Category Archives: Uncategorized

Rethinking the American Dream

The American Dream is an awfully broad thing – probably best described by taking phraseology from the Declaration of Independence – life, liberty, and the pursuit of happiness.  Somehow, during the past 200+ years of American history, that dream got far more specific and universal, meaning home ownership.  Not only did that mean home ownership in terms of property ownership, but the various rules and regulations covering zoning, transportation, housing finance, and the like have resulted in a dream framed by a specific kind of home ownership – the detached, single family home, a nice yard and a white picket fence.

It’s worth noting that this specific conception of the American Dream is a relatively recent one, and it’s one that coincides with some specific policies from the Interstate Highway System to VA home loans, as well as some specific historical moments – most notably, the baby boom.

Given the relative turmoil of the past year coming on top of longer trends of reinvestment in American central cities and walkable places, it’s a fitting time to re-think this particular notion of the American Dream.  Considering the role that housing finance specifically played in our near economic collapse (and current malaise), the relentless pursuit of home ownership is no longer the ultimate goal.

With that, there are several takes on what the new Dream should be.  First, Carol Colletta, CEO of CEOs for Cities:

Signs of the new American good life are everywhere. Young adults, with their pursuit of 24/7 lifestyles, led the way back to the city. By 2000, they were 33 percent more likely than other Americans to live in neighborhoods close to the center of town. The interest in cycling has exploded, with commensurate responses by municipal governments in New York, Washington, D.C., Chicago and, just recently, Boston, to make cycling easier and safer. Similarly, the local food movement has gained a foothold with the mainstream, with farmers markets popping up in the most unlikely places. More Americans are choosing dense condo living than ever before. Households without a nuclear family inside are now the majority, just as “non-traditional” students now dominate college enrollment. Suburbs are being remade with the addition of commercial uses and public space to introduce new vitality into these places. Zipcar has made the idea of Americans sharing their assets almost normal.

Perhaps the biggest upset of all is that Americans have reduced their driving for the first time since World War II.

The problem is this: These remain only disconnected signals. To date, Americans are unable to see the new pattern that is developing.  There is not yet a compelling narrative about this emerging good life into which Americans can project their own lives—certainly nothing with enough power to counter the stories we tell ourselves about what is “normal.”

Carol wants to try and define a “new normal” for the American dream, one that’s urban, diverse, etc.

Aaron Renn chimes in:

I’m not sure I’d personally say “replacing” the American dream. I’m not anti-suburb. Nor do I think people were conned into moving there. Do I think there are huge subsidies to encourage suburban migration that ought to be cut off? Yes I do and I’ve written about them here. But I have to respect that there are those who have made a fully legitimate choice to live that lifestyle.

But there are plenty of others who made that choice by default, without careful consideration. If given an alternative vision about how they could achieve their personal aspirations in an urban environment, they might be open to being convinced – particularly if there is as much Madison Ave. behind it as there was behind suburbanization for the last 60 years.

Renn concludes by noting this:

Again, I’d say that I don’t personally think we need to have just one definition of the good life. In an every more diverse society, we need ever more diverse ways of living to meet people’s aspirations in life. But right now we’ve only got one version of “normal” and that’s the suburbs. If nothing else, to renew our cities we need to put out a credible alternative vision of “the good life” in an urban context.

I think it’s true – there is no comparable urban version of the old American Dream of a detached suburban house with a driveway and a garage.  But part of what makes urban spaces great is that there is no such single definition.  Looking at urbanism through the lens of walkability, ‘urban’ can be anything and everything from an old streetcar suburb of primarily detached houses to Midtown Manhattan.  Similarly, a more abstract criteria like ownership should not be the primary concern, as the recent policy changes of the Obama administration indicate.

My rhetorical question is this – is it even possible to come up with an urban American Dream?  The variations in urbanism are what make it great.  It’s important that we hang on to that diversity within our urban areas, while at the same time realizing that multiple different kinds of urbanism fit into a more sustainable world.

