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"George Galster"
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Driving Detroit
For most of the twentieth century, Detroit was a symbol of American industrial might, a place of entrepreneurial and technical ingenuity where the latest consumer inventions were made available to everyone through the genius of mass production. Today, Detroit is better known for its dwindling population, moribund automobile industry, and alarmingly high murder rate. InDriving Detroit, author George Galster, a fifth-generation Detroiter and internationally known urbanist, sets out to understand how the city has come to represent both the best and worst of what cities can be, all within the span of a half century. Galster invites the reader to travel with him along the streets and into the soul of this place to grasp fully what drives the Motor City. With a scholar's rigor and a local's perspective, Galster uncovers why metropolitan Detroit's cultural, commercial, and built landscape has been so radically transformed. He shows how geography, local government structure, and social forces created a housing development system that produced sprawl at the fringe and abandonment at the core. Galster argues that this system, in tandem with the region's automotive economic base, has chronically frustrated the population's quest for basic physical, social, and psychological resources. These frustrations, in turn, generated numerous adaptations-distrust, scapegoating, identity politics, segregation, unionization, and jurisdictional fragmentation-that collectively leave Detroit in an uncompetitive and unsustainable position. Partly a self-portrait, in which Detroiters paint their own stories through songs, poems, and oral histories,Driving Detroitoffers an intimate, insightful, and perhaps controversial explanation for the stunning contrasts-poverty and plenty, decay and splendor, despair and resilience-that characterize the once mighty city.
eBook
Spatial Foundations of Inequality: A Conceptual Model and Empirical Overview
[...]of both sets of processes, variation is tremendous in economic status, labor market opportunities, core institutions such as schools, environmental hazards, and social networks across city blocks, neighborhoods, cities and towns, metropolitan areas, and regions. [...]limitations are possible in the range of places to which study participants moved or were assigned because of where available private rental or subsidized housing was located, thereby reducing the power of statistical tests to discern context effects. [...]Jokela (2014) uses the fixed-effect modeling approach and finds no impact of neighborhood disadvantage on self-rated health, mental health and physical functioning, and amount of physical activity, instead finding evidence of selection of those with poorer health into more disadvantaged neighborhoods. [...]Santiago and her colleagues (2014) find strong neighborhood effects on the diagnoses of several child and adolescent health problems (asthma, obesity) using data from the Denver public housing natural experiment, although the relationships often depended on gender and ethnicity and in some cases manifested nonlinear thresholds.
Journal Article
The Size and Spatial Extent of Neighborhood Price Impacts of Infill Development: Scale Matters?
Infill investments are argued to mitigate environmental footprints, regenerate places and accommodating population growth, but frequently generate local opposition. However, there is a dearth of knowledge around how different types of infill affect different segments of local property markets, how persistent effects are and how far they reach. Using detailed geocoded infill development activity and sales data, we test the price level and trajectory impacts of five infill types, distinguished by the net scale of additional dwellings, on property prices within five concentric 100-meter rings. Using an adjusted interrupted time-series estimation strategy with locality, property and neighborhood characteristic controls we find that developments that generate a net increase in dwellings of four or less, typically result in an appreciation in the average sales prices of proximate dwellings. Moderate and large-scale developments generate negative price effects, but these effects predominantly affect apartments and townhouses, not the dominant detached house submarket. Over time, amenity effects and local market potential may even have a further positive expectation effect on detached house prices. Infill type differentiation shows that urban densification may result in positive affordability outcome in the apartment submarket, but has the opposite effects in the detached house submarket. Divergent price trajectories also contribute to widening wealth disparities.
Journal Article
THE EFFECTS OF NEIGHBOURHOOD OFFENDER CONCENTRATIONS ON THE NUMBER, TYPE AND LOCATION OF CRIMES COMMITTED BY RESIDENT OFFENDERS
This paper examines whether criminals commit more crimes when living among other offenders. We estimate a fixed-effect, negative binomial model of individual reoffending using a quarterly panel data set across a decade for 693 neighbourhoods in Glasgow, which provides plausibly causal relationships. The concentration of recently active offenders has positive effects upon the subsequent number of property and violent crimes committed by resident offenders both inside and outside the neighbourhood. The concentration of young males also has a positive effect upon both crime types in both locations. Further understanding of peer influences by crime type and location, and of the effects of offender concentrations on processes of social control are required. The deconcentration of offenders is justified on social equity grounds.
Journal Article
Adolescent neighborhood context and young adult economic outcomes for low-income African Americans and Latinos
We quantify how young adult employment and educational outcomes for low-income African Americans and Latinos relate to their adolescent neighborhood conditions. Data come from surveys of Denver Housing Authority (DHA) households who lived in public housing scattered throughout Denver County. Because DHA allocations mimic random assignment to neighborhood, this program represents a natural experiment for overcoming geographic selection bias. We use the neighborhood originally offered by DHA to instrument for neighborhood experienced during adolescence. Our control function logistic analyses found that higher percentages of foreign-born neighbors predicted higher odds of no post-secondary education and (less reliably) neither working nor attending school. Neighborhood occupational prestige predicted lower odds of young adults receiving public assistance and (less reliably) neither primarily working nor attending school. Effects differed for African Americans and Latinos. We consider potential causal processes underlying our results and suggest why they differ from those from the Moving To Opportunity demonstration.
