Tag: strip malls

City Battles Sprawl With Greenbelt

Environmentalists scored a huge victory at the polls earlier this month, when a Midwestern city and its surrounding townships agreed to a tax to preserve a belt of green space. The plan marks one of the first locally funded efforts in the Midwest to fight sprawl. The Great Lakes Radio Consortium’s Julie Halpert takes a look at whether this plan will fulfill its promise to curb unplanned growth:

Transcript

Environmentalists scored a huge victory at the polls earlier this month, when a Midwestern city and its
surrounding townships agreed to a tax to preserve a belt of green space. The plan marks one of the first
locally funded efforts in the Midwest to fight sprawl. Sprawl often occurs when developers pave over
farmland and other natural resources to create strip malls and subdivisions. The Great Lakes Radio
Consortium’s Julie Halpert takes a look at whether this plan will fulfill its promise to curb urban sprawl:


Voters in Ann Arbor, Michigan gave the nod to a 30 year tax to preserve roughly 8,000 acres of land. It’s
one of the first measures in the Great Lakes states to set up a major regional funding plan for curbing
growth. Sprawl is prominent in the area and Ann Arbor and its surrounding townships will share the
preservation costs. The proposal will allow the city to purchase easements on land. That will prohibit the
land’s future development and preserve it.


Elizabeth Humphrey is the director of the Growth Management Leadership Alliance in Washington, D.C.
She says citizens are fed up with seeing houses overtake park lands. So anti-sprawl initiatives, like Ann
Arbor’s, are gaining popularity among all political parties.


“I think the loss of open space is the one thing that we all see as the big threat of sprawl. It’s tangible.
You can see it in the field you used to play in when you grew up. It disappears and that’s visceral. And I
think that appeals to everybody who’s really concerned about how we’re growing.”


Humphrey says that Ann Arbor’s program is a good approach, since it focuses on regional development.
And while scenic areas like Boulder, Colorado and Portland, Oregon have greenbelts in place, the
Midwest generally hasn’t followed. But that could all change now, according to Mike Garfield. He’s
director of The Ecology Center, which spearheaded the plan.


“I think that what we did Tuesday in Ann Arbor and Ann Arbor township could lead to a wave of new
conservation easement programs and farmland programs around Michigan and throughout the Great
Lakes Region.”

Garfield says his group’s win showed it was possible to successfully trounce a formidable opponent: the
homebuilders. Homebuilders feared the plan would limit housing choices. They spent a quarter of a
million dollars to fight it. Garfield’s hopeful that this victory will help preserve Ann Arbor’s high quality
of life and its vital downtown. In a mere ten minutes, he’s able to walk to work without fighting traffic.
And he thinks the ‘yes’ vote indicated that Ann Arbor residents value that kind of living. But Garfield
realizes not everyone in Ann Arbor agrees with him.


“And of course there were some people in town who are not developers and home builders who opposed
it because it was a tax or because they believed some of the arguments or they didn’t trust city hall or
something like that.”


Niki Wardner is one of those people. She lives in a ranch on an acre of land overlooking a public golf
course in Ann Arbor’s wooded residential section. A handful of vote no signs are perched against her
door. Wardner lobbied heavily with other citizens against the Ann Arbor plan. She thinks 30 years is
way too long for a tax.


“They’re going to bond this issue, this proposal, i.e., take a mortgage out. We can never change it.
There’s no accountability. How do we know 10 years, 15 years, 20 years, 30 years, what’s going on with
it?”


Wardner’s concerned that this plan was rushed to the ballot without details on how it would work and
what kind of land will be purchased. She thinks something needs to be done about sprawl. But she’s not
sure this is the solution. And she also thinks residents won’t agree to the increased development that will
likely occur downtown and where she lives.”


“Personally, you know, I bought my piece of property because I live on a park and you know, we all like
trees and green space and I don’t think anyone wants townhouses or condos or a five story building in
their backyard.”


And building more homes downtown is a central part of the plan. Doug Kelbaugh is Dean of The
University of Michigan’s College of Architecture and Urban Planning. He says that to avoid sprawling
out, more people need to live in the city’s center.


“There aren’t enough people living downtown. It’s the living downtown, the downtown residential
development, that will do the most to decrease sprawl, decrease the number of commute trips, decrease
the length of commute trips, increase the walkability, increase the livability and the urbanity of Ann
Arbor lifestyles.”

Kelbaugh says if that denser development occurs, that means houses will have to be built on smaller lots.
That could curb housing price spikes by adding to housing supply. He said that if carried out responsibly,
Ann Arbor’s plan could be a small, but important first step in attacking sprawl.


