Tuesday, December 7, 2010
Thomas W. Mitchell (Wisconsin, Law), Stephen Malpezzi (Wisconsin, Real Estate & Urban Economics), and Richard Green (USC, Lusk Center for Real Estate) have posted Forced Sale Risk: Class, Race, and The 'Double Discount', Florida State University Law Review, Vol. 37 (2010). The abstract:
What impact does a forced sale have upon a property owner's wealth? And do certain characteristics of a property owner such as whether they are rich or poor or whether they are black or white, tend to affect the price yielded at a forced sale? This Article addresses arguments made by some courts and legal scholars who have claimed that certain types of forced sales result in wealth maximizing, economic efficiencies. The Article addresses such economic arguments by returning to first principles and reviewing the distinction between sales conducted under fair market value conditions and sales conducted under forced sale conditions. This analysis makes it clear that forced sales of real or personal property are conducted under conditions that are rarely likely to yield market value prices. In addition, the Article addresses the fact that judges and legal scholars have utilized a flawed economic analysis of forced sales in cases that often involve property that is owned by low- to middle-class property owners in part because those who are wealthier own their property under more stable ownership structures or utilize private ordering to avoid the chance that a court might order a forced sale under the default rules of certain common ownership structures. The Article also raises the possibility for the first time that the race or ethnicity of a property owner may affect the sales price for property sold at a forced sale, resulting in a "double discount," i.e. a discount from market value for the forced sale and a further discount attributable to the race of the property owner. If minorities are more susceptible to forced sales of their property than white property owners or if there does exist a phenomenon in which minorities suffer a double discount upon the sale of their property at a forced sale, then forced sales of minority-owned property could be contributing to persistent and yawning racial wealth gaps.
Thursday, November 11, 2010
From The New York Times:
An alternative theater company has created a work based on the controversial Atlantic Yards development in Brooklyn.
“So there’s ULURP,” begins the second song in a new musical about Brooklyn. “ULURP is the Uniform Land Use Review Procedure/Which required community involvement and public review/Of all kinds of New York City land-use projects.”
If this seems like something you might read in the notes of a community board meeting, that’s because it is. The song goes on to define the Empire State Development Corporation and the New York State Urban Development Corporation (E.S.D.C. and U.D.C., for musicality) and describe how they function together. “And that’s how eminent domain works!” it concludes. Jaunty, no?
As far as I know, this is the first attempt to set a land use code to music, but I'd love to hear if anyone knows of another example!
For Steve Cosson, a founder of the inquisitive musical theater troupe the Civilians, dramatizing this wonky subject led to a fertile multiyear examination of politics, race, democracy, money and community, centered on the Atlantic Yards project in Brooklyn. Titled “In the Footprint,” the show mines the New Yorkiest of obsessions — real estate — to present a layered portrait of a city and a neighborhood changing, sometimes under duress. “Atlantic Yards: The Musical!” it’s not.
The songs in “In the Footprint: The Battle Over Atlantic Yards” (the creators call them blogosongs) serve not as emotional showstoppers but as commentary and explanation — the Greek chorus of the digital age. The show, which begins previews at the Irondale Center in Fort Greene, Brooklyn, on Friday, and opens on Nov. 22, is based on interviews with business owners, neighbors, politicians, bloggers and activists touched by Atlantic Yards, the developer Bruce Ratner’s divisive project to reconfigure 22 acres of urban landscape in Brooklyn, displacing scores of residents and small businesses in the process.
There are so few examples of artistic effort based on land use law. If you're in New York during the run, take it in and send us a review!
Jamie Baker Roskie
November 11, 2010 in Development, Economic Development, Eminent Domain, Humorous, New York, Planning, Politics, Property, Property Rights, Race, Redevelopment, State Government | Permalink | Comments (0) | TrackBack (0)
Wednesday, October 13, 2010
As I mentioned in a previous post, former head of Georgia Rural Development for the USDA Shirley Sherrod spoke Saturday night in Gainesville, Georgia. The occasion was a banquet celebrating the 60th Annivesary of the Newtown Florist Club, a Land Use Clinic client. There was a good turn-out for Sherrod's first speech since her ouster and the attempted re-hire by the Secretary of Agriculture. (Read the latest press re: the government e-mails about the controversy, recently obtained through a FOIA request.)
