Need a summary of arguments AGAINST the Albion proposal? Click here.
Effect of increasing population density on revenues and taxes
Permitting more and more downtown towers is often justified by saying that increased population density will decrease local taxes. The tax-decrease myth pretends that high-rises are filled with businesses and residents who pay taxes, but who never need the fire department or paramedics, whose cars and garbage trucks do not drive down local streets, who don’t send any children to school, and whose toilets don’t use water and don’t produce sewage.
Are property taxes lower in more densely populated areas (big cities) or in less-dense areas (small towns)? Intuition says that denser areas have higher taxes, and peer-reviewed research by economists and urban planning specialists show that increasing population density does not reduce taxes.
As a final note, we point out that mixed use developments are also promoted as a way to help save local businesses. This assumption is also without empirical support. The new developments add more retail space, further diluting the clientele for existing local merchants. There are always vacant storefronts in Downtown Oak park, and the net effect of new mixed-use developments on existing businesses is far from obvious.
"Envision Oak Park" is the comprehensive plan for our village that was adopted by THE CURRENT MAYOR AND TRUSTEES in 2014. It sets out a vision for what Oak Park should be in 2030 and provides a set of "Goals, Objectives and Metrics" to get there. While it calls for more development, it also emphasizes the heritage of Oak Park, its green spaces and its trees. The plan recognizes the importance of maintaining green spaces because "Parks, open spaces, and environmental features are critical in defining the character of Oak Park, and they are also the most costly assets to lose since they can take so long to replace." (p. 82)
Austin Gardens is truly a jewel. Read more about the history of this park and the flora and fauna that exist there. Even more interesting information is on the "From the Residents of Oak Park" page.
The Greater Downtown Master Plan was adopted in 2005. The importance of this plan was reiterated in the Comprehensive Master Plan that was adopted in 2015. The 2005 plan called for 1000 Lake to be made into a "Founder's Square," an open space that would serve as a Village commons. To read the whole plan, click here.
San Francisco has a "Sunshine Ordinance" that protects open spaces and puts a value on sunlight. Read about it here.