June 20, 2007
The Seattle-area transportation proposals: a vast waste of money

Richard Morrill on Crosscut today rips apart the RTID/Sound Transit proposal. I don't agree with every point he makes, but he is right about the need to use existing road capacity more efficiently. And he's spot on about the insanity of light rail:

I find it nothing short of insane to spend far over half ($24 billion out of $38 billion in the November ballot package) of potential transportation investment (capital and operating) on trains which cannot possibly meet more than 1 percent of demand for trips, an amazingly small fraction. Why is this? Simply because a rail system is skeletal and accesses very few people or activities. The only reason we have wasted, and continue to waste, such enormous resources on rail is its value as somehow the symbol of a real city.
Okay, except it's not the only reason. There's also the make-work jobs and corporate welfare, and all the campaign contributions and media buys that result from it.

Posted by Stefan Sharkansky at June 20, 2007 10:14 AM | Email This
Comments
1. It would actually be more sane to create a flex car fleet of mopeds to drive on the shoulder than to use light rail

Posted by: Andy on June 20, 2007 10:22 AM
2. Morrill's piece is balanced and he makes astute points. We need to work to bury this measure at the polls in November.

Posted by: Augie on June 20, 2007 10:29 AM
3. There's no question there will be two (hell) NO votes from the voting eligible members of our household. It's just a question of what the Democrat super-majority will push through without a public vote and an emergency clause after that if it's voted down.

Nothing will likely happen until after the 2008 election in that case. If the Queen is reelected, they will be emboldened to push it through.

Posted by: Palouse on June 20, 2007 10:36 AM
4. If you want one of the best and most comprehensive answers for the region and our traffic congestion check out the Discovery Institues "Cascadia" project also titled "How do we get there from here?" Although some of the ideas are dated because the Monorail is no longer an option because of massive mismanagement, many if not all the other options are still viable. Also, if we just improve the arterials to handle their capacity, we will reduce traffic on the freeway because everyone will be able to move more freely.

Posted by: eric on June 20, 2007 10:41 AM
5. So who's for tolls, congestion pricing, or other constraints on single-occupancy vehicle travel? Morril's not only against trains, he's for higher road taxes. What a scam - enforced carpooling is going to become more efficient than rail? Segways and bicycles anyone?

Posted by: Acid Brain on June 20, 2007 10:49 AM
6. When they quit pissing away 25-33% of the lane capacity for HOV lanes which are lightly used (no matter what those getting paid to tell you that say), then come talk to me.

Posted by: fox3 on June 20, 2007 10:50 AM
7. When they quit pissing away 25-33% of the lane capacity for HOV lanes which are lightly used (no matter what those getting paid to tell you that ain't so say), then come talk to me.

Posted by: fox3 on June 20, 2007 10:52 AM
8. The sadest part of this is that we are 30 years behind because we lacked the vision to do this when we could have done it with mostly federal money. Now the cabal running Sound Transit is trying to do what needed to be done 30 years ago, before we sprawled out as a region, with ancient technology dressed up to look pretty.

Unfortunatly Seattle has geography that is completely unsuited for light rail but that isn't stopping them from a complete devotion to the wrong mode. Tunnels and elevated guideways drive the costs through the roof in every aspect.

When we do have a chance at a short term, low cost, solution (The BNSF corridor on the Eastside) what do they do? First try to kill it, then decide to study it, and eventually will try and scrap it so they can replace it with more light rail.

For less than the cost of ONE MILE of light rail they could build out a system that would serve Renton-Woodinville-Snohomish and have it up and running in less than 2 years.

To put that in perspective... If they started now, for less than the SALES TAX on the still unfinished initial line, they could have a working system RUNNING before they get the link to the airport done. Pathetic.

When you commit to a program where it is cheaper to pay people to stay home you have something terribly wrong.

Posted by: Stop the Insanity on June 20, 2007 10:58 AM
9. Roads NOW. Serve the 95% instead of just the few.

