This volume contains the most significant and still timely articles on urban economics, metropolitan and regional planning, real-estate economics and housing written by the noted urban economist Anthony Downs over the past four decades. The book has a new autobiographical introduction outlining Downs's extensive experience as a real estate and urban affairs consultant and policy analyst for hundreds of private firms and government bodies since 1959. The articles in this book set forth fundamental policy analyses concerning all of the major elements of urban policy. Written in Downs's exceptionally clear and compelling style they focus on the space-related dimensions of urban affairs, ranging from traffic congestion to telecommunications, education, and housing, with additional analyses of key aspects of real estate finance. Together, these essays form a veritable handbook of how to conduct urban policy analysis in many fields. The analysis and conclusions are directly relevant to the urban problems which are intensifying throughout the world today. This important book will be an essential companion to scholars and students of housing, urban planning, transport, regional science and real estate, it will also be useful to policymakers and government officials.

This volume, together with a new original introduction, contains the most significant of Anthony Downs's essays written over the past four decades on politics and political theory. The articles address issues such as democracy, public choice theory, rational political decision making and political policy. As such this will be an ideal companion to his famous book An Economic Theory of Democracy. In this collection, Anthony Downs shows how a rational analyst can apply common sense and the lessons of practical experience to the most fundamental and difficult aspects of the political theory of democracy. Written in easily accessible language, Downs' analysis of political behaviour in a democracy and specifically the public choice view is applied to many aspects of democratic politics including cycles of political attention to specific issues, and the long term evolution of democracy. This book will prove invaluable to academics and students of politics, democracy, and public choice theory.

A former general partner of Morgan Stanley, Buzz McCoy was a pioneer in linking real estate financing to capital markets. Spanning four decades, from the 1970s through 2006, this book of Buzzs essays chronicles the dynamic changes in real estate financing from the viewpoint of a practitioner and industry leader who was making real estate deals throughout the period. A bonus section includes a collection of his writings on ethics in business.

"Rental housing is increasingly recognized as a vital housing option in the United States. Government policies and programs continue to grapple with problematic issues, however, including affordability, distressed urban neighborhoods, concentrated poverty, substandard housing stock, and the unmet needs of the disabled, the elderly, and the homeless. In R evisiting Rental Housing, leading housing researchers build upon decades of experience, research, and evaluation to inform our understanding of the nation's rental housing challenges and what can be done about them. It thoughtfully addresses not only present issues affecting rental housing, but also viable solutions. The first section reviews the contributing factors and primary problems generated by the operation of rental markets. In the second section, contributors dissect how policies and programs have-or have not-dealt with the primary challenges; what improvements-if any-have been gained; and the lessons learned in the process. The final section looks to potential new directions in housing policy, including integrating best practices from past lessons into existing programs, and new innovations for large-scale, long-term market and policy solutions that get to the root of rental housing challenges. Contributors include William C. Apgar (Harvard University), Anthony Downs (Brookings), Rachel Drew (Harvard University), Ingrid Gould Ellen (New York University), George C. Galster (Wayne State University), Bruce Katz (Brookings), Jill Khadduri (Abt Associates), Shekar Narasimhan (Beekman Advisors), Rolf Pendall (Cornell University), John M. Quigley (University of California-Berkeley), James A. Riccio (MDRC), Stuart S. Rosenthal (Syracuse University), Margery Austin Turner (Urban Institute), and Charles Wilkins (Compass Group). "

