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INSIGHTS sprawl Is Like the Weather • by Brent Thompson • ,� prawl is like the weather in development's density.But those who tes- mixed-use zones. Parking requirements thaeveryone talks about it, but tify against higher density don't seem to re- could be based on which use,residential or alize that the cumulative result of lower commercial, created the greater demand, no one does anything about it. density development is sprawl. with no additional requirement for the use Proof of this is how our cities continue Decision-makers listen to arguments that requires less parking. to develop. No public official or paid city for lower densities and believe they are con- Another part of the solution is to in- planner is going to advocate sprawl,but too tributing to livability if they reduce density crease common open space to mitigate the often the land use decisions made by plan- effects of increased density. Most projects ping departments,planning commissions, call for one-or two-story buildings that re- and city councils contribute to just that. "...THE CUMULATIVE sult in a great waste of land.If two-,three-, Under a comprehensive plan and ordi- RESULT OF LOWER and four-story buildings became the norm nance framework having such laudable —with a portion of each project set aside DENSITY DEVELOPMENT IS goals as maintaining low skylines;provid- SPRAWL." for a park or open space—more develop- ing varied housing,employment and shop- ment could be undertaken in a smaller area ping opportunities;and providing adequate • with less negative impact. In subdivisions open space, public facilities, and parking, and apartment complexes,density bonuses local decision making bodies continue to could be tied to the provision of open space. approve planning actions that contribute to on any given project. However, the result Density is not the enemy of livability, sprawl. of lowering densities is that it takes more sprawl is. • But what is sprawl?Sprawl is the con- space to house people and to provide ser Brent Thompson,an Ashland, Oregon build- tinual use of more land than is necessary to vices for them. Distances between every- ing renovator and property manager, has bee ficomplish a given development goal. thing increase. As distances increase, the member of the Ashland Planning Commission prawl is the consumption of resources and need for parking lots increases, because the past eight years. land in excess of what is needed to create a with greater distances, walking and bicy- comfortable,livable and functional city. cling are not convenient. Public transpor- PLANNING Sprawl costs cities and counties tre- tation is not viable because bus lines cannot C OMMISSIONERS mendous amounts of money in extra pay- economically cover the huge spaces the cit- I ing and road maintenance costs,and extra ies consume for development. ourna sewer and storm drain construction and The end result of this development pat- maintenance costs — and extra costs for tern is the waste of land,the increased use the many other services local governments of automobiles, the need for more parking In Coming Issues ... provide.Sprawl also needlessly gobbles up lots, and greater air pollution. All this, of farm and forest land and open space. course,detracts from the very livability that • The home occupation boom Sprawl, therefore, costs taxpayers was so eagerly sought with the plea for its planning impacts. money and depletes the resource base. It lower densities. • Implementing the comprehensive plan. costs developers money because develop- What is the solution to this problem? • Planning commissions and community ers get less done on any given parcel of land. One part of the solution is to increase leadership. Given this, why do officials continue allowable densities. Within developed ar . Basics of planning for historic preservation. to contribute to land wasting development eas, increased population could be ab- practices even when they would often pro- sorbed through small accessory dwellings • Edge cities and how fess to being against sprawl as well as being or apartments in single-family zones.Space metropolitan areas are changing. advocates of people being able to exercise wasted by parking lots could be redevel- •How to get your plan adopted. their property rights to the fullest? oped into more stores or residences. Park- • Dealing with private consultants— One reason is the widely held belief in ing for normal needs could be retained,but what planning commissions should know. tthe virtues of low density development.In overflow parking for peak days could be And more from our regular columnists. he approval process for almost any devel- declared surplus.All commercial zones ex- opment, there is a call for lowering the cept for heavy industry could become PLANNING COMMISSIONERS JOURNAL / NUMBER 1 1 / SUMMER 1 9 9 3 r .cam