The Multi-Faceted Debate

So, what do you think of when you hear the words "multi-family housing"? How about "high-density residential developments"? Do these kinds of developments ruin a community? Does this kind of residence put a dent into the finances of a city? What about crime rates? And do they have to be high-rise concrete blocks of shoe-horned humanity?

For those of us who have lived in apartments, we know that there are a veritable plethora of advantages: no yard maintenance, lower housing costs, greater social interaction with neighbors, proximity to services, etc. But for some reason, these developments have received a bad reputation. Many of the common perceptions about multi-family housing are simply not true.

1. Multi-family housing is ugly. Multi-family housing is only as ugly as the market will allow. It is no more ugly than other kinds of development (commercial, retail, and single-family, low-density developments) where developers have an interest in selling their product (housing). Attractive housing sells and leases better and for more than ugly. In the past, government supported housing projects have helped promote the idea that multi-family housing is ugly (based on the idea that housing projects need to be done efficiently - read, cheaply - in order to maximize investment). But keep in mind that the government doesn't build these units any more. These developments are being done by the same folks as the single-family developments.

2. Multi-family housing is only for the poor. There are basically three kinds of multi-family residential developments: government projects, government-subsidized low income, and non-subsidized housing. As mentioned, government housing projects of the type that sprang up in the 50s, 60s, and 70s are not being constructed any more. In fact, many of these developments that were built are being torn down. It was a bad idea then, and it's a bad idea now. Even the government can learn, I guess.

Next, the government subsidizes some developments. There are specific guidelines for design that must be followed if a developer wants to gain this kind of subsidy. Most of these developments incorporate areas that are not low-income in addition to having units and/or renters who are receiving assistance.

Finally, there are non-subsidized housing developments. In order to be considered for government assistance, developers must meet certain criteria regarding the size, rent, and even materials and look of an apartment complex. Many developers choose not to meet this standard, usually wanting to build something bigger (more expensive). It is possible (however unlikely) that a person could qualify for housing assistance even in one of these apartment complexes, provided they can prove that their circumstances require that specific location. Thus, even the higher-end housing may have low-income tenants.

By and large, people who live in apartments are able to pay the full cost of the lease. While this may not be the same as a house payment, many times the cost of rent is equal to or greater than a mortgage. People from all backgrounds and economic status like apartments for the reasons listed above. In addition, as the baby-boom generation ages, they will demand housing choice that allows greater freedom than a traditional single-family house. These folks are not poor.

4. Multi-family increases crime. This is simply not substantiated. Wherever concentrations of people exist, a corresponding increase of crime is to be expected. But thieves and burglars are more likely to rob more affluent homes than town homes for the same reason that a Lexus is more likely to be stolen than my '99 Kia Sephia.

5. Multi-family increases tax burdens. This is true, but it is not the complete story. Placing people in apartments eliminates their tax burden (which is why some people opt for this kind of housing, anyway). But the property value increases based on improvements to the lot. The owner of the lot must pay an increase in the property value whether the apartments are leased or not. Thus, having empty apartments is better than having the agricultural exemption.

Further, these folks work, play, shop, and eat in the community. They buy gas, shoes, clothes, food, etc, all of which increases the sales tax base.

And speaking of exemptions, in Texas there is a tax exemption for folks who are over 65. People in apartments do not get this exemption. Thus, having retired folks in apartments frees up a home for someone who will pay taxes.

At the end of the day, it is important to remember that these services are exactly why a city is in existence. Those who for whatever reason find themselves in tough circumstances financially should find their burdens made easier by those who have plenty. Children of those who are poor will only find opportunities to succeed based on their educational chances. Rather than disparage those who are poor and discourage them from locating here (with our incredible schools), they should be encouraged to come and take advantage of the opportunity.

I have a lot more to say on this, but I think that this is enough for now. I look forward to hearing from you about this.

Property Rights and Development in Mont Belvieu

So, we are working on a comprehensive review of our City's zoning ordinance. It is an exhausting process, one that is at once exhilarating and boring. I have never felt more powerful, and never more humble.