Most Americans view traffic congestion as the most serious environmental problem facing communities today. While overwhelming public sentiment has forced local governments to employ a variety of anticongestion strategies, it has been difficult to gauge their efficacy. Only one thing is certain: most residents of metropolitan areas believe that traffic congestion is getting worse, not better. anticongestion programmes. Drawing on a significant body of research from transportation experts and land-use planners, the book examines the advantages and disadvantages of various strategies, considers the causes of worsening traffic problems, weighs efforts to remedy or reduce their intensification, and identifies the most effective remedies. This edition contains wholly new chapters on the fundamental cause of congestion, how bad it is across the country, how much congestion is caused by accidents and other incidents, whether expanding public transport capacity can help overcome congestion, and the detailed dynamics of how congestion arises on major expressways each day. co-operation among localities. He also argues that building enough new roads to fully alleviate current peak-hour traffic congestion is too costly, and is already impossible in many of the world's largest metropolitan areas. He believes major expansion of public transportation - though possibly desirable to increase mobility - will not decrease congestion much. And he concludes that rationing roads would be unrealistic and ineffective. Since none of these possibilities is practical, Downs seeks to explore why traffic congestion has arisen in our society, why is it getting more intensive, and why it cannot be eliminated entirely.

"American cities are shifting collections of individual neghborhoods. Thousands of residents move every year within and among neighborhoods; their flows across a city can radically and quickly alter the character of its neighborhoods. What is behind all this ferment-the decline of one area, the revitalization of another? Can the process be made more rational? Can city neighborhoods be stabilized--and older cities thus preserved? This book argues that such flows of residents are not random. Rather, they are closely linked to overall migration into or out of each metropolitan area and to the way U.S. cities develop. Downs contends that both urban development and the social problems it spawns are built upon social arrangements designed to benefit the middle-class majority. Racial segregation divides housing in each metropolitan area into two or more markets. Socioeconomic segregation subdivides neighborhoods within each market into a class hierarchy. The poor live mainly in the oldest neighborhoods, close to the urban center. The affluent live in the newest neighborhoods, mostly at the urban periphery. This separation stems not from pure market forces but from exclusionary laws that make the construction of low-cost housing illegal in most neighborhoods. The resulting pattern determines where housing is built and what housing is left to decay. Downs uses data from U.S. cities to illustrate neighborhood change and to reach conclusions about ways to cope with it. he explores the causes and nature of racial segregation and integration, and he evaluates neighborhood revitalization programs, which in reviving part of a city often displace many poor residents. He presents a timely analysis of the effect of higher energy costs upon urban sprawl, argues the wisdom of reviving older cities rather than helping their residents move elsewhere, and discusses the advantages and disadvantages of public and private policies at the federal, state, metropolitan-area, city, and neighborhood levels. "

The environmental impacts of sprawling development have been well documented, but few comprehensive studies have examined its economic costs. In 1996, a team of experts undertook a multi-year study designed to provide quantitative measures of the costs and benefits of different forms of growth. Sprawl Costs presents a concise and readable summary of the results of that study.
The authors analyze the extent of sprawl, define an alternative, more compact form of growth, project the magnitude and location of future growth, and compare what the total costs of those two forms of growth would be if each was applied throughout the nation. They analyze the likely effects of continued sprawl, consider policy options, and discuss examples of how more compact growth would compare with sprawl in particular regions. Finally, they evaluate whether compact growth is likely to produce the benefits claimed by its advocates.
The book represents a comprehensive and objective analysis of the costs and benefits of different approaches to growth, and gives decision-makers and others concerned with planning and land use realistic and useful data on the implications of various options and policies.

"In this volume, the author analyzes the problems of urban America and presents economically sound alternatives to guide the growth and development of metropolitan areas without increasing traffic congestion and air pollution; endlessly raising taxes, or sacrificing the availability of affordable housing. Copublished with the Lincoln Institute of Land Policy "