Building a Henge, are we?

That’s a fantastic idea!

CityDesk had a post last week about trying to find a good date where the setting sun would exactly line up with some of DC’s main streets, creating a cool sight with an orange glow coming all the way down, say, K street.   Channeling my inner Eddie Izzard, that’s a fantastic idea!

If you’d want to emulate the visual impact of Manhattan, I think K street is the best bet.  Not only does it have buildings on both sides and a nice urban canyon effect, the area immediately to the west of the K Street corridor is the Potomac River just as it bends to the west.

I don’t think New York Avenue would have the same effect looking back towards the White House, as there are a fair number of (relatively) tall buildings that terminate that vista.

Despite the lack of an urban canyon like New York, I think simply lining up a shot down the long axis of the Mall would be cool.  Or, looking down Maryland Ave NE, with the setting sun backlighting the Capitol dome.  You could pull this off on East Capitol, too.

Or, you could go for the sunrise angle as well, and use shots towards the east.

Robots

Apropos of absolutely nothing…

Ryan Avent delves into the subject of automation and robotic labor undermining low-skilled workers:

But this is silly. Why? Machine and robotic resources aren’t free; they’re resource constrained just like everything else is resource constrained. We have the tecnological know-how to replace millions of human workers with machines right now, but we don’t because the expense of building, programming, operating, and maintaining the machines is too great. It’s not worth it. As demand for human labour falls, the price of human labour will also fall making the hiring of humans more attractive. Meanwhile, as demand for robot labour increases, the price of robot labour will also increase (since the stuff robots are made of is scarce), making the use of a robot for any given task less attractive. There will then be some market equilibrium which will, in all likelihood, involve plenty of employment for low skilled workers.

That’s all well and good, but I’d still stock up on Old Glory Robot Insurance if I were you.

Smorgasboard

Lots of open windows in my Firefox browser, so here’s a link dump:

Beeee-autiful. Dr. Gridlock reports that lots of Metro stations will be getting a nice cleaning over the next couple of months.  He also links to a Post story about the process of cleaning a station from March of this year.  The following stations will be spruced up:

Major Enhancements: Dunn Loring, East Falls Church, Eisenhower Avenue, Forest Glen, Medical Center, Potomac Avenue, Twinbrook, Wheaton, White Flint, U Street, Vienna, West Falls Church.

Mini Enhancements: Ballston, Bethesda, Brookland, Court House, Foggy Bottom, Franconia-Springfield, Friendship Heights, Rockville, Shady Grove, Smithsonian, Virginia Square, Woodley Park.

The enhancements really make a huge difference.  The stations seem lighter and more welcoming.

Freakonomics had a nice post with some links to a few old studies noting how closing roads sometimes improves traffic flow.   This particular case is from Vancouver, but this is precisely the logic behind the pedestrianization of Times Square in New York.  In certain situations, this kind of action can be a win-win-win – you improve traffic flow by simplifying the turning movements and signals, you increase pedestrian space and safety, and you maintain the urban design that makes Times Square an actual square.

The New York Times paints a portrait of the infamous Randal O’Toole.  It’s somewhat sympathetic, but does a decent job of letting O’Toole’s constant obfuscation collapse under its own weight.

The Wash Cycle notes of upcoming efforts to add murals to retaining walls and underpasses along the Met Branch trail.  The Union Station rail corridor – both connecting to the Metropolitan Branch towards Silver Spring and the Northeast Corridor towards Baltimore – is a vital rail link, but also an undeniable barrier in the area.  Public art along some of those underpasses can be a great way to make those links more attractive to cyclists and pedestrians.

With the Metropolitan Branch trail, it’s vital to ensure as many vertical circulation access points as possible – make it easy to shift levels between the trail and the street grid.

Nevertheless, this kind of mural is a great example of an easy public art project that can be a huge asset to the area.

