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1993-10-01; City Council; 12420; MOBILEHOME PARK RENT CONTROL
*. ,’ ’ . .n c Cm OF CARLSBAD - AGEN(lr BILL & 0 AB#.LL,LML DEPT TITLE: Mobilehome Park MTG. /o--/+ 4’3 CITY DEPT. CITY Rent Control CD 3 z d : RECOMMENDED ACTION: Approve Resolution No 9 3-23? , authorizing city staff to: (1) proceed with .rl v 3 L4tu-l uu aJaJ 5 .r( L4P Mobilehome Park Fair Market Rent Study, (2) develop a Mobilehome Rent Contr Ordinance and an administrative program, (3) establish a Mobilehome Rer VJ Control Fund, and transfer $60,000 into the Fund from 1993-94 General Fun 0 Reserves, (4) direct city staff to return to the City Council with the results of th dm Mobilehome Park Fair Market Rent Study and a recommended Mobilehome Rer $2 4g Pl ITEM EXPLANATION: W Rent control has been of considerable interest to many of Carlsbad’s rent; urn mobilehome park residents for a number of years, primarily because of the aa unique housing situation. Those who live in rental parks own their dwellings, bl $4 negotiations between owners and residents of Carlsbad’s three rental mobilehom a0 parks have been successful, making legislated rent control unnecessary. $ 3 u As many of the negotiated leases near expiration, there has been a growin -aJ concern on the part of residents that they will be subjected to unmanageabl mu concerned that services which were previously included in their space rent will no1 .U be billed separately as a pass-through. Residents are also concerned that a 0 UM aJ hw ha Control Ordinance. UC -rl a ual Urn sm aJ \ u\ ale4 uo a)+ .rl tu-l rent the land (space) on which their home is located. In past years leas abz mal N -E mc IaJ increases in space rent, taxes and capital improvements. In addition, residents ar 2 ocd rents in their parks increase, there is a corresponding effect which reduces th g -2 ’ During 1991 and 1992, the City assisted residents of Lanikai Lane Mobilehoml rla value of their mobilehomes. evaluation of the feasibility of resident ownership, it was determined that thl aJ alternatives that could achieve the goal of housing cost stabilization. After carefl 2; Park in exploring a resident purchase of the mobilehome park, as well as oths VJ -4 ow amount of gap financing necessary for residents to purchase the park was nc rda available. In addition, the ground lease arrangement between the landowner anc 4G the park owner, limited City resources, and,limitations on the use of low-incoml G -rl housing funds left the concept of a City purchase of the park and/or leas1 OM unattainable. *Ii u ucd 3M 05 ao uL4 a0 a u -rl cd oc sa vo .. z 0 q r! 0 z 3 5 00 In 1992, the City was contacted by representatives of Rancho Carlsbac Mobilehome Park who also voiced an interest in exploring the possibility of i resident purchase of their park, or if that was not possible, implementation of i Rancho Carlsbad could be established, the City would be willing to providc assistance similar to that given to Lanikai Lane residents. City staff met with thc owners of Rancho Carlsbad, who indicated they were not interested in selling thei rent control ordinance. Staff indicated that if resident support for a purchase o , b* * * PAGE 2 OF AGENDA BILL NO. /X! yao interest in the park to residents. Since resident purchase of Lanikai Lane h: been determined to be infeasible, and according to the park owners, Rand Carlsbad was not available for purchase, city staff offered to facilitate meetin! between the owners and the residents of each park in order to negotiate ne occasions, however, no negotiated settlement or agreement has ever bee reached. As a result, residents of both parks have asked the City Council 1 consider implementing rent control as a way to stabilize their housing costs. The City’s position, which has guided staff’s participation in recent negotiation has been that resident purchase, or a negotiated lease agreement, are bo preferable to implementation of a rent control ordinance, In addition, it has bee city staff’s position that although rent control may provide a means for partial stabilizing housing costs, it is not a vehicle for providing affordable housing. fact, rent control legislation often maintains a disproportionate burden for lo income residents, since rental amounts are not based on an individual’s ability ’ pay. Also, rent control has proven costly for cities to implement in terms I administration and legal defense costs, regardless of attempts to pass on thes costs to mobilehome residents. The rent control program conceptualized by staff is based upon elemeni contained within standard mobilehome lease agreements. The program WE presented to the City Council and each of the City’s three rental mobilehon- parks; Lanikai Lane, Rancho Carlsbad, and Lakeshore Gardens, at a series ( workshops which took place in July and August 1993. The primary elements ( the program include: lease agreements. Staff met with the owners and residents on numerol 4 4 4 4 4 4 + 0 Applicability Base Rent Space Rent Increases Capital Improvement Projects Other Pass-Throughs Dispute Resolution Program Administration Legal Costs Applicability Staff is recommending that the ordinance apply only to those mobilehom parks where 51% of the existing residents elect to be included in thl program. Once a park has elected to be included, individual residents whc are currently on a month to month lease would be eligible to immediate1 participate in the rent control program. Those on longer term leases would be required to fulfill their contractual obligations before being eligibll to participate. All new residents, and those whose leases have expired, -0 e 0 PAGE 3 OF AGENDA BILL NO. la! q20 would be given an option of entering into a new lease with the owner, participating in the City's program. Base Rent Staff is recommending that the base rent for each mobilehome park t determined by commissioning a Fair Market Rent Study for each park. TI study would be conducted by a professional econor consultant/appraiser. Although to staffs knowledge this approach has n been used in other cities which have implemented mobilehome rent contrc it is an objective method of determining market conditions and re comparability. Results of the study would be based upon criteria such a location, age, general condition (deferred maintenance), amenities, and tt relationship between coach value and land value (space rent). The: elements would be compared with similar elements'in other mobilehon parks in the region (those under rent control and those which are not), ar a fair market rent or rent range established for each park. The fair mark rent would exclude any amounts paid for the use of the mobilehon dwelling, services such as water, sewer, trash, etc .... Based upon feedback received from Lanikai Lane, Rancho Carlsbad ar Lakeshore Gardens regarding their interest in participating in a rent contr program, staff is recommending that the Fair Market Rent Study t developed for Lanikai Lane and Rancho Carlsbad only. Requests Fc Proposal have been issued to four (4) consulting firms and are due bac to the City on September 30, 1993. Once a consultant has been selectec residents and owners will be given an opportunity to provide input c issues which could influence results of the study. Staff anticipates thes meetings to occur within two weeks of selection of the consultant. Space Rent Increases Staff recommends this program provide for yearly increases in space rei which equal 100% of the San Diego County Housing Component of tk Consumer Price index (Exhibit 2), with a maximum increase of 8% per ye, and a minimum increase of 3% per year. Initial increases/decreases space rent greater than lo%, which are indicated by the Fair Market Re Study, would be phased in over a three (3) year period along with year increases. Capital Improvement Proiects Staff recommends a capital improvement should be defined as installatic of a new improvement or facility and/or replacement or reconstruction of a existing improvement, which consists of more than ordinary maintenanc and repairs, Amounts which exceed $25,000 would be eligible for cost .' .. a e PAGE 4 OF AGENDA BILL NO. lX,L1'2 (3 sharing on a 50/50 basis between residents and the park owner. Fil percent of the cost which exceeds $25,000 would be amortized over thc life of the improvement and passed through to the tenants on a month basis. Other Pass-Throuqhs Other costs which are eligible for pass-through to tenants are those utilitie fees, and assessments which are provided for in the Mobilehome Pa Residency Law. Dispute Resolution Staff is recommending that all disputes be resolved utilizing an independel arbitrator. Decisions of the arbitrator may be appealed through tt California Judicial System. Costs for litigation will be the responsibility ( the parties involved in the dispute. Procoram Administration Staff recommends that the rent control program be administered by the Cil of Carlsbad. All costs for on-going administration will be shared t= mobilehome park residents participating in the program. The estimate yearly cost of the program is approximately $1 09,000, and includes staffin! maintenance and operations, and hearing administration costs. Staff i recommending that the administrative fees be collected from eac participating resident as a pass-through on their monthly rental bill, anc then paid to the City by the park owner each month. ALLOCATED COSTS TO MOBILEHOME PARK RESIDENTS (Based upon $1 09,000 annual costs/resident participation level) # Participants Monthlv Costs/SDace 1 50 250 350 450 550 650 $ Gl/month $ 36/month $ 26/month $20/month $ 17/month $ 14/month ... 1029 $ S/month (Full Participation) It should be noted that modifications to program administration will result in z change to the cost estimate. ") .a a 0 PAGE 5 OF AGENDA BILL NO. I'& (-ta Lena1 Costs Staff is estimating the total cost for development of an ordinance approximately $60,000. In the event of a legal challenge, costs associate with defending an ordinance would vary greatly, however, other cities wil mobilehome rent control ordinances have incurred costs ranging fro1 $50,000 up to $1 million, and continue to litigate. It has not bee determined whether or not costs associated with defending an ordinanc which applies to a narrow segment of the general population is eligible fc cost recovery from those residents it benefits. If the City were to t responsible for all legal costs associated with an ordinance, those fun( would likely be paid from the City's General Fund Reserves or Contingenc Account. I FISCAL IMPACT: The fiscal impact for one-time development costs of a mobilehome re1 control ordinance is estimated at approximately $60,000, and includes cos: associated with outside legal review and assistance ($10,000 commissioning of a Fair Market Rent Study ($25,QQQ), and staff tim involved in setting up the administrative procedures of the prograr ($25,000). Costs associated with administration of a program are expectel to total $1 09,000 per year, and include staffing and maintenance an1 operation costs ($67,000), and hearing administration costs ($42,00C (Exhibit 3). Staff is recommending that a Mobilehome Rent Control Funl be established for this program. Costs associated with defending a mobilehome park ordinance an unknown, and would vary from year to year. Typically the City Counc would, as necessary, transfer funds from the General Fund Reserve o Contingency Account to provide for the cost of litigation. Staff is recommending that the City Council authorize staff to proceed wit1 a Mobilehome Park Fair Market Rent Study and concurrently develop i costs which will need to be allocated for these development activities tota $6Q,OOQ. In addition, the City Council should directed staff to return to then with the results of the Study, and a recommended Mobilehome Ren Control Ordinance. "ne Rent Control Ordinance and administrative program. Thl EXHIBITS I. Resolution NO. 9 3 - 27 7 2. Historical Data - Consumer Price Index 3. Estimated Development/Administration Costs ,. ,' i 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 2% , * 0 RESOLUTION NO. 93-279 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAI CALIFORNIA DIRECTING STAFF TO PROCEED WITH DEVELOPMENT OF MOBILEHOME PARK FAIR MARKET RENT STUDY, DEVELOPMENT OF MOBILEHOME RENT CONTROL ORDINANCE, ESTABLISHMENT OF MOBILEHOME RENT CONTROL FUND, AND DIRECTING STAFF TO RETURN 1 THE CITY COUNCIL WITH THE RESULTS OF THE STUDY AND RECOMMENDED RENT CONTROL ORDINANCE. Whereas, residents of Lanikai Lane Mobilehome Park and Rancho Carlsb: Mobilehome park have stated that their rents are unreasonable and do not refle current market conditions; and Whereas, residents have asked the City of Carlsbad for assistance in negotiatil a new lease agreement or implementing a rent control program: and Whereas, the City of Carlsbad has facilitated lease negotiations between Lanil Lane Mobilehome Park and Rancho Carlsbad Mobilehome Park residents ai owners; and Whereas, no lease agreement has been reached between mobilehome p; owners and residents; and Whereas, the City Council directed staff to conducted a series of workshops each of the three rental mobilehome parks in order to present a proposal for mobilehome rent control program. NOW, THEREFORE, BE IT HEREBY RESOLVED by the City Council of the City Carlsbad as follows: A) That the foregoing recitations are true and correct. 6) That the City Council hereby authorizes staff to proceed with a Mobilehoi Park Fair Market Rent Study of Lanikai Lane Mobilehome Park and Ranc Carlsbad Mobilehome Park. C) That the City Council hereby .authorizes staff to develop a Mobilehome RI Control Ordinance and administrative program. D) That the City Council hereby directs staff to establish a Mobilehome R Control Fund, and transfer $6O,OOO into the fund from the 1993-94 Gent Fund Reserves for development costs. E) That the City Council hereby directs staff to return to them with the res of the Mobilehome Fair Market Rent Study, and a recomment Mobilehome Rent Control Ordinance. 1- * ., a 0 Page 2 of Resolution No. 93-279 1 2 City Council held on the 1st day of October , 1993 PASSED, APPROVED AND ADOPTED at a special meeting of the C 4 following vote, to wit: 3 /I AYES! Council Members Lewis , Stanton, Kulchin , Nygaard , 5 NOES : None ABSENT : None 6 7 8 9 10 11 12 YJdd C UDE A. LEWIS, Mayor 13 14 ATTEST: 15 11 16 17 . 18 19 20 21 22 23 24 25 26 27 28 &laLopg- ALETHA L. RAUTENKRANZ, city CleA (SEAL) n )r * S 1 0 c) 0 0 a> HI n c cd VI E Q) IC-, - - T 1 0 S a 9 0 1 8- W a, rn S a c 0 8 - a, c) 0 e , uz =w v,b IJ OJ ~a cn LEI W cn W U 0 7 a - 8 bcoU3d-rnN.rO CV m CD b b a, a o a 0) 6, 00 cr) oc) 00 a, b 00 CD a 00 a, Lo rn 6) T- 7 1 r b 7 b El - mco cici H la $1 "00 CiLO 00u3 ci mm e\ica 44 0000 1; !i OJ xa a a w > .. ~ -8 ,L m 0 EXHIBIT 3 Mobilehome Park Rent Control Estimated DevelopmentlAdministration Costs DEVELOPMENT COSTS Fair Market Rent Study $25,000 (Not To Exceed) Legal Consultation/Review $ 10,000 (NTE) Program Development $ 25,000 Estimated Development Costs $ 60,000 YEARLY ADMINISTRATIVE COSTS Staffing/Administration $ 54,000 Maintenance and Operating Costs $ 13,000 Hearing Administration $ 42,000 Estimated Administrative Costs (annual) $1 09,000 ALLOCATED COSTS TO MOBILEHOME PARK RESIDENTS (Based upon $1 09,000 annual costs/resident participation level) # Particbants Monthlv Costs/SDace 1 58 250 350 450 550 650 1029 ..s $64/month $ 36/month $26/month $20/montk $ 17/month $ 14/month $ 9/month (Full Participation) + i e Q f70 /pz i Mobilehome Rent Control Presentation Agenda October 1, 1993, 6:OO p.m. 1. Presentation Overview Marty Orenyak A. History B. Staff Recommendation SI. Proponent/Opponent Positions Cynthia Haas 111. Rent Control Program Elements Evan Becker A. B. C. D. E. F. G. H. Applicability Base Rent/Fair Market Rent Study Space Rent Increases Capital Improvement Projects Other Pass-Throughs Dispute Resolution Program Administration Legal Costs IV. Council Questions V. Public Testimony VI. Clarification/Questions/Answers VII. Specific Direction - Rent Control Elements VIII. 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MOBILEHOME PARK FAIR MARKET RENT STUDY 0 M.ethodology/Scope of Work 0 costs eTiming 0 Firm ,Proposals a Resident/Owner Input 0 Use of Study Conclusions I," ," - a * -/ .__ City March 17, 1993 Mr. Ed Houston Chairman Acquisition Committee 6550 Ponto Dr. #140 Carlsbad, CA 92008 ,Ti i,., .I ' "\ , . 'ri .. -. ,. .7 . -, - -.f . .- Cd -.- . -3 . .. .. . . . - .- .I /.- .. ,* . . ., . ;. I __ . '.. .- c , .<. : APPRAISAL - WiIKAI LA3E &IOBILEHOME PARK Dear Mr. Houston: Thank you for your letter of Februaq 8, 1993. We would like to apologize for the delay responding to your questions and concerns regarding the formal appraisal report, dat January 7, 1993. In response to your letter, we requested that the appraiser, Ron Laura review and address your comments and submit his response to the City. We have receiv Mr. Laurain's response (attached), and are satisfied that his methods and evaluation of t property value are appropriate. As you may be aware, the City Council met in closed session on March 16, 1993, to disc1 Lanikai Lane purchaseilease options, negotiations, and to provide City staff with directi repardkg ihese issues. As a result of that meeting, staff was directed to offer to facilit: lease negotiations between Lanikai Lane residents and South Shores Development, dur: ' the next 30-60 days. Conmnent with those negotiations, the City will be developing a "moc lease", sanctioned by the City Council, which could be offered by mobilehome park own throughout the City, In the event that lease negotiations are not successful, and/or 1 model lease is not accepted, the City Council has indicated they may consider a rr stabilization ordinance. As we have indicated previously, rent stabilization ordinances are very costly for cities administer and legally defend, While they do provide a mechanism for controlling the r of rental increases, they do not necessarily provide lower or affordable rents to reside] It is our hope that through negotiations with South Shores Development, a satisfactory le, arrangement for the residents of Lanikai Lane and the park owners, can be achieved. ST* MARTIN ORE, Community Develop nt Director M0:CH Attachment. c. City Manager Housing and Redevelopment Director Cheryl Mc Cabe 2075 Las Palmas Drive - Carlsbad. California 92009 e (619) 438-1 + -1 c a 0 /7 u / -,. 7‘ r * HART. KING ROBERT S. COLDREN GARY R. KING CHRISTOPHER R. ELLIOTT LORI A. DONAHUE ROBERT 1. MULW GLENN M01 / & COLDREN ATTORNEYS AT LAW CANDICE L. CAMPBELL WILLlAM R. HART RICHARD P. GERBER MARK S. FAULKNER KENNETH J. WEN PETER K. RUN JOHN H. PENTECOST THOMAS H. GEIZ M. COLLEEN WE C.WILLJAMDAHLIN IAMES M. GILBERT - EDUARDO A. GUERJNI-BOLT OF COUN: MARK V. ASDOURIAN LINDA J. LESTER MICHAEL 1. SCHROE? HAL G. BLOCK RACHELLE E. MENAKER DAVID A. BR( SAMUEL G. BROYLES, JR. JANICE L. MERRILL RICHARD E. STA BARBARA 1. DIBBLE NORMAN K.H. MEDE “A ProfcssiOnal ~orpor I. A!/ p*Ud y &ck- LL/ L9 % &/ g”s &k September 22, 1993 Mayor and City Council r;P;,,. [ ,$ [Fq; A?? City of Carlsbad 1200 Carlsbad Village Drive Carlsbad, California 92008-1989 Re: Mobilehome Park Rent Control To the Honorable Mayor and City Council: As you know, this office represents Lanikai Lane Mobilehome Pa (the I1Parkv1) . The Park is justifiably concerned that the City Carlsbad (the llCityll) is contemplating the enactment a implementation of mobilehome park rent control despite my office considerable cost and other detriments to the City and Pz tenants which would result from the passage of such legislatic A copy of that letter and the enclosures is attached for yc review. In light of past investigations and analysis by the City relat to a potential forced sale of the Park to the tenants, it is clc that the enactment of a mobilehome rent control ordinance WOI constitute no more than a blatant effort to take a signif icz portion of the value of the Park and transfer it to the tena1 without any compensation to the Park‘s owners. In effect, t City would be acting as a co-conspirator in a forced sale of 1 Park. Further, despite the City’s own studies establishing t€ the Park‘s current rents are below fair market value, we i advised the City is nevertheless contemplating imposition of r( control. detailed May 5, 1993, letter with enclosures pointing out t We are at a loss to understand why the City is consider: imposition of rent control in light of the fact that its own st: has specifically recognized and advised tenants of the fact tl rent control is enormously expensive to administer and legal defend. Your staff has also recognized that such ordinances not necessarily provide lower or affordable rents to residenl and that satisfactory leases present a better resolution of issl giving rise to the demand for rent control. See the attached c( of a recent letter by your Community Development Director Marl A PROFESSIONAL CORPORATION 200 EAST SANDPOINTE, FOURTH FLOOR DIRECT ALL MAIL TO: P.O. BOX 2507, SANTA ANA, CALIFORNIA 92707 TELEPHONE (714) 432-8700 FACSIMILE (714) 546-7457 e- e L Mayor and City Council September 22, 1993 Page 2 e Orenyak. In light of the serious financial challenges facing t City, squandering its limited resources on enacting, defending a administering a rent control ordinance would be foolish. In light of the above, the Park has determined that it has choice but to protect its own interests, and will therefore in t near future take steps to raise its rents close to fair mark value. However, in an effort to lessen the impact upon i tenants, the Park will concurrently be offering long-term leas as well as a rent deferral program for those tenants that wou truly suffer a hardship as a result of the rents being raised. In closing, this letter will serve to put you on notice that a efforts to impose rent control upon the Park will be vigorous opposed. Rather than enter into a lengthy and expensive battle this issue, we believe it would be in the interest of all parti to seek resolution of this dispute by way of a long-term lea program. Details of this program will be provided to the tenan in the near future, We respectfully request that you seriously consider t ramifications and negative impacts of rent control, and decline enact any legislation in this regard. Best regards, HART, KING & COLDREN Robert dd . RSC:GM:wp Enclosures cc: City Manager 30217.004/70470.WP L7J-I / -, .. HART, KING & COLDRE 9 ~. 0 A PROrrSSiONAL LAW CORPORATI0 / GARY R. KLuG ROBERTS. COLDREN WILLIAM R. iiART CANDICE i. CAVPBEu. IOlW ii. P0mCO.n C. WlLLL4.W DAHLIS JANICE L. MERRIU LOR! A. WNAHUE RACImLE E. .UCIMER MARK V. ASIXLiRlku CLEVN LIONDO BARBARA 1. DIBBLE SAMLTL C. BROYLES. JR. ELIZ4BFTH A. HOWELL X0 E. SANDPOI~E. FOURIX FLOOR P. 0. BOX 307 DIRECT ALL MAIL TO: SXhTA AXA. CALIFORNIA 927074507 TEL: (711) 432-8700 FAY: (714) 5-6-7457 JAMES hi. GiI LAWRoiCE R. El P!3E3 K. RC ERI3 P. MOR: RICHARD P. GI UDA I. L MARK S. FAL'L OF COW DAWD A. a MICHAEL 1. SCHROEDER RICHARD E. S - (Aha -I Ha= May 5, 1993 Mayor and City Council City of Carlsbad 1200 Carlsbad Village Dr. Carlsbad, CA 92008-1989 Re: Mobilehome Park Rent Control To the Honorable Mayor and City Council: This office represents Lanikai Lane Mobile Home Park (I "Park"). The Park is justifiably concerned that the City Carlsbad (the rlCity") is contemplating the enactment i; implementation of nobilehome Park rent control. The Park believc with considerable cause, that rent control for mobilehome parks the City would be detrixental to the City, detrimental to the P; and, ultimately, detrinental to the very residents/tenants 'v believe they will be assisted by rent control. This letter is provided to present our viewpoint and discuss the effects of rent control ordinances which have bc adopted. Further we shall set forth some of the results of stud: which have been undertaken to ascertain whether rent cont~ actually achieves the objectives which its' supporters cont: (including the results of a report to Congress made in September 1991 by the United States Departnent of Housing and Grl Development). These studies virtually unanimously concluded. S in fact, despite the best of intentions, rent control ordinanc are highly inefficient, inequitable and ineffective mechanisms i helping lower-income tenants. We have also taken the liberty enclosing copies of various articles which have be- en written abc the ramifications of rent control ordinances. Mayor and City 8 u ncil May 5, 1993 Page 2 e As more fully set out below, the pernicious effects of re control are many, including but not limited to the facts that: ( rent control reduces the housing supply; (b) rent control penaliz low-income tenants, whose housing deteriorates because owne cannot afford to cover operating expenses and thus may be forced reduce maintenance and services provided; (c) rent control unfair to the providers of housing services, requiring them to be more of the burden of inflation than supermarkets, gas stations a other suppliers of basic needs; (d) rent control reduces t community's tax base and shifts the tax burden to homeowners a businesses; (e) rent control helps the well-off renter, whi discriminating against the poor; (f) rent control is particular disastrous in a recessionary economy; (9) rent control increas homelessness; (h) rent control creates more bureaucracy and. 1: tape, which is very costly; (i) administrative costs to impleme rent control ordinance are almost uniformly higher th anticipated; (j) many rent control ordinances have been subject legal challenges, thus creating costly and destructive litigati battles; and (k) many of the leading rent control "activists" ha publ-icly stated that driving private owners out of the housi business is a more important political goal than immediate aid tenants, thus betraying even the political agenda of those w support rent control. HOUSING SUPPLY REDUCED One major, and perhaps unanticipated, side effect of re control is that it always reduces the supply of housir Government data shows new construction halting, and a loss rental housing stock everywhere rent control is imposed. Priva investors leave the housing market, and only publicly financ housing gets built under rent control. Clearly, it is absur2 postulate that public housing is the way to house the Americ people. I find it diff icalt to believe that the residents Carlsbad are in favor of public housing projects such as exist many major metropolitan areas. The housing shortage could become particularly acuts California because of the tremendous population pressure in c state. California's population is growing twice as fast as in t northeastern states, and the rate of household formation is et State. California housing money is going to Colorado, Texas 2 Arizona -- any place that seems safe from rent control. This not mere speculation, but can be confirmed with any lending bank property investment firn. higher. Because of rent control, housing investment is fleeinq c Mayor and City ancil e May 5, 1993 Page 3 DETERIORATION Another particularly insidious result of rent control is t deterioration of property which results. This is particular ironic, since it occurs most in low-income neighborhoods, thc places which supporters of rent control are supposedly eager help. However, when rent control limits property income, own€ cannot cover their operating expenses. As noted by the U. Department of Housing and Urban Development in its September 1991 report to Congress: "Initially, the tenant may benefit to the full extent of the rent reduction. However, since the landlord can reduce his or her costs by reducing maintenance expenditures, and has the financial incentive to do so, the burden of rent control will be gradually shifted to the tenant, as the quality declines to be consistent with the controlled rent, or as the tenant spends his or her own money to maintain the quality. Thus, - the net benefit transferred to sitting tenants and the net burden remaining on landlords is substantially less than the full measure of the initial tax and transfer. I' This report to Congress concludes that the benefits of rE control, from the tenant's standpoint, are likely to decli steadily over time as the quality of the unit deteriorate Clearly, from the landlord's standpoint, there is the furty negative effect that the value of their property decreases as tl are unable to provide the maintenance and amenities which they 1 previously been able to afford. Courts too, in considering evidence respecting the effects rent control, have extensively noted the severe deterioration b destruction of neighborhoods proximately resulting from the effE of rent controls on landlords. for instance, in Kousina 2 Develomnent Administration v. Community Housina Improvement Prcar (1975) 374 N.Y.S.2d 520, 525, the Court noted that: 11 "There was testimony that rental property is being abandoned at a rate exceeding 30,000 units a year, but the generally agreed-upon number by housing and planning agencies is 30,000. While cities without rent control nay be suffering abandonments, it is clear however that in cities with rent control, housing units are being pushed over the brink and abandoned because of rent control. Housing Mayor and City 9 unci1 0 May 5, 1993 Page 4 units are now regressing from ’stable,’ to ‘deteriorating,’ to ‘dilapidated,’ to ‘vacant, ’ to ‘unsafe, ‘ to ’abandoned, ’ as a result of many factors, the most significant of which is rent control.” FAIRNESS The logic of rent control also works relentlessly against s fair or beneficial redistribution of income. Rent control requir condition, shall subsidize all tenants, also individually differ€ as to their financial resources. Rental property owners are for( to subsidize all tenants -- the needy, the not so needy, and I downright wealthy. that rental property owners, each differinq as to f inanci When rent control is aimed at mobilehome Park spaces, as often the case in California, the unfairness of the wholes; subsidy of renters by owners becomes especially visible. owners of mobilehomes in California are not a depressed i exploited class. Many occupy and own mobilehomes whose value 1 appreciated at a faster rate than the Park owner‘s property. Mi have retirement benefits and incomes tied to increases in the c( of living. In addition, social security benefits are ah routinely raised at the same rate as increases in the Consul Price Index. Some residents do genuinely have trouble making el meet -- but many others are quite well off. r Some mobilehone owners have claimed that relocation costs m; it impossible for them to move to other Parks to avoid space rr increases. But no survey has ever been conducted to document j1 how many owners cannot afford such costs, or whether they are a group more burdened by inflation than other renters. A munici: rent control suggestion creates and involves lengthy discussions rent increases and rental property owner’s finances, but evide about the tenants’ finances is never offered. It is of note t because of one cost factor, the cost of moving, which would aff each individual differently, mobilehome owners as a group ask special rent controls. The imposition of controls on rnobileh Parks has been especially destructive in California. stopped development of the new Parks which were expected to sup at least a tenth of new housing in this state! It Further, rent control penalizes the most careful owners rental property, those who for years have never raised rents rr than necessary to cover costs - These owners, who have provided most housing services to the community at the nost reason2 prices, start out way behind the investor who has for years rai rents each year just as much as he thinks the traffic will bez Mayor and City flhnci.1 0 May 5, 1993 Page 5 The owners of Lanikai Lane pride themselves on the substant amenities and careful maintenance they have been able to provide their Park. They would be unfairly penalized if, due to r control, they would be unable to afford to continue the same h level of maintenance and amenities, and therefore face a declinc the value of their Park. REDUCTION OF TAX BASE Since the adoption of Proposition 13, the tax on prope which is not transferred is increased automatically 2% each ye and thus at first blush it appears the tax base is not affected rent control. But there are essentially two ways in which r control does affect the tax base. First, the tax on res property is based on the sale price of that property. When value of rental property in a jurisdiction is depressed by r control, property tax revenues decrease. Second, potential revenues are lost because there is rarely any new rental hous construction in areas under rent control. Any reduction of IC tax revenues must unfortunately be made up for by increased f for government services, or reductions in those services. The Coalition for Housing, in its report, "Rent Control the Housing Crisis in Southern California," made these findi about the impact of rent control on taxation: "According to Superior Court testimony, the market value of Berkeley's multiple units decreased 25% to 33% after rent control was imposed in 1972. A 1977 study of the effects of rent control New York City states, '[Rent control] directly responsible for the drop in avera market values of controlled buildings froin to 6 tines the annual rent roll in the ear 1960's tc one tines or less today.' This turn form the basis for reductions assessed valuations. in is .9e 5 '1Y in in . . . the market value of Cambridge's rent controlled properties has fallen 40% below that of similar properties in non-rent controlled cities. Mayor and City ? ouncil 0 May 5, 1993 Page 6 In . . . Zerkeley, it was estimated that homeowners in that city would receive a property tax increase of at least 7% shortly after enactment of the law to compensate for the loss in income from reassessed rental properties. It Figures from the District of Columbia Off ice of Real Est; Assessment indicate that after rent control was enacted in 19; while in three years assessments on rental apartments decreas 15%, home assessments increased 90%. In California, under Proposition 13, it is likely that t base losses under rent control will necessitate further cutting locally funded services previously available to the ent. community. At the sane time the tax base is decreasing, lo( government costs will be increased by the administrative and le( costs associated with and caused by rent control administratio] RENT CONTROL ACTUALLY DISCRIMINATES AGAINST THE POOR Proponents of rent control claim that they seek to help poor. In actuality, rent control has helped the well-off rent while discriminating against the poor. United States Sena Thomas Eagleton noted that Ir. . . the sad truth is that r controls -- enacted from the best of motives to protect middle- low-income tenants -- actually work against the very people t were designed to aid. Poor and lower-income residents . . . the primary victims of a system which provides an incentive decay. Affluent [rssidents] typically live in newer structu valued more by owners ad less dependent on timely maintenance Similarly, the i'niversity of Southern California Committsc Banking, Housing and Urban Affairs remarked that ''* e + there i: evidence to show that rent control benefits the poor. Quite contrary, it helps the small, privileged group of lorq-t residents, largely middle class. It The United States Ser Committee Center for the Study of Financial Instituticns observed that "rent c=;ntrol can be expected to perpetuate rac and age discrimination and to frustrate efforts to achieve e< housing. It We hope that the City of Carlsbad can avoid the hard lesr of rent control learne6 elsewhere. As written in The Wall St: Journal on October 16, 1978: Mayor and City @ unci1 0 May 5, 1993 Page 7 I1Los Angeles will learn the rent control lesson the hard way. Construction will plummet, buildings will decay and the true upper pressure on rents will only intensify maintenance, fall behind on their taxes and finally walk away from the buildings. California will be facing an upsurge of abandonments, the rental market will stay as tight as ever . . . But by that time, anyone who could conceivably buy his own home will have done so. There prosperous market in private homes and the controlled, decaying market in rental housing. Unfortunately, the main victims of this object lesson will be low-income city renters, the very people these rent controls are presumably meant to help. I!