Development Without Eminent Domain

The Post-Dispatch ran an article today discussing the construction of Centene’s new headquarters building here in Clayton. As the article points out, there was a time when Centene claimed that it could not pursue this project unless the city used eminent domain to get rid of a neighbor who demanded more money for their property than Centene wanted to pay. The case went all the way to the Missouri Supreme Court, which created what many developers and city officials consider to be a nightmare scenario by ruling that eminent domain could not be used to force the reluctant neighbor to give up their property.

So what happened? Did the project collapse? Has Centene been forced to go elsewhere? Absolutely not! When the courts rejected the use of eminent domain, Centene simply ponied up the selling price (via a third party, because the owner took a principled stand against giving the property directly to Centene) that the neighbor had been asking for all along. This is a perfect example of how development can be done without sacrificing anyone’s constitutional liberties. Sure, Centene had to pay more for the property than they would have preferred — but if their development turns out to be as valuable as they expect, the additional money spent will still be well worth it.

Stop Leaving Most Children Behind

Two and a half years ago, while I worked for the Cascade Policy Institute, I was lucky enough to be exposed to the wisdom of Dr. Howard Fuller, director of the Institute for the Transformation of Learning at Marquette University and cofounder of the Black Alliance for Educational Options (BAEO). And, back in October 2006, I posted to YouTube a video of a speech that Dr. Fuller presented in Portland, Ore., at an event cosponsored by the Cascade Policy Institute and BAEO.

Dr. Fuller delivers a powerful message about the necessity of providing real educational choice for all children and parents, and it applies to St. Louis and Kansas City just as much — if not more — than it does to Portland. Please take a few minutes to watch it:

The Value of Networking

An article I wrote for the latest issue of Atlas Highlights, published by the Atlas Economic Research Foundation, is now online. The article spotlights some of our work here at the Show-Me Institute, and outlines the importance of working together with the broader think tank community, to share ideas, resources, and strategies in order to achieve a more lasting impact. We’re particularly thankful for all the valuable support that we’ve received from Atlas during these past few years.

I’m pleased to note that the article directly preceding mine in this issue of the magazine is by the venerable Tom Palmer, who I got to know 12 years ago when I was an intern at the Cato Institute. It’s a brief chronicle of some of his recent journeys abroad, spreading the ideas of liberty and free markets to bright young students and other activists throughout formerly communist regions of Central Asia.

As I pointed out in my own piece, Nobel laureate economist Milton Friedman once wrote that “Stimulating independent thought, and examining alternatives to the present crippling governmental system badly needs doing, and is being done by all too few individuals and institutions.” Here at the Show-Me Institute, we’re focusing our efforts on Missouri — studying and proposing public policy solutions that work. It’s always nice to be reminded that people like Tom Palmer are spreading similar ideas throughout the world.

Remedial Courses

Just two days after the New York Times published an article about teenagers sending tens of thousands of text messages a month, it reports on remedial college courses. It’s interesting that a lack of communication is cited as a cause of the problem:

More than a million college freshmen across the nation must take remedial courses each year, and many drop out before getting a degree. Poorly run public schools are a part of the problem, but so is a disconnect between high schools and colleges.

The experts quoted echo this sentiment, complaining that high schools and colleges don’t talk to each other and that they should adjust expectations so that fewer students need remedial help.

Given that teens are able to maintain constant contact with their peers using cell phones, it doesn’t make sense to say that adults in the education industry just can’t share enough information with each other. Communication tools are ubiquitous. The information is available. High schools and colleges have the information they need about student achievement and course expectations; the gap exists because high schools don’t act on that knowledge.

The goal of education is learning. Avoiding remedial work is not a goal in and of itself. So, colleges shouldn’t have to cut out the remedial courses or dumb down their general course offerings to “align” themselves with poorly performing high schools.

High schools should improve. But high schools are held to arbitrary, low state standards — when they’re held to any standard, that is (it takes years to strip a district of accreditation). Parents and students can’t hold them accountable, and they don’t suffer consequences when they fall short. It’s not surprising that there’s a gap between monopolistic high schools and competitive colleges.

Concealed Carry Around the Arch

The St. Louis Beacon reports that concealed carry will be legal on the Arch grounds this coming February.

This policy change is not generating the kind of outrage that the MU concealed carry proposal did. The article quotes the deputy superintendent, who says the policy won’t have much practical effect, because people could be carrying conealed weapons all over the grounds now and no one would know. (That’s true of any public place.) At the few points where visitors are screened for weapons, park officials don’t necessarily confiscate guns even under the current law — to the dismay, I’m sure, of some MU students.

The change looks like wise policy to me. I’m not sure what it has to do with credit cards, though.

Histrionics

A journalist is convicted of espionage by a foreign nation after a short, secret trial. She starts a hunger strike in protest. Her civil rights have been violated. Freedom of the press is at stake.

Contrast her plight with the following situation: A large, bureaucratic school district is forced to lay off some teachers for financial reasons. The teachers … start a hunger strike. Am I missing something, here? I don’t see any breach of justice to warrant that degree of protest.

Teachers in Los Angeles have come face to face with one of the major drawbacks of the near-monopoly of public education. When the monolithic employer lays people off, there are few other entities to take up the slack and hire people. Proponents of a diverse education market usually emphasize the benefits for students, but the fact of the matter is, teachers are also better off when schools compete.