Streetsblog’s DC folks try to document the hierarchy of decision making on the transportation bill. Making a law is always like making sausage, but this particular sausage seems far more complicated than most.  The House folks are fighting a two-front war against both the Administration and the Senate.  That’s a tough road.

Electrification

High Voltage - by oskay on Flickr

High Voltage - by oskay on Flickr

The fact that most rail transit systems operate via electric power is usually listed as a net benefit in terms of energy efficiency.  Not only is transit hailed as an inherently more efficient mode (more persons per vehicle, steel wheels on steel rails – as opposed to rubber tires on asphalt, etc), the fact that it’s using electricity is another environmental benefit over gas guzzling cars.  Yonah Freemark says not so fast, however.

Eurostar’s example is a case in point: transportation systems relying on electricity can be dirty or clean, all depending on where the power is coming from. This point is unfortunately lost on most alternative transportation activists, who cite efficiency to support the claimed ecological advantages of using transit instead of automobiles. Yet efficiency means little when the electricity used is being produced by carbon-generating plants.

Now this is undoubtedly true – where the electricity comes from matters.  However, that’s the beauty of electricity and transit systems that use it.  Electricity can be produced in any number of ways, some more sustainable than others.  The key difference, however, is one of scope.  Electricity generation and greenhouse gas emissions are a whole different piece of the pie, dealing with every aspect of energy policy.

Light rail running on electricity may seem clean, because the local point emissions — in the city — are nonexistent, especially as compared to diesel-spewing buses. But if the necessary power is being generated at coal-based plants, the global effect is negative, making some transit systems less environmentally sensitive in terms of per passenger emissions than many automobiles.

Yonah’s referencing the fact that on a pure BTU per passenger basis, rail isn’t that much more efficient than a Prius.  What this measure misses, however, is the secondary effects of transit.  Congestion reduction alone saves tons of fuel from idling traffic, not to mention the savings of switching trips or eliminating them all together.  Additionally, the changes in land use that rail transit enables allows more efficient transportation – walking trips, shorter trips due to neighborhood retail (and improved accessibility), and so on.

Where electrically powered rail transit vehicles have an advantage is in their applicability.  The infrastructure (in most urban rail transit systems) is in place.  The technology is proven.  The same can’t be said of electric cars.  They’ll face the same kind of issues with the cleanliness of the electricity they use, whether they’re plug-in hybrids or pure electric vehicles – and they won’t solve congestion issues or address the new residential demand from cars plugging in while parked in the garage.

Still, these are nitpicking Yonah’s general argument and final conclusion:

The point, then, is that to suggest that transit is ecologically sensitive is more accurate when the source of that transportation’s electricity is carbon-free or at least carbon-reduced. Proponents of transportation alternatives must also be strong advocates of the remaking of our electricity production system.

Transit alone isn’t the silver bullet.  It can only be one part of the puzzle.   Though I think it’s a larger piece of the puzzle than this post would imply, we must remember how that piece fits into the whole energy system.

You can check out any time you like…

A nice hotel.  By Erica_Marshall on Flickr

A nice hotel. By Erica_Marshall on Flickr

but you can never leave!

Our long hotel saga is over. Maybe.  Multiple reports (from DCist, DCmud, Housing Complex, and others) confirm that the DC Council passed a bill to fund the Convention Center hotel.  The initial plan involved a massive use of public funds, understandably drawing criticism from many council members.  The original bill would have pulled money from other stalled projects already promised District funds, effectively axing them before they have a chance to get started.  This bill puts more of the onus on the developer.

From the Business Journal:

D.C. is poised to provide $206 million in public financing for a 1,167-room Marriott Marquis across from the Walter E. Washington Convention Center and $2 million for a related training program, after the D.C. Council passed legislation for the financing Tuesday.

Members of the council say they believe the funding, which will cost the city $272 million in all to finance the debt, will jumpstart the project, which has languished on the market.

City Paper has juicy quotes, too:

At a recent hearing, Evans invoked images of crumbling bureaucracy and decrepit school buildings to describe the value of big money projects to the city.

