• In Praise of Granny Flats

    Northwest Lower Michigan is gaining population overall, but its numerous small towns are losing people as the average household size shrinks. Average household size in the 10-county region plunged from 3.28 people per dwelling in 1970 to 2.48 in 2000. About two-thirds of the region’s households consist of only one or two people.

    Some local officials are trying to revive the local tradition of “granny flats,” “carriage houses,” or “mortgage helpers,” in which homeowners rented out small backyard or upstairs units. Common in the 19th and early 20th centuries, the practice offered significant benefits to the homeowner, who earned a supplementary source of income, and to the renter, who paid a modest rent to live in a neighborhood he otherwise could not afford.

    As Carolyn Kelly observes in an article published by the Michigan Land Use Institute, however, special interests agitated against the granny flats. In Traverse City:

    Some residents, landlords, and realtors โ€” including several with an interest in keeping rental markets tight โ€” raise fears about crime and blight to make their case. Some say that granny flats will bring more renters into their neighborhoods; others that the flats will change the character of the community, lead to all sorts of parking problems, and bring more single people to neighborhoods that are zoned for single families.

    But the accessory building units are enjoying a revival. The logic is compelling:

    Cities and towns have a shortage of quality, right-sized housing for people who live alone or in pairs. With Americaโ€™s average household size falling, more singles and couples are forced to move into homes that have too much room. This not only wastes some of their rent or mortgage money, it also leaves lots of unused bedroom space, which effectively pushes down that communityโ€™s population.

    Virginia, too, once had a strong tradition of granny flats, carriage houses and basement apartments. Those types of rentals are much rarer now, and almost unknown in the suburbs. I’m not sure exactly why, but I suspect it has a lot to do with zoning codes and subdivision covenants. Virginians need to revisit the idea. Households are shrinking in size her as well, and there is a paucity of economical dwelling space for many.

    Aside from addressing the Affordable and Accessible Housing Crisis, a major plus, permitting more flexibility in residential rentals would help build stronger, tighter-knit communities. A revival of granny flats would help dissolve the demographic monocultures in suburban areas that segregate households by age, income and family type. Finally, I would add a moral/ethical argument: As long as they’re not inconveniencing their neighbors, people should have the right to share their houses with whomever they want, under whatever economic arrangement they want.


  • Private Sector to the Rescue

    The United States needs to invest between $132 billion and $155.5 billion a year to improve transportation conditions, contends BusinessWeek magazine, but motorists pay only $54 billion a year for road repairs and maintenance. Another $11 billion a year will be needed over the next 20 years to replace aging water treatment facilities and comply with safe-drinking-water regulations; federal funding is less than 10 percent of the total national requirement. Tens of billions of dollars more are needed to repair dams, wastewater treatment plants and waterways.

    Who’s going to pay for it all? It looks like the private sector will play a major role. Private investment companies are raising hundreds of billions of dollars to take over aging infrastructure. The good news is, government won’ t have to raise taxes. The bad news is, the private sector will have to raise tolls and fees.

    That raises a great debate: What latitude should private investors be given in raising tolls and fees? What return on investment is reasonable? Could government do the job better for less money? BusinessWeek explores the issues here.

    My criteria for Virginia are very simple:

    (1) Pay now or pay later — pay much more later. The more government delays maintenance of infrastructure, the more it will cost to fix it down the road. Whether state government, local government or a private operator is in charge, hewing to higher maintenance standards generally pays off.

    (2) User/beneficiary pays. Politicians will resort to all sorts of trickery to disguise who’s paying the taxes, levies, penalties and fees that fund infrastructure maintenance and improvemetns. Infrastructure should be paid for by those who use the infrastructure, or those, such as landowners whose property gains value, who benefit from it. Furthermore, the payments should be totally transparent so people can seek alternatives. (Virginia’s recent transportation legislation is a case study in indirect subsidy and opacity. We need to go back and fix it.)

    (Hat tip to Jonathan Mallard for pointing me to the article.)


