A NATIONAL PERSPECTIVE ON LAND USE POLICY ALTERNATIVES AND CONSEQUENCES AT THE RURAL-URBAN FRINGE

Abstract

Dilutes congestion while accommodating unlimited use of the automobile.This paper is an analysis of the writings and studies concerning a pattern of land development in the United States termed "sprawl."Sprawl is the spread-out, skipped-over development that characterizes the non-central city metropolitan areas and non-metropolitan areas of the United States.Sprawl is one-or two-story, single-family residential development on lots ranging in size from one-third to one acre (less acreage on the West Coast), accompanied by strip commercial centers and industrial parks, also two stories or less in height and with a similar amount of land takings (Ewing).Sprawl occurs on a micro basis in almost every county of the United States (although it occurs in significant amounts in only about one-quarter of the nation's 3,000 counties).Most United States counties that contain sprawl have it in its residential form, i.e., low-density residential development in rural and undeveloped areas.Some counties are characterized by nonresidential sprawl-commercial and industrial development with floor-area ratios less than 0.2 located in the same types of areas (Burchell and Shad).Sprawl occurs, in part, because local governments in the United States encourage this form of development via zoning and subdivision ordinances which, in turn, reflect the desires of the citizens.This type of development is favored by the general public because it (among other factors): I * Distances new development from the fiscal and social problems of older core areas.* Provides a heterogeneous economic mix.* Fosters neighborhoods in which housing will appreciate.* Fosters neighborhoods in which schools provide both education and appropriate socialization for youth.* Requires lower property taxes to pay for local and school district operating expenses than locations closer in.(Burchell 1997) Sprawl is so well-accepted by the public that the AAA-rated locations for both residential and nonresidential development are increasingly farther out rather than closer in, and more-rather than less-segregated by type of land use (Gordon and Richardson).Gated communities, farmettes, research parks, law offices, medical groups, mega-hardware and home improvement stores, theatrical and comedy clubs, new and used car lots, and restaurants all now seek peripheral locations in pursuit of their markets.The move to the far reaches of the metropolitan area began with single-family subdivisions; shopping centers and garden apartments sprang up next; then research and in U * Automobile dependent.* Uneconomical for utility expansion/extension of other public services.* Scattered rural subdivisions.* Strip residential development along county roads.Floor area ratio (FAR) is the gross floor area of all buildings and structures on a lot divided by the total lot area.U * Diminished rural character and small-town atmosphere.* Suburbanization of landscape.* Loss of unique character; transformation to "Anytown, USA." * Reduced retail shopping opportunities downtown.* Strip commercial development at the edges of town.

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