Sherrod's speech was deeply personal. She described the unpunished murder of her father by a white farmer in the 1960s, and how that event made her devote her life to changing things in the South. Her feelings about her father's murder, and the extensive discrimination suffered by black farmers in Southeast Georgia, at first lead her to hesitate in helping a white farmer (when she was running a non-profit agency, before her time at USDA). In telling the story of how she overcame that hesitation to help the white farmer, she became open to the accusations of racism that lead to her ouster, even though she was trying to make the point that, for her, rural development is not about race but about poverty.
Sherrod says she shared that story about the farmer back in July to show others that if she could overcome her own personal demons, then so could others. The story was meant to be used as an example and encouragement for others to come together.
"We can't just work in isolated groups, (all races) need to work together to make the changes in the world that we need to make," Sherrod said.
"It's not about black people by themselves and it's not about white people by themselves. Let's all come together as a community."
I came away with the impression that she plans to write a book about her life, and she vowed at the end of her speech to continue to speak out about racism. It will be remarkable to see where she goes next, in her already remarkable life.
Jamie Baker Roskie
Friday, September 24, 2010
Michele Alexandre (Mississippi) has posted Navigating the Topography of Inequality Post-Disaster: A Proposal for Remedying Past Geographic Segregation During Rebuilding, a chapter from the book Law and Recovery from Disaster: Hurricane Katrina, edited by Robin Paul Malloy for the Ashgate series on Law, Property, and Society (2009). The abstract:
Thursday, September 2, 2010
This week public radio show "To the Best of Our Knowledge" has a really interesting episode on National Parks. The first segment is about the role "Buffalo Soldiers" played in managing national parks in the early 20th century - and why many African-Americans consciously avoid national parks, even today.
There's also an interesting interview with Mark Dowie, author of Conservation Refugees, a book about how land conservation and the creation of wilderness areas has been very much at the expense of indigenous peoples - and how some conservationists and indigenous organizations are working hard to change that.
Jamie Baker Roskie
Thursday, August 26, 2010
I am reading Beyond Katrina: A Meditation on the Mississippi Gulf Coast, by Pulitzer-Prize-winning poet Natasha Trethewey, recently published by the University of Georgia Press. (Professor Trethewey is on the creative writing faculty at Emory University.) The book is a meditation on identity, place, race, and the impact of family. It is also about the environmental damage wrought by industry and the tourist trade prior to Katrina. I knew nothing about Trethewey or her writing before I heard her on WHYY's Fresh Air last week, but I was so captivated by her story that I went straight out and bought her book. At 125 pages, it's a quick but compelling read.
Jamie Baker Roskie
Wednesday, August 4, 2010
Richard D. Marsico (New York Law School) has posted Looking Back and Looking Ahead as the Home Mortgage Disclosure Act Turns Thirty-Five: The Role of Public Disclosure of Lending Data in a Time of Financial Crisis, published in the
Monday, June 21, 2010
Joseph William Singer (Harvard) has posted The Anti-Apartheid Principle in American Property Law, forthcoming in the Alabama Civil Rights and Civil Liberties Law Review. The abstract:
Recently, many federal courts have been interpreting civil rights laws to allow racially discriminatory treatment of customers in retail stores and racial and religious harassment of tenants and home owners by their neighbors. These courts are misinterpreting federal law and ignoring the will of Congress embodied in the Civil Rights Act of 1991 which clarified that market participants have the right to enjoy property and contract rights on equal terms. More important, these courts are wrongly assuming a background norm of negative liberty; they presume that we are free to engage in racial discrimination in market transactions unless statutes clearly and unambiguously limit our freedom. But this is a mistake.
Since the 1960s, the background norm has become a presumption that market participants are not allowed to treat people unequally because of race, religion, sex, or disability. Both federal and state statutes embody this norm and many statutes contain it explicitly. Even the Civil Rights Act of 1866 was amended in 1991 to provide that private persons are entitled to equal contract terms. We aspire to be a free and democratic society that treats each person with equal concern and respect. We now understand that this commitment not only entails the repudiation of feudalism and slavery but the abolition of apartheid, whether imposed by law or enacted by private persons exercising their property rights. Liberty does not mean the absence of restraint on action; it means the creation of a legal infrastructure of a free and democratic society.
