My wife and I
live in a neighborhood that is on the fringe of walkability.
The Walk Score
folks assign a score of 63 to our home, which is better than average, but not
exceptional. (For comparison, the
apartments above Theatre Square in downtown Petaluma have a Walk Score of
94.) And as much as we enjoy having a
deli, tavern, and small grocery store within a couple of blocks, I understand that
much of our Walk Score is the result of living within walkable range of elementary,
junior high, and high schools. My wife and
I live in great location to raise a family, but that isn’t our time of life so
much of walkability value is wasted on us.
Using my own
measure of walkability, we’re 0.8 miles from the nearest bookstore, which isn’t
bad but somewhat beyond the comfort zone for an after-dark or wintertime book walk.
To make the home
location work, I own a car, a Prius that is quickly approaching 11.5 years old,
an age that almost exactly matches the 11.4 years of age for the average American car.
The Prius is
our only family car and we put a moderate number of miles on it. A few moments ago, I tallied my miles for the
past twelve months. The result was
almost exactly 10,000 miles, a modest amount compared to many, but still more
than I would like it to be. But a major
task of the past year was moving a parent from a long-time family home to a
senior living facility and then selling the home, with both tasks requiring
multiple driving trips around Northern California, so it’s likely that my
annual driving mileage will soon decline.
(Plus, the
reality is that we live in a world in which a car is virtually required for
many daily tasks. As much as I’d prefer to
use my car even less, it isn’t a reasonable option much of the time. I admire the folks who manage to make do
without a car, but that life requires compromises that I’m can’t justify right
now.)
Overall, I
live a moderately low-impact life. If I
were to give our household a letter grade on an urbanist scale, it’d probably
be a B-. I tried to justify a full B,
but just couldn’t do so. It’s an okay
grade, but there is room for improvement.
And yet, I
write an urbanist blog. And there are
some who would try to blast me for what they perceive as an inconsistency between
the housing and car choices I make and the words I write.
Admittedly,
there aren’t many who take that approach, but there are a few. I had one particular adversary who was frequent
in his antagonistic comments, some of which took him into head-scratching
illogic, but he seems to have disappeared in last year or so. I sometimes fear that he succumbed during a
fit of apoplexy, but prefer to think that he’s now ensconced at home in his
recliner, reading “Suburban Nation” and “Walkable City” and beginning to grasp that
I was onto something.
But even in
that correspondent’s absence, I still have occasional folks who engage in the
strawman exercise of claiming that I believe that we should all drive our cars
to the edge of town for a giant bonfire and then move downtown into Soviet-era
unadorned concrete apartment houses.
They then castigate me for not living that life myself.
To keep
those few folks in place, I occasionally feel moved to debunk their flawed
argument. Today is one of those days.
The
debunking is surprisingly easy because, over nearly four years of writing and
nearly 600 blog posts, I’ve never once suggested a forced relocation into urban
cores or a mandatory confiscation of automobiles. You can spend my entire oeuvre and you
wouldn’t those find those ideas anywhere.
Also, my
wife and I have twice considered a move downtown, even going so far as picking
homes from the plans for downtown projects for which I was the civil
engineer. But neither project could
overcome the institutional biases against urbanism, so both succumbed, leaving
us in our semi-walkable location.
Besides,
what I believe isn’t that everyone should live downtown, but that people should
have the freedom to live wherever they wish as long as they bear the fair costs
of their life choices. It’s a simple model
and one that is based on both logic and free choice, but it’s a model from
which we have largely strayed in recent years.
Let me apply
the model to my own life. To begin with,
it’s likely that my wife and I aren’t paying enough in property taxes to
sustain our community. Even though we
live moderately close to downtown, there are still infrastructure costs of
single-family neighborhoods that aren’t adequately borne by property taxes under
Proposition 13. Potholes and aging
waterlines are only the most evident manifestation of that underfunding.