Peak-hour traffic congestion has become a major problem in most U.S. cities. In fact, a majority of residents in metropolitan and suburban areas consider congestion their most serious local problem. As citizens have become increasingly frustrated by repeated traffic delays that cost them money and waste time, congestion has become an important factor affecting local government policies in many parts of the nation. In this new book, Anthony Downs looks at the causes of worsening traffic congestion, especially in suburban areas, and considers the possible remedies. He analyzes the specific advantages and disadvantages of every major strategy that has been proposed to reduce congestion. In nontechnical language, he focuses on two central issues: the relationships between land-use and traffic flow in rapidly growing areas, and whether local policies can effectively reduce congestion or if more regional approaches are necessary. In rapidly growing parts of the country, congestion is worse than it was five or ten years ago. But Downs notes that the problem has apparently not yet become bad enough to stimulate effective responses. Neither government officials nor citizens seem willing to consider changing the behavior and public policies that cause congestion. To alleviate the problem, both groups must be prepared to make these fundamental changes. Selected by Choice as an Outstanding Book of 1992 Co-published with the Lincoln Institute of Land Policy

In this fast-paced, fact-filled short book, Anthony Downs takes a close look at a national problem of increasing importance-opening up the suburbs to the poor. After marshalling the arguments in favor of introducing low and moderate income housing in suburban areas where it is not now possible, he presents the suburbanites' case against change. He finds legitimate claims and fears on both sides. Mr. Downs believes it is possible, however, to devise public policies that will reconcile the objectives and legitimate desires of both poorer Americans desiring to upgrade themselves by entering the suburbs and wealthier Americans desiring to protect the quality of their hard-won suburban life. He proposes the concept of balanced communities as well as other public policies to effect this reconciliation. As the nation moves into the decade of the seventies, the pressures of expanding population on the suburbs are bound to increase. Anthony Downs provides here a thoughtful analysis of the problems that are coming and practical proposals for dealing with them, which will interest the professional planner and the involved citizen alike.

"Advocates of growth management and smart growth often propose policies that raise housing prices, thereby making housing less affordable to many households trying to buy or rent homes. Such policies include urban growth boundaries, zoning restrictions on multi-family housing, utility district lines, building permit caps, and even construction moratoria. Does this mean there is an inherent conflict between growth management and smart growth on the one hand, and creating more affordable housing on the other? Or can growth management and smart growth promote policies that help increase the supply of affordable housing? These issues are critical to the future of affordable housing because so many local communities are adopting various forms of growth management or smart growth in response to growth-related problems. Those problems include rising traffic congestion, the absorption of open space by new subdivisions, and higher taxes to pay for new infrastructures. This book explores the relationship between growth management and smart growth and affordable housing in depth. It draws from material presented at a symposium on these subjects held at the Brookings Institution in May 2003, sponsored by the U.S. Department of Housing and Urban Development, the National Association of Realtors, and the Fannie Mae Foundation. Contributors seek to inform the debate and provide some useful answers to help the nation accommodate the curtailment of growth in urban and suburban domains while still ensuring a supply of affordable housing. Contributors include Karen Destorel Brown (Brookings), Robert Burchell, (Rutgers University), Daniel Carlson (University of Washington), David L. Crawford (Econsult Corporation), Anthony Downs (Brookings), Ingrid Gould Ellen (New York University), William Fischel (Dartmouth College), George C. Galster (Wayne State University), Jill Khadduri (Abt Associates), Gerrit J. Knaap (University of Maryland), Robert Lang (Virginia Polytechnic Institute and State University), Shishir Mathur (University of Washington), Arthur C. Nelson (Virginia Polytechnic Institute and State University), Rolf Pendall (Cornell University), Douglas R. Porter, (Growth Management Institute), Michael Pyatok (University of Washington), Michael Schill (New York University School of Law), Samuel R. Staley (Reason Public Policy Institute), Richard P. Voith (Econsult Corporation). "

This work explores the hermeneutics of Gerard Manley Hopkins's notions of the self, applying his ideas of selving to his poetry. The author applies Paul Ricoeur's notions of the human self to Hopkins's work and then surveys his religious poetry to exhibit the creative dynamic of selving.

This work explores the hermeneutics of Gerard Manley Hopkins's notions of the self, applying his ideas of selving to his poetry. The author applies Paul Ricoeur's notions of the human self to Hopkins's work and then surveys his religious poetry to exhibit the creative dynamic of selving.