- ... Marginal landlords cut corners on will be a glaring contrast between the RENT CONTROL AND THE RECESSION Every person and business in this State, in the County of 1 Diego, and in the City of Carlsbad has been hit with the econol problems of the ongoing recession. You, as members of the Board. Supervisors, are acxtely aware that hard choices must be made < that no decision is going to be completely popular. Yet the h( facts are that if money is not available, there must be a reduct in services. Consider the following, reported in Economic rnoui "Analyzing Rent Controll! The Case of Los Angeles" (199 Vol. XXIX, pp. 601-525: "Rent controls left in place too long, as in New York after World War 11, can eventually harm the very people they were intended to help. Despite the popular classroom use of rent controls to illustrate classic price ceilings, rent control is not a price control. Rent control ordinances restrict the revenues a landlord can receive from a particular ~. dwelling. If the controlled landlord undernaintains the unit, the flow of 'housing Mayor and City Rncil e May 5, 1993 Page 8 services" provided will decline, and the reduced rent may eventually be fully offset by a reduction of quality: in the interim, the rent reduction will be divided between a lower price for housing services and a lower quantity of services provided. If landlords undermaintain rent-controlled units, the resulting housing deterioration offsets, in part or entirely, the tenant's seeming rent bargain." The stated goals of rent control ordinances are to prevc exorbitant or excessive rent increases, and to attempt to presez low-cost housing. However, because of the realities of mobilenc Park operation, rent control ordinances do not have the practic effect of furthering either of these goals. While a rent control ordinance may keep space rents low, it an "artificialt1 low, as these artificially low rents do not fur3 the- goal of preserving low-cost housing. As recognized by t Courts and by many rent control jurisdictions, the result artificiallv low space rents is that the purchase Drice of t mobilehome itself is artificially increased, while the Park its€ is stripped of value. tjhile a DrosDective mobilehame Park resid< mav look forward to Davina artificiallv low mace rents under rc control, he is also faced with an artificially inflated Durchi price for the mobilehome itself. What cities and counties with mobilehome Park rent contl frequently fail to recognize are the adverse effects of re control on prospective mobilehome Park residents. A prospect: mobilehome Park resident in a rent control jurisdiction must pay artificially inflated purchase price for the mobilehome. Ti "premiumtt purchase price results from the prospective resident reliance on the rent control ordinance to allow him to pay belc market rate rents into the future. However, the future of any rc control ordinance wnich does not provide "full vacancy deconzrc is uncertain. The resuit is that these cities and counties ar2, effect, exposing mobilehoine purchasers and the taxpayers of 7 county to a significant risk. If the rent control ordinance in 1 "Housing Servicesft is a summary measure of shelt! amenities and convenience provided by a dwelling. X( fornally, it is a composite commodity defined over all ' attributes of a dwelling that a tenant values. Mayor and City Rncil 0 May 5, 1993 Page 9 given jurisdiction is overturned as a result of a lawsuit, or voters reject it after realizing the administrative cost of such ordinance, the mobilehome owner who purchased a higher pric mobilehome will lose money. He will no longer be able to sell t mobilehome at a “premiumI1 because he is no longer selling the riG to reside in a Park subject to below-market rents. Mobilehome Park owners are particularly hard-hit by t recession. Some residents have just packed up their bags E abandoned their homes. Yet, the Park owners‘ “hard costsI1 contir every month for these unrented spaces. Services provided by mobilehome Park owner that are normally associated with the use E occupancy of a mobilehome Park space include repairs, insuranc maintenance, replacement of capital items, painting, light, he; water, laundry facilities and privileges, refuse removal, Parkir security services, recreation facilities, etc. Space rent contemplates inclusion of all monies paid by t restricted by the regulatory effects of a rent control ordinant tenants for these services. However, if the space rent the resulting.-loss of the monies allocated from rental income j maintenance of the living environment will eventually cause significant decline in the condition of the mobilehome Park and I services provided to its residents. Certainly, it is not in the interest of any property owner change or modify the appearance of a property so as 1 potentially, reduce value. No property owner rationally i intentionally seeks to diminish the value of his property. 1 economic realities posed by government over-regulation caus. potential adverse impacts necessitate such analysis. There are more vacancies today in mobilehome Parks than thc have been over the last ten years. Without the ability to keep with inflation, Park owners are finding that they are fall. further and further behind in trying to meet the denands of tnc striving to keep the value of their investment at a reasonal level. residents and the requirenents of state and local laws, vn. The mobilehome ?arks in Carlsbad are generally high-qual mobilehome Parks, which provide many amenities over and above bar housing services. Each and every one of those amenities must maintained and that costs money! The cost of maintaining amenit and paying the yearly property taxes has risen dramatically 0‘ the last several years. In order to continue providing th amenities to the residents, the mobilehome Parks in Carlsbad mu Mayor and City e unci1 Ma; 5, 1993 Page 10 e be allowed to raise rental rates proportionately to cover expenst If the Park owners are limited or prevented in doing so, . residents will surely lose many services and amenities which t: currently en j oy . RENT CONTROL CONTRIBUTES TO HOMELESSNESS The effects of rent control have a direct impact homelessness. In a study conducted by William Tucker, The Exclu Americans: Homelessness and Housina Policies (1990), Washingt ~~ D.C., he stated: ItHousing shortages - and hence homelessness - are ultinately the result of ill-conceived local rent controls. ‘I Tucker’s study concluded that rent control produces homelessness discouraging investment and thereby creating housing scarcity. Supported by Tucker’s research, Senator William Armstr (R-Colo.) in 1988 added an amendment to a homeless assistance b requiring HUD to issue a report addressing the question of how r control laws might cause homelessness. In a similar vein, for Senate Housing Committee co-chairs Alan Cranston (D-Calif.) Alphonse D’Amato (R-N.Y.) originally included a provision in th National Affordable Bousing Act giving HUD the discretion withhold federal funds from cities with rent control, unless t prove that their rent controls are not in fact contributing housing shortages. This provision has since been deleted un However, when passing any future assistance bills, this is certainly will arise and may once again be introduced, ther possibly severely inpacting any assistance funds for cities counties with rent control. This could be a material loss Carlsbad. intense lobbying from pro-rent-control and local control advocat TL- - L,-L COST OF RENT CONTROL Many cities which adopted rent control ordinances have repealed these ordinances for several reasons: (1) the enorm cost of administration of the rent control ordinances; (2) significant monetary cost and further potential exposure for city as a result of lawsuits for damages brought by iriteres parties; (3) increased insurance costs to the city; and (4) beta the existence and enforcement of rent control ordinances less the incentives for merchants of all kinds to establish and oper 0 @ I Mayor and City Council May 5, 1993 Page 11 businesses within the city, which decreases revenues to the ci as well as decreasing employment opportunities (jobs), and availability of products, which negatively impacts social cultural diversity. The potential exposure to Carlsbad, as a result of lawsu for damages brought by interested parties, should not be ignor Recent judicial decisions announced by appellate courts California and in Federal Courts, including the Ninth Circuit Co of Appeals, have generated intense disputes concerning the pres state of the law insofar as the limits and viability of r control for mobilehome Parks. The complicated interrelations between state substantive law, state procedural law, fede substantive law, and federal procedural law all impact u challenges to mobilehome rent control ordinances. The current conflicting case law has created a litigat nLghtmare. The City of Carlsbad would certainly incur m thousands of dollars in attorneys' fees in defending litigat arising out of a rent control ordinance. Further, depending on outcome of future court cases, such rent control may be deterni to be over-regulation constituting a "taking" of the property sub j ect the grand scale, to the City City to substantial monetary damages on a potentia are ultimately passed on to the community by way plus increased insurance costs. Such increased co higher taxes, license fees, etc., thereby further damaging community, which certainly is not fair to the community in th hard economic times. Many local communities, in considering whether to impose r control, have pointed to and relied upon the rent control ordina adopted by the City of Escondido, California. However, a number matters should be considered before adopting such an ordinan First, audits of the City of Escondido have indicated the City spent in excess of half a million dollars in legal fees and cc associated with its rent control ordinance. It might be replied that the United States Supreme Co recently validated the City's rent control ordinance. However, ~ Yee v. Citv of Escondido decision did not have that effe Rather, the United States Supreme Ccurt held onlv that the City Escondido's mobilehome park rent control ordinance did nut cre a phvsical takin2 of the mobilehome park owner's property. court specifically refused to decide, and renanded for furt proceedings, whether the ordinance constitutes a rewlatorv taki Therefore, the validity of the City of Escondido ordinance still not been definitively established and the City has SF almost a million dollars in litigation expenses. It is ironic t those funds, if used to assist the purported beneficiaries of r control, could have provided rental assistance to tenants w >, e 0 Mayor and City Council May 5, 1993 Page 12 actual bona fide need without any of the downside risks and affc of rent control. The City of Escondido experience provides further food thought. The Escondido ordinance provides for criminal penalt. This approach creates further administrative costs and litigat. Additionally, the City of Escondido has actually initiated : criminal charges. The undersigned, in investigating the statu, those charges, understands that all charges to date have 1 dismissed or thrown out by the San Diego courts because of is: such as preenption by state law. The City of Escondido, a: filing such charges, could now face charges of false arrc slander, abuse of process, and other claims which could crc liability for the City and its taxpayers. All of this wit? answer as to whether the ordinance has been, or is being lawfl applied. The experience of the City of Escondido is not unique. Ci. such as Montclair, Colton, Rancho Mirage, and Palm Springs have emerienced litigation concerning rent control ordinances. BAD GOVERNXENT POLICY Research into the results of rent control indicates that i the unanimous, documented position of the nation's lea( authorities on housing that rent control is fundamentally government policy, with serious (and negative) social and econc consequences which are unavoidable. Rent control reduces supply and quality of housing, ultimately increases the cost housing to the whole community while giving benefits to a few, contrary to popular belief , actllally discriminates against the I and increases their problems. Rent control is not an issue of tenants against owners. fact, rent control pits present renters against all future seel against low-income families, favors present renters above 0' homeowners and taxpayers, and puts the desires and economic q' of one special interest group above the other obligations of 1' government. Furthernore, the adoption of rent control undermine local government almost instantly. In just a few WI or months , some California cities have become bogged dokn endless hearings. paperdork ana lawsuits. of housing, sets high and middle-income persons and fani. ALTSXNATIVZS TO REZT CONTROL Economically disadvantaged residents, seniors, disabled an' handicapped residents of mobilehome Parks in Carlsbad and elsew: have several options and opportunities available to them: (1) -~ 0 e Mayor and City Council Page 13 May 5, 1993 can apply for rental subsidy assistance; (2) they can particil in the State LIRA program, which provides for decreased gas electric charges for residents who meet the State's econc guidelines for lower income persons; (3) they can seek assisti from family members; and/or they can take advantage of reason; long term lease options. SuplrplzARY The economy in Carlsbad in particular and San Diego Count] hope that the economy will be in an upturn soon! In the meant: it is unjust that the entire burden of residents' economic prob: should be put on the backs of mobilehome Park owners. Moreover the above discussion of the unfortunate ramifications of I control makes clear, residents too would suffer as the qualit] life declines when current services and maintenance can no lor be afforded. general is not what it could be and what we all desire. We The City of Carlsbad is faced with a tough decision regarc whether or not to institute rent control. But to do anything 6 than allow the free rent market to work would be devastating to Park owners, to the communicy, and eventually to the Park resid6 as well. Park residents often forget an important fact that believe should be called to your attention. The resale value ( resident's mobilehome is directly related to the desirabilitl the Park in which it is located. If the overall quality of community diminishes because of reduced amenities or cut-back: other than essential services and maintenance, then the value the home decreases. We know that is not what the residents WE and we are confident that is not what you want either. The mobilehome Park owner must not be forced to shoulder burdens of society as a whole. In the interest of fairness, City Council should not allow that to occur, but rather should 5 the Park owner confidence in the local government so that the E owners may continue to operate their businesses fairly reasonably. We urge you to seriously consider the situation that the E owner would be placed in if rent control were instituted. In long run, residents will benefit from this equitable decision, their chosen lifestyle can continue and not be diminished. respectfully request that you seriously consider the ramificatic .r \ n e e . Mayor and City Council May 5, 1993 Page 14 and reject the adoption of any proposed rent control ordinance the City of Carlsbad. Very truly yours, HART, KING & COLDREN RSC:GM:wp 30217.004 56754.01 ! A ;. y /(> !f u Robert S. Coldren cc: City Manager V.AII nntrurs on rne tiovern0r.s Understudies L A Ernest0 Ruffo: Mexico's Boris Yeilsln c I A CALI11:;OIRWIIA ~~~~~~ .. .I I' .I :i .c qP, .. , . ,: q : ..$ t *:. : c"0 Q' .. .: ? f .. .I ' . . -)' ,I . ' '.q.!; ,'d. :: I ;. f' i"t I- '1 :- . 1: ._ 3. 1. . I;, ! I,! . . ; .. ': -A . *. - .j';$ *[;: ._ ., .t . ! ,,t.j *I !. :,: .. ".~ "" "- - - - ." C L d Q * . How Rent Conk( Rips Off the Pool A well-intentioned market lnterventlon Is Increasingly seen a3 doing more harm than Paad. " -" Ry Jol~~~thon ifnrsholf IrSr I~I~X' LI(I(:II ~lwsK.lii~crinc N3sh wvc rcxicty. 3nyua?? ArI clJcrly. hcrpccraclcd hlJck wu11.111. hcr gra!irle h3ir pulltd luck. Nlch !tscs in J rathi, ~IIIC hcdrw~m ap.trrtncnr 111 3 iour srcq htlrlJillEin 5.10 I r,lntrectl's 'X'csrcrtl ,\Jdirtorl File nltlrrd ritcrc In IO6F. limp 1ul11rc rhc ~IUISII. Irnpnvcrtrhcd rlricllivlrilc~r~tl rr.trrc;l <III\\Iv ermrllttq. NIW Ah, lt\in~ (Iff ~.ILIII~< &-.tlrcd Irml rlrc 111~rrl 111.1r11'< l111> (ilc lcir ill lq$b. <I:c CWIII< 111 fir c\cr! Iri*:r.ll <rrrct)r!r oi tilt Ilr<cr~:~~c di\LItd h~r K.1rlrtrwc N.I& 15 ,li(,l .I !.~ntIl~uJ. \X'lrll Ittr !-~I\I-IIIJ. .I yc,cl.ll !\,wit r nlw Jt~c.1~c11. dtc rllrlI1.1qyJ lilt Ivrri,Lq .Ilc lic.c it, .\,,<I 111 LI>~,.~I L, I r.lllclvII, 11l.1r Il\\~lrt+ 111.1Lr< Il,,r .1 rrllrlc r.trpct t!f rctlr Ltl~ltrtJ T%rt\i<tc x%lvB W.I,~I 1,r.r rcl clri,<iclirc rite !i\cs txf ~ct~.\ttc>+ rltlt or pvw. l>y IWBIJII~C rcllr5 !ar I.r.l<~w llnrkcr Ic\cl<. S.1st1 jwb\v lczr< 111.11 !IC, tcrlrclllcllr \\1/1 IY !r~1p,lrcir7cJ I*\ I rrc:r ,lrcltII,Tctcc (,I r<tnrred rcxlr5 ,>ti \;c.l11r III,~I<, $\IIX 11 ~X-F Ivi<wr clr! \,trcrF 111 Ncnrcrrliy:. ?J.lcIl ur.lr~ll rtytrllcr 111c IIII~II~~ 11s Iu1! si^ J11.1rr. .!.:~ni 1111115 nnll ilcr htr<lvd.s IIII~~V incllmc ,7mI .I ;LJY tl1.11 tIc\cr p.11t1 lntlrr rIlJr1 I- 211 IMIII~: <Ire ~III _I lor IIIS~~C \.~~~~~c< .Itlll L.tllllt~lc~~ IlllIlr~ Id $\tr,lt llltrl ltl.lilllE fIIc !vtAIin~ lt.rlut~I,lc tltlrily rllr !.!sf !h !r.~rs. !hrr 11t1tv. ir cs~~~iJ ail ~II 1113 111 VIIIC~ ..All IIIY lcnanr> il.l\c 1y:rcr p~t~s th 111 I r\cr !uti,- illc <.I> F. -: 111s 15 my rcrlrcr1lcIlt. I rttr I ~r.lclc.lilv a11 td my ta\tllp into 11ru lwllJ1tl~ rr!irlK :I> brlrg II tlr to CIJC.- l.X'irlltt~lr rlIc Jlvlxty to r3ix rctltr to ItnrLcr lc\clc, <!IC ,xIil IY <rtxk Illlclcr ri:c nrlv 111c11r13:xc \bi:hth~r<lrl? jess !!IIII $<1.,(1 for illtsr III~~~F rh2c :ncl~dc s ciinlrlp rc~~rn, rrl,~,<~lls n:.l<:cr l~rt!rr~+tll 31111 20 /(1ot 9111~rc 11rlt1g rl\+utlwrtl h.17 \\IIIA~~\<. ('~~n~~.lr~~lc~~.~r!tr~~~lrs~~lhcr I:c~ei.ivuht~d $11 Llr $900 .l t1rorlrh. ;\I1 rti ',\ 111th nlC.1115 ' !h.>r rhc ,,nc ,,r~rr ,*I hcr Sr,niJ~~~s rh.lr $5 "pr, ..,lil !>.I\c 1t1 $131 !~JI '.\.I? :Illrll lhc :ctutllnltLs cilanqc. *,III<~ It) r.lrrlr 2 b.-cJt)r ri.7cc CI'I(CS I~~xI. and I can.[ ~i!t,rJ it,- si:? cotnri.lsn< -I (air prr rll! nlllncy It.lck :i I cJrl'r r.31~ rllc tvt Ih coltre ro ia\c I(J Ict II ~IJY YJCJIN tl:lttl I car1 gr: t:?tn>yil nl',r~cy roCcti1cr: PJ~sh's caw illll<trJrc( nut nnly thc ycrlic CII %(xi.>( ucrcot) yc< hut ais0 rhc Ilmrtrcnclcd CII:ISCIJIICIIC~ oi rcnr c1lr:rrtJ. ,\:I iJc.rli%r:c prtprJrn dcrtpncd t(1 hclp ICI~V in. CtItIIc ~nd rulmtric) CICIICI~S, str:cr rcnt contr111 1181 r~lrcn crcatcs nc:v \ IcrinlT In 115 \\3iic and, crrrlcs argtlc, Illis to yrlt\ldc fur rhc cnrnmrrlllry's Ions rarlgc holrrlng nccds. ?~~?YCI~~~I~~C~KII~IIIF.~~~ i1,ciinq rrncwcd anJ wrrtcrlnlcs ruryrl5tng pr~ltr~c~l dcharcr In rhc &y Arca. SIlppill~ ps: cJch rrthcr urt 1 pJiitic21 Ilulr lirtc, krkclcy ir rwving ro rcl~x i~s lutturiuus!y loqh s)<rcm of rcnanr prtlrcc:itln C\C:I as 5.111 FrJnciscn is r3ktr1q stcps 10 radically srrcngrlrcn its corIrroIs on landlords. In the prncctr. rrtmles are nwlr~ply~ry. In Rcrkclcy. phticlily cclrterc yuppin arc pmcJ against rrrlrRgliq Idxk yrnpctty nwncrs irl a fight otrr prcrptncd raiscs of rlliniltltlrlt tcnral rlrn. At rl1c saI11c rttrlc, hlth Jichard rcnr cr>~~trr~ilcrr rln tltc ikrkclcy ('ity ('trunci1 and land. lcwtjr III 5311 f.rstwix-tl habc ci1allcrlgcd rcllt control Jcc:sit:ns nirh thc S~IIV inq~rntut~lc srratqy: Iawsutts dcnrarldlq plllllic srdics nf rile cn\irclnmcnul cffccn of rcnr incrcsus 111 corlrrds. Rent crlnrrd war-, It1 rhc t\\ocitin will alnlrlsr swcly k JccidcJ .sr rllc h.tllor IYIY, nnr In court. In Bcrkclcy, :I:? Jic Is aircJlly cast. lxr Norcrnbcr. rhc city's hlack yrnl-rny w\:lcrx. \\htl h.I\r sdfcrcd nwsr undcr tlrc IIIIC~IIII~ rrnrti.~rnry rr-prnc. f.llicd narrowly ttl iv111 VII~CI zprro\:l for s\v~~itl~ rcnt incrcavs. Bur &rkclcy \ntcn h,x!c:I :heir LI,IJ<ICI cwccrns and ricctcll a n1tdcrJtc nlslor~ty tt>rl1c rtnt lx~rJ. lllir rutrlrllcr.corllyi).in!: wrh rlrr critit 1)f .in ,7rp.ll totm ruiillgdnlJring that rhc city h.1J :mi.1irl! c!eyti\cJ I.trltllclrJs Id a rc.tsrmJhlc rc:lm OII !!lcrr ~IIICSIIIKIII. tllr ikrlrlcy tcw ho.1rd raircd nlin- i~~~tt~t~~r~~~~~~~~.~i~~t~r~tl~~tJ~~It~~ccir~~sunir~.~lt~~tlthcr~, *, ullw tc1u( 1r.d hrrl hrhi a< low a\ $11 J nronlh. I IIc ~WW r.~~ii~ai < it, ('lrvw~l 11rn crxmrrrrrrrtckcd. lirv rn~rtcn\criIl~ ro Jcfund rhc rut[ IwJrd. rllcll srrirtg it L-r I.~ili~rq 111 pcptc 211 rn\irtmmcrlt.ll itrrr~r; rcprrn rrn IIIC c;frcrs 1.i .I rc:lr in<rcJ<c. 1 h~r suit Jucrn'r sir ~cil nirh 1)~titI lh!tlct~, ch.1irmart td rhc rcnr hnrd. 'I find :)IC -iuh 11cmcm .liwhrrl) dicpllsrlrlg.- ire ~7)s. 'hr J ~ITC N!ICII 114 mc I4rlC ptivltwil ill IIIC ribcr, Ihc 1nayor JIIJ COIIIKII think c~~~irrlclnyr~t:I 1.1jvs arc dcrigrlcd rrl impw rklr ea~t21 \rr\\s .tg.linsr thc rnlplc(1f krkcfcy. 11.s J :lc:1wd~~ll~ aivlw t1l rtlc IJ\V It's also a Itmatic pl<irirlll 111 r.11~. 's\'crc it 111 prcv~~l. thc ciry w~n~ld hc <t~!livl:~ IrwiI ;II thc !IcJrr. li\ct) rw:c )IIU raise a IJX ur r~rc !I!II \\[utid!~a\c rcl IJc a11 FIR. (;o\crrInlcnr \vot~ld CL!IIlC [<I 1 fl.Il1. 00- I.tln3ric rlr I:OI, rltc spK:cr nI \~CJIIC~ cnntrds irl S;ln Fr3ncisc11 incpircJslrtlll.lr lirigatit,n.1S.lirlst rIr;lr city from tlr ,lrywrc cxnp: l.~t~~ilt~rJs. lhy lost rhcir cnun khi!~!!~: iii .AL'$,Jsl :in ulwh the)- hd sc)ugilr to otw- /:,rn ::::I ccwtr[,l t?tJtrl.rllccc I\ ith thc ~tmc FIR Jclllandl. 2nd :rc :>l>\v rnnrlltlF: 311 rllclr htllYr r!n bearing rhc new <,rtittul:cc in 1i:c >:~nct~~tyr V[IIC. OIIC aruxiari~~n ol 111(1111 ~:lli ?(IF lmll(~rd\ 11~ alrc~J! niuJ I\(Nu.M!4 fa :>1n a 511sc hxx IU dtxlr c;nlplgrt ;2,1tnsr vacancy con. fro/<. Antl!hcr. r:chcr co.1Iirit111 ul tc~Ic~t.ltciIlrcrcsts~~rt~s IO rarsc 3 mtillrm c!til.rr5 and 113s htrcd IIIIICJ p~itrrol c(lll<lil!Jtlt I :I~I~I~II Rc:ily. lhcy i;tt 211 ~p111il b3t:lc. X puldic l>pIttlon p'il ~IIIIJIICCJ !,IC :Ac 5.1" tra~c~scn ('hruuacic In Lrc :\ugrl(r h\\cd 6 I .x:ccnt of rcgts~crcJ >txcrs iJ\orcJ Ihc ~IrJIrurlcc. i i:c ~lrlli~rlr~ oi rcm cot1rr01. u hlch in onc form or anofi~cr mnv CIILC:~ ~IMHII a q113ncr oi all II~IIU in (~2~1~1~:7i2. is :lo s:l.'~rlsc: fI pr~rrr~~ur a .?oh!n I Icxd.ltkc rcd~str~k~~:rwt nl u:~lt!~ (rr,rn rhc fc..u ro rhc rnJny. \I:ltnr!rlcr in 2 J:::twrJcy 61tJ rhac h-rd IO rniS1, p3r. r1c:Ari: *hen r21:icicd hy splrallng ;.nccs. The ctmbinJ~iun (~f rap4 huuslng inflation and Proyurtti~m 1.1 IJX cw t:qcrcL la\\ s in tlrc LIC 1970s. rll1rcs ?t'cr mtsr 3r (It:i A. "Xlw1 thc cicxrw 11 in 1978, Ihcrc n~s an CT+I Jarv;. rhar Ipc<>pr~y 13x1 u\zr>gs tcn3ttts. I~onorn:srs slid rhJr UII dd 1rt1(. Ylru nrigllr ITXC tcor comr who YW Illat rtlclr I.lntiiordr nl prcirrllccd p3ss ti1rt1llCil tillin'l hJ{ Ody a hJrdlul ol (:3111onl1a and Sanra hl~mic~. hrnvc\.cr. it111 urlirsasSanFralK-isc.clisntl\\.c~lnc rcrigncd rn 1rl1dcr3rc rcllr corltrt Lxrn of rrgu1.111t111. FCIIIIOII~I~I< cxpns aico \vxutlf Jirc CCW.C~~IIC s~~yprcrstc~n of tltvn1.11 Irl.trlcr i,,, unrrr. drl~ptJ.~rcJ I~IIIIF~II~, p)st( ycllplc 10 :tv)\c .rnJ JII 111tf.11r it, Ilrcrcs. As ..- +c fmlolls. S!\cdlcil __ IIK _. I irldlxck oncc n!!cJ. ;Fc\l !It I sccritr rn nl~r~yc~xs IO iu rilc :IKI< far L&Lm for Astr~~~irq ~1t:cc.- cmuttutr (11 (liar city's tt1tIcIl 01 tradtriorlal 1<owvuic rlrcor! (jars ". . .. . .. .-... ..__ - - - " ikric!cy r;hi crrrltrlll JLtt\ l<I > rd1w. 'Ihrfr is 1111 lrrc twh I srricr nwiq h=e, p.rrncr~i.~rll 111 ! l.rmciw~1 atrJ Hrriclc): \\lttll~ \OU rhc p~puIationdr~\\n. (;i\cn lil.lt > Nash's E= iflustrat the perfls of socld s but alsa the unintended of rent cmtr cmsrrvcricrn ttl ~I~ISIIIS. 111 rx7e.r ftmmitul is ridiculous. i t11:1q yr: Ic\cIs wiln'r hrillg ln rwv sLrT+v, tcc:irln [of rcn~nrrj 1x1 rhc <!c:::.~t:d Zulnng rcguhtions. Itlcicli hr- yard' rrcsrurcr JSJIII~~ rlc..v k:>r;::r' ins prices c~cr IIpJrJ. 3111 :rn: ~:II. c\en \vorx. WiIh rcnrs Itx.Lcj 2s i Ixdlorlir uhc!wccr plccrhlc GI 111:! lc3~tn~r~~rc~\\1t~~i~,,t~:~~.t1t~:5.~ figures fur ?!rkc!c!. '.rhr.re 5::~: kcn in cifcct SII:~~ 1973, si:t>\v rcntcr txcupicd ~CIIISIII~ rtnlls :n ?*c krucrn 1490 2nd 14YU. a ~rrcd wcrc IJJIII,~ ncw zpJnrllc1trs. :.! s havc C~I Sal1 Franclxo 24,I;;W ::It: Caitiqrnia hcnmnp, t)ifac rcF:r[S :I <I( a11 uttrrs ilrrntcrly Jv.11i.l!~!: :ti r:t ro curnlmlrc cvcr prc~tcr c!lst.:c':, ctrtes. TI) ~hc s~~urh, SJl1r.r 5:om.J t significznr !osscs oi rcnr.ll uwk. Although rcnr conrroi 1~u.s CYCT: crs arc nut rushing tu lxcr Ihc Jcn I! """_ -- ~" ._.""" "_""" - - -"" - _. - c Po (?a r > * 0 c rb Qa 4 01 TO5tH IYiI C4LIP*D8lA m ml.ulLle .- . . .---.- " -.- .- -. . """_. -. . aware rhs Ncw lilrk (yity, \I 1lis.h tlrigirully cxcunprcJ w\v cwwru.~itm. C~IJII~I~ 11% rrllcr rctruuctivciy. 'A, IIHIR JS the Iul.lcrcc II~ vruiclg pwcr 1, hcJvliy \vciglltcd in fwx oi runIcrr.I &I) I SJII Fr.ux.rrtr ~I~II~JJIIIL. hoc~r- i~g JLI~WI H/c-l?.7d /)CVIW, -JffIttnc it! his right rnrnll is pill): to Iravc IO Jllticiparc tllc pl\sihihty that an ilrveu- nlznt rwy lw ~otttrc~lIcJ JII~ it, u.rluc Jtilinc.' I[ Jsrur't tAc 2 tL<ttrr.uc ill td1.ttt pcJuy ttr wc tllr ~luterit~ratic~l~ it, Ikrkclcy', htw>iltK. AnJ whllc thc chiplrrl plwt is p~lp~l~lc, tile >~rl~wd ncgligclxc Itkcty prrwrs Itulgur wrln IwJrA. Ilcrtrr Iuvr Ixrtl >IIII- pmseJ %I IIIII~ drat IIWII~TS haw hd no iru.cnti\c to keep up tIIc1r wits. according IO Drydcn. Although Iandlords cJn p~iric~n fc,r a p~~r.throt~gh of ctntr for mrilrr impnrvcwcnts, stah irlvcwmclttr cxn tknl no rcrurn~tail~nJcould~~crhcn~i~rrorroohlr..'Thch~~rror lhw rhc lxurd findmg an cxCItx 10 I~~tucr he (c110,. BryJcn up. lidJy, he aJdj. -u hJt rh-ayxr nly thiulillg is \vJlLing p.w cntpt); YxJttr and I)urllcd.out unirs. Reckclcy h~r lxctnnc J city with 1111111clc~s on (he urcct) and VJCAII~ wits in IIIC huilJiry$ Rcm wptvw~tm II.I\ Jr1\crl rcrtt.ll prtrys'ny vdllo iu UI)~ \VJ$ wmww pliliocling lhr 3 pss.rhrmgh/ ~nd thcir xif.intcrrw. hue udcr the IJhrutiln thrr they \wrc rc,pwrJlrlp to a 'htruriog cri,is,*tllib lxhq Ius h~d 111c p;n.crr cfk1 ol irlrticuticnullliltg the pr<tllkm it tB rttpprd to wllvc ad JC~~~LIIII~ intrrc>l [III(\~ IIMI(C approptiate altcmaks.. Lma hltmka hJr crpcricnccd J silltilx Ired. hlwc thJn J JccaJC. of rtrkl rat rtulrrrJ ha outk J tIl;hl ~IUS~II~ ~wrka ncn tighccr, Ict~g~l~cIung tlrc IIIWK\ III ptrcctitid ~c!i~nls and givitlg ImJk~rJ~ rlhbrc IIIX~*I~I% Io YITII Jtllucnt, Lhtllllclr couplo. Ahcr tndy J iw ycm. onc ciry plJllrting dcparrnwrtr rrprn mtcJ: - I kre 11.1s lxcn a ignifiirnr rcJuctiutr tn tls arJiIAllay tJ ;tw housing urd to low- and dratc-inrtrnx pt~plc.' RCIH corarol in San Frmcixo is jus 3s irdixrintilute in whsidiring affluent tenants. AcrorJrng ttr jtr BrJ\o, rn mlnrcy JnJ praidcnt of rhc Srn 1.'rJaiix.o Aplrr. mcnc Asw.zizcion,wh;ch rcprcx.~rr,i~~~cy.n~le:rrr o\vn~r,~ .wwc rsnts are w low rhJt aplnmcnt, xc nuintJntcJ by pc~ple whodon't livc hcrcrtlyrlnlred I\IIIIII~IIICI~~ as 2 picJ.a.tcrrc. I know a wry ,twdttl IJsqcr, wtth Jn incooIc in the six-figurc range, \\ho>u11 11.h rh L~IIIC unrr he lived in siwe IJW ~ihra~l J~J lup SL5iI J Irumrll 6sr war IxJrcmnn.. .. Rcrltky tar Irc.lcrw 11111rsd wghhw- ~~~~~~rr~~I~r~~~~~~,~~~~r~~~~~l~~~.~t) ctltnr. naqlr )111\1-, III prtqx~r) ,111.1 tr.Irr\kr tll.lr V~IJI ~~~.cIII\. A!l.ld 51. rc~~t~~~~~~r~~li,rrJJl.t~~r.~l~l~~,~>.~t~~(. BcrLcky. c=tw1.1ttr that 11). 1t)tli), IW iIr I~xc). lr.5 irtlrlii r1ut I~C \cry h~J~hk JCIIICS tlu rq rc\ww IO shcltcr Irr howless. 7 hcx cllt,r> \\crc tltr( tIt1I~wnttw hy rcw w11tr1111,m. ( IIIT rr,lc( pl). K~.IIIII,- Jrprtd; ->trurpm r,.rlt L~III- raJ 111 !krLLlcy'> yu111.11r~'~ rc.11 "x. 'rtc r1Lrrltt ntllrl4 grc.111) ,111 IIIC .IIIIC uf rt~l1l.d proptr). \III.~ 4,tlwr ~ll\.llc \1\\11c1, \\t>lll,l 1- 1,11111'1) It, 51) tlw 1vt)pIl) 111 W\II ,181 ttIII.t\tnr ~t 1iraqwty .I( I~IIN IILIIL'C Im.c'L r AiJ wI.rrIrb III LIII~U~III~ 111e \wqv lJ\t', 111.11 ,,llll.l ll.l\<. *111'~2111L~..1 p811. J~III, \4h1 \IIIIII~J IIV t1i.d cllt.rtr bd krLtky 3~111 hJvc i6lrp)tlt $ 1114 11111- pr&y dc5lgllcJ IIJ nlJLc ~ltlll~llll; .I;. &J ;I\ ti>< r>x.l l'J?iL. -1111. ('II~; lik (IIIILIIL., 111c LII) LUJIIIJ lu:t.l~.~>c .ny 111<4myw.tt1tc <nvwrJ~lp." .<>rll tlxl!. pl.lLc it1 Ncrv \'.erk tty, tilt. gr~rttl,l.dJy 111 rcut L~~II ,Ilrcl trrrn. i .rlt.ilonrti. I\,I\C .sfuw mtxl t1nuc tI\.ttl ~I)~~(I~~I~II~~~~~~I~J~~I~ Ilr\ III 111c Lit!', c~t~~l~cr~~r,lr,.~il~ IIWL! I J~~Iur!!!ltmr td 1 IIIII\III~ l'rn. 11t11 11.n~ ~IIC~' IxelI r.lltn s>\tr hy <ty ,lc.ti,rr. .I\~III~~III~ III \\IIII.IIII FWI) l111\ Jlllk't>> Ill Illllllliljl.ll "~J1111Il J1111 ~~t~t~~~~~llhlll~ lll.lll) <It ,L,.r. .! ~<\v \'L>~I. .axu~>.wlr) <mu *l\lll~. l(.t~c caBtBrrtJ Jdvtlc.ttt~of;c.n p*r- JY tlrc rtruw!c .I\ .I ftmn of ~l.rls 2rfJr.i Iw\vccIl ~rwly 11.t\r, JwI .. rrvlrlg IIJWIIIML Ihrr rent cor1tr1tI ~Lcs 110 Ji,tirltlirllt Iwwcct~ rich *1 px~r tcnarlts or IJI~JIII~Js. III J Hdhdn4 Harh rlrugg3.l ud urd lo UD~. hw comfoctath r*tlr*mant n hnddy. How it couU ail is up 1. rot.& cly pdhhcJ in IYL(7, Ikvinr. the San Fr.lncixco Tenants arc <&en richcr than rhcir \an&rch, whn IVKI. CIHKIUJT~ t1ur rcnl ccllrtrol ovcnvhclttrilrgly may k itntnigrancr unrggling fuc 2 ftxxhcrld or rnirccs -c.fltcd Ikrltclry's nritllilc- :~ral trppx.nliJJlc-cl~~r trying 10 square fixcd rcrltr with thc ririrlgctnc dlivi~lg. wt5, rtlln;JitillE their CIW~IIIII~~~~~IIL Jurt nvtt ICJ~ A 1984 survey ol krkcky IaruilcdsrhowJ 54 prcerrf Ikr, khifkduwr, tiw Ik~Lcky cc~nrrui d&ftutc, wcrc ovcr 60 yc~n d rgc, a third wcrc nu~ulricy and 26 rtvJ IO lkrkclcy'z f.mocrs -gtwrnw gha111' as J pr.rccrlc haJ ilurmws under SZOJWI a ycrc IIwir plight .lurr {If tcn.Inr cnriclltlwlt. 51 the ncxt tinlc ytlu IIIOVCJ rhc ulrra.lilrral sate Scn. Nidc Pcrris. l>-O~k- KhtmJ N.llr~lllntfKT.xdJni\h orJ Im-lquirc grilled IJII~, to rcmark in 1986: 'M:r rcrlt u.utu.d,liu~p HI uho11. (1; ytlu'rc IIII~ \hclppic\g ~t ytxrr f.wontc prnsd ~!~id.dld~., himy uf 11bx 11m:4-- v Age u.llcll.ltJ ultwr, bCsr rwt wntr~4," he tdd p~p lm$wds arc FIK, and thq lire ill k+r.- :&y A!td~ly. with IIIII~IC IIIII~ ~.IRI~ it1 check. U'hJt Krarkl rnw 1111 nuny IJdL& is hJviltstt> py I... 8. I 3 19 _a. II . c.- .L :- . .- .rn:..:..- .L ___.._ L r..- . . ___ .______ ____ tJrltiniatcrtrlg rctu concrd i-. ~IIII~IIUIII~ I ulLd tnvotlgsium JIIJ lengthy Itrqpticl tfvrLcky'? rcnr hrJ Mw.3 !!!I!II I I L J ! J!\N J usit. II~~~IUI $1 n~rm,i~t 138~. II1IiJt.r qwcnt, Ln Francisa's rcTG tinu- ab IIIJII~ unitr hr OIU' third the nlcr~ l~\p~r~.~~.~~~)r~~idcrJci~~r~x, hitthlu.ll( Id SJ1, Ir.miwr', Icdirlg ICIIJII~ .wtt>r> Jlccnl.ltivr to thc VXJIIIJ Lmtrul orJIwr hclpcrl qnlllwr. SJI~ FrasKlx$r'>rigl)t I~CIU> ~III the y~w-c~c IMI 111rv- JIIJ I1I~dcrrl~c.i~ hc up With vxawy ct~ntrol \ve Jrc (r thc wc~k of Jiftudihlc hwiing. \\hiLh uwIwurInv A p~plc ntuw (1111 'I( wit>.* SJII Ft.uai.xcl*s orJiluncr, unlilc krl "" "_ ~JIII.I~II~J,JII i~~rc~~dup~~~ i~ pxctlt c J) t~ll A itwcJw rhc Ldld t\~x enri to the prcvwus rcnmt hut JiJ ntx. -Ow IN tJir JIIJ hJr tAcn inro J~CIIIIIII the p~nrt LrdltlrJ> h~vc raixJ.' Ottxrhcr~ >J) L. Buc IJnJltlrJ~ \rhoJrcsrdl rcmirlg I\VII. flu S I110 J IIII~IIII Jrc uttinlprcsd hy tile II'II~> J Lw Jtv~r thd1.m J tn.wrlr \\iw k.Ive. A>b. J,h. rlrc i\d,I,y \~ll~lLlll I ~Aw\tJ; -It )IW baric rwt, wcr IIIIK II \\dl 111 ttw LUIS IIIII IIJW rlrt s.mlc tit...tI ~JII~ILIIJ> sly rl~q \\ill tr) rrl JI'~ IImmgh hir Iu<:LAHA> ro Iqy+" \. I~UM I I)IIII, J ~~IIIIIII~CIII SJII 1.I~11ctr hunw prcsi.lctlt 14 rlur iir); ~CIII hu ~CIUIII, IIIJ~ cd up p~pg hlr ~J>I IIII~ IJIIJIIICJ> IV~IIIIJ tsllcr\vix. hJ\c lmm \J~JII~ UIIIIS tu rturLct Icvul>. I hc tc, hmlr lwq~lc hsc~~'~ fig~rrd IIII~ is [It2 JII*J\\CII 111 11~5, tllrlwgll LJ~IIIJI lrllprttvt IILCJ rwc rtwi,c\tclaN plltt, IIC\Y pItm1k 111 rhc \)A>[, Ilillj. I! 1r1 I j p;"u\t 111 LIIIIO BIII \rhrtl J gtrylt.,mls tlut IIC Lm111t r.11 WJ) tat r.rlr rwt-.. I IC ttlll \tlJ.lrId) JI~L 1IlrlnI):h e.qd ~wpt~ncll~vlll~ IrtjrIl Ill' in<rcdx lu4 ,111 IIu,, IXC~IZX. 'A IIIC 11~1 \.l..lllI J~l.ll'll1c'll'. llc llll\v I> ~lllll~ tll I' F\l~lllg I<ll.llllr \\I11 py IlIltlll~11 tlk. 111, A, 111 JllCllI.,~l~<~ 14, \.l&.lIlL} ,1~1111111 prrp~.'JIq 1k\111c. h.111 I~'r.1tt~~~.t~~tc.~l iw -11, \\cdl .I~,,III .I ~rtw,.rcLcqm I. IJtKCl'Il \ll~~l~~l~\ 111 )I< Ill 111, Irlll) II$Cci), \t~hdtc>. -1'c1q>k \\.IIII~~ L/uJ~I~} II.I,c.L] II I~~I~~I.~~I~J\Y~\~~II~IJ~IIII~IJI~~~II~~III~III ihrtwgh rcul ctmtr(J. ~\III.II I, IIIJ1xrrtu 1111t 5.111 I.r.tIrLrxis \II(CIL rcic\tcJ MI, I'1x.j by J tl\.qw srr.nsr 11~.11~ 1 1. \ p rxldcS Io IV\I.II r11.11 ~nwl~t 1x01 cc~u&d writ wp+) -,I&, rdsuut, 1'0 1x1' J 1111trt 1111 \\ IIIJI.III, 11s I.dl<lrJ~. It [t IllJrkcl rlllllrt,l\ Ill\C \llI\cll fclll! ~h~ite~~h~~lc~~~~~l~,,~~l~~~~~~~~l~.~~~~~~l~ ;1LG.,l 111 la,,. Illlll,. i.ulrrr tf,.Ll, \..>!3#t% % ~~\v~rcr~~\h~~rc~~r>~~.~.~~t~tt~c~~ IIIIIII~~JI~ 11 ccufJ gr<..lttdGstt 11x 1~1xtmt1t14)- IwrJc hll brJlhl>r(l ~IIIIIJ >lJlI 11) I<);.lll/llll; I"'X'IS. 511 IlUI ,lcucl'I,IlI~IIt &,I ,It\\' 11tu \vcndJ m~ require the IISIIJI mm~h III hcxings. JppJI, JIIJ lqpl IIJII~>. AII prorurcfrcwnIH~i>y~1~1R~~\\11~1,it~tll~ hottuxui PrLwrvJtion, hrve prcvaikd t rellucc allclwahlc blcning dcnsitiq tv :ban ZM.otx) prccnrid unirr across the By Jrivillg up cogs 2nd wangling wppl hJs nu& a nvkkcry trlirs puhli town tblc hcutsing. Of murw. chmgitlg such rl-gulrilr~~s KrcJtcr irrrcrcrr it1 w~lving hou,itIg 111 plxxirlg tugalid piiricJl group. B1 to tluwcqJuirxklcrs, with hwh srq-qrl) Jc~tu~d-rib lwkcuu~tr~~ls,ciry gmxrltr log hJvlr. 011 tctunrrd l~nJl~~rJ> aliL ._ JI IlIC Wry IlllW ~IllCrkJIlS JfC 3ppl.lllJ :...I. .e.... : ., 1 I..: ...... ;.I.-..: -....... 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IC: 2: s2 Zrn = v <u ==a uzzii C'" - -;z*gz> - -T 2 ZFi ; E'"- n' -=: -0 8 %$. .; == 5- + 2: = E-FLu g=< 2 7gg2-7:?z:c - 7 - - ,n 7~ $2 c$z 2 %?%%s " -7 n -0 -C, 2- c _. -. -- p: ;.x n -. 9 ~ 2: ZZ? =.%E.? zs .'= - 7r.n -0 =*- Qr2.7zzzF zzg& 5 2 z 5 ; 7g-m ~ -r. = * - >Lr=. s. - -e- - .n 22 -," -__ r. -c -.- -.- c c-Lz-2?=+ n-FS2-n c -c "V .. - 5 2 ==:n = =-= 2.; z r- : E ; ry= -2:: 5,- ='= xx qE - - n z I--= c; 0 z = - a c, c - - c: 75; t&g; z 5.c e C' c : i"--c"o -. - - k='=.- ""5 7 - ~ ~ = rz> 5 =T:rr.; s;vr.- = r. ;- E? ;.-I - S5HZG,, zc-$r::;;=- "P .-20 - =.= - " - c=--. - d -5 " a e*- -r. 2 2 I: ::* = zd5.- cx : 2r.Z r. 2. = = C cc=.* - -. r: $ =. -. 5 LEz -2 = 2.z= z;zg< - - n- -. " :: $ c c gzG F =n 0 2 f g - "F - c6 J -. - 2 .. - - - ..=c0xc ,c - - ==s *a- - - .. - c=c.=c- - r. r. .. - n?Ecz-c= z'c = -- m 2- - - - -=c-=c x-2 % = - -. - r. -. - t.3 r. & 2 "f - -- - r -. e, - 7 -.- -"p. "-c--:, -" +?g?z=-= -6 cy "YZ "x-= -c - m - < v) .: ? - - c ? - > - .-. F r W 2 .C 3 z - n n - c v E " g %I? q > L. CZO' Eg c0c3z,- occgij T? =: 0 - "zq - 0 r? 1 %i CF: C0-q 5 gx- 0 E. 5 6. I? %. =* 1 s- LZ 2 ;gym z Foe*‘' CpEg ,c, -c s L 7 t;s:" K2 - - CL- c. c, ?y 05; 0 -. 0 c. U " 0- - E"5 ' <, z. 0- cr" =I l- c,g u *, Y G 0 t: u I- O 4 i'y 5 $ =icI' * iu 0 3 c3 ?-? 0 tt ?-? 8 w WJ I I L 0 e -0" zr== -c-c "e2 le "-= "7 r=z= 5 =I- -0 :. 2 '4 * " " -. 0 - -. 2 - 72 - ., 8 ; 2 0 -2 ~ =; 5 ;; --e 5 2a ;w 5 g.2 5 z r. c.2 2 z z.? 2 Ilr, I 3 ?"-- r r =' -- - -" - r. z 3 -. <-x -_ - -. - 4" .. -. - == F? = -J - P, - " '% ?.=X = /< E c7 r : 2 + ,s, %==5-2 >e - =2;qc z -.Lg T e TZ - " -. - - ";. ,, - r. I *' .z J -. . - :-=e= - - - %-" - - = 2 ;*r. - f -.- z -. Ye 5 ; ; 2.- I *. - h "5zzzrz,c-C-r. = ;I: 2 ~ r=7 -- -a -1 - a/. .. - - iqc--<zz,,-q,, - e r- -" --"'=T: - A f? -=s x-== c rs 2 z r: ,3z z =e - cz ".. - e=.<=-=-= 3 = z2 5: 2 =; ;.: 2 2 - c x=;-"=---"~=.2 c- -1;3 7 c =g --=. -4- ta=c,-n --2~-=c e =z E$ .zz=$=< z3 7 - . =- =;=?.e= c o in 255'3 ~ 2- cT;;s= - "==-" -e c==c =z:""C y -.z.-e q s 5 = p. ~ f 5 x~:=~r.='= r: 7;"z'?= -8- - 7 " z / p. 2 252 I." z -* - " .. =f;r "c._ 7" I -. c 2- - 4 --! 'a -- - c: 2 sz,\y"-': 2 =: ",?e--"" 3 - - .. - n 0 F?."E -1. : 2 m = 2 = - .rz. G-." "" - - d 2.z = = 75. rx.5 3 " X =:-.. - "- -55 z 5-n = c - z5.r :,z =:e 2 r ,=c==z32- rxzzz -e e ___ r.z:>: T: c 5 -e =? 72. =.e- e?-;= - - -.?SA r. -=z --% -&$ yz Fz -. 1 3. z E." c - n-- -- x Z g%$=.n en s _. -. - - ", -- $ E:" " 2 =-z 5 s 2 - - 5. 7 -c - - ".. -,-e- m- -1 -0- e -" -. -11 --"- -"- -.z - / - .a - - . -. z, " -c< " /? =', r) "";5_= ?$ =,- - - "- "e-"=- 2" - -Y 2=; e7 2.; c: c- * 55 q ='; - -r)n,? m - -.-.O c @ a -13 d -E5.$5 - c n us= e, 2°=-a= 22 22 n = "Z 2 2 :: =z - 2= -o-e=r. c 1 = =e;' E 2 ?z = - - r. 5.z g 2 sz.+: 2 " -3- = -. c - - r. 7 r. - VL " e & T' -7: -& mc .a - e ='= 2 ; -2 (II rl;: - e3 fir; x. E - -; '9 3"- 1 --.- 7" c. 7- .'f --n __ n - -0C.n d = 2 *& ;*- . ". 2 2 Fc z:=; 7- - - :? =F 7 7 -. - " =z,.= -- VI-.-: c v. - 2.- 7 - -. 5: - -.- lr. > -. " .. " - 7;: - e =' - t =. 2 -2 w-T! czr ; 2.: =?=J '4 - -. (A?: 3- -0 - - -. rl. e s. c. -! -. : =. n7S -p.r - $2: - - -. "0 " 52 2;z -. = - -. $1- 3 - 7. 2 L z - ... ... z - - Y %+ " " =r. r. - - -2 -e E", to 3e-Y -. - -. " d -0 =* 2. ;2 2, rl - U " d- .. m- r. -. 3 ',. - "- u -. e e- ,.= ;: = 2 =d7=s 5: - - e; e = 3;.2:T -=,,=3;== 27=c . =~;Y=-c"".mc<.- - Cc;"-22:: :r, ?-;==,~$~ 2.2z ss-..- zG g g2 2 c-z s = c :.=e --- 0 2 7 2 =- -= ,;-. z77 z"GFq : 22 5 3 52 2 2 n -=.5 n~ -.* - - k-c.~~~~ s ;s 6 % 4 c:.-;s 7- =% - -. CI -.a 2.5 y =? 5 313 - 22 y: ;; sz % s 22 5=,-cz=;,7 - 2 0 n =- - c v..r% Fz 5 sz $2- '1 z 2 27-2 ?,g5.- 5 - <: 0; - - -i G"2 r_ - -7 LT, ~ = 5 < 2 1 h;'2 -&A n.- -e " - - &,- - 2' - =" - -; z.5 rc = "55 "0 = - 3-~~--r.~00zf = z rZ 2 7; 3; 7 " 7. $. 2-7" p ;* 1 , e '". c -. -c n-m C = -" __ gr. 5 5= *. h -. 0 " " c r) -=.a - - =3- - na- 7 < -2 5: 2.- = = x r= 'C - '= O-=.J". "ZZ+ 2 w z- 2 -*. ;.: z ? 5= zz = 5 zc 77 -:z 2 =z -.- - 2 c. =.: VI =- -n 2 < E ZY : = 5.5 2 .. z 5.z LE. n - s &r n -r-.) - 20 - - - d - TZ n- .= c = c3 0"" - .-. r. - - " d - "7 - -2 - - z - z-, - "2 ~ n "=e- ,n=2=2 e -IZ7 s E-=. -e-:;: z ?! 5 -;;a=.' . - " 1Yz i; - 2" n+-,: " 2 2.- G z - Fz 2 ", 3 Eg = ?=--n 5 ; 510 c mw " e- ?E::'= LC = - 5 c # 3" - - c' 22" "= - -= c.;.r?,-r - -- =E? g- - - = "= "".e. r."f "-: ZZ% 0 -. v _. E. 2 c L: - = e" ;x e =rz * - c.