Curing Slums: The Jane Jacobs Way and the Henry George Way

Henry George and Jane Jacobs were both self‐taught public figures who shared an appreciation of the density, productivity, diversity, and cultural creativity of big cities. A century separated them, during which architects and planners designed cities according to abstract principles, but George and Jacobs expected the creative potential of a city to emerge from its inhabitants, not from a central planner. Although the interests and concerns of George and Jacobs overlapped on only a few topics, they both believed that slum dwellers could solve their own problems, given the right tools. For Jacobs, the solution to dilapidated housing lay not in bulldozing neighborhoods, but in rehabilitating them through a process she called “unslumming,” a gradual process of self‐improvement that has at times been accused of being gentrification. Henry George offered a different solution, involving taxation of land values, one that did not focus on particular neighborhoods and thus avoided the paradox that local improvements would raise the price of real estate too high for local residents to stay. An example is given of how George's solution actually worked in the Rosslyn neighborhood of Arlington, Virginia. In this case, no change in tax policy was needed to bring about a local economic renaissance in the 1960s, merely the realignment of property assessments that correctly reflected the actual value of land.     

Healthy Food Stores,Greenlining and Food Gentrification: Contesting New Forms of Privilege,Displacement and Locally Unwanted Land Uses in Racially Mixed Neighborhoods

Local activists engaged in contemporary environmental justice struggles not only fight against traditional forms of hazardous locally unwanted land uses (LULUs), they also organize to make their neighborhoods livable and green. However, urban environmental justice activism is at a crossroads: as marginalized neighborhoods become revitalized, outside investors start to value them again and they themselves invest in green amenities. Yet vulnerable residents are now raising concerns about the risk of displacement from their neighborhoods in consequence of environmental gentrification processes. Their fear is linked to environmental amenities such as new parks or remodeled waterfronts, as well as (most recently) healthy food stores. Using the case of a conflict around a new Whole Foods supermarket in Boston, MA, I examine how food venues and stores labeled as healthy and natural can create socio‐spatial inequality together with privilege, exclusion and displacement in racially diverse neighborhoods. I analyze how high‐end supermarket chains target inner‐city neighborhoods for their growth and profit potential, and demonstrate that their arrival contributes to what I call ‘supermarket greenlining'. This greenlining illustrates the process of food gentrification, and the manipulation of health and sustainability discourses about food by healthy and natural food investors and their supporters. The opening of high‐end supermarkets thus converts such stores into new LULUs for historically marginalized groups.     

Gentrification and Blight: Relationship to Involuntary Displacement

Because homelessness is visible in cities with high levels of gentrification, the media have linked the two phenomena. But the displacement taking place in most American cities is due more to blight than to gentrification. This article examines both sources of displacement and traces them to the same source: land speculation. In declining cities, land speculation causes parcels to be held vacant in prime locations, leading to disinvestment and an inadequate supply of affordable commercial and residential buildings. In cities with booming economies, land speculation leads to redevelopment of entire neighborhoods where land appreciates in value due to new commercial or residential demand. The solution to gentrification and blight as sources of displacement is to increase land value return and recycling to stabilize urban economies and avoid the boom-bust cycles that are so detrimental to cities.     

Migrant Businesses And The Symbolic Transformation Of Urban Neighborhoods: Towards a Research Agenda

Migrant businesses play a crucial role not only in the economies of Western European cities, but also in the revaluation of urban space. Alongside their relevance to physical neighborhood development, migrant businesses seem to be crucial in transforming urban spaces symbolically. Although there is some evidence from migrant business research and the literature on gentrification, the phenomenon has not yet been studied systematically. We therefore propose a research agenda that addresses the relationship between migrant businesses and the symbolic transformation of urban neighborhoods.     

Henry George and Jane Jacobs on the Sources of Economic Growth

Henry George and Jane Jacobs shared a remarkably similar vision of the economic functioning of cities and of the sources of the economic growth of cities, despite having differing primary objectives. George wrote Progress and Poverty and subsequent works to persuade the public of the equity and efficiency of public capture of economic rents of land and other natural resources and elimination of taxes on labor and capital. Jacobs acquired fame for The Death and Life of Great American Cities in which she challenged the prevailing orthodoxy of the urban planning profession. Both saw the density and diversity of economic and cultural activities in cities as a facilitator of innovation and entrepreneurship in all aspects of civilization. Both also recognized the power of the price system in coordinating the activities of independent decision makers and the importance of trade for economic growth.     

Measuring the effects of mixed land uses on housing values

Mixing land uses has become one of the key planning principles of the Smart Growth movement and other land use planning strategies. This article analyzes the impact on the prices of single family houses when mixed land uses are included in neighborhoods. We first develop several quantitative measures of mixed land uses through the use of Geographic Information System (GIS) data and compute these measures for various neighborhoods in Washington County, OR. We then incorporate those measures in a hedonic price analysis. We conclude from this research that housing prices increase with their proximity to—or with increasing amount of—public parks or neighborhood commercial land uses. We also find, however, that housing prices are higher in neighborhoods dominated by single-family residential land use, where non-residential land uses were evenly distributed, and where more service jobs are available. Finally, we find that housing prices tended to fall with proximity to multi-family residential units.     

‘Wilding' in the West Village: Queer Space,Racism and Jane Jacobs Hagiography

In urban studies, New York's West Village is famous for two principal reasons: as the paradigmatic ideal neighborhood in Jane Jacobs' influential The Death and Life of Great American Cities and as the site of one of the 1960s' great urban uprisings, the Stonewall riot in 1969. Today––largely because of the mixed‐use urban qualities celebrated by Jacobs––the West Village is one of New York's most desirable residential areas, yet it also remains an essential part of the city's queer geography. In this article, I analyze the persistent demonization of the area's queer youth of color by local neighborhood groups to argue that Jacobs' celebrated notion of natural surveillance (or what she called ‘eyes on the street') is fundamentally unsuited for a fluid queer space like the contemporary West Village. First, I historicize the current neighborhood tensions in the context of racialized media reporting of homophobic hate crime. Second, the discourses deployed in contemporary media of ‘wild' youth terrorizing the Village are examined. Finally, with reference to the forced closure of the African American bar Chi Chiz, I illustrate how the symbolic nightlife economy remains a key target in the city's regulation of queer space.     

Neighborhood Revitalization and New Life: A Land Value Taxation Approach

When a neighborhood declines, the poor get poorer, crime rises, and those who can leave the area. The tax base shrinks, so the rates paid by those least able to pay increase. The prevailing system of a low tax on land values leads to land speculation and private land banking, assuring that the landowner can hold out for a very high price for a very long time. A higher tax on land values (coupled with reduction in building taxes) creates an incentive to sell that land or do something with it rather than waiting. In cities that use land‐value taxes, real‐estate markets start to work again and neighborhoods recover. Clairton, Pennsylvania's adoption of a land‐value‐taxation system demonstrates the neighborhood revitalization to which it leads, as owner‐occupied residences and multi‐family units saw a relief in their tax burden. In contrast, vacant properties' contribution to the city budget tripled, providing the resources to pay for the education of Clairton's children and liberate working and middle‐class families from the bonds of labor and capital taxation.     

Jane Jacobs' ‘Cities First’ Model and Archaeological Reality

In The Economy of Cities, Jane Jacobs conjectured that the world's first cities preceded the origins of agriculture, a proposition that was most recently revived by Peter Taylor in the pages of this journal. Jacobs' idea was out of line with extant archaeological findings when first advanced decades ago, and it remains firmly contradicted by a much fuller corpus of data today. After a review of how and why Jacobs formulated her ‘cities first’ model, we review current archaeological knowledge from the Near East, China and Mesoamerica to document the temporal precedence of agriculture before urbanism in each of these regions. Contrary to the opinions of Jacobs and Taylor, archaeological data are in fact sufficiently robust to reconstruct patterns of diet, settlement and social organization in the past, and to assign dates to the relevant sites. Our response illustrates how generations of archaeological discoveries have yielded solid empirical foundations for the evaluation of wider social scientific debates.     

Grabbed Urban Landscapes: Socio‐spatial Tensions in Green Infrastructure Planning in Medellín

Cities confronted with unsustainable development and climatic changes are increasingly turning to green infrastructure as an approach for growth and climate risk management. In this context, recent scholarly attention has been paid to gentrification, real‐estate speculation and resident displacement in the context of sustainability and green planning in the global North. Yet we know little about the environmental‐justice implications of green infrastructure planning in the context of self‐built settlements of the global South. To what extent do green infrastructure interventions produce or exacerbate urban socio‐spatial inequities in self‐built settlements? Through the analysis of a greenbelt project, an emblematic case of green infrastructure planning in Medellín, we argue that, as the Municipality of Medellín is containing and beautifying low‐income neighborhoods through grabbing part of their territories and turning them into green landscapes of privilege and pleasure, communities are becoming dispossessed of their greatest assets—location, land and social capital. In the process, community land is transformed into a new form of aesthetically controlled and ordered nature for the middle and upper classes and for tourists. By contrast, communities’ planning alternatives reveal how green planning can better address growth and climate risks in tandem with equitable community development.     

A Sense of Displacement: Long‐time Residents' Feelings of Displacement in Gentrifying Bushwick,New York

This article is a contribution to reinforcing our understanding of gentrification and displacement as neighborhood expressions of inequality. It explores the experiences of gentrification of lower‐income, long‐time residents in the gentrifying neighborhood of Bushwick, Brooklyn, New York City. The focus is on components of displacement beyond the traditional emphasis on outmigration. In particular, the article pinpoints the emotional, affective, psychological reactions of long‐time residents triggered through the encounter with newcomers. While the entry point is the exploration of emotions and affects, the article argues that these feelings are outcomes of material socio‐economic inequalities and, in particular, their powerfully racialized historical foundations, as embodied in the contemporary encounter of long‐time residents with newcomers.     

An economic efficiency analysis of deconcentrating poverty populations

This paper presents a comparative static analysis using a conceptual model of the social benefits and costs associated with alternative spatial distributions of the poor. This analysis demonstrates that the necessary and sufficient conditions for justifying deconcentration of the poor on the grounds of increasing net social benefits are much more stringent than is commonly believed, fundamentally involving particular sorts of non-linear relationships between neighborhood poverty rates and the propensity of neighboring individuals to engage in problem behaviors and to earn less. The paper then conducts a meta-analysis of the limited empirical evidence available. The weight of the evidence implies that net social benefits would be improved if neighborhoods with greater than about 15% poverty rates were replaced with (an appropriately larger number) of neighborhoods having less than 15% poverty rates. However, net social benefits would be smaller if neighborhoods with greater than about 40% poverty rates were replaced with (an appropriately larger number) of neighborhoods having between about 15–40% poverty rates.     

Do mortgage rates vary by neighborhood? Implications for loan pricing and redlining

Using a nationally representative sample of conventional single-family mortgage loans that originated during 1992–1995 with detailed loan pricing information, this paper examines whether interest rates vary by neighborhood income and racial composition. The estimates suggest that borrowers financing homes in low- and moderate-income neighborhoods generally paid 2–4 basis points more for 30-year loans, but there was no difference for 15-year loans. Results by racial composition of the neighborhood were more mixed, with borrowers in predominately Hispanic and Asian neighborhoods paying slighting higher rates, while borrowers in predominately African–American neighborhoods occasionally paid slightly lower rates. Omitted variables could account for some of these differences. Overall, the small effects suggest that redlining is unlikely to be a factor, although no firm conclusions can be drawn.     

Sample Size Considerations for Multilevel Surveys

Social and economic data commonly have a nested structure (for example, households nested within neighborhoods). Recently techniques and computer programs have become available for dealing with such data, permitting the formulation of explicit multilevel models with hypotheses about effects occurring at each level and across levels. If data users are planning to analyze survey data using multilevel models rather than concentrating on means, totals, and proportions, this needs to be accounted for in the survey design. The implications for determining sample sizes (for example, the number of neighborhoods in the sample and the number of households sampled within each neighborhood) are explored.     

Neighborhood as Spatial Project: Making the Urban Order on the Downtown Brooklyn Waterfront

This article argues for a reconceptualization of one of the most basic concepts in urban studies: the neighborhood. Traditionally neighborhoods have been understood as clearly bounded, quasi‐Westphalian containers or as ‘natural areas’ of urban community. But this approach is widely acknowledged to be under‐theorized. And it fails to account for the ways in which the production of neighborhood is inherently political and often conflictual. After reviewing the ways in which neighborhood has been used in urban sociology and urban planning, this article offers a critical conception of neighborhoods as ‘spatial projects’ on the submetropolitan scale. This approach captures the ways in which neighborhoods are not abstract spaces on a city map, but the uneven, unequal products of complex, ongoing struggles between various groups and institutions. This approach is developed through an ethnographic and historical case study of neighborhood formation in one part of Brooklyn, New York. The article concludes with a discussion of how the language of spatial projects refocuses urban research on the political and economic forces that produce neighborhood in the contemporary city.     

Henry George,Jane Jacobs,and Free Trade

Henry George and Jane Jacobs were both journalists and made a contribution to economics based on their commitment to the original version of free trade, as understood by 19^th‐century liberals, rather than the late 20^th‐century version. The distinctive concept of free trade, as originally understood, was as an instrument for small‐scale producers to break up entrenched monopolies and serve the interests of the ordinary citizen. That was how Cobden used it in the debates over the Corn Laws in the 1840s, and how Ruskin, Gesell, Chesterton, and other critics conceived of economic liberation. In debates over free trade in recent decades, that term has come to mean a defense of power and privilege, the exact opposite of the intent of 19^th‐century liberals. George and Jacobs sought to restore the original meaning by developing theories of development and distribution that would enable the market system to benefit everyone.     

Neighborhood upgrading effects of middle-income housing projects in New York City

In a sample of 50 New York City neighborhoods in which middle-income housing projects were built, assessed values increased by 9.89% per year while control areas increased only 4.64% annually. This upgrading effect is more pronounced in medium-quality neighborhoods than in either the best or the worst neighborhoods. Project size has apparently no effect on the impact of neighborhood upgrading, but project age seems to be positively related to neighborhood upgrading.     

Jane Jacobs on Henry George: Progress or Poverty?

Henry George and Jane Jacobs each have devoted followers today who remain mainly outside the intellectual mainstream, both are iconic American intellectuals largely sympathetic to and quite knowledgeable about how markets work, and they each challenged the prevailing economic orthodoxies of their day. Much has been written, pro and con, on George's single tax and on Jacobs's battles with urban planners, and while I don't directly address either here, what I say does have implications for those controversies. In particular, I show how and why their views on the nature of economic progress, and of cities in that progress, fundamentally differ. I trace the difference to George's essentially classical approach to economics in contrast to Jacobs's subjectivist approach, which more radically transcends the economics of her time.     

Old homes, externalities, and poor neighborhoods. A model of urban decline and renewal

This paper investigates urban decline and renewal in the United States using three panels that follow neighborhoods on a geographically consistent basis over extended periods of time. Findings indicate that change in neighborhood economic status is common, averaging roughly 13 percent per decade; roughly two-thirds of neighborhoods studied in 1950 were of quite different economic status fifty years later. Panel unit root tests for 35 MSAs indicate that neighborhood economic status is a stationary process, consistent with long-running cycles of decline and renewal. In Philadelphia County, a complete cycle appears to last up to 100 years. Aging housing stocks and redevelopment contribute to these patterns, as do local externalities associated with social interactions. Lower-income neighborhoods appear to be especially sensitive to the presence of individuals that provide social capital. Many of the factors that drive change at the local level have large and policy relevant effects.     

The Social,Spatial, and Economic Roots of Urban Inequality in Africa: Contextualizing Jane Jacobs and Henry George

Unravelling the social and economic roots of urban inequality in Africa has remained a thorny issue in African political economy. Stripped to its bare essentials, the critical questions are who causes urban inequality, what causes it, and how it is caused? While all different, the questions are interrelated. Answering the “who causes inequality” question requires a related analysis of what and why, and that is connected to the how question. Indeed, the how question has two parts—how inequality is caused and how it can be addressed. Both are connected to the why question and to its resolution. Unfortunately, while studies about urban inequality abound, they tend to hive off one aspect or another of the tripartite questions on inequality and, even worse, they study the three questions separately. This article tries to overcome the existing atomistic and piecemeal approach to the study of urban inequality in Africa by contextualizing the work of Jane Jacobs and Henry George, who took a holistic view of urban inequality. It argues that Jacobsianism and Georgism have much to offer in terms of understanding urban inequality in Africa, but neither analysis goes far enough to be able to serve as a solid foundation for policy. Ultimately, it is in their approach to urban analysis—the emphasis on context, on actual urban problems, inductivism, and some of their mechanisms for change such as George's land tax and cautious abstraction, in that order, along with their combined vision—which I call “diversity in equality”—that can add to the insights of postcolonialism in understanding and transforming urban inequality in Africa.