“I want you to imagine a District of Columbia without a Verizon Center and a convention center,” he stated. “It would probably look like Detroit.”

Plus, Shaw locals came out and said they really wanted some nice restaurants and stuff in their neighborhood.

So there you have it.

Hyperbole for the win!  Having spent a good of time in Detroit, let’s just say DC has a lot more going for it than Motor City.  It’s also worth noting that Detroit has had its fair share of shiny projects – including convention centers, sports facilities, parks, and the like.   These kinds of projects are a piece of a puzzle, but they don’t solve it.

Not too long ago, Next American City had a great article on the Convention Center space race.  Attached hotels like this are one other way in which centers compete against each other in a cutthroat business.

That said, this hotel isn’t necessarily a bad idea in concept.  Next American City notes:

Ultimately, convention centers are an example of the tail wagging the dog: If cities had pleasant, vibrant, appealing neighborhoods — of the sort that create their own economies and draw visitors — they wouldn’t need contrived assembly spaces in the first place. Most convention centers are removed from their communities by virtue of becoming developments that are about drawing people into the city, not about being integrated in the city culture and fabric. “In the end,” says Sanders, “what you’re getting is a box, however nicely done, that is competing in a marketplace crowded with other boxes.”

Economics aside, DC’s convention center’s design at least stands the chance to integrate itself into the community.  Given the vacant lot the hotel stands to occupy, active uses on that site might help draw foot traffic up 7th and 9th streets and offer new retail opportunities in those areas.  DC already draws tourists by the boatload and has plenty of pleasant and vibrant neighborhoods, but losing out on convention business to National Harbor just sticks in too many craws.

The economic deck may be stacked against these kinds of facilities, but there aren’t many options for each individual city.  There’s no choice to but to step up and play – it’s all about making sure you’re playing smart and don’t get taken to the cleaners.

Streetcar vs. bus debate hinges on mobility vs. accessibility

Portland Streetcar. Photo by K_Gradinger.

Portland Streetcar. Photo by K_Gradinger.

Advocates and policymakers constantly debate the virtues of different transit modes. Should we build streetcars or BRT? Commuter rail or heavy rail? Each involves technical and cost tradeoffs, but transit advocates often don’t agree. This debate stems from a difference in how people think about transportation. Is the goal to maximize mobility, or accessibility?

Professionals’ precise definitions vary, but in general, mobility refers to the distance or area a person can cover in a period of time. Accessibility is a more qualitative measure about what you can access, not how much ground you can cover. If a given transportation system allows you to easily access your job, a grocery store, and other local retail services within 20-25 minutes of travel time, that site would have good accessibility, even if that 20-25 minute window of time doesn’t allow you to travel very far. Mobility, on the other hand, is transportation for transportation’s sake. It deals only with distances and speeds, and thus, by extension, area covered.

Choosing which concept to focus on affects how land use fits into the debate. Mobility is a pure measure of distance covered, whereas accessibility is more concerned with the ‘what’ than the ‘how far.’ What’s on the land matters a great deal. Increasing mobility usually also increase accessibility: the more area you can cover in a given amount of time, the more uses you can reach. But we can also increase accessibility without actually increasing mobility. In the United States, we have a legacy of designing transportation policy on mobility alone, while ignoring accessibility.

Jarrett Walker observed,

Streetcars that replace bus lines are not a mobility improvement. If you replace a bus with a streetcar on the same route, nobody will be able to get anywhere any faster than they could before. This makes streetcars quite different from most of the other transit investments being discussed today. …

Where a streetcar is faster or more reliable than the bus route it replaced, this is because other improvements were made at the same time — improvements that could just as well have been made for the bus route. These improvements may have been politically packaged as part of the streetcar project, but they were logically independent, so their benefits are not really benefits of the streetcar as compared to the bus.

New streetcars that replace buses do not change mobility. In theory, a streetcar traveling in mixed traffic will have the same mobility as a bus. Jarrett and other bloggers then grapple with mobility versus accessibility and what to measure. Cap’n Transit asks, “Why do we care about mobility?

