Author Archives: legallysociable

Suburban downtowns turn to art to cover up vacancies

Posted on by

Suburban downtowns have struggled for decades: the advent of the strip mall and shopping malls after World War II lured away shoppers. Suburbs have pursued numerous strategies to sustain or revive their downtowns but vacant storefronts can still linger. In recent years, it has been popular to fill these empty spaces with art:

Hamilton and some suburban officials believe using vacant buildings to display art is a good way to help suburban downtown districts keep up appearances while exposing art to those who otherwise would not browse around art galleries.

“I think art in a community plays an important role in revitalization,” said Jeff Soule, director of outreach for the American Planning Association, whose organization encourages creative use of vacant spaces. “Art adds a sense of place to a neighborhood. It shows that people care about the community.”

This push toward art seems to make a lot of sense: it hides vacant spaces, it allows local artists, residents, and young adults to participate in creating art, and suburban shoppers and residents get to see some interesting pieces. But, I remain somewhat skeptical about the revitalizing power this kind of art can have. In a downtown that simply has some vacancies because of the economic downturn, perhaps art works as a filler and keeps up appearances. But in downtowns that struggle all the time (and there a lot of these in suburbs), can public art really make a difference by bringing in enough foot traffic to revive businesses? These always struggling downtowns have much bigger problems that need to be addressed.

Of course, public art has not been limited solely to suburban downtowns: big cities have pursued this option for years. I vividly remember the stir created by “Cows on Parade” in Chicago. But again, these pieces work because there is already a critical mass of people in the area even as they can then attract more people.

The Chicago Tribune makes a case for land banks

Posted on by

A number of Rust Belt American cities have lost population in recent decades, including Chicago in the 2000s. A number of strategies have been proposed for what municipalities should do with the buildings and land that is no longer occupied. The Chicago Tribune makes a case for one solution: land banks.

By putting unwanted properties under centralized, local control, land banks fight urban blight. Instead of becoming an eyesore, safety hazard or worse, an abandoned home can be turned into a side lot for another home, or combined with other properties for green space or eventual development.

Municipalities have powers to clean up or knock down unmaintained properties — Chicago is among the best at it. But land banks can make the process more open, efficient and cost-effective…

Done right, land banks can enable cities to clear away unwanted structures and debris, giving the sites around them new life. Over time, parcels can be pieced together for optimal use. In St. Louis, Indianapolis and elsewhere, land banks have shown promise in dealing with properties nobody wants — a number certain to soar with so many homeowners behind on their mortgages.

When people leave and don’t come back, cities need to reorganize. Recent census figures show Detroit and Cleveland at 100-year population lows and falling. They can’t afford to stand pat and hope that somebody — anybody? — moves back in. Chicago lost 200,000 people in the last decade. In Flint, eventually, entire blocks will be cleared, enabling the city to consolidate services, save money and boost efficiency.

The article suggests that realtors are opposed to this in Illinois and this is holding back the legislative process. I wonder who is for or against this idea among the broader spectrum of political, business, and community leaders. I imagine there might be some others who might wonder at the ability of the city to manage all of this land. In this era of budget deficits, would this be expensive in Chicago in the short term? Additionally, the Tribune uses the term “urban blight,” a concept that might remind people of programs after World War II that allowed cities to wipe out affordable and/or ethnic neighborhoods.

The editorial cites a land bank in one other city: Flint, Michigan. Is Chicago in such trouble that it needs to use the same strategies as other Rust Belt cities that tend to draw more attention for population loss and vacant/abandoned/foreclosed properties? The editorial suggests foreclosures are a big problem in Chicago but I haven’t seen data that suggests the city has been hit that hard by foreclosures compared to a number of other places.

Looking for data on Ray Lewis’ comment about the football lockout and crime

Posted on by

Ray Lewis has gained a lot of attention with his recent comment that crime would increase if there was no football in the fall:

In an interview with ESPN, Lewis suggested that the NFL lockout could cause a spike in crime. “Do this research,” Lewis said. “If we don’t have a season. Watch how much evil, which we call crime, how much crime picks up, if you take away our game. There’s nothing else to do.”