  • $172 Million in Historic Rehabilitation Projects

    The National Park Service has ranked Virginia second among the 50 states for a second consecutive year in the use of federal tax incentives to rehabilitate historic buildings. The National Park Serviceโ€™s annual report on fiscal year 2006 lists Virginia with 114 proposed federal tax-credit projects, second only to Missouri, and 109 completed projects, behind Ohio.

    Total private investment in Virginia leveraged through rehabilitation projects completed and certified by the Park Service during fiscal year 2006 was more than $172 million. That is $43 million more than the previous year, and places Virginia fifth in the nation among states for dollars leveraged, according to a statement released by the Governor’s office.

    Said Kathleen S. Kilpatrick, Director of the Department of Historic Resources: โ€œReusing historic buildings is good preservation, good economic opportunity.โ€


  • Buggy Power! Yee-ha!

    In our never-ending quest to promote novel transportation modes, Bacon’s Rebellion has touted the virtues of electric buggies, commonly used as golf carts but often modified in highly creative ways to suit the owner’s tastes.

    In the Fairview Beach community of King George County, citizens are agitating to legalize the use of golf carts on public roads. There are at least 80 such carts in the community of some 200 homes, reports the Journal Press, and there likely would be more if the Board of Supervisors would legalize them.

    Safety appears to be the foremost consideration: It’s dangerous driving golf carts on roads where far heavier, more powerful cars can drive three or four times faster (unless Fairview residents start driving carts like the Electric Ezgo High-Speed Golf Cart pictured above, in which case the automobiles might get run off the road).

    But I see no reason why the carts can’t be ridden on Fairview’s residential streets with 25-miles-per-hour speed limits, which are frequented already by pedestrians and bicyclists. Furthermore, there are the energy/environmental considerations: Electric buggies, which run on electricity, don’t push up demand for imported oil, and they’re cleaner than gasoline-powered cars.

    Supervisors will study the issue next week.

    (Photo credit: Ringgold Power Sport.)


  • Conservation Could Save 10 Percent

    Virginia could curtail electricity consumption by 10 percent with techniques used routinely in other states, reducing the need for new power plants and transmission lines, according to a report by Summit Blue Inc. for the Piedmont Environmental Council. (The Washington Post story is here. The study itself has not yet been posted on the PEC website.)

    The report recommends creating financial incentives for installation of energy-efficient lighting, air conditioners and heaters, and incorporation of efficient design into buildings. The study also suggests investing in technology that allows consumers to automatically reduce their electricity use when demand, and cost, are highest. Virginia ranks among the bottom of states that utilize such technology.

    Said PEC spokesman Robert W. Lazaro Jr.: “This report demonstrates that there’s enough [low]hanging fruit in terms of best practices by the industry to save a considerable amount of energy over the next 10 years.”

    Currently, Virginia pursues a Big Grid energy policy, having enacted legislation this year that will encourage Dominion and other electric utilities to meet growing demand by building new power plants and transmission lines while offering only modest incentives for conservation, energy efficiency and renewable fuels.


  • Wetlands Controversy in Virginia Beach

    In Virginia Beach, developers Steve and Art Sandler want to build 1,063 homes on a large stretch of waterfront property. Although their Indigo Dunes project would destroy 1.5 acres of wetlands, the Sandlers would create 6.09 acres of wetlands on site and treat some of the stormwater runoff from the nearby Ocean Park neighborhood as compensation.

    However, the Virginia Beach Wetlands Board denied the request. Unfortunately, the article in today’s Virginian-Pilot doesn’t explore the pros and cons of the decision, so there is no way for an outside reader to decide whether it was reasonable or not.

    The concept of wetlands offsets strikes me as a legitimate compromise between peoples’ desire to live on waterfront and the necessity of preserving wetlands as wildlife habitat, storm water run-off filter, and buffer against severe storms. The Sandlers were willing to create four acres of wetlands for every acre they destroyed. I’d like to know why the wetlands board deemed the offer inadequate. The Virginian-Pilot should follow up.


  • Will Six Nix the H.R. Transportation Fix?