Interestingly, Jarrett uses Walk Score to count the places, meaning that his mobility takes density into account. That makes it more valuable than simply measuring how many route-miles you have available to you. There was some back-and-forth in the comments about whether streetcars could increase mobility by increasing density relative to a similar investment in buses, but I don’t think there was a solid conclusion.

Jarrett’s response acknowledges the intrinsic value of accessibility, but also notes the limitations of that concept:

The argument is that the number of places you can get to doesn’t matter so much. What matters is how far you need to go to do the things you need to do. In a denser and better designed city, your need for mobility should decline because more of your life’s needs are closer to you. That’s unquestionably true, and I suspect anyone who has chosen an urban life knows that in their bones. …

One puzzling thing about the access-not-mobility argument is that it suggests that much of what we travel for is generic and interchangeable. Many things are. I insist on living within 300m of a grocery store, dry cleaner, and several other services because I need them all the time and don’t want those trips to generate much movement. But I go to a gym that’s about 1500m away because I really like it, and don’t like the ones that are closer. And every city worth living in is packed with unique businesses and activities and venues that must draw from the whole city. A lot of us want more of that uniqueness, less interchangability, in our cities. How is that possible if citizens aren’t insisting on the freedom to go where they want?

This cuts to the core of the tension between mobility and accessibility. In one sense, increasing mobility naturally increases access simply by opening up easy travel to new areas. However, accessibility captures a more complete picture by asking what the travel is for, not just to accommodate it. Streetcar systems and other rail based transit tend to have higher ridership than similar bus systems. This is known as rail bias, the tendency of passengers to ride trains more often than projected based solely on the mobility improvements of a transit line. Might this rail bias actually represent an accessibility bias?

Metro’s history shows us some of the tension between these two concepts. The Orange line includes areas focused on accessibility between Rosslyn and Ballston, while the outer reaches of the line travel longer distances at higher speeds, prioritizing mobility. Of course, a subway presents an inherent increase in mobility over a bus or streetcar anyway, thanks to the grade separation of the subway tunnels. Still, the hybrid nature of Metro’s system shows the different conceptions of mobility and accessibility.

In Zachary Schrag’s The Great Society Subway, he concludes with a quote from a now retired WMATA official involved with the planning of Metro. Before choosing technologies, routes, and levels of transit service, you have to ask “what kind of city do you want?” One of the key arguments in favor of streetcars is their ability to attract transit oriented development in ways that buses cannot. If we accept Jarrett Walker’s assertion that streetcars do not offer a mobility improvement over buses, what about an accessibility improvement? Transportation investments can be powerful forces for attracting and shaping development, and thus improving accessibility by shaping the city.

In determining what kind of city we want, we also have to recognize that different modes of transportation offer different improvements to both mobility and accessibility. Transit system can accomplish both goals, but design choices inherently emphasize mobility over accessibility or vice versa. Every fantasy transit system makes value judgments about mobility versus accessibility. When those systems are the work of one individual, they represent the preferences of that individual’s vision for the city. How should the Washington region balance mobility and accessibility in future transit and transportation planning?

Cross-posted at Greater Greater Washington.

You can’t fight in here, this is the War Room!

Is Dr. Gridlock actually Dr. Strangelove?  He’s got a post up documenting the hearings going on right now on Capitol Hill, and not the ones dealing with potential Supreme Court justices.  The whole thing is full of colorful Cold War language:

The term entered the common language during the Cold War when Eugene Burdick wrote an arms-race thriller called “Fail-Safe.” The scenario seems dated now: To the stunned surprise of controllers, U.S. nuclear bombers move past the point at which they’re supposed to stop. But it’s still a ripper, because of the well-known principle the 1962 novel illustrated: If something can go wrong, eventually it will. Nothing built by humans is “Fail-Safe.”