Lewis offered no evidence from prior work stoppages that crime rose when the NFL season shut down. “I don’t know how he [Lewis] can make that kind of determination without having more facts,” New York Giants defensive end Mathias Kiwanuka told CBS Sports, in response to Lewis’ comments. If the current dispute between owners and the players crept into the season, forcing the cancellation of games, the economic impact would be harsh for the stadium workers and local retail establishments who serve fans on game-day. There will be significant spillover effects. But would a bored populace turn to street looting because the Steelers aren’t on TV?

Kiwanuka is in agreement with a lot of others that have suggested that Lewis’ comments were strange and unsubstantiated. But why haven’t we seen many people use data to refute Lewis’ claim? We could look at two possible scenarios that Lewis was describing:

1. The more limited scenario: in the times when football games would normally be played, crime would be higher. I remember news stories during the Chicago Bulls’ championship runs in the 1990s about the decrease in ambulance calls and emergency room visits during games and I recall seeing similar stories about NFL playoff games. Couldn’t police departments or other agencies quickly go through their files to see whether crime rates differ during NFL games compared to other times? (Run a comparison between Sunday afternoons of bye weeks or weeks when the team plays on Sunday, Monday, or Thursday night compared to typical Sunday afternoon game times.)

2. The broader scenario: overall, crime would be higher when there are no football games. This would take some more data work to find comparison periods in the fall/early winter when there is no football at all. How about looking at cities by year when they had a NFL playoff team compared to years that they did not? I’m sure someone could figure this out with the appropriate crime data and years of football records.

Looking for a sociologist type on a TV show

Posted on by

The academic job market may be bad but how many sociology graduate students might consider a casting call? Here is one that might fit:

Casting an archeologist, anthropologist, sociologist, scientist or the like; who can investigate extraordinary occurrences that some claim to be signs of the Apocalypse. History buff a MUST, with personality plus!!

This is quite a wide range of possible disciplines. How exactly would one play a sociologist in this situation – spout classical theory? I can’t remember ever seeing a sociologist portrayed on TV or in a movie.

(The firm that put out the casting call, Bel-Espirit Creative, is led by a woman with a background in sociology:

Loreen has a B.S. in Sociology from the University of Oregon, where she was a DJ and host of several shows on KWVA, the University’s campus radio station. Since founding Bel-Esprit Creative, she’s worked in music production for tv, audio post-production, art direction for TV, and script writing for radio. In addition, Loreen taught a class on Reality TV at New York Film Academy. Prior to working in entertainment, she was a social studies middle school teacher for at-risk students.

I wonder if this sociology background has influenced other casting/talent decisions.)

Explaining the continued drop in crime in 2010

Posted on by

The FBI recently released preliminary crime statistics for 2010 and crime was down again. While this is  good news for many places, scholars are left wondering what explains the drop:

Crime levels fell across the board last year, extending a multi-year downward trend with a 5.5 percent drop in the number of violent crimes in 2010 and a 2.8 percent decline in the number of property crimes…

“In a word, remarkable,” said James Alan Fox, a criminologist at Northeastern University. In Fox’s view, the declines signify success for aggressive law enforcement and corrections programs and comprehensive crime prevention efforts. He said the crime levels could easily rise if the current environment of state and local budget cutting extends to law enforcement measures that are working.

Some experts are puzzled.

Expectations that crime would rise in the economic recession have not materialized. The size of the most crime-prone population age groups, from late teens through mid-20s, has remained relatively flat in recent years.

Whoever could provide a comprehensive answer to this this puzzle could attract a lot of attention. In my Introduction to Sociology class, I have my students read some about the prominence of the “broken windows theory” in the 1990s and the various commentators who think it does or doesn’t work. The people involved in putting that theory into practice in the 1990s, like William Bratton and Rudy Giuliani, rode that wave for quite a while. It is interesting to read Fox’s answer above: he seems to attribute the drop to “law enforcement measures.” Even here, there are multiple strategies in play. While communities might want a single factor or strategy that they could hone in on, crime, like many other social issues, is a complex matter with a lot of involved actors.

h/t Instapundit

Getting better data on how students use laptops in class: spy on them

Posted on by

Professors like to talk about how students use laptops in the classroom. Two recent studies shed some new light on this issue and they are unique in how they obtained the data: they spied on students.