Posted by: Michele on June 20, 2007 11:04 AM
10. I've said this a few times before in other contexts: why build more expensive infrastructure to support workers who don't need to be in Seattle? Why not encourage office space in lower density areas or even (gasp!) this new-fangled Internet so knowledge workers can work from home or work flex time? I can't believe the number of people in downtown Seattle who work from a keyboard. They need to be in Seattle?

Posted by: steve miller on June 20, 2007 11:11 AM
11. When will we get real solutions? Why can't those who use and profit pay for it?

- fix the highway system. Eliminate left lane on/off ramps, choke points, etc. It is a disgrace that we have not fixed this.

- Better teach people highway etiquette. Instead, the state seems hellbent in teaching them about transit alternatives, which just furthers my theory that the "leadership" of this state is intentionally destroying the road system.

- Eliminate HOV lanes and replace them with toll lanes. Vehicles with extra occupants can spread the toll among each other, which gives the HOV advantage, but is fair in the long run as everyone has equal access. HOV lanes in their current form are outright discriminatory and unfair.

- No more drivers subsidizing transit. All automobile/truck revenue to go towards roads.

- Have properry owners who profit from transit pay for transit! Why should I subsidize something that will give certain landowners millions of dollars in profit?

Posted by: AP on June 20, 2007 11:18 AM
12. 1) Make a lot of 'No Parking 4-6' into 'No Parking 3-7' (or 'No Parking') Same in the morning.

2) There are piles of miniscule residential streets that have 'left turn' access from major arterials. This is what the little 6" yellow barriers are for. (Most of these ares are well served by stoplight-with-left-arrow every 4-6 blocks, but blocking the arterial to turn left is just more conveeeenient.)

3) Why doesn't Mercer go over Fairview, anyway?

Posted by: Al on June 20, 2007 11:24 AM
13. www.eastsiderailnow.org
www.allaboardwashington.org

The above folks have a plan to have commuter rail on the eastside running in less than 2 years

Ron Sims and Joni Earl will take 20 years to bring rail to the eastside, if they don't study it to death first

Posted by: Green Lake Mark on June 20, 2007 11:26 AM
14. #8 "we could have done it with mostly federal money" - just exactly where the hell do you think "federal money" comes from? This is one and the same PORK BARREL SPENDING that is killing this nation. Get a clue - it's attitudes such as this that need to be changed.

Posted by: JDH on June 20, 2007 11:35 AM
15. #8 "we could have done it with mostly federal money" - just exactly where the hell do you think "federal money" comes from? This is one and the same PORK BARREL SPENDING that is killing this nation. Get a clue - it's attitudes such as this that need to be changed.

Posted by: JDH on June 20, 2007 11:35 AM
16. It won't be a waste - to the left - if they can drive people out of their cars and fill their mass transit systems with equally miserable people. They support higher gasoline prices, oppose new oil drilling and refining, and promote myths like man-made Global Warming to further oppress economies and industrialized nations.

As the former head of Greenpeace has said, the left is engaged in an "anti-human" campaign. As for myself, I wish they'd focus on themselves first, and leave the rest of us alone. That would certainly solve a lot of problems worldwide.

Posted by: MJC on June 20, 2007 11:53 AM
17. STI has a valid point, our brilliant fore bearers of the 60s and 70s voted down regional transportation initiatives based on the same fallacious anti-rail ranting that is attempting to simmer again. It was a big mistake then, and will be an even bigger one now. Oversight of the funding notwithstanding, the RTID price tag sticks in the craw.

Vancouver's InTransitBC is decommissioning an overgrown capacity BRT line and replacing it with more than 16km of rail (The Canada Line) to Richmond and the Airport for $1.9 billion in 2003. There's an interesting partnership in their financing that ST should be looking at. The line will deliver the capacity equivalent of 10 arterial roads.