-v.=r.= -.- - jy =.= =- * - x -- - - - -e - -. - =.r. = - " - - -:---- ., -I v - - < -- d - ~ -. 3 3 -:= 5; 2 gs=5gzgz -- " - -e - - v. - .z - c -. - - ;. 2 $ =.=1':: -< 2 =: = w. .. - - - .. F 2 zv 5 r-7 -_ e -. 2- *" c- " "E 7:: 2 L v CI z ='A =- - - - t- c. c 5.- :e"--/ - r= - -. ". - - I P. - -\- - - - --- - -. TgL" 7 I5 F - -7- -. "c;2=c7 -7 7f" - = =. 0 .* - -=". f. r- E = z :- < e - =z -. - 9- - - v - - -.- - - "- s -E.z =- ; z< =E ; ;'e = - -- - .c. e. - - - -7 -,"ex - .. -- e =. = -= - _. - - - - -- - -- p. I - I+= .; r r r: = -x. =r:z=; " -c = -"" -. .. - rczLZ - r! z "-4 = c ==", c-20- "5- r;= z" z ,. .,"" 2/ .- -cI - -- -- - <;cgz = - *, e - - =.T = =,= $ 5 2- "- Ax z 7-72 E'S; :; -5 FL:=5Cc= 17 " ". -. - 2 5.; = "-: -.- c L " - - 7 - -.- "%--e?. - kc.=- r. -2 c c. - - s rz 5 --r = r. - <= "W. = - - - - 7- "" c- - -?. - - G-;~~~~ :.; ; 2 :: 5 Gc-r.--- 7 - - " -" - - -. - -".: "c"- - - -- -c "" " -, - -.e ? - p. p. ==,.s 2 .z :==y rz LE. -. r.-wF "*. - - - - -. e-- - ** v. - -- - "f 2.5.x - I ?==e *.y $ < -. f z -= --= c -r: - = -. - - r. - <" - -. - - - -." ?. - r.=zr. c. -. - - < -= r. ?VI - = -;e =< I - "22 -e" r.=== - = "= - " -. - - " - , .". 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'?. &.I - BY ~odep d mer ~ncssof~3g~~sgood~- " . :. .. . 3. -. ne- fira &udr of *oubie 34 i<Z. ;'Ge mti bi~ 'a& x fzm Commeh$arx- ligk. ad *- "yl=eZts on by &e siaw-grovr;l~ m Wg 1 Sabllirp ciairu 9e won't hvt lo senrial :or :: to appr a0 & horin in me !om TOT hut 7rcperty m~tp or Ae . .- - . ." ofunhrppyumbikhac-eprk~ kpa~afinsamxe9ecanj~ ~&timTHatmemsthat9e~;:udveia~ kts. lEq' ue mea aht invat b M*& UVC oif the ip nbilitie fcr SS~'~OUB'. t.!mr spzcs mt iacrca~l. imt - - ~m ;orrY. ~t ~LL ~e -.&-hi mnt?l Ae&e trung star.hppnq jmbably ddd M SC&?~. Ilt dlm(nnMw *&?a? !k !napar$xrntmtenandHIenbmc andbmomd~athiigiinwest ineifidentardapemiv hyen a !he gad remi.c~$~~~ adwe!opte*in thekt ?la= mi they 11'~ -4 XLdobile bme pun an Ye 5m fmn *5x 5urie+ juri=dict5msrbcrrthe~Wd -c, hut dm& bosc a& pd has bu . SI spacz~ .*me sore m able 'hrdorr, rprt mts :% 'ai&v1c bLed in maay phxs !or me md 3t *e -1 *a~mc =ore yo& tire w be & hv-g .br t poplrg +t of the poolc for a a& of ,pus, amj nr;.m !hy niddle @s3 &or d- gowrmat ;jmdi&m ~pc h xe ma oppo~aity to y4.I a pad-for ~~~t~~~~~~~..~!~~~~~~oor~ -.._. ~ , * .. ~ &* -daw iigw takemu. * fe !tCg k larw me Rtid ma ~~~5q~~~~ . OiIma ncsecilat*errihatedmkdtizt F 9! **sgM h a spaem Yaaruihblaformprofittbbraa 3xbde kz-2 pd Laah emw iE- baPe~~~to~~.~a'a$pplement~x- pcv 2sC of '2% 'Jad Cit!llm Ue.ah0 hl - s.ty too +rcat and icpfuily (le. Ugh rhes or sh~ppiq mm) mmtxo5er:OmS)~td hger- 337 dldd *& awnr d a 3 ;a? Ae JZ~ ,lt aed d* mobitebmc~~~n~il.~-i~rL'BteStof~IlPaIt ?De ix- x Jep&am mge k 3 - bk 2pp%& 3 Lni7 idesi d+m ~.LI L "MJ-.~ ~~!=ralzjemnbcd~d~ agm bpc to nrnggl~ ~~-roa& t,e "Fi;"Z'a -t ai ou . . .a . -." . - . . . ; , . . J :""-.":.& ..f"L t - ~ -. " . . . -. ._ . .. -. . . ... - :. . .- . - " - . - .>. r-- I" !&e.*-* ' : w..?J * I. .Timar .y?y Msr,r: ,ongtr-icm ast d 2Vtq 'rtaixel -* Cdably 5e .23t .'be 31 jmhc$t Tb tom w. 5 mu 3-z 5t I? bolza 'be . " hFPb m ir Til k Xt Sur ,mple cf :sr&. ," 325e-r%aL *e m Til zd LS isr k+ VGfi CX 71 : te ma ;i :$I I &e=L9,X ! 7Jerh 2: j xarie2gw . ,-. . . . . ." . _, ._ . . . . - . . . . - - . . . . . . - . -. . , . -. " . . . . . _." - . - - - . - " - .. . ~- - &.="L (@ b 1 3 ? < ”. .. - . .. I . . .:, . - . ... I I. =--.:.-.I” . ncric3y ’ir -.?=2r 1:. -9s: . . ,. -. b 1- TEE ~0fiYiG~E A FSEEWhi NE;NSFAFE.=i I - 1 I R. Cavid Yhreshle. Suclmer “There is no Greater -” K.E. Grubbs Jr.. ecitmal 2nc cmmerrrarJ Clrec!or N. CMstian Anderson. ewcr W stucidity or meanness than to and VIC-D pos:aenc ” .- ._ take uniicrrnity Icr an ideal.” rn I. George Santayana i “. -;,;:r- 1 ’. T-: R.C. Hales. cs-cuclisaer 1935-rc;a C.H. Holies. cs-oubjisher 1935- ; 9;; Harri Sclies. cs-puclisner I 975- 7 ~7; iL.11. EDITORIALS .- _. - .- :. -.. -.. A lesson in-Laguna L T he vote against mobile-home rent con- trol in Laguna Be3ch. generaily con- sidered the most “:icer3l” (whatever that much-abused word n:ght mean these days! c:ty in Orar,ge County, could ser.;e as a reminder that rent controis are se!dom as popuix monc voters as among e!ec!ed oifi- c:aIs and Sureaucxrs. Perhaps rhar’s be- cause. when the issues are aired openl:vv, m3ny people can “ee that ~ilcst economic controis benefit maini:f small interest- groups rarher than the pubiic at large or low- income peclpie. .. ing that opponents. Tiancod Sypeedy own- ers of mobile-home parks, “bought” the e!ection with massiw contributions. And it is trcle that opponents of Lfeasure A spent about S~6O,ooO, while propofients spent about SZ,CoO, most of :hat money cornkg from individual contributions. But while money is unquestionabiy impor- tant in e!ec5ons, it is hard!y decisive. Or- ange County voters twice rejec:ed sales-tax- for-transportation measures despite propo- nents outspending opponents in the 1CU-to-i neighborhood. Caliicxia’s ?roposirion 13 passed in IgX despite heavy Es:abLshmen: spending against it; in 1988 ?yoposition IO: passed despite hea.;*y insnrzcce campany spending against it or i:: favcr of aitcma- rives. In a recent stud:; for :he ?,exon Fmnda- tion. LC Davis econcr.isr Thornas r,sz!ec? noted :hat rent contrcl in Caiiiornia has oni:: c3mc abocr a fe*:; times ;kr3cgh 3 */ore of :he pcopit.. and onl;,? tvhcrc 2 v3s: zxjor:t:: ol rhc ’;o:~‘Ts xere renters. 2en: cxtroi is 21- most ai:va::s inposec 01; ciyr csunciis or other go:ernnen: agencies. SacIiei b:: a somerimes smai! jtlr Toiitic2i!y ac:i:.e and vocal coalition of pcopic :vho sand to bcnefi: direcrl;; from :he trsnsitr ci :vea!:h the con- trois inandate. Interesting!::, ai.Euent rent- ers are xare likeiy to suyporr rent controis th2R ’o.-;c‘r.incorne :cr?:ers. .. L.-~y;:~~.<l siLsz:l;; ,If :i:c rni:-cr<.*-. IC.. OE Supponers of controls are‘dready claim- - .- .* 11 ... ’ San Diego Law Schcoi, author or‘ the IS book. Land L‘se %‘ithour Zoning, points c that even zoning - ,,vvhich seems as natu~ as :he sun coning up in [he nonir,:: :o mc Caiiiomians - has beon voted dowr. :he f( times in histor:: (in iiousron and in a fc smaller cities in Texas) ir has been subm ced ro rhe voters. It wouid be unwieidy and a litrle fxghte ing to submit each arrd every regulation especially in noaern tirzes - to a refere dum ai the Feopie. But e.xpe,; Pence see.m suggest that vhen the issues are aired in ti .rough-and-tumble of an election campaig -voters in general areless e3amored of eiab rate conrrois over their lives than are acli cians and special-interest groups that 5en fit from controls. Is it too muck to hope that :he lesson of tl vote in Laguna will be a lirde more moder rion and restraint - in Laguna and e!s where - by e!ec:ed officials Tempted !a i:: pose more conrrok on our lives? ”- - \ i i L 0 Fa .o Q m i;/ ,.' " .~ .. , co Q. Mea@. 2 A defeat msy shift power + in Laguna '. By Harrison Fletcher The Oranse Counry Reqis:er L;ICUSX BE.ACX - C'onstna- tire Iecldcrs Li'ednesday herddtl:! the narrow defeat oi' mobiie-home rent iontrol as the beginning oi a new move to unseat Laguna's iib- era1 establistlment. "There's more than one voicr in chi3r~i a leader of :he Log Cabin Club. an organization of Repubii- can homosexuals. Residents rejected mobile-home rent control by 761 votes Tuesday. The defeat was rhe Fiirh in seven vears for mobife-home rent conrroi in Orange County. . "This says that governments and tenants hexer look rwice at rent control," said Vickie Talley. esecxtive direcror of the IIsnuiac- xred Housing Educational Trust. an Orange County lobbying group. Nerchants. architects. real es- :ate agents. builders and norrh La- gsna conser:'atives - who long have been overpowered by ensi- ronmental and liberal civic groups - said the:, hope 10 carry the mo- campaign ro property-rights issues t such as the city's stringent design- review process. Homeowners have complained about Design Re:-ie?'r Board decisions regulating every- thing From landscaping to the color of houses. "We've gradually had OCT prop- er:;: rignrs nibbird awaj:." said Chris ;\.bel. xhose Architrcrs Gui!d has fought the ciiy's design-ret:ie!c process. "i!'e're saying we wani those rights back. This couid haw a big effect on the Xovernber (City Council) elections." \ Bur City Council menlbrrs and ci:ic leaders are skeptical. "The!; don': have grass-roots .jappor:. R<nt control *.VSS a jing!tt rsr:: of ih~ Village La;una c:":c: group. **I don': think much wii change." the city now." said Frank Riz- e mentum of the anti-cent-control issue," snid Eetsy ,Jenkins, S~CK- .. - 0 .... I' _i ; 1 I j I I I 1 L 1 e 0 . B8 The Crance County FieCpsier Tuesday, November 19, 1’391 - - i THE ~OeR‘TIGsE~CeO~X T Y A FREEDCM NEWSPAPER R. David Threshie. publlsner K.E. Grubbs Jr.. edltor:al and cornmemar;, director “A fGci takes no pleasure a in understanding, but only in N. Christian Anderson, ecf:tor expressing his opinion.” ana vice presrdenr Proverbs 182 R.C. Holies. co-pubhsher 1935-1970 C.H. Hodes. co-publisher 1935- i 979 Harrj Hciles. co-publisher 7975-1 079 won Measure A EDITORLALS M easure A on the ballot in Laguna Beach today should be defeated be- cause it is an extrerne and unneces- sarily draconian rent control law. It will em- broil the city’s citizens in legal disputes and controversies for years to come. The City Council deserves a reprimand for its radical rejection of reality. Suppose you weren’t aware of all the stud- ies documenting how rent control reduces the number of rental units, acce!erates the conversion of property from rentals to other purposes, leads to deterioration in rental property quality, and actua!ly hurts lower- income people seeking re!ative!y affordable housing. Or suppose, despite the over:vhe!m- ing evidence, you didn’t believe all those exception to [he general rule. LYhac kind of rent-controi siatute for mobile-home parks might you write? We!l, understanding that inrlarion affects everybody, even landlords, :;ou might try to limit rent increases to the rate of inflation. That [could seem reasonabie, at least super- ficall:;. It tvouldn’t ailow park orcners co ben- efit from the increased value or‘ their proper- ty due to facrors other than inrlstion. but it would acknotvledge that infhtion affects thcm. Sou might also note the fac: that a siqnifi- cant percentage of Laguna Eec?ch’s 110 resi- dents of mouiie-home parks are affluent peo- ple. we!] able to afford rent increase. So you rnizht consider rent controi only for komt‘s occ1lpit.d hy !o.ver-income pt.:1!7ic. or pw~pir studies, or thought rhar Laguna could be an below a certain level of income. The City Council had the opportunity pass such a relative!y modest statute. It d dined to do so. Instead, it passed a statu limiting rent increases to 75 percent of tl Consumer Price Index or 7 percent, whic ever is lower. That means if the CPI go( above 10 percent or so - and what persc who lived through the 1970s would b against that? -1andIords would be forced lose money each year. Furthermore, instead of starting the co trois with current rents, it rolls them back 1989 levels. Why not 1952. or 1962? The choic seems purely arbitrary, a whimsical exe cise of power with little or no rational justi. cation. It’s as if the council were sayin; have to pay attention to reason, equity, ec nomics, or good sense.” Perhaps that’s wl control opponents were able to get enoug signatures to force it onto the ballot. If Measure A wins today, the law is certa to be challenged in cour; as an ex post faci lax or on some other grounds. Taxpaye xi11 pay for the lawyers. If the law holds 1 in courr (San Clernente’s law has done s though i:’s not nearly so draconian as Lag na‘s). it :vi11 assuredly hasten the day rvhc the owners of mobile-hone parks simp convert then to orher uses. It ;vi11 not r,si tain the sratus quo. Hox to avoid a bitter, lengthy, expensi. controversy on behalf of a Ian. ihac :cor accomplish .!:hat its supporters hoped to a compiish? \“ore SO on !.It.asure A. “We‘re the people with power, and we dor 1 *- a"'."--::- L"..-. __" . .- .. Q 1. '. I I -. ;.., ,;. ... .... .:..,.'#: '. . ... I .'. _. . - . ... ,.,:*: '.;' 1' , ; , ..' .. _- . " . __ . .... ... .. . .. -_ _.-.- c1 ..e.. ..... =. ." -- ' .. <"' - ..... :=: 1 p .-..-*- --. . -- . .... " """ -. -. ". . 0 .. post olflc. hox 11 :YY rontoaoo,colIt.92711 I 1 ORANGE courrn 1 THE REGISTERJU3 22 ;~i DAILY A tale of h-vo cities A nyone who be!ieves that the best way to keep housing affordahle is for governinnetit !o enter the pic- ture, controlling rents. regulatin, a cm- struction and interfe:-h~ in marke! processes. should s:udy the fascinating differences hetween the rentd llousing markets in two medium-size California cities - Irvine and Berkeley. The two are far from identical. of course. Though both serve as host com- of California, the studeat enrollmenr in Berkeley is at !east two 2nd a half times the student emollment in Irvine. "!le student population of the UC Berke!ey campus is qua! to abour a third of tile city's total population. The siudeni population of the UCI cxnps is equal to only about a firth of the tutal population of Irvine. Irvine. \s.hicll tfic!n't esist before World War 11, is Caliiornia's Caste.[ growing city. Ber'xe!ey. which ce!e- hrated its 1Wth I~irthtiay more than a decade ago. has been declining in popu- lation since it peaked at around 12n,w .in 193. Tcriay, Berke!ey provides homes fc;r sliglitly more than 100,ODo people vtithin its 11 squre miles of territory. Irvine's population oi less than I;j,IXN is spread out over more t!m 40 square miles. In other respects. however, the two ,cities are not so different. The median 'aze of Irvine's citizenry is 37.9 years. .The nlediln age in Berkeiey is 29.!. And the vacancy rate in hoth cities, partly as a result of the demand for apartments' by the steadily growing student popula- tion, is under 3 percent. . Yet apartments in Berkeley are al- most impossible to find. Cruise the streets there and you'll see handwritte:l posters tacked to telephone poles. oifer- ing rewards of up to S-!fx) to anyone who cm he!p the poster writer fid 3 plxe to live. AIoreover, though you might think the shortage of apartments would creatt an incentive for some entrepreneur to build more of them, in fact 110 new rental housing has been buiIt in Berke!ey in more than 20 years. munities for a campus ol the L'niversity There are two major reasons for I state of affairs. The first is-crll!rd ~eig!l;:orhood Preservation Xct, a IC ordinaxe adopted during the 19Ei)s t forhitls demolition ai esising tinus stock to make way for nex construc!i Since Berkeley has fe?v vacant lots. I amounts to an indefinite morntoriurr new housing ConstrtIction. The second major reason for :!le sence of new rent31 housing consirac! in Berkeley explains why the few !'ac lots that do exist remain vacan~: r control. So one is likely to buiic apartment building it1 ;I city with r control. even if next con~trw!ioll esempred from the law. as it 1.s Btxke!cy. After all. the same poiirici; \vho mac!e new constn~c!ior~ exe:r.!:t capable oi taking back that esenpt - and with it. any prospect of a rea. able protit for the owner of ;I 11 ap-t!nrnt h~ilriing. 111 Irvine. on the orher hand. tho( vacancy rates are low, it's still :ossi to find an apartment without Il:i.*in: bribe a~~y!)otiy. .%xi ne1.r constr'r:c:iol booming. The new City Council is :: ing ahouf interfering with the EX:- 011s and Iiealtliy gowth to its ciry 01 the past few years. Here and the among the more "progressive" of !a( political activis:s, there ha1.e even br a few murmured references to r control. But so far. there is notk,ing discourage in\*estors from putting ;!I capital into ne1.v rental housing in Ir:i The result is that while the overaii c of living is still inching upwarc!j, a despite the fact that around 35 percenl the apartments in Irvine are airla inhabited, rents have not been going I In fact, for some types of apartx-.:ttr they've actually gone down. It seems difficult to escape the conc sion that tenants are best served, not anti.giowth legislation and other g ernment interventions in the hous market, but by the unfettered n.orkins the housing market itself. Let those Irvine who are now talking abolit usi the political process to short-circuit I functioning of that market take he( .. processes that have brought such vi2 ! 1 1 ~!~~:~~~~~~ ' 2: I LO$ AngeieS LO.] .- l..;~'! .:. i i vournal . ' ..' . - L- ;::-.!,$: : 5 (Clf, 6xW. 21,28n.:$:!;&;92 ':" ::.-++ ...: ,\ r ' .;. -. ,.;. .- . -_ . .$ i .. .. - *- .. .. . :: . . MAR 2 7 Is7,$;i': .. 8 ;.z . .., ...._ .. .I .'Jllen > P. e. B : Gt.. IJJJ ;.;;:; .. . " ."" ." " t I a e?->,;) I. a- " '/!Rulings:%. . . .. --. ( . ' l, .I .. . Latest Decisions . .. From Lhe US. Supreme Court, . Ninrr, US. Circuit Court oirippeals, California Supreme Court, and state Courts of Appeal I/ 0 17 Real .Property Rent-Control Law May Support Inverse Condemnation Claim .. 'The U.S.C.A. 9th has held that the I lzdlords of a mobik -1. . e entitl- . ed to pursue their- wmnation claim against a city for enactin a rent con- i trol ~rninanc.hich _g_flc essentla y . gave tenants tiieright to occupy mobile homes for an indefinite pericd. In August 1984,'the City of Santa"Bar- bara enactedaance aimed at relieving the criticai shortage of low-tr, moderate income housing. Under the or- home Dark operators could only for cause,'P;hereas the tenants could end their leases at will. Rent 1 increases. were strictly limited. Williams . and Jean Hail, who owned a mobile home park %ithin Sank Barbara, sueti the city in a district court under Q U.S.C. Section 1983. ; The Halls alieged that the ordinance in effect gave their 71 tenants a perpetual lease at low rental rates, thus ailowing a governmental taking of their property without just cornpen- sation. The city moved to dismiss the com- plaint for failure to state a claim, and the district court granteci the motion. The U.S.C.A. 9ih reversed and remand- ed. The Halls' complaint alleged facts that would support a finding of a governmental taking by physical cccupation. Such a taking i involves a physical intrusion onto private property direc!ly by the government or in- direc!lv through others. The city's rent con- trol ordinance authorized mobile home park I tenanls to oscupy the property indeiinitely at I below-market . rates. Furthermore. this i ps2ssory interest was freely transferable and had an 'established market value. The i ordinance deprived the park operators ai both the right to decide who would occupy their 1and.and under wnat cocditions, and the right to charge market rates for renting the mobile home spaces. The ordinance did EO! rssonably zdvaxe Sant3 Barkara's's ir.!eres: in .Gravidic;: nore IG~.v-~:L:!x~ !L:s. 11 kt! ,exFese aL her iandlc.rl-;. '+:;'x!he: the renbl payrnentz compcnsi+.1 rf.2 iiails for be !rars:er oi the land's p>rsts=J;:; in- terest to their tenanrj :vas 3 ziuer 10 be Ijetzmme!: bv [he i!lS[nC! COLT: *r :-..:r..::, 1. ir.2, :tEie2U, !he is..^ Ga;-e ter,::; i .. :;:7;fiii The zoriun !o (i:zrn~s x35 :::;,,T:.:C::V granted. CI Y. City OT Santa ~ar53r3. L'.s.c..I. 9fh, NO. 85-5838, March 9, 1987, by Sozinski, J. The iull [ex! oi !his c35e 3,r;e:rs in the Dally ;tppehte Report.un p;~" Lt:iT. 16""; w 1 e 0 - -. * ,7 .:- i ‘ ,j , 7 1’1 . .. .. , , ;.<. - - ,. . “.’ . .. <. . .. ’ ., .. .. . -. “ .. WSJ “//7/57 ... I . % . . .. . A10 :.; . .. ’. 1. - ,. . ’ . . ** r . .’. . . .. ,. . . ~ .. . .. .. . REWEW & OUTLOOW .. The Housing Gap 1 1 Winter is the time of year when lords who find they no longer can ab- public concern turns to housing: Some sorb losses on their property. don’t have it, and the question is how Artificial control of the housing to produce more of it. Housing Sscre- market also imposes severe resrric- tary Jack Kemp has chosen this tions on tenant mobility. Even if the month to visit major metropolitan housing needs of a family or individ- areas to determlne firsthand the ex- ual change, requiring more or less tent of the nation’s home!ess problem space, there are substantial disincen- and the availability of housing for tives to abandoning a price-regulated lower-income families. We suspect unit. In New York, large families may Secretary Kemp would find New York live in apartments that are too small City a gocd example of what causes a for them, and small families, or even “housing shortage.” single individuals, in very large units. New York state’s &?ament of This phenomenon of non-mobility has Housing and amunity Renewal es- come to be known as “housing gid- units are necessary to meet the city’s Gridlock would abate in an unfet- current housing demand. This SO- tered housing market. New YOrk’S called “housing gap” ha may con- Rent Stabilization ASSOCiatiOn, which trjbuting factors, but be evidence represents 25.0~ buiiding Owners suggests that the most telling is New throughout the City, proposes that the York’s j0.year Fedation of its p~- city’s larger, underutilized apart- vate-housing market, or rent control. ments-those with one occupant per four or more rooms-be subdivided to out the U.S. (mainly in the states of ments. By suMividing an esrim*ared New YOrk9 Ca1jfornia and ?Iesv Jer- 175,000 underutiiized apartments, the trol-a system under which the local ber of neW housing units to a ler,ei government tells building owners how equal to 32 years’ worth of new con- rent contro1 no doubt prduces bene- better solution is found to loosening up tenants who pay belowmarket rents for their units), the costs are substan- Freeing up the housi& ma;ket sound sensible. tial to cities such as New York. wouId be a boon to the poor, because Rent contro1 has a damping effect there’d no longer be barriers to the on housing supply. Deve!~~en and evolutionary process of ”filtering,” IllOlTgage lenders are reluctant 10 get whereby once-expensive housing is involved in construction of new rental taken Over by the Poor. I~ an undis- , ~roPeV when they can’t control the toned housing market, construction of most impOrtXlt IORg-term variable Of rental property is driven by the de- profitability-nameiy rents. ThUS in mand af middle- ad high-income 1986, 11,000 new housing .units were households. .AS upwardly mobile built in Dallas, a City 7~th a l670 Va- households move on to better housing, CancY rate (but no rent-control star- the property they leave behind eventu- Ute), compared with only 2,000 in sari 1 ally becomes available to lower-in- Francisco, a city with a 1.6% vacancy come households. Housing ,.ridlock, rate and rent-controi restrictions. the harmful byproduct of rent conrrol, Evidence also suggests that rent interrupts this process. And the poor regulation leads to the deterioration of suffer most from it. At the bottom, a city’s rental-housing stock. More .some become “homeless.” than 80% of New York’s rental hous- Secretary Kemp might use the in- igg is prcirided by small owners, most fluence of his office to raise public of whom fail to make a profit, accord- awareness of the consequences of reg ing to the Small property Owners of ulation of private-housing markets, New York, whose 1,000 members own perhaps even linking HUD funding to rental property throughout the city. cities’ dereDIatory activity. There Property owners who . can’t fetch may be some shorl-term poli(ica1 fa]]. i .enough in rental income to match ex- out in wa$ng such .a campaign, but penses often try to cut costs by skimp- . it’s an unavoidable and necessary .ing on maintenance and postponing first step toward the loncterm divi- repairs and capital : improvements. ’. dend-more and ,better housing in Some 2,000 homing units are abm-” .tight-urban markets for individuals doned monthly in New York by land-.? ‘and..families of aI1 income levels. timates that 1%,OOO additional housing lock.” Some 2M) cities and [Owns throuih- ease overcrowding in smaller aDan- sey) practice Some form Of rent ‘On- city would see an increase in [he num- much they Can charge in rent- ’mi’e stmction. Sounds draconian, but if no fits for Some (entrenched apartment the housing market, it may stan to ,’ L * ’ .- ’ .i . ““1- I. ,. ... - I w p!F 1v a Pacific Ley1 Foundxion AT ISSIE ~~ June 13, 1990 ( ITEX YORX ENT REGULATION FALLS Rent control is one of the most destructive foms of market regulation. From Manhattan to Berkeley, rent control has promoted the economic and physical disintegration of urban centers. Apartment owners and their tenants share in the zi brought on by these measures, which benefit virtually no one outside the political establishment. Even so, the conventio wisdom for many years has been that rent control is invulner to constitutional challenge. That conventional wisdom was shaken on May 10, when a New Yo court ruled that a controversial feature of New York City's Rent Stabilization Code violated the Fifth Amendment of the United States Constitution. The case, 520 East 51st Street ~ssociates v. Lenox Hill Eosuital, had, been identified by pa Legal Foundation as a key eleaent in its rent control litiga project. Lenox Hill Hospital is a private corporation that rents Manh' apartnents to sublease to its nurses as an employee benefit. Under rent stabilization provisions adopted after the apartni were leased, the apartment owners were not pernitted to adju: the rents on these units when individual nurses moved out. : the hospital itself was the legal tenant, this arrangement guaranteed Lenox Hill a perpetual supply of apartments at be: market rents. The apartment owners were denied any opportun. to recover possession of their property so long as the hos3ii existed 2s a ccrgoratt er,tity. In this unusual factual setting, the property owners sought 2 applied to then, violate< the Fifth Amendment's prohibition against taking private property for public use without just compensation. A trial court labeled the property owners' constitutional claims "wholly meritless. II However, the Appel Division reversed, acknowledging that the regulations violate the Takings Clause of the United States Constitution in seve: respects. In a strongly worded unanimous opinion, the court agreed with PLF's argunent that the rent regulations authori; pemanent physical invasion of private property, an2 also constituted a regulatory taking of property without just cornpensation. Either findin2 would have sufficed. to overtur: regulation as a violaticn of the Fifth Ainendnent. declaration that the operation of the Rent Stabilization Codt (nore) 2700 C~:C:V:.).. 0d-s Urirc. Si:i:c ZUO, Sxrx~cn:o. Ca!iiorni2 YSY33 (Olb)hJi-33Y3 1 0 0 .. " .-. Participating as a friend of the caurt, PLF argued that the apartment owners had suffered an unconstitutional taking undc the rules laid down by the United States Supreme Court in Nollan v. California Coastal Commission. Nollan requires clc judicial scrutiny of property regulations that are alleged tc violate the Takings Clause--a test that had never previously been applied to rent control. The Lenox Hill court agreed, E found that the New York rent control law failed to "substantj advance a legitimate government interest,'* as required by No! This victory builds on PLF's landmark 1989 case, Seawall Associates v. Citv of New York. In Seawall, the highest New court ruled for the first time that property regulations coul violate the Takings Clause on their face. By actually striki down a provision of the rent code, Lenox Hill takes the New 'i judiciary one step further toward restoring private property rights in rental housing. Together, these decisions will gil? crucial support to futr?re challenges to rent control throughc the United States. 833 ;tB1 , L 0 0 at r co a ' Vickie O-/ Tal ey I ~Manuiaaured Housing Mucaticnal iiusl There's been a lot of taik lately about rent control L Anaheim, particularly for [ne city's mobile home park commu- nities. Sut, while there is a lot of talk, there is very little understanding of why the mo- biie home park tenants are fighting so hard to get government involved in regulating private businesses that are already providing the most affordable housing in the city. It's time to expose the mobile home rent control movement in Anaheim for what it really is - what it really will do and what it won't do. M Mobile home rent control won't help the poor. Existing rental assistance programs funded by the government and mobile home park owners are effectively help- ing the truly needy low income people who live in mobile home parks. !n the city oE Anaheim about 80 mobile home park residents are currently re- ceiving rental assistance from the tax- payer subsidized Secrion 8 program and about another 40 are qualified and on the :saitin,o list for help. The SIanuPactured Xousing Educa- pip ..,rial Trust adninis;ers aa additionai ient3.i assistance program funded by 2rivate enterprise ([he xobiiz park ou.ners) io asist qua!iAiied tenants who are waiting for government assistance or kave iailen upon hard :irnes. :ne rent conrroi advocates' baxle CTV " -1 1 park living, ;heir monthly budge! is di- vided between two payments. one for the mortgage 3ayrnent on their coach and one for the rent payment for the space the park owner provides. market by rent control, more money is avaiiabie io spend on the mobile home rr.ocgage payment. Tn rent controlled cities, a mobile home sviii sei1 Tor as mucFl 2s 2s perceni to 50 percent more than [he same home in a neighboring city where renrs are at free market leve!s. In effect, a socialistic transfer of wealth by government intervention. 1 Rent control reduces available afford- able rental housing. This year Sanca Monica ce!eSrated its 10th year under rent ccntrol with city oificiais estimating that last year alone they lost 100 rental units a month. At least 12 percent of the 39,WO rental units registered in the city when rent control started have Seen removed from :he rent rolls. ;\Scut rhe same :ime Santa SLonica adopted rent controi for all rental units, The Ci;y of Carson aciop:?d rent cmtrol on its n?oki!e home communities. Last year, two Carson rnobiit: borne parks notified their tenants that the ;arks *;<ere c!osing. Three others an- ZounceC intenrions of c!osing in :ne near luiure. :2e gark owners have stated :hey can 30 ionger aiiord io s~ay in the ?obi!? homz park businss due !o ~i?? ~!:~CIS of rent sontro!. iVhen :he space rent is kept below -. _- is "heip the needy - not the greedy." 'p q Zi Mobile home rent cmtrol results in a ..&f's exactly what existing programs financial .Hindfall to the tenants wfio ,ive in co. :he greedy :enants :rrho can afford to pay Anaheim mobile home park tenants On [he other hand, rent csntrol heips a park when rent control is adopted. -L ,,,- ir sffordajie rents in mobile home ',vane rents rolled back five years for Tqrlr- jbi AJ, e';eryonz living in mobile norne parks, 81 ?,lobile home rents are afordable. !?lobile home parks in Anaheim range from iusury country c!ub-like communi- :ies ;o [railer parks. Narurally, the rents reflecr the vari- ous :]/pes of parks and their amenities and range from a Iow of 5150 a month to a high of nearly 5600 a month. The bottom line is that Anaheim mo- bile home parks provide some of the mosi affordable housing opportunities in The city. a Mobile home park rent control will not make mobile home park living more af- fordable. nclt jxs: needy Iow income residenrs. Tl.. lilac's prerty nice when their wages and other income will stay at today's ievel! Gnce rents are rolled back, the sales price of [heir mobile homes will increase dramatically. The resuit is thousands of dollars in every tenant's pocke: - wealthy and needy aiike - a nice windfall! If mobile home park [enants are so worried about keeping mobiie home park living affordable, why don't they propose the same limitations on rhe in- crease in sales prices on their mobile homes as rhey are proposing on rents? H Rent control Is anti-free enterprise and soclalistic. Rent control increases the cost of housing in mobile home parks in the end. The Value Of a business - in this case, hlobile home tenants, like other tenants, a mobile home Park - is based Primar- L"" - ~ ~ .I! 1 ' I I . .I ;I,, An .La : "". . I. ~ ~ 1 .~. tuture income, but reduc corne 10 what it was fib upenses for maintenanc reduced. Proper:y owners stand i( .-, of dollars in property :-ai control passes. Several park owners arc not be able to afford lo sray rent ConXol is adopted. 20 businesses couid susczin pr~ces, but not their ~03:s what :hey were five year: The stakes are high. R~I transfer millions of doll; property owners who own [he mobile home parks to It's no wonder the tenanr vared. They have a lot :o no wonder park owners a hard to keep what they ha iives Lvorking 50 hard r'cr - lot to lose! !Vhich side are you sn - prise and the propert;: 0:' gantic sociaiistic wizd! tenants? ViCkie ~Jiic.;,,, a IOC~~ .gr and A!nahein :,crer, is 3 : of Cypres and placnink cbair::~oman. She ais0 is 1 Direcror of :he .\Imur^,?cr Zdrrcsiionai Trus. The 3ui:er.:n h loo,k:.?2 ;ior~s 10 GUT Lccal ForJn: c rrsders on subjxrs of !n communitJ: Contrjbur.lons ~-,?ould 52 rtvo I:,.,ne:vr:r?ctn page5 ,"T;L' :he name of rhe author. i anv, and a dayri"z2 re!z.si .4s :r,i:h !er:e.rs :o :he c.3i: rin reser-.*zs [ne righr :o 2s sions for jace, gr31nm2r .. iibei. .L. .gr,,> ~ to LLJS-J "oru,~, cuI7:i iir Shir!e:/ or .'bfanzgiiqg Strfanson ar o3;-!567, .',ILI[ Friday airzr li a.m. if ;,ou ;i.~i~ld ;j!ie .'u st!i;;;; I .. 2 /- 0 4 pwsdw, Apd 30.10* 9 / . -/ .?Mobile-Home Par1 \ -~ 1- Owners File laws^ Over MonrGia La ” (747 BY SIOK-KIA,, TXY =LEY, dms shff wn’tm MONROVIA-Owners of a mo- bile home park have sued the city, c!aiming an ordinance that may require them to pay up to 5X.ooO to some displaced residents illegally restr‘,cts their right to c!ose the $ark. . The City Council voted in Febru- +y 10 set the amounts oi compen- sation that mobile home park own- ers must pay residents if parks are c!osed. The ordinance was ap- proved after tenants appealed to the council to save the 64-space Park Santa Anita, which was being mid :o developers. . The suit, Ked last week in ?xadena Super’or Court. asks the c3urp. :o invaiidate the requirement that park olvrers pay fair market value for the mobile homes of . residents who are unable to reia- cate to a comparable park Challenging Payments Park Eanta Anira owners also are c!:zi!e:~cp< J. i;ra-GLsicii 2at :hey . muct pay sp ts Si5.XO over four years to each tenant to he!p cover the difference between rent at the park and the cost for comparable housing. The ow,ers also object to paying an additionai 315.000 over Lhe following four years io elderly or hacdicapped low-income resi- dents who had lived in the park at least 10 years. The owners are noc contesting requiremenu that park owners pay tenantS who are able to relccate to other ?arks an ailowance of 93.CGO co Sj,C# and reimburse them for :emporaqj housing and for moving traiiers :o other parks. City hfianager Jim Starbird de- fended :he ordinance. saying state !aw requites that mobile home residents De compensated when ti.,ey are forced to move, but leaves it up to iccai governments to determine the amounts. The suit contends that t?e Monrovia law goes beyond “the reasonable costs of relocation” required by the state. Deve!open Beverly Southers of Car!sbad and Sharon Ward oi San Diego bought the five-acre site on 5th Avenue and the Fccth way in January. Sout3er not disclose the sale pkce for the land. from Mayor Zobert Ezrr CounciIwoman ha SI&k of a mobile home’s value is from the Iand it rests on. The suit alleges that by park owners to buy som, homes, the law is givin) residents. who own their hc renL their iots, some ai tk the land. “Any park owner fac such an onerous and o! condition is ccmpelled t3 e ly re-acqire tktr iacd owned by ike owner.“ the: “Xonrovia has taken a property from the owr.er : pay for it.” said Michai attorney for the owr.ers. velopers want the city to rl men for what they set as Acccrding to a Jancx: csnrni a7,’e.r their inrd. Awaiting Outcome of Su Residents of 26 trail1 already left the site urker sation terms reached I with the owners. ThiI families remain and =e the outcome of the sui?. The suit also charges ordinance is discrimirz:~~ gecing mobiie home par!. while nct placing siziia tions on apartrzent ccnp ers. City Atty. Rick XOi;.i!C compakson is irre!evant residents in a rnobile ht owns :heir own units. “The city has an ir ment of tenants.” he s&C. Star5ird said the OWI not applied for an euern!: the requirernents, which nance alIows for. But Southers said sht asked for a waiver beczu! had not been cooperating owners. “We decided to Sui1 by the horns.” she s~ protecting the ecocori 1 ,y“auaAIu i#ily)iiIlg;s pea? olflro box Il7a9 raalo~oa,rmllI.9¶711 e 1YiWUfLL ruw1Vlt 3: L1Iles oi coMIvum WEEK JLJN 3 19% - W C=hould the city get, involved in rent disputes? i Mobile-home residents j draw councjis into battle ~ i By Kathryn Montgomery The Register I :W 1N.i hen nlubile-home owners in Or- ange, upset over increased 1 rents, petitioned the city council to : adopt a rent-controi ordinance in ! hfarch, the council said 110, but asked \ the Orange County Dispute Resoiution 1 Center to act as mediator betweell ! park residents and the owner. The re- ~ sult: the 935 rent increase remained. j but an automatic yearly increase was reduced by I percent. Facing similar pleas by park resi- dents Over rent hikes, the city of Costa htesa investigated the possibility oi creating an arbitration service to me- diate conflicts. The Irvine City Coun- cil is reviewing an ordinance that sets up a system to arbitrate rent increase disputes. Euena Park and Cypress are facing I similar battles and will have to make the decision: What will be the city’s role in mobile-hume park rent uis- putes? Local mobile-home park residents, frustrated with rent increases, have approached both city councils in the past fetw months to request rent-son- troi ordinances. Each council responded diffcrentl::. The Buena Park Cit:: Council asked :he owner of the park. Buena Villa hlubile Home Esta:es, and its resi- dents to meet and negotiate the pro- posed S’S-a-month increase. The nike would raise the average monthly ren: a: the Iii-jpace aduit-ordy park t:, S33, park Owners said. Buena Park’s city manager will as- sist when needed to keep the :aIks gc- ing, but neither par::; has asked for his services io date. city officials said. Cypress. however, hired a fact- finder at a maximum cost of S1.Sor) to study and submit a report ana1vzir;g :he dispute at the Lincdn Center ??Io- bile Iiome Park to [he councii. X re- port is expected in mid-June. In the meantime, the SO re:][ ir.