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http://www.progress.org/sprawl/hanno.htm The
Three Keys to Containing Sprawl
The successful solution to sprawl is not some formula. Rather, succeeding against sprawl means having a
variety of tools at your disposal, so that you can shape the best
solution for your particular situation.by Hanno T. Beck I baked a birthday cake for my wife a few weeks ago. White cake, with pink icing. To serve it, I used a knife to cut the cake, then a sort of spatula to lift the slice of cake, then a fork to eat the cake. It was just a simple piece of cake, for crying out loud, but we used three tools to serve it. Three tools, just to control a piece of cake! Do you think that sprawl is less complex than a piece of cake? Do you think that all sprawl is caused by one simple factor, has one set of characteristics, and always has the same solution? Of course not. There are lots of causes of sprawl, and lots of types of sprawl. Sprawl is more complicated than a piece of cake. So how many anti-sprawl tools do we need? We need as many as possible. Right now I am going to put three tools in your anti-sprawl toolkit. They are three general tools, you can use them in many ways and in many combinations. Traffic lights have three colors. Red, yellow, green. If you can remember that then you can remember the three tools I will present here, because they are a red light, a yellow light, and a green light. Here is what I mean. The first tool against sprawl is the red light. Red light means STOP! Stop sprawl directly.
But in many other cases when we work against sprawl, the red light does not make so much sense. Most of you are aware that in Portland Oregon they have a development boundary, a ring around the city. Beyond that boundary you are not allowed to develop land. That's a classic red-light approach to sprawl -- just ban it. But what are the results? For one thing, all the land speculators who hold lands outside the boundary will lobby, every year, for that boundary to be extended to include their sites. You will have to fight with them over and over again, every year. And inside the city, where development is allowed, urban land speculators see their sites skyrocket in value. But let's use common sense -- when people want to build housing or start businesses in a city, they need the land to be cheap, not expensive. If the land costs a lot, they will simply have to go to some other city, and build new housing and new businesses there. The local economy might be choked. My point is, the red light is a great tool against sprawl in some cases, like when you have a local fight against a WalMart, but it is not a great tool in other cases. And yet, many anti-sprawl activists have been trying to win their war using just this one tool. That's a recipe for failure! To be successful, you must have more tools in your toolkit. So let's talk about the yellow light now. Yellow light means proceed with caution, proceed at your own risk. If you want to stop sprawl, how about forcing the sprawlers to proceed at their own risk? Right now you and I spend a lot of tax money subsidizing sprawl. We pay taxes to government, which turns around and builds roads, sewers, offers tax breaks and all sorts of free goodies to sprawl development. We cover developers' risks for them. The yellow light says, just stop subsidizing sprawl. Stop paying people to make sprawl, and by that alone you will have taken a huge step to stop it. After all, you and I know that development only takes place because the developer expects to make money. If the developer could not count on taxpayer subsidies for roads, sewers, new schools and so on, would the developer be as likely to make a profit? Those of us who live in areas where the infrastructure is already built in, like in a city, are paying taxes that help cover the cost of new developments. To phrase it harshly, the inner-city taxpayers are making welfare payments to the wealthy suburban developers. What if we stopped giving government assistance to suburban developers? Let's take them off welfare and see if they can survive in a free market economy! Here's a perfect example -- If developers want to build in a flood plain area, make them buy their own flood insurance. That's just common sense. But today the government insures them at our expense! We have mentioned the red light, and the yellow light. What is the green light tool against sprawl? Red means stop, yellow means caution, green must mean ... Go! We fight against sprawl, but does that mean we don't want people to live in decent housing? Does that mean we don't want people to be able to find jobs? Of course we want jobs and housing. Well then, the green light says, if you want to cut down the pressure for sprawl, help point the way to areas that really need jobs and housing; let's give urban redevelopment a chance; let's recycle our cities.
So team up with the urban activists, the church groups, the housing
task forces. They are not enemies, they are your best friends. Join
with them and instead of just working to block the pressure for
development, you can work to channel it in a direction where it will
help the community. |
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