The NTSB has already made their hypothesis known – that a glitch in the ATO system allowed the collision, even while operating in automatic mode.   What seems to have happened was a breakdown in the system where there was no redundancy – the failure of one system made it possible for the entire system to fail.

Dr. Gridlock continues with the Cold War imagery:

Metro’s operations control center isn’t as impressive as the Strategic Air Command’s headquarters, with its towering maps and flashing lights, but it’s basically the same function: Redundant protections are supposed to make the train system fail-safe. But ultimately, humans are making sure the equipment is going where it’s supposed to go.

On June 22, a fail-safe system failed to prevent the fatal crash of two Metrorail trains on Washington’s Red Line. And the National Transportation Safety Board told us on Monday that we have no system in place to ensure that this won’t happen again.

On a complete side note, I’ve always envisioned the operations center for Metro or any other large transit system to be like NORAD from WarGames or other Cold War movies.

(NORAD as depicted in WarGames – from PC Museum)

It’s the kind of place where all the super secret information is displayed.  You can’t let outsiders in there because they’ll see the big board!

Given Metro’s stark architecture and generous use of concrete, it’s not hard to envision a Kubrick-esque control room, complete with all the black and white imagery.

Joking aside, the substantive points from Dr. Gridlock’s post are that trains will be operating on manual for the foreseeable future.  The NTSB’s recommendation is the installation of a redundant train control system.  Such an installation would need to be specially designed for Metro, and obviously won’t be coming online in any short timeframe.

He also hits on one vitally important point – Metro is still the safest way to travel in DC.  It’s important not to forget that.

Cities Getting the Shaft

I’ve got a couple of articles I’ve been meaning to write about for a couple of days.

First, the New York Times has a nice piece on how cities are losing out on their fair share of the stimulus money.

“If we’re trying to recover the nation’s economy, we should be focusing where the economy is, which is in these large areas,” said Robert Puentes, a senior fellow at the Brookings Institution’s Metropolitan Policy Program, which advocates more targeted spending. “But states take this peanut-butter approach, taking the dollars and spreading them around very thinly, rather than taking the dollars and concentrating them where the most complex transportation problems are.”

The 100 largest metropolitan areas also contribute three-quarters of the nation’s economic activity, and one consequence of that is monumental traffic jams. A study of congestion in urban areas released Wednesday by the Texas Transportation Institute found that traffic jams in 2007 cost urban Americans 2.8 billion gallons of wasted gas and 4.2 billion hours of lost time.

Ryan Avent also chimes in:

It’s absolutely crucial that the new transportation bill do more to focus spending at the metropolitan level. And indeed, this is one of the goals of the Oberstar transportation bill. As that is unlikely to get anywhere in this legislative session, it would be nice if in filling the highway trust fund’s budget gap the Congress tacked on a reform giving states an incentive to use federal money where the people are — for the sake of short and long term economic performance.

I don’t have anything to add other than to emphasize the importance of keeping our cities humming along.  They are the economic engine.  I will again emphasize my thought that we can kill a couple birds with one stone here – given the simultaneous needs to increase transportation funding and reform the way we distribute those funds, as well as the stimulative effects such spending will have.

To Toll or not to Toll, that is the question.

Chris Bradford offers a nice summary of a great back and forth between Yonah Freemark and Ryan Avent on the need and desirability for tolling congested roadways.  Chris summarizes the dispute well, documenting Ryan’s desire to reduce congestion and Yonah’s concern about such charges being regressive.  However, Chris raises several key points:

Second, tolls encourage a number of shifts.  Yes, shifts to transit, which seems to be Yonah’s main concern, at least when the transit system is underdeveloped.  But they encourage other shifts, too.  Shifts to other routes and shifts to other times.   Commuters are the least likely to be nudged to other routes or times.  The most sensitive are those who use congested roads for local trips.  Take the soccer mom who hops in the SUV and enters a congested highway to get to the grocery store a mile down the road.  She imposes enormous costs on others.  Tolls make her internalize those costs and nudge her to use the local streets.