“As long as gasoline is so cheap and farmland is so cheap, we will tend to have sprawl in America. This
is a major model that’s prevailed in America for 50 or 60 years, if not a little longer and it’s going to take
a little while to turn it around. But this is a significant beginning.”


Other towns are looking to preserve green space just like Ann Arbor’s doing. They’ll be closely watching
to see if it works.


For The Great Lakes Radio Consortium, I’m Julie Halpert.

Related Links

Preserving Downtown Buildings Helps Stop Sprawl

  • The art deco style Mott Building is the tallest building in Flint, Michigan. Local chapters of the American Institute of Architects are trying to raise awareness about buildings like these in order to preserve them. (Photo by Ronald Campbell)

As people move to homes and businesses in the suburbs they often abandon beautiful buildings. Some inner cities are now filled with boarded up store fronts and dilapidated high-rises. A group of architects hopes that people will be less likely to do this if they value good architecture and design. The Great Lakes Radio Consortium’s Tamar Charney has this story:

Transcript

As people move to homes and businesses in the suburbs they often abandon beautiful buildings. Some inner cities are now filled with boarded up store fronts and dilapidated high-rises. A group of architects hopes that people will be less likely to do this if they value good architecture and design. The Great Lakes Radio Consortium’s Tamar Charney reports:


Flint, Michigan could be the poster child for a city left behind. Parts of the city have crumbled since Flint’s
auto industry moved away. But like
many older cities, there are dozens
of architectural gems here… (sound up)
like the Mott Building. It’s the city’s
tallest building and the exterior, the
interior, and every detail right down
to the doors on the elevators (sound
of elevator) are designed and
decorated in the Art Deco style.
Albert Ashley is a security contractor
at the Mott Building. He says a week
doesn’t go by without someone
asking about it.


(elevator bings and boings)


“It’s quite regular, quite regular we
get comments about it and the
architectural design and so forth…
well they can tell that it was pretty
old building and well kept, you know,
and the design is pretty much the
same throughout the building, so they
notice that and they like it.”


(Sounds of traffic)


One person who has always liked this
building is Ron Campbell. As a child,
he’d stand here on the corner of
Saginaw Street waiting for the bus.


“I can remember asking my mother,
‘how many stories is that?’ And I
probably pestered her with questions
to the point where she was ‘just be
quiet and wait for the bus.’ But…
‘How high is that compared with the
Empire State Building? How many
buildings do we have like that?'”


With that kind of early interest in
buildings, it’s no surprise Ron
Campbell grew up to become an
architect. And he’s now written a
guide to the architecture in Flint.
It’s a pamphlet with pictures and
blurbs about 34 places in the city.
It’s available at highway rest stops
and at businesses and museums.
Campbell says he’s trying to
teach people about the various styles
of architecture found in the city, but
he’s also hoping the guide can in
some small way combat urban sprawl
by celebrating places that are
beautiful, well thought out, and
designed to last. He thinks that if
more people paid attention to good
architecture in many older cities
they’d be less likely to abandoned
them in favor of new buildings and
developments.


“The Guide is to show, you know,
‘here’s what
can come from good design. It
doesn’t matter if it was built in
1800’s or today. If it’s good design
and it interfaces well, it functions well,
it’s going to be with us, and therefore
we should use it and not think of it
as disposable.”


The Guide to Flint Architecture is one
of many projects local chapters of the
American Institute of Architects are
doing to raise awareness about
architecture and the environments
that we build. Similar guides have
been created for cities ranging from
Duluth, Minnesota to Manhattan.


Celeste Novak is the president of
AIA Michigan. She says the buildings
in a city can tell stories about the
community’s past.


“They are a museum that we are all
participants in, and so it’s important
that people understand that
about the buildings and the communities,
and so that they begin to treasure their
communities and that’s one way we
can all have more livable
communities and really prevent things
like sprawl and the unpleasant places
we all find ourselves at when we’re grocery shopping.”


Those strip malls and big box stores
near the highway look very different
from the places shown in Ron
Campbell’s guide.


(sound of footsteps on bridge)


Campbell and I walk across a small
wooden footbridge in the heart of
downtown Flint. We’ve just left a
peaceful riverfront park designed by
a well known architect. On the other
side of the river where we’re going
sits Carriagetown. It’s where the
vehicle industry began in Flint.


“Oh, Carriage Town is rich in history –
this is the birthplace of General Motors
Company with the Durant Dort
Carriage factory.”


After years of neglect, this factory
from the late 1800’s has been
restored as have many homes in this
historic district. Ron Campbell says
he’s glad Carriage Town was never
torn down. It’s part of the city’s
industrial history. And Carriage Town,
like the Art Deco Mott Building and
many other places in the Guide to
Flint Architecture are nostalgic places
for Ron Campbell. They’re reminders
of his past and things he’s done over
the years.


