The authors offer an insightful look at an increasingly landfills, prisons or low-income housing may in the States

important phenomenon in local government: the use of be symptomatic of deeper problems confront- h i Management owth exactions and similar tools not just to regulate develop- ing local governments. The collection of ment but to fund infrastructure and essential services. papers reviews case studies and offers strategies By John M. DeGrove Their analysis considers the social effects and overall to resolve controversial land use decisions. with the assistance of Deborah A. Miness fairness of such tools. Copublished with the Brookings 1991, 133 pages, paperback, $17.50. 117-4 Deborah A. Miness

Institution. L INCOLN INSTITUTE OF L 1993, 175 pages, paperback, $12.95. 0355-4 Retention of Land for Agriculture: AND POLICY Policy, Practice and Potential in New England The New Frontier for Land Policy: Planning Frank Schnidman, Michael Smiley, and Eric G. Woodbury and Growth Management in the States The only complete state-by-state analysis of programs John M. DeGrove with Deborah A. Miness to conserve farmland in New England, this book shows Starting with Florida in the mid-1980s, spanning the that local sup-port and active cooperation of farm own- initiatives of Georgia, New Jersey, Maine, Rhode Island ers are keys to success. In evaluating a broad range of and Vermont, and ending with Washington state in farmland protection programs, the authors also exam- 1990, this work summarizes programs now in use to ine the role of federal, state and municipal government. manage and plan for growth at the state level. It remains 1990, 358 pages, paperback, $17.50. 109-3 important reading for policymakers in any state con- sidering moving beyond local or metropolitan growth Dealing with Change in the Connecticut management strategies. River Valley: A Design Manual for 1992, 176 pages, paperback, $18.95. 121-2 Conservation and Development Robert D. Yaro, Randall G. Arendt, Harry L. Dodson, Regional Growth . . . Local Reaction: and Elizabeth A. Brabec The Enactment and Effects of Local Growth This critically acclaimed manual uses striking perspec- Control and Management Measures in tive drawings, plans and photos to explain how a California community can use creative planning guidelines to Madelyn Glickfeld and Ned Levine accommodate growth while preserving rural landscapes. What works and what doesn’t in local balanced-growth Copublished with the Environmental Law Foundation. policies for California? This book summarizes how 443 1988, 182 pages, wirebound, $30.00. DESMAN of the state’s cities and counties dealt with problems caused by rapid growth in the 1970s and 80s. Numer- Land Banking Revisited: ous quick-reference maps, charts and graphs illustrate Massachusetts Breaks the Mold the distribution of different types of growth control Jean O. Melious measures throughout the state. The data are valuable Land banking usually connotes large-scale resources in light of changing social and economic government acquisition of property to conditions in California in the late 1990s. control the pace and character of develop- 1992, 164 pages, paperback, $15.00. 119-0 ment. This study analyzes the innovative use of small-scale land banking to The Regulated Landscape: Lessons preserve open space and redevelop on State Land Use Planning from Oregon blighted urban areas. Gerrit Knaap and Arthur C. Nelson 1986, 51 pages, paperback, $5.25. LPR-107 What can policymakers and citizens in other states learn from Oregon’s two decades of innovative land use Affordable Housing Mediation: planning? A great deal. This book examines the effects Building Consensus for Regional Agreements of Oregon’s comprehensive land use act on economic in the Hartford and Greater Bridgeport Areas activity, housing, agriculture and land values. Urban Lawrence E. Susskind and Susan L. Podziba This report presents two case studies and a how-to

LAND LINES • JANUARY 1999 LINCOLN INSTITUTE OF LAND POLICY manual on the process of overcoming political obstacles WORKING PAPERS to build a consensus for affordable housing. 1990, 144 pages, paperback, $9.40. 113-1 Alan Altshuler “The Governance of Urban Land: Critical Issues and Special Districts: Research Priorities” The Ultimate in Neighborhood Zoning 1994, 36 pages, $9.00. WP94AA1 Richard F. Babcock and Wendy U. Larsen The authors present an informative, entertaining and Chang-Hee Christine Bae and Harry W. Richardson often irreverent examination of the personalities, “Automobiles, the Environment, and Metropolitan controversies and compromises that have created Spatial Structure” zoning districts around special areas in New York 1994, 24 pages, $9.00. WP94CB1 City, Chicago and San Francisco. They also share illuminating insights into the benefits and Timothy Beatley problems associated with this unique regulatory “Sustainable European Cities: A Survey of Local tool. Practice and Some Lessons for the U.S.” 1990, 187 pages, paperback, $15.00. 112-3 1998, 126 pages, $18.00. WP98TB1

