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SEMCOG RDI REPORT
<br /> THE PROBLEM OF "URBAN SPRAWL"
<br /> •Beginning in the late 1960's and early priate to make the project review a compre- houses, abandoned factories and stores.
<br /> 1970's,the growth and development pat- hensive consideration of "urban sprawl."As weed-choked lots left vacant by demolition,
<br /> tem of Southeast Michigan began to change. a result,the SEMCOG Executive Committee communities increasingly populated by the
<br /> Where previous outward growth had been the and General Assembly moved to create a elderly and the poor(those most unable to
<br /> extension of a healthy urbanized core, in- mechanism for just such a comprehensive chase the sprawling dream out there at the
<br /> creasingly the growth outward began sub- analysis of sprawl and its problems.The Re- edge of the metropolitan region).
<br /> tracting from older urbanized areas. Most gional Development Initiative(RDI)was cre-
<br /> visible was the 'white flight"from cities like ated, along with the RDI Oversight Commit- Characteristics of Sprawl
<br /> Detroit,Highland Park and Pontiac.But,other tee,broadly representative of the public and Urban sprawl is a land use pattern char-
<br /> older communities were beginning to experi- private sectors. acterized by low density and/or uneven •
<br /> ence serious decline. Most of that earlier physical development occurring at the
<br /> growth had been due to an expanding popu- Dimensions of Sprawl fringe of the urbanized area as well as
<br /> lation. Now, and in the future, 'growth"will While the population of Southeast Michi- disinvestment and abandonment of older
<br /> include only a modestly expanding popula- gan will increase by only 6%over the next 20 urbanized areas. Sprawl is the regional re-
<br /> tion (6% by Year 2010) and mostly people years,there will be a 40%increase in devel- suit of many local land use decisions made
<br /> and businesses shifting within the region, oped land.If present trends continue,virtually by individuals, businesses and communi-
<br /> from one community to another. all of that growth will occur at the urban fringe, ties.Those decisions are usually consistent
<br /> As citizens sought a better quality of life changing the face of hundreds of thousands with logical local land use plans and zoning
<br /> at the suburban fringe, local officials, plan- of acres of rural agricultural land,woodlands ordinances as well as economic realities.
<br /> ners and environmentalists grew con- and other open spaces—a process de- Sprawl in Southeast Michigan is also
<br /> cerned about the long-term implications of scribed by many as "urban sprawl"(The Fig. characterized by disinvestment and aban-
<br /> what became known as "urban sprawl."For 1 map illustrates that pattern.) donment of older urbanized communities.
<br /> citizens in older areas, the evidence of fu- Outward growth results in older urbanized
<br /> ture problems came in abandoned but func- communities with infrastructure—roads,
<br /> tional buildings; spiraling unemployment While the population of water/sewer lines—that are severely un-
<br /> rates as jobs moved farther away; in- Southeast Michigan will derutilized. As the affluent move outward,
<br /> creased crime as poverty spread. For citi-
<br /> zens able to move outward,the evidence of increase by only 6% over the
<br /> tions characterized by poverty and jobless-
<br /> future problems came in highly congested next 20 years, there will be a ness. As tax-generated resources shrink
<br /> rural and suburban roads;longer commute 40%increase in developed through abandonment,the older communi-
<br /> trips to work;a steady increase in commer- land ties are less able to provide needed ser-
<br /> cial development; and, in problems with vices to populations in need of more rather
<br /> water pressures and sewer capacities. than less social and educational support.
<br /> Within SEMCOG, much of that concern For many citizens and local government
<br /> became focused in the late 1980's as work officials, "urban sprawl"is a pejorative de- Stimulating Sprawl
<br /> progressed on revisions to the Sewer Ser- scription of what they see as a negative Factors that pull development out to the
<br /> vice Area map and updating of the Regional activity. For others, "sprawl"is what hap- urban fringe include availability of open
<br /> Development Forecast.The parallel strains pens when people are able to find the living space; the desire of many for low density
<br /> being produced by outward growth and by space they seek, away from the noise,the residential choices; quality of education,
<br /> core abandonment became more evident congestion, the problems. For them, in because school districts in developing
<br /> as communities reacted to the proposed short, "sprawl" is simply the American areas are reaping the benefits of new tax
<br /> map and forecast revisions. dream coming true. base; and, overall quality of life away from
<br /> When the planned Auburn Mills mega-mall The challenge, it would seem,is making the perceived problems of higher density
<br /> was examined in SEMCOG's Regional Re- certain that realization of the American urban areas.
<br /> view process, many saw the proposed mall dream by some does not become a night- Fringe sprawl is often supported by pub-
<br /> as a stark example of "urban sprawl" and mare for many others. lic subsidies for roads, sewers,water lines,
<br /> strongly opposed its development.While the mortgages and tax breaks. It is enabled by
<br /> Regional Review did identify some specific a transportation environment which in-
<br /> cludes about the project,it was not appro- The challenge is making cludes affordable personal vehicles, low
<br /> certain that realization of the fuel prices, excellent roads, and free park-
<br /> This article is a direct reproduction of the American dream by some ing at job and shopping sites.
<br /> problem statement, conclusions (without does not become a A significant stimulant to sprawl is the
<br /> the commentary) and the recommends real or perceived need for increased tax
<br /> tions(without the commentary)of the Final nightmare for many others, base in suburban communities, to pay for
<br /> Report of the RDI Oversight Committee. ft infrastructure, amenities and services ex-
<br /> is reprinted with the permission of That is pretty much how opponents of pected by suburban residents.This leads to
<br /> SEMCOG. Readers are encouraged to get sprawl see the problem—a nightmare of competition between developing suburbs
<br /> a copy of the complete report for the missing vanishing open space...zooming infrastruc- and older communities as well as among
<br /> detail and written comments from members ture costs...duplicative services, both pub- suburbs, as all seek commercial and indus-
<br /> of the Oversight Committee.A copy can be lic and private...a profligate waste of re- trial development to provide new tax base.
<br /> 4111 obtained from SEMCOG,660 Plaza Drive, sources,both natural and fiscal.In addition, [Ed.Note:See article on page 22-23]
<br /> Suite 1900,Detroit,MI 48226;(313)961- they see the abandonment in sprawl's Factors that push development away
<br /> 4266. wake—older communities with boarded up from the concentrated core include rising
<br /> Planning&Zoning News©/November 1991 5
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