Journal Article
Targeting Investments for Neighborhood Revitalization
How should we allocate public resources for revitalizing low-income urban neighborhoods? Once public investments in an area reach some minimum threshold, do they leverage substantial private resources? To address these questions, we examine a coordinated, sustained, and targeted revitalization strategy begun in 1998 in Richmond, VA. The strategy was developed through a data-driven, participatory planning process that garnered widespread support. Our analyses reveal that the program produced substantially greater appreciation in the market values of single-family homes in the targeted areas than in comparable homes in similarly distressed neighborhoods. The greatest impacts occurred when public investments over 5 years exceeded $21,000 per block, on average. This appears to make the strategy potentially self-financing over a 20-year horizon, with public contributions offset by future increments in property tax revenues from target areas.
Journal Article
By Words and Deeds: Racial Steering by Real Estate Agents in the U.S. in 2000
Although prohibited by the federal Fair Housing Act of 1968, studies in the 1980s found that racial steering by real estate agents in the U.S. was still occurring. That legislation was strengthened in 1988, but throughout the 1990s, no study examined whether these tougher strictures helped eliminate steering. In 2000, HUD and the Urban Institute conducted the national Housing Discrimination Study in 20 U.S. metropolitan areas to replicate and extend that earlier work. In this article, we report the results of this latest study, which examined three types of steering and three steering mechanisms, all at three geographic scales. The results indicate that steering of all types is occurring when Black and White homebuyers are involved. In at least 12 to 15% of the cases, agents provided gratuitous commentary that gave more information to White homebuyers and encouraged them to choose homes in areas with more White and fewer poor households. Steering is less prevalent when Hispanic and White buyers are involved. We also found no evidence that steering declined over the last decade, despite the toughening of the federal legislation in 1988. We conclude by discussing the implications for interracial wealth differentials and new fair housing enforcement initiatives.
Journal Article
Neighbourhood ethnic composition and outcomes for low-income Latino and African American children
The paper investigates the impact of ethnic segregation on the life chances of low-income African American and Latino children, focusing on whether it is the ethnic composition of the neighbourhood per se that matters or other, correlated aspects of the residential environment. The approach links the consequences of segregation and neighbourhood effects literatures by arguing that metropolitan segregation forces directly shape children's intra-neighbourhood ethnic exposure and indirectly shape their exposure to non-ethnic aspects of neighbourhood. Associations between a wide range of neighbourhood characteristics and children's health, exposure to and engaging in violence, educational and fertility outcomes are quantified using a natural experiment, thereby permitting valid causal inferences. Data analysed come from a retrospective survey of Denver (CO) Housing Authority (DHA) residents. The analysis avoids parental geographic selection bias because DHA's assignment of households to neighbourhoods mimics a random process. Logit models stratified by ethnicity show that growing up amid concentrations of African American residents is associated with a variety of adverse outcomes for low-income Latino and (especially) African American children, though outcomes associated with concentrations of Latino residents are more mixed. Virtually all of the negative associations disappear, however, when other aspects of the residential context are controlled, and several positive ones persist. The adverse developmental consequences of ethnic segregation appear to be generated primarily in Denver by concentrating minority children in neighbourhoods with higher rates of property crime and lower occupational prestige.
Journal Article
The Rise of the Bipolar Neighborhood
Problem: Although planners aim to provide for income diversity in the communities they serve, too little is known about how income distributions in metropolitan neighborhoods are changing.
Purpose: We investigate whether neighborhood income diversity has increased since 1970 by examining neighborhoods in the 100 largest U.S. metropolitan areas.
Methods: We analyze neighborhoods in the 100 largest U.S. metropolitan areas from 1970 to 2000 using a combination of nominal (H) and ordinal (E) entropy indices. We focus on neighborhoods we call bipolar, (where E/H > 1), in which very low- and very high-income groups predominate. We investigate these with tract-level statistics and by using a counterfactual.
Results and conclusions: We find a dramatic increase in the number and incidence of these bipolars since 1970. Compared to other neighborhoods, we find that, on average, bipolars have significantly greater shares of very high-income families, racial diversity, shares of middle-aged persons, and shares of renters. We use a counterfactual to reveal that much of the growth in bipolars over the last three decades has been fueled by income distributions at the metropolitan scale becoming more bimodal, with fewer middle-income families. Gentrification appears to explain only a minor share of growth in bipolars.
Takeaway for practice: Metropolitan census tracts with pronounced bimodal income distributions have become more common since 1970. This appears to reflect changing metropolitan income distributions more than spatial rearrangement, although planning policies may be responsible in some instances. Whether residence in bipolar. neighborhoods will benefit very low-income households by reducing stereotyping and expanding social opportunities is unclear, but such places should be monitored.
Journal Article