JDH - What are all of the state and interstate highways, let alone federal grants for everything under the sun related to moving people and goods intra- and inter- city and state if not pork appropriated from taxpayers and distributed according to political will?

Posted by: Acid Brain on June 20, 2007 12:18 PM
18. Here in Europe we just opened a 21 mile tunnel under the Alps.

It will carry about 140 trains a day, you know those high speed ones, linking Germany to Milan in a just a couple of hours. The two bores met only inches off. 8 years to build.

The cost? $3.5B. That's US$.

Think about it. $3.5B for 21 miles of tunnels 6000 feet under the alps...while you in Seattle want to build 50 more miles of "light rail" mainly alongside your feeway for $10 billion ... over twenty years.

I question myself, why is our tunnel under the Alps at a cost of $150 million a mile cheaper than your surface light rail cost of about $200 million per mile?

Our tunnels are cheaper than your surface rail!

Quelle mirable! Sacre Dieu! C'est bien sure we have some great engineers and socialist-government programs over here in Europe.

Est-ce que vous avez les cervelles d'hot dog and etes trop stupides pour faire bien l'engineering???

Posted by: Marcel on June 20, 2007 01:26 PM
19. Gee, I wonder what land underneath the Alps cost versus prime real estate in the Puget Sound.

Is it your intent to turn every thread topic into a European comparison and how great everything is over there? Give it a rest.

Nevertheless, light rail here is still a boondoggle that will do absolutely nothing to relieve traffic congestion.

Posted by: Palouse on June 20, 2007 01:40 PM
20. I've been making the same arguments for weeks here in the comments. Light Rail is heavy on insanity. If we instead sink the money into roads, we can simultaneously beef up the transportation mode of the vast majority, and enhance bus based transit for those who really do want to commute. And we can do that all for less than rail and actually benefit the whole region, and indeed the whole state.

But the transit utopians are fixated on rail. They have decided that rail is a symbol of progressivism in the same way as they embrace affirmative action and other policies that do far more harm than good.

If they were really concerned about the environment, about commuting, about cost savings, about serving the greater good, etc. then they would abandon rail and work within our existing road based transit investment.

But look for the insanity to continue, because once these true believers decide on a direction, they are as stubborn as stubborn gets.

Posted by: Jeff B. on June 20, 2007 01:54 PM
21. Marcel,
We agree on one thing - Europe is a good place for light rail.

Posted by: JDH on June 20, 2007 02:02 PM
22. "What are all of the state and interstate highways, let alone federal grants for everything under the sun related to moving people and goods intra- and inter- city and state if not pork appropriated from taxpayers and distributed according to political will?"

Some of that is true. However, the State and Interstate highways are available to 100% of the population who can freely exercise choice of when and where to use it. Light rail is available to a maximum of about 5% of the commuting population. If we're going to have pork, which we all pay for, let it be useful to all of us, not just the holier-than-thou 5%.

Posted by: Insufficiently Sensitive on June 20, 2007 02:07 PM
23. We will be voting against any rail solution to traffic woes in Puget Sound. The topography of this area & the way the suburbs have spread out don't make it feasible.

I also agree that the highway people need to remove choke points, improve on & off ramps, go to congestion pricing & change more streets to thoroughfares. That will go a long way to alleviate many road problems.

Posted by: Clean House on June 20, 2007 02:18 PM
24. ACid Brain,forgive me, was not the Federal Interstate System, a national Defense item in the 50's and 60's??

Posted by: Yakima George on June 20, 2007 02:50 PM
25. Palouse:
land 6000 feet under the Alps probably had no condemnation cost as you suggest. Yet much of the LRT land in Seattle will be alongside the freeways, or under ground from downtown to 75th street. ST did most of its condemning on MLK taking about 300 businesses.

ST2 does not seem to have as much taking of property, there seems to be some on the East Side and yes you are right, maybe that is a factor. Still it is a good question to ask, why is a rail tunnel in the Alps $150 million a mile while surface light rail in Seattle is $200 million mile? Can the condemnation cost be $50 million a mile? That's almost the entire per mile cost of light rail in some places.