Equal access to the marketplace without regard to race is now as fundamental a norm as is the abolition of feudal tenures. For this reason, the common law should be interpreted to include a background assumption that prohibits racial discrimination in housing or public accommodations. Unless statutes affirmatively grant stores the right to treat their customers differently on account of race, courts should presume that they have no such right. Unless statutes affirmatively grant individuals the right to harass their neighbors on account of race or religion, courts should presume that housing rights include the right to be free from such discriminatory harassment. Rand Paul was wrong to suggest that liberty demands freedom to reject customers because of their race; the very opposite is true. American property law now contains a fundamental anti-apartheid principle that ensures access to the marketplace without regard to racial discrimination and the federal courts should start acting on that foundational commitment.
Monday, May 24, 2010
I am really glad to be joining Land Use Prof Blog as a guest blogger. Over the next few weeks, I look forward to contributing to an already lively discussion. My scholarship and practice interests have recently focused on land trusts, land banks and any other form of direct community control of land resources. If you wish to contact me with an idea or item, email me at JKelly[at]ubalt[dot]edu.
2010 marks the 100-year anniversary of the nation’s first racial zoning ordinance. (see Garrett Power’s law review article here). The Baltimore City Council passed it in the wake of nationwide race riots that followed Jack Johnson’s defense of the world heavyweight boxing title. I have just been reading a copy of Antero Pietila’s Not in My Neighborhood: How Bigotry Shaped a Great American City lent to me by my colleague, Odeana Neal. It is an engaging chronicle of de jure and de facto residential segregation in 20th century Baltimore, exploring the exclusion of both Jews and African-Americans.
Pietila brings out the characters and stories that illustrate the high-minded racism of the eugenics era and the market-justified redlining of the FHA-predecessor, the Home Owners' Loan Corporation. The book kicks into high gear with its exploration of the moral ambiguity of “blockbusting” (civil rights advocacy? cynically manipulative profiteering? both?) in the wake of the U.S. Supreme Court’s 1948 decision in Shelley v. Kraemer. Amidst these essential narratives are a few hidden gems such as the stories behind the siting of Morgan College (now Morgan State University) and the Social Security Administration and the roles these institutions played in anchoring Baltimore's largest African-American middle-class enclaves. Those considering the book for supplemental reading in land use and property courses might want to check out this 4/27 NPR local radio interview with the author.
Sunday, May 9, 2010
Friday, May 7, 2010
Robert G. Schwemm (Kentucky) and Sara K. Pratt (Consultant) have posted Disparate Impact Under the Fair Housing Act: A Proposed Approach, a report commissioned by the National Fair Housing Alliance. The abstract:
The issue of whether the prohibitions of the federal Fair Housing Act (“FHA”) extend to practices that produce a discriminatory effect/impact – as well as those prompted by intentional discrimination – is still not fully resolved. While four decades of litigation have produced a strong consensus among the lower courts that the FHA does include an impact standard, the Supreme Court has never ruled on this issue, and defendants continue to contest it. The result is that courts must still deal with this issue, and, to the extent uncertainties remain, the effort to obtain voluntary compliance with the FHA without the need for expensive and time-consuming litigation is undermined.
As the agency primarily responsible for enforcing and interpreting the FHA, the Department of Housing & Urban Development (“HUD”) has a potentially decisive role to play in resolving this issue, because courts accord substantial deference to HUD’s interpretations of the FHA. With respect to the impact issue, HUD has regularly expressed the view in various contexts that the FHA includes such a standard, but the agency has not yet issued a formal regulation on this matter. HUD should do so now, in order to help clarify this issue for courts, litigants, and the public at large.
This Paper seeks to help facilitate this process by providing a detailed analysis of cases and other sources dealing with the impact issue under the FHA. Part I provides some background on this issue. The basic justification for HUD’s adopting an impact regulation is set forth in Part II. Part III discusses the scope and limits of the approach suggested here. Parts IV and V analyze the respective burdens of proofs for plaintiffs and defendants in impact cases under the FHA, thereby describing the particular circumstances that would be appropriate for impact-based claims. Finally, the two appendices provide, respectively, possible language for such a regulation and examples of impact-producing practices that might violate the FHA.