- crease went into effect ?,lay I, making the 301-space family park, owner john Barr said. ’To what extent shouid city councils get involved in mobiie-home park owner-park resident;ren squabbles? Should councils leave it u o the two Please see MOBILE OMESiS the average rent now $312 a month at \ .I ;Qk ” get involved I@ rent. dispute: E3CM 1 par’ces :o resolve, refer the problem Lauyo said.-“ff you neg to a mediator or solve it themselves? one walks always away i ?viobile-home tenants say it is a city of the pie.” . .. . council‘s duty to get involved and that Ac*hg as mediator i: the solution lies in rent control, either city councils have fou by iimiting the rent increase, forcing helping both sides’ agrc park owners to justify increases be- creases and. solving fore a rent review board, or providing probiems at parks. . long-term Ieases. iiHowever, we have t Such a rental ordinance should be ‘(that). we don’t place th baianced so both sides receive a fair beious situation,’’ said return on their investment, said Marie Councilman Don GrJfi Malone, president of Golden State the city can help by kee Mobiihome Owners League, a state- parties talking to each o wide association representing mobile- can’: offer advice to t5lr home owners and park residents. about what to do because “The cities. . .are required by s:ate is bad, the owner could SI law to maintain a certain percentage said. of !ow-income housing -and mobile . “We have the I hones are one form of low-income to. . . .makesure (therei housing,” Malone said. between the park owners ??rk owners oppose rent control of dents, and hopefully they any form because they said it restricts the issue equitably,” he :he private businessman’s authority Often, councils are ap: over his business. The problems, they park residents as a last said. should be left :o the owner and complain the park owner residents to resolve. .. to meet with them, and ol “It’s a matter behveen the property looking for justification t owner and the renters,” said Vickie increase is warranted, County AIanufac!ured Housing Edu- press) city council is we cz:ional Tmst which represents bath rent increases this year,” local parks. Center park resident J: “‘Xhen council is approached by “That’s the whole point t cons:i?uents it has an obligation to get ing to push and protect. the information from both sides,” said . bargaining power to pro ‘Taileg, a former Cypress council- . vestment.” woman and mayor. While parks owners and Ci:y council members walk the ’. sentatives would prefer tightrope. They trf to balance the be left out of park rent d owners’ right :o earn a profit and city councilis brought in tl rnaintain free enterprise against resi- has the responsibiIity to gi dem’ cries for rent control, as higher . infornation available. rents cvt into their ability to make a .“City councils have a profit *hen they sell their mobile ; tempt to ensure, No. I, ti homes. the information that is po no: hterested in getting . opposed to q emotional ’ invoived. . .and at the same time you ’ Bill Mecham, a regional . want !o represent the people who live . the Western Mobilehome i here,” said Buerla Park City Manager ‘ a statewide organzition r! Kevin O’iiourke. The “council is put park ,owners. L! :he difficult posi~on.” Park resident repr Cour: ruled cities nay impose rent “Cities have a respocsib wnzols even without authorization 5y a: what happens, io make 5:a:e le$siatures and said these con- jective s:udy,” Malone :a L:ois do not violate federal antitmsi Maicne said comcij rnl iadep, eyecutive director of Orange “‘,+%at we are sayins a,--!“. iIds is an area in which the city is cure a solution from a fact In Febmarj, the federal Supreme agree. IC”. I-... should keep in mind all :K r;:.. ~ AL,,,-;i,;e -- cities and counties in ;he ?@foot Concrete pad on xh state have some type of rent control . a-mobiie home - ad, regniaiion, Malone said. name, mobile homes &-e : i,, Orange County to regulate rents in Resaie value of such horn rrociie-i.,one parks. iYestmins:er re- mortgage payments and Feaied its :ow-year-old rent ordi- ’ rental fees. zance iast year after spending rnure Taiiey said t+e iand, mt tkm Z:S,NO over 3”: years to defenu appreciates in value. I?nd i: its ordinance in court against park and its !oca:ion that de!er owner iatxsuits. resale value of a mobile cil n;er;iters voted 3-2 to begin siud:i- as costs continue to rise, i ing adOcCin5 a refl&-C!IntrOl ordinance Park owners should be : :o reguiate hcoln Center, the ci:y‘s regular jushessmen and ody mobile-hone park. The action reveal their expenses to ; was desigxed in hopes of getting the increases, Alecham said. : park owner and the residents back to “It is the council’s roie :c i the negotiahg tables. said Mayor the problem either throug Otto Lacayo, who has been a Cypress . tions between the hvo side$ councilman since 1970. . a study of the situati The strategy worked. The two sides . hlecham, who is also ma came to an agreement, and the COUE- Clemente. cil dropped its plans tQ investigate a However, the solution is possible re!lt control ordinance. lic hearings because testix “We xenr through public forum re- slanted with emotion, mak view and review,and review and my cult for councils to gathe push, was simply to negotiate,” factual information, he sa Sa Jun Capistrao is :he only ci:y Iar1Y mobile- ~:ou[ y~;:i ;;ears ago, Cypress coup park owner has io nakiai I e e '7 (-; 1p t ?v c"" iL 'c -. ' .L 'i \+, I "' ~l."'r 1 AIso serving Be'lffower, Cemtos Cbmpton, Hawaiian Gardens hkewood, * 1; ' Lynwood. Panmount and Signaf Hill , \ ,. /Y HL Part IX ~- \ 14 M~bileH~me - Rent Control .. : i Move Fails in i ! - 3 Paramount A I 1 i t 4' 1 By LEE HARRIS. Times Sluff IVdm !"/ #! ! 5\ .I . PXEUM0UNT"With the defeat of a rent control ' 1 failed referendum said tenants can expect big rent . ' increases in corning months, fI But a spokesman for park owners disagreed. saying a. / c private agreement negotiated between mobiie home ' . park residents and owners will protect residents even ..' 1 r better than the ordinance would have. r Voters defeated a rent control ordinance for mobile . 1 : homes with neariy 57% of the vote. Only 15% of 10.577 registered' voters cast ballots in the special election. .i Voters throughout the city were e!igibie to vote even I thcugh the issue was restric:ed to mobile hoze ?arks. . .! I "The people have spoken. The council tried to cr3m I I this down the people's throats. They rejected it," said I Donald Bendetti. who owns Americana !dobile Home Park. Owners Banded Together Eendetti was among owners of the city's 19 mobile hone parks who banded together to fight the measure. .. .i The Paramount Park Owners .?issn. along with the Paramount T&ya::ers and Homeowners Committee 'I raised mcre than S5O.W to defeat the crdiname. I "Th~s was a case oi no money agaizst a lot of money. Ti;ey had SSO.C€Q io specd and we didn't have ar;y," : said Councilman Gerak! !duIrconey, adding th3~ many ci :he residents are elder!:; and neccied the crdisance ! to protect then frcn sharp rent increases. ">ow ~5.37. :he cwr,ers have woz. you':l see a iat of measure for mobile home parks, one supporter of the .. I I L " - I ? . 0 0 qwp .:*i@&&gP 12:$! ..+&%.. 1 Eie&ie bca% .,.<&. .% .v;. , , : :.Y$$&j$ ;$<i<,. . ?.*.>& ;@$&@$A .“..Y.i.“.?(?., . .*.... -...v . ~c,...,.I “-:..s 1 4- rent increases. They wtli have nothing to prevent then.” Mulrooney said. Bendetti disagreed. “T’nere is not a shred of truth to that.” he said, adding that owners are obligated to live by a private agreement negotiated among park tenanu and the majority of the .owners in August Bendetti argued that :he agreement is actually better than the ordinance pronozed by the city. I .j ! i i : I i I f ! t -1 Parks Favored Agreement Twelve of 14 parks favored the park owners agreement over the clty ordinance. according to Case Boogaard. former councll member and co-chairman of the committee to defeat the rent controi measure. Of the nore than 1.4W residents e!igble to vote, as1 tenam voted last summer for the private agreement and 261 voted for the city ordinance, Boogaard said. The votins on the pnvate agreement was Overseen by the city. Mulrooney said the council proceeded with the e!ection because there was no guarantee the owners will honor the private agreenent. The city ordinance would have allowed yearly rent increases up to 100% oi whatever the cansumer index increase is for any given year. while the private agreement limited the increase to only a 90% of the index. Bendetti said. “We will now work with the tenants on the basic private ag-reement In effect this is our own self-im- posed rent conuol,” Benderti said. ‘:We’lI just have to wait and see what happens. The question is will the agreeaent be enforceable without the passage of the rent control law,” said Robert Eggertsen, a 63-year-old retired machinist who lives at the Californian Mobile Home Park. . Pleax set MOBILE, Page 12 I I < I I .i I ,i .I ! I 1 I “ . 7 0 0 __~~ MUBILE Cootinued from Page 1 "On the suriace the owner's agreement looks berter. We'll have to wait and see if it is enforced," ' said Eggertsen. who supported the ' city-proposed measure. The council passed a mobile : , home rent control ordinance in ' July. It was suspended. however, i pending the outcome of Tuesday's vote. The council agreed to a special i election after opponents gathered i more than 1.50 signatures calling for a referendum. The election cost i the city an estimated S18.W. .' The ordinance would have ex- ! empted mobile home parks if 61% oi the residents voted against rent. cont-oi in their individual parks. ~ Under the proposal. the base rent would have been rolled back to that of January 1. The council is restricted by law from taking the issue up again for 12 months. I i 1 .. ,-.\- 4. l._.-"L - . _< - - .. 2 ,I Pzr! !X S'UilL2V. FK2rLdX I. \.'" : 1 -,' . .. . .- I 1 I L" 1.. .. - I. i .I '! .* " . .! .. . Fi ;: 1 ,' 1 ti I .. ,i I : ' !. !, ' .i ! 1; 'I -: .: 1 fr. , I. 'I .,, ; . ' :I ; 1' 1 1. ' 1 ": 1: i: j.' ; i* : j' . 1: : I: I '1 ! . .. !' ;i Urdinancc Covering Lane Mobi'le Homa Park Rejected Unanimously I ::. . - . . . .. -Legal Costs Scare Artesia.Froni'~:Re~t"Contro ., . . . . .. ' ' Ev EZ ZIAREIIS. , TimrsLwf Wnccr - .. ...e . . - .. . . ,..". ...'" -. "._._" .-. . . ~ .. .. .. .. '-.IIRTSSL\-?:ccd wth 1' !IW. Su~t. L'IC ?robaodity of h13b legd !ees and protesung f:t:em. the ' c1:y &uncd last week dec:ded . against rent conLr1 at L.e c::y's pniy mobtle home pxk. . * 73e ccunc:l had voted 3-2 !at . bon~h ?o. have a rent conrroi . ordx+ace drawn up !or consider- - man. But dter bein3 tn!omed by ' L!e c:ty's atroneys rhat legd fee3 y ,Lo defend L!e c:ty in court could ;os[ hundrtdr; of Lhousurds of dol- ... lam &e counc:l in a 5-0 voce . . [e:ected Lteordinance. ' ' ' ' . Anesia Mobtle Home 2utm hu 1' 9.5 rend spaces. M but I1 :en- ...,' 'denu signed lease3 when owner Donald hugher of Yewpar: Seacb ' purchased Lhe property more @.an ,.: Pa0 yem ago. By axe law. only Ihe I1 would have been afllcc:ed by ;cntconLal. '. ! "I ;eliiy !eel for those people in ' >he park but I nut backcack." ',' , .mdeno of Lte park .x53 :e >layor Dennis 'X Fellows 'sad . :, 'Ex lawsuit aqalnsr LL.~ c pefore L?C yote. .-. .+be dropped after :he czc: . A. Rou. an IcS0c:ace ;:-[e: ''-c&oma Sure L'ntverslty, '-: 2uci "Ae sc.cdy Sad hie .. b ;,]ec~an a[ ;ent contyi. C : b-- Slreuud - sad. It UYY !id.& ?eb. ; ar i Refcrag to &c Iac: *at there .a: * im In;unc!ion aganlt t!e .&e only a kw pecpie z3k;ng for ':, ' ruing public money '3 e: +en: conmi a: *e noblie hone , . .: ....-...- . a.1 :-, ..:, -;I..- '::~.;~:~.-.xcxEc?RRus.I b*aCw?" ..;x~r ,,*e councd contmt sad T?.e held suL s~-e! ~2x3 $:&, '$;: Ia~.t~\~~~~~~$ Acesia Mayor Eennis ii.' Failows'mcderares-the''Clt;.Councii . 'ings to err;biuh rCn~ czI'.L b;i;clnq a chance Lo spend ~lco,cco ..piscussion :nat led to rejec:ioo'of.ren: controi'ordioance. : =Ked P.ac any zttoxey !e . bf L5e c:iy's money." L s., . .. .- . .' I. '. .. 6 .,", ..' i : ,.*..'<: ::*:..-. .I'".;. - . . tag f:a'".>?e.,2ut, be ;-a : "1 had not redjzed *e cypense." , . An ;d&c:onai 10% increxe -would b.'Jh'Lz'CK"ed L!C COUnCii'*.X L?C.:-. cy/. ." . :. . . 'ud &&lc:L=m mber. J. Jamwn. have been allow& :f a :enant wid -;.Cat 50 akinrster'znd en!CrCt L!e -1;: . . >no J.IZU had vow wch the rapr-' ."hs or her "obde home '9 a tenant-) :crc=lc* C3dd.?:-uOud s:o.F .. ;..' icy ?o ,+dt L\e ordn;incc. *.rm .,;. ~-~~d~ in L%e pui .+o ccnun,.ed ;;: !year.:,. ~ 5 . %:..+:'...!..**+.- . .,., TIC S&L. was fi!ed by lnvolvd t,,,L. [&me wmung rcnt .to live in L?e ,-ui. E Lte knanL .:.. Ya' :efly Oisappainted.": VU-. ' Hz"&-. 'uhoa Cryser de .~oc~-o[i bUc you haye ~0 we@ mored. L5e orner ,codd sel kte .. gxa %=en. a !ongxne :esidenL.'-..a m Ar+.eSU :cuden: a3u: jevermlg. yn '&Id of hwg ':'rent aL ;?y L700nL , ,_ . -. .. , -.-, of L\e park. wla L!e counc;~ &.er :'J .; . conL.1. Greener sad 'i-e 2 +rr- .. .. . . ..vo~e. %;des represented L!C res- .::.or2mmcon had '*C~CL:~U . L-!ier. L!U IO~L?. a 'Iwsuit . dens' who .,,odd norum !eucz-,:-~nac:~ly Lo supp.,n ;~\e a: i CretL'en *. W'iL'ey* &e '!rd ' 3cek:r.g LO ,-revent ~te cy1 from -!!The. :e,,denu have conplalned conmil ef:orL- (xx..73. ,a y3uncl member who had voted !or , .ins,,, , : I frilling the ordinarm- u voted Ncrwalk Super.cr ~zc- me auir ; ;.,,c-eljc werq Loo. hgh, :aOrden., , cpdd noL be raac.ed !or :zr 8gai-t rent conml in Qe end .had :!.e K~~~~.~~ baciiag o~ .._. Counc:lrmn James A. Van Worn . hugher. Gd- .. .. . . .:-rz 5 .:;;:::. . .. *. . Addiconally. tke C~LIC pd Vice hyor Ronaid X. Oliver . . t .. :'.-- '._. .-.?.e zor.ey surd'~t.e'counc~.'.'"'~ven pecdora Mcday 01 >pd voL& aByIuL drsfung be . Leqai !ets -cx!d ezrliy aced - .,urd arden. 66. a member of t.e:..:.FnLconmi prdir.ace. 2nd L!~~ led the mo~e to f;CO.CC13. ?.cy ::=id co ;J k;h as : CCilen %ate Mcbtie Home OWCn %;; slu L!~ pmposd or&,z?ce, lac ZiX.W." s;;d Cxzi 'A'. Lfr.c.Z.. an f. &.eajl;c. a sL:ewde o:p.-.3con ;::. ""h2Ze '6js si3na'z-e' .. . . ass~smt cc:, a::c;;;ey who ?:e- _.. wh:c: :c$S:es !or . moblie home. ' .'.' peop1e Con': 'uazL 'en' < me ordinance would have es- pard :he ;roped o:d:nxce. if . [owners. . -,_,, .-.-"..: _.(_ ...;.: on L.e noblle home. 1: L( : isbii$hed maximum renb [ha[ L?C CLj' kS:. I[ CCLid dSC be . : %O:k3 UI Shc'km 0fl kd '* ' !or our ci?j." wid' E:Le3 soad be c:yzd cor mobiie home . require '3 ;a:, :he :egi :e:> of::.e -.: Sczy::, zTc :ekerat vecerau Ad- ~'o'e'p' ~l"e~'h*e~i~~: ~3ce ar,d ?ra~dd !or 13 annud plant:f!'s a::s:neys. C.:? .I~:J. m:r.:st'xor. ?:sabliir/ pynenu. tpartnents..+ ,ajd Jaci; 'Today .zcblie ..orr.es. 2 increase of 75% of ke c;~~~~~~ . %even I2crsey szc. .. .'' _- pace bda wit\ 1 =*=urn of:%. . C::: !kx:z 3. Z-g~e ?.:r.-:a : . :kc: fYc0 i ZORL?. %orders. who : fcr :e: :are 5zsbar.d *.at L?.o~~?L'o . apz-zen: 2n:f owzer zc! .. . .. . . ter of be cic:r ?!am:.73 C ' . ston. le :dcnc!ied Xx:::. . . .. ..., , .".. .. Suit ,B.cs+ By Dourher :. .. _. ,, . .,C. .. . .A.LL rg rent cznt-ol wa filed in . bit :ens ire .oo high tnd rttea o[ .-: .,,5cCg .LT-:a.Ms in yew ..,. .VOnd3y. .. . . ... .- -. . I. .I * .. < , .. " ;J .. > . i, : ;: :;I: ; I . ! ... I: 1; ii !: f I. : scn. and sad he ais0 c'c.: . . Jacinm. who >.a ser,.& ?!an?rng C~n;nrss~c:: !, .;LT [:on ;a~kez1'.3 s17.z:" yeam ud >.IS xsmon tic 2 7.; "I had :a drZend 7.y' . menc houes in L%e c:::~. :;e:sro SaL -1 APARTMENT LOP /r I F~M $5 izr xo A::. z:: I I . C:SS:C'J:Z ?:rc:a:a 3: :.?:::: 1 COMMITMENTS 'HIT 48 HOURS I .I $%.:<c L!im=-.z j C3,k !,::?., 7!&%.515 FURTUIIE GiiOVi ,i IHTE3HATIOHA I - - ". "." - _____"_ ." ____ "__ ,". - """ - f \Q 1 1 ,, I -,' - . ,, .I d .I . . i',; ; ' ', ' 11- 0 BUSI?ESE 1 otracted Re ! s Toll on I I j I I \ i I r j SUMMARY: Cities contend that rent control protects poor tenants from ssaiating reds In a tight housing market. But several studies stock and incite warfare between tenants and landlords. A landlord in San Jose, Calif., IS challenging the city's rent control law in the Supreme Court. The decision could affect landlords in 200 cities. indicate that the controis womn .the shortage, deteriorate the rental ed Robinson, an U-yex-old Ex- kc;u.x its controis are among the nation's lem landlord. sits in LI nmshack!e oldesr 2nd srrc:est. The city has !hc na- office m I-%h Stm: off Adam tion's :owest rend vacancy me. yet [kc Clayton Pow!] Boulevard. He has hen st:^ nnks 1st in rcncl housing stxts ~y'r snt to jail three times - once for 30 days czgira. Owners zcadon some I.LY)o dwe!l- - for failing to supply hex to squattcn: in ing cnits 2 rnonth - 2 icss ut' nexiy ;1 :he Surned-out buildins he Owns next dmr. quurrcr-miilion wits over :he ?:l>i dc:cxlc. '3e judge stric!!y told me that rcgd- Some estimates put the figurc st !\vice tht. icss of who it is, I'm suppuscd to give them Swedish economist Xssar iindkli wrotc hezr 2nd hot ware:..' says Robinson. "I can in I97 I : "Next to bombins. xnr control iese from here tonight and naii up the seems in many cses :o k :he .no>[ <!'ti- dmrs. 1'11 come Sack tornomw morning <:en: :echnique SO :X known turdcsiroying and somejody's done moved in there. Ana cities." l'n supposed to [&e cn ofrhem," Robin- Clsmsibipaii&at-kiping pwr tea- son. who estimxes he ns s~nt more than a~wznfxaxrgjiergt. co poiiierae in 93,rXO hesting [he building over rhe past ciwjulith large pupxt~ons oimicdle- an& TU'O year;. is near ban.uuctcy. .LW3" - t, .&wriy Ms. SAL- Pawn on Mort SLRLI, in Chinsown. Umica:l.Ber!e!ey;%irn Springs and Lor. John and &nix Casaiinuovo arc an the Gaux-aaLprospaots-. Caiifomia citirs, verge of Iosinz, for deiinquenr intcrcst on amroi-rats So do many of ?iew Jersey's taxes. heir X-unit apartment house. ?;'cy affluent suburbs. "Ciexiy. :he major bene- came from Colondo five years azo ro res- iiclxy is 3 -population hac is tirmiy en- cze the buildins for John's father. Ca- :renched in rhe middle class,*' says a study ulinuow. 3 steelworker who moonlights by Richard &vine oi he Ccnrer for Com- ;LS a boiler remirmm. last vex!ost 5 I I ,KO munirv Change in Oaklad. Caiif. tlnnomists note :ha[ :kc ascs wnich are axd :o j nrciv exised kcore ihe c xerc ottcn to biame. blorc L" :rois n xcrr,nants 01' nz?c W;I"C ~eezes. The '9VCrid !rc=ze pvc jiKh :o ~vc~.v !'uf camcd :kern :o J hanui'ui of, shusezs 2nd Conncc:icur. i! ni2.s rent !;i\vs appxrcd jut ?;i.xon's ?nee c:)nt;ois. T cuunrr; is by 2nd Ixgc :x.-. Kcnr antrois subbidizc J 2nd pur. 2s !ong 2s ttnzn:s h wno move 2 lot t;t.nc!it :e nCwcomcz 2nd :;le pxr. i tor exampit. was supmed sity sudcnw; now many sw can hi housing In Berkiq doped mnm1s in 1979 it than 4.m xnnis; 3 20 /x7 its s;oc!ec-"Th~r's : rnunLc(32 btxin 0vcrs;;r:r. 2 Btxk!s ic3KsCztS land!ords. "I!'.< cquivdczt oish~ting yccz-r Tne accounting :irm .Ai Inc. 'found tnx in Xcw Yoor income tenants ezch ycx x mii!ion via r~nt reguiarion: rcnanrs xe spared 5 I IO miil 7 chcy did. rc5rr;c::vc mcn:c:c .. .. - !hen spi2shcd over !O .Ye..v !: on it. By law. rmts on I7 units arz icss :h;n Si00 LI month: only four renants pay .TOE . Neither Cmlincovo nor zooinson can sei1 :heir pqx5y 31 anyrhing but 2 !os. Both biaxe New York City's ~nt control. Eey might lock west for succor. ?;:ere 2 lxd!ord is once ag5n akin: rcnt conrrcl kfcx rhe US. Suprem CJLIT;. .A( issue in Ptnr,cll vs. City of San Jose. Cali,T., is whe:hc: :he city cm :'orre iand!crcs to s~b- inczxxs to tcnan: inco~cs. Tnc dccision ccu!d ai;'ect landlords in some ZCO cities - rohily in Cdiionia. YCW !CZC;~ .:Rc! .UC*Y !'us. Ciries ccntcnd rcnt controi Frotx:s xwr ;enmLs ;';om ~SCXXX~ rcnts ivhcn kci;sins is in shor: sucpiy. 9ut study afx: .<may indicaes [ha( what mul~ is.a WOW ckg shona~e7a-detericntin~ End stock-. .-dec!ining ~rc~rty tax revenccs, an imrnc-= ciiized renanny and wc.are kcween 1ar.d- iords and :enantst,T'ne rrghter fix conmu and ?he ionger he;/ are in piace. the man: prounced [hex e!'!'efrsr ihan SZCO. sidize low-iEc0rr.e tenants by tying rent .. .UC.:V York ?rovidcs 2 StEiiin? il[uhtz::icr? :I building under rcnt control in Ikrkciey, Caiif.. where lac has CG~ i 3 !,'.s;(:;!T g I e. landlords. and f%! pcrccnr ot :ho\c ;lr! braking cvcn c)r losins monc:;. Herr bcrs cxn less than naif rhcir tcnm: comes. "On 10 aparrmcncs you n?i$r I 550 pr q"mcnt. Ths's SO.(XX) 3 1 says Teddy Hwang. a Jesse;; City ixd to prJy that . . . nothing gocs wrong. - the tcnant doesn't ukc you to cou~. ' Z an live on that'.'" 2 Hou.ine courts and rent bards i 5 tenants: tcnant acrivists ottcn w~;tc :he : laws. One Bcrke!ey 13ndlord psiJ ten Z .S7,SO.C00 in sn OUI-O~-COUR xxtlcnlcn : impurcd xnt oxrchargcs ~C~USC ihC 5 btwd rccotrnizes no htatutc of Iirnitdti says ;1 quanc: of her group':, I .(X0 i "Then YOU h~vc to 20 to church c.c~* Kcd Kohinwn. 3 landlord in Harlem. is struggling to maintain his property. Controls trxdcr inconlc and propmy rights lK~m landlords 2nd new tcnants to !enants u ho happ to bc rcnring whcn crmtmlh lint take cff'cct. In time. thc valuc oi tho- righ[h can war. For cxamplc. tcn- ax\ enjoy "insider priccx" if' they buy their apcmmcnts in LI condominium conversion. In Scw k'ork. indcr prices rcprcscnr kmu[ rt 50 pxnt diwwnt ro renanrs. who thcn can capitalize on [heir 1ca.w rights by sdl- ins rtt full market value. Or landlords sinl- ply buy out tcnants. In Bcrkc!cy [hose pJymcnrs can rourinc- 11; run 5 1O.cXX) or morc: in h'cw York, rnorc than 5;o.ocx). Onc tenant. 3 bankcr, told The Sew York Times: "I couldn't bc. hap- thcn havins thc oppnunity to buy at ;1 klw-rnclrirc! pricc." Black mdcrs dcvclop. Sw :cnanrs pay '*kq moncy" [o old tenants to sublcc at rhr rcgulatcd rcnt. Or the original tenants shlc: at marker xnts and pdct :hc dilfcr- cnce. ?+x tenants dtoulJcr high xnts to otk: thc building cuss [hat existing tcn- anrs do nor pay. "It's hom'olc.** says a wm;m uhu movcd to Nc~w York t'rom Oklahoma. Shc and her husband pid %.(XI1 in broker fccs 2nd kcy rnoncy thc !x\[ time they rnovcd. "b'c'll ncvcr 1c;Ive :his LIpa-mcnr 3s long as wc'rc in Sew 'rbrk.'. Shc is nor cllonc. Sin&! [cnan[s dins !t) rhrctc-tr.drcx)nl 3pann;cnrs kausc [hey cannot a!':in! IO nww. u.hilc I';~miIics -+cczc in!o onc.-'wdrwrn unirs tior the \:R:c' raxm. Sc..\comc> lind litt!c avaii- hie. \lore thm S5 pr.:ccnt ot' the .Uc*.v 'iid,tb in rtnt.contro1lc.d gm:!cnth I1tlr.s YO[ ;;lcl~~d in IS YCJ~. Crisllincovo y;s .nc. tcnsnc \\fit> p\:\ %2 ;i n1on:h ir; rent -kc\ hi\ ~p~mc:~t !cry >rora;c. .\f:rkct rcm\ \ox J> cLmIrol.\ cxxc tlxir *.in houtifi; 5hor:;i.c.. ln\c\rn:cr,r <*:up- pier - pqin: an rutikislly low rcnt and orus. "1Vhat bank in its risnt mind is ping to sivc you rnoncy?" asks Ed San- ago. a dc:rlopx in Jcrsc;~ Ciry. N.J. "I {ow arc you going to pay it back?' Danic! I<t~.sc. hcd 01' the housmg com- mirtcc fir rhc KcA Estate 13oml ot' Yew York. says [he city's cxdibiiiry wirh invcs- tors is zero. Rental housing is :w yeat a risk. "Tic city is awL\h with monq The pension plans. :hc banks, the insunnce contpmics arc happy to lend on otlicc buildings. hotc!s. >hoppin: ccntcs." Rose says. "Tncy xc nar inccrcstcd in lending on rcnml housing." In .Santa .Monica-and Bcrkc!ry, nom Epicef srudy, -the private wmr has. for dl pncrical p"po5cs, a& dud MW rend housing consuucriop** LqI rcnr incxxes in many ciries hi1 to kc~p up wirh cvc~ upxting expenses. Avcrqe rcnts in New kixk in 1983 were 573 a monih k!uw such costs. according 10 the Rcnt Srabilizstion Associ-t' 0 1tm. Owners bccornc str;ppcd. 'They srup in- vc5ting capirai and sun cutting mainten- mcc. Kokm Bcmstcin. prcsident 01' thc Sm:dl Propcny Owncs of Scw Yuk. :eils 01.3 buiiding shc owr,cd in Cheisca. sourh of' midtown ,Llani.attx. whosc four-&d- rwrn apsrrmcnts :cntcd ior SI50 a month. "Tkc :cnanrs sc! LI xnt incrcsc and rhcy say. 'I'm not paying !his. I wxt J paint job: I writ J nc:v window.' The;; wanr to makc wrc I put !he his 5 L~-::-z:onth ir,cx>sc into ;1 9 I .(XX) paint job. )ilc'rc tixccd io &I patchwJrk n?zin:crxcc." Tenants c<>[l1ri:L1cl> ,y~:iq;c lanci!ords 3s kin2 c~h. ":~IV l;l~~$~r~'\ i11Jkinc n\t)rc monq than I'~I cvc: \c; in [IIY i~~~:i~:;~~~ ~1~s OW i$hr) pi!! \ S I55 Iilr ;! ~*.u)-ka!rcx)m apanrrlcp,! on ll:miur:::n'.\ Lpvr E;>( Side. "1 rncx. iit.\ :i;c 1:dL~rd. t IC wn.; propxy." 'r'c! :lxm :k:n SO pr<cnr t)t.';c*.v K)rk'\ rcxr;II markc! i\ (II\:IC~ h;. \n:::iI *.Si(;i{T .AN:[. 1 :. ]'IS: -7::,-<.:*:y .: - ; - - , - on tcnan~ claims. Gcttq evictions. c whcn tcnants do not pay rcnt. is diPfc oftcn rcquiring goins to coun. "Evcn w vou win. you losc." Ifwan: say>. "One i dragged on two months. Then thq; rn! out. toSc:hcr with your mt. your f~d brcak your windows. I:'..; happncd rn than uncc. Thq evcn ttwk rhc door H thcm. You wouldn't k!icvc it. But how you going to chriss them?" B cnstein te!ls oi 2 i>czding nonp: mcnt evicrion she has tilcd ti twice was thrown out of COL oncc on 2 tcchniciiry 2nd once bccause r city lost the tile. Tnc mant hss since porrcd a violation: A window dws not op to bc doing is calling [rhc ciry housir agcncyl on 3 regular buis." sire uys. *' violarions do not txisr. hc will darnuse i! ap~rtrncnr, and ue'll 20 to COUR. And .yo know what? Ihc coun's ping to sz; 'Make [he repain. you bad landlvrd. c wc'rc Soins to put you in jii.. If' hy $21 his cards right. hc cm livc rcnt-iicc !or w or three ycx 2nd ihcn vacat~'. and I c-n do anything:' Legal aid lawyes haw kept Casalinuovc in coun (ix ihrcc ycm ovcr a S 1CFa-nlr;ntI rcnt incrcasc. Another tenant xxk him tr coun complaining thrrt her SSJ-a-n:ont! rcnt was kx) high. Say Santiago: "Ym :kc like it's J crime to own prqxz:{. IO 'kc : landlord in [his :oun. Tinat'\ cxac:I:; ihC Icc!ing you ;c: when you're in COUR." Once iR>[aIid. cmrrolh aic VC~V. r:Xi> 1ii;c.d. And they :ccd :o ?:[ more. no[ !c>>, sirict kc:~u.q rh~!~ hulici ~.wz:'~I pl1::C:l conxtirucncics and yw.x\t J x:rrtai h)c- act. "Thc ~vorsc ihc 5ho~;l;: ~:5. rkc morc Jc5pcr;tc popk txconlc." e)\ Gcursc Srcniiub. ;l bowing cx~s:: at Kcr- p!n-l'hc SLJ[C L'ni\cnitl; in Scw Jcr~y. ..l'~oplc xc rcrrilicc! :h;!t it' ~hcy t;l1! ot i' :kc and close smoothly. "Now wh3t he's :oil .. 39 c I 0 0 i j Luxury Spendi 1 Among Rente! it applies to landlords. Ab private landlords llcc the marker. c.~pcns sc:: prcssurc buildins for mure pub- I;c housing. .*In $anta Monica. no one will build.'' ?;ays cconornist Anthony Downs of :he 8rwkings Institution. "Tnat Ic~ds to prcssurc to do sornc:hing e!x, and that somc!hing ;.!>e is public housing:' But landlords contend they can house pcoplc far rnorc eilicicnriy - if cities would IC! them. "Believe me. the govcm- nlcnt can never run 3 building thc way I run it:' avers Hwang. "It's only the small Iand- lords liix us who can producc housing for qular p.oplc. Wc can do that because we do a Iut of the work oursclvcs. For me to kecy, a wcllkc t'rtmily, if they pay me SSOO a month. I can nukc ;1 prolit. They won7 le! nlc do that. Tncy'd rxhc: pay S32.ooO for a how!. or limit my income by saying. 'You rcnf to the sme welfm p'oplc. but you'rc only allowed !o charge 5300.' *' Lcsd schulars doubt thc couns will oufconlc ut' the San Jose dccision. Govern- ments cnjov broad powen over Drownv ovcrtum rcnt contrcJs. rcprdlcss of the .3ew lixk's housing shortage is criticdl. rights wh% the pubiic goLxi is deemed at stzkc. Tnc Suprcnx Coun in 192 I ruled housing tmin. ihc1;'II new: kc able to gc! rcnt control cuns:itutiunal. citing "a public Pcrcr Sdins. chairnun 01. thc dcnan- Iw." A?; Srcphcn S[. Hilaire. a Hudson mcnr c)L' urhn atfain at Iiunrc: Cdlcgc in County Lcgai Serviccs Iawyc:. put it for 3 Sew I'd. cxplains [ha[ ct~nlrols arc puliti- Jcxy City newspaper: "Privarc propcny call! plpular hcausc they ;lid ;I small has a socicli rnonpp attached to it." ;roup of' tenanis. while [he damage is But cconurnists say such ihinkin, " rests xprcxl over the mirc houhing nlarkct. on f'alsc: prcmihes. "It would be one thing "Pwplc whu knctit tiom lc+lation in a to trxk provzy rights for 3 clcx benefit:' hrozd way arc ncvcr pxclid:' he say. Sdim obscxs. "Uut to trdc property "The poplc that arc hanncd individually rights ibr ;1 RXSS of potagc is ;In entirely xc inc.rcdibll; bitter and rdiatory." diifcmnt rmrtc:. The courts have to bc. pcr- .Sc:r hrk may stxm givc inheritance suzdcd [hat the adveniscd &r,c!iu arc not rlghrz to rc;ulatcJ apanrnenrs. Cundonlin- there." Eventually k,c issue may disappear IUIM cvnvcnion rcstricrions arc pwing ;lions with iandlurds. "It's dn;ost as il'as q u+!d ;1 ciry 1xdinanc.r urdcrin; !sndlords su.x!y out vi business," says Danic! Bcrkc, .. - back on." interst SO gcst as to justify regulation by rl;h[c.r. A ju+c in Jcxy Cirv rcccntlv cruup ihcl/'n: kin; legislu[cd slowly 2nd :o rcnt thcir unit>: the:: cznnoc k~::., ;I SCW York rc.1 estate appmiser Lsndlords -panlnenrs vxm. "Gc:ting wnlcthing hr wno stay hoF for condominium conver- nothin; has rcplaccd badnII as Arllcrica'?; siun. which is usually the only profitable na[ionrrl >.port." ub\cTycs Stcmlicb. way our. Rent-controllcd prop-ty sells at ~hor12ge is rxhrng nwnsrrous propor- Red Rooicson s:mg~lcs to hang on to :Iwb. hl;lyur Ed Koch has responded wiln his Iizrlcnl'prqxzy - ;1 gili frmu an old 2 S.5 biiliun I:wsing proposcll. 'i'nc city c:llpioyc: ti)r :bhholn hc worked as 2 p1unlbc.r alw urns io XiLC up io I2.W scupird. 2nd handynun hr 23 YCLITS. "In 1% 1. I -.vas -panmcnts in Harlem tor back taxes to.. ~onh x)rl:c:iling !ik S00,KO." hc boars. huux. the horncirss now living in hotclsj ,Yaw. "I :in'[ ;'.X 5 IO in thc bunk:' Ftc owns xcurdins IO rhe hew Lbrk Daily New. xcvcn buik!icgs. ahc:c rcnanrh pay ab little T~IC <!I) ;IIKX!! 1~1;i~I;;;~~ VII::C :5.!XX) :h 1?\? ;I :l:c!l:!h lilr liw XOI;;\. "I 1it;li.t L.OI;;~~~~:I~~LI ul;it\. Orlcc tile c.iry ov.r~z a m:hc ;I nickc! ou: 01' it." he ST.. %-.\. Srill he ~UIILIII:; I[ ilir\ re:][ co[urol ac~d waivch rcluxs ti! x!!. "It' I give it up. iI might bc prolxz! ::I\c>: in cul~cr nods. SCX Y)rk the 1;:st 01. nlc." P:!U\L.\ [t) :!pply 1I1c X::II!C mic\ [o it~cl!':tut - Cm-ol~~r L(~(.Ihc~ti dC In [he nxmiirne, New Yururii's huuing a I'r2c:ion or' its unregulated value. "_ I I Tne California cities I Monica and Berkeley adopt country on thc gruunds would protect the cconomic ncrkle. Sma Monica sp cited "the poor, minorities, , young farnilics and senior as beneficiaries of ren1 con[ Yet 2 study by Richmi I: the Cenrer for Cornmuniry a group that describes itse!f catd .to;ihc :ernpwmk-ht irrcomcdminorirypemri .~ents~otdxxi~ xi& [he srricrcst rent control la un~[y~l.@r.u-mS-on' Dcvine tixtnd hat perpenor Icy residents spent 3 IO pcrc cm gwmr foods rha did o iforniansh Santa-Monicans pemnt'Tmort on maurant L On sporting _roods, bi C~Y, cxnens and SO on. pi Sam Monica 2nd 169 pxcc er in Bcrkclcy :han in the re starc. Spending in ndio. te and music S~O~CS was 20: highcr in Berke!ey md 16 I higher in Santa Monica, found. "Not even in sucb nc centrrs of wealth as Onnge or Sanra Barbara did pr ca penditurcs for truly discn consumer itcms like liquor, and te!cvisions and miscr! gtxxis equal those rccorded in Icy,*' hc said. &vine cited a 19S5 kcr !"dl Strcet Journal wrinen bl Shiffcnbauer, an architcc: of ley's ordinance: "Berkc!cy controls, in exisrence for yem. have produced some I: ipac'd benefirs for :he ciry's re rcstaurmt tmde. Xlmy of:he: ness6 have expxicnccd rcrn gmwtn sincc the advent of re rrols:' &vine says Shit'fenbauer nosis is correct but sdds, "Or quchtion whether it is an app use of puoiic pwr 10 subid rhc consumption of liquor 3n.c nlct cgihinc: 2nd w'ncthc: ifLc ~up,:>c oi' rent con:rol c-n k spending was I91 pxcc.sc h purchasc of sicrcos 2nd jcw; ;id Iwrc dirrcrly ;IcCotl;pii\l nlc::\urc\ tht ;1rc free c~f>\u~:? I I r;:mcd cx{crn:llir:cs:* L 40 I,w;;i.r ' A;>: ""- c 7 I c .-, 0 0 1 Fallacy of rent control s;c / L;/ ~A major, multi-year legal assault on Consider some of the logical. a rent control is being pianned by the extensions oi chis mentality. If cir state's rental-housing industry, ac- can compe! apartment owners to ( ~ cording to real-estate columnist Bradley In- their property to 3 parricular gc ~ man. Given the failure of similar campaigns crusade, jus; because the cause is ~ in the past, victory is hardly assured. But ly beneficial. why couldn't the5 with the state Supreme Court's changing homeowners? Couldn't they just a: makeup, another efforr is worrh a try. go to people's homes and order t!x The common sense of the subject remains out rooms - at fixed rates, of c3 the same: Rent control is bad economics. selected beneficiaries? bad public policy, bad law. Although the Ironically, rent control doesn't rent-control movement has ejbed in recent poor people who are adverrised a: years, the damage already done is consider- ners. To the contrary, the advanti abie. The state's biggest metropolises are cally go to a sma!! group of renters, among rhe 15 cities that have adopted re- most affluent, while a much larg strictions, so that at leas; 50 percent o€ Cali- finds itself squeezed out of !oca1 fornia's apartnents are regulated. Parrly that's because, with hordes already on the books, there is no inclination ing deal, landlords can be especiai tO loosen the scresvs. Recently San Francis- - focusing on the extreme!y sol1 co tightened its own m!es, capping rent in- partly it's because rent control li creases when apartments become vacant, at eventually reduces the sappiy of ' no more than 10 percent every three years. form of housing is controlled. X fair reading by the courts would recog- The VS Suprene Coun has held nize rent control for what it is - a confisca- tain regulations on property use 60; tion of private property to serve a govern- taking that the government is re! ment agenda. A landlord is essentially mus- compensate. Does a Iaw that seize c!ed into a business decreed by the city- the the value of properry from an ow business of supplying cut-rate housing. How lute a raking? The coufls should be is that different from dec!aring inanial law ed with that question again ar,d at Bullocks and ordering rhar prices be set at until the:,? finall:: admit that. o'c:-ic the same level as K-?,far:'s? ansn-er is :yes. hnd in rhose cities where rent control is cants seeking a something-for-ne: \ 8 ’I. .<\’ ’. C -0. , -. - z 1 i I Your Fraecjom John W. Swanson I I I I Say no ~ I to contro ~T he government has a diific enough time managing its own fairs. The idea that it should beco involved in what must remain a purely I vate business matrer is ridiculous. But the foolishness of it all doesn’t stop mobile home owners from trying to get their way when ir con to the rent they pay for leasing some( eke’s Iand. That attitude prompted an expensive s cia1 election, during which Anaheim vot resoundingly rejected their cdI for rent c trol. Now, however, that same group ti couldn’t get their way in the city is trying persuade state legislators to pass a law i; would allow the same type of controls i posed on a countywide basis. We believe that law should be voted do - or vetoed by Gov. Pere Wiison if it dc pass the state Senate. The bill was proposed by Dernocra Assemblyman Tom Umberg of Garc Grove and is supporred by the Anaheim j litical Action Cornmitree, a group of mot home owners. If allowed to become law, this bill wo empower county supervisors to set up a r review committee that would approve creases on mobile home space rents ba: on the consumer price index. The bill does allow park owners io tesi as to why they should be allowed to raise rents they charge for the use of their la1 But, they shouldn’t have to answer to 2 governmental body for what is - and wi remain - a pureIy private decision. Supporters of rent control love io tug people’s emotions - sayins :he eIderly z others on fised income wi11 be forced move or thrown ouf on the sireets if re But, program do exist that do heIp thc on fixed incomes withou: unduly infring on the rights of a properr:.‘ owner. As we said. the governmen: makes a enough mess of things alread:,, in areas I it has to be involved tvith. It has no business gecring invol7:cd in I- decisions. aren’t controlled. I * * * e ' ;7- 2,": .._., 2 0- -.- . >&.]A+ 4.j : C.T< zF ;-Y,2*!jE:>,l, ("~~l;~,Y~\ :L?I $.ac& .hah,eh 2oulev.lrd. 5u~:e 356 h.3i.e:m. C.iii!nmt: ?2Si:3 OMc: 5f err' ,\KC= L'iCc gc7;~yz~~. 