School Districts Encouraging Urban Sprawl?

  • School districts tend to like bigger homes on larger lots because the districts rely so heavily on property taxes. (Photo courtesy of USDA)

Each year, Americans build a staggering one and a half million new homes. A lot of environmentalists say too many of these houses are big, single family homes on spacious lots. They say that wastes farmland and natural areas. But suburban planners say they’re forced to build that way by local governments, such as school districts. The GLRC’s Shawn Allee has more:

Transcript

Each year, Americans build a staggering one and a half million new
homes. A lot of environmentalists say too many of these houses are big,
single family homes on spacious lots. They say that wastes farmland and
natural areas, but suburban planners say they’re forced to build that way
by local governments, such as school districts. The GLRC’s Shawn
Allee has more:


Jamie Bigelow makes a living building houses in suburbia. He takes a
dim view of his profession. For Bigelow, most suburbs don’t let
neighbors be… well, good neighbors. After all, homes are too far apart
for people to really meet one another and everyone has to drive far for
work or to just go shopping. According to Bigelow, families are looking
for something better.


“We believe there’s a growing market for people who want to be
interconnected and live in interconnected neighborhoods and housing,
primarily in the suburbs, no longer supplies that.”


So, about ten years ago, Bigelow and his father tried building one of these
interconnected neighborhoods in a Chicago suburb. They wanted shops
and parks nearby. They also wanted to close some streets to cars, so kids
could play safely near home, but one detail nearly derailed the project.


Under the plan, houses would sit close together on small lots. The local
zoning board hated this idea. According to Bigelow, they said small houses
would break the local school district’s budget.


“They want large houses on large lots, because for the school district,
that will give them a lot of taxes with not as many kids because there’s
not as many houses.”


The planners wanted Bigelow to build bigger, pricier houses. Bigelow and his
family fought that and eventually won. They did build that compact suburban
neighborhood, but victories like that are rare. Often, the area’s local
governments try to protect schools’ tax revenue by promoting large homes and lawns.


“They’re actually behaving, or reacting, very rationally.”


That’s MarySue Barrett of the Metropolitan Planning Council, a
Chicago-based planning and advocacy group. She says growth
sometimes overwhelms schools, and it can catch taxpayers and parents
off guard.


“They don’t have the revenue from their local property tax to pay for
hiring new teachers, so their class sizes become thirty-two, thirty-three.
And that family who said, Wait a minute, I came out here for good schools, now
I’m going to an overcrowded school? It’s the last thing I thought was
going to happen.”


From the schools’ perspective, larger lot sizes solve this problem. Big
lots mean fewer kids per acre. Larger houses bring in more property
taxes. That means higher taxes cover costs for the few kids who do
move in.


Barrett says the trend’s strongest in states like Illinois, where schools rely
heavily on property taxes. She says in the short term, the strategy keeps
schools flush, but it also pushes the suburban frontier outward, into rural
areas. That wastes land and hurts our quality of life.


(Sound of kids coming out of school)


The day’s over for this high school in Northern Illinois. A throng of
teens heads toward a line of thirty yellow school buses. Some of them
spend up to three hours per day riding between school and home.


Inside, Superintendent Charles McCormick explains what’s behind the
long rides. He says the district’s large size is partly to blame, but there’s
another reason. The area’s subdivisions are spread among corn fields,
far from existing towns and from each other.


“Well, the land use pattern itself disperses the students, so when you look
at what bus routing means, the position of one student can add ten to
fifteen minutes to a route.”


McCormick says local governments in his school district encouraged big
homes and lots, but even his schools can barely keep up with the costs of
educating new students. He says suburban planners just can’t risk
bringing in smaller homes and more kids.


“Well, if you were to run a business the way growth affects school districts,
you’d be broke because you cannot keep up with rapid growth that produces
for every student, a deficit.”


That’s because even high property taxes don’t fully pay for each
student’s education.


Land use experts say reliance on property taxes for education puts
suburbs in a tight spot. Some want to try allowing smaller homes or
even apartments, but school funding’s a stumbling block.


Like other reformers, MarySue Barrett has been pushing for an
alternative. She wants state government to kick in a bigger share of
education dollars. The idea’s to have enough funding for each kid, regardless
of how large or expensive their home is.


“And if we have a different way of paying for our schools that’s less
dependent on the property tax, we’ll begin to move away from this
problem that’s put a choke hold on so many communities.”