Building Together: Philip R. Berke and Jack Kartez Investing in Community Infrastructure “Sustainable Development as a John P. Thomas and Kent W. Colton, editors Guide to Community Land Use Policy” Infrastructure Financing Task Force Local 1995, 34 pages, $9.00. WP95PB1 officials and developers can use this innovate workbook to identify methods for financing Ann O’M. Bowman and Michael A. Pagano infrastructure equitably while helping to accommodate “Urban Vacant Land in the United States” growth in their communities. Copublished with the 1998, 78 pages, $14.00. WP98AB1 National Association of Counties, National Association Robert W. Burchell and David Listokin of Home Builders, Government Finance Research “Land, Infrastructure, Housing Costs and Fiscal Center and Urban Land Institute. Impacts Associated with Growth: The Literature 1989, 131 pages, binder, $25.00. BUILD on the Impacts of Sprawl versus Managed Growth” The Zoning Game: Municipal Practice 1995, 33 pages, $9.00. WP95RB1 and Policies Chengri Ding, Gerrit Knaap and Lewis Hopkins Richard F. Babcock “Managing Urban Growth with Urban Growth A classic of zoning literature, Babcock’s astute and witty Boundaries: A Theoretical Analysis” observations about American zoning as actually 1997, 30 pages, $9.00. WP97CD1 practiced still ring true today. 1966, 202 pages, paperback, $14.50. 04094-1 Robert C. Einsweiler, et al. The Zoning Game Revisited “Managing Community Growth and Change” (including an overview and 3 bibliographies) Richard F. Babcock and Charles L. Siemon 1992, 4 volumes, 97 to 179 pages each, $56.00. WP92MCGC More than a sequel, this rich and fascinating collection of case studies on local land use politics offers behind Ann Forsyth the scenes analysis of decisionmaking on zoning “Public Spaces in Metropolitan Context: controls and land development in eight states. Notes on Regulation and Measurement Issues” 1985, 304 pages, paperback, $14.50. 116-6 1998, 114 pages, $18.00. WP98AF1 Urban Planning for Latin America: Charles H. W. Foster The Challenge of Metropolitan “The Environmental Sense of Place: Growth Precepts for the Environmental Practitioner” Francis Violich with Robert Daughters 1995, 20 pages, $9.00. WP95CF1 The authors offer an historical, comparative perspective on urban planning in Latin Yu-Hung Hong America and suggest how urban policy “Communicative Planning Approach Under could have a positive role in solving an Undemocratic System: Hong Kong” problems caused by rapid development. 1998, 34 pages, $9.00. WP98YH2 1987, 435 pages, hardcover, $26.25. 213-8

LINCOLN INSTITUTE OF LAND POLICY LAND LINES • JANUARY 1999 Gerrit J. Knaap, Lewis D. Hopkins, and Kieran Donaghy many of George’s ideas about land use and taxation are “Do Plans Matter? A Framework for Examining the still valuable today. When George published his most Logic and Effects of Land Use Planning” famous book, Progress and Poverty, in 1879, the United 1994, 24 pages, $9.00. WP94GK1 States had no zoning laws, no income taxes, and only two national parks. George could not have anticipated Gerrit J. Knaap, Lewis D. Hopkins, and Arun Pant all the changes in real estate development, public “Does Transportation Planning Matter? Explorations finance and property rights in the 120 years since he into the Effects of Planned Transportation Infrastruc- wrote on these subjects. Yet policymakers still face ture on Real Estate Sale, Land Values, Building Henry George’s fundamental challenge—to Permits and Development Sequence” balance private property rights and public 1996, 45 pages, $9.00. WP96GK1 interests in land. 1997, 106 pages, paperback, $12.00. 124-7 George W. Liebmann “Land Readjustment for America: Progress and Poverty A Proposal for a Statute” Henry George 1998, 28 pages, $9.00. WP98GL1 Subtitled “An Inquiry into the Cause of Industrial Depressions and of Increase of Robert J. Lilieholm and Aaron R. Kelson Want with Increase of Wealth...The Remedy,” “Buffers and Natural Areas: this classic book presents George’s theories A Review of Issues Related to Wilderness” based on the concept that equality of access 1996, 45 pages, $9.00. WP96RL1 to land is the principal solution to economic injustice. George, a champion of individual Barry Wood freedom, proposed removing all taxes on labor, “Vacant Land in Europe” business and trade, and to tax only the value of land. 1998, 124 pages, $18.00. WP98BW1 He argued that the income from this single tax would both provide enough revenue for government and reduce speculation, thus benefiting both the individual Program in Land Values, and the community. Published by the Robert Schalken- Property Rights and bach Foundation, 149 Madison Avenue, Suite 601, New York, NY 10016-6713. Ownership 1992 (1879), 616 pages, paperback, $14.00. 58-7