20, 29a0 Tu" : FWX: c-y c-LJ;c:I, CIT",; -~~y~~~i~-~ SZBJECT: FISCAL iX?:.:.CT CF FXCFOSE3 "?!OSILZXOME P.Y?.X EzST ST.A3iLI ZXzICt; CRDINA!!CE" - - LEGAL c3s15 F rfCf.p:!JC>" __ - CPI : Infarxzticnzl cnly. DISCUS5iOY: Ahe purscse cf this aexcrardura is ts ideztify and estirnaze 1eqa1 2nd Guzsi-Judicial CSS~S which CZT! be anticipated in csnjunctioc wit3 =!?e adztinistraticn of the propcsed "Mcbil park Rezt Sta3iliza:icz Grdinaixe*r ( lrOrchzncet') if adcFte, m I. >ZSI$T?.\Tf@N E Secticn 6 of the Cr2inance ~culc! reqcire all rnokilehs~~e FZ cvnezs to rqister sll z;ehileksz.:,f! ,-arks acd mc'silehcxe pzz sazces in ;-?z,h.ein *--it.': =:?e city. Sectior, 7 cZ the Cr?inznc~ z~thcrizes the City Cocncil 2s 2s ar?r,ual reqistrztis~ fee u~cn all mcbilehcne park cwnezs each sTzce within s~ch c~rks. Ss-ction 7 (C! cf the crSi~.za providss as follcws: "T,i,s rqistraticn fee provided fcr by secciop. is iztende5 t= defra:i znlr rezscnable and. r.ecesszry asscci~t~? xith the z5xir.istration of the requlatiozs czzt Fercer,: (50%) cf the fses zssessed aq'ainst E. sszce t:, the i.. ;- t,-; L.,&S chpter. 'l ~?.e c;iner is zcthorize? to pzss thrau~h A ,er.zr-,t I - '~r. ir,stanses ?,.-her= E s?ac? is beir.g cccupiec: bb* a to ~crs~a~t ts 2 Iezse cr rental zsreezent, the c***ner nty* L;.s, tc 7'~z.s~ tkrou~?~~~ fif:-** " .;ercenc ct' che reGistrzti.cn fee tc c L~~\2~t ",;?;=e~.di~~ cz t5.e izdi*~id~z,: ~rovisiczs cf s.;~?. EGre 0 w \ 0 *- .- c.7. -:_ " - : 0 . ._ = i ." . - c: . " .; - : c-r-3 A 4 I c3tT;cIL rrcvW=E"x 20, 15.90 ?qe 2 Ecuever, Ci-riI Csde SsczLcn 73E.17 (ES asended ky ~,"ia;csr 1 1990 CzLif~~ni~ STatxios) srovicies, effeszive JEZUEZ~ 1, 1s t>ac any sgace iz a xccllehcrne .. SZZ;~ ;.hick is subject tc: a r acreexent exezsCiz$ szck s~:ace Zrsrn locsl. rent czntrsl is a exengt frsn Fa:mer,t cf Eke re~is:r3=icn Zse. I,' :.",e QTZLIIET: .. abcctod, it is 2ntici~~tsd :%=t zz unquanrffiakis nczzer c: spaces in exiszizq xccilehcxe $arks vill Le exer.Ft trzz the crdinazce azd :he Fz?T,ezc c: t>e re5istraticn foe. xhile 5;: exeslpt spaces may reduco t2e zdzinistrarive C~S~S izczzrtd citl~, %e are unable to ~zedict ;;?at cvttrall ~er~sn~aqe cz adxinistrati?Je cssts zzy Le reccT--srscf t>zaLqh tha ca;xer,t c registzaticn fees. CCS~S inccr=ed t;* the C+ '\* -a? Ordinazca nay be defezztz,, in s;r,sle GC par=, Ly cne r22iscr . -L & -,atinc; ts adsinistratiGn Gf 22 " +ne establFs3ed by t>s C~ty c,-zr.cil if: 1 4.. ~h;e CZS~S "zz2 aszeciaze< vir:? z.ls adzinistraticn +I- L..e re;claticr.s" csnczized in the 0r2.is~zce; ez?l 2. T2e ccs~s 2,'~ kcth reas=natle and r,ecesszry. Any CZS~S incxrrec', by t2lp city x:=ic:? fail tcI nee: t5e E~SCY~ .- wculd Rot be recs=larerl L- LI the resiskration fees. " li. t;E"Z!i.;z COSTS -4= lL L. LAe Ordinance is adspte.',, iz is Frcbable that the valizi StXtiCT, 15 (h) cf :,'le Cr?izxce 'i2:id regire the City to the Or<inance, in whcle cr FZZZ, xi11 be csr.reste2 k:~ l+ws.,: Srouqht z9alr.s~ ~rie Cic:~ in bcth st>.== a~d Fe2erz.l czuzts. f'vfqcrcusly defezd" any S*LCZ ac:isns. W.ile it is ixzcssik predict the tstal. ccsts xi~ic: cc:clC: ke incx;rr=r', ~y the ci'ry sue?. defense (5) , catzl 125~1 defense casts cculd be in the cf $50,CC@-$250,OGC rs-qarlless c: whether scch reFresentz5im prsvide'Ci by s'rai: z==zzze:rs cz seecizl coc:nsel. - -* I~ is alsc ~zssik2.e ** cnat sz:c:? def~-r.se ccsts coc:id kt. held x "25SCCi2ted XiCk C2P zdzinlstrzticn CL t?,e recjulzticns" 2nd therefcrs, r.ct E czst -w-.~~ck *. cscid be defrayed by ae reGist .. fees esta5l:szed pcrs:~?..t t.2 S~ztisr, ?(6) c: tko Cz.$i~zzce. scch a;: incer2retzticc yere azde cr argaer,c cake.ld ir: CCLZ these d2fer.se cc~ts --.SILLC Le kszz? sntirely b;~ the ~it.~.~ *Since tke city ~tt-rzs:/ .e?*. -uL~d hzve the e:<;r?ss reszzr,sr~~l:tv tc; zct cs 1~~21 c,-;rnsel ta t?e Xs'zilst.,s;;;e 33 Ordinzzce a~c! ~crezti+ll:; t? defer.< the validit:: c" the Crd ... F.~.JL~:- C-;-,-r;jssicn estakLis"e2 -~,-c."" Y" -".IC t3 Set'" -L.-ir.. : " 5 cf t:;e 1 k 0 '."- - _-_. "_. - 0 .-.. .- " . - "* - -. - ", : CITY C::LYICIL HCi/C&L., 23, lX vu F? Pa98 3 -I c "A. ,,e cT,:,":&'f; rc,C-c: ~'~_cticr! 5 cf t5.e 0rei~zzc~- pzcvides that "the city Attcrn~ hj.s/her cesisnee skali. zcz as lqal csunsel k= the Kcbile,": Rent 2evie;i Co~misslsr,. S3cticn 5 (ij prc;*=ides that the ~c;;unis=ior. may s;~cint ?earins cffisers tz hear xa" &.,ers CT: uhich sill nee6 tc be c2r.rl:ct22, (2) the fact suck kezrinc be cxnezced wit,';in tkirty da:ls after receipt cf acpiicaci (Secti.cn 1: [h! [ 11 1 znd c'ecisicns nade xithin t~czteez dzys cf fzct must be zade to su7~ort :he decisiccs, EZ~ (4) the decislccs aze sc?=fect ts jcrdicial challenqe, T LC is ny esci that the leqal (2nd cuzs~-;ud:cral) staffin52 vhlch wcuI2 reascr,a'cle 2x2 necessazy t3 alz;:xster the Ozdinance ~n c. perxiazent kzsis, 2~6 t9.e azcual esTirnate2 czsts ~ssccictc2 ther?with, wculd be 2s ~O~~CXS: L ,estimc;;;~ must be tzken. Sec3cse of (1) thp_ volune cf ~PS fQllCWh$ clcse cf t?.e heari.?5s (Stction 14[bj{X]), (2) f I, *I .. ~.~~,,r,eys CChr (2) $155, GOO Clerical SCFGCZZ { 2) /c, cco Hearin9 cfficers (2 x I/; tinre) ci, "l Ci30 Zezzix? transcyi?r= (28 X 15 his.) 5,CGC @i i : ce "A sszce 2,?6 P,qui;zler.k '2,000 EstizaEed A;..r,uai Cost $313, GOO " -.. I '4 . uQITTO>r.\L FTSST-'{CT%q CcST? In aciditicn to t2e Z~ZXZL ccsts i",entifier', ir, tke precedi:: secticn cf this nezcrandx:., it C~Z be axtizipate2 that zdd first-vex CGS~S 7111 2% kcuxed due tcr the nee2 c L~ crp,ct re5iszzaclon zne re.=cr:ir.~ ZCLTXS, adjustnezt asFliccticzs, cszxissicn rules azd ct:?s= cccucents uhich viil 3e require the zc2zdzistratioz cf the ~rdlnzzcs. IE is es=iz:ate", that additigzal first-yezr oxL;~ ccst xi11 5e $L'S,COO - $SO,COC. -. 'd * and. its vzriccls FTO-V-LS:ST'.S ac;air,st ~cssible le521 chzllezq tkis z~~czz~d:~~ sill rs:rziz fro; disccssiz~ zz>* arez.s cf .. - rcten~i21 litiqatizn, ezkrzziz~ azy car~iculztr inter~retat t;ye c-2; -u-~~~~~, CT ct;?eZ.*.iis C~~ZLF. .. s cn t212 vzliSit./ cf z?.y norticr, cf the sz->P"P2 r .I hA*.L,.-L. 2h::~le staffiz5 needs czc~c ke pro-~ided b:~ c:zs~de CCF.~T~C~S~S, t'ic~rer USSC! >.?rein %re hsed u~cn h~rlz,: ne'* (tn~lcy~es cther t?.;?r, fcr trznscriFticn ser-{ices. Gse cL' c It ser.Jice5 csc2.C si~7&i:icz~zi~ i?.crszstC e\ !"le eszic2"d ccszt5. L a ".I I I J r '3 ,: ,. 2 0 - i ;-"1-53-J : CITY COL?JCIS Pqe 4 NGVEEIEX 20, 1390 The szzl;e of tkis zexcrmcm dces nct inclilde sza2Zix~ czs e.qenses xhich vculd be r2lated zs ser-rfces przviZe2 by st: City deszrtaents. These ccsts sill be ~c~z~~s~d ir, sesara nexcrarda- Tkis re7CL-t alsc cces Ect adczess cz include seoculztive c, which cculd Se incxrzed by t2e Cit:~ and which my cr nay nl defezrakie to the ncbilehcne cazk ouners and tenants tkcc: registration fees, Tkse CSSG include, but ax nct neces linited t3: (I) c=rqensacicn fcr ~zr~c~ission mexkers as established by t5e City Ccuncil; (2) Fctantial czmzgs clzi: a*arc',s against tae Cizlr 2s a rzsult of enfzreezezt 02 the Orc'inmcg; and (3) 7cssiSle .=xar5(s) cf attorney's fses tc Frevailirq I;ar',io,s ir: actigzs 'crocqht aqzizst th2 city. P Res~ectzuuy S~k~it~~~, ;.&LJ c* d '" ;;-LA L . h%ZTE / c't~ A~t~r~e~ f J J5X: la c: City !-?anar;s,r -. * +,'!, i) I 1 \/ L I A. . L i I ) :.? / .I ,' c-C,;.\, J - ,'V ,/ / - -,u k';? . 11 - J :by ,'/ ,$J !k-& - \I!" ?V - ,I Baghdad Had 0 It 3etter -. ->,< .. 7, .. v A Half-Century of Rent Control 1s Destroying Xew 1-01 T !fRII'UCilOL'T IS :z:Irc ::.,-cx :cnurc 2s rna)<Ir ut' !hc Cltv 01' >cw Y'.Jrk. Edward I. Kt>c5-:s ;5 .uc:i. inwn--chosc 10 occuny. 2c:ldcs hts ai. tical rcstdcncc. 1 hrsc mc-kdrcorn .:Partntc:lt :..vlth :c:rxc: :n G:c:nwlc.i V"' dccdcs-aid :cnt cnntroi isw. he pl~c ?,il:l? 7cr xonth. Durrng .what onc h,yr.c will hc a mc:c:fuily rhortcr.liscd 5::~ in Gr-cic !.(;::ston. ?,IS 5uc::sser :LWEI co-op ncx Zivcrsldc Cr:vc cn .-cm:ns :hc proud <nunc: oia tn:ct.hcd. :vi!ich. undc: 1 sra:c.rub~~d:ztd mdd!c- incnmc Ilclus~ng ?roeran. hc pay5 a nla:ntcoancc cna:;c oi 571 I,?? PC: mrnth. =:kc: ;ate in; :<.CAI ?<riitlco$ nmt- Lrly SIcsscd Ic:cdit Wiilian Tzcxc:. su.?rd-wtnntng purn2li.a 3nd author oi ;I tcccrrtiy puhlishcd ')cwK on homclcv- XCT? ~nd iwustng polices. .'or sucn sirtic- :t~q ::CIS ad figure?; Inc!uue 31 :cxt :\vn City Councli 'xomcn 2nd J c!urc.i oi >c:v 'furk Stsrc Scnarors. ::claoly kc lk:x~~c:a~:c mlnor::v kadc:. Two chap- :cx in rh1r parr oi.T'~ctcr's kk. Sy :hc 'as?. arc c:il:d "7'Sc 9cst &:I in I c1wn'. 2nd "410cc;rw on :hc iiudscn." ltisec for lxnlch. :hmi< :Q :hc .;::y'j -.. Into :hls ncnrlv k;~f-ccntur:i-cld slub- <td~xd :cnz:l:s' przc:qc- 3nd. concnm- i[antiy, o1'courx. Iand!o:as' purzlrory- nuw 'ihrcalcnt ?o :nl:udc. S,x:;fiC2liy, Rcsolntintl 'I'ruTt Cwp. (RTC). :he Tc." ut ycm :go [u tskc ovcr 2nd t3iV3gC cral aec:lcy tc: :JP 3, C3ng;cw 2 coupic :\hat :: ccr~:lu !;.om :5c ,srcckJge si :kc natt<!n's thr:ir insrltutions. :cc:ntly hrtwght tuit in L1.S. distr:c: ccurr. It srrks rc!icl from financtal josscs on !t!rcc!occd rcnt-conlrollcd and :cnt-sca- b:ii7cd lpartmcnts in midtown Manhat- :stt wiTc:cd hy :hc fcdc:ai :ovc:nrr.cnt 3s s rcsull ol!ccsl hcuslng !awus. XTC's conplalnt auncd as dc!irn- .':lnts [enants 01' "n:nc ccndcninicrn gn::.s :n 2 luxur:; apJr:mcnr juiiding thc Contnlicsiuccr or :he Diblston oi !(xnlcrl ncJr Sutrnn ?:x: , , _.'. 2s .ucil ss ;:\'using 2nd Comzlunil:, Rcxwfl cf rllc .5lz:r nT >'cw Vork :nd i:s ,\t:orsc:t cru-:c:-ctjctf RTC and :.WO cilts ~~cnrs. :-nnci. bots s:z:c oi:k:::s i3vc jus( In 'crm oi iioilarr 2nd CC:::~. ;cia- :!,.ci:# !II;!C scc-s at saic. ,!.T jc:cw- -2:ic: ;::::ai units. io 7TC :!am$. AC 2::c ;j'Jr:JC7IS JiiCgc:),c: [c!c..l sjigb\i:/ ft..,,i !CJS :h:r: 59.C)r) ;cr mon:h. barc!y cnc- ,.*tl- :?I2 C3~77ZlOfl C?,3:5CS 2nd !CC:! ?rt:rc:t? (31~s inc2::cd by :b.c 2g:nc:r 3s :ccc:\':: rcr !Sc bus[cS Y~SSJU S~v!nps B :...an .\sioc:JCion. '.!2 icd;::cn :o :>.c .?e: ..i-rc<k:: ~cn;h;y :css zr Si:: >:: ::." :kc 3ccncv ;r;-cs :n :is CC,T- +** 3 qwif d !he :PI/ cc:comtc .*.cr!J .. Gc::c.:ai. >uoc LC be aut-irtl31rc.' 3.' cu:- F!.i:::C. "X'TC :I:'<$\ 5'22: ,>:kc: C25:5 iS5C- -. ,-.-.,.., _,..%." .*.::h :he oWI1c:52:~ '31 :.?e 2::i:j. .. ::':::d!y, .:"s":;lcc. ,T.l:.;!c2J,~cz 3.7d ...- ,.._ ., ,.. \. * :cncz Its se:: C.CCKI :o .<<>!C :n: .._ _. ,,<:I>< Cln :he crcn ,z:rLc:. c\;<:;>q '~2::s 2nd rrcc :!:c -;:::CY :o :cii .E ::e. :hi. CZSC .n:.c::.:; :li: :2rc2cc:, &<.:;;::x: Itcuc5. !,7 ,Yew Y2rk c;:y .I,'$~CC. :< !'C sirr-2:. hoids c;:K!csc5 h,:;!< "n zc-r!:; :.!XI1 rc::L:cz::a; ;:crcr- L::;, 2::c :hc c:!unl :5 c;:z!?:R; ;.l<;. ::: i>2L.< :- .- :*,. -.._ 1. , .. WSC: ~:a~cs-C:!irrr::i~. \l:ss~c;~ucc!~c T>cvc: czilci :hc Ci:y'$ "<t:uc:ursi de~- and NCW JcrscV. 10 c:Ic 3 C:w-tcorcr oi ~:r.'- Sna~l rvondcr ;hat one 5wcdish ordinmccr dcc:cc:n_z ~crnc klnd or ::x Icantngs. 51s aptly oo~~cd: "ycx~:~ :Own5 2nd <t[:CT :iw :JVC mac!cd Ioczl cc:mnmst. not sotcd ';or irce.markc[ slabtiixlxm or c:!n!rni. V+'c lr: '.WI:~CCT. ~o~~c,tng~ttr;~r~~i~c~-~.,:o.~e~ :n3. :n +crI. :I?: :i:u conccrtc'rl ::Tort ;n nost :i!;c:cnL. icchnrquc 10 r- ' :rcnchc:! Cam of mc:si;st ~c~yor~sm. :he ->J?T-&-i-:-.z(k-;r :,ou dsrc- COU~ ;it' wnlci-G.T:nc::i. poii!:ca!. $0- !hrr:ugh 5,,2rd,-d.up. burt,c~.ou( bcr- c:ai- loom :vcr iar3z:. 0~35s sf 3rooilyn. !he 3ronx 3na xpper On :n:t wore. 'z 1 ?r<5CiC.?: piccc ?.(Jnn::!;n (;he city :odlv ownr 1n cstI- Iianl T2cxcr :cttcd '29 :ic i:3ggc:!ng anl[$ ji: !12rjcm). ~~~hd~d bad it bcrtcr, In a leadin3 iustncts da:iy ::<: Fail. Wii- matc< twn-rhirds or morc of lil d.uc!ling SOSIJ <1i SCW YO:^ Clcv's ;crv2s:vc ~ys- - I ou.Jrd tuch cysicnnst:~ dcsrmc!:cn Icm ni rent s:as~!iz~::cn :nJ cuntroi oi !hc ht,uslnq crock. qs/lshln3!cn ovc: (which :he ccnrlic:-ci-;ntc:csr r:ddcn Ihc ycJrs h3s Iakcn Jn Jmbivjicnt yIcw. City C~unci!. by dc-:2r:n3 2 rur:hcr In :hc ;aIc .Sc,cnttcy. .yhcn Iimmlr c2r- gcnc:; :n Gcth3m Jarin3 k:x :o worid :hc lcderJl housing Juthcr,tics ac:ivciy rhrcc-ye-r cxicnsiun oi~ i:uustng ":mer- :cr.s 5rand cl snR socia,ism hcid s,u~y, War !I. 15 :W xw 73~3 :hc 'way :o scluxhl :n ?r~,mrrrc Icnt controi on I renew). Dur:np the -5ullicnt 'Z3h:ics. CGr c~~~~~~~~~ of H~~~~~~ and L:rSan De- mtrunwde haw?. Toward :hi$ cnd. :he txmflc. prlvjlc :m:3c:ors :n Corham rc!cPmcnt. in rcsponsc Io con~uncr put up no .cor: :,?an LC:.Ml d~w+:iir.3 untts ycr ycar. J snail <::c::on oi what suf lorm icffciJ urging !hc rccipicnu !o qucrtcs 2nd ampiaints. :mk to n31ling Tar !css ropulous ;izc:s %~c:c butiding. ...,,crk :award zomc tyFc ,Jf !mi :~nl word) :ir JM 3wy :nc :x?cst 3pgrc- hznds of an ardent opponcnl oi such 33tc or ;ilJiiC ~PJ~~-":~Q.~X unlcs. cgrb5 Ind ,uas 3ietcuily rcrrlnrcd in morc :n:n !n :nc :ex: :fl c::ics put tngc:hc:.'-in [kc :zc~::;J. .'.ioscaw zn Sdrron'i. Thar didn't slop !IUD .'ram tkc tirldscn. :ndccs. pc:sisrm3 in puuring nany tniilicns oi Tuckc; 2ddco, -;$ its c3i!:c:!cn oi 3n,-c (:o d~tc 3( Ic~s~I Of de:cgularica. the '~L'rsc. ~~t~~.t is u..II'uc !o yc.. yuri.- In :he 'S&tics. ~hc hi+ .*arc: ntrt ,,r,valclv Llwnc~ bcus;ng :hat ,>$ icc2 Xcqm h.kr~inistrarlon c.'.-ngcd i~ur~e irom mailng f protit :,, it l)c :hat :he P::ttdcnt'r Comrnlrtion on Housing dc- abandcncd 3y ownc:s 7rc.,.cn..ed hy :aw cornplc::!y. In it5 cxly ycxt indced. 1 c.ty has tclzcd rcr bSci :2x:q, ~~~h~~ nounc::! 3cw Yori City 3s a "hcnibic citics wcc,d do. yC,,, ycrk has icFl ccntroi. I( has 5y hr the largest propor- :.,an sell :hcsc 3par:"cnls. as nlclt cthcr c.xmplc or thc long-[crn :cwirs of ::at gcthcr. In 19x9. :st 33czcy !b,a: man- larzc cw: wh 35 or Ihc nation's FPU- l~Cm-rnulc :ban l~,-~,,~-.. un1:3 ailo. lion of dckicxr housing units of any -. ... I. OW J k;dc :O ih~ SUI IR t?. Icr dcrlrnwnz c:t;cJ.'* .-:~wu .. . hrcan1:me. NYC scas'.s !iT :sat :s !hC e3n(:o(." Somehow 1 ccpr fcil ,niO :he 'rkar.5 .:a~ :::>q,, SU~ rhc::'~ m:xs intv such pc:niciour punuirJ, aqcd lhcsc apar:mcnir. the oc:~r!zcnt kllloR. x:C.* YOfk has g? Of ill dcfic:ent or 1 fnus1n3 T:cscrua:!cn 2nd L1cvc!t>p. h(1u51n3." mcnt. had 3 nucgc: cf 55:: x~llicn, mi:, To aver? disas~cr. [he Cornrnision j!:gh:ly rmallcr :ha?, :?,: Fire and S:nl- '*':X co iar 3s :a rcconzcnd !h3( !he ta:lon i)cpar:mcp.:s . . . ." /\I! :OM. T~~C~C: ~x:!matc<. 23 in3 scrap) rent controls on 311 Frcpentes fcC::sl pvc:n;ncnt "prcempt" (mean- Y3k2.5 ~:s~~i~~~-~~~~~~,~~~~c~ SnJnccd cflflcr Sy fcdcraily insured c~:!~II:J~w-,~, -)L.- ,~,,:cn x: :KX, ban$ or by loans rrcm Cedcrally insured - - _. . -, - "." -. -.- ~iougn !~AS{ 3~1.~r+FTZnl/ :3[c."lf Adt !csdc~ :odjy) in gn Tar :ovar(l L(ci:3yiz3 .v'+al .?:::!:; z .":ZdC !ZtC:-*-A 41.v pc::.,aos I J 1 BARR035 MAILBAG 1 1 i "~~Z,~XRE?ICT'~~E'' C:ms .ukn !.icy 3r3drtsicd cram !ZW - i u :hc Ezi:or: sc>cxi :r :wid :cldiiy swicch jobs 3nC n;l:io: W~~I-GJS;!-~~:X~: 3:zc :xx kc: cc~:c!i:ka Fcr SEC aclorn::/ 30- Dcnjsrn::: ;. 51:ir: :''Y~~:;:,r~x Sc:. bri.33 !:::ir :Ji:n: :a such 5rzx Tic :kc c;a~c!" ?.(;:c> :; ?S:E:S : :::kc: sit~cr.s :s ;:ccid :hc ~.IT;~c choice :he '2t:s;;t ":c:"rc zl I,-,: " "" -I "...,-I -" ___,._ >.- _"". 30vc:~"c~r .:.x wncn 3t::nz. L3yc:s 'cc:.rc:nl Tlz;,::::; 1T.c :e:cnc:T.: a$cn cxc'sc :c ,>c:k rcr :hc SEC :;ccac:c :~y< 13 tc<~v!cca: :jc:s :::-;T.J~ ::J:Z:?. .q: :rc .~ot~s<~:cd 5y =or: !ban :kc :hc-~ii :ia:;n~ :;?a: SC I::C:ZC'.S ":-n:ct Fzi- oic.:;cs:vc rkccs. Suc rmx: by a ks :cw :kc cc:al:j >: __,..,. ""," :. ~ __,_. --<-. . . . ::a;.c !~3:bic. zc:: honorlcic dew:: :o "COT su?,yc:: ::3!7, , . :;c n,: .*-.::.r3:c. -3ic :kc ,\.7-.cr:can Gz3cc:al Isnl::;;c ~ .. .. " .. ._ .. -. ~zC? '~3::r :o !:3~c ini --sic 3 zccd 3 .-cre :.c:cs:. r:Tic!cnt piac:. iivinq." Z-C:: it::::c?5 ,:X: ":n L~ZY 31 I zlso i,isgtrc: wt5 S:::n'3 bascicss .*.ci!.ptd. h:?.'.iy .ZC::V:::<. .::?:I:, :?E- :onc:ctLcn !!ut :k.c rc:ocrc:f ci 3 .vn:ic : :<:?< .E!:: :kc ::::e: :;le:- :!I>: ;kc g:v::n-.c~! can :C:clv 3333n5: :IC?. [ :ai: :G:C 'AI!> 3:::~ 5 ;cr:;::! :I n;n. 2 :.e :nc::^,:o:c CSI oi iit132::2a .. .. *. IC,,"-, ;a.&.l..p" .y "., ^" r<*-.1 :- ... '' ..vcsi:h:i dcrcndlnr -Jix>;/s dw.7:i :,:.cs: SEC $:SIT 2::\7r,?<y<. '.h?..< e3uid hs.;c (!ha: is. .x?.c:: 1 Ic::cndJnt ;I ray:"': 1 ,,u .... -.> _" .... 5 >-. 1 ...".. ~.,. .- , - I .. -. . .. .I 'xcrxcu 2: 'A.:::C-~:.CE ?::< ,\.c?:~c C'cnllnurd on .pgqr .'O !CO :ale :o ta ?uenc:s >I :: comes :h: X a Slrnlki~ ilrn UOWC~ jt 'Uli :allon .un~c:: diae xn!:x in3 the -3u:li Suprc-ac:; < :ion. RTC <( .+ c 'vIsn it :i !n.lt-hC-a nl in ;he scrrj : uckcr S3s si rcrcntiy. On scYC:II "e.= ~r:sston;li d and ciswn, mlndca coil< RTC'j :hrus .ucci's jttfc: vidc more : !can hl!OUt 1x5 riders :i bringi23 !he 33ovt. 0iv:sicc oi Ana. oi i ,P:nc.wi (!a !ems) 3nd sucd in Icd AG., "seeks hand. Tti5 by RTC :o { ganrcd !o il piace :hc COS bacis or dnrogatc :ht Chimed in k tcn3nf.s pro[ unprc:cdcnrc :hc cilucns c [n :Is coI; in3 the sin4 c:tcf !kir 3 tSc!r !irc:ine RT" Out ;US[ Cony L L s 3ove FiitS and .... nn3t3 'Jcre indc c=u:ry znd Fcr as ;a :ou3it in '7: Siascd !ccsi :cc::vcT 2: i jta\c's houstn 7.. Nnt su:p - .. ._ .. 3iid :cnL coi c:cs:c::-c'J:. JCCCC !why. pJpcrty 53 3lkr accrhc: ;oiiy scci r3i-n (c: 5: :a 33 ?OL :a :n 3::C :Awe; I:: c2scs Rc3qsn rev ?C3ij :1..ic ': :c::nt y1c.s. :hc.lcci :or ~ ' -.cCS. :>.I< CC':C!CrCcnl t:EC :c rJc!l3 ;",. .%.;, CCC',' ."" ..,-... c - 0 I, I " . " "~- _. .. -._ .. . -I - - r L' Berkefe y 3 Bi// /s I u wer I 7 0 I' .: . i"-- !THECOST.OFRENTCONTROL;;''..'~~:': :::;.-.:?? c. santa Monica pays Big when fenr canrro~ was enscred. Berkeley. roughly rhe same 3ize an1 Santa Monica hea hod a live-member elected rent board since a similarly rough rent ordinance. atecad I nine-rnernbor board in 191 Pric;f I? for Rent Control BY TXXCY 'V~ILKINSON. Times stall ~ritcz Why does it cost $4 million to similarly tough rent control law. make rent o tro work in Santa about t1.56 million was spent last Xfonica. rscJ. year to administer rent control: the 11 h a question hrhounds the mne amount is budgeled for keepers ol the city's rent control ]$l&ag, to opponenls. 14.45 milllon last year and has Landlord groups charge that budgeted f4.21 million for 1988-69. Sam Monica's rent control agency has grown into a bloated and ncdstrrtian FcO inefficient bureaucracy. rife with Berkeley only has about half the idfoiogicaliy inypired mismanaqe- total number of rental units !hat ment and a money-wastinq budget Santa Monica has. StIII. when bro- four times What it was eight years ken down to a per-unit basis. Santa law snd gives political anhunttion Santa blonica spent an estimated ago Monica spends nearly half again as Rent control officials counter much as Berkeley. that they are forced to Fpend big Both Santa Monica and Berkeley rncney staving off one legal chal- get most of their inccme from lenge after another. and to be able registration fees-a Te! amount of to offer expanded protections for money annually paid Fer unit by tenant.?. thc landlord that Is pclsed on to the site of Santa Nonrca and with a Santa hlonica. especiaily. has In l3c:kclcy. J city rorlphly thc tenants. - I. I ' b,$ 3." YF ?/ I d il. ". .. . , I 1. u Cdntlnqed from PR;C 1 about hail of which is being paid back thijgear. The Wtns Act cost Berke!cy a1 least $1 rnlllion. according Lo Jay analyst of aerkcley's Rent Stabili- Kelckian. associate adrntnrstrative :atton Prcgram. Santa blonica has had a five- member efccted board in pkce since 1979. when rent control GJ cnac!cd. Berkeley elecred a nine- member bard starting in 1294. ErnployceSalarles The bulk of Santa bfonica's budget goes to salaries for 53.1 pernclncnt ernp1o:rees last year. but the number is being reduced to 51.6 this year. The budget calls !cr Counsci Jcel Levy ,.v~ll ear ST9.95. Yvvrkonis to earn C69.25.5: Genfrai n?rkeley rcnt conlrol adrnlnts- !ra!or Jotcph F. Brooks earns 5G3.m. hot hrs salary iy scheduled !o 5') ~p !a 56G.CW later thl3 year To C'JL cxts !his !car. tte Sxra \Icnlca board cut I;VO ?allions- public inlormation oificer 3nd labor BERKELEY MI 9 1987-88 rant control budger J1.860.coO f4.45 1988.89 rent control budget ' $1.860.000 S4.21 No. of rent81 unitf Daying regisrration fee3 19.8co 2: Annual rsgistration faas oar unit sa0 Agency staff members 3 1.5 Logal ItaH' .a 2.5' -CIV rrrwmpon on found that Its rental housing gram to certify all rent2 stock-and. consequently. the reg- charged within their bound2 lstration ref3 that can be charstd- The Petris Act. named af'. Is shrinking. The Rent Control Nicholas Petris (D-Oakianl Eoard raised [he fees thls year from quired officials by Jan. I. 1 SI20 to $144 a year per unit: notify all owners in writmg Berkeley charges $80. amount of rent they could 1 A total of 105 units are with- An appealsprocess followed. drawn from Sank Monica's reve- The Santa Sfonica Rent ( nue base each month through a Bcard sass the Petris Act h variety of le5 waivers. owner-oc- tbe board 51.6 million sinc: cupancy exemptions and other re- with another f152.462 e.xpe8 movals. according to rent control be spent in the futurr?. To administrator Mary Ann Yurkonis. some of the costs. the board Both ciLie3 Were hit In 19S6 with borrow S7M).ooO frnrn the an expensive. state-mandated pro- Please see REXT. P re!atlons managhr-and eliminated its ne-ssletter. Seven ruil-time attcrneyz: Berkc- ley. which employs 31.5 permanent pecple. does not have a legal staff. but 2.5 asristant city attorneys are on call for legal cases. Keiekian' said. staff. plus a heavier day-to-day Yurkcnis said !he need for a legal caselcad of rent-related work. are largely responsible for setting San- ta Monrca apart Irom Berkeley. "If rent control had not been under attaCk since the day we ccene.1 the doors. xe wouldn't fled this kind of strrff." Yurkonis said. San(a Atonka's payroll includes Slrff Ilal Expsndcd "??nple are very litigious here. frcm i)a:r One." she said. "X lot 6f inis agency has been challenged lrtlzatm is handled here that af- fec!s rent ccnt:oi lhrouqhout the S:JI?." i'irrlcnrs addd that [he staff has -. c.?~~*Ced JS hare the cer*;ices oifercd. The agency cmploys hear- ing examiners. inspectors. inforrna- :ion systems analysts and others who proccsj tenants' claims and petitions., ,e But critics say much of the legal and technical work is gratuitous. - They say that rent control commis- sroners are bringing on numerous unneceszary lawsuits in what c:it- ics cail an over:eaious enforcement of strict rent control. "It is a make-work 3gency: [hey are constantly inventmq more things to do 10 spend more money on." said James W. Baker. a Santa Nonica landlord and past president of the Apartment Owners Assn. of Greater Los Angeles. Baker said mucn rncney is was:- ed on high salaries and What he called "o:vner-bashing." in which tenants are encouraged to cnai- lenqe !heir landlords bciore :he bcard on okn trrvlal mtters. and the tenant-landlor4 :ciationship is made cspec:ally 3ntJgonlS:lc. "They mite a rnounlain ol PYP~ ~oleixl!:~ kc said. 0 &A- TLA k, I .-C/Jf i i I j: II c J ' h "I -, ,'; y!c (- ,; )!I * (p p p ; QJ. 3 0 yP 0 B10 Tine Crance Ccunrj - iiec;is:er Monday, February 27, 1989 * _" . The ravages o T he debate over rent control in Ana- heim is smck on procedural issues, which is sonet,hg of a shane. The discussion really should be about he eifec:s oi rent control wherever it has been ked. At ths pint in hahein, advocates of rent control for rr,obi.lehome parks have sued the ciry, c!-g chat the CIrjr Council exceeded its authority when it denied ape& tion to put the issue up for a special eieccion. The counci's Iegd advisers say the ge",on contained tec.hical flaws sucfi as 3islead- ing intmduc:ov nate~al, failing to put the ballot tide in the right !ocation, and failing to request a saecial e!ection specifically. Rent-conrrol propnents say the pedaon was not rcisskg anyt'iing that's acmally re- quired by the state e!ecdon cde. How that amw issue is eventually decid- ed in the coucs %-!dl have little or cot!!g to do with the mo~?e fw-damental question of whether rent control, either for a kted sec:or of &e markec Lke mobiie-home parks or for a broader spectrum of rental proper- ties, is a good idea. That question deserves lcore discssion. New York City has had rent controI for 45 years. The ciry's vacanc:: rate starxis at 2.5 percent, conpxed to S.5 percent nadonally. srreeu, sleepkg on sidewalh, subway grates, or in Grxd Cectral Station. Eousig regulations, *~,ft?, rent control the c3ef cd- prit, have caused &e abandonrEent of50,GCO buildings over the !as[ 15 years. Both the abw.dormer,ts and the fac: that rent coctrol or! residentid spaces forces landlords to 'scueeze comzercia! tesants, About ~,@N boneless peopIe wd!" the ;f rent contr leading New York to be rated as "c WOTSI: big Anezican cities for .Si small retad or manuiaczuring busi Inc. magazine. and 79th in the c3u hind Jackson. LMiss. and Toledo, 0 good place for small businesses. The February issue of Reason I has an anicle by New Yorker WiIIi et on sone oi the mate subde u control erodes civiliry. Rent conr: made it seem advisable to pass 1 anti-evicrion laws, which protec: ants as well as good ones. Drdg de obnoxious peopie are the prkcip; ciaries. Ironically, the city itzeli i gesr landlord to dmg dealers, w.1 ordinaxes make it al~osr iclp evic them Why does rent control produce results? When soner&,g is forc market pxtces. owners have to CJI First to go is maintenance and upI ducing tenement-Like conditions. may be necessar/ to dec!are b: and abandon a building rather I: losing money on it. The result is shortages and skewing the nzarke! "bargains" ezerge for longten expensive areas, but for rr,~' houshg at ail is avzilable. It won't hapven oveFighr, bur 2 trol is inposed on rzobi!e hme i dl fist see cutbacks in rnainte: upkeep, then abar,domenc or con other uses. .A law intended to he! may indeed benefit a tir.y ~i? make things worse for &e X~;OI I I .-c 4- pJ(+i L=.,.:i F " '.. -,,,p *. . .Lu C. ., . . pg In Pd&a 0 .iunmln 1559 The Evils of Rent Co L i =\, - 3. ?~.sI,z;,~ " Rcz: antrol ih ;)ne or' :ne nohc dihahmu Yo?.> <I( pciiticai inten'crcnc: in [he xwcmy. The ixniiix rxcn2iizZ::ons for conrrol>-ihr 9iighr uI' iow income mznrs. !ow *,YLx~:/ mes. .zrerd.v landlords-have 4e:m :o nnc :10iiow. 5:;ezcnc: has :rxsier wealth [o middle ciass :enants ;mi Ju:ezuc:xs. x [he expme or proceny c)wners 2nd the goor. czn be uuite signiricmr. Since :hex zains are mere!! e.:?ropri- - ie3eztedly shown :hat the ma~n t'unc:Ion or' rc~r xmtroi is :O The immediate benerirs rent control deiiwrs :O its .;upporters 711>1rive. it mu>; :i! reil;::vc :O orher :??e:, <)i ;r; ., -I_ TD constantly cnmpe:lng for :he ame capit:l. .: or' 10% versus one oi 6% c3n s~eil [he diiferczc housing boom 3rd no nt'~ consmxion whAitTiI .kivocxzs otrenr conmi have :rid :o de2 ?rooiem by sxrmprmg ne*.v <onsacion ~~rn c not kn notably wccessiui. ccczuse pcteztid i tcrs c2:n.t re!? on [he promises oijurisdic:ions I, .As 3t.w York proceny ownr:~ Irmc:! :ne hud .. ~cci from orhers. however. :here is no ne! be:?.crir :o ioc:tr:y even e-siiy be extended io cover 2c.v unirs after :+.e:/ in [he shon run. Wirh :he ?assage of :ime. rent canrroi irncoses reiiance on zuch exemptions. such immense !ong-[en costs that it is doubtiul wvhr!ker my In ddition to chokicg oi- :he sup~iy of x-.\ :roup reaiiy henenrs on baianco. control e~.c!~ur,~~s owners :c 9wirhCr3~ e:.is:izg T'nr ev~h of rent control can be viewed from Ihiee 3erspec- rental rnarkr!. Conversion 01' aparments :o scnc rives: zcmomic. social and political. Tie economic eCec:s are wil-known response :o the :hrex or :e-::ry or c ;kc nos[ famiii-r. sinco he:^ have been obscr~c:! xd :c;o~ed by coniiscztory :e:irr,r like 3erstiey.x. owne:s 3re threr generations oI' urban economisrs. Der-iis %:x: xcgrding :o forct:! to mt [heir k~sses by e*.-ic:ing tczan~s znd :ne type c)i ordinance. but :he g~n~r2.l economic i~cac: or' rent ~u'firrs :he:l fom.er!y re?.:e3 :o others. !t mzy c cantmi ha5 Sezn depressinsly consiscent sine: '?Vcrii: ?Vx I. in [ems oi both mone:x:d CO~~S 2nd 2ggrav::ion Xcwarch into the \ocial 2nd p01itic;li sonhequrnces ai :en( s:and idle rxher than to :en: it out. csntroi is (It morc :ccent ongin. Inrerest in :hese issue:. ..vas It is nor surprising :h:r :he supoiy or' pr!v:rtc Frcmpred by the intcnsciy idcologic~i cantrois imcose:! in Be:kt.!t~, 2nd Sunn JIonicz :7;1> S~CZ jizgnant 01 Bc.rkc!zy 2nd Ssnt:: .\lur-~~ca !n rhc 19~0~. The tccnor.:jc. sccizi :he ~vrr~ge age of this housing has ;isen. The :'r 2nd ?oIit:c:l uspcc:s c:f:cnt canmi are c:ose:y :n[c~~:::,:ez 2nd that each unit oi !his dwir.i!in; su;Ci]: now pro: :end :o icrd upon ex5 o[ner. se:-;ices than before rents '&ere reguizred. .Ac :od :ow renrs. tenants natura!ly *w;?nr :o occ:?y :x:< Economic Evils :hc:/ wc~uid demand in a free xarke:. Sinc:. it is *J The muar ciez-cu 2nd univs:s;li tf:'rct si -nn Ib.,I[ ;;mi is !O sick !O move from one :e:[ ;gn[;oi!ctd ~gxm~ CT:~!C 2nd ~c~.s:ua:tc shur;cl;rs or' ren:ai kc;usii;z. - I: is i:cnic ;ha[ :kc>s housing consumcs hzS:s xcornclishej :?,e controls are often zdvocated on the grcund :hz: shoczgrs 2Iredy reiccing !he 2vcr;gc nurn5c.r ci resIdenr.5 per xi :.xis:. for repdless of how rignt :he rcnrzi z:rke! w:s initiZI!y, : arc 801 rc?iaced when :hey !raw. Se?a:ared or di Serke!e:~ 2nd Sunta .Llonica. :he cities wirh CslifoEia's zosi hmiiies. Tnr: resuiting inc:c-se in space occxsie: s::ingcnt conrrolh. are r?bour ZQ% mcre scxcz :cd-y :km whe:! : piayer! a role in pushing vacancy ures co ai/-{ine I :ho>e mrasxres we:: ~doptcd. Tne longer :en[ cmrroi is in forc:. ccntroiled cities. I :?e more xriuus the housing Crisis becomes. .An sparrment Suiidinz. or my xzrzl prcFe:r: cr?pitA xsc: !O tbc owner. Its ?rcciuc:ivr !irc:ize txccerfs ;he xviiab!e supply. Rent ccnrrci s;imui;l:es 6e~xd :O j deaending on the xxount of inc~rnr: ;einvcsi<d Ir , :?e tx;cn[ thclr rents zre he!d k!ow :he Ic-~e! :h:: xoci', 2";. -.,A; in a shouid bc :'viJc'nr h:r :ezr xc::cl c:uscs ov.~ers i::: mclrke:. ,At [he szrze :ime. controis reiucc :he scpsi'; of maintenance s;t.n>rs. 2s ;1 n;zc:e: or' basic t<ccr.c ;?cuing :ha[ is offerccj for rent. By discaxgins :e-:'.c z2r.b;~~~- ing :hesc funds inro orhe: inl:es:mer.:.s :s. in =::x [icn. promctin_r inef5cient ~sr ofexis:ing 5ccsin;. xi zrc,:ing wi;hdrz:w c-pirai fmc~ rcn: czr-,::ollcd arocez:; x , iccznrives :O >wi:hdrz.w units from ;he mark. re:; xc:xi :js:s:s ~ prcduc!ive uss. The physici 2c:eriora:ion of ::nl : s?ocz:rj - in elecf 'A;?*/ in-zinzbie. ; ccmEuniries is 2n esily obscr;abie ?x: %~here*;e .. - ... 1. , rent control invariabiy rn-kcs rnztters wor\e. Rentai vxzncies in rernain in the r?pr?riments ;he:/ Freviously shz:~d .A sh~cage oi renral housing e..tisis *~i..en ::e CSZ:.:~! .. .... .. ~ e. ......... P:ivz[r de?/e!oC~~~:t oi X..V housing :S :cRlci;ts. :i :Ct ~ kc-n in force for ;I xiyi~cx! cine. ; c:mpie:e!;/ destro1;cd. in csnmuniries wk:: x:! c:r;::si is Ii has CW.lmt. ?2ShiOfl28it fOi :ht 2C[horii;tS 8. I. .... !.T;o>c~. This has 2~t~tr.y :O to *with ;he ;d<ciccic=i cr ZOI:::C:I ~it*.vs ~t' buiidcrs. !t ih jirnziy 2 qcss~ion cf :kc ;::e 2:' :::yrh crd iz,i<h:~.cz: in kc;u>ing. Sc*.-ers :cnt csctrsis :x mukc it ii:er:i:;; i-ecs.\;,-.c :a SL;~!:; ne'.^ SI nc:u\;ng. 121s :s c;e:r;v :r.c ::>.< .A?,CZ 3 -,<'x -. . 11 -.. .... UP,' ..at'\ prO!cc:t.d !CCL':ZC: from EZ[S '~o~jd kc :c>j :~ZZ ::.e ~2s; OF CCn>;:uC!iOn ;!u> L!cS[ ~c~:i~t'. Sot ja ~bvi~~~;y. !ehs 5;r:::tz: C.-r"D!, 4 .I/ C"?, h:.;.. ::.c s..F&e ..,.A,-. [;. -*,I:".? -.., >,2s ",. :".>,.. 2: 'I!! c)n c~pcc:c~! 7::;:s. it 3.viii reduct. :he e.y:cc:<Lj y::~, or, ._ -1 hL_.. .Lrl u, -*.t.-..LL -1.. .&,I",.L. .. .... in.;c>in;c;;[ in rc:;taj hou,\jn;, E.;cn jf :>c ,ST- -...,i;.,.. ....... . s,;c!c :*-:.,;- L.~.~,.,.s .. : s::c2ciorl 5, x5ctr:nz OWT.C'T5 :o 47.C':: spsc;r.e-, m +;..I b..lirr oft3 r;i~ 1 right :o scil ;).e :rocerr:; 2r 20 cc! c; .&..E2;\.; irc>:::><,j <z?il..i .1 ,?.,.?*.>-.,".- .C....L....l.ic {XZC!22. .- . c,;~r,~~&, ?<~zi~~<~ fcf T;iciL;?rs iccixdc forrs\;::r 2nd im?ri>onrr.r.n:. I: is nc:r Z!tz: wh~':hcr :hi> ICC *. SCCT~S.$ it CSE (!-in: IS ;OC< 2: :hc cz>i OF TCSCC'. e::lc:c:xy-:lcin. czuhino 2 zc: :csh :a socirry. T e:;t,;: .. {,t' [hc. !ywd-;ir,c ",,::,.%. h.,> :".-,.,",,I; - L" *. +,I,&.. .i\,irrr . uL-., .L e.x~rcpr::::~:n oI' pr::scr;s; ?x:- :iExcizi!y ti\::.\.. jCC,-;.>qprj .. ... . ,. . .. J' *t 3 i 0 The Evils of Rent Control ()rlc 1)1rc!1 ovcrioohcd c:lrl\cquc:lc;. OI rcnr ~{111tr(1i ;\ the rcductIoII 111 1110ii1i1ry ot' [he !C:IXII pcyuixion. Ir I> 2 ha>x !'XI t)t lite rlnclcr rcxt conrrol !ha[ unlcx, you have :he :I$ ~~~ii[rc~l ccmncctlorl\. it Is cxtrc:nc!y ditticuI[ :I) chmse :c>idenccs wirhour moving I~IO J ~icconlrrdlcd or c.wrnpr untl. When the clil'lrenct? htr!\kc:n conrrollcd Jnd mxkct rcnts is larzt.. ih<:C xc powerr'ul inccnrlvcx to avoid rciocxlnc. Thc \oc:ai c:i)>ts of m inlrnohiie Irrhor fixc xc :vcll krwun. Inc!udiq u [dc.\prcx! u:ldcrsmploy- mcnt 2nd ovcru[iii/ar~t~~~ ot' public x3rccs. The inrcxxting goint hex ih th;lt [I:c direct eo\[> (11' rc>rric:cd moiiliiry t'~I1 on csihrins [cnum. the very group uhur;ily identified 3s c!e-: winners I'rorn rc:l[ LontroI. Forgone cmpio1;rne:lr t)r 1r::Inlng t)ppor,unltich r;11d Ions <rob\ ro\cn c~11111llu[c> ;Ire re::/ <t)\i> :o !c:lr;11[> :hilt rcducc any :IC[ !lc:lctirh rhcy pn from nctt)w-!xrkc: rent>. Social Evils [rol :1rc \u['ticic:lr IO c:ondcrnrl [hew rcg!ll.:[:o~1\ .:> iil-dvld. inciticlc:1t ;mi dcsrruc:ivc. L'nr'onutl;:rc!y. rc:lr conmll r;i~o tos- re:\ f11:~lc*:olc::t \ociai rc!:1[1~1n>h1p :~rltl :n[c:grc~up cr)cll!ic[s wirh nc;:ltivc rJmlticr;[IoIn rcxhlng !clr bc::orld :he houhing :nark:. and dc:1l:md. :\> wah I1c~c:ibcd ~bokc. ~:!'cc:~ve rcnt corl[roI 13y tl1c:rl\c!vch. the cconomIc c~III~+~x~~c\ 11t rent con- ~~[1co[lrroilcd rem [end to lirlli 3 Icvc! [ht CL!XI[CX uppiy crc::tc> \Ilc)~::gc.s. or SYCS~~ &:nard. .\idn> F<>tc:1clzI CCXZIICS muhi compete li)r \c':lrcc v::c::ncic>. 2nd unit\ [kt ~CL:IIXC avr;ilr;blc I-IIU>[ he r;IIoc:11cd OII wrnc br;\i> c~thcr !hr;ri prxc. T!lc c~pporiuni- tlc\ ['or c!i>cxtninatory r~rio~~in;. bc11i1 \iic;:i WL! ~r~~r~~ri~G-~ic on [Ilc trcc nraric.:. xc ohviouh. :\r he>[. ow11c:\ ad rr1;:rlr;;cr wiil :;;rlh .:ppIic:mth xct)rding io !hc:r illcowc. L!~Z~F:II~III or c:cdir r:1rrns. C~~~n\c:~ucnrly. :~e*.v tcnxIt.4 under X:I[ ~c111troI !c:ld to be Jbovc rhc ~~III~ITIUIII[~ ~vcr~gc in cc~~norn~c \[x??>. Thi> cciccion prt)cc>s gr;du:llly \hIIts !cn::nr dcmogr::pn:c\ [owdrd upper rnidcilc cl:~h> u~1if'onnity. Since c:hnic rnlnc:r:ric> ;re disprt)cor- tionarciy conccntr:1tcd in !owe: income !c*:c!%. [kc wvcr;ll st'fccr is the \r;r11c r;> i!' vr;cr;rlcic> *.vc~c Jciiixrcltciy A!cc::cd M) r;s :o cxcludc rnirlorirics. In FJ~:. one ut the mo>: sronouncd clcno- 2r::phIc trc:ldx in Bcrkc!c;: untlc: rent corl[rol ha5 ken the cxodlls ot' rnim~ritic>. prirlldriiy rc:Itcr\. Io >urrour:ding cclrnnluniries with u:lcontrc~llcd homing. Ifa law wc:c in~cn~it~nslly designed :o rcduc~' s c;:mrnu- nicy'\ ininoriry popui;1tltm hy limiting :cnl:i oppofiun1t:c\. 1r.s al[ihoci;1i c!lx:c:cr wouid be p;:[cnr. Such J IJW 3xouiJ ?PC- \urn-bly he \rwc!. <!OWII ;(I ,htln order :> zr; cquzi pnxc.;:ion violJtitIr1. Why i.\ it !I;A :hi\ .apcc: ot' rcn~ cuncxi Ssh Sccn yo conlplctc!y i;ncIrcd'! Rent con[roI orc!irlr;llcch ;Ire ot'[cn muc:urc:! io pi[ :cnr;n!> :lg::in>r ow.11cr\ irl wi:;lt ;:l11ounrY :o cf~>b .J.2rr'xc. ln!~ornc~ occ-py :1r1 ~)\~rlc:'\ propc:ry virtuLily ~n! t'::: for c.s:c:;~ivc pcriotl\ of' tirllc. f)wrlcr\ rc:!ii/c [h:[ :!IC:; x: the vic:i::~\ 01.2 ~~~airh [r;:tl\tcr ;(I tc~~i~m V.~O PC !':ct+cnril :;t)ungcr. :?c::c: ins pli:m/::[:lm ,III~ I11urt:;li !lo\[Iii[y pz:x:[c, tI:c \c:ci~f :::kr:c ot ~~ol1;l:~ur~~::c\ \U~IJCL..ICLI lo re:][ c:xrroI. Lii:1:1::[ciF. r!:cw c!!cc,:h *IC rc!l~.;.:c:i ill \rr:tic:lr .:[IC! <!I~;I\I*,~ Foi1:1c::l .;tr::utlc>. :ic':l~l[lL'~. ;Illcl lll~lll~:!l~~l!~. .. . [c"'' .,.,11[h !<rlow :h::I. ur:Jcr \Ir:n;cnt rcnt c)rdin:ncc>. ikc': csn c~uC:I[CC~ .iIltf \bC::~[lllCF :I1;:[1 :he O\bnC:> :ZC:;l>C!\C\. Tiic re>;/[- .. e Political Esliis Sirl!!l1L.:i OI ::1c:r ::IC:{~~~:~ .:[:(I ::lL:cLc::I-i :::. .:r~ ~~r~~l~~rl~~r~~:~~ri~ ;oo1\ :or ~~::1l\ic~T:ll~ '.\e:;:: ,.\lr1[1cr\ 111 chc ;)oii[:c:;l xc:::. I-~II, ;!?e ot X~L: \>III~IOIII 111 .I vcr*: ~I::n;cr~w\ ::rrlru[ic. I)rlc :E:it :c:ii>rrrhurlclll ot ;;ropcny 1~ J Ic;lt~rlurc rcg*lil;r c~111~[1tut101131 rcqu~rc:ncnt ~ico~npnxxlon :or unll'omii;~ ignored xirh ic>pcC: :O rcnt iontroi. 1 :C>ira[ll[ 1s ;lppiicii to rcdi>rr!butionr;l re;uIr;rlor! e:>! to vi.wr;lix ;I Jcgt.ncri[itln 01' poii[ics ir,ro . cclfl!lscat!ng thc prc'Fexy of':ny Srouo foc,li>h c: c::ughr Iloltiing produc:Ive relourcs. A[ \omc point in the Jevc!oprncnt of rent cc JiA[lnction hetwccn end> 2nd mexs hrtcrxm niu ~liwu~/> hem poiiticslly xc~'~tubIr !o vote \;umit !puO>, re@lch> 01' whc:hc: ihc undc:iyinz nc ot'chxitablc ;t)odwiii or bl:txc \e!:' in:c:eht. 'A' r;cscprr;blc in [he :\rncricx poiitid trsdirion ib N.I[ the :w:nbcr:, 01.2 rcia[lLc.iy powcr!c>?; rnlnor rhc:n to p;~y t'or the >ubhidy. Ir is wdI esrabiihik th-1 gcncrJI public burdens xu>[ 5, $nr;nccrl ;hr revenues. Tile pc~li[~c:lly t'ngnrsning AFCC: ui ii ir rests on [he opposlrr princ:clc: ;hs grnc:~! 2u irnp(~\cd on ccmin minoririch. idcnr~nr;bic imiy i 41lp 111' propeny. Dr>cushion> of rent control xc t'rcqucntiy ;r xpmcnts concerning [he merits ot' :cxnrs ur :a( homing cx~tnws in working c!s:.\s SUL!;C.:S. ! ne ., - ikx :c.l;irillc.hs 0t'LCiic:ne: :vr: J!!:r:: [lir;[ [tn:R[> : - >uhidinx!. it JIX> not tollc~u :hzc rrnc controi i.