According to the California housing champion who’s suing communities that don’t allow enough new development, not building needed density is morally equivalent to tearing down people’s houses.
Sonja Trauss, founder of the SF Bay Area Renters’ Federation sums up the housing problem affecting nearly every growing American city today:
“Most people would be very uncomfortable tearing down 315 houses. But they don’t have a similar objection to never building them in the first place, even though I feel they’re morally equivalent. Those people show up anyway. They get born anyway. They get a job in the area anyway. What do they do? They live in an overcrowded situation, they pay too much rent, they have a commute that’s too long. Or maybe they outbid someone else, and someone else is displaced.”
Trauss hits the key points: The population is growing, and people have to live somewhere. If we refuse to allow them a place to live, that’s just like tearing down someone’s home.
Someone else is displaced
Trauss’ last sentence is particularly important. It explains how the victims of inadequate housing often are not even part of the discussion. She says “Or maybe [home buyers] outbid someone else, and someone else is displaced.”
Here’s how that works: One common argument among anti-development activists is that new development only benefits the wealthy people who can afford new homes. That’s wrong. It’s never the wealthy who are squeezed out by a lack of housing. Affluent people have options; they simply spend their money on the next best thing. Whenever there’s not enough of anything to meet demand, it’s the bottom of the market that ultimately loses out.
Stopping or reducing the density of any individual development doesn’t stop displacement or gentrification. It merely moves it, forcing some other person to live with its consequences.
Every time anti-development activists in Dupont or Georgetown or Capitol Hill reduce the density of a construction project, they take away a less-affluent person’s home East of the River, or in Maryland, or somewhere else. The wealthy person who would have lived in Capitol Hill instead moves to Kingman Park, the middle class person who would have lived in that Kingman Park home instead moves to Carver Langston, and the long-time renter in Carver Langston gets screwed.
As long as the population is growing, the only ultimate region-wide solution is to enact laws that allow enough development to accommodate demand.
Cross-posted at BeyondDC.