In defense of NIMBYs - the rights of municipalities to map their ownfutures….

Matt Yglesias wrote a post on the need for moderate-priced housing in the DC area and suggested rezoning to allow for greater density.  This set off a wave of responses including some rather typical "NIMBY" comments and cautionary tales about how zoning changes may not result in the desired moderate-priced housing.

"Not In My Back Yard"

NIMBY is an acronym for "not in my back yard."  It is generally is a derogatory term used for retired busy-bodies who fight such laudable causes as affordable housing, cluster housing and increased density in their neighborhoods.  NIMBY's stand in the way of progress.  Even the tiniest whiff of a new development  seeking permits is supposed to bring out swarms of  fear-mongering NIMBYS -  each looking for any roadblock no matter how trivial to throw in the way of true "progress."

Dreaming like a developer…

During the boom, developers created their own swarm and descended into cities like mine  (White Plains NY) in an effort to "revitalize" the downtown areas.  They sought to imprint  "their vision" on these cities.   Such visions generally involved a mechanism that maximized profit with significantly higher density and high-end housing.  They asked for variances to increase "air rights" and pack more people into a smaller space.  These concessions to zoning were often accompanied by tax abatements and numerous other sweetheart deals.   These projects were sold to the public with the idea that they would "gentrify" the area and result in lower taxes for all.

The sad fact is that once you added in the tax breaks, the infrastructure changes including sewage, drainage, upgrades to the electrical grid, police, fire, schools you name it - many of these projects became money and resource sinks.  Residents fumed as their taxes rose ever higher and the resources they once enjoyed were diverted to these urban hubs because "the downtown needed it."

Small wonder that new developers with new "visions" for these cities were often greeted by the citizenry like the skunk at a garden party.  Their visions were granted them often at the expense of those who had spent years paying taxes and making these locations desirable destinations.

Gentrification vs displacement...

Gentrification is often a euphemism for displacement.  As the wealthy move in, the demands for more services that they are accustomed can become a bottomless pit of expense.  In the past, no one thought of leaving the restaurants open past midnight…but now - everything is open till 2 AM.  People are still out at 4 AM on the weekends.  That means overtime for police, fire, and others involved in keeping the peace -further increasing the tax bite on all concerned.

More high-end restaurants and stores cause rents to rise to squeeze out the Mom & Pop merchants that have been around for several generations. Many who had been looking to that new population as a boon to business soon find themselves out of business and applying for work at Walmart.   High-end boutiques or big-box brands replace the locals until the urban hub is unrecognizable to anyone who had been away for just a year or two.   Residential rents rise to impossible levels of displacing families who have lived there for years.

Money is Power….

Don't think for a minute that builders with deep pockets can't outspend a small city in a litigious battle to do what they want.  The needs of the community or the municipality's master plan are not even an issue.  Decision-makers are often bombarded with legalese by the builder's attorneys who first attempt to explain why the city actually lacks the right to turn down the zoning changes.   If all else fails -  out come the sabers.   Often it works. Threatening to tie a municipality up in knots with years of litigation can work wonders.   Sadly this is an example of how a government starved of revenue can be held hostage to corporate suits with deeper pockets than their own.

NIMBYs have their place….

This type of "progress" is generally not what the local residents of a previously stable community had in mind.  Certainly, they are sold a different vision of the future. Often it takes some agitators (NIMBY's)  to bring reality back to the city governments and push back against "progress" that acts contrary to the public good…that is the public who actually lives and pays taxes in the community.

So bad mouth the NIMBYs all you want.  And if you really want them to go away ….be careful what you wish for - you just might get it.

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