It will be an uphill fight, because states are reluctant to change their tax
structures, but Barrett says it’s the worth the political cost. She says, if
we want alternatives to suburban sprawl and its traffic congestion, we
need new ways to pay for education.


For the GLRC, I’m Shawn Allee.

Related Links

Part 2: Selling the Right to Develop Farmland

  • Farm museums like this one are sometimes the only remnant of the agricultural life that has been overrun by development. However, some communities are buying farmers' development rights in an effort to save the rural landscape. (Photo by Lester Graham)

One way to keep farms from becoming subdivisions is to pay the farmers to never build on their land. This has been happening on the east and west coasts for decades. But it’s just now beginning to catch on in the Great Lakes region. In the second of a two part series on farmers and the decisions they make about their land, the Great Lakes Radio Consortium’s Peter Payette takes us to a place where local government is paying to keep land in agriculture:

Transcript

One way to keep farms from becoming subdivisions is to pay the farmers to never
build on their land. This has been happening on the east and west coasts for
decades. But it’s just now beginning to catch on in the Great Lakes region. In
the second of a two part series on farmers and the decisions they make about
their land, the Great Lakes Radio Consortium’s Peter Payette takes us to a place
where local government is paying to keep land in agriculture:


Whitney Lyon’s farm has been in his family for more than a century. He has 100
acres of cherry and apple trees. The orchards are on a peninsula that stretches
fourteen miles across a bay in Northern Lake Michigan. His farm is about a half
mile from the clear blue water that attracts thousands of tourists here every
year.


Lyon says real estate agents love his property.


“We run clean back to the bay on the north side… that’s view property. It’s
worth 30, 40,000 bucks an acre.”


But it’s not worth that much anymore. The rights to build houses on the Lyon farm have
been sold. The way this works is this: the Lyon’s keep the land, but they get paid
for the real estate value they give up to keep the land as a farm instead of house
sites.


(sound of apple picking)


There’s a thick fog across the peninsula today. Whitney Lyon is picking apples. His
wife Mary is inside watching kids. Mary says the day they sold the development
rights was the best day in their thirty years of farm life. She says she knew they’d
be able to stay on the land. And because of the money they made, she downsized her
daycare business.


“The big change, especially the last two or three years, I no longer just buy stuff
from just garage sales. I have actually been spending money on purchasing things for
the house. Which previously, everything came from garage sales.”


Many of the Lyon’s neighbors have sold their development rights as well. For ten
years, the township government has raised money to buy those rights with an additional
property tax. Almost no other community in the Midwest has a program like this. But,
if approved by voters, five more townships in this area might also start programs after
the November elections. Each township is separately asking voters to approve a property tax.


The American Farmland Trust has helped the townships design the program. The group is
excited because this would provide an example of local governments joining together to
protect farmland. Farmland Trust’s President Ralph Grossie flew in for a campaign event.
In a speech, Grossie told a crowd of about 100 people there’s a disconnect between farmers
and their communities. He says the community benefits from the farms while the farmers
struggle to make ends meet.


“We believe there is a middle ground here, there is a way to strike a deal between those
who manage our landscape – private farmers and ranchers, landowners – and those who
appreciate and benefit from that well-managed landscape. If you think about it, that’s
the heart of the property rights debate. Almost all those conflicts over property rights
are really about who pays for achieving a public goal on private land.”


Grossie says paying farmers with public money is the best option if a community wants to
keep farms. Otherwise, he says government forces farmers to pay when they give up profitable
uses of their land because of zoning laws. But a few in this crowd weren’t buying.


Some are opposed to more taxes on their homes or businesses so the township government can
write big checks to farmers. Others question if younger generations even want to farm.


(sound of noise from crowd)


And some are just plain suspicious of government. Roger Booth is talking to another
opponent of the propposal after the speech. Booth is explaining that when the right
to develop a piece of land is purchased, it’s gone forever. But he points out there
is one exception.


“Eminent domain. And who’s going to decide eminent domain has the right to take it? The
people in power of government at the time. Not today. Thirty years from now.”


Government also has an image problem because prominent local farmers often sit on the
town boards. It’s hard not to notice they could be the ones cashing in on the public treasury.
Critics also point out these programs tax farms to save farmland. And they say buying the
deveolopment rights does nothing to improve the business of farming. Supporters admit this
doesn’t guarantee future success for farms. But they say at least it gives the farmers a
chance to keep farming instead of selling to developers.


For the Great Lakes Radio Consortium, I’m Peter Payette.

Related Links