\ or C*:C:I r; r~[ic~n~l. mexs ((1 :ha xu. Thcx ih 7.0 bc!ucc:1 tcn;lnts and propen:; c)wnr:s :hit wouid unrqucly rc>ponsibir for imcrovins xnantx' s~ci: crudcht "Rclhin Hot:di" clrsurncnrs wiil not 5upFol poor. nor do the costs hii prirn-rily on !he *x C-itli b.3 in :hc rcnt controlled ghe::oh ui' PAm Scrings. 31: Sr;nra .\lor~ic~ enjoy 2 stamixd ut' living t'x highr: [he typial apanrncnt owner. 11' it is dccidrd :hat. JS 3 mztter of ;olic:f. TCSI be tmnst'crrcd to tenmrs. the only cun>:irurion-il! is io provide [he irm>fer through scncii ta.xr;rien prope..ny owners to kcx ~hc cnrirc cmr is blatxt I :ation. I ne yexesr problem rvr: FJCC is thzt !he ex:: control may inhpirc ;I gcncri !:end t0lAsrd incr-:: c:mcc!iricm for we-ith :mnsfcrs. Sue5 : {rend $72 A:c:dy undc:wrrv. I[ il cii[ic:ily imyr;;ln[ [h:( )A powc: io do so. if the c:)nsti:crion-l :ish[ to propc 2hhemd 2nd uphc!d in !he contcxr of rt.r,r contn:l. vir; :en[ control. The h!lc!ii> ~i'<cIrl[rolb are nc;r : *, [hi> abmive znd wa>ie!'u[ pc~ii;icr;I pir;c:t. Ths .-. - 01 E.S. Sadicrz !s ZT; gzz:c 2cc.rcEis: zr c[,c:"e'/ -.. -,e,,;,- 2 ;z<,., rCc~a4 :*-- *i- -cII" ,I d1II ,l.C T:r Cf SCL'j'tb2t:? ,cz/ifGr,7!Z, ,?2 !S ~~C~LC~a;- feSezrc.7 i~ic :,?e ;e:?! ;7,~6 ?c:,zc,r;c i 21 r2.q; CGfl[/Zj 2s 2 ,=5,,c-,..t c' ,.,-e Cc:,'e; ,-GG;:c.?{jc2p, r ~~l-T,-~,3:~, C:;,;-r,P.Y C.l./,d "c. ,ezbi;c - /n;e/ss; Lz:,.,. ;a,,!:,; ,~~c:',c js": .. 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ZCY i=1 ?lace iz t::= ce,-Lt aczcal F.-,c=tzsas :ha: 2zz ;.ell celc;. ....Caw rr'r,A -2f25, 2: :-GlJ-:m" w ZQt ===-?-ize :== -.?z=zzC-< der"-" ",.,"1. - < c-: b.. cr~lza2ces exis ;ie?d <czk ci:-,* (~tr Z~ZE-C~ZZZCLLG~ CZ~ZS, 25 c-,Fcsed 'is I c~-.zic~e a:c " =:=ZCXLIT.P ... i.2 Xassackcsetts. - . 1. .. .. -. . a~chccqh sezezizes ::-.is ex=z=:ticz is lat2r ZCCLZL~C, 23 ir: ::?e c 5 ?ie*d* Yczk. rezsect tc tke ZEZ:ZL =12t& Zb-justzent a~d tko, ~tzis - m +- ? .- s~;~~~~:~~ c:Ti=s) I -* =~z~<zLs:T zzc SZZ~L ,U.SC~CO i~ CZALZ~=:~.=~ ..- MCS: E~ZL~S~S ::.t*.-? czcclclet thzt zsnt cz:t=tl tzlzs Lnccze zzc ;.ezlz:: ~Z=Z I=ndlcrk.s tc te~z~tz, azd acreSez c ,,Ae -9 de:ericz~=Lsz ci =he kccsizc s~cck. m' LSLS iz k2ZdZSP LazCLaz5 r2.dt.ces ~rizz2zznce ex~edit~z2s in z2 ezzcz " :: 2 =ezz-x cz ;?is c= :le= F:-,-es--.--- L-.-..- -.. :- ik i..s CZSgEfzf-J "'.?,CT: .. . cf the kzeztls Is= CCZCC~Z:~~ csn-qersi.cn. mt, : "=F-: ';* csst cf CaSitaL Lz-,=c.=fz.2r,tS i,l tke fs", 0: ci+z ,'er,ts. Ccc: * ,3 the LzziLcz2's izct.-.~i:-e, it is 8ozsFkfle thz: the :enz:= ckcse tz zzLx~i~ ;;X L..4C a- c..e 12:Cj.o:i cc23 :et; 2y-g cy cez=zi~ cFzz-z=ss=nces, =zzzzz =rin:znxce cctlld ke sicx~z~c= . a. al=:?zc5n It .".= ,< 1. d - - - - .. 4:; -,, 1 i r,, --*-===A-+- =e CL---"-~ a" E. s.rzc3 cz 5e,lE."ts acre= cr, z21.::szzz=t cz =2~12c21eZZ CZ CCICt L-22s cz s-.*s=t=s - F-7- .. bi,,,ensazz.t= -dl=.: c:.e z=::zz CT: c"- c..ez ',:?;e3 e= -. LZ*;~SZ=< ::?e z26:cei zz.t= cf ZZZUZT: c;1 zt~ta1 kccsi?.~ ha _zrcvi62t ; unde ,-=...=izcaln mry Be lecseze2 if :::e LmdL~r2 czn ;csg aLc.-.s . .. -*a- ". b.....L-. - .. -1 .- .,"< - , - Li 1 .. . .. . - - Eu=i,-.c .. - . -. 5 ;ezl=c CI L.:ILZ~~.CZ~ z~z'C csn~~sl x-y h=L- -, As- "..z . -:,cse .? Lzcc=es :-.E-.-? ,IC= ks;t 32c2 s~tz .. the _czice lecel. ":>e the 12~ i-? ::e:= FZCZ=PS =ez:sc ~z~~aticc, =::e zcze el-.- - *7 I: C. L2Et r2r.t CSEZZZL L-111 ... =?=;lit in Ceteziezzticz. spzt 9 cszt=sl Sezer:zs -. sittLz5 te~zzts ZXC:? zcre thzz ze-2 CT-C -.?deed, z SEX?*.- c= " -cs .:-:geles csccl~ces t5at the CZCLZEZCO .. z::~ lazdl3rds :z2-:s nc= Beer: siSzifirz2ti:r 2if===2t',. ,a" - +2r,azzs, ~.=rtittlLz=iy lz c~t~zs ;':x =ere reszz:Ct:-;e .. CZZIZZC~ .. zz2-y ZL-YC It zsces5Z"2- zz ;ty .<=y zcne_;.' c .. =c-:e iy-2~ 2 =ez= c=~===--sc =:-=. -. :.e*; ~c~ev z--C +a-=~- --:-- i'.z**-z zct 3eez izcz-~cr~zts ::CS L,'; C: - i' ir;e z<:<i.-s; c~~.se~l~s~.t: ;.?e 3LstrysctLcz ., c5 3sr.efits. 7-,-: -: P=,l g'..;: 09 ~~~~=~ ,n2it xes- Ycz:<'s clC2r z2.?= ccr.tzcl ZfCCZC dtCze2se,P d kccs2.?.S-c . .. >c,csi:c ex;eZ-lr-=i 5.; &C": cze-t::i=< fzcz ~52: it vcc~c .. ~=:?P=-*L =e, zzc 1: c-5 r=iz~tC __.._ -=." - = 1- c-: Le---.-- ,e,-- ,cz.~tt. .- - c.lrzezer.ce ccc,=5 S?C2"+P, 2 kCilSP-?.CLC 5::: r.c: =""::' -b"* - ,:.e - sx ,,-: 6 : : : - =,. .. - - ""- -a .-S" .-'Lo -=e.." - ~- - - " ":-L " -i :zz= ncz -_- ." 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" - e- - -. p.. I - - . .. .. ,. d - Icr.qer cc'-"=ss f zz 2.: 7 .. -v F \cz t. -I c Ler,zzt's Z~ZZ~Z- a. == tic= E zew jc5 i, @;- __ r:;-c:-;e3 * c =s-.-! exc-,le. ._ z&7:-:"-3-:" .,_""""",. 2zd C2aclir-ce. Xtzti2izcz+:1*7e c,^353 -:2= &* i=;s cszziexi=-~ cf c::~ zezt ccctrzl czdin~cce. Scze jcz13c:: * .. hcve vcj.:zteei bcc:is 2;;~ sozt-tke st&.,, cc. ;;os; k<i*ame 1 : - -., -yl -. , " sea==. xs ~5 ISZ'L-ISZZ, z+izis:za:ive czsta ?e= Z=~"-Z-CZJ~:. unit razced fzc= $2 iz Nevazk, u'szsey City, azc Sa2 ~==zci: $72 ix Santa ?iczita. 27ev 'icrk's ex2endituzes Yeze $37 fcz COG~ZCLL~C .. . cn~zs e. zzi 54 fa= thcse uncer z2z: stablllzazic~. cf:en re~crteC th= .. IZZCA~Z~S .- atteast to ~mid f:Ll cc=?;!,irnc: Zvidezce CT: ccz=ilznce is sczttezed and azetbcta:. e.. - rent ccztzol tkzcs.:t see:? devices 2s c5arginc n~qz zses fzz ;; sFzces, ~GZ the ex==,-.: c2 evasive ?=actices is zc: yell .. CCC-ZE zezt C=;r,trzl 2zc .- zcnelesszess. ?en= csctr3l kzz sc=z 5eez resazc'ed 2s 2 fxtoz csntri5utins i ba kczeless Ecnelessness fizz: cze to ~czz=: ... aktenticc i3 citiez 2:~: .. - .. 1. cor,t=cl CZCAZZZC~S, sxc;? as New 'icrk and iizsz~n~cz. me- p Ic-,cvr: st'~cy, C=ZCLZ=L:~ that zest csntzel dces c-------- .. . .. - .. - -.." "k. . .. hccelesszess , kzs Seer. strcc5.l:; criticized cz =etzcccAz SZOGZd3; hut, L' L.:e c,,~,-~- -; b:pal 2Xiyses are i' c,?P"~e~1~e!3 gx:sc .I crFticis~. A RS>* c,=Lygis mdertaken for. this resc,-t Z:T,CS *. , 2 .- effect -- kczelesszess is sc5staZzizlly kszer .. ir: cltres .. ;.I::-. car,t=al -- fsct cze t?t= iz cct 5tztisticzLly sq~~iicz=t. .. ?A a-TaAlzsle. szzcy sksuld Se ~.-.Z==tzken .;her: L.; L.Ae 1990 Cesscs Cztt k! .. * - m' zcit Czz ?.e:= r--*--7 __..__Y_ - ce =?rc~~-ed? . .. ,?e sz:c=r:-y cz ccctzzl CZCLZ~X~S ~;;e=z co kzve sxll *ezz2ct3 cz z-;ezz:? levels. This ====IS =::Lz rezt csctzslz cscld be ZP"C*+-~C 21::: .. c -- . . .I scbztzztizl izczezse I=: zezts fer xst tezcts. - AZ sc=e ;i . W-L.. .1 &" stzincezt czz~~~zcez, .. SIX? 25 New ?ark, the ezzec': " . cf =x cccld he Icse. - ,-.e~=5 wccld >zcbzi~Ly zise z::~zLy, x.5 kocsehclds YCGAC czccse bz scve. .. - c n* ~zeze. zzc vzys 9- _- -:La ,L~sate the ??:2cz cf Ctctz:: . .. . ..- . ...;"tz ents CCCL?:,~C E*.- - zzzez-izcc=e " and =LLCCL.~-LZCC=~ :?cust? CXX ke Cscx:rziLsc, ".-u--.2 .. . 7' Iln;b;-~ +g ber,efi+s t= ~=~*~~-~~ iz?!1Fes. ;.Lt2zz2:i*:&:, hichsz-zrLcec a. I2:nits (szc:: 2s tkCS2 2 the Seczic:: ,P ?2i= 2~-:<2= ?bent) c~~~c 22 CPP-~---: "U..L-U "". i P; - .-.e.zzs c ", ZLSC >e z~~c-**et tz =is2 2: 2 ~~czez rzte thzrl, I~ZIZSLCZ. .. ,. . . " . 32tzrs =eze2rc5. Y;sY d2tl x2 nev res2cc: ttckiq2es s:: ze,--t zc== =icc=-cs S=,CZ=,Q cf the Cistribcticz cf =.?e-k:er.o .. Cf Z2Zt CC,?tZel EZc .. :,le 21ZecZS -- Cf Z2Zk CCntZCl GZ kCcsi.lC C-221 z2tz c. t:-.,e xa,: -; c- " , 2 -- : =sc2LL2-y, 2.lC hczPI2ss:"ss. "_L_ v- " """ .. 22 tezzzts :?=s zct 5ser: ~t:~rz=i .. . 5cz stcdies cz -, ;~~~-PzLzs, -. eX''?:le. A?? - ==::.p-.- 2,c: ztcznz z1,,2,2nce .. h-,-e r,P7PZ keen 5z.2 systezPtic2ll-J 2-z.?c,c:-. .. =zec2stzl 2-:1z2.1c .. &*" - ' is *iszi=scs ir: sc=e 7,=LSC1CZLc"S. .. - - . .. . - e s:~~eszs L..~, x=*: I - - . . .. .. " 9 p k& I&' 0 0 cz~c::siszs. - =zzs:zq ~CZ~LLL~J LZ LX~L:~ :c ceteri3rrtz ___ --w-z=~:r ~eze=:sr==r zcsc I== 3. . ,.. . Zl,Z CSZZZZL. <sL2-Lzy **-;? 7 ?-e- inzl2ticza,i. zer1=cs. .. . .. - * ... cc=:siJ-i k-7 :I-L~:=~ ;->-cse ZSZL IzccL=e Ceclizes zcsz t .. .. .- .. -. ?he 'ser,ez-ts cf ~1-2~ csntrsl ZZ~ _cccrly ta~z~tlb. Sicz~: nq&e=s 02. veLl-::-<c zezters li*:e iz r2nt-tsztzclled z?a--- .=,yC enjcy sc:s=aztlzl =ezer:ts, ~22~2 E>? lsve=-izccz.e rs recei.,"? lit::= c,' 22 5er,srlb. Scze 122Clc53 cl zen',-cc,== - --bue==ies -" :?=*;e Is;. i,-.cc=;es, 5:: zcnetkeless ?ea= :::e =c=ii =en= cc.r.:zcl :rzzsi==s. -ACS, It a;ceaz3 thzz c:zr2r,t z=zz cz: - 1:r:ps dc 4-c.-" zze c;c.-.-*: i:ez:~c~an=, ,.,,,,,L,,,e, ; "Gr.7; - >.-: ax :z=z:=! ,-,ecr,z;..isr;..s fz= .-.e-=,:c - I==e=-Fncc=z tsr.e,-,=s. ._ -. . .. -. c m. .. .. ". . .. " .. -. .-. -r, 2 2" : -. r, I _.--___I_ s:,t,=s Lz~t h-:~ See:: Ccze ts Czce SLZZCZZ c5 these ~C~LLZZ:~*~*P ZIZCLZ~S, kc:= ~i-~zzlly 22.2. cz =:e ez;i: szzdies 215 -zttr, 12 cze oz =czo zesseczs zzc SZCCLC cn3 CCT.SL'~~=~C rxdiczzi-:e. xaze r=s22=t:? ezzLc*Jizc " i~::r=-.-2t zz zzc zezz-1~ Czz2 is ~ssiz2.jl.e E: Cel;elc;, ccr,cl~zl*:p, =z=F. "nclz~s. .. . .. L* - .. . .. -. .. " -. .* * .. .. .. .. .. .. *. .. -. .I. *- c I ', ' e 0 =-.= ,,'., -" cmc=Zss CS ?23i CdIi-Z"L -7-p-m -A. r "f" 3T.CDGCTICfT Sex: ts bczz~zs, zszz csntrzl seem L~ =e tke =csc e,:,: .. C' - -. . tee'""; -....-w4e cc.. sz fz~ kck; fcz Cestz~ylc~ cities. --.;~saz Lini3eck m ,er*acts -'",..r..A,.- LL b..-wu2:.uk- &..e stztz 2z2 cez.azCizc r2~~3-z .. - - czccz.scis~z31e ,z=z21525 In CZCSlS~ czsts and ... r-o =,I .. . .. tg --.ii. --3-,-wbaw,. &a t;;e c;;i-t Zesec-J x 3:~::. -3-i -*r..; >-:*p .. ,. --c~=~y Lcve azd ?Lr,h~== =116e=q .-. - .. 3.er-t CO;I=ZCL zzs fzr szzy yexs keen 'LLS~A~ ccz:tzz-~-~rr .-.zvcc~~~s kzT;e cLzi=ed tkzt it ez=.tects Ic;.-lccc=e zes~=sr-=3 cczxr;ity fzcz k~*,-i~.; t= zzy toc =cc:?.cf theiz izcc=e fsz kc:: . zizizq r2~iclyf e-=:== Secacse cf i.nila:i~~ or e-----:- ".*-A- L" --- Critics pcizt zz Its czsts EZC izec:itLes, ZZ+Z~ th: 1: zzz in Cetericrztinc zzd aSz..-?dcned. kccsi.25 tzC kezeilts ===AS- czcez-izccze ZL-LLLSS zxze c~:~~ the eccz. The c_c~z~cx. ;'cize . ,* .' .. 226 saves ,232 --"-. zexc clsglacet; LIuLr b,nei: hczes &-A :x:: L' 6V" .. ;-*- c' . .- p - ,. -. *. . . " - e.. i' .. " b("h =ides L-pI s""C;.. b"."-* "&C. =11L _. .. - - __ - __ " . , _." "_. _.- .. ~ .. " A- preser,t 2.5 --Llisn =e~?td. ~CC~LZ~ cnit~ IZ t::e. YZ Stztes z=e cct-ezzc zy zzzt czztxcl. -..-s Is 25~:~ 10 ;ezz2~. all rentzl ;locsiz~., E== z3cct II zertezt' cf tke =or.tzL :-.scsF.: . c===Ez. tZe2.s. - ~k=e =.~tcrl=;) cf rezt ccr.=z~ll~& CZF=S 2x2 ICCZZ~ E few zjcz cr=rn centtzs. "~kese t-e also "dz2zs ;.;le== ~:T:SLE i.,cc3~25 ZZZCZZE~~A:=*~* 2nc Zccelesszess zz? in zzTLed t5rt 'z.=z= - csr==rzl :s 2 =zlcr. ,cacse .-cz - nc=.eltss;: Cczsress k2s thezeicre sccqh: i.z<c=tis~ keet LLa -- L..rb e,,z.crs ~~9';s cf =ent.ccc==zl =C-L=L~S zzc, .~z =:~,+~lcnla,- -kn:-'-r-a- - f L.."- "".. ".X3 ts kczel=ss~tss. -bL ... .. .. rnh ; ' .- - *. " . . ... ., ev-ce-ce.; :z .:;s .. I. . 4. .. I- -* . .. . " .. . .. - ..- . . . " . .- ,- . " )-- .. . ' ' ' .. , I. - . - .. "" .~ ___"" ._ - . .. .. . .. .. c p*; A- .1-- . ,e,, --.. -52 - c2 +:.e 1932 St2vz"- . =. ..U.cSi;..ney .,==e =ccsi,?c . I.ld "-.--- L"C" ,e-:elsc:=ler.= ;re_=z.=e 2 Z'J"CZ', t: cc,s a "" b-7 ""- " - .. " - - *>-ssistzr,ce >-ct (~~=-~c 22;. L~~G-'G~E) =&c!i=es tk+t =be ze=E,-=t: , .. . _. . I - *evzlcati~-~ ,:e k=z== cz -LCCZL :scsinc zez= cczsr=ls i. " -, - - .. ==c*~~z=~~c5 cn t:;e rz=e c= ~czel~=s~~3~, 122 cz -*-* ;=..-a: --- *. S-c;~ly, 2czi~t"il~t" 2 f 2,:c . zzZ~=C~l'it-J " cf hCCSl,..,S, ir: -.j,z ci . . .- ; -7 -,:?e 'vT,i=e", Stzte.3. - VL ex&ze 1; q:es~:czs. Tkese q~ezticzs axe ~~steC;_ in ?X:XL= 1. "- -..e le2islzfi.c~ CIIPC~S tkzt <,:e- =2 - .. T. . ., * Xsst c= ,:.e s;pc:~:c c-:~,stic;.,s fsczz cz YZC sezszlzs ~ZZZ - i* . -. .. -. . """7. .. *u..c-u- zzr, :c;i it z,z?.c=s kc.;_gizs =zz:<ecs. z.=czcse zhsse szes - --..-.. -..- L,,z.ds= CZ=~~LZ:ZC fr>-e*;czk CI -:e rzscrz (.--it " - c_.<es-,rc;.,s z.:< +'-e%: - & .."_ .2".5-"2=3 E=? i2z2rel2tsd, e.?? 212 LC=-2 zefs=er,ce_ zs s;SClrLC c_,eszicr: cc2kers) fsr ezse cf ex32sI"~ .. .. *" -3. 7 i"-p "- . .. .. - i. - . -. .. I a /@ kG ..' - 0 - ...- 0 ,:c",131z A c="--~- 4 2 f If I "_ Ir__ _i >zuG_=z*J~!,*-~. C=7p"-" "e.."". """.l 7"- -_ ---a '?"" __" _ "_ - =z*2iz=c I-? :hi... zecrls:: !2.12.11 lT.=-z== -- (I) z _,SZiZS c, -" ' "22lZ'SS z:-.tt h2;'2 :Iccs:nc 4 rgn: 22.': "- z3q-2-2z:zzs, "-3 "" ,2=-2=2 27.2 e.y,ef,; cf s,ck r""": ".."" ' :'. . .- . .. .. " -. . e- =2cx1z=i=z~, 2~2 2: ~~5~sszezt cf t::e srz=lr.:co cf sxc:? ccz:z= - --- -aq~~=~~~9 ~~25 IcczllELSZ; .. - (2) az "v$:z:izE cf ::e kszct cf sxci ccztz2ls cz z?c*2:"" =-:- L:*e de';elcg~s2Cr sc;;:y, and s=T"-5 cf z.=,CzZrzlO, ztnT-,2, .I=: c= CeC=e=Se in t>.= s:=;:-f cf re.-,=ai c2i:s L L.,tS :.. i.25 cc'""=' """ ,. -' -a " 4- . .. .. - .. . ;nr 1 -*;e: I.rbu,,e 1 -em- ,L,,,ss, - .I). . . &.A i *cy Aw I?<' -b.? -r 2: iiC-wb..--..3 rrrtlr,+; -e L, ng -..,. jcl.. -..k. ; .e- -LJ- -b "" - "cr -= .. " - &..- -e,,-, -- scch cz;r=zels cz rec:~at~s~s; .. (I) 22 SVZ~X~=~C: cf =::E! beze.=L=s 2nd ezr2c=i-,-2z=ss ci --.-----s cz =oc*~l=zis~s ir: ezs:=i.-.c E:~o=~~=~= =sn== i== 1 ,..,,,.e ZZ=LLLSZ ; -I " "-A": " .. . -?err .. . (<! zz e..--.l*2az,c, c,' -"= -=.: L;prc-" - .. - - - -2 L -" .- ..- - =e =---e Q .Y *. . . L.; c..S sx,s=2.?=2 c:: ccz:=zls c= =tc:l==iczs 2.1c :eCer2l - scBsi2iizec .. .:zcsi.zs ZSSL~: .. 1.. .- =::e Icc--:=-;, .. ::c-:c:zc xket:?e= see:? cczt~zls cz =tczlr:: - . . .. - - - - z2cessF=at= zcz2 cz less :sbezz~ ~ccsin~ a~c; (5) 2~ e~+-zl:zzLcr: cz ::= kcacc c:: The Z~SLC~ZZ =c=~lzzl=. - " .. - .. .. z==wiy S,Ck tc.?-,==ls c= resEl2ticzs, LZCLilCL.-;S 22 159255225: -zczsr,zlrl r3,2 incr22ses CT: IsL.;ez izccze Z2Si&.?ZS, Zk2 czt 2-W-zLL25L.2 := I=cl-1zlzs fC: ZLltlG-.'=2 .x? see:: i,',CT~252S, . . .. " .. -. .. . "- .. vQLe-~~~+- F:===lzei "-and :== ,-ecs=+l " s.>sidizsi :Ic: ." - - -,-: - -30- ;* -La :-e: . - zss:s:2xQ, ?:IC :.Is L,ECZ c:: A2L a".(?- -"..*3 -.. L..& -"L"& .. -I .. 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The 2.acLczd cu,nlct 2: ba _ce,~it the ~ZELLZ~ c, h~s czlts ta dsfezisrate zeAc: senezally availas,= Ir: the zzzket 2: zents eqcal tz his cc.p.z=: - ".&. C::lszu*lse I he -;:LA seffez 5-zcancies ;:?LC:? he CE-:CZ : Eczecvp=, &~e Lzziczi ill.. be zmtlvatec e- --- b- ,,-v~te : zzixtenance tc t':-*- ; "-I ,es;a=d~z~zc =::e Iccsez te-~ *::=x:? -' : -..esi"Q"' &?a& &Lse == "e... +**-c LC zt:=2< L..e zctice cz bzc E--*---- -x* "" Lh""S. .* - . , ,. L. .. Le .. .. -an& a?. c. .. ,. I. . .. . . .. .. -. --A t &-car - ,,,*LCe csszetic re+rs ts .. L. *- - L' .. .- - ccwever, I\- =zy 'zs :z ,:e L=?~,cIcz~'s interest ts :Z=;CZ: reduce the caa~ltl; cz 225 enits belt;. thzt .cene~dl.q C=*+LLZ"I i. Li~e rL=:ue= .=-= e*-- =--*'--l ?,2 ,er,ants =e '=c-:e. ,, &I-- orcxxce pe-zzits vzczx~* CPCC;.: lan6lozds vko . scccessr:~~? clslcCee 3~~~-..s Ler,~z~z 2'' inczezge tke c=~=A:~-J zr,d =er,ts' cf tkeiz czits tc cc=;e=e z=ket zect ~EF-EZ~S. " 1 sxdar. zzccess ay CCC'L- ey;ez VZCZZC~ declcntra~ 2s .zc= se-+ttsi. :.- - c." SLC .,te~zzt, =ce l=z<lc== ;:LA cz'*-e zze ce;o=t~r:~t:r ts ~zzc*;~ zetzz;: Cy d~z~~c:zc t= 2~~ecz.l .~'key,-=szeyg ?z?=enz .ITS= -=:: :te,r,z,-,t in sxc:la,-,s.e e== ::?e =:sat te live LZ t:x =en: CGZZ=: . cnit' xhic:.? c=evidez -2 le-;=!. -o= ..~LLLL-;J -exceiGz~"tt~t. zcz .L * i.' .. .. - .. .. .I '1 ".- -.""""_ rent in crder k2 F:r2*:c!te 5:: i " - i;p .. - -. . .. 'bL; 3 i .. .. .. - . .. =*J e:v"y - "." cc', A', '3 *. .. ... * .. .. .. .-. .- .. .. .. .. ~. .. - - .A. .- ._ - -. . availaSle at t::e czzt=cLl~~ rent. -_ ~ - - . - """ " - """. .. .. .. .. - ...." -."- . _____ . - ". . - . " . . - ... .. - .. . .. . .-.-. __ - "" ~ ... - . - " . . . - . . - . .. - - ". . "____ - ." ". .. . - .. i .. -. -. ~zcs;-e3tiT;e A -.>C.L." ... '. r. .. .. - . _. i __.-. - .. 1 -:. " . Ls ._-._-_ z~ve 22 ikce'ztive bs FEY ,tey.=zzs:~' ..I . e :.':. .* .. ._ . ..&. .. .- . cettez.ccz~i:-y 'kccslzs =:zz ,zzt z;-i.Fli>Le -fz=' tke C~Z=,'CLLPC - zlcze beer-se the ~S;-Z= czsz .c, :CCSL:~ Lezcs .tke t=ncl== C: - ketter hccsiz~ t2~~: he c==~c CC="';'J tt 'the -*-- e--- 77s; -: II. e L " '.. - >": : " - 3- .. .. . C" . * ,.~ -. - .. - .. . L.CWU"3"" Tke reczcticr; L.-. - -a" -..- :?rs the ezz2cz c= "L" (L) e ..""e= ".. " -. .- .. . " * - \-w zt;y r;c=e c= t-.-="- ". cs~CcL=-.- LCL&$ hccsF2c "" . CZ~~XZ~ i,cc=e zzi - ! 2) =$z.<LzG ;-2:5i25 =212z,-;21-: c,?PI222: cczpaziscr, ."Ft:l C512Z c=,ccties 52 L.2t ttzrnts vzz: """ 9. ... r* - I, .. .. -. ,... . . .. 1. " -a, >-7 zcre kccsinc. -2 =:?ese C~=Z-ZS~.~~COS,~ &..- tezz2:t 222 L=zc~czi 22 incer,tive fcr CCI~~SIC~, ;.ith the tenazt ;.zyinc'th-e --..--"- L~:e side ta srlztzl=, clzc xcrcve the kctlsi~q.. :c;.evp #. c~a~it-~ d ;'c~:Ic zck he i-.-,r-T;;~ ~~~~= scch csllcsi-;e ZZ=Z~~P_I: keycxe the c*z-Ll=- ==~T.-~~~~ be<*-a ,.,,s is kec.zz9e ~=~=-c=C~ .;o-lc! ,c= z=svi&e t::e cz~c~nr~ LPI*:E - -;a .- .. - 1 ;I -A1 " L.' .. F +* " Y . .. . a. " * "" L1?C3itiCr, cz z22f ccx: hccsiy fcz Less =::22 ;:12 c"- -:": ""_ ?>: 7.:"q"-l ".- ,.,,,,"e2 7 zzr.t* -w-::cz *- ex:?2?1st :>.e ze,?= St-,-l,?CS, - 2.nd t'r,2.1ZS *iccld r,ct ;2:- ,cze tk2: 0" .. 1- .a .. .. . c-F"i"i ;n; -$" ,", -L-- a, ."U.*b""" - ,." "_ b _." - " ;n'?P1 CT 2cusLy. . 10 c >L . I" 0 e TesEC ~Az~ezzce. Ti: -,.-s t; b..e~y~ kas r2cen=-y zeen J ky ZZqar c. Olsen ( L:CZ J ts ac--.- ,,L..: fcz the fzct tha: th zna:_r chccse t: z=,-vids :::e zaiztezance F2 t::e I~.=.,d'src c ~ackiz5 k;ec-xzec=s ts zzzast mis:enance, :::e ter,a.,n,t cc' czzce~va~~y -=,aiztri.z :he a_=a,zt=ent In kettzz cs;.,citic::: : In*dirri yct'7" :- ** ".I &"b -- -.. L:e cSsezce of ze~t c,~nt=tl. :>is is kef *. ."e( .. .. .. . .. i becazr: reed ZeSlzce CZL:J tke c_cezatizG ad zzint2CazC.e s,x= wit> the =er,t sz-~Fzqs and nct t.ke lacdl~=c','s lcst - - =,eza~~~~q .. =p_zz za-.-incs zzclc! tken >e tzea~ec! 25 ~Cditicr,~. C' bo =e g;ect c;: aCCitiszal hcczizq as xell zs ctker t::i,-,cs I of c=c:=se, 25 CLsen =3cs5aizes, this t:2eszttizrl EZ~. ixzcclcsive czce zrzcslcal &FedLents &=e cszs~zsz~~. .. aze Ilkel*,- ts face :L.czez mzintszznce ccsts t~an Id: .I. zz=+ ; -7- 1 a rl v - - i-cIcl-"-- IO= cc~cr, ZZ~E itess LLXP the zccf azC heztizC .- ,yhe:e tenz.cts <a z;=zvLde +'s ,..e rzaintemnce fcr scch itezs, t 2n addii;icca~ c=sT G= 14 =C=~L~S canser,sw recarG.zc c' ,2e c.2 =iztez,~ce ~zd CZS~ skarinq cczq zasy L. cenats 7i:k c: .. ~2.~~1i.z~ ilcri=czs re~-tz=r25 .. *. Lnex * ter,c=e iz C:eF= zaz a?a=Z=ezt ~=c ZCIAC:Z=. Eorecvez, ccsts fcr ter,azt-_s Zaiatenznce VLLL C:Z=PZ Zzcn that fcr lacclor<-pxrsed zi.2 Ci,'fez ?zs= tht cf =::e Izndl~~d. Tenznts ex;ectizq tc tkeir aszzt=er,ts fc= 2" -P yezzs 4.1- I2vest Ln ketzer ' ...c.,-rcezz-:cc -3: -& tktz t:=cse gL=~ziz~ 4. Ls zcve vithlz se~;erzl ye;?= 12 te=z.nts CT: z-:cz~~.e exsect L~ zcve vitki=: 10 yezzs! tks: -#.a ..ub ,,,.est : -*. i: .= L= " -.-2zz zscz -. rs?lacezezt, .. mcezs 2 LC=-: .- ceuld receive ccz.=ezszticz CT: sde fsr the kettez <XZLL=~ . .. . -=..r cnccs2 It; . * -. .. . 0. .. ... ." . . .. c L3 the extect ?hat ~zc~v~cual 9 .. .. and. cameczuz ~LEZZ~ZC h .- L.. . -:.-LC ' . . . . . . - . . ." - .. . . - - . . -.. . . .. .- " .. - _.- - .- .. ._ - -.. .. -.& """ " r SiS. It is 5;c"--La.?t tc f22.11=& C. rJise"; 7 : k-: ." 2-zL" i: L-zc~ticnzl analysis cct~~zed &cve ipczes 1nz~2t~cz'cd 2: 252: the 3ittisq ter,~:; ;s *. ~2 ecGiLi.=zi,y= ~t =:?e i: -.a -am- ser=Lce .",e cz she ;;EZ=~ 2% a zect he cz ske.~culd CZZ~Z tz 1 ". It .=ss*=ez t:-,e~ =>ere is EO ~nr~at~cn ~:d tkzt =e~t c t&es eke 5~7- cf 2. rec',:.ctien .-iz 'zzd. zzd cc';zzL 'z2zt: zsdik-y, zest zezt c,-z=zcl cz3izances k.ve See=: estz~25zeC .-* . k -..-~atFcr: . -=- XZZ, cz~-.-:zs zcezzl rezts ' E?. at' U,ICSC~LL~ .. ZZ~~C .. ~.?c *tF"-,:zll;-. 211 c==:~.+z.ces ;?z.=-e 7:-;tzd tke izcrc-se in r: .. 4" .. .a * -. . .. L" "-*b c 15 k-,cseC " --v--b 7 ;.-=-e " -.. . - .. 2 ~;casiz~j -. cait <:tat ~=CVICPS ** tke qcrl .I ". " fi -. a. . ', .. * .. rests rat:le= =:2: =z--:zc .- * tkez kat:< kPISV ~r2-csztzzl level L-,, "" 4.' ,.:e tszz:t's sttz<;cint, ce sczevhat '. 'c:zzezeLt, .. " 2 ZGCSLZ~ a=C c=>er seeks. " n,,,, : c '. Icvez =ad ixcs~12, tke tenzz "c"2Lly **-:ST: c2 c:= =z.=:< c.? CCil91"3ti2Z c= ZLL seeds 2z< sez - - __ 8 -. "-ae L _.__ e ci=c.--stzxces, L. &=..e 'ser.eZits -cf rszl cz :A --s ccnsec-~ezces. 15 tke incsze cf 2 siLL-s le:^^= 125s ;-."--;"-u.., ; 7S-l a&:," ELS re21 Fzcc=e vi11 decline as vill l?~s -d~-: &A: m i . .. .. ,. -7 .. - " 's2.J ncte 2 &=*:e. .. ,, " (4F b 1- 0 0 i~cl.~c~z~ :tc~skc, b- -"--I sger,c~zs kt3 LLX e;,==: ~zccze. 20 lc;sp= be v:-L:zc &- ;a;/ 25 ,,,:. ZZ~. ~22~ 52: ~13 CZ hccs~zc qLalit:Jr, .;r,lcn ;.ccl~f ccntizne ozC;-i~isked k the 225 ,. ,. .. " ". " .. *, * ~n~ik *. L,,ez y,q, si, . .-a" ",~ " .:de -3p. ,,,ic<icc I:: Z=OL ~ZCCZ~, :::e te~a~t 'm .. . . $4 -e -T*P - .. . cf =e,",= ccr,:=sl. Zc=, 2SS2Ct =3,c1 cw..b""-, &..e tezazt c22 eel:, back cr, 2'3 c= l=Ip_= kccz;z$ and r..C.:ce th2 rz2l zezt ICY =c-;i.-: - )a zL" ,,,a1 - cccstit2exy fcr zest cmt=sL. c Aqc-pi i; .. taki.25 a zccxa=e. ~2r,arrzz f~ck~ these ci.=c*=Xnces bets .. . x3 12 =:-.,e t=acl=:czzl azalysis, rent CCZ~Z~~. ~ilj "-c-- escu5;;?, Ls c=,se= :;:e la,-,<lozd's ~etcc~i~:: ir: cFe==:i-?c zaiztezazce ex;enc:t:zes. zct, in &\; &..e tezaz: .. YCCL~ Se:erzll:r s?er,d less ci; cceratizq LZ~ xlnka:: ex?ezc:tz=es thaz YCCAC =e necesstz t~ avoi& Cetzricrrtlc:. in the czse ;.here the =eft cantzcl yere so sb-'-~ ,","2,?C a3 t3 ,'t &..e red zez: k-.- e.-,ccS:1 c. ,s crrset the redccti.cn ~2 2:s cz he= izccze a:C :he C=S= cf =2?1~ciz~ the IE~CLCZ~'S zetzc~iz: zaintezzzce z.nC c;e===,=c exTeccltzzes. z~z..;c tke tzzznt 5 ezcc5h c:: zziztezz-ce tz a~cic detorlszaticz. -.-Lsl* -.,- ztzizsent __.__ czzt=s?.z, tke level cf hccsL~~ CL~LA~~ 7 UZL-~L~~CCS~~ ,Cecline beisv th~t czcvlded in the &3=ser-,ce cf contrel. -09.. : i ,, re&ctier, 12 c~~gi:~ c:z:ity ucl,ess the texr,t ckecses tc s L.*As c15er_" - """" : 7 : f-: ,.- "" c-,-,,; c -.G .. .* t " ... bL -c . ,. .. .. ,. . . . .. mi.. C" $1 c3-L .. .. .. .. . Urve~T~*e= " - , ,..e fz"-,:ler the . ce~z=t' s. 12ccze 1255 5e i e- .. L _..__ ; -f? EL,:c=, * &..e :.c== AL-<~A~ lL. 15 tkrt rezt _CCC~ZC~ xi11 ZZS:~ cete," 7; ,-,i: -C.--C..r. Am . w-a-a="a _.._______ , ~eteiiszrz~cz 1.1 kccsiz~ q~tllty is i *- . .. . .I- * .* . I. a. L LI be crez:zst, r.-.r'a- C..h-- z;*r cj.ven ~22'3 - u .+a, - - =nri- 1 - 2 .,.= &*A' - =e.:- hccsizg L2222i.- _" Jr' =.,- 'c::sse X::> t:-,o- sls;ie-ct 5Z3-Y.7 rz '.1Cc=e. -k"! "- ... * .* '.. e 1 - .- - . - - . . . . . . . ... maliCati;.e'21ff=s .. i .- -:.,; . __ . . .. . _:. " -= . . ' .~l&atiTe ;3ff=s. - ~t -:. h2s -.~e=n , S~C~Z t5z.t CZC~~ . . - ._ _" .".. ",-. -. '_ _._.._. ".. . ..\- .. . . ." .. . -_ .. I.. " . - ".i . . . __ - "_. ~ . " - "_. - """-~---- ._ I . ., . . .. .. .. . .. . -, . . . ,: : ._ ."_ - .~ - .- . .. - . , .. .* .. .. . .. , .-. " - COC~IO~, .eve2 EZ=~Z Z-ASVZ?~ . id- ._ hccsizs qcalit-y IS LA-<=L~ :C CeL"----L- -._ . .- 4&"" c2T*d"*=""." c u-ev-uec. ==:zze:z. - .. .". . , ..~ " - .. -. . .. . -3W;n-a-a ~CS= fsz czits cc=z;it zdlies 5zv-iz5 =:e, =cJ= 5tEtlC 13ccze3. .. . .. . . " - - ._ .- ~ _. ._ ._ - . . .._ .- . .. _. .. . . .. . ~ . -. .. ... . - _. ' VL . .. -. " ~ -__ ,,,e z-lccati*;e e~,z==~ cz ~225 ccntr~~ LZC ZC~ ILzAZ'C .. .,* - .. -. * . chan5es I=: :?.e q:~-l=:- tzd q~~ntit;. c- c. -. 9- - cccz~n~ cscszec 1.7 C"L"17 vbAL-L"". pr' sec=c= . zlCz=, but 2::e~z 'ctker ' he5z.vicrs cz t2z8 ; - A. ,"-e =---?- v.-+-u~le< I s2c=c= ,=E2 =zill eve= b~ Z.T:?CZ ~%ZZZ=Z 1.1 -.iC".-L" "" zPc=~=, y= 2-v-s1c lssins t::p ber,e=Lt cf =2z= CCZZ. " -. " c -" !.- -""A, , -r: sFttin5 zecazts 2=e AA-<zAy c= z:rolczc =::e;' t..nt.=e k E. CC~~ZS z;:e,"L;=ezt Iczc h:eyc=c * &*. ,,,e c:- Le; YF.~I: 1~1 VCCL~ c-; LLer;~se se tr:: ta xcve 22 'zccc=sCzte ckazces ir: &' ,.,e:= c:z=.L~~L:c~s .' =&. -;.lit >e --~-p zzt i- c1 ckccze L..el- r--L.-3 L.XC~S ta ZCc:S=Ci 9"~;- -rt--, t e; ~c-s~~~ =:L? =;?e r.-;e=se--=::rz i.5, elecrl,: L ""_ c ""_ d "" h~-~-e f=.;*e= cnlld==,, -1-*-2 i,-- zo=p- c=z=ed SCZTZCZCLI~~, CT CC= S. lszcer r,Ls=~~--~, ,e=,r=s e-;p,n ts f:r2~G 2 Letter IC" ICC~Z~~ -. ... .. .. -. .., . ~ .. *'. - +',q '- pi "717 6 - -. - . .Y .. -. A e.?cc:k z**-zy ~2 =2~<:=2 2 Z.C.V*~. 12 c I. * e 0 .. . -.. .- -e,: -)" LCCZ-L=L=S, z;~-~ez=3 5~11: zfzer :Le 2;~s::~ =e~t cczt=cl E== p, .,--.---- "..- Fzs 3~~7131~29. EcE, tie -a-- a=ser,ce cf =ent CC~Z=SI. zzz t"*o ~229~25. ::=st,. t= t5e ex-,2.n,r: - .. y3"-*$ s"- t. . .. . - -.- - A i.,ese " a?a=~=e.z=z 212 -:.<=-lr :3 be hlcter th2.n =:?e:/ ~c~l.2 55 i sibL"As Cb;" L ,2r.2I',tS cz=:L-.ze ts cc=:;y Sette hcus~,?~ t:?a=: t:les. .* " :zpw-d ,* +;a .. k4P-rJ e- *amk .-n~&--? -, EIrYIY -,~ ir4r zdd-..-- ,I --.a +---w-f 2e=zzd (CZ :ccsenc-c 4. gb *. . .. .*.cclc;, cti.,e,-di,se c--"--- ----? -*- ,..cs~ ~22~3 ~~e? g:*,t:nf? :eEZ:t> .*. . " heen d~~~l~c=~-] 2'111 =e s?-?""- ,-,3 cuUL~W-rrr LY LAACC~-= * * ;c*Cj L" A"L"11 or' c, ..- aTd=~=e~t3, t.i~<iz,- c; ::?el= ~22t3. Secsr.Cr I=.?cLz=<~, f= <:?at =pnt c-----: -..L-4- y:-l. be a?~lied t3 theiz E;:l==zen=s i: fztC:re, sfill insis= c;: 2 ~1s.~ czezilx to ccpensztc the= 22 a~;a=Z=;e.?tz _- +..- C"".-..b- Q-- h-szer FZFCE - "." u- -c- ,,e, - L v - v..s*i=e less ;.c se=+-ice ~27. C.r.-f wuu-= 22 the ksecc-e of any =ens car,=rsl. .. .. .. .. .. . e- ~css:~-il=v c= 2"="=2 1c35. C~aseq.2eztl-y~ kccsecclcs ~2 . .. A :" &"a .--"-~": '.ed s.ac=sr of t:-,e =-;<e: h-LLL : ... .. -,e= ,.-: - c = 52"<.: Fa a..c -; -*="E C" e' .* * A*- a.. ..e.. D;p" - &-- -ci:"p L-t - -== z."t~ts. 32zt cs;;:=cl is esse2tialL:~ 2- .. -2 -2.y Levied zg~i-?st czzss zcztal i2cc-e cf lar,tLcrSs f the =z: i cf wc1cT: z=e t=rnsfe=rec CLz-eCs~: t2 sittins tena.-.:s 12 the ic .. . . .. .- z e nt s avi2.c 9 . .. .-.er,t csztzsl ~zz~zz11y hzs ,IS srcvr5~cr.s Lz 2~5~~2 eq .. i - LL &,.&t is, 2SS'""" umL..w -.-Zl- ,.." skiLazLy-sitnzteC pesgle (teni:: LE~LO=<.~) t== t====?C 2-:-<=, ultr, FCC~DL terzsts rece~~zg I, S:C~SL.=:=Z a.tC ;CCZ~= ~r~c~srds pzyizs 2 Icuez tc, ;eczcse ,L 2'211s c;: c==ss ,-zn=rl zz5ez t:?az set cr5i~~zy ixc=e, 22 el 122ClsZd ;.:-.cse ;zL-.q:- sccr=e cf inckze' v2z E s-.li z+;?= zc~l.dizq ~~216 zzy a .-:5:.e= fzzcti2.n cz L,ncc=e L-". ts tkz. 2 ~cth these. e-z,1=-=s *';CcLt =a?, E .ILGZ~Z f~zcti~~ cz ~ZCC,~ I .. .. .I ,_ . . :.. - .. ." " . "" d , (4 I, *. .. , . .. .. -. " .-7 .. ,. . e. -. 61.. ,e=sL=-=d . _. =&-p----- -~=L:>I;*: izvested i:: rez=zl =eri 35 .. _..__ 3."- - -----_ .. .. " " .. . ". i " L"Z7A zcz-iz _." "" -+ l--sq ;',t=: S=~Z= i.-.ccze.. , . 9. -. " ..- .. . .. . _. . "__. _- - - "- - .. _. ,."_ __.- "___ - __- ._ - - . -. - . ._ - - . .- . .. . ... _.- - - .- ~ . - - . . , . . ,U.c=ecs-e=, ,..e=e. E=? EO inccze. Z~F~Z~Z~Z~S, ES 1~ d L.,cse zcsc 2: _. i *- .. - ' - . - - . . - .. s~~~s~cy ~=~c=~=r~ ts 2sS'L-e that sc=si?ies:~o to t" c= L.". . -. - c " m* - -=..e czly =s,cLi=z=ezt 'fs~ T~C~LZE 02 tie. Z~EZSZPZ .. " .- -. - s IT",, . *." " . -"t - ..: -& .;2?>:": ~ap""el ".A - cc.?="zI "b" "." ,,,,,,LV- is thtt cze be 2' si.tt.k~ t C." L" "" 3 r L." ,,s= **'e-" "" ,,..,e=s are ~3': =c =ec;lve the l~-5est 5;1351c1~-3 slzce 4 X s.w. * nLI- - - .. - - 25:: z:i ex=e=it==e. ?hose Leno-rlts fsr _a_. ______ c= t>".,cse e?-.y-z-:" L-- _____ :--- "1- elssskere), ~zny k*:iz~ 1~--*2z izcz=tz zz +'-a &:" ty-.e r"-", ".." "- 13 L=;cs9eC. ccctlzles t>.e =c=2 ex=ezsi.-:e ~zit3~ ,nereky .zet=i:~ lzz5e~ -. .. " . . .. .. 4.. " - <: -LC -r t~~~~--~ yliA cc;..=izze to kezefi? '25 t:?=i= ix * "1 ne Es z== =zLc 5:- i- =z--- ~y ~~-**c~;;e=3 !~~~~~, ~~*;~-~-'~-~~ --"CP e.. SLT-? + A4.p " e Y .. - "." -1. - .. ., - """ "I" d J3o-t csn-,--=ls :-...:i:5 2 =ecsr,t=ol T'C""""': "d',; .. *."A . s.,;" Ldd~q:e.z= T~SZEZZS =z L _..___ b cu -..- exzent tke:J =>ai= Ir: *a-3"- rr -La Iszcer zhz:- z-:?zz;z z:,t= -~~CL~ZCS ~22- se ex=ec=ec ts =e==: *. , .- . 2 r:?rzce Fr: ztn2ncy =c csz-,P"s2ta "- L." -" -A="-" " z;-e=2se L~~~-;~-*- 9*--0- -=y-----' - C" "-a lcc9 =V-pc-sr: z- .- i - .."_ - "d..-b-. - " $. " P k 1- l e e . "* , - -;a .i2c"c"?? ,lust sse:< >-ccs:"2 :.. w..- w..b-u--sd -~zkc,pt 2t a ,IIC:JZ zzlc gcu7d "**,. >. , ." "a c.=lr 5s-z cz== Cf t.12 =en.t::ts iz :Le is,--, cf klsnez taes cr ser**ice.,s cu cffset lcs= srzcezt:f " tz rever,ce rzstlltinr=. f=: decline Fn \-alee cf ==~=-~c~t=cile< =..a1 estate. .. . *. . I* - -*- -.* -:" rs22ce cf "." Cd*""I. Lcczl :zTzlJ== -a"- ""e -. -. *. - . LA 7. e The bezefits ci =?E: ~~~~~,u-~ ~ZC= the tecdnt's stani;~ a=e likely ts decline s=e=~~l? CJ~Z tke 23 tke ~_'.~lity 0- Lh cf the rezt zeccc~icz. Zr,uevezt sixa tSe lanclszd czz r2C;:: finrncla~ ~zcer,zi-,-z == Cc sa, cIIb ----e2 cf zezt csczzal 7: G.=a<zall;J sn:zzeb :z z2-s t~~zt, as the c_.;alit*: declizes cc~:sistect with 5 e:z:~LM rezt, CT 23 t?,e ten~nt sse;,Cs he= c*"z zc~e.7 ts zrizz~in the ~ZCLL::~. mk77 &*" -0- ** ,..us, c..c ." - - tra,asfe=-e< Cn iu si;;i;=c ter,cnts 2nd zet Buzder, ZZ=ZAZ: l-.-L-Zl tx azd tz2.7551-z. ,"&"7 1. - irr Cete=Fcr.==es. I.-,i=i=ll.* :f Lk ,,.e L Lez~z5 my benefit tz t.ke fzll e c= he= csst b:." - -a*'*-- -<--2.s zaintenazc= ex;eccitz=esI zzi .. .. . A>* b,,-Z ,.- .. *. 4 la2C.lcz~s is s-LLs=tz=lz" '17~ less' ::tar tke fd.l =e~sc=e c .-:L: -4. .zsgea=s =.:L= ~cck less cet Bezefit x-v. zpL*~s- ~.,,,.a~e,rreb CY^ si:~izq ,snar.ts czce the cests kczr=e k Lecznts in redEtei __ =z?lzced se,-i.ce ZZP t~k2:: I:== E=: =eneficLzzles kezz tz rdCitional css: to the extezt =::,a: cnozces rze zc a czz==zz iscree cezezred cz alteze? tc cz: zecelvlzs :>e '3ez?r:=s cz ---b cc~.tz31, - Tke jer,e,fits 2-2 I ,az:eted, zx?. E:--z= -2::: ;.e~~-ts-dc rmters recei-;e lazGe .>E!: (they cccc~izd =c:=z sx-,s-zsl*;e asaz-=er,ts .=?nd. tkcs zer~ 121-2: s;i~iz5s) vhFle ~z-: Iz;-er xxsze 'r~zters 2eteive less cezz: Lezr tk.e ccst cr' 2 x:rzez zz~ce 12 &.-.e cncsctzsllsd ~=:<2t i ~ccsi~~ ser;ice _:,e-: >zzs*Ge. . --..z~~y,' 'the ;ELL= beL-5 cz L.Ae -c,x cz ---)- ,,,,erty tzz revenaes azd ex;er,se: zcsrclsterlzz znd =cr,iz=zi25 ..colicies 2s yell zz Z~~CGL! c~s-,tlteg. ?keg, it 23;ea:g Lnzt c:--~,~~ :exb Wb4W.W- u~~~~L 7- C' +-prrC i c"""^: - .. . . likely '.tc cc 5ig;:L:~ xe---~--..~, xe+Fta5le, 2.16 LZPZI! ~ec:?~~Fz-,s - fsr tzzzs fezziq henerlts ,to ter.r-ts c-6 S;EZLZ: +~e cscseq~ences -cf sc=r.cS:c c:?zz?e. .. LL ""- L .-2 - " L t *. c- - .. " .. -. - -an' c ., -. .. h - .. . . .. i' " . .~-. 7;" - .. L i. c " 1 me- "" ... " . .. .. * r;; ;***. * '* . " -. L' .. .. .. .. . . - . . . . - - . .. .- _. . - .. .. . . .. 2l12Zc.AI4 SZT3IX CI 23i-2 Ghi.% . . . _"_. - -.. I7 e-;*- c."" " c1 zz=255. the. .".~li~it.J d 2.-2 ->--:&*-:s - - " I-.""" - .. cc~litztice efzerz~ c~,cc~ssec GcceJ ecsz=C=izts t CCCLSIS: Iz*"yers, 2-2 c=,;'.er3 kz*:e c2ie-"Licer, i;?zezzcs SS~CL~S ci 6; =LC: ' ~z"~~C.zIz=LV L - =-. - - -.. . "CI - ,e ._____ 2 LI I..,u,e clrss; 2nd =?e effzc~s c: c""mi .,A.--b- c:. =he :?CCS~ZC ZZ~C~:, -z--------~*Y cz c." _-__-* - -*-,,,a- CL, c7.2 , . ". .. .. .. " C=cZzGL. These strrtiss h2ve zdC=essed t-~c issxes: & L"zctisz cf =:e L. ,,-a': """ 0 *s (ZZC cssts) cf re== ..cc .. -. .- I. - ::ccsiy s=sc:<. 1: ? \c I_ 0 .. ' Distrzuticc 0 " zezna;s k.-.e zcst k=:crtzr,t cceszisn re5 C. . " uLc dces it kel; ~zc xkc cces it kc=:? ccrscr,iy -. ad-;cc=.tet: CT: ~==cz&3 of exit-?. 'ceFaerlcs fc= Lcs;-? :.x--- - --a tesants. - zcrever ",-kd 1 ; -1: L Lg tc--*-izcc=e zeztezs, 226 ts - TeC - 4 CJ + k.,mr~tes -4 i. 7 i2cc-e EZ 2z?y GZGL?~, it stlst zoce other ~ZCC~ iz the ecFulaticn. & .. a=c17is -an- -"ab cc.----' -e."-". - ..". -a-t c""^l e.""- 1s * Ac-:ccl=es stztss f rezt CG;='LZJF 29 the ex==: ~h: take :::E', I=.,cc=e .. xcst Z=:CLPZ cz =,:e distribc=lczal erzects ci =er,= c=: hzre beer, cisy J;:TCLZLC, utili~iz; special lccd C2.t~ >z 27ew ~czk city ~-i=.i- Fcs Icns k.i.s::r~ cf rect ccc:=zl 2r.d Icn~it:c~~~l Cata SLse ~:ES =ecei;-ed the zcst extensi-:e ccz7zekensive tzea&=er,=. Hcre =eceztly, Catz fzz= c=>e= ci: kcwe'ter, hve r.ct ;e--Lz;ed znalysls with the 2e=ccr=?kic if .. *. -1 . -* .. rnaidy LC5 :%ye1=s a7.C X~ski~~to~, have 'seec ac~ly~ed. zhese i L* ,:Glca!, G: anzlyses c2 Ssk* ?o=k Ciz:. -. .. Rest redcctiazs. -2 cz2er ts estbate tke kenez-ts ci coctrcl, it is zecesszry tz fizst eszkate the extcsst tc ;.x=:: cont=ol redcces ,=.,e r2ztz cl c3r,t=c~~ec', units be7c;. ;.kt :Le.,- % otherLse he. T?.-,e=z z.=e several stx6les cf .=%e s=rincez= co~tzal. ozcxz=.ce L-ZLC> existed iz Sew 'icrk city 'setyees 15;: 1965, s:?G;'~~c tkzt zzz= tcntzo_l c~c -cvez the zedzce tke T.CZ rents cf czr,t=z~~ec ~:n:zs kelcw ;.kt tkey wcdd ctkez;i.se ~he5e gt~c1~13 cseC cz:~ 2~~3 the if53 New 'iork Clt-7 ZCGZ~:~ Vacazc;~ Scrw-ey, YZLZ: c.s~-ecte< I;..fer~ticn c;: tke ck~=tzze=is Cz 2SGct 35 I $cc CC;==,Y:-OC 222 CZCCE=ZCII"C hCCSlZ5 CZIZS Z=lt Z cccz;az=g , ts 25=:'2=2 kc;. zzch ezc:? ccczszzt cf c C~ZZZZAL~C wcclc have 's;:ezt c:: kccsizz in, 196: I,-- the hsence-cf. r=z= CCT.: "L~.-cu~'=: - 1 A-" ,.?e. .~==~LLS cz . +-e. zetnccs c~5fere<,.,.t::= =es;llts qcite SLILLL~Z. .-,=E= c=z:=31 22cz22s2i the'bccslns ex;er.c-zxs CCCX~Z!~,~~ of ccnt=z~~=s :=its by akcct E t'aizd cz--!r;a= .-=key > .ctker~ise :&*:e ,sser,t. .1 Az 1$3i.-dc~~rzs, the zlezz mcctkl? szvlz: &cct $142. ---:&3cf--t::e -.=ket rezts cf ccnt=sl.let czlts ex=e ,,,e~= cczt=sllec ,-znts by -~oct 41 ;ercer,t cz z-:ezzSe , cz 2 - -. .. . L' 7. .. . 1. .. .. . .. .. - - 1- .. . -- " .. . .. . .. .. . - L' - __ . .. - i " .. ,. _. . .. - .. .. .. . a. _. .. - .. - .._ CL - 3, .- 3~20 ~e= =cr,';z 22 Ays, ccllz~s. . _,_ -. - -. ._ -. -- . - ~ . - " . . ."- " .. . - . .- .. - _. . - - . : ;I * ~. "- .. .. .... . . . .. . .. A =?c=?r.t s=xcy -* -I. --..-T -P". 3-7 - Y-"- 7 >*<C;i3.<2 (1sas)- :7.3 z=c-,-,=2 - .. .. e5i:- +-2,e i cf =ed::c=i.zns in r2~: fcr ~niss ccvezeC by Se**- 'ic"c'= " - ,: PC * "+" <-, -. , . ->c. p-t ""-3" Th: * "rc-p- rest"- -:>-e "._ L - b """"".. "">". ""d """ '"-2s 2;; thtt h2c zeer, ---w,.b -we-- - ie~~ee: ad . .-. .. t3 2,- I,.. ,."""- ,,,,e,l, L ____.- --w-L2i cz:lts in L::: 2cC l~t2z exzszcsc tz : ,nrt :,;,e z.;erzGe zezz ic= c sz&rl~=e= uait iz 1987 -des $44 :: .. " . c c- .. .. .- +*pr"--- I , p+ 9.. ;Cy!, 2nd .L$j:, . == CL~=,: - C' .-. 's2e ?.ic.22== .",A= EZC :.lCZ2.=d S2.SE (IY2.C.) J ucs23n =. ". -\- . _. . .PC - - c "< - (1S7C), 2Zd 2. 3. Clsen (zr2). ." Ad 1c c " ,., 0 0 l lgss ,:,an I= .--ctl'~ :&*;e kees -- ~-ae ----- .. . - L.; .- ?a"* ;-a= - "0" " ,e, - - .- i - 'i ' csctrdLec. ~istr3cticz b-y i=c==e. ~tzdies cz &.A c +he 6; - s"i*~ ,",LC chien "._ CT ber,e=Lts zC=css inc==s c~=sse5 S~CG a -Axed ~es~lt. Sc=e 5: shcv thEz the =ezc=,=s cf re~t c=:c~=o~ ~ZCZE~S~ ~i~i i: ?ollakswski, fc= exc;:Ip, founC tb?at tke =e~t ~ei~cti~c SCS: ve=e =ccn ~==cez in XL~~ZZ=ZX tha: azy cf the ctker borccqh: Fer ;r,czt:? c= 33 ?e===?.=, c=a~azeC tc~ r,cz!ers that veze esse.".: ZPZO e-sek..,, *Lave 1"- =::e =it;*. ~ubsiiies weze hi5:lest in t:ls k: ir.c==e ne-szsc=-cccs ~f,,lt:?in Hakazt~z, . S~GCA~S 2.7 A~lt 522 Gycurh EZC ~izz~ez.?., tzC the Citizezs 3ccset .Csr~ss:sc, CAZZSZLZ~ =easc:,-es cz =e.-,tz~:, &AI feed t:iat 'cer;ezL,ts ;.e== J _-_ LSzez i..tccr=e zp,zze=~.' ~t'=..er stxties skc~ that the Se: decrease %it5 izccse ,9 -. -. *. - 0 ,, .. . -. 4.. .." . -. -. -. .. S" .. ii'r.z.5 Ls cle== is =::z= Lne vzrizzce of ber,ez:ts Z? L.ICC=O- is scSstz~ti.al. .-,,,= L.-.= ,~&a (~$40) fcccd fcr exzq2.e t?; =lea= i,-,cc=e c~ ce=-;a:-+s ef cc?ztr~Ll~.i L..~~s -.. 1963 vas ~bcct '63 ze=rezt 02 i.,e =e&? izcc-e of CCC:?SZ L. .. i+ .* +p ; t ' i q xe*i ~GL:< C: . - *" cx=ctralleC gzi*,-zG =znttl czits: This izCicz.tes =h= zzjczit-y cr' h:ccgek-,c",s ze.?efitias frzzr rezt c3ntzs1. as.?" 23': c='P=t1-7 d - 4" -" c 7-7 " 1 ies -,.*i:> a;m; I?= kccGes live: i~ ---. T&: - __ 0 3' s:.c;.s ,nzt the . cvezI.a? iz . the : C3ZtZZ1 lr: ?;e*; yc=:< C,=y In'-19c'c^ 223 cccslcPr2.3le. .- . . . .. . Isv-i.?cc:ce 517 scze ==+scz~~ie stzdzz. sosever, the 'sezez:t c~itz, ZZC ct::er &>-: 7 ipq livin~ ic unccct~clle& ~CCS~Z~ ~g~e 'sezezlt. 2istrxcticzs 'fz=.. -t~-erlcla=les a;d .'co&ezeI:c:tz:es cf 2ercer.t cz r=r,ts=s A:-.-::= 12 c~c-~,~-~---- .. _____ - -. . . , ""-7 7 as i.c11s: -e i.22 :,,--==e . . - - . - .;"- -*.&;,e c1 *'-e city-r;iie '=ec:z= c, ,:~:0; I ..___ ~6 S-ercezt cz zezt2rs . ix ccr,tzc~-ec ~clc~~zc zzc izcszes dcve'that secL2z.'- .- . -. .. ". " - . - ".." __. . ___ __"_ ;" .._. . . . --_ ..- ."" These 'st::c:es. c: -*=Pi .?ark .cesc=rse .the :-ssit:~ticr: .S ; .dfte= 'rest - csr;t=al' 5-5. keez iz .dlzce for. EX :.-exte.-,CeC ;e=,sc Cist=~~<rcca2 :cc53ey:ence5 of E .cev ozclnzzce zze LL.<~L~ FGite CA~~P=~T;=. - - cL~~r~co-~iczate 3::~-c -a -= -i~.~ece~i~~ _.__ vhez =ezt csr,t=zl c=--: .==e r,ek-;ly z.CscteC. ,.::z is kectzse t:?e 'cezeflt ts CCC~L=~: .. ." -. =e"-- *. i' -. . -. -. . . .. *. , ._ . .. -. - '" "d - .- " _. C." - .. . . ._ .. , .h ." . ... . ._ .. . . . . . - . . -. .. .. - - ,. ., . .. .. .. .. -. a. .- .. .. . - - " .. . .. f I . ., ,, .. _. :d.==-=- td :n?cez-1Xcze mtez3 ' ~2~2 .I ,. -. * . . .. ce;-'-q cn----; -1- "Y"" 7 04 : - -p--- " "_ 7 . 5CusL-c is azs=-xbt=l\* eq+;rl ~ rnL -: r;p- : -re. c " - - .. =pd.zC-- "b.* e" " 3 - ."" "__ - ('s.ks:,=y) I -2Zd the zedxzic~ Ir: =e?" Is -z: "" C"iS;=6. ts ~ "_ " - "."_ v "" - "*_. ,"CS, :.A& ."_ """ .. _. .. p"- "" "s- /"."A I ! ps -1-L . " " + .- " .. " 'See Z. 0. ~~~~=.:=s3.~ jlsas), LE. .. . .. .. 'See >-clt 2nd sez ;;=?o), 'j-28; .~cst.,z:i: ~ya~=!<s ZT-C ,.- 4 -. """"" , - 7-p-2- -"-A (,.=c>), 2",?; CI=izer,s 2c:bcet Ccxslcn (XK), 2 -1 -1 .. 'Se-e 3. C. c15'2-. ( I: .. 21, 1055, zz,i Z. C. ~lser, tzc :.E' "* " .. . -e-,, . 'ST.€ (l2Cl), _"_ ___. 1 a:-- 27 15 p w 1. ' a e TGle f ,. . - e" - - .-m - 322-:.Azb"v. PI; cz z;;,-c.s -:-yCSG CCC;T-:d;TS Cz c~~;"~~LL~3 -1;;: ."Cfi,'n3 - - " ",". - L.~I~~~~~-.C~--~ .-L,~L-L EGGSIliG, !;?X YC-Z? CA-, f --b- ".z . I c "- LI " ?-.zzcz~ Lnccze Cl~ss L-rrb""" Ez=cczrcLlrc .. . 