This is a crucial element that’s often overlooked.  Performance pricing, whether for congestion or parking or transit usage, will encourage mode shifts, temporal shifts, and spatial shifts.  It’s vitally important to consider all three potential shifts and plan for them accordingly.

Green Spaces in DC

My friend and colleague Mike Lydon forwarded me a great page from the National Building Museum’s Green Building exhibit.  The site has nice little videos on several DC neighborhoods, emphasizing their green aspects.  The videos include profiles of Dupont Circle, U Street, Columbia Heights, and (soon) Barracks Row.

Don’t Mess with Mother Nature

Freight Train vs. Tornado. I’ve got my money on the tornado.

Congress apparently doesn’t want to mess with the way we’re messing with Mother Nature until September.

Political capital is obviously a finite resource for the politicians on the Hill – but let’s consider the potential complimentary policies:

  • The economy continues to drag, numerous economists are calling for more stimulus;
  • Even without that stimulus,  we’ve got a mountain of unfunded transportation needs – to say nothing of expansions and improvements;
  • The highway trust fund will run out of funds soon, while Congress is just looking to ‘patch’ it and hold off real reform for another 18 months;

and it seems like we’ve got a number of complimentary ideas to pursue.  For what it’s worth, Jim Oberstar isn’t throwing in the towel just yet on the House side, but it remains to be seen if all the moving parts (House, Senate, Administration) can get on the same page.  Given the recent focus on healthcare, it doesn’t seem all that likely.

Trees! Steve Offut has a post up at GGW about improving DC’s tree canopy cover.  Steve proposes to establish a kind of cap and trade system to encourage a better tree canopy in the city:

A portfolio standard is the other side of the same coin as cap and trade, except instead of trying to reduce or limit something, we are trying to increase it. A minimum requirement is set and each entity has to meet or exceed that requirement, either directly or by purchasing enough “credits.” A common use of this concept is a Renewable Portfolio Standard, in which a state or other entity requires that a certain percentage of electricity generated will come from renewable sources.

What makes this concept attractive is that it creates an economic incentive to go above and beyond, because when one does, the extra environmental benefits can be sold to someone else in the market.

This is an interesting concept, but I’ve got some serious reservations about the specifics of such a policy, especially if tied to regulation.  Such a proposal seems ripe for some major unintended consequences, especially coming the day after Daniel Narin’s post warning of narrowly tailored regulations having far reaching unintended consequences.

The simplest way to apply the portfolio standard to the DC urban tree canopy is to require each property to meet the same minimum requirement and ratchet it up slowly over time. Let’s assume that the current canopy is still 21% as it was in 1997. The portfolio requirement could be set at 20% to start. (It’s a good idea to make the initial standard relatively easy to accomplish in order to get the system operating and keep prices low so there is less likelihood of backlash). If my property is 6000 square feet, then I would be required to have 1200 square feet of tree canopy — either actual canopy or “credits” from someone else. Suppose my lot is 50% covered with trees — 3000 square feet. This is good, because I have an extra 1800 square feet of canopy that I can sell.

There are a number of practical concerns.  How do you account for time?  You can’t plant trees that have a ‘full’ canopy right away – that takes time to grow.  What about trees that are planted on one property, but their canopy spreads over another?  What happens if you’ve met the standard thanks to a big old tree that suddenly is destroyed thanks to disease, a storm, or some other unforeseen circumstance?

Philosophically, Ryan Avent points out the bias such a uniform standard would have in favor of lower density development.  This is the exact kind of unintended consequence we want to avoid.  Urban trees are a tremendous asset, but there’s got to be a better way to encourage them – while still recognizing that a more holistic understanding of urban areas requires balancing of various interests – and considering the complex tradeoffs where a dense urban environment doesn’t need the same kind of tree canopy coverage as a residential area to be ‘green.’

Instead, why not offer incentives for private property owners to plant trees – have DC continue to plant trees in public areas, etc.