Our City is unusual in many ways. Our reliance on the petrochemical is not unique, but the tax base that industry creates is. In addition to the uneasy relationship between the industry and the environment, there are people who live here, too. We have areas that are typical of a suburban environment adjacent to areas where there are alligators and egrets and bald cypresses and banana trees. We have very industrial areas adjacent to traditional retail areas next to residential areas (both high-density and very low-density). Our schools are all located together in one large campus (no far-flung elementary schools).

Our zoning ordinance is also very unique. It is the reason for a lot of what has happened with locating different uses near each other. It seems that our City has been zoned according to the traditional uses, not according to what uses are most compatable. Modern zoning dictates what uses are acceptable in which areas. But this is southeast Texas, where our largest city - Houston - has no universal zoning. And it shows.

So on one hand, people can see from nearby cities the problems that come from poor planning. But there is a deeply ingrained resentment regarding government intervention and imposition. Property rights are king.

So what do we do? How can we tell someone that they cannot use their quarter-acre lot for a home because to do so would adversely affect the industrial activities that MUST be located in the area that they are. Further, having a residence in so close proximity to the potentially hazardous storage facilities is not good practice either.

It is not a simple question.

What are we really all about?

As a planner, there are some things that I am responsible for and some things that I know I have little or no control over. Many times the things that I wish I could affect are beyond my influence.

So what is really important to you?

I have some friends and acquaintances who are going through some very difficult life problems right now. Friends with significant health problems, friends with children and parents and other family with significant health problems, friends with job and livelihood concerns, friends with all kinds of concerns and problems. They make my own problems look like nothing. Nothing.

The point is that there are some things that each of us must do to get through each day. Sometimes we make a difference in the world, and sometimes we just make it with our heads above water. In school we were taught that we would be able to make a large impact on the world. I feel like I am doing that. But at the end of the day it is very nice to go home to my family and remind myself what is really important.

I have stated before that cities must care for families and their needs - both the traditional families and those who have different needs. This can be done in many ways, and all of them are important. I hope I measure up to my responsibility.

The sky is so beautiful today.

Texas, Turtle Bayou, and Local Elections

I am consistently impressed with how beautiful it is here in Texas.

My son and I spent some time in the White's Park area (near Anahuac, Texas - about 20 miles east of here). It is located on Turtle Bayou, a picturesque setting of beautiful cypress and pine trees. I felt like I had stepped back in time 100 years and that Huck Finn and Jim would come floating by on a raft... It was so serene and lovely.

I have since learned about the history of Anahuac and Turtle Bayou and the role these places played in the history of Texas in general. Texas is a fiercely independent place, both on an individual level and all the way to the state level. Texas has its own state pledge of allegiance. Texas people have their own distinct views of the world and how things ought to be done. And there is a great reluctance to follow any sort of imposition which may lead to tyranny. It is hard to impose any kind of order on people who are so independent. Like herding rattlesnakes. Don't tread on me.

Well, in the natural course of things, we have had our elections for our Mayor and two of our City Council positions. Again, I am impressed by how wonderful it is to have elections like this take place in our community. People know that their vote really counts here, and people that are elected have the chance to make a real difference on the face of the local community. The incumbents were re-elected (Congratulations!) and we are now able to resume focus on the matters at hand. But underlying all of this is the current of individualism and independence. It makes things interesting...

What if?

My son likes to play the "what if" card.

As in, "What if you did get me a puppy?"

Or, "What if I got straight A's (something he does on a regular basis anyway... usually without much effort)? What are you going to get me?"

I usually respond with something like, "What if a huge meteor comes flying out of the sky and kills us all right now?" or something terribly clever like that. He gets completely exasperated. The point is that I am trying to teach him to deal with things as they are, rather than contemplating concerns or ideas that are completely impossible or improbable.

I wonder now if that's not the best policy. Perhaps I am quashing some of his creativity and expression. After all, as a planner it's my job to consider the long term impacts of decisions. And I have never heard of anyone who said that they had too much vision or had considered too many aspects of a problem.

I think that it's important to find a balance between our dreams and reality. I think that's why God gave us brains at the top of our bodies and our feet at the bottom. Our brains move us around and are able to see further away from our feet. Our feet keep us grounded. But always it is the brain which informs the feet about where we should be headed, and not the other way around.