Tuesday, March 9, 2010
Michelle Wilde Anderson (Berkeley) has posted Cities Inside Out: Race, Poverty, and Exclusion at the Urban Fringe. The abstract:
Across the country, from Aberdeen, North Carolina to Modesto, California, city growth has bypassed hundreds of low-income neighborhoods founded under conditions of racial segregation in the early to mid-twentieth century. Denied annexation to neighboring municipalities, these urban pockets remain unincorporated, covered only by county governance and, in some cases, rural service standards. This article represents the first comprehensive academic treatment of such communities, which I call unincorporated urban areas. Challenging popular assumptions regarding an inner-city of racialized poverty in contrast to a white, suburban privatopia, unincorporated urban areas turn our attention to suburbs where the gravitational pull of the urban economy, affordability constraints, and the desire for homeownership have led to the settlement of low-income communities of color at the unregulated fringe, just beyond city limits.
The article analyzes the adequacy of local government structures serving unincorporated urban areas and the flexibility for reform within those structures. It asks, for the first time, whether two tiers of general purpose local government - a city and a county - offer urbanized areas greater participatory voice, stronger protection from undesirable land uses, improved collective services, and greater household mobility than county rule alone. In so doing, it raises the question of what adequacy in the context of local government might mean, revealing unquestioned assumptions about the allocation of power among cities, counties, and states. New legal issues concerning municipal services, extraterritorial eminent domain, and the risk of land loss come into focus in this investigation of cities inside out - urban life placed outside the reach of municipal government.
Saturday, March 6, 2010
Today is the 174th anniversary of the fall of The Alamo on March 6, 1836 during the Texas Revolution. As the story goes, the vastly outnumbered Texian forces under siege bought crucial time for the rest of the army by holding out for two weeks until succumbing to the Mexican army under General Antonio Lopez de Santa Anna. Cries of "Remember the Alamo" supposedly motivated the Texians at the decisive Battle of San Jacinto.
It would be hard to exaggerate the importance of The Alamo to the founding narrative and historical memory of Texas. Though it was once a Catholic mission, it is secular "sacred ground" to many Texans. I know people who proposed to their spouses at the Alamo. Yet the Alamo has also been seen as symbol of racial or ethnocentric overtones to the Texas Revolution. The importance of the Alamo-as-land has played out in several land use controversies over the last two centuries.
An excellent book that reviews the history of both The Alamo and its place in cultural memory is Randy Roberts & James S. Olson, A Line in the Sand: The Alamo in Blood and Memory (2002). The authors begin with the history of the Alamo itself and the battle, and then spend the remainder of the book talking about what happened to it both as a piece of land and as an icon. Apparently it fell into disrepair (blight?) for decades after Texas independence as the city of San Antonio grew up around it (those who imagine it from the John Wayne movie, way out in the open, are often startled when they finally visit it in busy downtown San Antonio). Then, in the late 19th and early 20th centuries, the Alamo became increasingly the subject of myth-making. This in turn inspired one of the early historic preservation efforts, through a private organization run by some of the most prominent women in Texas. There was a dispute over whether the preservation should be as a private or a public landmark. The book tells this interesting story plus relates a number of other controversies about the Alamo as a symbol of Anglo-American manifest destiny and as John Wayne's vision of the Alamo as a Cold War story.
The book's title invokes both the "line in the sand" supposedly drawn by Lt. Col. Travis when it became clear the Texians were doomed, and also as a metaphor for the cultural contests over the historical memory of the Alamo as symbol. But the "sand" itself remains a hugely popular tourist site and public space in San Antonio.
Monday, February 15, 2010
From this evening's broadcast of NPR's All Things Considered, one of those stories that makes you say, "Huh?" and them "hmmnn." Seems there's a controversy brewing over how this year's census will count prisoners - as part of the population of the place where they are imprisoned, or their community of origin. You might ask yourself, "How is this a story for the Land Use Prof Blog?" Well, as it turns out, the controversy creates an urban/rural (and a racial) split. The prisoners come from African-American and Latino urban areas, and the places where they are imprisoned are rural and predominantly white. Both areas tend to be poor, and with census numbers come federal dollars to address their most pressing issues - including schools and jobs.
It's always troubling when the neediest folks are pitted against each other for limited resources. We'll see if some happy medium can be found on this issue.
