The Wonderful World of Vicious Circles

Government's pro-sprawl and anti-density policies often create problems that justify more of the same.

3 minute read

May 20, 2019, 2:00 PM PDT

By Michael Lewyn @mlewyn


Sprawl

trekandshoot / Shutterstock

The world of planning is full of vicious circles: government creates a problem, and then advocates of the status quo use the problem as an excuse to avoid doing anything about the problem.

For example, government has essentially generated automobile traffic through a wide variety of policies that encouraged driving and discouraged other forms of transportation. For example, government used highways to open up suburbs for development, and then zoned those suburbs for densities too low to support public transit. Yet when a landowner or developer proposes to increase density, its neighbors claim that the density will increase traffic. But in fact, keeping densities low will typically mean more automobile travel, which means more traffic. In other words, government creates the traffic problem by automobile-oriented policies, and then uses the traffic problem as an excuse not to change those policies. We are caught in a vicious circle: low density helps to create high levels of auto traffic, which in turn creates political support for low density.

Another argument against making existing places more dense is the claim that building new housing won't lower housing prices. Of course, orthodox economic theory will tell you this claim is wrong because of the magic of filtering: if you build new housing for the rich, less rich people will take the housing spaces they vacate. One counterargument claims that filtering doesn't work in expensive cities, because even older housing is monopolized by the affluent. But the reason this is true is that government has prevented filtering* from working by creating an artificial shortage of housing through zoning that limits the number of housing units everywhere. In such a situation, filtering works in reverse: people priced out of the most desirable housing or neighborhoods move to slightly less desirable housing or neighborhoods. As a result, once-affordable neighborhoods become expensive, and the poor have no place to live. When this happens, the governmental response is rarely to permit more housing: as housing becomes more expensive, a frequent political response is to blame homebuilders for high housing prices, and to enact measures that discourage housing construction. In other words, government creates the problem of housing scarcity, and then uses the problem as an excuse to regulate more, thus creating even more scarcity and justifying even more regulation.

Vicious circles are not limited to housing policy: for example, when government builds or widens a city-to-suburb highway, the most common reason for the decision is that it will reduce traffic congestion. But if the road spurs growth in the suburb, it will increase traffic congestion in that suburb. In turn, this congestion justifies the construction of even more new or widened roads. In other words, government created the congestion problem by opening up the suburbs for development, and then uses the resulting congestion as an excuse to build even more roads. 

*It could be argued that new housing does not create filtering, because new housing merely leads to new demand for such housing. I have responded to that argument in an earlier post. 


Michael Lewyn

Michael Lewyn is an associate professor at Touro University, Jacob D. Fuchsberg Law Center, in Long Island. His scholarship can be found at http://works.bepress.com/lewyn.

Sweeping view of Portland, Oregon with Mt. Hood in background against sunset sky.

Oregon Passes Exemption to Urban Growth Boundary

Cities have a one-time chance to acquire new land for development in a bid to increase housing supply and affordability.

March 12, 2024 - Housing Wire

Aerial view of green roofs with plants in Sydney, Australia.

Where Urban Design Is Headed in 2024

A forecast of likely trends in urban design and architecture.

March 10, 2024 - Daily Journal of Commerce

Cobblestone street with streetcar line, row of vintage streetlights on left, and colorful restaurant and shop awnings on right on River Street in Savannah, Georgia.

Savannah: A City of Planning Contrasts

From a human-scales, plaza-anchored grid to suburban sprawl, the oldest planned city in the United States has seen wildly different development patterns.

March 12, 2024 - Strong Towns

Aerial View of Chuckanut Drive and the Blanchard Bridge in the Skagit Valley.

Washington Tribes Receive Resilience Funding

The 28 grants support projects including relocation efforts as coastal communities face the growing impacts of climate change.

March 18 - The Seattle Times

Historic buildings in downtown Los Angeles with large "Pan American Lofts" sign on side of building.

Adaptive Reuse Bills Introduced in California Assembly

The legislation would expand eligibility for economic incentives and let cities loosen regulations to allow for more building conversions.

March 18 - Beverly Press

View from above of swan-shaped paddleboats with lights on around artesian fountain in Echo Park Lake with downtown Los Angeles skylien in background at twilight.

LA's Top Parks, Ranked

TimeOut just released its list of the top 26 parks in the L.A. area, which is home to some of the best green spaces around.

March 18 - TimeOut

News from HUD User

HUD's Office of Policy Development and Research

Call for Speakers

Mpact Transit + Community

New Updates on PD&R Edge

HUD's Office of Policy Development and Research

Write for Planetizen

Urban Design for Planners 1: Software Tools

This six-course series explores essential urban design concepts using open source software and equips planners with the tools they need to participate fully in the urban design process.

Planning for Universal Design

Learn the tools for implementing Universal Design in planning regulations.