Still, there is one notable consistency that spans the literature on laptops in class: most researchers obtained their data by surveying students and professors.

The authors of two recent studies of laptops and classroom learning decided that relying on student and professor testimony would not do. They decided instead to spy on students.

In one study, a St. John’s University law professor hired research assistants to peek over students’ shoulders from the back of the lecture hall. In the other, a pair of University of Vermont business professors used computer spyware to monitor their students’ browsing activities during lectures.

The authors of both papers acknowledged that their respective studies had plenty of flaws (including possibly understating the extent of non-class use). But they also suggested that neither sweeping bans nor unalloyed permissions reflect the nuances of how laptops affect student behavior in class. And by contrasting data collected through surveys with data obtained through more sophisticated means, the Vermont professors also show why professors should be skeptical of previous studies that rely on self-reporting from students — which is to say, most of them.

While these studies might be useful for dealing with the growing use of laptops in classrooms, discussing the data itself would be interesting. A few questions come to mind:

1. What discussions took place with an IRB? It seems that this might have been a problem in the study using spyware on student computers and this was reflected in the generalizability of the data with just 46% of students agreeing to have the spyware on their computer. The other study also could run into issues if students were identifiable. (Just a thought: could a professor insist on spyware being on student computers if the students insisted on having a laptop in class?)

2. These studies get at the disparities between self-reported data and other forms of data collection. I would guess that students would underestimate their distractable laptop use on self-reported surveys because they would suspect that this is the answer that they should give (social desirability bias). But it could also reveal things about how cognizant computer/Internet users are about how many windows and applications they actually cycle through.

3. Both of these studies are on a relatively small scale: one had 45 students, the other had a little more than 1,000 but the data was “less precise” since it involved TAs sitting in the back monitoring students. Expanding the Vermont study and linking laptop use to outcomes on a larger scale is even better: move beyond just talking about the classroom experience and look at its impact on learning outcomes. Why doesn’t someone do this on a larger scale and in multiple settings? Would it be too difficult to get past some of the IRB issues?

In looking at the comments about this story, it seems like having better data on this topic would go a long ways to moving the discussion beyond anecdotal evidence.

Suburban treehouse illustrates typical NIMBY debates

Posted on by

A man in Arlington Heights, Illinois built a fairly large treehouse in his backyard: “It has a wraparound deck, two levels, small windows, siding and roofing that mimics the family home’s.” It drew the attention of several neighbors who then complained to the village who subsequently passed new regulations for treehouses. However, since this treehouse was built before the new regulations, it can stay put.

This could just be a local issue except that the pattern of events fits many NIMBY discussions in suburban communities. Here are some of the comments made by people involved in the story:

Village Manager Bill Dixon said treehouses have not been a major issue in town and urged the village board not to overreact to one particular case, no matter how bad.

“There are 18,000 single-family homes in town, but this is the only one we’re hearing about,” he said.

But Trustee Thomas Glasgow, who lives in the neighborhood, said the treehouse is overwhelming. He believes property values in the area have diminished as a result.

At Glasgow’s recommendation, the board agreed to limit the structures to the height of the home on the property.

Mayor Arlene Mulder expressed concern, however, that the code could effectively ban treehouses for some properties.

But Trustee Joseph Farwell said: “Sometimes, you can’t build exactly what you want where you want it because you live in a community.”…

But Piotrowski [one of the neighbors], who spoke at a recent village board meeting, said the new rules don’t go far enough. He wants to see the houses banned all together because he believes they are not safe.

For his part, Belmonte said the whole conflict could have been avoided if Piotrowski had raised his concerns right from the start.

In one story, you have many of the elements of a typical NIMBY issue: a person does something with their property that some neighbors do not like. These neighbors argue the action reduces property values and raises safety concerns. The community ends up creating new regulations to avoid such issues in the future while knowing that they may be limiting people from doing similar things. The property owner says that if the neighbors had simply come to him first, none of the rest of this had to happen.