Jamie Baker Roskie
UPDATE: Turns out the funding issue is a bit of a red herring, according to Peter Wagner of the Prison Policy Initiative. The real issue is redistricting, and the increase of political influence for districts that have prisons. See his comment to this post, below, which explains the issues more clearly.
Tuesday, February 9, 2010
Asmara M. Tekle (Texas Southern-Thurgood Marshall) has posted Safe: Restrictive Covenants and the Next Wave of Sex Offender Legislation, forthcoming in the SMU Law Review. The abstract:
This Article examines the emerging phenomenon and implications of sex offender covenants, the latest wave of sex offender legislation, under common law property rules such as touch and concern and the doctrine prohibiting restraints against alienation. The paper theorizes that courts use common law property rules to strike down personal “who” covenants, such as those based on race, age, disability, and often permanently debilitating sex offender status, that run afoul of public policy norms – most particularly, the wide availability of safe and decent housing for all.
The Article analogizes blanket sex offender covenants to their racially restrictive progenitors, arguing that both types of covenants are based on unsubstantiated fears that one population would sexually terrorize another. The modern-day fear is that convicted sex offenders will sexually prey upon children, whereas the underlying fear in the era of racial segregation was that black men, this country’s original sexual predators, would sexually prey upon infantilized white women. Finally, this Article looks to the sordid history of racial segregation for lessons and solutions to the modern-day problem of convicted sex offenders.
Friday, February 5, 2010
From the Obama administration:
February 4, 2010
THURSDAY: Top Obama Administration Officials to Promote Sustainable
Communities, Environmental Justice at Smart Growth Conference
WASHINGTON – U.S. Housing and Urban Development (HUD) Secretary Shaun
Donovan and Transportation Secretary Ray LaHood will visit Seattle on
Thursday, February 4, to address the 9th Annual New Partners for Smart
Growth Conference. They will be joined by Environmental Protection Agency
Assistant Administrator Mathy Stanislaus.
Speaking before an audience of more than 1,500 key planners, public health
professionals, developers, government staff and elected officials
Secretaries Donovan and LaHood and Assistant Administrator Stanislaus will
discuss the ways their agencies are working together through the Obama
Administration’s Partnership for Sustainable Communities to improve access
to affordable housing, provide better transportation options, and protect
public health and the environment.
“EPA, HUD and DOT are working together to rebuild our foundations for
prosperity, a process that starts with rethinking the ways our communities
grow,” said EPA Administrator Lisa P. Jackson. “The interagency Partnership
for Sustainable Communities is working to give our communities what they
need to grow and thrive with economic resilience and environmental
“I am proud to announce HUD’s brand new Office of Sustainable Housing and
Communities today,” said Donovan. “Working with our partners at DOT and EPA,
this new office will help us streamline our efforts to create stronger, more
sustainable communities by connecting housing to jobs, fostering local
innovation and building a clean energy economy.”
“Our Partnership really is a new way of doing business in Washington, to
help our nation meet 21st century challenges,” said LaHood. “Working
together, we’re creating jobs to revitalize our economy, while helping state
and local transportation agencies to build the capacity they need to promote
livable, walkable, sustainable communities.”
The President proposed $527 million in his budget for an ambitious new
livability initiative at the U.S. Department of Transportation. Its Office
of Livable Communities will be a focal point for initiatives such
as expanding transit in low-income neighborhoods. It will fund a grant
program to help state and local transportation agencies provide more
transportation choices that spur economic development.
The New Partners for Smart Growth Conference, taking place Feb. 4-6, is the
premier national smart growth conference, bringing together experts from a
wide range of disciplines to discuss transportation, housing and urban
development, public health, equitable development, environmental protection,
and other topics. The partnership agencies are working together more closely
than ever before to meet the president’s challenge to coordinate federal
policies, programs, and resources to help urban, suburban, and rural areas
build more sustainable communities.