As far as giving it a rest, the reason I compare to Europe is there you have facts that exist. Like rail and tunnels. A good check or reference point, you see. And a model of what could be. Facts are like evidence are like proof, I know most Americains prefer to spout their mythical beliefs (govt is good! govt is bad! LRT is good! LRT is bad!) with no factual basis so perhaps that is what is truly annoying you?

Sad for the simple ones among us, govt or rail or whatever can be good or bad. It all depends. What's interesting is to ask questions to find out what it depends on. But if you do that, there is a risk you might have to change your opinion and many are not interested in that.

Maybe those Alps tunnel miles are not comparable for some reason. But to learn that tunnel rail in Europe is cheaper than surface rail in Seattle, how provacative! What is going on here?

Merci,

Posted by: Marcel on June 20, 2007 02:52 PM
26. Austin, Atlants, Baltimore, Boston, Buffalo, Calgary, Camden, Charlotte, Chicago, Cleveland, Dallas, Denver, Detroit, Edmonton, Galveston, Houston, Hudson-Bergen, Kansas City, Kenosha, Long Island, Los Angeles, Minneapolis, Montreal, Nashville, New Haven, New Orleans, Newark, New York City, Ottawa, Philadelphia, Pittsburgh, Portland, Sacramento, St. Louis, Salt Lake City, San Diego, California, San Francisco, San Jose, Syracuse, Trenton, Toronto, Vancouver, and Washington DC are all full of insane europhile marxist tax and spend train freaks who use antiquated technology?

It's time to wake up Seattle. Wake up and shake off those metrophobic paranoid nightmares.

(right on YG, in the 50s and 60s they were, which I am pretty sure was allocated spending of tax revenues in any case, and they continued right on out past that initial intention into the presumed entitlement that they are now.)

Posted by: Acid Brain on June 20, 2007 03:03 PM
27. Nthat the amount already spent on roads is more in the trillions, rather than billions.

So, you could think of it more like a research project such as NASA -- not meant to do anything useful, but as an exploratory effort. And if it makes so good middle class wages, then great, that's what this area needs.

A billion just ain't what it used to be.

Posted by: John Bailo on June 20, 2007 03:08 PM
28. A theory of why it is cheaper to tunnel in the Alps than in Seattle: the alps are made of solid rock which is easier and cheaper to tunnel through than the sludge and glacial till, such as eliminated the station on first hill. But this does not explain the full story. It would be very interesting to have a breakout of the costs per mile for Seattle, where they did condemn land, and where they did not, compared to other cities where they did or did not need to condemn land. Hopefully this will be in a State Auditor's performance audit at some point.

Posted by: Stuart Jenner on June 20, 2007 03:30 PM
29. Acid Brain posted:

Vancouver's InTransitBC is decommissioning an overgrown capacity BRT line and replacing it with more than 16km of rail (The Canada Line) to Richmond and the Airport for $1.9 billion in 2003. There's an interesting partnership in their financing that ST should be looking at. The line will deliver the capacity equivalent of 10 arterial roads.

OK, then let's start with BRT, and once capacity is reached or breached, there'll be a PARTNERSHIP FUNDING SOURCE ready to go to fund any future expansion.

Don't jump into the most expensive - and least flexible - option until you know it'll work. Ridership on the Sounder Trains is still heavily subsidized and well under initial estimates. Wait until that comes up to speed before we worry about actually deploying trains.

Marcel,

Two points:

1. How many stops in that Alps tunnel? Remember here in the terribly mismanaged SimsNicklestan we're boring down a few hundred feet at a shot to create deep underground stations. In prime earthquake territory (something of not too much worry in the Alps).

2. Two words: Prevailing Wage.

Posted by: Edmonds Dan on June 20, 2007 03:36 PM
30. O.K. i am going to go way out on a limb and make a big prediction here. (Actually I am being sarcastic) In campaigning for the upcomming ballot measure Sound Transit et all will trott out how the ridership numbers on Tacoma Link Light Rail surpass expectations by bla, bla, bla and yada, yada, yada. What they will not mention is that ridership projections were based upon a fare box cost to riders. Remove the fare box and ridership numbers tell you NOTHING with regards to how much people value the service.

Posted by: JDH on June 20, 2007 03:45 PM
31. Honestly, I don't care why it's more expensive here than in the Alps. Chalk it up to whatever you want - land, union wages, environmental mitigation, terrain, whatever. It doesn't matter. What does matter is whether choosing that option is good for our region or not. Clearly, it isn't, because it will do nothing to improve traffic congestion and it will serve a very small fraction of commuters, all at a cost which will drain the transportation dollars out of the region and our economy that can be better spent on other infrastructure.

Posted by: Palouse on June 20, 2007 04:01 PM
32. Throw it out.
There is too much revenue planning,and not enough commuter concerned planning,and just flat out bad social engineering.

Ridership, over revenue, should be the standard.

We are putting to much emphasis on busses on the interstates,moving to milk run transit urban centers,and have no emphasis on getting more local traffic back to the original corridors.

This "new" plan is another Revenue wet dream for the Business districts and the square footage rate, property tax, sales tax stakeholders.

I have no confidence at all in the tax greedy politicians that do this planning.
I have every confidence that if it passes this new plan will set our region back 50 years,by not investing were we need it now,.

Local traffic must stop avoiding the original corridors and get off the interstates.

Any new taxes should go towards original corridor investments to get more local traffic back onto the original corridors,and off the interstates.

We can build our way out of congestion if we invest in the right strategy in the right place.

High speed rail on the original corridors...
Any questions.

Posted by: Publicbulldog on June 20, 2007 05:17 PM
33.
I finally found the term for what I've been promoting since speaking before the King County Metro public hearing in 1993 where I told them that they needed to implement computer coordinated shared taxis.

Jitneys.

http://en.wikipedia.org/wiki/Jitney

"A form of share taxi found in the United States and Canada"

http://en.wikipedia.org/wiki/Share_taxi

"A share taxi is a mode of transport that falls between private transport and conventional bus transport, with a fixed route, but the convenience of stopping anywhere to pick or drop passengers, etc. Share taxis often have unfixed time schedules. Another type of share taxi has no fixed route. The difference with a regular taxicab is the fact that the taxi is shared.

Share taxis are the main system of public transport in many countries (especially developing countries). They are known by different names in different countries (see table)."

That's what we really need. Jitneys -- just like the jitney in Petticoat Junction.

Posted by: John Bailo on June 20, 2007 07:20 PM
34. #33 then why don't you hook up with other like-minded people and set up a jitney service? No one is preventing you.

I'll tell you why, it is because your stupid idea isn't worth the cud you chew. Get the hell out of here, why would anyone in their right mind seek to emulate countries that can't hold a candle to America. And I can say that because America is THE country pretty near every one living in those stinking jitney infested third world Marxist dung heap of a countries wants to move to.

Posted by: JDH on June 20, 2007 08:11 PM
35. Well ST1 was to be done in 2006 now we have ST2 and talking about a ST3. RTID1 has nothing in it to fix the congestion and chock points as promised in order to pass the gas tax of 9 ½ cents plus the 5 cents the year earlier. Hume, there must be a RTID 2&3 coming for your pocket book.
While collecting years of taxes that should have fixed the congestion instead they spent it on studies, HOV, Bike lanes and everything but fixing the chock points. Now, by not doing anything but creating more congestion their hoping the public will buy into their programs. Vote NO on all tax increases until they fix the congestion and choking points that they have made over the years.

Posted by: George on June 20, 2007 08:13 PM
36. What percentage of trips does the other $14 billion cover?