    Once seen as a sure thing, approval of a regional transportation authority for Hampton Roads is now uncertain. Seven of the region’s 12 localities representing more than half the population must vote to create the authority, which would be empowered to impose roughly $170 million a year in new levies. Rejection by six localities could scuttle the entire enterprise.

    Earlier this week, the tiny city of Poquoson voted no. Mayor Gordon Helsel called the proposal “sheer arrogance” by members of the General Assembly, noting that Hampton Roads voters had decisively defeated a similar plan five years ago. (Read the account in the Daily Press.)

    Poquoson’s action follows a similar “no” vote by York County. According to the editorial pundits at the Daily Press, no one should be surprised if the City of Hampton votes “no” next month. Meanwhile, Isle of Wight and James City counties have delayed their votes, reflecting reservations on the part of local officials. Likewise, according to accounts in the Virginian-Pilot, local leaders in the City of Chesapeake have major concerns. I haven’t seen anything reflecting the temperament in Suffolk, but the fact that it has taken no action yet hints at a lack of enthusiasm. If all six localities rebuff the regional authority, the idea dies.

    (The five cities that have voted to create the authority include Virginia Beach, Norfolk, Portsmouth, Newport News and Williamsburg.)

    I took it for granted that the measure would win approval, so I haven’t followed developments as closely as I should have. Bacon’s Rebellion columnist Jim Bowden, by contrast, has been riding the issue hard. His latest column, “Speak to the Camera,” raises issues for which the Axis of Taxes has no good answers.

    Now that it’s clear that the approval of the H.R. transportation authority is, in fact, in play, I will start paying closer attention to developments.

    Update: The fate of the transportation authority hinges upon the votes of a handful of undecided local elected officials, reports Tom Holden with the Virginian-Pilot. There is a widespread sentiment that the enabling legislation is bad. If people had a clear idea what might replace it, they might reject it more decisively.

    Said John J. McGlennon, chairman of the James City County Board: “Everyone understands that this is pretty terrible legislation. The real question is whether anything better will emerge if we reject it.”


  • Uh, Oh, Euroweenies Are Getting Fat, Too

    So much for the theory that suburban sprawl (or, more properly speaking, dysfunctional human settlement patterns) is responsible for the fattening (or, more accurately, the obesitizing) of America. The Associated Press reports that half of all adults in the sprawl-free European Union are either overweight or obese. I’m sure the Euroweenies have some catching up to do before they match the girth of Americans, but they’re closing the “fat gap” rapidly.

    Experts cited the usual two factors: eating too much and exercising too little. Around the Mediterranean the healthy fish/olive oil diet is on the wane. Instead of playing basketball outdoors, kids are sitting in front of the tube and playing basketball on Nintendo. The article did not cite the spread of dysfunctional human settlement patterns as a contributing cause.

    Despite the trend in Europe, I think it still might be possible to save the hypothesis that cultures less dependent upon cars and more reliant upon walking and bicycles have healthier lifestyles and fewer overweight people. For instance, as noted previously on this blog, the Dutch and Danes are remarkable bicycle enthusiasts. If they lag their Euro neighbors in gross tonnage per capita, it would support our hypothesis.
    (Image credit: Short Fat Guy Online.)

  • $5.15 Billion and Counting

    The Rail-to-Dulles project will cost about $5.15 billion, according to a presentation given earlier in May to the board of the Metropolitan Washington Airports Authority, reports the Times Community Newspapers. The highest official figure yet, the number is about 25 percent higher than preliminary estimates bandied about as recently as a year ago.

    While the federal contribution will remained capped at $900 million and the state donation at $75 million, other costs are determined by fixed percentages. Under the latest scenario, Dulles Toll Road users are expected to fund 56 percent of the total cost, or $2.89 billion. (Fairfax County, Loudoun County and the MWAA will chip in the balance, about 25 percent of the total.)

    What happens if the price tag escalates yet again? Everyone but the state and feds will have to pony up a larger share. Bottom line: Commuters using the Dulles Toll Road constitute the deep pockets that will cover 2/3 of any cost overruns. Fairfax County land-owners whose properties will soar in value will pay only a small fraction through a special tax district.