7""- t 4 a- ,. . iszcez SZ,CL?G 2,000 - 3,995 4,OCC - :,:$s 6,000 - - i ,>>s " 8,000 - >,2>> 10 , CCG -l,4,595 15,000 - 2:,:3'1 25,000 cz =2zo Fs e" ^"C .e LI 1.:. L4 LL.5 LL.5 17.3 10.7 LO. I 3.8 1.0 L). " - f. Ai 9 . 0 I' 1-1.: -1 " .. CI ". - ". - .- . *. I in - -1 c L-1. - 11.7 3.7 .c .- ... . . SSF.23, : , " -,", . "=e iz=L31a-: "czs, ye.; Vn-k - cl- c: "9 ?"* - =r*-e: "C"".. -- +.1= u .-I c-. - - 3 ._ - - " v~'c~"cy z:~=v-~-v. 22 " 7 c cc.. -I - 17 c qw /. ' 0 t.,cc3eh-,cl<s chat ';z=o, =al;i.~s ~LSZ~Z ~Z=-CZCZZZ~ =3~~3 1: ZceGet c---:qSis- est:-=t2C indt ~A~zcc~:? CZ~Y cce <z~z:== ( bccseh~l~s ~LTJL~~ in sev ysrk CFt.;r re~t-~z+lzteC kccsizq i: h..,aC Fnc==.,~s iz exces3 cf =:?e 3ecLrn :.rt'ly ixzze cf $lO,cCll acczc,-,ceb fzr =~c~~~-y h-,aL,f the tstal cf =est ~~6z~=tFsr, ~~2s:: acefit3 by l.e=+ of tesce. Tke qzalltative 222 cctli,-,e", k0-7~ ccr,cl-=e6 .that Z22tZ VCUlC he Lc-de,' :== 5- iez,ants zd E.5.:?e= zzz zew tezmts tk~n they 3ccl.d '3e i. aksezce cf =er,t ccr,trzL. One stai;,y fc~d that tke zelrtF;-el: =ezt ccc==zl ir: 2.e~ .>-:celes led t3 hisher ~ent~ fc= ,P-*a- t2: szlzller increrses fs= siztizg texnts, acd ;liczt the s.-e =2*. -GZ lanC.c=2s, ~zc~=z=izs ,nat the zjoz trans5ezs czder =:?E.: c=r,trcl. &=e not t=c= 1z,-,Zlords kct zze bet-deer, zet~e=s ;.kc - esuer,Cy :z t:tcse ;.:ts seLCcn xxe:- 3ect ccztz~l ltve-2 avezase ref,': in Lcs .--.- T --eies by $7 =e= DOC~~ *-h;? ai." a - -.." ;-~-a> - " s 2: ' z*=e=aGe zezt ct tkcs2 ;i:c czc been LLTX~ in the;- a;zz-se.-.: &.XZ .Z ~ezz cz k-a-0 >;* $23 Fez ZCC~. .. s&;g<o,ri%:;{ i4,-Se,- cs-"z zezt re<aczlcr: SU351512S. -..e Cl. - 7. mk ' L' 1' .. .. I. .. & z. . .. L' " 11 ,. . *. .. . &' +. d 3szefits fcr s-,eci.fic croups. %st stxcies S~CY th? :::E 2 lar5.e vzzlance 5 =::e 'zezefit cf zent csctzcl cczc ZZLLS~ ,:e 51-e cha=acteris=ics i= te"-,s 2: rmly site, zse, ==CP sex of tke hocsezelc r.eaC. This is s.-.laz to t:?e -""" 2 reseect tg izcz=e. -. :c= ex=zqle;-scze stzdies SLCY the bezer: .. - .. . A' " * . -. . .. z:..;: -c - -. -am& c"A"l yI+L.-v- a== c=e~=e= fcr wkites Czz~ blzcks, V.IIIP C' . .. - "" stzdj~,s skct; t:-,o, ==-.-e=se.- - .. . .- . .X?,ile zethc2clcclcal 2~2 cscside=ztic:s c=r,tri.jc:te tc r.zz? cf these CI~Z~Z~ZC~S, kenezitz cf =ez= cc;l-,rsl z2sezz to vz~y L-~~..~:SZ~~:L*.~ 1 "" a=z)LtraZlLy ;*:==: ==s-ec= tg tke ziL.-;k L,",tzes 7 cf C." s,; benezzclzzies. GFl;en tk2.t zezt ccztzol or-" ",.,dcCe5 Eze l-z=2.:c id lcwe= izccEe -P-* 7 :est these finr':~~~ &CU~ tkp_ 2.3t~i3:tl kezefits =&se se=iccs Ccets as ts hcv .*;ell. rent tczkzol 2.c: its velfze cc~cse. " .. " .. .. I. .. i *.. p -. . .. .. * .. -. -& -~ s,,~,.,,~ .nm*-7 r; ' ze zc:z< e' c:~l L E,I 1' cf the VZZICCS esck2:es cf csr;t,"c~ b;er,=fi:s G--g z=ste~.-q tzc ST^ cec2cse cf the zez12< xszit:de cf =::,e =c=e,=:z~ Lizs is. I~Z~CC~:. I7 "7 xey =cr,ey* side ;~_=---e.-,z= 222 tecant FZSVICZC -.:ntezz=ce. .. . .. .. - " :i; -~~ - - .I C,, ___.. s =cccet ~=zS.ssicz (LZ:;), 28. >;e.$ Yczk City = .". :-=e=scr, ?&LV LL"- 7 ----a ;'ts $29,500 In 1987. - ::=7-: 7 &" ".* 225 c',:12zs (19ES) / 3x:?i31t 2-12. . .. "Ceo . -L Y" ".,LA- 2nC SZk3t :1ssoJ, 21-22, Olser, (LZ/LI, "& "" " **--I :qcz-:r,c: "e,, --a t ---iC? Olsen zzd ycz:< (LI.=-K, / -r" -4-. 12 c I, _. 0 0 .. - r=e-ez:ts E:< csszs. Cze k;c=':xt - c"d"-w ."_ _____ 2. 3"' -.": ">l ' . c <*-a .. . .. :-cc ks_er: s~x~er- 2~ 2--f ?.=el? " L"duc.-".. i- ccsz3. . c:,2 Ci5", -,,-;I- -= e. ,-A0 - -m ' .. *. ",. ,,uL 13 ".. 2.."- L". e"1-J s'vr d;: ""+" -. 3 -r*,2 ". " -. .. . :": :rr- ;2x CE t:;css ;.kc &:" -1.- ,..+= 1: 15 zzt izz=: e,,'trz. "" z: cf thp_ ==.,y i3 =see:--,* sr2zc==iC"=L LC :>e aaz:ct= calze c: rer,tal kCCSi2C c-w-x?i. ==r,z=l :;c.:sizc 2: - -a - - -a -L " .. " m; O - .. 'i a" - .. 7 i -..e ~ajc~::? CT -ZZZ~L~SS ir: sa~h ;.a: clte5;cr; Cc .",e'. c;~. =o,z=z- P-~CSFZS, ZZ~ ecCxlir Y~zL--.~ c;-=-' wont 1 hccsiz< kcic ;*~;Ys:*; ,,,? ".. b .d,ub~~~i3~~ C, +,.,~e 2~52~. A ,..La& LL: &;.-s fc--. ??.is Izzts zc t-"~ CG~SZLZZS. nr,? skcc-c t.:e ';en=: Gf ze"& = c""- I -a " zccclatlcz, ad *u-k-.- shcclS tke zAc;z:izxbe cl tke :=: c;: ST:? vealth;- =.ecs:le cezszd x=cz the crcacrticr: cf the:= asse:3 222: i.,e IC,-- cf Z~T.ZZL ;:czs::-s: Cze 2zs---2r zi5kt lis Ir: 2 te~ez f lazdlsrds =ice excessi-:e ==zz:ts CC~Z &:e Lcz.5 k:~. =c*--z-:2zf seziscs ev,c~nct t= s:=tcz= this **-Lss; kzs 5cez =zzCzc.et tc <: -= .* .. .. -.a ..". C' =+ -;-" -7"- . 1 ';e 4.0 0 .-. .. . .* -. .. _.___-_ _- __..__.__- Cy Z =&K CZ d SZl2li =Zz=cZ=iC:: Ci -z -?a? " .. ii - " .. " . .* - " i* " .. 2z?d f25i hCCSiZ5 ecznc,s:s sk2r2 Lz. .. ~V.G=~CV==, :>.==2 Is 2 sz>s:~n~~=L c.rezl.3 =e:--z.;r, :he izc: .. c=' la=lcLczis 225 -1-2"- "."." 2, Et itst iz 1,?c'cz:2s :kc ==:.: cczz=,-l can ts 2 slSnLric2nt Cerree ln*;cl-.-; kc-ze +"=-cy-a- L "." :" l", "" "e- "r- 72r,CAc;Z23 &- UCL.A ='" 222 ,?c.?-: tenz?,n.55. T'1zlp 4 s:lc;-s *..Cr '2 f2'C-r iizcc= 2 t:?,Frl cf ::e--- 'i:.=:< c lzndlcrds k22 incczes c: -5ss t5zn $20,000, XrlLCT. -ff.23 EG ;e==??:: -*-p cL=-"". ., ,-a "C c... - .."- _.__I": :.-.I;* i~ceze. =ct;ever, t5e :231p_ ?is= s? .ckzt c=-sr a t~?Fri ci t~g r2r.ters L~nc F: 4LAc- u ___- i.-c.-I.., incc~.es 17- ex=e54 CI zz~z z~cz=e ZZC CVPZ 2 ~LZ--~Z CT LLL -2" LL*,-:-Z~ 12 czzt=zlisi :~irs ~zC Fzcczes iz excess CT ,,,e cFz-;-*- -Ic:an CT $-4,SCG. "" ""_ ",,"S ezz2 ,"A b*" ,ce:zc35 *--: CLZ r,cz 2.53 ::72 s2zze :.fc=z= i.?:2=.-2ls CS'SiSt'Ztl-:, sc cc=;zrls <:lze ;-ell-zc-Cc r.ll sc== l2.?CiCZiS 6Z.e q2It2 zccz. Zf='cts cI2 zccsi=s ?!L-k=rs C"L"1 -.Lri-b- CT: :::e :-my- .*."si2{ =c:c2=, 2nd gzz-;" 3 -7 :- -..- 9 1s cec"1s2 zny c::x.z: 2 "_","_e_ t2 z2.",= ccnr==l c27 c,l: zezs~~eb c;-e= L-- .=IC -- "_ ==l2.ticz :z Y.?ZZ 7CC:lC ,L,;'o, :-,2=sen?d " the zksence cz =::E cczzr=l. - I - pq-:-.a+:mr +'-a " _" "b """ - b." ezrert5, -- II1C:essz",' - cy - - iz:<= I.?:= 2Ctzl'T.Z czher frczzrs. :sz 2XZ,10, F.c-2 =.- 2 1 ; L" ; - 2 bcz-,r-,. *a- ""C r "* "" ct,s.?C c:: s2cn AtCtCZ,c " C." "_"" the ZSSICPETI; zze :n2 2.c; C: ::e :ccs~-~ S~CCX, 2s 1211 t~ CT. Pxlszence cf =z.?z cz,:rzl; 2zd """ L.: 1-11 Ce=92d CT: z.12 cis". .. "c'; b"& &,CZ cf :::.s ==S::?.lz2! &Zk ;:12 CC~~CS'S1~Z c, .",ct2e.-ic1c ", g - +'-a "" c2,ce c, r.c:sF:s C321L'" '2, -ka-a L."" z=e ~<~i=~~ ccz~lic2tizzs. =cusi;-c c-:=l:t-.* Is :st z 3LZ" ""_.. c. c,.c- -2; 2,*.-1=C.-=e."=~ e= q:&-lz-: 13-;21,9 C?.T: c21-r se c~2zLZ=-LL-.." ye;' -J--' r : -.. . .. ,",.C b". . . . a. .. CY) h hk --e- -."L - 7p-1 * " .. . .. .. -. - a. ., . . cank-n~ r~p -r)t*c~-r - .. -. - " - -- .. . - i " ,. " r:, -"I, 2 -3"" .. "" -- ._ .. . c~,=,--c= =e =:<2==, =z= i= is ~~~==~z:ts~ ~:aa- &'-a- u "" , ."_ s==s zeT."lzf *. .. " - -i ' -~ :s re:r:l-.-e,-.- c~zz:=:Lt tc: =e=sc=e tke ~I:?C=S cf 1 - -""" v CE .?C"SI"?.C c22-1 .. .. ". " .. mt,: ,. " .. A". e..- '1 .. i. -p .. .- - - .. ... - .- - 2 c -.-o : -?--a - d a. ,. -I 3 .. .. ".-: 1 ; -.. . .. .. .. .. . .. -. . .. - -. .. - .. .. . .. ", D a: i-3" "" - ciTaP-?;. " ?.="-= + - ' -, - -a-/ 2- 1s 2. f-"" ~""s1Ze CI z2":: sLEce.?Zs : C"" -p LC "_C,." -,; ZIa- " L "" b"C, . ". ..""" .. . *. .. " ". - __ =- _" rz c*.-=rzll IL.;i.?c: ezs-Lrcrze~.=. """ .. .. .. ' c.-)Gi - -4 :C T co P: 1 0 m Lis ,L" 4 ,. ... DIST?.,-L--S?I C? I\iCC.E Z-YCNG CkTZ2S 3 1984 X3 CCC"lJ.Yi"5 -;." CP "Lh.- 2L*-LALZZ3 LYITS 13 S3.i x3-x CITY " .- "1."- " .:~nca~ -.-,c=ze Cllss C*Yezs Cc-,.- ",L.CS UZ<PZ Slo,ce:! 94 26% 10,oco - I,c,s.SS 2C,OO@ - 3,E5= L7 43,""" uuu cz ==.=e 4. ,I 'I " 29 I- " I, r* . -46 .- a? 14 .t $20,OGO t3 s:s,uJ ZZZ Cc=z=:a,-,-Ls $33',@0C c='=Ic=e TC" Ccc;ants ,"* - Tf SZLZC' : .- l-L..- - _.-_ 3. L~tS12, The C-zers cf !ie*J ~crx's ---.szzzl -. -. - - ,ccziz;': >. ;zstile, x=-; 1965, z. 3; ye**r =r-" -e ".-d:*.- "t3.. " c L:i ';zC~c-J Sz;q c, z 1984.' -"x ;It' - - - .. ... _- - . ""... .. ."- - " - - ... .-. . .- I. ... ........ " .... .. ...... - ............ . ___.".. - ... ...... .._........ _.-. .. .. .. . -..,- - - .. "._ .......... " .... .- ... ... . - .- . _... . .- - __ __ . _______" "._ - - .- ._ - .- . . --- - - - .... " .... "_.. .". - -. .. - ...... . .- .-. ...... ...... -. ... - " - .. .......... .. .. ... . " . . _.- ~ -. - .. . - .. .. .. .. .... .. .. 2rJ c x\ .- - -. . e ...... If -9';:,:.=,2.?: czzz c- :z=:*+-:czz- elsz2c.t I)= - """""-3 . - F->-2F-a". ~ .?.rn5L"-~ c_,2,,=-; 2.1E15= =c==ss i.,CCSl.t~ =2zxe=s 2r-z c-.-3= :" 7' -a - .- ... 52tLSr~.C',z=r &tZ. z=z ZlZClV .2*:r1125:10. _-_ ex==. e ,e- - ., CxeZELzL CJCSCS Ct2,Q .?ct CSCElir, 22ccqk XZS-T.ZZi.~Z " - ... - ..... .. c2cc'=,cz c: lzcA'::=:z: ",7itS, z2c Ck? tez-verz zezlcc ck3er,-2tiscs =~:<es L= ~-.zcssi91c tc zscrlze 22:; c5ser:ec CT'.~ a s~,-.:.lp, czcse, s-ck 2s zz~t csctz=l. .kxcs cezera-l;. 1;- czt2 CTJ~Z~Z~ JCZCL Z:=Z sr.e kccsiz~ zcket, cGy :?3'3 ;: .. .. .. - -. .. ~~~~~~~ Ec=;e:i (-:zz) ~~3;<s close ts ~ZZZLSEAZC SCZZLCLCZ': : CY .L"-. er*-- 1 :';22 ,*z; tic2 LLCk L2;B,TLZtiC;C: cz =2ln, e-qezctxas sa:= Z-J :::e :=sac: 2zi ksy =tcr.ey. . ,. ". . >c-,sF.ls 1y-.=s 2F.C --at _..___ .. - e"." ,,,-,~zts =a trtce cct the ezz~rz9 .. - 1 -" .- .. ... m " - ..e CL::eZlZCeS ." .- -I- - b..b -3"- CSE t -n: 8- Y- CZC'ndcCeS .. 2.. - L p. r - " b"" CCZ.:: L* L..te z.n~.lysLz, C~=::~:-=~ .I vh~cz .. allst. s-ac~c-~ ?aczz---' y->k-: - =.. -L ZC:SL.:C ~=;r.': czzz:txes vxcz cr, zcz. czc'~2ces exc1::C= ;::"n zznt c,?1=9. Ccly !lev Yczk Ciz-: :7 b"LP c F=.s=e.ses ;-?e:: zze :zi= 2s zzzc>-& a=? likels* tc z2scIz Fz . ZI Lczs :e,-- exzerLszc5 v::;. scrin5er.t ra,xs of zezz cszzrz:l ?IEW Yczk. ..<S cz:= s:-.s;* thzt !iev ?czk has 2 :?Fc:~Pz i~c:c= .. =2c=21 ?-.c~,gi,-.s CZLZS cL=ssi5i& 2s "sevo=llv ir.adecr;z.t ,-e---..-] &:2=: z.-.y cz =,e cthez 5s LC?.. crtles cz cz3zr: cc 23 CZZCkS '2 :2Z?=i== ;-='IS, .. kCIP5 2.1 ZiCOZ3, 22C ZZCke?. ;its .. .- e ""&St +gep+ 2.3 z9sc=-,ec .. ,r: ::?is sec=LcE, &.=e 3cze ~zsccc.?: - ""- L. -. .. irzc2cctc .LT: =::e 22=.72y, CZt 27so a E'Tn LZcider,c,o sf s:=:? zz CSILL.?C -2lnz. -~- ":"- c':l"s ;'lt=: =cze r2cer.t czZ122~ce,9 .=dS'P =2z=Lc~-z~~*: ",Z." L.1CLS2CCeS c, 2CLSLZS q'22ALzy ;rs=-t: zccsiy ~cdiz-:. - .".;= cc.?--=;;: is L&<zi"- " " E.==='== " -1: azalvzinc tz2zi.5 y:z:'z ... 2 si,?c;e .. tit-,. tk2t is 4112;scz .. fc bet;.eo,n j~=lscL~=i~~s ... ;.f=: .. rpzt ccr.==cl anC <c=isCcti::s Y: - -..e L zcsz ze,co,r,= sz-i-: :zE.zs tl:iz ZZSZCZC~ k:: C::ccz-t-ec: .... . . ,. - .. . -. .. .. - .. -*.- P"" .. .. d- .. ....... -. .. .. - e 7. ... CZZLL:~ czLy ~=zc:~:-y~ c*:',= tke, 25 lzr.clczls z=<zco =zizz: e.Gezc:tczes. xcsz s=-:c:os have attez=t2d to =e19c=e t5e e=: ca~t~el, c= else ky e--- ""2Ziy chyes vit:?,iz 2 =e:zsecLLz2: .. .. ., " ;L ". " " znc c'azet S:ZCS:~J (:::A] . ". cs2z zhe Se;. 'r'zzk City Zccsi.~~ 2zc - " v 2 S';--,"T=S' tc cczs~=g h=-si.lC C!ZLA:y .. Ck22525 ftZ CZ>ZZ2IL=C ... "." -""""I 222 i=c:-trzli2< y",s ir: f.;..; e L.""LZ.. i$c i . CF5.J f=r :::I =e=FCe cz ?+- "" **. 9 2-3 "" 7 ..- . - ... -=" ?"-": "C ... -- ,,e c.+-e--zt- ., ?"> .* , - --- ? =?l2=iczz:lz ZSf;'?J-l "." ""li"" e"- ~722, zs ze;)_q:=26 hv 2~ ,nszect3='s clzss~z~czticz cz LE +s 2 c= I..- k..SCC*?i. - r. "-2-v- " _"_ ~ LE25 zezz c2ctrclled Enit3 :e=? -. -. -.c 7 - L' s*+s:r~es fc,- :>= f=z=:=; Izhcse vi:: csr.czsliec zenz3 =.:;= "lz,~ thcsz f,-r -a-- =-=.-. I --a$ .. .... -- . :Si3 ~""...-. . . n- - - C""" - " . -. -. - , - "- 1:'cdy kc c"=er-~-~~r:~ *, c*:g"L-,-&nc - -ma -p~;pfi -?=.. L;,& ,,-,.- L.."S k=:: . -."- ;- - =:?e ~$y25--->.y"<'.. "i" b """c="z_z.,_~"e't'-:-=" "2x -=" ) "'.JTS z53-e-: ............. " "" - ~ -."-.-. - -. - 3. ,I " c , .. 0 0 L. - La ~ccr: axi Stz.t3R~ izclcde a series c ex;Lar,a:c,--_t ~;z=F=tlss " +- isclate the effec: cf ZZZ~ CSZZZ: *. . .. Gt::e= esFA."c"' evlSeCCe is less CLZect, 2.?C t1 1. izcsnclxsive. Tke zkree sttldies cf New PCZ~ a3 cl 1,968 ~t 13 the preT;iccg sec",icc -0 by AuLt ZSC Sah (1990), OeSalvc ar,d alsen (1972) -- hzve esthted that the ne23 market csct=clled units iz ~e'r' 'icrk city 25 ye~-s 8fteZ c=etr= izstitx:ted vas a;c==x"ateLy eqzai t3 t5e zeza cf tke ccc: t+ir ccccca3t3 vcr;ld k2b-e seent cn hcusinq in tke ahsecce csntzcl k3 hac L'ttle ezrect cc tke =intenaxe cf cc:: cnits, bct this in==rzzetaticn vccld cniy ke c=rzect 1 centrcl F:: New Yczk Cl::? had no ezzect on who chcse t: AZ; cvez tke 25 yezrs. Z= is cossx2.e that rezt csntrcl &$kt ;1 to E mcre 'zai:c! -2ete=iczzticn of: the cantrolle6 stccj; x: zesult that New .?c=:.; clt:~ hzd nore Lcw c_uality mits 5zn .. 1 hzve hzC in the' ~Ssezee cf re,.;*, ccctzol. : Zver, LZ L..e cc:: ren",s cf these czitts *m*ezp, less thm tkeir Llazket zestj, thes yculd a;Gea= less a=zzzcti;-e to dddle-and ucgez-inccze kccsi mer the, New Yc:~ Cit-4 =cat-have attractec a IL-5ez 3kaze Lcz-Lcccne housekoi<s L; ts'e net=c+itzn area azd a s=21~e: c5 the Lbdle- .azC c;;zr-Fncone hcaseholZs. C""L"l Y,IC-UI. ~hese zesc1:s ce scnetkes Inte-qreted tc so:^ tk .. " " .. .. .. .. . .- 0; .. . " -. ... ...-. . "... __ - . .. Zchz Hccrhccse ( lr --- /L) at',eqte< to estkte tke efPact ( " ccnt=ol cn saiztez~ce, -. cghg amcd datz cc 22 " rezt c=zt kicker sress rezt ==cszzes led t3 hishex z.zlzteczzce exgenc, .. t a. .. - SCllCln 5s iz Xa,-,:?zt<zn 5=~:~1 1946 -t:-zccs.$ I?ST. ... =.e - Zccz . "- : --Jviz~ " th~t -the- =26~c-,F~:n i3 rest =evecues ccc~z=~~~ -2~22 -. . ccntzol wccld -leab t= Icyez levels 'cf mintecance.- -.zCcve**-*- . .aze sevezai netkcdcLsslczA Fzoblezz *wit5 this ane"ysisf " -s? t . is difficxlt to :-ze:-ard tke rest;lts as conclcsive .!.'.I .: :< 7 . e. -- t ... . . - ,. ~ " .I -.-,.! ::! -. -..-. :-: - :.-:. - *,:< i I. .- " " .-:. . . ._ . .:.- .- .. .- - ~. . - __ - . ". - -" ." "". .a .. -.._. -. - .. . " "" .- "" " -" . - . i . .mko-e 'ha-w--e **L.~=~--C few"~~~~es 'of; cities . lLy~tz ... -=eye: C"C"7 rrrr-u- czc~~~zce~. .=.y.lelL znc his ccantkczs (1981) esthce the 50s >...ceeles C=~ZL:C= hd redcced the flcv cf kctlsiz~ se ky czly I .5 Fercez:t z2zez fcoz yeazz of cgerzticc. :~h.,is i.3 c cericd, 20: +gy,t c~~~~:i ta ser,ezzte zeuczzkle .- . effects, -kc. XCZ~OVPZ, Clser. . ( L~ZZ I . kas Foisted cct. .*)lac,, czic"t*~:=tel: - .-" .. .. - .- . - .. -" _. . .-. . . .... . . .. .. -. .. ::n+,ge c""-: "- ui,c,v, -.-~-;&le~ ixl~de C' Lze. r,zc_ze~y LC< (bc==ctl~h?) , st=zctu=e. t-,=e. (hish cz ICW rise) f 'zzd 2S.e cf kc: (Fre- zrd scst 1247). " :4- :c,-=..zl tests cz -. =ne , .yGct?esis zeTzzc:zg .. Ic---ere< XLZZE .. 72~3 zot zzde zcz cx, zkey be. 'szsed cc LZ:S--=~~CZ ;zz-. ~CT~SV~Z, tke ezz2zLcE.s .tsc".ted ZIP, i-cocsistezt VLZ: .. czCe: .- .I as~*~sticzs. nh A..ese =LL ". _.__ "9 &re CZCP zy 0lse2 (LSZZ ) r 12L'2", .. - - "1 22 c L " ' fz"Iz:& uspd zs a!!. __"" - -.- T z:= ::-.e ez,e== cr, "L" ?.k2r,2.?CP "*LLL "*:? " B '77 .- . p~z:"==t re<:,-c=:zr, Ir: z.2:~tezrnc2 e':?n L, ,..e c;;cs::t 1: z - " ma-, I ". . .." -..- __ "_ "-, " ".._ -.* "" -.A LC5 .".=---- -2 "^" 9",s" -1 -=" ,="e" I 7 " .. - *"ea; pa h.. =,-: :" c'; ,,,sa= =z=cie* 2 s'--"~= C~~ClZSiCC. T'.L2 city 2CCZt26 r2nz cs ". :? -d 707$. Rh ",e sc'2cy - :-I--; ".. - :ha: the avera5.e c_.:d.it:~ " cz :c . .. -. <eci~nec;, =*cr= in ;ke x=>lr: 2=e= c~~~ide cf t::e C~ZY cz LCS >-. ,:,a,: i,-- zhe city i:szl: ze=;*25z 11 I I 2zC 1984. ,:.ere is, i.sv zc) ~e~sc~ := =ell=-;e =>r= =:?e ex;erier,ce cf iLose t--.c ~~223 1 kz*+-e 'seer: =:le sce ___ 9.- -.-a -__- kssnce of re?.: u.4b-U- ,..ce 7.G e_,;: a--zzc~:q -a? &..e cz2r.d is= " * '. ,:.sse t"'C Z.=PZS szi3z t2 zzzc cc,z=z Seer, ersccce.d. ". fi" rp. -..I . .. L..- cmr*rnl 9; - .. -. 12 .?2= scxcy 2: - r2r-= ="b"; :- *- * * -&.&--- -.- ttZS~~--az--.ar ..----- * - ",F,"" U,--c"-. F. (:$ea) ccints CC~ =:lr: ::le s;-.ia=e cf czlts I: :>-e Zis--:- Czl,A-2>a &.nab .".2Z2 --..q.r= I I.,* ":a. ______ CaficFezt Cacllzed ---I L: ;e=== -d 'Q74 tc: 2fi ?ezcaF.t 12 -:z 1. Zcs;2voz, she rruud "Pr-cnizp-< :>z: ,,,.r~ces ;IC =a,gls _-_ __.._______ - I" "-+:!,;:"? t.-a= z2cc csr,yzi :psis ,s k, kccsizr" &2c2:ss :::2 ZZj"& "-b.J cf lze2. ..:-.-p**- """: ex?ezi.er,clnc L-..-,rz.:2=2~:t3 LZ cccsins q*ca~~ty. XcbFlit-7. e:z1.=t of re.?= cor,tzcl cn """_. zbb->F-a; "LC;; =->.- a z--a", p" :- &\ ,- ___-__ b- .__-_______ ___..-l-- -.. L.Ae es?:-r:crl ~~ter~t~z2. ecczcz2-c znzl;*s:s - c: =t,= csntzoi kr:II~,s tht rezt cz,-.;zsl z2 zcs1~'=-.'. =z.s:~ ==:z CT: =SI"LLL~-J --bd L...e A3 fcr +Z~ZS --.iz "Lb..GLZ r2,: cc,==sl ;?"J, cc.;l,slst2nz ;.it:-, =:le 2z2LyI'si,9. adClt:S", x:.ICL.1CS &: S='.-?=Zl st.;CIps cf t::iz C,t5Z1ST: z.=t cc-*.T:.l"-5 1. ,..:=s - . ;.:--~5= ~:-.~=~C==ZLQZLCS 2zc zct :e;; SCI-ZSC == ' C" "a r. - ci z-.."C->"ac " -=-,-4 L- ->-.?.y- * "._ _""" 1" ""_i L" "- SlZ3 222 2c=: """ T&lp_ 5 ==257=,=3 2 cz,-,l=i.sc;: cf 2*JP_rZ~€? =c2,lit-*- -=-a' sele-,te< ci:iis i;- =:;2 ;zz zc2Le cz Ty 1~~52 Z~~ZS;C:>,ZZ .z: A= "os5 inst2,ltes ;*:12=2 5 city 2&+2 rent CC!lL,"AL 2:::2r LYE: - ,.C~L~.LZ*T =L.=P >ZS ce=A~zsi . .. since the -~c-1970~; zc SLLLZ 32.' .I- """ - "b cszz=2l. .. Net; .?e -* - v - .c , *d>Z-? c=n==sl &=i,lc =E=:< =; ->?L, E25 2 IC"* =C3>1'"-J zzte tZ,-=,: :he serlcc.. ucs-, cf :::= c:=:ez 'J'Z.? re2E cc.?:rcl exzezl: S:2tlStlcEli-v- siZ~::~Cx: r2i'2ct1c.?9 LZ Ic,c-',2,'= ICZ,. zezs.L=z.;, 29 &."e """-:-- ~." """ "".. c= ""res PCt;l.lC '"1=.11.1 3 -;c C'7.l-y c--e ---"=.---"----: .as .".- "._ - """""_ city, sa.-, 3Lssc, er,e=it:-c: S,tziS=>C=-A-.- ~~=:~~~=Lz~ =ad-c=isr: in ICr,C 52"- =cz:-:z-v-. " "" - .. . 1. -"" -* c-1- - " 1 "- "e. .. I*"..UL" LV.." "5 .. .. - I-*- = " "": : : i.. - .. - .. .. .. . .. - " * * .7 .& Z", &" A . -. if .. -. .. .. czzsistsr,= ,,,,-- -::E ;:=-*.-sls zzc rztjcrte t:t~z bzz2z~s x .. .. .. .._" - * . .. -. .. . "" * -. . *. . " - -.- - ", - : + *. - - ". - 11 .. - q " , L c- .. . . .- . .- e-y-sts fc= c~=~o-~ --- --e.-- ra-b .. .. .-,- , . .t .. d .. .. . T. . -. . .. a a - - =,-:I. 1 .. " .. . 7. . -. . .- * - - .. e.-- P -.,,sr,ce ce---z~x~y s-:cc~szs :kt Z~Z= csn~rzl z22xcez =c=: :?cyeve=, L= s>cc-= 7-c: 52 =ec=.'cpc 2s =c== tk~z LZCLCZZL;-= cf;ea f, "-5 c-,* > c Ir ".. -- :e- &"a -I__ ""." _"_ ,." c1zIe'scces "2 =C:s111=-: r LcczlL=,es ;.;ti is-" ';?=z?-c-,- =>t=s and ;?2.?ce IC" =;cz113-=-= z~rzt =e =c== AL-<~--~- := z.tc=: =e.rlt caztzsl CZCLZZZC~Z. .- .. " .. .. . -. - .. .." 2C'" . .-a . .. . . .... - .. . .. . -. - - ,'5=2= :.yc=-- 2:- ;:3 cc2.,r>crs ( IS21) ?.2*.-e ccz-,tr?d zc-z - - . " . .. .I . ,.:e3 fzr 13 -z,'c2 C:Z-tS z-:3= z.22 " c1t1ez .?E= ,'?E= ccT.===, 1: 1:70. _."_ 1 "LIL" "-.- -".-k"- 7" - D p zFF"a> "=." """: .. - *" , -, c-1377 zerlsc 2~- ~~=2;*:12 .. e I 5;'s S2SLS. r" "" a. :- " ""'" -=<.* , - c z:? .:?CkY. in T&. E. .IC:.? ci 1- *. *. .. " L2 P & , 0 Ti-:.. 5 0 Cz:-ypS ~y ~c;~~~7y :-;"s FG2 """1- C777pm7T p-"" b""-. . d- ."," i-f- -= -1-va ?t"IILU, 723'2 CZST?.CI .*-."-..Tq ;ZC=C-ZiCZ C.'..aqe :zc~cz=icz "m: q h-: ur\..' " ." - .. . Cze VS- 2: ?er:cC'9 ?I??fp 'ie2rs z ZerLCc r4z:cd f s St=-" Z::d , . ?:.rricd's 252 - xC7Ji25 Vi -..-.- 1 .. .." ".b - - -." - - ., C I t-7 "." - ".,eF-t Cc2?=311ed ~CS~ZC LOS ;-yseles 11-52 Szn :zE,?CISC~ I G-92 ?TP,wazl< I I-= I ' ?iew Yczk jc"37 @a:clzr,& I c-59 " -1 I 1"CY - " " - " " " c- -1 7. flESS,I,?SECr, 77-25 304 -13'5' 35 20 77 4 22 - -7 4 " - 33 -J e -I - ./ 13 -1 - - - 4- - . 4 56% " 11 71 2- " -" " -- " -, -1 I-i cu " .. xcn-Ccctrzll?C TlCC=Z l 6-27 - 49 -ig "1 -4 I, .,?&e;.l? . Il-z5 " =' . d zc . Cixi2nati 1c-52 35 ZC,i,lZ2C I c-1< d -" ,47 . - CCLT'"'CS ic-21 .SI 7<-=z 27 -7 - .. C1 zcc:?este= 13-3 5 -:a -... - CetroFt I I -cl 71 Clevel2cC - I =-5: "29 ." .. - -- " . -.A 1- - -- " I.: San DiPSC .Ir 72-2- w I 43 -4 " " " -I "b ~ " - - -7 -. . . - -. ., -I 1- -7 2 3 I. .. . & .. , . . ... - ., ' .. ?" - "%*tldP-,?C=t " ' - " ~ " .." . .- . ." -.. - -, t .-. . ' 2$ & W" - . l-f . .. - .. .. dd " cp - -1 -1 ,. - .. - -r " ... -._ " .. . .., -. . -8 r- -s -" - - E.I-,euXse . . " " " i 2-zc .-. -7 13 " -1 . I1 d4 - .. . .- LC=~ Sezc: -. . 7;-3s. - " -_- : kc ezk I 1-23 , _._ .. . . . . .L ._..- .. .. - tr. . - ."-G "" , 79 ' Si . 87 .. - - .. - " " . c- =3. . 1 . - . .- -. . . - O!dakc=i% cit.7 ' 75-33 3L;l - .,,,ace~;r.:;? ' - * . . " I ":'= am . - _... - .... . . ' LGf. :. .. -- . ". " : __- " . . DEllES " " ..-. .. 11-32 ~ 48 , - _,,. . - :"l ._ - - .." -1 . . .. 45 , . . "'2 _. C)c " ' . xz.?szs cit7 - 12-25 . - 40 . . . . ..". . " " a I/ " .. L3 , .. - . e- " . ." 14 . " . Cez-Jez " " " " " .. l 2"- 3""ZC,?Zs J C-3C " 73 2 -1 -? -* .. - I 2- E.LffEl=, " 13-22 LI " ' .2 A- b- sea zzkL 42 : C," fic"-,t I I-:> 47 4 tCCStai: I c-c I 47 Sezt=l= I:-= I 41 4 12 saltizmre 12-5 I L: ZLttShCr~:? 11-2e 2: l.zcla-T.'2c1,3 I :-=e 4 2 t 2c Yir:r:ez;cA:s 49 d - It ..=-tlaztz ChiC=ZTC ". c- Lcgyis 25 I> -c L 3. a ?;e"- Crlerxs <" 22 " " An I I.-:? -. 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""_ """" 2s L." -2 "-.- b cz z=n'--2 "rq*c2hclds t"z= ;c.:2 ix =,.=.xc +p r;=~r,-LS~S 12 =cz<zz 22 ,.=e . .. -" "0 pa---= I .. .. "- ""_ L- -.. -. *"= - "1" - .. .. -. "uL- * - =2sz:ec=l-w-e -**e==. - k/ The c,tr5-s 5~13~~2d a=e c:lcse scr:e-;eS c:: the szz c/ "cz " "" 1" L" .." ." .. zs Lcs -.-: Gel=% ?Z2S?ZZSi. - - --cJ, sc C.r -.*- ,-=..-e =a?- ch----,i r..---r -'-a e;? .. . .. "" 4 ."_" - ""_ - "" .. - - d/ .U.ss:-l_t-.- =+=25 25:'"2f=C: :c C:?Z.,?G-t i,? =zszcr-,icr. ts - e/ ,s-.-=-tl r-.-==;=e is scp 2s 2Ct221 t';?=ZCe k=c2:52 . .-. .. - " ch-zces fc= Zt=l-l=-+- ====3 52~ =hz z.=z-za---p----- , 3s c1=1ss. - . ... _." " .." ""- .. d .. " rczx2.L 2.'.-3r2.C~ - is ===-=2.1'- czr,z=el. 25 (@ k& a, 1 * I 0 0 - bet--*eez 1970 2nd ~$74. ?+ell E~C ~23 C=ZGZ::CZ~ z3sce2 222' sLye pe=c=n:as's ck.==.,se iz the zcc~l~t:; rate 25 tie as-zzace cz other L2 CI~-ps. "-=y =::en cacgazei, the ~=ec~ctz2 zckilit-; Z: with the ECC,:~!, =t==5 52~ the t:?=2= cltro3 ~i5 CGCCZC:~~ csccli;ded =kat =e~,= csctzzi redzce6 ncSili~-~ Cy 1;3 to 20 sex: This a5ain is cs,?sist2s'l 'With tke kO3iC eczccdc Z.Ldys~s, caccot be =q.a=deC 23 cczclosive beczcse tke flnc~n5.s Cssezd c:: azsfL=3ticn a>cat ICDLLL~~ rates zexs SL-LLX iz the Z~S~ZC~ rex= ccr,t=o!, fc= 211 I.= cities. . .. t'n ,,,e .=bsencP cf c2r.r==Ls i* ,:ese c~ties ;.cu?lS ka~e ex;eziexei .. .. . " * * mr. .. .. .. . ' 9 - &.. .. . .. 1 . a" ?eke= L~~Z?P-LZZ ( L~G i ) zzalyzeC zcs~lit:~ ;.itkin ?le;. '3-9' .. ""C 2 after csC~zsilI.-,q izr zcze otkez y25313~9 Cete,-Lr,rnts cf 5222 a. 7 durzticr,, ,,t,.C g**q' bL~L L..-i "* ;- &a 1Q$L cctcza.rl:s of Q,litS SLJJ-rr i.r C b."" L.""S ZcP= 12 yezz3 IC:: ,. *-n-ap- Ln style =er,c c-nt=cl E-= ~~-7ed iz "-a;- --:t ' . . -. than ccc~;znts cf scz=-i-=e~ or czcszzrclled cnits. =c;.e*;-- - zesclt ~=ob,"lv c-- .ezs=2:es the Lqzct cl zzzt csctral cz =CZL 'ceczuse of =;?e -,ecxli== e-rclctis;: cf =en= csctrz^l in :; e.*. 7 decsntrelled 222 sz~r=et C~ the rezt .st25ilizztic2 ~rccrx C vaca,-,cy aiter 197: , zII cnits re=~n~zc ir: tke clk-style z ccr,tzcl sectzz i.-, IS?:, '3'1 defizitisc, zest k-,--e 5eer: ccc.:; by the sae tezzn: fcr 2: Isast J ye2z3. Sc ever, LZ r~nt ccc: had nc effect CT: Z.C=~-I=-- tezazcy dczaticz ke=---ssz kccsehoids zkcse c3i:s relined cscezei cld-st:JLe rezt c=r,trS~ znc cccsecclds -1i.v: ms ;- ct::e= tlnits c:: ke exsectecl. rnL L.*p_"_L._ "c"p "I - Lin2eRaZ'S - z.?,snlts t::Et rent -C-" ".*. . ... - I . .. * city. Seczrrse e*zp,=.- czlt uzcier cic-shvle ,res= czntrcl 7. L- . .^ 4. *. -. .- . ... E s.."s"2':.: ." 'f L. b-ALb-aJ. c=ser;e& d~z=szezco .. *. ". ". .. 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"I =; c 2:=:-+5 L2C zz -2 CS.?.CLIIC5? ,:.at Z2,Z CC.1,TL " - - " -d ,- c 0.c I. 1 L e e T.." ,,L.xe='3 SZ:~.: k2.s 3een T*-F*"y v:z"A5iy zzz?c:<el ir: 2 c~.a~:=~c=2~ cy .-.:cn& ;-z=e~=alc= 222 ct>ezs (rrzCartC) azC r sz: AT Q2i$Le:J (L>?:C) The:? d€-o k"*C c "" L; b ; r; ""9 Q-Q b* ,=.,at 2re cl t~EIIC. z :=s:, F.. --C.CS= ' shcuL5 ha7e rnclcded 22. ex;Lzz Cete,*2ants cf ~~~~~~~ss~sss in a sincle re5ztssis:: ES is SZL eccccge;,,~ t r; 2:ac.,u*, i;rp ,i cete&xzt tht h ac-*-q1'-4 ""11 **-'-- Y...dYC zzy .=>Fez= to be >=c~~nt if it is CCZZ~LE~OC~ ~1::: '&:I d.ete,-Lnant =>at Is -:=c=izzt. Sct has been cLtteC fzz= - --~-PQS~CD. "- -4 _.__ L .._._ c-"..~ cete--=nant beceees 2 czz,i- Zc: i==ozzazc cze ir: this ctse. Soth stxcles cseC 2 1zz;ez SE de=e,T,lzazts, izcl.z:iz; zczt (kct ,~ct ELL) cf T'.c:.Cez's ex;l.=:< vazFzble5 in 2: z~nc~e rtczessicn azC 26di.z~ avezr$e ccc===.c= . EZ a 7zax-y fcr hccsiz~ zrices. sot:? fcc,?C 2c st=.=iszl: sicz~=~cant rslaticr. Be=;.een rent cz~zz~.l EZC zczelesscess i=: i .zzalysis, exzest fcr 2 hichlv z+stricte< scbs.-ple cf citls Tccker's s;~?>Ie. C" : ," b-z-sl~ fcczc that the zeas.;zeC i=~cz;az=e e. L,. 7 -c-- Vule azd .price varlrkles, whic:? kzc beez left cct e2 "*:=:x r:zal ze~resslcc, """" :-*-ossed z*&z=~~=i~~~~ vher, i' ,:e =2~: '~2: vzzia5le =a3 exflxcer,, s:s5estizc it "~y ha7e 'seer, E czcxy I=: c=zce~tzaLLy ~zczz2zt ==ice anc .inccze variah1es. . . -. . " J c LI. " tan -. .. *. .. rp'" " :" " ,n* * .. .. - . -. .. 44 -. -. .- ._ .. .. . . Seccnd, ~-~cXe='s =zz--:z~s Is mt %ase< cr, 2 rzzdc= sc;1 . cities, ' FL .,.e TdD st:iy seiectec 20 cities ~t xicz frcz ezc three size strzta; -5."- --k.csz celezed six 02 the larTe- zc zed sized cities zzc ZLL 2:: CZP of =::e s-=d.L cities. :e tksn Z.==E ci=ies cf k.;i5 c;T. ""e-" b:.-k-L..b a.nc! estkzts2 tke hczelsss z2tt ir: t ci-: mu .,,.z=e~sz*z= zzc ZLS cc-ac=:?crq ,?e=Zc---,et ~nalyses --.x d2';z fcr d.1 40 cf :::e zsc:"~ zzc xz,-e cities ir: the =LL' 52 zzc the cne szall ="> C-Z-.' izc7cded iz ~~cker's zztlysls, - fc= ":Is cities tdded ky pVk==, &=e for 9:. &,e sc " cities cczI;xel.-: :-A -e- 41. zux - " .cities - ~A-c .?::= :Z - city -sz?-,le :sed 's:~ -T.xkez;- 't ..effects '-cf ctkez. sz __-__ , - __._ - ++.a--v4 -- ,-,ec 2.1' -: ,A: ps --a1 van& '1. c^nc-il "">g..: L - * .. hc=eIesszess,. tkc:::? .c.-,e cccld z='ct =elect 'the LlGctkesis th: ' . CZL:J :?e2 &* L=.,e . ~szlysls L-25.1- :-; t& t,- t:?c I= cities zccec =y ?:# .. .. . .. .. "-d. - ,. " .. .. -" "" * .. .. .- " _. . - . " reG.ressicr, czefficiezts indicated . . LL i..~t ~ftez '~c~~**-~ "-&A _-I-- : m~ -:e- - d- -. chn'--l -r.i-V- ;?E< EC' sta=izz:cz~ly .. si~:i-- J:r>"+ -_.+- e -__- L=ppf - k.. e" F.c-o:ace- ._- --_- --.- - .. . . CLC IS ~z~~e~-~.tkz: =2=.= cczt=zl ixrezsec -cc=elesszess. .. . . .. - . .. .....- .. __ .. ... ." ., 2 "._. . ._. . __ __ ....." .. - -. . ____ " .. - ."" -- . . . . - . .. . - .. . l-ule-~-z= ". . , L ,,e " c=,=:=ll *. :qtzc~,es .. ~=T.Y%. ---- -. t a- k,"",S' c= -.I"- 4 i " 4 clez=1*~ cc==elzte~ 9". ---~7 1-7 ;.I=> Lze or---. -1- - - -' rz~ressiczs, erasizs :::e est~-~t=d ezzect cf tte .zznt ccz. " "-.s : - .Zc-k -*,*, .. t ... . ' .. .- . L.. s L,,,es ~I~CICCCJC 2 *-2 ."""e, L; akl ZPClELl rezt CT ~ZXe,. "-28 vaZla2le; zzd -'n L.,ey e--=-,sc cote2tid.l-7 zele-;zt dete,-Lzz,-..t: i L..-2 *- 0" dii izclcd~, , L-ZLCT: ... ~zz=cdztes . f-:"-L::ez Bizses .:' .. 4" """- " - - .. ""- "" "A -I " * '7 ... . ' '.u,elesszess, ,n P - seek as CAP ETxkez cf ,c511c hccsinc c,11=3 .. L' ., c~~~s+r,c. ~ccse:~~~~, :::=t 2x2 ccrr2lated *-*it5 dets-zzizz~ts ' 9 7. ::"Ae .z,L-k.ez cf -., ... - , . - . --~-sixc czF=s r;e= L* b~c~s~-< ---*-: -3 """ I."_ ,""C. is c:p *v-==lz--p LzCl,=== =*; ~.~~:<=r =x- e.ycIxcec s-7. -\a P-. --e< * .7 * . . .. " . . .. .. L"" b""" 30 c Qc" , 'L '. 0 0. fik - - ti ,,,e __-____ ?-Op.,.QQ" L, -- :u~, ,..?CZ Clsc;n esc-;sd G =;i* - "") 7 i 7 r~~=2ss~cr, iz&:c:zc 22- cf :>e ZCt22ti2l ",c2zi.?zzzr . .* .. hczelez3ze33 ~en:i=~~~ 3;' T*JC~TP=~ CS~ZG Clta cz :::E! -3 C: __- i 2 -" &..e ~22 3~~12 t:?.~ ~p=e ~322 k*/ T*LC:C=Z. mi * -." 2szL: ccer=l=-=z= cf tkt =sz= ~~~~=~l. ~~=~2sl~ ~SIISS ::?a: =tz~ CS; d .. " - ". . .. Fncrerses he=ei=zszess 5" 22 cezscns Fez 1O,COO* Y "" - e3t;y2te3 Cf cczelsss:2z3 fzll in tkg zznce cf 23 ~3 6; ""-- ~e- ab.-! 10,000, ~:L_Q i5 2 s:ksz~ztirl ezfec:. zcwever, tie hy;c:::eslz re2t cczt=cl ;-.,a= ;== p,z,sc= ci: hc-elesszess caz~cz be zzjecze ccc',-en=iczzl Ip-vels CI slqLIlce7.ce. c: -cg -. " - " ~ . .-. "L " -,,,e=e3tin5lyf :::e er~ects cf ZU~LIC ~.OCZ~ZC 2~2 ~2-2: statis=ically izsi~~~~~c~~~. '?e es:'lzte", ccerzlclezz cf ;:: hcusinc czits >e= tLccaazC Sersocs hz1Les thzt zcc~n: iZ0 czi: t5.e FCZLLC r,ccsln~ sz=ck vccld redcce ti2 ncz-bez cz ~cz2l.2~~ ;? by' 6. ---Gev-*, .=zziz, i.?e .*.vzc&esi.s thzt the z&eZ C! :C hocsizs c2.i.z~ kzs :c erztrt ci: ,ens ;.,r=.3er cz zc=eiess CL.I:.C zejectei at cczve-=lczrl IS*JP_~S of sFs-1 .""""C5. ... * -. . -. ". * . .. *,- * -. c. " " *? " " 6. -* -&;?>- CZP czn ccz;z=t =ks ezt;?2tec ezzecc c:: the i..cc=l~ss 12: any z;ecifi.ed c:?=='.cP ir: 2 s~-zicxlr= &et,---nz=t " -. g~zz -'->. 211 csncozizc tke ezz=r= cz acc~~i.15 cor,tzsl cr, the 'ZCZP~~SS rzte wztz &.?e ezzert of e c:~n,-e iz ctkez cete,Tinzzt 5rcz i.5~ szallest t3 its 1zzgest -:zlzel C cozclzded tk2t =2z= L.-..rb-u- "--"1 :?ES 2 12152~ errl-ct t::~r, L...2 :*Zs ;cblic hccsiz~ czizs 2.1~ ~:',SCSZZC, &=.,e eezce,-,tz<e cf 22 ;c;:ia. ; - sc.,'p"" ,I , 17.c ;-;= "-3"- ! -1- =,SET: t2,zezztzz2 I ;c;:lrtisz, a~c ,.-- vzcrzc:t zz.t2. . " , .. "" 2eCgtiF.s z2zt ccr,-,zel. - .. ** " .. " &L - L' .. .. --.--dluyAe~~ ZZ~Z, ZZ~ 2 SXLA~Z ~IZ~CZ " ". " - " * &La .. T,C.e z==cer,::c ==c:Lzs 112 zst cczclcsr-;e ZZZ 2 -;=ZLZ:- in t:Te ZUL s~2l.e f-= vn~cn CZ~ CE the ex~Lanztsr2* -v-zzI=klss c be zkt~ineci at -LSZSCZ'IIP ccst, ?.~rike-rlc~e, ,.ley i::cra CCSS" "" * L"-z.= "." C-..."" -=-a """7 Eff2Pi" -.bJ Lr. ,.,e *v-xz.?c-,. r2Z2. -I ';e=e t:12 czse zzd c~,=t=ln ctker csaciticr,~ xere =et, ~?e ez:~ .-e?_: csr?=z31 cr, "-3 ;r--p:mCcJ rzte csyc =e pu-:->-=r' ".- e--:'-, tke VZC&?C-y zzte f=== - -::e ==~C~C:ZC r35ressi.c~. nze- =:--is i: C CSCb~P,~ 222 is s=2tls=lf211y slc2ificz2t 2: CS"2-L 1?'.-215. "",; 1s5 ..I 7 7 "C." re c3~:o~-"~ --. c,- a : d2z2i"- &,-,2l;JSls c, :.=s ezz2c'" cf Z2"Z ccr,=rcl cz :'.c=21t5zr.t .. - - rezscr,s. - " -A"-=I t:=y 2z2 nst b2seC c.? 211 CI :::e CI - "- =,-.>--: 1' - - -7.7 .. . 11 i" ;": 7 ; 0.. Lt ' " " -. . b..U ..""" """a -. - "."- .. " the esz; -zx-a+ " "" errE!c= cf =2.",z czzzr2l oc kc=s129szes5 ==_'9 . .. .. -OC~CJS~,-.J ~n-m- -3 c- .. * .- - - - .." __ v .. 3 21 2 / .?c'GP*v-e_', - - - L, IC. -2-*-e. u,t2 1-9 C"'" uL"- cz =.:e .""" "" "VV"L ? sr' -a*--: CL * :6 T'..a : ;;;n ,- - ." " * " L?' - .. . " *c -. .. --.a- - . - - - -. " : CP. -.:e ",2St="CS cf It.?: czr,t=cl r.iiSt he 1 ceZ2-Ti.l=.lt cf *.-tczzc-,. Z'Z2 a?.& t::z c=::sr Cete".=rZntS cf tk?2 "C -"". "" inclzded ir: t:tg :" -c-=.: """ a<q "-2 ->L ZPCZ2SSiPJr: =,2zz c2=e"."a1 "", cz "a "=~=,--" -= -2" """7 ,. - ."",-.". -2-s .. 3e ("""aI3-3r * """ "" "" L--ClJ&i py-12"2-.". -*,d;-,Ab-"-, - .- ,2,lCles -* G ;:?e ';1c32.?=;-vv - ILL? ZLSC ;.Ct : -. C." "" _.." v- - ".C CV.."" . - 21 " p &$ c 3 0 0 c-yy X7h7 C~~~.~~ 22 ?zyc',?3 x:TzGc y-Zd-22 DIS?,celSsZ? - 1. .. -. """"_ :-3":e3' -. *" 2-2 zz.:= c=,?=r=l CZCl.lZ.?C",S c';zz2r,=i:J 1.1 izr: p.<s--c: -- --,LL ".., p- - ,:-.=tr CZCIC c-.-ez ZT: ex=',cr.cec pez~cc ZCLIC t::ezs=1-:2: c, c - -pmL. -.. b C,.,"" -""-: ..;-" I "._ CCt 22zciy 2zy sittins tezz.?: tc le=..-e c3ctrslleC 2;t=tz:2r,=. cc~z~clle~ hccsinc z'cc-c 1. =cv2 F.1:: t..c^""" v.,L-.-~--- 7 ar: - ,.azkst c;c:: vaczz=-r 11 .- thezo xeze -**zc=z=-.- ea?-- a=, in izs 21sezc,o, z,z~-.zze1:~ fllzez cct cz a. tze kscsiz~ s: :his srzcess c~c-c, ZZV~V~Z, he 2 ~erj 1ez~c:l:_r cze. __ -." _.__.. -1 . -. Lze iJ;.,i=26 ::zz?z s;ec:r:c?ll*~ exezz: r,es;i-= CCESC~LCZ~~ ::z: =-" tkei= --_.-. " - .. . .. " - - "A ""V -SLC,S. I - icca"tlss s==ic=:*r hc-P-=s .. .. . .. ... *I" " .. - ---.. 1. * - .. - ., . a. 2css;sAe ts fizt ~2~s ;t ~c~:~~~~~t~ tbs cess e? cn-n----? ..L - .. - ... ---.-"--- ".- zt ::-.e sze :>e, =LI:LLZ~C c~sr:;:ti*~-e CSRS~CZ~ZC~S. .. nL .. A*.= zajczitt. cl ~1-2~ csz~zcl ozc~zz~ces i:: t::e 771;- C b L" -=e s z. LcCa:~ *-*CCIC ,=;;e== t: l-.z-:e szzll ezztczs " ca z-,-ezt<e zt;.: II.;; Sizte tksse CZ=IZZZC~S =,-s;' .. lazce F.1czt2s29 in zenz vker: I*-:-- VE",2C, ?he z2i.z ezz2c': c=' r2zc*.*l,?g &. -.:E!= xccld te t::=: 2.1:: *+-e- ze icwer "I :-- -3- ildZt3 -4:.*s -n... T i2t3 rev units 2:? :; *~ccLd be *. .:LC:.== . fzr e...;issi,nc cezznts. TSe C~S: C: ??-;~--~-~~ .. " "1- -2 -- ?a+ .. =/!-!s . *-*.? 2 ' C' .. .. . de czc~~~~c~s YCCLZ .=is= =e s.=s-eC. - .. .. .. I?, CltLSS "" " ---a s--: L --.- _-__ -__. 7cer.t cz=~xnces, ee?cc~zzzl, c=:li I LS SC~St2,ZiZl i.?cr22s2 ir: ,'e?,ts, t::cc,-a * C' c215 - vculd ccc,z .c=zi:= cvez s2cezz.l >-;tzrs 2s lzzs2z 1a;see. 12 ?iev ?sz!< Clt:_r -.. :- __ ._" __, ex~sle, >.EL: 222 Sz=,= (L:>.O) r Olser, (1972) , azc .. SeSz1-:c i I '" -* .- es:izz:z2 :>a= 25.2 --.z.=:<tt rsz:t~ cz' csntzcI1eb cz~zs . 2::=2t: i..e~= cz.:-,rzlltd ==z=s k-: zkct 41 zezczzc c;: zy:ezz5". .*. sL-y-,-,- -2 """" "a" A k: - z2zz=: ZZlZS "'2Z2 s.;;zect to Z2Zt c-"": " -.' beccr.trcl c;: rznts L-CZ-C .. ~scsc . sczzl-y ke zcck szllez icr 2 ot.kez existi25 CZCL~IZ~QS .. 12 the L'zizcd Stztts tzc~y. - 8"- ." L *- ' -. - -. .. " i:, .. . W.."" c- b. " . i-Ae, Cttzz=rzl ;cc-= :=*;= :?ai 2 s~ks~a~tial szzzcs c;, t::s zszzz =lazy u,-.i~s ~-iz::iz 2 5s.;. -:==IS. ~c~evez, tke s:Iczt--tz-~ ezztczz - " .* The =zi=:ce= =e=: cf 2 cc;:trslled czit Is nct t::e sce z::zc .* & +"a "1." . ---- L8bh.*b :ts CCC;:~~:: * Nuirru *-1. 1 p x~13.t ,: s;e:d cn :?cczi-c F? '1 &se"ce c5 =2z= cz.l,,=i. -::e s>c,--,-:e,7, z2?.t L,-,crsrs._s *"c:-z fsllc.;ec z.+. 2 z2sk,.=:; :-e -. kze e.:C, s.c=.t ::ccse'" ' -c ""' .. I - """ """ s;cd Zicze t::?..Z t::e =z+rker z2:zs -.la csctrzlleb :.?i=3 t::2;* r.c>- ccc,_J>-r z2e ct>e=s L-2c-c .. s:e.-.t 1" u ."_"_" c. "" s '42';iC 2ASC c22zc2--;:2= 1 b,?dloz-s "-9. I c .I . I. --z-<= e-- .=-:"e -7 -1-C zl?er=z~s=s tc eizzzz 2c-c ::-.2 c""a-i ----.-- - Lz-:.=zzs cz z;;ezl ~2 ZZL- c;,~,Q. Scce czits wccld te ZLZ~Z sc ES ts izc=ez3e :::,e:= z=ke= =?r,ts; crhers xcc~=: be z~-s=;tt . cetericrzze. .7" _.__ p , . -. - -: 1c e~,-lcecc= z-.-zilinler vkich E?=-.- : - c 1 ypk- 'io-:< Ci". : I : 552, s.- "1C ';5 tL.Zi L": q ". - * -" - ""d L...-r sec~ccz--~~ er:tcz ;-SLIC : s=211 iz "2- ?CCTtf+,2. " .?e-> L . -. _.." 19 f the xezz ==:<(22 r2r.zs cz z: "" c.,,ca +- &.-2- L .___ ,==t ~-c*-- ?----- __ .._______ 1 , a? 9- -CCLC ' ' ' =e Cccc the sze +s =:?e z.2: .-.ccsr,?~ ex=P,CLz'2=2 Cf z.fe:= cctu~22ts 2fZ2,' zz=.<2=9 .1zc z-22: +c_;zss2c=, zz dJ.=c,=rll. "-=,a=, ". .". =2z-,- ~-.ccsl.-,cics ;;CCLC ~~=~:=:~c: iz.;Tp CCC,itd ,.-; -- -. .. k""= -.:E< C:IZt=tC s.;2sL22=LzLI**- IZZZ t:01 m. .. .. .. i. - ._-______ ~ cz zccsezc-~s cczs exizzizs ~zizs. . .- i* .. " .. ry) 7- 1- ---e ~-~~-~~y CE =-----. I I-. v.-; - " *LL" ?. .. .. . .. """ -. - -- " - .. . .. .. - . . - -. .. - . .. .. .. .- -. " .. . .. " -._ ,/ c -4 0 0 77 9 CSr.tr,"lieC c.-.i=z si:-== =::.-=e -Let-, .. ;1s lc.?ct= :e 2 ='x, s,,s: ksld the= in 2 "ir z::.: "*2g 2cz lJS3 sc?-tr=le. .. .:-i:kccck t::p_ !zzzz=z 2: C=CC.?t,'z; lr: liSL* 'ic=:< cit-: rn - " &:-e ' cccsins ex;ezc,z:z= .. cf ccc:;ccs cf c-""" '9; **-: -- Lze ce~c~zcrkccc CI 2 zezrezt." Scze ZL-LLL~S ;'C;IIC .. " -. .. * .- - " ".-&--A"- ..,",' ty?icz?llv k=Sf-2 kesn L~zze, :>e ~sscciztsi, z.vt=z.ce iscli: :::e rezl Fnccze c5 t:-.ese kcus~ksliz vccld ka;.e been szzl. e. . .. " .- a .. . "- -" - e-y-e=i--cod 1 a "a- .- - 4 -.2,'=2zt25'2 rdzczicr,s iz Z22l. - .. -.. -. ~zfc==:-2tel:r, t:-.z Cisz=:zctis~ 2: ~22~2 =td:c=l=:~ ~LS Z=Z zez0zz2C. ""~2"" There 2ze r.=z*.- c=-,ie:s Izr "___ .. -:..5 :::e kz-7. fr=z it== &c thcse Icv-ir.cs,-.e ::z:seh.zlCs ;.LC ALV~ .. is cm"-";: -.-L------ 9; .." &..l--. -p C~SSl~lil~*f' is c:.taLz:zz:L ?.3'=?=z,72.1z9 ccc2-,:ec 3;- Rccsekcics .. L;CCZZS>+ excess cf szz.2 LTCCI:~ ~i cz ~ita ~ne czntz,-1Lei . -" "-4~~7 WG;C-C ce si~~zz Ls zz;cz T~L?=EL LCLP12C ZZT,^CT=" S=LLZ.= ZZEZS izz :ICLS~:=LCS cl SL-LLZZ SL:P zzt ,. :zc:c=e. - u,,gcszl -m zeei zc'; .ti zs :::e arzn:st=ative kcrder, zf zszz ==xt Tznants szes~zz c.= zzixzziz 2 ccztz21~2c re:: CCCLC SLZL-: ZZE zheiz zece=zl t~'; ztz:=~: ;S tke lzzcLcz2 cz tke z.r"z~szz2 2cezc-y. i " .. .. . . .. , - " -, " -.- " cL ct-c~:Ie: ll-;:~ " . tac2:C c;7 ;;.,e j,:c:;-,,s cf L.,ei: ccc:;z::3, zh -1 .- - .. .. ..a " cerzz~n zzsgec=s, ~~21.: uzzez Fzzcze 1;'I:ts fcr eA:cl=:-lz-. . .. . .. . *. - " ... .. ..I . .. . . -. .. . "- .. .. . is ts dt=cntrsl cnlts =..r,zi,c f=r "L"zt:te= ..",css-II:> - x-: L;ZZ SC'~ s~2:6:.=i, 5- 2s Lze Sss::cr: 8- zxis~~zg :=:I - =d -=- ( :L.. 1 , 2zc Z"22 c2::,=c"1c,.=?r.zs k- -I.- "" tS =2zziz ;;nee= E:?? 5-.-3:2= 2: z ==,= s:ic>cl*J cr2=:2-' c::22 z.:2 .IC11 %-..kc ..". ~ c, - -= : --=.--.a= '=ice 1.1=2x. ycL2ce the =c3z ex',s,T: ~zits zze zz.=e~y cc=,=:2c =y 1z;"izczze hccsehcliz be-: 1,ediztely 7 -1 elL-LzEc2 =>e S:SSLC.,; tz =rny kccscs~cs . .. ~:t=: .. 2 i. . -" -. ~ . . -. "-" - " " --= ..-. -. "" - __.- C"1" -0" ". - - ". ""-2 . -. -- " " . .. , b."S .. . 9 .. 2~2~25~ izcczes zz< ~=~~:~AA-J . .7 elzzate .. . it fsz 2-1 .. c"0- 5' t9rX2tiT.-el-?*, 1" p-7- -. I c . se ~~,s*,,'ec -1 t= ~z-; -2- "_ t3.e =LC-- " ,-?-.-a --el= .. l.?. c~c~~~=~~~~~=-=~-,~=~=~ 2" -*-=, -s-e- -. - "" I :b- skczz~~z.iz~ CI 522s EZ2SCS2- ,s =.-.r ;.ccl.c prsviie 'zye =e.l=.z,zs ts C"==2zt reside.lts 2z t::t ex3Pxs _.." 3 . d -. 1. 2 -,- , mr;q X" .. "..a -"."- - . . ".f"- - -- -. . 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"..>, I.. r..- -- .I. - " -4 71 I- F k ... , 0 0 T5cus;.r-C ciu Cc.vez2q.e : -. - LnCz2dS2: Decz.r,tzsL: Ya i,nlc=: 3ecsntrsL: 3c 5 Ell crii=s: ?.C 4 zP,r.tals : Total hsc stcck! 3 i 2 e," 7 .- ___ ,,:,e Izte: Sczse:: ""A L.iLts, sxce?t: ." .. - . !;e,#* c~~st=zc=icn; 2-4 units, c*d-Ep= cc=-; 129 cf C1I; ix2xt=l 34, ,1AXk=: 13 " .. " .. 13s L' %=;<e i. - -.* - + tpmt !i C L~,GCG *P " 6% LA% sc -2"b 7 -2rl ::. .. -3 5 ""_ "-.-d"" S-pr: >: """ C." - ,e"-=s LA->; " i" Ce""": z-7- - """" ""_ "" - , e.". - - , - lease (5 y2~=~ fc= e-c==A-,- c= h2zc:czsce< ter.rn'ls), CXZLZC 2:: a ui-i-4 _-__ __.._ s. .:.izez ::-.= 12 L~--L.-.zti.sz, rer,tz =2-; rise zz ->.