Because my
wife and I bought our home near the peak of the real estate market before the Great
Recession, we haven’t benefited from the Proposition 13 cap on annual property
tax increases. However, it’s likely that
even the one percent rate at which we’re paying is deficient. My preferred property tax model is one in
which the tax rate gradually increases from the urban core to the urban fringe
as the demand on municipal services increases.
I’ll make a guess that 1.2 percent is the sustainable property tax rate
for my neighborhood.
In a recent
post, I roughly estimated that an overall rate of 1.4 percent was necessary in the North Bay. However, I think I can safely use a slightly lower
rate here because I’m unbundling road costs in my next calculation.
Although
there are legitimate technological and privacy questions depending on implementation
approach, I remain committed to a Vehicle Mileage Tax (VMT). Much as we pay per gallon or per
kilowatt-hour for water and electricity, I like the idea of paying per mile for
road usage. Elsewhere in the country, there
are VMT trials underway for which rates of one to two cents per mile are being
applied. However, those are only
tests. I suspect that an appropriate VMT
is closer to a dime per mile.
And there is
the cost of gasoline. Although we now
have a gas tax, it’s only for road construction and maintenance. The greater costs of gasoline use, addressing
the looming threat of climate change and managing the geopolitical burdens of
oil-dependence, are borne by the general fund.
And that isn’t right.
Early in the
history of this blog, I linked a report that tried to estimate the
fully-burdened cost of gas. Depending on
assumptions, of which there were many, the authors estimated that somewhere between
$6 and $15 per gallon was the correct price for gas. At the time, the study was several years old
and another three years have passed since I linked the study during which the
appropriate rates have climbed. But to
be conservative, I’ll suggest a rate of $10 per gallon.
I won’t show
all my calculations, but applying a 1.2 percent property tax rate, a dime per
mile VMT, and a $10 per gallon cost of gasoline to the current life of my wife
and me would result in an increased household cost of $3,700 per year. It’s a chunk of money that would likely cause
belt-tightening elsewhere in our budget, but it’s a burden I’d gladly bear for
a more financially sustainable community that properly incentivizes urban life. And that makes me a card-carrying urbanist.
Plus I’d
expect that applying these new costs to our lives would trigger more urban
development, perhaps finally creating the right opportunity for me to move
downtown.
I can
already hear three objections to my proposal.
First, some will suggest that if I feel so strongly about my conclusion,
I should write a check for $3,700 and deliver it to City Hall tomorrow. But while there are some individual actions
that can done in the furtherance of a more responsible lifestyle, such as
driving an electric or hybrid car (done), installing solar power (done), and
removing grass (done), other actions are only useful if done
cooperatively. Higher property taxes, a
VMT, and greater gas taxes are among those.
Second, some
will argue that many citizens can’t afford the additional cost burdens. I agree with them. That’s why I began suggesting these changes
nearly fifteen years ago coupled with a long transition period. I thought everyone should have a chance to
adjust their lifestyles before the cost burdens became too onerous. But that didn’t happen, so the now the
threats of climate change, municipal dysfunction, and infrastructure collapse
are more nearly upon us without the same window for a transition.
I still
believe that a transitional period is appropriate, but with the need being more
urgent, the transition must be more abrupt.
I wish it wasn’t so. I know there
will be pain during the transition, but less pain than if we continue to duck
the inevitable.
Lastly, some
will argue that they enjoy their acre lots on the urban fringe and their
30-mile drives to their places of work and ask why they should pay for those
enjoyments. To which I can only say
that, as much as I like my Prius, I’d rather have a Tesla. And perhaps also an original Mondrian for my
office. But I’d never suggest that the
public subsidize those personal desires.
So why should I be asked to subsidize someone’s personal choice of a home?
Ultimately,
none of objections hold water.
And
ultimately, my willingness to pay my fair share of my cost of my community, and
thereby incentivize further urbanism, makes me an urbanist, even if a less that
fully-practicing urbanist.
In my next
post, I’ll dig further into VMTs, along with offering some thoughts on how
schools are organized in the 21st century.
As always,
your questions or comments will be appreciated.
Please comment below or email me.
And thanks for reading. - Dave Alden (davealden53@comcast.net)
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