    Let’s add up the pieces… The heavy rail construction project will be managed by the airports authority, which regards the Metro extension to Dulles International Airport as vital to its long-term interests but pays only 4.1 percent of the project cost… The MWAA board is stacked with a majority of non-Virginians who feel no pain if Virginia commuters get hosed… Commuters have absolutely no say-so in how the project is administered… A negotiated contract is likely to be granted to Bechtel, the company who brought Boston the Big Dig project…

    I’m going way out on a limb here, but it looks like Dulles Toll Road commuters are going to get royally hosed. I’m glad I live in Richmond, not Northern Virginia.


  • The High Cost of Irrationality

    George Mason University’s Don Boudreaux offers some topical examples of irrational economic and political thinking, one related to this Wall Street Journal op-ed on environmental Catch-22s in Washington state, and the other, a Robert Samuelson column on price gouging and global warming. His general thesis:

    When the personal material cost, at the time of individual action, of expressing one’s fantasies is near-zero, very little exists to check the expression of those fantasies. No matter how bizarre, inconsistent, or dangerous they might be if real-world attempts are made to act upon them, if a holder of such fantasies suffers no personal cost from advocating his or her crazy idea, lots of crazy ideas will be advocated. This fact is especially true for those crazy ideas that, when held and advocated publicly by certain people, fill those certain people with a personal sense of distinction, heroism, or self-satisfaction.

    In the next issue of the Bacon’s e-zine, I’ll have an interview with Bryan Caplan, whose new book, The Myth of the Rational Voter, discusses how and why democracies find themselves in such pickles (hint: it’s all our fault).


  • The Journey Just Got a Little More Hallowed

    Sixty-six miles of U.S. Route 15, stretching from the Potomac River in Loudoun County to the town of Orange, have been designated an official Virginia Byway by the Commonwealth Transportation Board. The byway is part of the four-state, 175-mile โ€œJourney Through Hallowed Groundโ€ corridor that runs from Gettysburg, Pa., to Monticello.

    A Virginia Byway is a particularly scenic route or one with high cultural value that gives travelers access to areas of scenic, historic, recreational, cultural, natural or archaeological significance, according to the Governor’s office. There are nearly 3,000 miles of Virginia Byways in the Commonwealth. A Virginia Byway designation can limit placement of outdoor advertising signs to help preserve and protect the routeโ€™s scenic integrity, but it does not affect land-use controls or road improvements or maintenance.

    Said Gov. Timothy M. Kaine: โ€œThis road, with its beautiful scenic vistas and incredible historic sites, is a treasure.โ€ He’s absolutely right. It is. For more information about Virginia Byways, click here.

    (Photo credit of Indian burial mound off Rt. 15 in Loudoun County: “History of Loudoun County, Va.”)

  • No More Excuses Not to Exercise this Summer

    Air quality in Richmond and Hampton Roads now meets federal ozone standards, Gov. Timothy M. Kaine and the U.S. Environmental Protection Agency have proclaimed. Air quality in the two regions has improved since the federal government listed them in 2004 among localities with unhealthy air.

    Said Kaine in a prepared statement: โ€œThis is a huge achievement that lets millions of Virginians breathe easier.” Literally. Ground-level ozone triggers a variety of health problems, including aggravated asthma, reduced lung capacity, and increased susceptibility to respiratory illnesses like pneumonia and bronchitis. Anyone who spends time outdoors in the summer is at risk, particularly children, outdoor workers and moderate exercisers.

    Cleaning up the air is expensive. But there is a pay-off. Joggers, bikers, tennis players, childrenand asthmatics will find summer a lot more enjoyable.


  • Guv Says, Don’t Sweat the Shortfall

    The impending $300 million revenue shortfall is no big deal in a $74 billion two-year budget, Gov. Timothy M. Kaine said on his monthly radio call-in show. “Three hundred million is a lot of money, but as a percentage of the state budget, it is not a massive percentage. It’s not a huge emergency.”

