Sprawl, Sprawl, Everywhere There's Sprawl
Well, in my last post, a bunch of the comments kept bringing up sprawl as a significant issue. Well, guess what? I've learned that as long as you've got people that are upwardly mobile, "living the American dream", you're going to have sprawl. Why? Because they all want the same thing--a piece of LAND they can call their own. And I don't mean a co-op in some high-rise building! I don't care if the lot line is ZERO, as long as it's a piece of real estate I can call my own. And guess what else? As long as we keep on growing our economy the way we have been (at a rate of 3-5% every year), sprawl will continue unless it's restricted. But I'll warn you, in the cases where I've seen sprawl restricted, you drive up the costs of property in the restricted area to the point where the middle class is unable to afford it, so what do they do, they look for affordable housing and create more sprawl as a result. You can't win this battle unless you kill off the human race.
A buddy of mine and I were talking about this last night. Knoxville is a very LONG town. It's not very wide (yet, but it'll come once the Orange/Blue/Green route gets started), but it's pretty long. Just look at how many miles of interstate it takes to go through and how long it takes to get through from West to East Knox and you'll understand, its not just Farragut, it's everywhere. If you were to take the amount of residents Knoxville has and put it in a major urban area like Atlanta, Knoxville would be significantly smaller than it is, but housing would me much more costly. What do you want? Housing in price-ranges for everyone or high-priced homes only a few can afford?
Human nature dictates that we use and take up all available space. Its who we are. That being said, a town/city leadership should and can control the amount of growth and balance it where its citizens are able to move freely and not tax it's resources unnecessarily. That's where we have failed. Our leadership both in Farragut and Knoxville has not controlled the growth correctly, so we have infrastructure that is constantly being upgraded just to meet current demand. Look at the high school situation, the road situation and I think you all can think of other situations here in town. These projects, once completed will be at capacity almost at day 1! Who are we kidding when I hear from the town leadership that folks will use the Campbell Station Connector instead of Smith Road/Grigsby Chapel to head through town and get to the interstate? Who are we kidding when we know that the new West Knox High will be 90-95% full once it opens regardless of whether that day is 2 years or 2 days from now. Unless it impacts you or your pocketbook directly, most of us couldn't care less. But guess what? Eventually it does impact you and your pocketbook, whether indirectly by property values/taxes or directly in increased costs.
This is my opinion, I reserve the right to change it if you can convince me otherwise!
Getting off the soapbox...
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Anonymous comments are allowed, just keep them clean, o.k.
A buddy of mine and I were talking about this last night. Knoxville is a very LONG town. It's not very wide (yet, but it'll come once the Orange/Blue/Green route gets started), but it's pretty long. Just look at how many miles of interstate it takes to go through and how long it takes to get through from West to East Knox and you'll understand, its not just Farragut, it's everywhere. If you were to take the amount of residents Knoxville has and put it in a major urban area like Atlanta, Knoxville would be significantly smaller than it is, but housing would me much more costly. What do you want? Housing in price-ranges for everyone or high-priced homes only a few can afford?
Human nature dictates that we use and take up all available space. Its who we are. That being said, a town/city leadership should and can control the amount of growth and balance it where its citizens are able to move freely and not tax it's resources unnecessarily. That's where we have failed. Our leadership both in Farragut and Knoxville has not controlled the growth correctly, so we have infrastructure that is constantly being upgraded just to meet current demand. Look at the high school situation, the road situation and I think you all can think of other situations here in town. These projects, once completed will be at capacity almost at day 1! Who are we kidding when I hear from the town leadership that folks will use the Campbell Station Connector instead of Smith Road/Grigsby Chapel to head through town and get to the interstate? Who are we kidding when we know that the new West Knox High will be 90-95% full once it opens regardless of whether that day is 2 years or 2 days from now. Unless it impacts you or your pocketbook directly, most of us couldn't care less. But guess what? Eventually it does impact you and your pocketbook, whether indirectly by property values/taxes or directly in increased costs.
This is my opinion, I reserve the right to change it if you can convince me otherwise!
Getting off the soapbox...
--
Anonymous comments are allowed, just keep them clean, o.k.
posted by Mike at 6:52 AM
15 Comments:
Mike,
Yours is a very thoughtful post; however, you make the mistake again of comparing the farflung suburbs to zero lot lines and high rise buildings. In other words, you are comparing the outer belt of Knox County (read Farragut) with Gay St. in downtown Knoxville. As has been wonderfully described, several neighborhoods already exist that thwart sprawl but are in the center city.
In my opinion, the best solution is a bilateral one...a carrot and a stick. As you have correctly pointed out, suburban sprawl is costly because it overtaxes existing resources so we must use a stick such as impact fees whereby there is a compensatory as well as a punitive prevention device to thwart sprawl. Even if one disagrees with the punitive aspect, the compensatory should be significant because it affects everyone. The cost of utilities, roads, schools, protective services, etc. but even if one were to "reimburse" the government/utility board for these costs, there is a private cost. Retail follows rooftops and commonsense tells us that it is less expensive to service more customers at one location as opposed to fewer customers in several locations. In other words, the impact fee would result in sticker shock to most but it is necessary.
Now then, let's look at the carrot which is a vibrant and attractive center city. Truly great cities have wonderful downtowns...I'm sure there are exceptions but I can't think of one currently but the point is that by continual, heavy investment in its center city, a municipality can attact citizens to its center.
I do have to take exception with your assertion that sprawl is inevitable; just because a perfect cure has not been identified doesn't mean it doesn't exist. Let's say for example that via impact fees, you price farflung suburbs out of the reach of most. You seem to assert that the housing pricing in the center city would thereby rise beyond the affordable level. This assertion may hold water if no new development occurs with center city boundaries but that is not necessary. There are many, no..."MANY" underdeveloped or "under-redeveloped" neighborhoods in Knoxville's center city but once these are exhausted, growth could occur in concentric circles which would mitigate or minimize the costs of sprawl while providing an opportunity for economical housing. Additionally, we should keep in mind that it is typically much less expensive to restore an existing home than it is to purchase a new one. This would be "SmartGrowth". Regarding home prices, the law of supply and demand would kick in...if the prices went up, they certainly would not sit empty long before the market adjusted.
Good post,
Don
The following map supports Don's assertion:
http://www.ersys.com/usa/47/4740000/density.htm
There exists plenty of land to develop/re-develop without inordinate amounts of sprawl.
I'm with Don and Daliwood. The elongation of Knox County to which you refer is evidence of the sprawl caused by Farragut not an excuse for it.
Beverly
Good points, all. However, can we accomplish that if the leadership of our town, city and county refuse to do anything about it? Remember, back in April, we had an election in Farragut and only 1 in 6 voters actually cast a ballot, and guess what, they voted for the incumbent and the status quo. We have a chance next year when the county mayor comes up for election. Unless there are people willing to make the necessary changes, and others willing to get them elected, well we will continue in the path we've started. That's all I'm saying.
Mike,
The damage has been done; however, you are correct that the hideous sprawl which is Farragut can be halted. The problem is that the big money developers would fight a change to the status quo and our elected officials want their campaign dollars to further their ineffective careers.
Tom
Mike,
I like your blog and don't mean to pick on you but you stated that everything you needed was in 5 miles of your home. When questioned, I think you realized that this is true of center city neighborhoods as well and mentioned restaurants. The better (and non-chain) restaurants are also closer to the center city. When this was pointed out, you switched and said that it was because of your job. Again, I mean no offense but it seems as though everyone has trouble coming up with a logical reason to live in Farragut. The reasons change as often as the ever-changing rationales for invading Iraq.
Molly
This comment has been removed by a blog administrator.
Again, I mean no offense but it seems as though everyone has trouble coming up with a logical reason to live in Farragut.
One of the fastest growing areas in the county. Wonder why? It might be the lack of elitist liberals.
Bjorn said it so well here:
Downtown (But Slightly East of Center) Knoxville
by Bjorn Knoxley
Do you like to walk for blocks to find anything green? Do you think the sky should only be visible when you look straight up? Would you rather an empowered city worker clean your sidewalk rather than you mow your own yard? Then downtown Knoxville is just the place for you. With plenty of concrete, old buildings, and trendy people, you cannot get more politically correct than moving into a quaint loft renovated by someone hoping that the revitalization of downtown will line their pockets with exponentially increased property values!
Nothing says “communal” like endless city blocks crammed with concrete boxes, some that are even old and therefore architecturally more magnificent than a Wal-Mart. The feeling of living in an ant-farm will escape you as you revel in the delights of a rooftop party. Your friends, the upstairs, downstairs, next-door, and across-the-hall neighbors, will help you grow as a person when you are exposed to them in close-quarters, especially when they stomp across your ceiling or play their world music so you can hear it through the thin walls of your lush lofty flat.
Traffic is not a problem, as you are morally opposed to the automobile. You will feel ecstasy as you join internet groups and pat your fellow communal pals on the back about your progressive views. Parking is irrelevant because you can put your Segway on the freight elevator and park it in your closet. You have no need to journey beyond the confines of your little town; because an SUV driver might kill you, and besides, you can order everything you need off eBay.
Stroll the streets of downtown Knoxville, but don’t blink because you might miss an architectural masterpiece or a beautiful concrete pad designed for mass assemblies before you wind up at one end or the other. You could throw a rock and hit the art district, but don’t, because those Victorian houses sure are fragile. Folks in the suburbs have to fight traffic and find a parking space to enjoy these delights, but not you.
Pray for rain, if you believe in that sort of thing. It will wash the dirt and grime away leaving you with a pristine, paved surface. But not too much rain because the sewers might back up and cause the rats to emerge and sleep on your doorstep.
Feeling charitable? You can be made to feel better about yourself by donating to any one of many homeless folk who roam the streets like lost souls. Besides, if you don’t, they may rob, shoot, or assault you. Or better yet, set up a soup kitchen in the alley behind your loft complex.
Work downtown? Why fight the hustle and bustle when you can just walk 6 blocks to your fabulous newly renovated flat? Most people we know love to live where they work. It builds a much better communal spirit.
Plasma Donation Center
Don’t have money for rent again? Donate plasma! You can raise almost $300 a month selling your body!
No Parking
Keep the ignorant suburbanites out, or at least amuse yourself for hours watching them drive around in circles while trying to park their SUVs, by making parking scarce and then charging richly for it. Have the city police tow in vehicles from the Sheriff’s lot to tie up meter spots. Then puzzle for hours on end over drinks at the pub wondering why downtown does not flourish.
The City-County Building
Why drive and look for parking when you can take a cab or just walk on over to pay for your public intoxication citation?
UT Stadium
Why get bogged down attending games and rooting for teams other than UT’s? Get those other stadiums out of downtown and move them to the suburbs.
Market Square “Mall”
A perfectly flat piece of new concrete, completely void of any grass. Admire a couple of random oaks as they poke up through their designated rain-runoff square. Enjoy shopping at one of the three or four boutiques. Enjoy food at the restaurant. Complain when port-a-potties are left out overnight.
Free Gym Membership
Not really, but who needs a gym when you get to walk up 5 flights of stairs because the elevator is broken? Or when you get to walk everywhere you go, or sometimes run when it’s raining?
Convention Center
It’s always available for your event, and it’s nearby. So during the evil auto shows, you can jeer at the crowds from the comfort of your window or complain when the conventioneers head to the suburbs for real food, drink, and good times.
Lofts
Enjoy life in a loft, built in one of many downtown buildings that were once condemned, but which we promise have been put back in code and up to standards by developers that were not looking for tax breaks or quick profits by escalating rents and property values.
Warehouse District
Wear a special badge, only provided to residents of downtown Knoxville, that will keep you from getting mugged, raped, or killed while walking late at night through our warehouse district. Only naïve suburbanites will be victimized here, on their way back to their SUVs.