“Those buildings, it re-kindles
childhood memories for me, but then
I look at the future, and what are we
leaving for our children and our
children’s children and hopefully it’s
something just as memorable.”


He says design decisions can
change a community for better or for
worse. He and other architects like
him want to encourage people to
think about the buildings they have
and to pay more attention to
aesthetics. The hope is society can
do a better job protecting historical
structures, preserving natural
resources, and by doing so
controlling sprawl.


For the Great Lakes Radio
Consortium, I’m Tamar Charney.

What Is “Smart Growth?”

The rapid growth of suburban areas, what some people call urban sprawl, is getting renewed attention by states. New governors in several states are setting up commissions or task forces to address the issue and to find ways to adhere to what’s called “Smart Growth.” The Great Lakes Radio Consortium’s Lester Graham reports that there’s a lot of interpretation of what “Smart Growth” means:

Transcript

The rapid growth of suburban areas, what some people call urban sprawl, is getting renewed
attention by states. New governors in several states are setting up commissions or task forces to
address the issue and to find ways to adhere to what’s called “Smart Growth.” The Great Lakes
Radio Consortium’s Lester Graham reports that there’s a lot of interpretation of what “Smart
Growth” means:


Many urban planners have been alarmed over the last couple of decades as metropolitan areas have
sprung up where farmland or wooded areas once stood. Following new subdivisions have been
strip malls, parking lots and fast food franchises in a not always attractive fashion.


Last year’s election saw a number of states with new governors and some of them are looking at
what can be done to control that kind of unbridled growth. Michigan’s Jennifer Granholm noted it
during her State of the State speech.


“We will develop a cooperative, common sense approach to how we use our land so we can protect
our forests and farms, prevent the sprawl that chokes our suburban communities and threatens our
water quality, and bring new life to our cities and older suburbs.”


Governor Granholm says she wants “Smart Growth.” It’s a popular term, but what is it? What
does it mean?


“I think that Smart Growth is really hard to – certainly hard to describe.”


Barry Rabe is a Professor of Environmental Policy at the University of Michigan’s School of
Natural Resources and Environment. He says “Smarth Growth” sounds great.


“I don’t know anyone who’s really against Smart Growth. But, you can spend a long academic
seminar or actually a lifetime in search of the one common definition of exactly what that means.
Again, it has sort of an intuitive appeal. It resonates. We can all think of examples that are not so
Smart Growth or dumb growth. But, I think clearly this is something that lends itself to differing
kinds of interpretations by different groups.”


And as you ask the people who’ll be sitting at the table debating “Smart Growth,” it becomes clear
that each one has a different definition.


Lynn Egbert is the CEO of the Michigan Association of Home Builders. He says “Smart Growth”
is a private citizen building a home wherever he or she thinks is an ideal site.


“Our basis continues to be and our primary focus is, and it will remain, that it’s private property
rights under the U.S. Constitution that have to be maintained and that is an individual right. It is a
citizen’s right. And we have to work with local and state government to make sure that that’s
achieved and balanced.”


Egbert says the culprit causing urban sprawl is not the choices that landowners make. He says it’s
too much government regulation. Egbert says, generally, municipalities that zone areas into large
lots stop home builders from building more houses on smaller plots of land.


Others also place much of the blame for sprawl on government, but for different reasons. Hans
Voss is with the Michigan Land Use Institute.

______________
“Landowners do have a right to live in the area in which they choose as long as they follow local
land-use regulations and pay the full cost of that lifestyle. And right now the taxpayers in the cities
and across the whole states are actually subsidizing that style of development.”


Voss says to implement “Smart Growth,” the government has to stop subsidizing urban sprawl by
building highways and sewer systems that all of us have to pay for with our taxes instead of just the
residents who benefit from them. He says that money could be better used to revitalize older
suburbs and the center of deteriorating cities.


There are a lot more ideas of what “Smart Growth” means… and there’s a bit of public relations
spinning because of the ambiguity of the term “Smart Growth.”


The University of Michigan’s Barry Rabe says we’ll hear a lot about “Smart Growth” for some
time to come.


“It’s one of these buzz words that everybody likes. But, to come up with a common definition of
it, much less figure out how that would be implemented in public policy is tricky.”


Ultimately, compromise will define “Smart Growth” as states grapple with trying to find better ways
to use land without losing so much farmland to sprawling subdivisions and paving over natural areas
for parking lots.


For the Great Lakes Radio Consortium, this is Lester Graham.

Small Town Fights to Preserve Downtown

Small towns across the country are struggling to preserve their
downtowns as new developments draw prime business to the suburbs.
The Great Lakes Radio Consortium’s Aileen LeBlanc reports that one
small town in Ohio is trying to buck this trend: