BiblioVault - Books about Nelson, Arthur C.

Environmental Regulations and Housing Costs

Arthur C. Nelson, John Randolph, Joseph M. Schilling, Jonathan Logan, James M. McElfish, Jr., and Newport Partners LLC

Island Press, 2009

Many communities across the nation still lack affordable housing. And many officials continue to claim that “affordable housing” is an oxymoron. Building inexpensively is impossible, they say, because there are too many regulations. Required environmental impact statements and habitat protection laws, they contend, drive up the costs of construction. But is this actually true? In a comprehensive study of the question, the authors of this eye-opening book separate fact from myth.

With admirable clarity, they describe the policy debate from its beginning, review the economic theory, trace the evolution of development regulation, and summarize the major research on the topic. In addition, they offer their own research, accompanied by a case study of two strikingly different Washington, D.C., suburbs. They also include results of focus groups conducted in Dallas, Denver, and Tucson. The authors find that environmental regulatory costs—as a share of total costs and processes—are about the same now as they were thirty years ago, even though there are far more regulations today. They find, too, that environmental regulations may actually create benefits that could improve the value of housing.

Although they conclude that regulations do not appear to drive up housing costs more now than in the past, they do offer recommendations of ways in which the processes associated with regulations—including review procedures—could be improved and could result in cost savings. Intended primarily for professionals who are involved in, or impacted by, regulations—from public officials, planners, and engineers to housing developers and community activists—this book will provide useful insights and data to anyone who wants to know if (and how) American housing can actually be made “affordable.”

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Foundations of Real Estate Development Financing

A Guide to Public-Private Partnerships

Arthur C. Nelson

Island Press, 2014

America’s landscape is undergoing a profound transformation as demand grows for a different kind of American Dream--smaller homes on smaller lots, multifamily options, and walkable neighborhoods. This trend presents a tremendous opportunity to reinvent our urban and suburban areas. But in a time of fiscal austerity, how do we finance redevelopment needs? In Foundations of Real Estate Development Finance: A Guide for Public-Private Partnerships, urban scholar Arthur C. Nelson argues that efficient redevelopment depends on the ability to leverage resources through partnerships. Public-private partnerships are increasingly important in reducing the complexity and lowering the risk of redevelopment projects. Although planners are an integral part of creating these partnerships, their training does generally not include real-estate financing, which presents challenges and imbalances in public-private partnership.

This is the first primer on financing urban redevelopment written for practicing planners and public administrators. In easy-to-understand language, it will inform readers of the natural cycle of urban development, explain how to overcome barriers to efficient redevelopment, what it takes for the private sector to justify its redevelopment investments, and the role of public and nonprofit sectors to leverage private sector redevelopment where the market does not generate sufficient rates of return.

This is a must read for practicing planners and planning students, economic development officials, public administrators, and others who need to understand how to leverage public and non-profit resources to leverage private funds for redevelopment.

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A Guide to Impact Fees and Housing Affordability

By Arthur C. Nelson, Liza K. Bowles, Julian C. Juergensmeyer, and James C. Nicholas

Island Press, 2008

Impact fees are one-time charges that are applied to new residential developments by local governments that are seeking funds to pay for the construction or expansion of public facilities, such as water and sewer systems, schools, libraries, and parks and recreation facilities. In the face of taxpayer revolts against increases in property taxes, impact fees are used increasingly by local governments throughout the U.S. to finance construction or improvement of their infrastructure. Recent estimates suggest that 60 percent of all American cities with over 25,000 residents use some form of impact fees. In California, it is estimated that 90 percent of such cities impose impact fees.

For more than thirty years, impact fees have been calculated based on proportionate share of the cost of the infrastructure improvements that are to be funded by the fees. However, neither laws nor courts have ensured that fees charged to new homes are themselves proportionate. For example, the impact fee may be the same for every home in a new development, even when homes vary widely in size and selling price. Data show, however, that smaller and less costly homes have fewer people living in them and thus less impact on facilities than larger homes. This use of a flat impact fee for all residential units disproportionately affects lower-income residents.

The purpose of this guidebook is to help practitioners design impact fees that are equitable. It demonstrates exactly how a fair impact fee program can be designed and implemented. In addition, it includes information on the history of impact fees, discusses alternatives to impact fees, and summarizes state legislation that can infl uence the design of local fee programs. Case studies provide useful illustrations of successful programs.

This book should be the first place that planning professionals, public officials, land use lawyers, developers, homebuilders, and citizen activists turn for help in crafting (or recrafting) proportionate-share impact fee programs.

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Megaregions

Planning for Global Competitiveness

Edited by Catherine L. Ross

Island Press, 2009

The concept of “the city” —as well as “the state” and “the nation state” —is passé, agree contributors to this insightful book. The new scale for considering economic strength and growth opportunities is “the megaregion,” a network of metropolitan centers and their surrounding areas that are spatially and functionally linked through environmental, economic, and infrastructure interactions.

Recently a great deal of attention has been focused on the emergence of the European Union and on European spatial planning, which has boosted the region’s competitiveness. Megaregions applies these emerging concepts in an American context. It addresses critical questions for our future: What are the spatial implications of local, regional, national, and global trends within the context of sustainability, economic competitiveness, and social equity? How can we address housing, transportation, and infrastructure needs in growing megaregions? How can we develop and implement the policy changes necessary to make viable, livable megaregions?

By the year 2050, megaregions will contain two-thirds of the U.S. population. Given the projected growth of the U.S. population and the accompanying geographic changes, this forward-looking book argues that U.S. planners and policymakers must examine and implement the megaregion as a new and appropriate framework.

Contributors, all of whom are leaders in their academic and professional specialties, address the most critical issues confronting the U.S. over the next fifty years. At the same time, they examine ways in which the idea of megaregions might help address our concerns about equity, the economy, and the environment. Together, these essays define the theoretical, analytical, and operational underpinnings of a new structure that could respond to the anticipated upheavals in U.S. population and living patterns.

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Reshaping Metropolitan America

Development Trends and Opportunities to 2030

Arthur C. Nelson

Island Press, 2012

Nearly half the buildings that will be standing in 2030 do not exist today. That means we have a tremendous opportunity to reinvent our urban areas, making them more sustainable and livable for future generations. But for this vision to become reality, the planning community needs reliable data about emerging trends and smart projections about how they will play out. Arthur C. Nelson delivers that resource in Reshaping Metropolitan America.

This unprecedented reference provides statistics about changes in population, jobs, housing, nonresidential space, and other key factors that are shaping the built environment, but its value goes beyond facts and figures. Nelson expertly analyzes contemporary development trends and identifies shifts that will affect metropolitan areas in the coming years. He shows how redevelopment can meet new and emerging market demands by creating more compact, walkable, and enjoyable communities. Most importantly, Nelson outlines a policy agenda for reshaping America that meets the new market demand for sustainable places.

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The TDR Handbook

Designing and Implementing Transfer of Development Rights Programs

Arthur C. Nelson, Rick Pruetz, and Doug Woodruff with James C. Nicholas, JulianConrad Juergensmeyer, and Jonathan Witten

Island Press, 2011

"Transfer of Development Rights" (TDR) programs allow local governments to put economic principles to work in encouraging good land use planning. TDR programs most often permit landowners to forfeit development rights in areas targeted for preservation and then sell those development rights to buyers who want to increase the density of development in areas designated as growth areas by local authorities.

Although TDR programs must conform to zoning laws, they provide market incentives that make them more equitable (and often more lucrative) for sellers and frequently benefit buyers by allowing them to receive prior approval for their high-density development plans. Since the 1970s when modern TDR applications were first conceived, more than 200 communities in 33 states across the U.S. have implemented TDR-based programs. The most common uses of TDR to date involve protecting farmland, environmentally sensitive land, historic sites, and "rural character," and urban revitalization.

Until now, however, there has never been a clearly written, one-volume book on the subject. At last, The TDR Handbook provides a comprehensive guide to every aspect of TDR programs, from the thinking behind them to the nuts and bolts of implementation-including statutory guidance, model ordinances, suggestions for program administration, and comparisons with other types of preservation programs. In addition, six of its twenty chapters are devoted to case studies of all major uses to which TDR programs have been utilized to date, including recent urban revitalization projects that utilize TDR principles.

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