The New Partners for Smart Growth Conference is managed by the Local
Government Commission, in partnership with EPA, DOT, and other public and
More about the Partnership for Sustainable Communities:
More on EPA’s Smart Growth Program:
More information on HUD’s Office of Sustainable Housing and Communities:
Jamie Baker Roskie
February 5, 2010 in Clean Energy, Climate, Community Design, Conferences, Development, Economic Development, Environmental Justice, Federal Government, Housing, HUD, Planning, Politics, Race, Redevelopment, Smart Growth, Sustainability, Transportation | Permalink | Comments (0) | TrackBack (0)
Wednesday, December 23, 2009
In our on-going effort to find a land use angle on the Tiger Woods scandal, I give you a recent article from The New York Times T Magazine. The writer describes a mansion Tiger and his wife (at least for now) are building in Jupiter, Florida.
Now I find it hard to believe that any country club would fail to admit the world's best golfer, no matter how non-WASPY he is, or how scandalous his current reputation. I think athletic achievement surmounts race, class and moral differences in our culture. However, the fact that these enclaves still exist raises interesting issues in our supposedly post-racial, egalitarian society.
On a side note on identity issues, for a great take on WASPs and their role in our society, I highly recommend Cheerful Money by Tad Friend. I read it at the same time as President Obama's first book, Dreams from My Father. Reading these two books together gives lots of food for thought on how racial identity informs our lives - and often, our settlement patterns. One of Friend's themes is what to do with the shambling family mansion in the exclusive neighborhood that few of the original WASP families can afford to maintain. Obama writes about his days of community organizing in one of the poorest, most polluted sections of Chicago. A stark contrast, to be sure, but each interesting and informative in its own way.
Jamie Baker Roskie
Monday, December 7, 2009
Today our clients the Newtown Florist Club, and the Clinic, got some great coverage in the Gainesville (GA) Times. This article, hopefully the first in a series, covers the impact of industry on the Newtown neighborhood, something I've discussed in a previous blog post and that one of my students also discussed in his guest post. I'm very pleased with this coverage - this reporter, Ashley Fielding, has really gotten at the history and nuance of this complicated situation, which implicates zoning, public health, nuisance, race, class, community and economic development, and much more. Who says newspaper reporting is a dead art?
Jamie Baker Roskie
December 7, 2009 in Community Design, Community Economic Development, Environmental Justice, Environmental Law, Georgia, Industrial Regulation, Local Government, Nuisance, Planning, Politics, Property, Race, Redevelopment, Zoning | Permalink | Comments (0) | TrackBack (0)
Wednesday, October 28, 2009
I've been reading the really excellent new book Building Healthy Communities: A Guide to Community Economic Development for Advocates, Lawyers and Policymakers edited by Roger A. Clay, Jr. and Susan R. Jones. Here's the blurb from the ABA website:
This book provides an excellent short history of the CED movement along with some very current perspectives on the current lending crisis and its particular dangers for lower income communities and communities of color. Here's a compelling quote from Chapter 2 "Perspectives on CED in a Global Economy" by john a. powell and Jason Reece:
Given the significance of the credit and foreclosure crisis, we must be diligent to ensure that communities of color are not left out or harmed by the response. Will local strategies to rehabilitate vacant property...produce too much low-income housing, reinforcing concentrated poverty? Will property clearance...result in a 21st-century example of urban renewal, permanently ripping the social fabric of communities of color? Will credit market reforms essentially dry up credit options...while providing no sustainable alternative forms of credit? In light of the crisis, attacks on several targeted policies that benefit communities of color are a chilling preview of what may come...the Community Reinvestment Act (CRA) ha[s] already come under attack...These attacks persist, despite clear contradictory evidence. First time homebuyers were clearly not the cause of the credit crisis; more than half of subprime loans were refinance loans, and only 9 percent of subprime loans went to first-time home buyers...Studies have shown that the CRA has been successful at expanding minority homeownership through fair and sustainable loans.
I'm looking forward to reading more about topics like community benefits agreements, the effect of Kelo on CED, and economic development and environmental justice.
Jamie Baker Roskie
Tuesday, October 13, 2009
My friend Christine McCauley, executive director of Buckhead Heritage, just told me about a very interesting historic preservation case. It seems that a developer wants to move a black graveyard in Buckhead, which is now an very upscale area of Atlanta. The graveyard is there because in the early part of the last century there was a thriving black neighborhood in this area, before the residents were displaced for a park. Now a developer wants to move the graves and a descendant of family members buried there is suing to stop it. Read more here and/or follow events on the BH website. My headline from this post is my favorite quote from the article, from a former mayor of Atlanta.