    Among other potential actions, reports Michael Hardy with the Times-Dispatch, Kaine could postpone some of the $1 billion-plus building or renovation projects in the budget. The administration has so far resisted ordering a hiring freeze.

    Frankly, if the Governor’s not worried about the shortfall, neither am I. The economy is expected to rebound later this year, and revenues will likely get back on track. Until that actually happens, though, we need to keep a close eye on the budget and, at the very least, avoid any new spending commitments.


  • The Excesses of Affluence

    I had a fun time with this week’s essay, “The Excesses of Affluence.” My research took me to strange and exotic places I’ve never set foot in before — like Mikasa, a store that sells stemware and china, Claire’s, a shop that caters to the tween girl demographic, and Dollar Tree, an emporium for cheap, plastic goods imported from China. The unifying theme of these visits — along with stops at the Goodwill and the Henrico County landfill — is America’s addiction to hyper-consumption.

    Americans buy far too much useless “stuff,” to borrow comedian George Carlin’s phrase: stuff that either wears out quickly or stuff that we lose interest in. This deluge of possessions fills ever more space in ever bigger houses, supports a burgeoning self-storage industry, feeds Goodwill and other charities, and winds up in the landfill. The waste is all the more mind bloggling when you consider how little it contributes to the sum of human happiness.

    But the accumulation of stuff has a price: The debt service of American households has reached 14.53 percent of disposable income, a record high achieved during an era of persistently low short- and long-term interest rates. Simultaneously, the United States ran an unsustainable $818 billion balance of trade deficit last year. At some point, foreigners will withhold their cash, U.S. interest rates will rise, the consumer debt burden will spike to incredibly painful levels, and the era of frivolous, excessive hyper-consumption will come to a wrenching end.

    Until then, excessive consumption of cheap and unnecessary material goods will require excessive consumption of energy to manufacture, transport and store them, which translates into more pollution. If the global warming scare doesn’t get you, maybe the brown cloud (pictured above) emanating from China will. Not only have we outsourced our manufacturing to the Middle Kingdom, we’ve outsourced our pollution. But pollution respects no national boundaries. There’s no escaping it.

    And what does this accumulation of junk buy us? Only fleeting gratification — a sensation more than offset by the anxiety caused by too much debt (just see all the ads for debt reduction and consolidation when you type “consumer debt” into Google) along with the steady degradation of the environment.

    This is not a problem that government can solve. The addiction to hyper-consumerism calls for moral reform. One individual after another, one family after another, must take it upon themselves to make more responsible decisions, one after another.

  • The Rebellion Lives

    Bacon is Dead
    I am sorry at my hart
    That lice and flux
    should take the hangman’s part
    — ditty sung after the death of Nathaniel Bacon

    But 332 years later, the Rebellion lives on! The May 28, 2007, edition of the Bacon’s Rebellion e-zine is now online. Click here to view it. Make sure you never miss an issue — click here to subscribe.

    Here are today’s columns and features:

    The Excesses of Affluence
    Americans are addicted to hyper-consumption. The stuff we buy doesn’t make us any happier — we throw most of it away. But it does mortgage our financial future and despoil the environment.
    by James A. Bacon

    Investments in Transparency
    The Virginia Public Access Project has put the Old Dominion in the forefront of transparency in elections and government.
    by Doug Koelemay

    We Should Have Seen It Coming
    Virginia faces a $300 million revenue shortfall this year. Yet only four months ago, lawmakers approved $700 million in spending increases, despite clear signs of an economic slowdown.
    by Michael Thompson

    Speak to the Camera
    Hampton Roads voters need to ask their public officials a few tough questions before deciding whether or not to create an unelected, unaccountable regional transportation authority.
    James A. Bowden

    The Challenge of a Challenger
    In running against Sen. Walter Stosch, Joe Blackburn is taking one of the most powerful figures in the GOP establishment. But disillusioned rank-and-file Republicans may be ready for a change.
    By Norman Leahy

    Nice & Curious Questions
    Pick 4 or Mega Millions: Lottery Games in Virginia
    by Edwin S. Clay III and Patricia Bangs