Posted by: Rob on June 20, 2007 08:14 PM
37. Vote no...
until they come up with a plan that invests in the original corridors, with the intent of getting more local traffic back on it.

Posted by: Publicbulldog on June 20, 2007 08:46 PM
38. I will tell you what it covers.

It covers the complete Gentrification of an urban village corridor from Everett to Tacoma.

It covers higher square footage rates,Higher property taxes,higher sales taxes.
You know, all the things 1000 friends of Greg Smith,sierra-wise really stand for, instead of saving a whale salmon,and frog like they have been woop woop wooping about..

It covers more carrot ,Stick,and flubber from social engineers making bank,collecting pension benefits watching tv monitors.

It covers a transportation infrastructure deficit
On the original corridor which will guarantee clogging the interstates for our grandkids.

Posted by: Publicbulldog on June 20, 2007 08:59 PM
39. What we need to watch out for is a sneaky move by Ron Sims. Sims gets the right to choose who writes the "Statement Against" that goes in the Voters' Guide.

He'll want to choose a patsy. Someone who pretends to be opposed, but who writes an unpursuasive statement.

The statements For and Against are very important to the outcomes of propositions like this.

Sims chose Bill Eagen and Will Knedlik to write against "Transit Now." They wrote a terrible Statement Against. Knedlik is a disbarred lawyer (proof of his lack of credibility). For absolutely no good reason those two actually went off on an inane rant against Sound Transit in the Statement Against that King County proposition.


Anyone think they know who Sims will choose to write the Statement Against the RTID/ST2 measure?

It better not be an associate of any property owner/developer with downtown Bellevue commercial property holdings: those guys want this thing to pass BAD (for the obvious financial reasons).

I expect some funny business out of Team Sims on this one . ...

Posted by: heads up on June 20, 2007 09:34 PM
40. I just spent several weeks working in Minneapolis. Mostly I took the light rail from the airport in St Paul to the hotel in downtown Minneapolis. It was nice ride and very convenient. It cost me 2 bucks each way. (I watched the trasit police get called racist one day because they wrote some tickets for a couple people who hadn't bothered to buy tickets. Amusing.)

The current Haiawatha line is having record ridership and easily in the black.

The good people of the Twin Cities area are absolutely up in arms because the cost estimate of an eleven mile expansion just crossed the billion dollars mark.

Man, those representatives just don't know anything about spending thier constituent's money.

Posted by: mykela on June 20, 2007 10:12 PM
41. Speaking of Sneaky Moves by Ron Sims and Company, I heard a real good one tonight at a PRSC meeting. It seems that Ron and Company own a 160 acre parcel right in the middle of the City of Maple Valley ( A RURAL City mind you) and they intend to DEVELOPE it with out the permission of the City of Maple Valley to the tune of 2,000 homes (12+ an acre) or a 30% increase in population. Ronnie is negotiating directly with a Developer YARROW BAY DEVELOPMENT. I am sure that Ronnie has figured out that he can make some real Green ( The only kind of Green he really cares about) on this land deal and then walk away and leave the City to clean up the mess. You cannot believe a word this guy says, please use him as a reverse barometer for any policy decision of substance including RTID/ST.

Posted by: Smokie on June 20, 2007 10:19 PM
42. #41

Sort of like what the City of Kent did -- a couple of years ago -- out by Green River CC. They approved a subdivision on a geographically-isolated piece of municipally-owned property (technically, inside the City limits since the basis of the acquisition of the property in the 1970s had to result in an annexation of the property, too).

Sounds like the County has to sell property that has been declared "surplus." As with other surplus land, I'm sure that if someone came up with a better 'best offer' to recoup the taxpayers' costs to acquire title, but didn't want to develop it, Ron might be obliged to accept the offer.

Go for it, guys!

Posted by: FT on June 21, 2007 04:13 AM
43. And... No. I don't 'have a dog in the hunt' on this issue.