Activities for the Whole Family
If you bothered to have kids, or they don’t already hate you, take them to the various water squirt/fountain things set up around town, except not in the winter because they might get sick.
Feed the carp.
Feed the river rats.
Trendy Restaurants
Le Irish Pub: While there, you may feed your mind with insightful banter from fellow progressives while you feed your stomach with fine ale, stout, or un-sweet tea.
Brew Pub: We don’t remember the name because it’s changed more often than our disposable razors. But that doesn’t mean you can’t enjoy their fine home-brewed brew.
The Trash Bin: Why pay when you can just run down a back-alley and eat from a trash bin? But beware: Tuesdays are trash day and they’ll be empty for a few days after.
Night Life
To keep from confusing people and to work around structural problems, all of downtown’s nightclubs have been relocated to a single complex. Depending on which night and what time you go, expect to be entertained by a different experience, whether it’s live music or the DJ's personal repetitive-beat-generating software, you will have a great time guaranteed. Be sure to carry your special downtown badge so you don’t get raped, murdered, or robbed on your way home!
Historic Buildings
There are many historic buildings in downtown Knoxville, although we aren’t sure why they’re historic. We heard a rumor that Hank Williams might have died in one of them, or at least shortly after visiting one. But regardless, they are OLD, and most of them are condemned, but not for long due to our Building Inspector Buyout program. Many will soon be lofts!
The Theater
Do you enjoy going out to the movies? Unless downtown activists can successfully block it again, there may one day be a movie theater built for your enjoyment. If so, we hope you like art movies! But don’t expect a parking garage nearby, especially not a well-lit one. Shucks, you can’t have everything.
Soon to be constructed
Nothing.
Nada.
Zilch.
Soon to be renovated
An old building.
Another old building.
An old and condemned building.
Summary
In summary, if you are looking for a place to live in extreme close proximity to other progressives like yourself in a communal experience like none other than Stalingrad itself, pack your bags (but not too many because there isn’t much space—but don’t worry, you don’t like your space anyway) and come on down to downtown Knoxville! Directions: head east on I-40 until the bottleneck. Exit right and hurry to the special downtown badge dispensary by the river. Parking not provided.
Anonymous said...
It might be the lack of elitist liberals.
>>>
What's wrong with liberals? The greatness of this country has been based upon liberal movements.
Which liberal initiative are you opposed to?
a. National Parks
b. Public Schools
c. The FDA
d. Civil Rights
e. Women's Suffrage
f. Social Security
g. Child Labor Laws
h. The Interstate System
i. The Minimum Wage
????
Just curious....
Anonymous said...
It might be the lack of elitist liberals.
>>>>>Don't forget one important liberal...
http://www.jesusisaliberal.org
Too far right is just wrong.
Bjorn Knoxley hit the nail on the head. LMAO.
Bjorn Knoxley hit the nail on the head. LMAO.
Satire based upon ignorance such as that by "Bjorn Knoxley" perpetuates falsehoods but if some choose to believe such BS, I guess the jokes on them. You may want to check out the Fire Street Lofts while they last...they're 70% PRE-sold at $250K+. ;-)
"You may want to check out the Fire Street Lofts while they last...they're 70% PRE-sold at $250K+."
Move there.
Well, I'm going to say this once. My job, my favorite restaurants (chain and non-chain) and my favorite stores to shop in are in West Knox/Farragut. Culture (art, music, theatre, etc.) and truly unique neighborhoods are lacking, but when you're dealing with a town that is only 25 years old you're going to have that problem.
Molly believes that I "waffled", well, I don't think so. I had to take everything into account when I first moved here and you know what? I thought Farragut would be best for me, and for the most part, it has been. Farragut does need to make some changes, but I'm learning that it's hard when people don't want to make those changes. Fact is, there will always be people that dislike the concrete jungle, people that thrive in it and people in-between. I'm one of those in-between. I've lived in the middle of cities and in small towns. However, I like Farragut, and unless I lose my house, I'm planning on being here for a while.
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