Schools in a competitive market fight hard to hold on to their best teachers, because otherwise those teachers would be snapped up by other schools, giving them an advantage in the race to attract students. And, when some schools do have to downsize, they’ll be balanced by more successful schools that are expanding, or by new schools that are opening.

Los Angeles teachers should give up their overwrought protests and call for market diversity instead.

Other People’s Money (and Property)

Since its inception, the Show-Me Institute’s scholars have made a point of opposing “corporate welfare.” As pointed out in the institute’s statement concerning “corporate welfare” policy, “The Show-Me Institute develops policy recommendations to protect property rights and promote economic growth without caving in to demands for corporate welfare. Secure property rights encourage investment and entrepreneurship. Trying to create economic success through government intervention is a formula for failure.” With this philosophical underpinning, institute scholars such as Timothy Lee and myself have taken strong stands against governmental policies that allow the powerful and well-connected to secure subsidies and tax breaks that are not available to all, and have vigorously opposed the use of eminent domain to transfer property from one private owner to another.

In the ideal system, businesspeople would compete against each other on a level playing field, with their success or failure to be determined exclusively by those to whom they are marketing their products. This would mean that if an entrepreneur has an idea for a venture, they would either have to risk their own money by funding the project out of their own pocket, or they would have to generate seed money by convincing private investors that the prospects of success outweigh the potential for failure. If private investors don’t believe that the venture is likely to succeed, they won’t put their money at risk. On the other hand, if a few investors are willing to risk losses, they will be handsomely rewarded if the venture turns out to be successful. Thus, the risks of failure and the rewards of success are borne only by those who choose to participate in the venture.

Somewhere along the way, however, the government involved itself in the process. It began offering to subsidize certain ventures — or even entire industries — utilizing tax dollars, so that people managing subsidized businesses no longer had to persuade as many private individuals to put their own funds at risk. This is a negative development, for several reasons:

First, it gives an unfair competitive advantage to business owners who have the money or connections to influence those public officials who decide such matters. Receiving a subsidy may have less to do with the entrepreneurial merit of a proposal than with the number of elected officials with whom the businessperson has influence.

Second, it assumes that politicians will be adept at distinguishing ventures that will succeed from ventures likely to fail — a challenge even for experienced businessmen, much less for elected officials who may have no clue about how to make such evaluations (Ballpark Village, anyone? Sunset Hills?).

And, third, it gives both government officials and private developers a license to gamble with other people’s money and/or private property in what they perceive as a low-risk, high-reward situation. If a subsidized venture fails, developers are insulated from the risk because they will lose far less, financially, than they would have without the subsidy. Similarly, a politician might face some political backlash from a failed venture, but the politician can always deflect blame toward someone else. The politician won’t suffer any personal financial loss, and it is not very common for politicians to be voted out of office following such fiascos. On the other hand, if a venture is successful, the developer will personally realize enormous financial gains, despite their lessened personal investment, while the politician will claim credit for its success and may be able to parlay his role into a profitable or influential position once he has left office. As far as taxpayers are concerned, even if a subsidized venture succeeds, the government itself will reap the financial benefit — rather than the individual taxpayers from whom the funds were obtained.

Despite these downsides, governments continue to insert themselves into the world of economic development and these policies only spur more demands for governmental handouts. Just last week, we saw the unveiling of a proposal that, if successful, would completely reshape a gigantic swath of North St. Louis. In accordance with the incentives created by these policies, the developer’s plan calls for a massive commitment of taxpayer dollars, the creation of a TIF district, and the use of eminent domain to accomplish the developer’s vision. The General Assembly has already played a role by approving a $95 million tax credit that will assist the developer, and this developer is now pursuing a hefty chunk of federal stimulus funds, as well as support from local officials for the potential use of eminent domain in pursuit of the project. Thus, the policies that our government officials have created are fueling ongoing misuse of governmental authority and taxpayer funds, all of which works to the detriment of both ordinary citizens and market participants who believe it would be wrong to take advantage of these flawed incentives.

It doesn’t have to be this way. Redevelopment can and does happen without corporate welfare and eminent domain abuse. My hope is that, as government officials and developers continue to consider the plan to redevelop North St. Louis, they will consider alternative approaches that will respect the rights of other citizens. Rather than committing public funds and tax credits, city and state officials who believe in the plan’s promise could work with the developer to identify private investors who are willing to invest in his vision. Instead of pursuing eminent domain, the developer should present offers that will entice local residents to part willingly with their homes and businesses — or, alternatively, he should figure out how to incorporate the remaining homes and businesses, intact, into his larger plan. If the North St. Louis redevelopment plan is as promising as its proponents suggest, it can and should be accomplished without resorting to corporate welfare or sacrificing citizens’ property rights.

Green Economics

This is a follow-up to my last green jobs post. Matthew Kahn, green economist par excellence, asks some questions about green jobs:

I’m still trying to understand what are the exact details of how the “green jobs” push translates into specific policies? Is this simply a relabeling of Keynesian public works projects? Is this a justification for a ramp up in basic research funding (I would support this!)?

I vote for the Keynesian public works option, but feel free to convince me otherwise in the comments.

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