=i<2'1 Levels ccar E ;-ye>- "- - -3- d" - - " . .. .. .. - =ents x-,- =ise c--l-y 25 fisc 2s c----r~ I or' -opi zf~er *;-. p- i'-p c-; &= a=5 z~~-~ze2~~~ <2"-~--l 1 nr' " .. i "9 - .. . .."" C." .." L ",."L"". :a c f . P" 0 e Cc~ec=:c':t \;c LCCZL", L., ~ _..__" -:"- :122 ,'9.",; ccT.zzs:. 13 szcz; -. - -.-a ~~CLSALS;=.~CZ CL :~LZ :.,JEZ Cc~~isrl seF4-p1 kasiczll-7 23 ~znc-crc-=enz:= =leclrtzcz kc>z=g, ZC: ,L"c=Fcr,3 -1. - :::zt ==*.* Se c=~s~~2~2~ t,o 2s~rsxzxtt :e:; C,?Z ,=nzn=s 72~ ascea- *.,*zzz tkey csrzs~c,sz ES 'ce excessi;-e z2z e3 ts the C=,=~~~S~CZ, *--~-cn then jtCge~ the Fzcrezses iz 3 s eF ; .c ; r . .-; b c J - e-. - ,- J "rr*r/ *""". i "d" '22Z. miaqp c.7; $27 ; ma- -.'+" "" """ 212 <,LZ ~cd c~ly ZSZ:~ =:1;= E.== 'sc excessL'te E9 L 2e 22Z:C L.1C i 3cicr.ab;le' 2ze sc,"-ec= ,s z2dcctFzr: cz p:hass_-Fn. :EL= .-,e: sicc5 ,212 s",;csei zs ts 22itktlr y" ""-'""d,?= ".i zc= - ==S-L+.-,,-.-: .. I ".. -:- "ZLi:? ZAA Z2"t ccr.:,'2L s:7sre=s I cc7z.issic,?s iG .?c= ssc2sLlsk 22y ctneral zt.32 ~-2Lc2LLZ2s; " LQ LT'.CLVLCZZL t;ntr=rs =z ;t_=?e;.l --*kzc ftey c-,zsiCs= == 53 : -:-.-a .I - ~.. ," dl= :.2zz Czrzss,sas, tll. +-. .. . ", . - I"- -yp- 1 -..- a .*. . -I. - stilt2 LAW ;e"L"s -*e" ._ -. 6. n .. W .. .. .* * .. -. d, .. I- - - I * ,-""> "h*"".= . .- - - .-. "9, ' .. - .* 7. .- .. -. . .. .. . .. z31e zezzs. - I - -,.-. - .. :,"szAc-."- a .. ..:-L - * - .. .. scz5~c~zed zezz21 :.-.izs 213 csvez~i, r35zzc~~5.9 cf ::12 z*;s: , . ,. *. czitg i..1 +,o '.yiidi:c, - A-~~>~~c~ T' =:=e r---=-- b _...." -1°C - -.-A syst23 is very 1;-:ttc I2 iz "" 2.: JCZISCLC~LSZS :>t= C~ZZ~~ZA-~ ;2*+-e tziz Xer-t Cs=.~ss~c:s I, - - 23,' =my? 2- . ... - v _."" 2.1ess "-2.- :-.2-.-5 L.?fLZCZC It F.7 =:-,E! 9t2tist:-a: . .. .* -I I - -. -----e?-=: "- F" (:CC< "b" ---.-.>--A- "-b:":-.- I4Z,CGO), ?.?,-=I,^TZ - -. (i33,ZCSj, (123,GOG), ~~ZEZ~LZ: ; IS2,GOG), ,C~"ZCZZ (lGi,GOO), SCZ"*E~ (77,GOG), Z?.C L i SI.Z-A== Z=LZ~ (t2t-L =~=~lt=ic~ 53<,C2Cl . 25&,1ZZ.=& 4; 33ZCt.?, c: 1-1. rtr.t2l c.lics in C~~Z~C~~~~Z 'Z k"J .F,=LZ .-.2,?5 c:==-s312,?5. - .- " -. . .- .. L. - .. " *- 42 6 I * I- 1, 0 e " - - ndSz13cj=Z, cc siszzict cf Czl'aln .. css-ez2cP, : Azcrease: - ~n~p-mb-ei " u1. ...I i - - x".w: kc=: 3eccnzzsl: TCtd ksc s:cck: 3.c 4 Ell C?.=ltS : ?.C 4 rent2.ls: ';:Oc'; .;* "" " - CC%=e: SG:nSet: -"" ,.,,,s, excest : - 1: ,,-:- x=%- . ** ccns:r2c:isz; 1-4 czits L-93 cf C3I; kaz~sa~? ~ZCZ~ZS~S 5:~ =e=: 'its i.: 4 .( =l.!x rek2b/;?prcve?,entsI Ly ;e<::: 72s LZ'J, 100 4:s -4% ;:I2 SC . .. .A 6. . --* c- I- . "-. 2;i "I c z b- t, . 2cstse 0 YLsszc5z.setts e - .. =Cstcr: has 2 =;-=--- a--g SY~~SZ, csnsi~~in~ ci bC.."-C."- *r-"-L., . 3 -"LAb -""- ~2::s. c;r,~zs csverei zzc2z tke CZIC:~ - . . .e * .- - 7 c"""' Tpc' bL =ec= ccnt=sl ~=p =c== ab^^^ rA"--~--- L..z: thcse :::at k=*:~ ;-aclte", 2nd z== tl;,e=tr:=== CZV~ZZ~ zs 'vaczcc:r Ces~zr=~l~e=. * .. """ "."7zc27*c'J &r"L" I . 3; - 1. 1- * *. - -. CcvezzGe : 12cre23e: - " vacz.1cy csc2ctzcl: xax i2cz: 2leccr,zzcl: Total kss stcc:c: ?.C 4 dl cnits: ?,c 5" rent2.lz: ?=recki*;e czte: sc,?ss=: - -- 1" -, 1 - nlci 1 di -cy C: 4 czitts cx ----a .." -LA"-.. - I"- I I 2.-.c i-'; .a" -*":". zx :;s*** c2c9 C"" A.. .- . .- .. =zlL=--ygg t>zb &=? CC~ c~-a--~---*-* a+ - +.L:v,-* t an .. CznzrsllzS: '5~ez21 .Aclcszezz L:=ZZZS~- -" -- ;:Zz-" x, 54 in sas). - .A" - .- ~a---r 3ecc:trsliec: C:: __ b-..~z: 1- .. . J 2 - --.b ,- -3- *u p .- .. 1..-, - ;:22clca;seC/ cz Icv/=cCezi=e-Fn===P; :" -3 "_ dll c" C..,sz ttzznts. ?~:r ze ;'.:cr',e= 'Zzz . .. . -. . ., -.,s= te z2~~z=~z~Cl tke izc=e=se -**a- "" '-2 " .. ------I - . 2- ad I: =Z:J be a;;ezlei. . _. . " I35 E:r=:<e= re2ts -. .su 23 -.+-;.c=*:q- &scz===-lei' .. c.?l=s -e- / "- Ll:,c;Oo a# ,=.z:, Cd233 ZX',t.?d2c;, ::3 :L;3 -" . I" ."I " - d ." C'C5ZiiS.p Cc-<-errse: - Incze=se: 7- .raca.?cy dec2ctrc Xtu i?-CZ : =..ecsr,trsl: Tszal hsc 4=;;Ck: 3.c 4 all CZlt3 3.c '5 ze,?'cLLs: "cz s-ti;'e <.=e : ScnzP,t: - ""- -. ,* "." b."t.5, e:<cP,;c: s2-w- ccnstr2cz:cz - d ,..,tz, c&Te=-ccc'L~l2c =rszC cc zcz-~l ex;ez~es, E:, s --.- __-_ - - 7"; :-:- ,sz~=zsr; 'szse -.*e== 2.267 ;;c ,& .7; ."; " .. ,-, *--- - - -- " " " -I ." I c.,co " '"4 ,cs uc " . ". ;Z i 1 :ST-," .. p-p- - "-1 .___,,e, Ccz~i=e's c*-+"'""- .. . .. ,i."-.." c:,-:3-=-9:s:: 5z1=117-,2 : " " .. -" - . "-1- - -..Lz& 2s cf 1975, a"-e &-ma P... , r. " : e s*L5.52~-<e-=l-; czr.-,-e===i, c:12: :I :.?e ::zlz 15 CCZ ccr'2;lec ,-: 2: (;.kc: 2y 25 -,:?e czL<:x2- ".".. -i / &..LC. * .&" _I ,,.exec 2y 12r.z CC.?tZC'. "3" st-:". Ar 1 !",- -=-- " . .. .. d b." "_""" " - ._ . *. . .. - a .. . -=-a"\ .. 2-2 sckseq~ezt =zzt21 .ZCZL-:L: .. ""C ..,: i : = ?e-- .. " -. -. pz Q '1 I, 0 e s,=ccjclize - czvezac2: 9 Lzczedse : VacEnc': iecczzzzL: m..c &"b" -a 1 kss s=zc:i: XLY incr: .-.ecsr,tzcl: ?,C 4 all znizz: RC 5 =er,tLs: "cr2CC. .. -__ ,:#e ttte: Socset: - _." "._ CS, ;:<ce=: : ; 7 ,": c !:=.-. .- cscstrzcti~~; 2-1 its, cLTer-scf5 4% -I sc :' " " 25 r CGO " 2 A% 45% !i 2 ."A -d I -4 , i; .. ,- -. ..""L- .. C, ___.__ L:J, 2~:zz- ~ncre=se czz =e LC: lezs tkcn 33. --.ecez i.nc=ezses h2ve keez: 2.77% in 1536, 23 k 1989, ~zC 3.13% 1-2 L: - "_ * .I mL -..e lzte3t cezerzi .. ,~.c==+~e 15 szzeC 2:: c~I chnces, adjc3~ec'- t ch L ._____ ; -2 = cf ~2: ~:?EXG~S, =:-S c:lzz~es Fr: c-zrent ex;er,ses ckez z *. z~~rcx2zzte t::e "cp34q L______ .".k*-=k-. .____ jy -A.+-i ; V;:--:Gn>7 _"__ izcre-ses 2ze CZLPC- " tk2t ~s, zet c~e~~~i~~ i:-c==z ir: tke ~zse _;.ez~ zijcstec ZY Z-GC- : "L3vp " -3z szy=ents. .. - - "a :*csr*d": - : I" cc".;)-c - " ir"." "_ .._ &LCZ. 'i 2Cd-".C-. .. . "-:-*a is -,cssL=ie 'sv -pC;+' " dcsr,tr~l x25 ='re~,tl-.- s==:c.< CCLT: 2;- !+zszchcset=s CCZ,--Z. r -- 7. .. " A& *; (4F b 1.i '0 - 0 Sev Jezsey 'I e s .% 1 ~~~~7 LwL-- C- P A-d ::n c"-,,m- -.--I - .."_ - iz Sew Zezsey kve Z~ZZ CCZS: 'c; JCJ c=cL,~:cQ~. ",-=CS: ail cr' these sixes a== witkin c=,=--.c:izc =azce ct ~3s.; '<c=k city, LTC ~a~t CZZ~ZG~ czz tkerefcre be 32: "33; 1 ;c;-er- eIzec= cf 2:s Xew YCZ~ Ci?r hc~si.~~ CZC ez:clC*.ze: =:ag!<et. The re?,: csztrc~ CZ~~~CC~S tkemzhs EZ~ q~itg 5- Lccalikies ter,Ced :z cscy ezch ctke~'3 rent csctzs1 c=~~r,~~t! :=w chazces. CE tke czker had., actEal ex;erFomes h*re =ee: fz=ant., vith sFC2L)r vzryi.zq po~~cres tc~ard rezt incr22ses 2: c~cr, vacznc:~, 2zc c~zz2ze.r.t FC~~C~PS with r2s3ect ta kzz=s::: czezses. 7 ;ste~ cez2. ,. .7 " -. "a " 9. .. -a * . 1." . *. .. CEl" t:?cs2 csz~cnitiss vrta pc9ulaticas cv2= 1:,07 " " .. Nevazk Csvez25e: ~zcze~se: Vaczzc:J cecsztzzl: - xis incr: .-.eccr,tzol: 7.c 4 211 czits: 3.C % reztals: Zfr'eczive date: Sc:,-,set: - Totel kq stcck: . ." "la * , "\" - i. :: 1 r,r;cq p"C#a-b.r .ls*-* cszs=r.~ctlcz; 2 czits, c-..T;ez cc-**-: , -4 SC 1- "I- :% (:-49 ucitsj; 4s (50- mits); " " lll,CCO "e ::3 " i:3 sc . "- " 12 ." J'ersey City CG.verace: .-- -..- Ls, exczst : izczezze: c-1, t= a cf 4% vzcz2c-7 deccztrcl: !ic uu i2cz: " 1: 7 ,":&. s;sv Cczstr.xtic2; 2-4 units - - .."w.*"G.L: d~,""- - " TCZ21 hsc s=,-c;c: c i, V'JJ 3P ' 4 all -2zi:s: LI - 3.c 9 zen=2l=: cc3 -* .PPP - .- C" CL5 "L . ".. zZTsc=l*w-e cz=e: 1: I2 Scns2t: x- -1 c . .. :jzcv. "s&"-: e. p-, "- -," ... " "" -- -r-t.I "e-:-& a-: ".Is m- *.-ra- "2" ,:,COG zz? zs: Liz:? .. " -. " hz=p_; ths=e t=z LC: I c= =;?=, ~~z==C: In Tz5le LZ. *. .. -. " _I dd g 00 + " I, . 0 0 Tatezscn CCYP rase : - ~zczezse: Vacz-c-; 44 cecs;,trel: r,ax izcz: seczr,tz=l: Total ks5 steck: ?.C 9 Ell cnits: ?,C 4 rer,=als: Zf fective crte : Scnset: ZLiz &et5 c 3 v erzqe: Increzse: vzcanc-~ cor---+---7 --.vb~CI-v-. d XLX incr: 3ecr Tztzr k35 3~cc:c: 3.c r5 all uzits: ?.C 4 =en=als: 7rretCL: "e &te : Sunset: "mT* Lb Lm Ye * "- -bi* Trez b- LUC Cz*v*ezase : Izc=erse: VZCZX"J Csczr,==zl: x= izcr: ,-.ec^,c==s~: 3.c 5 211 uzits: - me+- ,"Lcll hss stzc:<: 3.c 3 rezt2ls; "- zrreczrce czze: SCnSZt: --.-- ~.,~~s, excest: 5% sc *: 7 .-;b x'es; cscstz-Llctisc; 2 c:ci:s, C-"~eZ-CCfzJi~ " " :5,2cc e =si 21% LZIC ?;C . I" .-.AL c2i.t~~ extest: CCF..". """ Q+ 4% 'i25 "* f.;.t;* cznst,-cticz; .. 2 units; 2-4 czlts C"7: - 22z:cez rent !iC ALC t;-a:lade :S,CCG X" - e. 1"- *I& - 2-*-22""- * 1 Skl p :; s . C" ,",, " 8 - ,111 cnits, excest: !;?-; ccnst-"~ctiot; .. 2 units, c;Yez-ccc:zFec lSSS zes~cent~a~ z:pz:t cczszcect cz L=L, L 1 SS xrr:<3: =en: vss 32,CSG i:3 5 c 9- - fl" .. .. "e 213 - *- - " * ,-<- " tu 5: c L * r' ?;&?id5e ' a 0 Lc'rPzz+cs: IZC=2dS2: c 1- v&czzcy teczr,==sl: rn" "L,l II k55 sz=c:c: 7.c 4 Ell 2,izz: XC % =22=313: __ - __ -i-+*e C~f2 : sc.?sec: X&X Fzcr : - *." d.."d&. -~.c"p"-, ===e-+ rl1 .-;* ---A- L ..-- 3, exc-o;:: s2.; c2cs=r<c=:cn; 2-4 1"; "."3, c cL-T.e,"--"": Wb"" :3, =its t2xt enezry & "y"" -." e+ "". c3-.:-TJ' ;"".-s"a.. - " : 55 urrkct renz 'i 25 . . ,?BO s:s " "I ." 2: 5 . "- -2; I 1- e .'I L Cden CCYJ?Z2Se: - L.?Czt2Se: Vaczzc-y Cac~.n~=sl: urx ixr: -.. .."-.*"". " Or" *" T - Tctzl ks,- stcck: ?.C 'f 21L r.--=s: 3.c '5 r3."=ls: 7 z : lpl- : .-n * ""_ r-l- c1zt: SLnseZ : " zz-3 i 5Gz C3vezzS.e : Lnczekze: - 'v'ac2nc;J Csccr.==~:i. : LQt2-l .?ss 5:=c:<: v;Lx incr: - -ap"---, - .."-.I "". rn .. 3r - .- 9 211 ,.-: L - . " L."- -a . 3-c % z2c=2:5: "_" "75 5.2==: =zz=pL: 5," L,,s ex : .-.-.- i..r- ,s t e.,-- d - q 7 - - ,.*:L Y?*"C. \- .{e-.- cc~st=-Lc=isz cz s&s:2ztlai =?-:ze( ."A 213 exezp:= fr== .. csatrols fcr 2 'Je2rs .:-:.?L11 6%; ~rz:ls,cr: ='cr ;",2==32?I? izcr2.9 ** ., . ,. .. 15s .U.r=kst z32.2 L',I2c.O .. 125 " -1- 2'5 ::< "- ."A " I "" 1- .1 s ___ _.A__ 3, ex=e;t: 1' : ..,:L. S2'i cs?.str2ctis;; 2-4 ,.*:A G.w-~"r".": ,;;2 cf CTZ; 2"- l= :zr.r,?= zzys Szr ::eez, -Ab31 .." "-9" 1 -,-I " Z..? - "" cz c21 uzz:<2= rent .. -" - ae .* 125 5 f I (;3.2 .. - . sz= 2;'~~i~L~ i;, 3cg '=3'"1 _'zzt=l ,--- " .. c"- -a 1 !;== 2-,?2ilzSle "-. " "" :; c ;;-; 1- r-. - -: -F -CC- * c I 355 c.;~:. - .- 43% =f ,C",, :--*->- " et?: "-2-2.. _..- -..- "2 "1 " , -y"p. pyl? .-+; +e."- - - ""- d L"" "". "- - "."", ".""_ s b"- "- ca--;L=e a ,,,,,~5= :z=~z=s= CcS=S. *. " -4 " c i L 1 0 0 East Or7-ce CCqJp,ZECe: iacrease: vzcL,'1cy &CC2L,i<l! Total hsc stcck: xis F.?c=: ZJie,,"C"7 "Utlb-Y- : ;c rg 271 Kits: EiC 5 te2zaLs: Zffective Czze: Suzset: .=.ll cr,lt, excesz: SZ*** ccnst:~c:lcc; 2-3 cnitz, c;T;=e=----*- Vb" 4s Y23 Vzket level. Yes (allot;ed to Ceccntrcl ccte cz--; " 1 :G -- I 000 1- .{c: zvaila3le 5c t arailaf: I e SC . "- ::I3 d" c;; p b 5, x, 0 xiev *7"> -"A e _. Sev York CZ~T -- The si2v ycz:< ciy 5'1's:23 cf r2r.t csr,tr27 Is VPZ-2' CCZ312 c=r,sists cf 2 S~S=SZ cf zezt csz:z=l and 2 se22zzt2 kc= =el2 5"'r , J L2z cf =2~= ~Z~ZL-LZ~ZLSC. ;-a >AS~DT~. =a:! he ZZC<ZA~ 5: fzllcss: . .-. "e I. .. A - en-7 c~ntr=l *.,-tz fi=5? ~~zcs~~ .. rn 1942 25 ,~i;l~ cf =hs f ..-.. - -. - .a,- zzersency zz~ce CZ.-.Z==~ Xct cz IZ~L. The F~~ZZZL =ccsiz~ 2: Act of 1547 e:cez.r:t,, Z-L cn~ts ez~rz in tkt yee: cz 11~2~. c9;L. ' .. * - ..-&s r;c~~t zezczt 2,- i a,-,C CCCC;~~~ csntizccczlv slxe =e:= 1971 cy &:e sce =2~.2:.: ;?=e czverti 12-q z2zt csntz=l; tkcs2 5 1947 ZRC zz:zr~-zzS crr;~zalI.y veze c3 De uzc=ntrzlleC. - __ inq3 e; L..kL a L 2=2 free c,' 2ccsizg c2ce violaticcs E22 %ZLC.z SZ,... esser,tial seT*-i.ces, zrz."~!, rezt 2~2ustz~2ts can :e zs z.2~: 2 zzd -h L..e tctd, ==E= Is c=:ced a= the .U.~X;C= 3se - .-,ezt (UZ-?.;, ~tte~~ts 52 zfo=cx:'=tt =:.,e 6ree F.zr!<et rezt, 2p.c L"I S~E'PZZ~ nGch kicker thaz -*-a _.._ Lw,.L--l.led ---&-e rt:.:. 'sr units -.." :z.;'.t z the E?., tke ZLLC;~~ Z:T,'JE~. acjcszzezts have been akcc: 5.43 zkc~t l>:,CJGO uzl~s zzo, ECW cc~vszef: czdez Chis fc~ CZ .-.eZZ ( LZC 1. - . .. ac 0. I 8 .=A- .. *- * 6. . -. e. L.' - -r- -. .. . .. " 1' b">- . 7. " " b - . .. . -.". -.ant 'ta=:llz=tls: kecz,-, i.2 i:s9, ;.ikk zzssrsl, cz .12*** I: - 1- .. d - z=ezser,cy Tzzzz= - _______ _,. .-LC (X?.:..) It cxezs t"-c CLSZL: - ""~,".." - .I - . ..- c=c7:;:s cz c;-e"Lr" "" .... 1-a " 22L t22~2~3: (I) "?,s=,t st=:--- 1 * ; : -zi;p --4~, yre-!.$:i' ccvp=s ~ZZEZSS .;kc: Z: +fte= d~lzt :GI I:, 2 __._ ~ ~c:~c:~cs 'stilt k.sez-=e is:?. --- &".-: - - .". . . .. -. . "" . -" 662 ,oco cnits 2:s c,==2.?:, 7 sr csverei. (2) "7,sZ.t ~teili=~-icz, zcst-1947. cc;-e=s LLA g*-nT : z -- .. U*""." --. " z.czlc:ncs cf 5 c= =c== cnits stl~lt het-;een 1947 2~t Ad i-r . . , . .. ,. tc-4 - .. reze not cc:-e=et czt2r ::le or~s~zr~ .. .- z.pzt- Ccztzal systsz. --. .- . cf 271,OCC cGts 2r2 crrsdy c?:2red. The ?.en= cci;,z:iz== Zc2,'d ;tzz,+llv sets dllC;'z.!-E) intrz? fc~ ~5.t~ cc*:e==e ,x=== ::e :;'c i=,s cf =ect S~XLLLZ~ZLCZ. ir.crezses zcz kzs2t c:: =::2:ce5 in czs=ztk~ cssts 2s eszhz: ,zvzV,?7:zl& ~*y.-;~.,-~ p"-..C-ar ,,..,,,-,, -, -.. -; b..e 5.2, S~=ZZ~ CZ LZCZ S=~~LS:: 7. *. - .. . .. . .. " ". .. e e x2 lezsz 2s cxzz27.z:-J 2zLexs::zi, .- -mnp :-2 ' -..- -.*-.en= cf =:le s:&ili=zrisz S?Ste=. is is =e?:L2=2 -. =+=:Le= t:"2z " " "2?,. en&-*; -=?c " """ 4 - + cu.-L-"- ""CS. LC. 1s scze,;'r.2: .. . -i - ::tCC"2C. Y " _. (I) C=:.-.-2r~~=iszs '"-l:.-. ,'=s:2ssc= L22Eze=k ",oLsz2c?er. (2) .U.L=:=21 .I... 5c=c2r. (:rc2) , C"2;ter 2. i-) .:=. s:zze 3i-:FsLs:. "- e- "-3 _I." "" .." E"-< c"??-:-" Zl"S.. ss, --I--31. .._ - _. I . -.. .. ." I 2 3 "". -- ' 1 - -.. 2 , - = -p " .- " """. .."" MZL1 " -..."- .."" - - 1, -7 -. " -I (@ b& 1% 0 0 =e512 CC.?CZ 2.=zez 7 02 se "" c;?: e z zests CP,ka= 12 La. * & *" se.?ZZS1':P 2:s *"'T.ltT: -.c k- =2-2. c- ;-; 1 : 3 tc ezzz .. . " " *. . """" . n;""" -. " c.&l" ecrt -. A5 E e. **a " c.- -3 -.- ,." -e 22 zt ,. a =.a " L..e z?**' "I CL;le9 -.. .. 4 3 tk2 ins -: pn "",* is c "b ..a" P =.y--2.-1 t cgezate "e= c: c ri 4 a e b - - 5 c " er.z_rz:is .Iz':P e52 - Z5-SCS CI siG?.e& t 2z:Z'z c I;: zdC= :: i - .. "A. i: ..),, ; mcj E cf --Sn->- h-L-"L? ctsd zcce.?tjv kc:: C2Zt'23 n - se---,t zxze ~- " -Le:- .- C.."- eqxz:z 2s i: is desi 222lysls azc - - .. - -a" " C" &e - C.. c "* " f . . -.. "_. "0- -e.-- 4 -a .. - e5 - ,- ya.ui-l..tlr?. -2ge y.2:: !U3 x =.,.2jc= """ -0 -,e- cf rszt csr.t=ol ses instit2rec - ir: - 137" - " -. "I the int=~C:c=is~ cz =:e CSCC~~~ C: t::e Xakys zz3e 3er.t. XZX:~'LY 3tse ., ?en= cf src:? z_sar:zer.t csvereS by s:=ic= z.2~: c i5 L,-.cencec tz a;;~cx:"te :he zct:a1 rezt :kat sculc kc Z~C' co c2erate :he CZ~Z :zip= ~Z~.JELAL~~ c~3t CSZC-~,~.-S, ::c~':c c ': c.: nm ce~erz~ic:: ci enczc?. czs'r: :O retzz:: 8 .j percent c5 tke eczzl assessed -.~211~~, c.5 :::e =CLLCL~~. I nC .. -..e ?!.3 syst2z is i:=ozc:sc z2.l~~- lz.r.c~crds :z r2coice s.crfficl=nt zzvezces te =zi.nzalr: z: k~:ildin~s 2zC e-c-.--=-a .. -.i--r- nev in-<-estz.ent LX Lze csztzcLLe5 szz: ,-,eszrdless cf cczz2nz zent 1evelz, rezts are Fe-zitted tz ri.: ,e,~it:d the I .= =2z==zt ixz22se c:nless their kc~~c~ncs c:: ---viced, zzi aszrz=rlr=e rzvest"ezt3 zre hein5 -.Ce ,'e- --a- " -" "" znC g=c;er --.---..-.. __. .. . . .. . .- .. .. * L. - ce==enc ;e= *J~s- "- *---:: b."" "-a b..-. ." u=? is re2cked. 322Z.cris z,'= 7.:: - - " .- .. .. A0 cctsc2"cLnc crc2 '+"" ---ztizz3, ELL essentid se,-;ices zze '3. .. 7, .- " .. -,: "-3->"* -. " :Jzc2,c-; i~~"---" --s.->:134 :- 7c-:-74, L "W.. "" ",#"-"- -.. *4 I, *-<A .. 3 - - - "- - - -. .. c...- i 3 ". = - ;-+,=32t=< * ze=;-eJ-.': A: ; - 2r.c 12 t -, ;.hs=:?er c"vez2c. 2-: =.szz Cc:.==: =a"& L.,'m:l: -,-._I "..,I -=-.c L" - ". . .r", .. - .. *.". - SL """_ *i". , ""U - _..C "- fzee-srzks= Lsvels, a.?d s: czent rent Incr==szs -w-2=2 tz Se fzee cf any ---L--- _-... __. .. -aqc.-;F-:p- - - c, C. ,ne . . . "-pr" "-#, mo"3" =-"SF-. __.I_ __.._ - _.._.._ - --b---Lcc .let (X?>-) cf 1574 _zzc-.-rce= .. . (1) .." :? 7 "S. "-,:-.-=:. *. -..e .. &"-"b- ;Jp"L-CL13d ;?c2siT*c 1s ==^C->-t y.2: ssz": "LA"b:".. ' . ->*. " (c=EZiy 2 "?-- L.."k c'ztegcry: rezt SzE111=0d ,.I: "e'r~cu3l.;- =sn= ccz=r="e<). L."3, cnlts t5at 5;ezp. ieccr.t=z: 'Lrcc.3&= '<"l' "34- .. - .I , . .. . .. " me, ,. c.-,ce= the lsji-7: *;==znc-,* Cecsnt~cl CZZLZEZC~ vere 12=2=, I, - .. ~ . ... ,.," _."" 2 z2rlil=acrsc. (2) nzeZe-:e= 2 ~22~ cc;=t~sll~t cni: is TZCZ~~S, <>.e ~t:" . -. =e SP-= ts =:e z.~=:<P= T+ZZ, a~d it =her, cC=es c~cer zec= 5~21 L1CC. -. 4" " --C-s7,- (lYZL), LT-L:- "- -, " Y "".". e .. " ."a$ I- s:2czT: (LzCL;, ". ,- " :C c A t e ,- Sl..-:zr.. cf y2.J *:=r:< CiE-r S.fPZ2Z :c - [I; yl -2-1;; ====:'ec=s, .;?cse t2r',zT,z9 .;ere 12 ccz,z; y"" :2 -CAY -/ t l;71r cc::iz:e tz iz s**n:ect ts ZzCZ C-.."" *q ,. "l AL CI-I-: -& A i; &..e Y3.3 [ XIX~YLZ 323e ..-.. :a** c j s?sta~. [ 2 ] ;ll "07" d--,:---:, e,. * , .. ccnczollei, cd staSillzed z;cZ=er,z3 sa,J d L.." ,,,.,c-,-e> iz cc=-=zncy bet-iee:: 1571 zcd 1974 YDZZ >Z:EC: & Ls th=z----=:<e% le~rel3 2.t~ enterzd the S~Z~LALZZE~CE . *.. ZYZT~~=. (I] -\ll 3tz=i:i=2;- C.?lt3 i2 k.::cz ttr,tnts krve heez ir: f &* &.',22CC3 cc=~;lnc:? SF.?C2 S2for3 ZTCIlJ it 1971, cz +*'c~=T: .. . .32-.-e , 52 "_ - - -2s since " '~74 - -=,-ti2 " czCe= s~==i~~~~-~ .*. ; i *-! -b..oct ha*,*iz5 tzel= ==z=s Srcccht cz ts z;azIcet levelz t:tz=:: vacant:/ Ce==:r,trel. lsss k22Z six E-: * ..__.- *e== sxf;;ec= ts vacazc-y dtczr.=r=l Y L-ub.b ,t,, ",,. -",e ~~""" ~;z,~..b-....~, Lac,. ?:e- GC ;cst-';i - .I. , *;2c=TAc fsr :>e -. -2- -: -. .. .. [; 1 ?":e\ 2:s~ ;==-.-~zzi L. ,n;?t 21: t_=tr';=ents ~r: ZCL-ZL:~.~ C' ",=s ..- ." .- . . .. ,. .. . .. =2z.=i~: z~-==.~~ez:~y ttcsz:rziigC =z:::~z ::?~n CC~Z~ CZC~Z ~~23 c- L..-re2=re *- e LT: . sc~~di,-,cs . .. xi:> six cz =CZ~ cnits. A:" '1 1 -3" q-,*-;: ; -I; rc,*c- nhii - (51 linzll:Jt -La -3"- ;- --:**>-n;**-kuilt str~~=:=zs c-~. -.. - - -...- a --. Y- - + - --- v - szr-2ct2c: S"-clr"e" ,L"" "" " -4 :::s Pnzct=ezZ cr' 2."ls, ir: 137: z2-1:- z: C?=qL2z& [ . . .] - * [ 5 j c.-.less =?p-.- =3zei*;e L",, L." e" -2 .._" ea-. - ~ cz scre IC-'1 c,' =:=I: 9Z"Q1C*", =.==tic:lt-l-" 1231 esttta ttX z.s.="ez=e2ts CT exe==tlcz: SCCF. ~~iliiz~i 2~2 5:- ___ bd ---. - SZ~ZLLL=ZCLCZ. a- -. . .< - . .. " .. .. . .. . "=" " -3" -< - - ,'I:= - t::? :==lc=iZc <2sc=lztisz, Fz CZR Se see:: C~Z: rig-** : - sys=e3; cf -a"- ".. ~ "":":,.. -OF.. ~ >-.e- 13 . ccszIex, xl=iczensiszal, .. a22 Cy2dc.. . . d ~~~~ :'steF22 ( I?.=L! / L / . ,"2riz; Ed ;2zZ~T=;CL'S .2ccei.j -en-, " f y."" .. :znL. : ,."S Is ,c: i:.'Z:-313=9Z, ;':tT: :I-.= c'ss2,"2zicT, thrz ,IC I?:.: 43 =2c2"<-1"c :2r,tzzI, s:.-tt, r,z Iccz, ZGLSi2C s,351=-=.f. _."_ -d" cl s=GLIIz2'LC, tS'.-2=3 t.?:.: "&:-a =2c21-11-.?c :;e= :==:< ci.:-; suzs:cy. ., " .. cs.?:z2i czII.".ZT'.ce CC;-t=S =:;lc:n . .. .. ,. -. .. . . .. . .. . r; ; 9 2" - ,.- 1 c I .. *. . I. - " " -* (@ Yo @ 1 c e e m,i * *., &ZL Sesi 'izrk 1j4,OCG - A" 2 I :42 / vua 8 '7 f ccc * ~,e~-t,UQQ fin/ 263,CQC :A2 / cco "e City ." - 3 225 A+W.G?l ".. * q- IC I- Q Gn' 3 " ?.a " .* "*.d CI " 4 .'t ._ - ,I - -" .d stcck, 1987: :' m, c L"EI hccsiq cnits rq-zr "..b f 3 - UI?L?3 " C-;nez-cctzple< cnits 1- ?-e+ ' ***+ ,F : - . bL22 L, ,,b*&l LIb-ra ; Zeccntzalle? - *.. =zoAIc oz stttdci'sy housinq; all. ccher 2s91s .-- L~=,OZG 915 f cco 653,000 "- A I 2 I zoo " " - .d fL .? 23.3 " c/ - -3 ?ent ccctzzl.l.ek Sent Stan2.lzeC: ,. . ?re-1947 Tsst-1947 Ccvezace: 135, COO ?.er,t czztzoLLe6 ~CL,COO Zent SLzbiLizec, ?re-;:7) L I 2 I COO Zen: Sta=:L-zed, =cst--S- I c. :5 ?.er,t Stas~l~:ed, ?=e-1,047 -" "2- "- .. . - . I- - Anc=eLse: 5.44 ?,en= CccZz~LLed It r c- ,. . c .:% .-,snt 5:252iz=d, Icst-LC47 " - V.=czzcy tecczcrs': E20 :ex= sax ixr: see text Xecoctzzl: 520, :ex= .?C 9 all ZZLZS: Totzl ksc s=zck: 2/5:0,000 .- . . 1:s -" 7.c '5 ze2xls: ::5 7==9F-:yca ;,-a. -242, L:zy/ I2I-t SCZS2t: " """_ - b"-. .I - .*rn .", 1- n .I u :6<L . "C uLe~-z (izcc) , zu 2x2 25. -n Zf. L"i= 7 .-. cub" cf 2.43 cf -- ::e"- '~sr!< CL"/'s hccsL>< stet!< is *T~c: .- Z-+-ZZLZ~~-~ fsr zzzt c= szlz, zzi 2.:3 ig &tnZcr,ec (~.e.~ nsz c " .. z-4-z.LL2kle fcr Z2r.t cr szlt. ) I216. I L2d" 2 .. -. - - '-;a a:7* -1 :fc-=.->- f IC* Vi -=-"a ( 1: zc 1 I _____ =. ?. .::;zz~?e cczzcczt ZXCL czs- - I I -.. _-__ ____ ,,,,EZS. L- __.. z L ..-- ~erist, =::e C: .->.-7 J I 1 =+:e, lsz;-z- .- ' r ,."=-- ;-?I - ,.,: 3.e L"..: 9 - -* zr~ce ~nczx ir.~r2-set 2z 2 =ate cf 2.72 ser yezr. 6g c I. .. e e ?itis SEC cz-.=7 .. A% -">- - " +-&-A c= L: ;;zssz: CC.clr,Z'l' tcrLs:lc:ic2s k273 e2t.lE?r z. C-.nt=sl c= ,-.e.",= Str=l-:='ti=c* ">e CZl5.,22i z22z cz,?c=s, 23 ve9:i;jrl 2:C is --"--_/ ce-..S --. ;- -3zLzcei by ,ier,t vbrrer~rr.lr &. b,;.*e Zzle=,el=c:; ?a"=-- =-"=F-- -m - "."" - _" b"xw.- ,:*cz (X?-\] cf 1574. xe2z CZ is l~nlztzzed kzy -.-a "" 5==te of se." 'ic=jc, .;hLXe ;er,t st&Ali 'pc:v:-5 c= 3 c= "-9 .--: " - - "" ts . All zzits built in c= zf=2= :: ex"., 0°C b ___I =--- Lm-L -.- L.. - -.--4 ____ Cf ==zt csct=:l, x =ajc= C,If==z?-C= .. - - .. . .. .. VjL).". 9 . .. , cb=k;;:7>-:- .. 1s csC,?::J-=:-:. .-..s:: .:=-===!. csvez3 cnlzs i=: tezezcy zezcrt - ,- czcn TJ~~c~~c~J, the "--- -e~-- .. ~ ____ - ,,,e3 re.?= st~h:iLF=er! if i~ is I,-- 2. -r -. .- - """ .. " ~~ssau ~=.cr,ty azd :;e.-- :srk ciby is =kat cnly 21 ;er=ent cz :: c": L. ..--z zz= =zz=26 (~<zl.z== I I gerce.?: -.- : - \iew 'icrk cl::~. ) .* .&. -. " Ccverdce! ~r'.czezse: - vzcz,-,c-;r deccztzcl: F2x ixr! 3ecorltzzl: ?.C 4 all czi:s: 7.C 9 rezt-ls: =zz 3CtL;'e tr==; Sczset: T, -,tal 2=s5 3zzc:l;: ""- - .-.-1.?': C2n"u "". T22ESt3 ". L ..-. J UL". .-.z.-.= Scad """ 3CLLdi253 cf 5- ilzlz3 c _."" -3" S:azlll=sS: 5.cs lrst 2 ve2z3 -- t-nl i s+ * ;q ,.,:i, -... , - , .* * :c:; 226 ccc-~i~C since se,u-- -4d~. ' =-r* , "- ."- - -4 i en; 7 ; -asZ - * ' g==-Ic=2~ 3efcre 1?74 '' .. - " - .-.=T.t c=cz=sIL2i: I.:% Izst 5 yezzs .. . " 725 a- I: 4 LSS 7 L: , OGO 4% :-3 7. . .. .. 1" 1 ,e - - z -I : ( .-.er.z cc2=z=l } ; 197: (?.Ct ,c,",-1=: ",- - . i *I.. 1- -1 c, :'?xcect GLe.? cc"2; 3-~~c1,",cg cf 130 c,' -6-D w*;o- -+ - * a, ,* .rL" h..-bL! 2..- -Y .- - 9 sezch, zc~L&:cs cf 53 c= ,c== Enits. .. .-- ""=$c35 "- -=" ?""e I , *A .- - ".L ""_ :,, .."" ~ _.."" "" a~2rtz..gr,=s 2x2 se= =y =."I " .. cf :ie*+~ -<czk; ___ -,~..- Ic--__I e< cnits tk=i* c-2 ~2t 5~ 2 CCEZZ- S" =a" c- ="; 7 ; - l,?c,'ezS29 EILC-**PC LZ -::L--::b: kc&,'", =c= 211 CC=c=",i=S "-2: c_st fzr ?.est St3llL=rzicx. c2: " .. .. . i " -. . * "" "e- ?.en= C~nt=sl~~&: 7.5% i= CZC~ :J~ZZ. =a"- . .-. .._._ u s~z=~L:z=&: z.:, 3.2, -.=, 4.$, 3.5, -.u, 5.5, S.CS r- " *- ~n :IT= =a" P,"". , pr ;-zctncy +a""", ? p =F::"*-aC --: -=-' " . .. .. - " - .-" b Le .""""I "".. b-" -d -4"- " - -*-.- "" " . - - -.- .* - I b" " - - - - / e * .'. ;=zSLL'=L=iSz lz -2 f,"=-,c cf c" *.-:-c -a TO" c.->--:: f c-,"i;lxes t=: 1- .."" ""_"" - -a- 2f<== L-L~SUA~ ~2% I_.ICZPZSP-. . - . . . . . . " I - 30" ","; . ; : "r' . -. .* .. " . 6: (4P bJ ,b I* T a @ Sazsac CC113tT *: t:=zJ. c= L= ';z.ss2" Cccr,ty ~:r,s,,bLlscs 52Ti-2 el _.." .. C,-,?t=al c= *-,e25 5,2=21:=2tisc. The c=L4kd 32: L"&.b"A 13 vest~~.ra!, 222 is =z=1=-;* :e225 zeslrced by .?ent -b-d""----. the Z;r;e=Gezc:/ Teza.-,= ,-=::ecticn XC: (ET:>) C: 197:. =..OZZ CZ: is ad&.cis:z=ed .Cy t::~ state 05 3e.d 'izzk, t;;?lle Zer,= 5-----, c >*m; : : . LS csc~t:~-=~z. _._.__ b _.___ 4- ccvezz cni~s rn b2czr.c-; ketszz C~CT: vzcxc-y, tkte c2i: 'recszes _-.-- """ " ,: 3s 1,'1 2 exezst 2rcz bet:: _"__ =,"- ci r2.5t c3cc-u,. Ntssaz Cctlnt'~ azC Yie~ **--' ,,,.Y city is that cd.? 21 ;ez=en: cz 2: tlni.~~ ~ZS zez~zd (zszi:zz 77 _cercer.t iz Xes; ~zzk CL-?.'. ) - *- .. ::e& * .* "a- f " ~ . .1. e"&"* . .. . .. . . ec.,;; 7 ;..>-:e - - .. - -3" ?""-I -b -a"- s=aj;': -PC: ; = .- * * kuilbins c=' 3' c= ===e :zits. All CZlt3 built i.2 cz 25=0,' -: i " 7 A +,_e dif='-=2zce ; -. . ^. -. 'b Ccverase : - Azczszse: \-~r=-c-~ --.A - der--"--' * --A11 b- " - . .&x incz: R2CsIlCZel: 2.c 4 all uzizs: 3.C % zeztz2.s: =zzmfiA * """1'Je Czz2: Sunset: Total ks5 stcck: m ?.Sr.t Ccntraliei: T222:ts i2 i..*-vg -b"- , 1574 2nd cc~z2;iet sicce beZGze 1957, =s-- .,_.I_ S=&ili=e?: ;~~v~~~~cJ a cf 5- *--:- L-.--S c: - s=z-:c:=~~! Dezo=e 197: I' .-.t.~t Czctzcllec: I ,>3 lzst 5 ysazs """ S;2SLILZ2C: 5.0% lrst 2 ';32.=3 -- -:23 *- 1:3 Yl-S lL2,Cc.O 4% 2:s ~~43 (Zezt Ccz:zzi.); 1974 (7,ezt Sk2lllz~ w*; i L,,; ; e 'm .- . " - . .. . -1" .- .. .- I" " 1- - .: - :Y- =;xcest cI=r, cc-,-e_: . =.cl-~izcs .. ,cz -. 120 c= ---0 ---: - LL." - ,.,",s; E.:= ,c:. " - sezch, kciLii-=~s d cf co2 C= ==== cni=s. .- ..d - -.ZCZ=ZSPS 5c.r 3.2~~ C=Z==~LL~~ z;z=tzents 2=e SP= ky :?.e 5 , --- ,-,er,= S;z~-~=ed cnits =:ley r-3 ~zt by 2 CCCZZ-; .- cf >:e;/ ycrk- zp- - . .-. beard fox 211 ~-"-.-;-; "Y "" 59 2,- "."i 2 i c_ct fcr ?..er,t St.?Ll1=rzicc. G3: .. . FZCZ~~SZS zI.lc;.ed 1" ~>~:-~~~cI: . ..-..- StiL2lLl=t<: 6.5, 5 .,-. 1 - -r ?.2, 4.3, 2.5, 4.0, 5.0, 5.05 . .".- 3ezt Ccztrsllee: 7.5'5 i: p_~c:1 yezr. 3 -0" * ... ::T' "" - - .,-.. - vir "" _"_ I . c,c~c-*- ce=~zz=zA 2s zs'I="c - -.-." c""-. . "- ---_- " - . - 1. .. "" II =, - - - Stz~r-~=~tic~ If 22 =cl-=L.c cf 6- c-: , - :a" c">": 7: -a; c-,r.tir=~ss ts 'ZP, ,-.=~t S~CL--Z~S LZTE~T 21~~;.&Le 2z3 ~zcz~=se. . .-. , - . . . . . . " ",ZS. " -."" """"---l - . .. . . -. .. ," * 6I c I! LC , 0 @ I- nestckeszer Csczt-,. y~~--."4~~= &.-..Le c=czz./'z z2-t c=.t:=-l s2-:;s,=f: ;s =r=c=i=e-l. _I_.. ,?o"-;?>' __"_ -- Lw L..l..>- +.e" L-: * \;Lsszt: CSCEZ:~; CZL:~ &'a 2:zz -, " ! . c"p; ' -0-2. .a ' "-2 ----L cz - LL - .. ~PS~Z~~SS~I Cct:n~-+- ";=i~<i: d - .. L..b L,,-e=2ztz~ 21: has-e eF::?s= =.e.p,= Cc;?zz=l cz .?=r,t StzkFlizaticz. .-.er,= CC:==: Z~~IL~Z := ccz=izzzl ZC=~;EZ",C~ zhz~iz5 Lefzrz i971. , . ... . ..".""."" .." 4 - 4- - .. csvera5-e: - izcz.32sz: .. '4 2c2.ncy Ctcc.?=zcl: Max Fzcrl-zse: T" "-2L ks: stcck: 3.c % 211 czits: 3c 0 re2:aLz: Zffe-c~j;le Cz=e: ;?ec-"--: * "Y.."L-. 3CZSef: c .-..2.?Z - Ctctzzlled: Ter,a,?:s in iln?i=s s*d:i; .", L3i-1 222 CCf"3i2C: since Sefcre "II. 7 2-7 ;.e.?= S:aslil.ed: , a. * SciXdi.l5-,9 c: -c c- 9": .-..e:== - Csnczclled: 7.53 last 5 "'J2Z3 - =..e.:: st2klAAAzei: *. . 0'5 in 1933, 23 i:: -:3: .e" k..,Z3 c - -- ----- ,efczp 1974. c "'"1 a+. I- - .. I93 2: 4 *fz 9 :2 i ,$(IO 17% 35% :i c .- -4- - ." __ . -4: - (Xent Cczc=sl); a& 'Tc7; (zap? cL=A: ::- ..u..- b &" "". xcc:c!cz Ccxzt-7 . .. T"-o j~r:szlccis:s ir: ?.ccxlzr.c c2z:zy 2z2 cc-7ez.d t.,. z2:: 9 '7 sk5LLLZ2tic2; .. . zcx= Is CZ."'2Z26 k-/ ?.22t Ccczzzl. C~-v'Pza52 : - ".-L- , " ""_ =, ..-:-e. ayp;";Js zczt-l~r: "-.=---"-:" 4 -P"> 2.53 iz xz2, :; i2 1929 2: " ~~C~~-C~J de------: * -* TStEI hs: s=,c:<: 3.c 4 all czits: 2% *.b 27 '3 rz2tzls: " -_ - -- --'+-e crze : Ucczze:: 1- -1 S L-..d" -b "_.. - &**" "S2 : - ".."". 12s Xzx increrse : ,:3 .- 'iSS 1 .I - f 8 UG-i -2 i - _."Y.."". -ac"-"l. " "a =c" SF". " I7 - 2- 1 - ::7"">q .. _..- ____ es fcr ?.or.= Czr.:rcllek 2.=2,-,=en=s .=.=e 52: 3': z:? .- .= -. 3- : C~~-~~~~: ~t-er~l izc=e=ses $scyp& i= Is 2;- YL.e - t::ts " nGc--*-3c=ly " "."_ c-T*----fc "*.i + - ""Wzle >YiF-- 1.. I-2cz22Qes .:z-:2 : z 1. .. I *.. ., * c, .{?.+d' :2z:<: ?^,r ?..?Z 2-3"11:04 czlt; t::q? aze sez iy h CCCr."-,. bcz=< zer ELL ?"-,.- ---_.._ - - ____ - a- " .--.zz cc= far - 5.enz S~.Xili=~:icz. ,Csz -3 .. . Fzcrez.se= zllc---ec ___ -___ -, 2, -f -, 2%. - " * PA"-. ..=I>-. 3a" ISSO: ?e?.= CGn,r=llsd: I .;5 12 ",:, I"-/ _..-.." c.i C&=*A: """". 7 : "s. r " <"" .n """ r-**- - b: "511 .". :;2sszL Ccc,-,-:'s; --- ., &..,s . 1s a"-- .. -*-- .- .. " ;eil=lc2l =2:<2,z cz -. =:s =2.?: cc,:rc: ,cz=c. .. . "-"Lb.=2Le ZC 2. CLZ,2Z21, - I:, "#-2- : "" L-?.."" "." e25 2s 1:- - - .e"- '"jj".." ce, 4.2 7 r. 4 c - " - ", -.VI .', 2.2, L.:f L 4d. .-. 22c 2. c 5. 52 14" vi3 C. % 6- I. I& 0 0 acbcy =c = ~ ;; 7 ,L - - al s ." ."'3.2.?'J a,",= ""T"1IS * -L""7 723t25'llL -'3-.?= ccr.===la . - " .".;e -*- -a 1 ." . .- .. 23g:l:r cr,lv - cz ~~:~=::c= - c~~~~~Lc:=< befcre 1945, -*:LL - - ". - L P -:.5.: -J2c=;r.c-,- Cec=zt=:l. Cr,L:r aSccE 1, CGO c:.?i:s zze c,=reczlv c=*; X15an.j- (CCZ cz' 2 :===- irac kccsi25 ztzcjc cf 41;200) Cd :,2 2cfzaLc (t=:al s=zcI.c: i.! 1 000.) .xent incr=lases t? tz iI3 2 2z2 EII.c~*ed. T &..e '" :tcc:sizc nazitets 12 -cc> cl=~es zze *re=:- ;-e 9" :+.. . c " vzcacc-,. =.=ctz c= - ALi .- 222 LOJ res;ecci*:el-J. - ,A 9 3 -a 'I * L C' .. c-l -4 6 J *I I I 0 @ x2zs3Iy 3 T~~-==~~-~ *a' A~dQLYSzS C? =X CChT.CL ?!G 5 C3ZtZCl cen~zcs L. kccsizq .. n a -44 , -b4 nrr "CY - 3 =&-Cod - + ecs XCClC! ET.= r q2L-L 1' SC+ --a . " -3 .Ic=..,.=s :=-:e lofis tkccsht tklat kccz le,=d := E t=a,csr'er cf uealth frcz 1. p," -:-*-: ,.". "a _.__ --a : - L.+- b-ae le*:2~ c: zzinter,rr',c ,,LC2 .;ct?ld cktzir; 'I: I SL" :.-s "" =-- "- ; 1 lecal ~ cq=;.?ts (kqr 223_3) -7 cz .zccs~zq. The ts~scr,in~ 1s LLLU ,- i.. ,"" &"ab ti" .. . - * ""L -."- .. - -* I ,,, -* .. ;:q~res l(2) zzc ~('3) . a. LELCZ e, 2iLcIsz=5 e a.x CZT. 1. &. LS z.zse?.lc cs ZrZlS L s:r2tti 1. classic rh-ec,"~. _._ --z -e :(a) f ,=..e curze f?C ~i*;25 z: - , LI -* -lex- L. . .. "=qL.?EL czs= c,' ;zs*.-l=*z~ 2cj I i : I - 1 L"b.-Y,*2?- acits cz ;..ccsi,lc 521 -. .- c r,iry -e- 2 szr=ic=l:z= z;z.===.er.t cizzin~ scce the ;==L=c.- . .,- =\Iu : =et= czit c= *"L-:"- "C.. E. " s2,-,--lce cf Zc, the IzzClczd VCCIS eltz' inc.2= la+s;-:C"zi z~=i.z==zance csses oct tg d le-7~1 cz zccsi: L"2t -,cFr.z acclzLe,rl ccsz ZCCIC exceed -accltic"al =1,;'0,.?:t - U"" u .." """"" - zy t:3s c-der c2 czits cf kc~si:! se,'7*,, : ro . "*""* .-. C" is :t=r?s=:ted 5;' ths 2ze2 03,22, 12 FLc,zt c_canti:-~ c: r.ccs:zc se=.-lce =:-'.et vccld be c,rcv-ceC hy ' a2az:z;er.t ir: zh.2 z>s=:ce cf any ZLZFZ~~CZ-C~. n~t: E z.z=:c. .. -, . .* e ". e ". . -, .. . -. "_ b -e,. -* se,"--Lce Zs =ecz:se =:12 z2',6itisc ts ze'zecce t;ccld exceet z:--! ecc~t~cr, tz cszz z1:r-c !-iC fcr each adCi:iccal uzit c= r.cxs. se,-+-Lce t cc L* c:.z= =slzz ;.k.eze ,..e? esaal or,= zr.cz:?ez z: 5. , .. * -. - t:. - " c " . .. . -* . .. -. re<.2ce ""7 - me-3 -a" i,, -*m: - y _-__ +. _.._ - -..- -"- b.--a a;~=tzer,t s-ccle be Y- - " . . .. .. "-2 f --? ~n sez :.-. - -e. -. -, . 0," ,.. . " - "" - -. - .-,.-a 7 I" -.- - -{-J =.a rec*Lcl.?c TQ.?Z9 =x=-. " Tke ter,z.nt kezez1:s 2;zztz1er.t E= the Z= rrm: t zrrr * L."C "- ~~ccs~~~~ -. 52 ". I, - -PC+ "ri ?+cz=3 - c, c 25 2 tzx :=-,-: "- nS -- ".. .. "" "ai iLP C==~~~ZALY xcci= ~n~trall~ I.s=;ez ::--e --' =,-ice level, tc zy 2 C~LZC-T"~ sezce==~c:g : j,czcse he cz ske zy csnti-xe t= ccc,: ** : -;.e= fixed rtnt C?I .:A~ 2nd zser-i =:I= "*- Ai:" l--.----L crcss izccze zzc czld es 5 tzz: "3 """ b"- k3091tFCZ cf 2 re.-,= t=,z-': .. ... ". -. .- - 1 " - -:"- c ..". 4s. A."S r2zt sx:i:*ss :zy -=e * rn" : " . =", "e i ,ecan;z. . -. - =:c."e..P- ,-- f -*-Q _.__ -CL-~Z '1 L=~::P_L zz-.-er.ce CI z: "0-z czlz icr "- 3 --re= CC';?" =:?e E.CC',itiC:: 53 C^S', (z. 2 c: ::?e .U.r cur;e) cf ,=sc"cL,".c :k?rt Is-"-?' Cf r,scslr.s 5tr;. hCLsiy s2_-;i.cp tz ioZ2ZiCz2t2 " cu -" L..P create= cz =-A, cz 1; -- -. - serV" ~0 cf Ec *;LLL zc Ly..y- =E:-cP, z.12 Iznc-c=t XCCLC zedcce ,Irlnttr.zzce Z-LCVL:~ c::e Seczcse the c -I________ - ,.-c. f r*i .".. is fixe2 at =iz3 2=d ;?. the la;.,cic=<, T.C Is~.cez 2e;:ecks cz the level cf ser7ice ;r 'suk izstel-2, or- ~*:?er<-.er t:?e te~r~t rt?%kS h CCC!2?22TJ, .: ",el ,.-.- --a;- CI :ccsF:c ser;lce XCCLC r~se 2zcz 31 2s tke is-:? hCl2Sizq s2r;i-e c~=~=is==~"'i (2s S>.C"ITi 2LCCS the iSC-ZtEZ : 7- =:?e z=s2ncz ci ,-,-=-F-* d~,---&--i - , a-r'f "Sc ..^.. ,e "- - . """ v "4 ."_ "A f "" """d "kc." ".. k - "L" cztai.? ir: x. ... .. -. - - .. .. .. .. . " - ""e: 7 e; -ani ."," ,. . 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"Tr. -~ "", "" .." 4- *&I".. 1s 2 i22t"Zt c: 2c35 c=~~-zxce~, t>e 12 .___Y__ 4,-z.A- ZL-CV serzice ta cietzrisz~z~ ::* ",: ,;F.,L " ,,? 7 f L?.CZ?Z31ZC =z=zl= ccs;azd 2 :ZX>*LZ zt the :era ,~rln=: .. - " " - ." . & .v ** -I =. 7 *-,-e: cz =yx ~.F-,-er: ~1:s ~1x22 =e.?=, S~CCE 2 V~CL~C;T ***c:A~ 1: the deczr.t==l ===*,-,3:=~. Of CCCZS~, the LZECCX! S.CC~~ ~2 zCti.Jz=t~ := ===;-:=e ~CCL~LSCZI c:s=etLc 2.7~ caslc =al,-,=t.-.a ;IO~FC~ cf ~~t~:c=:=:~s cz j2ssazz::sC the Isccpz te" v:~:: his izvest=er.t. -- " -. .. . " .. .. - .. . .. . .. the ex-amb ;be.b b- " **-, 1* .."._ -- 2 ,-ec',cc:Fcr? in 52,-ice ZL.S.e~ at=rzc=ir: .. . .. .. .. . . .. Iictice thzt b _._ t:te dezz~c sc:?ed.ule 2- 12 ZL~LZP. L(k) - - " c- . . . .. " t' L,,12t ZLZ t::e :zL~:=L:./ Ic"*~z ice 2; L' Lne tt~a~~ ~ccld C=S~I &C"LIY,*EI t.LI.S&.,> $?--;~CC ~1 Wia-rrr exceeir ~cc,. &..- ,u,-e *A; c; p- 1 irr. ; -p c , :. : e& h &La C" - - CesFzec', &t -Lo ,""^Q" ". AI &..- ..__..__ ,,ice zC 2.36 the Lev Isve- L-: - =:: lzzc~ozz r;c:t c:tccse za =z=vLce ct the ccztzcl.le& =e?= :*z *.ma d=>,2te =er:t-r""-^; 1 Pr: C." ".." d "" ?rice f3r 3.-:.. cz =c, :>-e te.72 srcclc desi== E, +s s:Ic--7: alccc Cs 2: 2. zezce, 2. z:lc"-,=ce hccsinc se=+-ices YL-L exist zt t::~ c:r,tzzlie? ~2ct. SIzce canz.r.t'z dez.zd sck=izle zi,c*;s Lzz: =:?e ten~t vctrld Se *w-~~ czy 2 k-czer zrizs =::zn t5zt ~-l*zey: 5y the iso-rc~t czrv-e c-: ezzize r;.r.ce fcr z-,c:zrcnzl units cz cccsiz5 ser+-ice, ,x 1: - exists fcr t=z~nz-zc-~.i~dlerz SLCS ?Eixezts, sczetkes :c-.c;- sty.' feo,~, CssL~r.s< e= zerscclde t:le 12zc-s~~ ts srcc-te z+*4 ; c: -"> 1 '".. 9. -c "___ y ,___ ..wL-l.-- s2,";ices. :.e._; fzes EZC ctker scc:? ;Z:;=S 2150 sez-;e :z =,=:ic:: =::e shozrer szzzL-7 " - cf hccsinc s2r.-lt2s cczs2ttizc ;2.-.2.?=3. -c w .. . - .- e .. - 1. 7 8. .. - 7 " ". - 4 ... * J-* .. .. . .. . -. . .. "I '1 * - T2=== l~z:-=t=='ce. The 5cr~;i.nc a22lysFs se=;-;ed as : b.z.sFs zcz ;.>.~t ;;e== 1sr.c thcc~kt ~2 be tte q:.dltati*v-e ezr2 &eeab 7 n- cm~"-i u,,i.rV-, .,~-~ ,."- v, ~e ~.zE~*;s~.s has beer; ~ezcet ts 2 fsr e==ecty cf ter:=n=-==zvFdec =zi-=oza~ce.- zZrz= G. Clsez aryze", that 12 ,Z.~ZZ=S fzce zks SCP X czst sckeCuls zz Lz2dLczd5 , t?.er,, :::e*; *;:LA cse ;:dz: c,' their zsr,= sr;*i.nqs - - * " 2kd:-;eF f * -"d.-ZL 2CCSL?.S 52 keyccL Eke Iz~.c~czi-srsvi~-- ses z-: - .z Clsen z2~scr.s tkt ir: z esecce c= ,=e<:eP.r::s t3 tzzzzc zr~nzecznco, tie tsz=:.= ---z zct221, "_. + "" 2:s rlnt ccctzc:-d zziz-e=c!nt 3c YeLL 25 ,177 ->: "3. - ""Y ,ce .?ccsi,-,c se_--;Lce i2 2xcess CT +I v:.i.c:= YccTg * -i- =e src L- m.. ". ,:,e 1ar.c~~~~ 1.1 z:1= esezce ct r3r.t ccntzzl. ,..,s :s ze L." Lend.?= ;'C?1IC s3szc =he =2.?t 5zcin9 ccly cr, 3E1zcez2",z2 -- =sFo": .. c' a " 7 - .- i .,.I - Z" -b- c; C.r- Q zecess~~-- =rinzez2zce zlczs the sce X czzze iLe5-l Et soFzz 5 lr: i lCrLZ2 I(5) j to prccxe .. -. "I I. - . .. .. 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Ii j: ! ~ A. : 't In 0 0 * !J-'.a:,c, _Ct2-:p:: :<, -:'.=-, - a - . . rr., -."dry eh EZC Z5L.l3EtiS;: in :::e Zc:zz=L - zcc5iz5 L2=.).1--, - - :c2=z2L cf E-& -,dZ zc2r'.c=ic31 - 10, &"I.' " .., . - &. a- ". ? a E g 8. c-.. -- ~ f -* -1 ",",S c: Ineificis-cy I?, Sc,s:c:ze~ ,: '==c-7-4: -1. ~==..=a=iscc 05 U.S. 222 Ge-x~ Zx=e=ic ucu=,&: - cf r==d2 ,CC~CI~CS, - 20, "* LL3'24SI. - , a .. " d - Xscr: , Chccc-Gesl, zzi .Zzr.et ,Ct,-ts:tj, 1991, "Tf-,,P Zffsc= cf csr.zr3l cr, ZCCQ; -7 ctlalir-y Ckye: L,..q~,,,,,.d ;-:z:-; - - "_" , m" - b";: - - - ;CSCC--C .-re5~,:~=:1 Cesazt=ent ~~CZ.KAZ~ Ta;e= SG. 51-7, it zese,-:e 3~3 cf =::-sce-?c:+. - .- . * - _. . . 1 '* gccrhccse, ucx C. l __ ; L f *C,pt.-zl rcasi=l.q >&t?xzc= ~;isz It 9 s-n ' 1111 Ccctr,-l, " ,Ccc:=::er:: :csco22c CI " JC!2IZd, 49 , 92-106. Olsen, Ed<.az c. I -a, -1 . -. , -:- .-. ,,,L,,,.etzic Zr".," .b~Iysi3 ci ?.en: CCZ-, . e" - ".. . q ,c~=~tl cz =CLLZAC~A ZCCCC~:~, 90, 1Og1-1100. , IYZ I I "" 2eZ.aric 2ZC sc+y cz ZCGSiES s2r=i=e . nc- 1, m 1, * " ~riticaL scr*-ey cz ::e ?z~iziczl biteratzze; - ~,ec~cr.al 2nC Cz52r: :c32cci(35, Vclr.-e 2, Uz5z.n LC=:=: e': "L" : i IS 5.J <c**-12 -. * 5. Uillz, "2sz~zkz2: .' ?icz,:?-zcllzzd. -. -A. """ .. 1- =>-"-" " - - I A3zc, f rnc .". n.--== ;c ~=~r,c&s~s x--c;* ,Z>c*-- UL b'-n L." """ ===a?- L- -= cc.;.,t=,-: CT: ==zsi:q ~~iztzzzccet' The ;cc=r=al C= :.==- Z. - - " " - " 9- ,'l.?2-ZCO z*:c 'CC;IC-:C3, 1, 2s.5-3c7. I 2.72 SZ*;,=: 3. =.=.=~3~, ----, :..e =ezez:ts 222 CCE: =EzI:c 2c251.15 1.: :;2*"* :==x Clty, = d,cc.;=Ll- cf T?7"1 :- 3""- *. - 7 C^ 7 WFIL - -. - ... - .. - - ""- -br."- zc, L:>-JiL. "m "e , 2z& xr=::*v- -:.a 'ic=:<, 1S;p:, 'The ::feci c< :iff: ,U.SZS:=~S CT =~"~ILZ CE -aL-z~2s cf th2 zi.~"".. CcEse--*-c=z w "I. cf C-t*:ez~=~zt - =:-T"- -- ".st -.- -.--.."e ___._____ = " 7""-:- ">-.=:a. L."p "-:-a; c-,-7Q c;~~;~ezsi=~~ C:.:czcc ?:r=zs. " -. 7" : - .. c - " - .. L." 'L."-b- " -"" , ec:c& sy ?kzilyz ?cc,z, cz:c~c=: .. .- - .. -. - -n "Li<~*"S.<~/ I ==T'.r: c., ""1 ." ' "" *:3.-. 7X":""tiS" cf cc=_4iiiJs GtA31 .. - . ",. by ;.ez= sts=Lli===i=z iz ?is-,,- yc=i< CLzy,. -:--a~. .. GcLsLey, UL" ". I -- - - I LCSS ",e.P,t C3ztz=I C2:se ,Cz.-l"-." dCC=::El c, - =011c-; - .. ,>-:21-.-sis -. "3 u ."I. -- "C1 - - a: act" ~2:cinc :'-e Cl~x *-* ;~r:c~sl*,* - ,I - - * " a- Ua.?zcezer,t f > r = > -: 2. "-.-C P 7 i c. Z'ster c. -2-ra - "e" A. "-I - _. . - - """ "2 "" L,, Crrsl 1,. 'illPSt2&, ."""_ '.I: ---=a u.- "7" ._-___. :.?.:,-L.X !;23LS f 222 ,I.CSST~ =. sk9, IzCI, -..- ",LC -i- i / 1 I " ". - "" "?"a ." -1 - - .-,2.".: Ccr.zzzL cz z:12 L.25 '"geP12s 3LSiy 22=:<3:. Szns. uc?.ic2: "nl :.?E? Cc;crzticz. LI I. "i- -. -* q-:-*- - -" _.. , -z-"-=-- - - - - *="=.-.- '7 - - ... 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Cit.7, 1387. >is*-* :CZX: City CZ !iev YcrX Ce;az:=enz cz " =c - =zeser:~ticz cd :s*:elcccaez:, X=riL. mi -..~zcdez~, * ' Tkcr.23, 2.1c .- -2ZrJ Ozar'.2e, 1981, Cccstzx=izc 2 Izdex ~IC= "::e >-:zz=- - zcusi=.,s .- ;c,-ey, c .* n252~25cz, . . 3C: Cr"Z,? AZstlt:=t. e- -" - m.. -..eke=, ". ,++ALL:=, . . . -35 *"- 1 I - . n:.e.=~ .. 3c =::e Z'czelss Ccze 7r~zt' '?>-- - -1- - - n2*4'LS*4', SB;=t"Pz '=. " f 22-42 - m., ~~.~ez, -- Xx;e,it ;.:s=iz, 1533, "??e~= Ccr,trzl 2nd. 5::s .:--v-z~~~-: .. . . cf Xff=:r<=kle ~~c=i~= in =:?e aist=ic= cf c~~?~~~: . .I =5 . -e,: * -.a A I - -.:adancc2, - ..-= -3-F" y-- "2- "--.zed r'sr =:-e Dis~rirt cf CCL---- .. 2eszz:zezt cf Cz.-.s*ze= zz< ,?e'..,;'". :Abw- ' *-."L- .8=s ;-" J / " fla.-..> L:"-*" b",. , The t'rka- - -,==L=,-,s. " - mi -..e 'U'zSzz -~s~is~=~ - f "", 'e" ."* " 4Dmi 7--4"-7 :9 4-', -* _._._ c. L.u.,-,u- --. b--e LLSZZ~Z~ ""..*"" "L"" ""." / .-.?.sc,7 ts :,=..e >ilsz,':=: csl*&-.-il: ."ae...-:e>- C,.";p."D" .) - m* rtESZ1Z~=Zz, 3c: "?-S -. 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