Funny. "Duvall" or "Carnation" I might call "rural" cities. I've seen the commercial development and subdivisions out along SR 169, the new subdivisions out by the "18 Pound Pirhahna/Pla-Mor Tavern" on 216th and SE 288th. "Suburban" comes more to mind when I think "Maple Valley".

Posted by: FT on June 21, 2007 04:20 AM
44. I wonder if Seattle would mind if someone AKA the County bought the Denny triangle area and built homes for 150,000 people (same ratio to current population as the Maple Valley case) without the cities permission and didn't add to the infrastructure or support costs. Then the County didn't allow the City to annex the property.

I guess it's OK because it looks suburban. It's almost like Redmond Ridge all over again, without bothering to falsify the concurrency reports. So much for GMA. I guess we will have to follow the contribution trail to see where it leads.

Posted by: Smokie on June 21, 2007 05:33 AM
45. #40, yes I'm sure it was very convenient for you. Now what about the citizens of Minneapolis who now face worse traffic congestion?

And what about the 98% of daily trips in Minneapolis that don't involve the LRT? And I'm calling B.S. on your contention that their LRT is "in the black", unless you're using some kind of creative accounting or leaving out the massive capital investments.

Posted by: Palouse on June 21, 2007 08:16 AM
46. " #11 [ ... ]- Eliminate HOV lanes and replace them with toll lanes. Vehicles with extra occupants can spread the toll among each other, which gives the HOV advantage, but is fair in the long run as everyone has equal access. HOV lanes in their current form are outright discriminatory and unfair."

Will buy us nothing, less people than use them now will use them if they are tolled. It still decreases available lanes by 25-33%.

And, yes, tunnels in a muck pit and an earthquake area is just depressing, that should be obvious to anyone with a vaguely functional brain.

This isn't europe where there are living areas and working areas - everything and everyone is spread out all over. Lucky enough to live close to someone you work with - damn nice if you can arrange it. What is the percentage that does / can?

Busses? Nice if it works for you and you have regular hours and work someplace where it isn't a 6 hour trip with multiple changes required (yes, that is what it would have taken for me to get to / from work). If you work in the city center then it might be a good thing.

Doesn't anyone get it? This area will never handle the massive city the pols want for a power base / tax structure.

Posted by: fox3 on June 21, 2007 11:06 AM
47. Here is a simple breakdown of our transportation
planning.

Washington State +
Transportation funding = Gentrification.

Gentrification, or urban gentrification, is a phenomenon in which low-cost, physically deteriorated neighborhoods undergo physical renovation and an increase in property values, along with an influx of wealthier residents who may displace the prior residents.[1][2]

Proponents of gentrification focus on the benefits of urban renewal, such as renewed investment in physically deteriorating locales, improved access to lending capital for low-income mortgage seekers as their property values increase, increased rates of lending to minority and first-time home purchasers to invest in the now-appreciating area and improved physical conditions for renters.[3] Often initiated by private capital, gentrification has been linked to reductions in crime rates, increased property values, increased tolerance of minority sexualities[4], and renewed community activism.[citation needed]

Critics of gentrification often cite the human cost to the neighborhood's lower-class residents when debating the topic. They expound that the increases in rent often spark the dispersal of communities whose members find that housing in the area is no longer affordable.[citation needed] Additionally, the increase in property taxes may sometimes force or give incentive for homeowners to sell their homes and seek refuge in less expensive neighborhoods. While those who view gentrification as a positive phenomenon praise its effect on neighborhood's crime rates, those with different paradigms believe that the crime has not truly been reduced, but merely shifted to different lower-income neighborhoods.

Any Questions

Posted by: Publicbulldog on June 21, 2007 12:14 PM
48. Democrats + Developers = GENTRIFICATION

Gentrification can be a contentious issue.[5] It highlights the complex issues surrounding the instability of renting homes: people might be forced to move away from newly desirable areas because the landlords increase rents.

Demographic changes often occur because an increase in average income causes a decline in the proportion of ethnic minorities, a reduction in the size of the households, and low-income families are replaced by "up and coming" singles and couples.[citation needed] In American cities, the new, wealthier demographic of the neighborhood can sometimes resemble the original populace for which the neighborhood was constructed. In these cases, gentrification represents the reversal of the white flight phenomenon.

Real estate markets can also change due to large increases in rent and home prices, increases in the number of evictions, increases in ownership of formerly rented homes, and new development of upscale housing. The use of the land in the area may also change, as formerly industrial areas become converted to office and/or residential use (lofts). New retail and restaurants are built, eventually followed by luxury housing. This often brings with it a change in culture and character. Neighborhoods prior to gentrification often have a unique style formed by their longtime residents. As these residents become displaced by newcomers, ideas about what is attractive change, and standards for architecture, urban landscape, and public norms (including behavior, noise, and nuisance) change as well (Grant).

Property owners can also feel the effects of gentrification through increases in property taxes. Property taxes are typically based on a percentage of a property's assessed value. As property values increase in a given neighborhood, municipalities will typically reassess the values of properties within gentrifying communities resulting in higher property taxes for the neighborhood's long-term owners. If the owners cannot afford the tax increases, they are forced to sell (or, if they own a multi-family dwelling, they may pass the increases on to tenants in the form of higher rents).

WANT LESS CRIME
Want to get rid of the poor Black Population in your community,try some GENTRIFICATION.
Get Sound Transit.
Force every poor black family out of the whole puget sound region with the Gentrification provided by Sound Transit.,and replace them with civic minded white people.

Thats TODAYS Seattle Democrat.
A developers handle in their hand,out woop woop wooping in public with a whole band of back pack wearin greanie dorks, saying we've gotta save the whale salmon and frog,you gotta move into a high rise.
Seattle D's are Snake oil salesman!.
Take a shower Seattle D's.
Invite the greanie dorks to join you.
Out in full view along Cary Moon blvd.(surface street)
Any Questions

Posted by: Publicbulldog on June 21, 2007 12:28 PM
49. Palouse, sorry, we are in violent agreement. I sat in that backup you refer to the times I rented a car. And it's their accounting, not mine, so I can't speak to it or recall where I heard it. Prolly drunk.

I'm absolutely not defending their rail system. It was convenient but ONLY because it happened to be going where I needed to go from where I happened to be. What it really was, at least in part, if you looked over the riders, was a form of transportation subsidy for the more unfortunate.

My point (which I didn't make very well I guess) was why thier upgrade should cost one billion and ours is going to cost twenty four???? That's five! times as much rail costing five!! times as much per mile. And you know it will be double that or more by the time it's done, if only becuase of the blank-check way they are writing the ballot this time.

Posted by: mykela on June 21, 2007 09:39 PM
50. Mykela,
The Mitigation cost are pumped up to get more gentrification.
The monorail did not fly because it did not tear up the streets enough to charge more for the square foot,and all that other good gentrification stuff.
We will never get high speed rail because it will not tear up the streets enough,and the only gentrification impact is at the midpoint or the city center.
The game is gentrification woop woop woop.

Posted by: Publicbulldog on June 21, 2007 10:33 PM
51. Mykela,
The Mitigation cost are pumped up to get more gentrification.
The monorail did not fly because it did not tear up the streets enough to charge more for the square foot,and all that other good gentrification stuff.
We will never get high speed rail because it will not tear up the streets enough,and the only gentrification impact is at the midpoint or the city center.
The game is gentrification woop woop woop.

Posted by: Publicbulldog on June 21, 2007 10:33 PM
52. Every individual in this taxing area, will pay $18,333 if this package passes.

Do the math:

Family of more than four? Your just screwed!
Family of four? $73,332
Family of three? $54,999
Family of two? $36,666

Vote Hell NO! On all of it!

Posted by: GS on June 25, 2007 11:46 PM
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