BOOKS Methodology for Land and Housing Market Analysis The Value of Land: 1998 Annual Review Gareth Jones and Peter M. Ward, editors Based on the first Chairman’s Roundtable held at the The aim of this innovative book is to bring methods of Lincoln Institute in October 1997, this first Annual land-market and land-price analysis to the foreground. Review explores wide-ranging land use and taxation A dozen case studies on housing and land markets in issues with a small group of internationally respected Africa and Latin America and a community in Califor- scholars and policymakers. To supplement edited excerpts nia examine how the research design and methodology from the roundtable dialogue and to provide a deeper can shape the analysis of the problems and led research- analysis of several key themes and diverse points of view ers to certain frameworks, conclusions and policy that arose out of the discussion, five participants con- prescriptions. The book also critiques international tributed short essays. These articles highlight current assistance programs for housing and urban develop- thinking about the social and economic impacts of ment. Copublished with UCL Press. sprawling urban development, recent experiences with 1994, 288 pages, hardcover, $37.95. 123-9 regional governance systems, the controversial issue of metropolitan tax base sharing, and the role of informal Rethinking the Development Experience: land and housing markets in developing countries. Essays Provoked by the Work of Albert O. 1998, 36 pages, paperback, $10.00. 132-8. Hirschman Lloyd Rodwin and Donald A. Schon, editors Land Use and Taxation: In critically reappraising Hirschman’s ideas about social Applying the Insights of Henry George learning and economic development, 12 distinguished H. James Brown, editor economists, development theorists, social scientists and Can today’s researchers and policymakers effectively practitioners show how his innovative ideas bear on the draw on the ideas of nineteenth-century philosopher theory, policy and practice of development in the Henry George to help solve twenty-first century 1990s. Copublished with the Brookings Institution. problems? This compendium presents eight essays by 1994, 369 pages, hardcover, $44.95. 7552-0; paperback, scholars from varied disciplines who demonstrate that $19.95. 7551-2

LAND LINES • JANUARY 1999 LINCOLN INSTITUTE OF LAND POLICY Request Form LL 1/99

The Story of Land: COMPLIMENTARY INFORMATION: To receive further information on Lincoln Institute programs, please complete and return this form: A World History of Land Tenure __ Land Lines __ Institute Catalog and Agrarian Reform John P. Powelson PUBLICATIONS ORDERS: To order specific Lincoln Institute publications, fill in the items you wish, add up the total cost, including shipping and handling, and send this How did our current understanding of form with prepayment by check or credit card to the Lincoln Institute Information land ownership come about in different Services Team. Institutions and booksellers, please call 800/LAND-USE (526-3873) parts of the world? This book traces the for special ordering instructions. evolving rights and obligations linked to TITLE PRICE QUANTITY TOTAL the land and its various uses, spanning the ______centuries from ancient Mesopotamia, Egypt, Greece and Rome to the modern era in ______Europe, Latin America, Africa and Asia. ______1988, 347 pages, hardcover, $30.00. 218-9 ______

* Within the U.S., add $3.50 for the first item SUBTOTAL ______WORKING PAPERS and $.50 for each additional item. For rush and overseas orders, call the Lincoln SHIPPING AND HANDLING* ______Institute at 800/LAND-USE (800/526-3873) in Edesio Fernandes the U.S., or 617-661-3016 from outside the U.S. TOTAL ENCLOSED (prepayment is required) ______“Access to Urban Land and Housing in Brazil: Three Degrees of Illegality” FORM OF PAYMENT: ___ Check (payable in U.S. funds to Lincoln Institute of Land Policy) 1997, 40 pages, $9.00. WP97EF1 Credit Card: ___ Visa ___ Mastercard ___ American Express Card Number ______Exp. Date______Mason Gaffney Signature (required for credit card orders) ______“Land as a Distinctive Factor of Production” 1995, 41 pages, $9.00. WP95MG1 MAILING INFORMATION: Please type or print clearly. Thank you.

Fred Harrison and Galina Titova Name ______“Land-rent Dynamics and the Job Title ______Sustainable Society” Organization ______1997, 78 pages, $14.00. WP97FH1 Street Address ______Yu-Hung Hong City ______State ______ZIP ______Country ______“Can Leasing Public Land Be an Alter- native Source of Local Public Finance?” Phone (______)______Fax (______) ______1996, 34 pages, $9.00. WP96YH2 Email ______

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