The key quote to me comes from one of the village trustees: “Sometimes, you can’t build exactly what you want where you want it because you live in a community.” This is true – communities have all sorts of regulations and zoning in place to help limit some of these issues. And much of this has been codified even further in homeowners associations that really limit some of the possible actions by individual owners. Homeowners submit to these regulations because they don’t want to have to worry about what their neighbors might do and to protect their all important housing values. But the enduring question from this story and other similar cases is this: where does a community draw the line between the rights of individual property owners and the interests of neighbors and the rest of the community? At least in Arlington Heights, future treehouse builders will be more limited in what they construct in order to balance these two competing interests.

With banks and lending institutions owning so many homes, housing values will be lower for several years

Posted on by

Foreclosures are not just an immediate problem; the New York Times reports that the number of foreclosed homes now owned by banks and mortgage lenders are likely to depress the housing values for years to come:

All told, [banks and mortgage lenders] own more than 872,000 homes as a result of the groundswell in foreclosures, almost twice as many as when the financial crisis began in 2007, according to RealtyTrac, a real estate data provider. In addition, they are in the process of foreclosing on an additional one million homes and are poised to take possession of several million more in the years ahead.

Five years after the housing market started teetering, economists now worry that the rise in lender-owned homes could create another vicious circle, in which the growing inventory of distressed property further depresses home values and leads to even more distressed sales. With the spring home-selling season under way, real estate prices have been declining across the country in recent months…

Over all, economists project that it would take about three years for lenders to sell their backlog of foreclosed homes. As a result, home values nationally could fall 5 percent by the end of 2011, according to Moody’s, and rise only modestly over the following year. Regions that were hardest hit by the housing collapse and recession could take even longer to recover — dealing yet another blow to a still-struggling economy.

Not good news for those who want to sell a home in the near future. It is interesting that we now hear very little about this at a policy level. There are certainly other important pressing issues in the world (jobs, gas prices, military actions, Republican candidates for President?) but housing values affect a lot of people.

At the same time, I have heard and seen new advertisements from the National Association of Realtors. I wonder why they are running these ads now: are they worried that more people will rent rather than buy? Is there an uptick in the number of people who are trying to combat lower housing values by selling the home on their own? Do they feel that there might soon be changes in public policies, perhaps through measures like limiting or getting rid of the mortgage-interest deduction, that would limit the government’s promotion of homeownership? And interestingly, these advertisements have stressed that homeownership helps create jobs.

Do NBA players really make a difference in their community?

Posted on by

In the course of watching the NBA playoffs, I’ve seen a lot of commercials about how NBA stars are active in their communities. While this might be good PR, do we know anything about whether these efforts have any effect? Perhaps the NBA doesn’t care as long as they portray the image that they desire…but I suspect many of these occasional forays into the neighborhood are just that.

I suppose people could cite particular athletes that are active in the community. They do exist. But on the whole, do these professional sports leagues really care about structural inequalities and the average citizen’s daily fate? Perhaps a more foundational question is to even ask whether they should even as the commercials try to suggest that they do.

Questions to ask about the wealth gap in the United States

Posted on by

The income and wealth gap (also here for information about wealth) in America has grown in recent decades. But rather than simply decry this trend, a sociologist suggests that we should ask some questions:

When it comes to division of wealth, the topic is best tackled by asking questions rather than making statements, according to Mike Dalecki, a professor of sociology at the University of Wisconsin-Platteville.

“How big a gap should there be?” he said, of the wealth divide in the U.S.

“At what point does that gap become so great that we start to have serious societal problems?” Dalecki asked…

How much money do people need to make per year to be satisfied?

If the nation’s wealth divide continues to expand, is there a failure in the economy itself or the ways the rules are written?

Should the wealthiest people pay more taxes?

At what point will they be taxed so much they leave for a different state or country?

These are some good questions because they address larger issues: how do these figures relate to American values and policies? What is an appropriate gap in wealth and how far should we go through measures like taxes to try to limit this gap? These questions link the wealth gap to larger structural and cultural concerns that should interest many Americans. These are the kind of questions I like to ask my Introduction to Sociology courses because they then have to think about how this issue of inequality relates to their thoughts about a “good” or “just” society.

I also think the emphasis here on wealth, instead of just income, is helpful. Income gives you part of the picture but wealth is more accurate measure of the resources people accumulate over time and then can pass on to their descendents. This wealth gap is particularly stark between racial and ethnic groups.