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Smart Growth - Too Little Too Late?

By
Real Estate Agent with RE/MAX Destiny Real Estate Cambridge, MA

Traffic jam on the highwayI went to a great CE class this morning on Smart Growth.  The fast paced class, newly offered in our state, went through about twenty ways in which towns and cities in Massachusetts are being encouraged to build in ways that reduces sprawl, encourages walkability, and conserves open land.

They were great ideas and Cambridge has already put a number of them into practice such as traffic calming, transit-oriented development, and greening up the parking lots.

But I couldn't help but think as I listened that perhaps all of this was too little, too late.  While some of the ideas dealt with traffic either directly or peripherally, in the end we were talking about continuing to build.  There was not nearly enough mention of the missing link - public transportation.  We cannot grow without dramatically increasing our public transit infrastructure.

Unfettered growth has made much of our country a much less enjoyable place to live than it was twenty, forty or one hundred years ago.  Automobile traffic is choking our towns and cities.  There's too many of us and more importantly we have too many cars.  Public transportation is far, far more limited than it was a century ago. 

I've lived in a twenty of thirty mile radius for most of my life.  I know what traffic used to be like.  I see the long backups that never occurred before. I watch as the rush hour spreads to hours, as heavy traffic on the highway, once limited to special events like a Red Sox or Celtics game, becomes the norm at almost any hour of the day. I revisit the town I once lived in - where I was introduced to stop lights when the town's first traffic light was installed when I was six - and now the traffic down Main Street, where I once biked and walked unaccompanied as a seven or eight year old, is fast and unending.

green frog with red eyes peering out of a potI really do think that we're a bunch of frogs in a big pot of boiling water who didn't notice that the water was heating up.  Incrementally we've built and built, developing farm land, filling all the empty places, choked our roads, fouled our air, built endless swaths of ugliness - and we just didn't notice what we were losing.

 

It was a beautiful country. And certainly there are many pockets of beauty remaining (do your darndest to preserve all that you know of!) but too often many of my favorite places, while still beautiful, have to be endured with endless amounts of traffic whizzing by.

 

Smart Growth principles can help ensure that development is done better than it might have been.  But we can't be satisfied with small, incremental steps. 

 

We're already more than maxed out in terms of automobile traffic - any growth, no matter how smart, is going to make things worse unless we make a huge push for top notch public transit.

We've got to address better ways to get from Point A to Point B. One by one behind the wheel of our huge hulking automobiles cannot be the answer.

 

Hannah Williams
HomeStarr Realty - Philadelphia, PA
Expertise NE Philadelphia & Bucks 215-820-3376

Liz..Very well put..We have a large transit system here in Philadelphia..We also had a transit strike which really caused quite a stir and inconvience with hours of traffic jams..People unable to get to work ,or school..it was mess..Thanks for this timely post

HELPFULHANNAH your friend in Philadelphia

Nov 17, 2009 01:08 PM
Peggy Chirico
Prudential CT Realty - Manchester, CT
REALTOR® 860-748-8900, Hartford & Tolland County Real Estate

Hi Liz-

I can really relate to this.  There was a time when everyone was building malls and abandoning Main Street. A decade later, everyone is lamenting the death of Main Street. So what do they do? They build a shopping area to look like Main Street, but the real Main Street needs CPR as do the malls that were built at the expense of open space, trees, wildlife, etc. It would be laughable except that it is so tragic.

Nov 17, 2009 01:10 PM
Elizabeth Bolton
RE/MAX Destiny Real Estate Cambridge, MA - Cambridge, MA
Cambridge MA Realtor

Hi Hannah ~ When I lived in NH for a few years I went to the movies a lot. Every so often you'd see the subway in a film - civilization! I would think. Unfortunately though now that I'm in real estate I'm far more likely to drive.

Hi Peggy ~ Isn't that the truth? I just hate strip malls - including the ones they try to add "charm" to.  One of the things the instructor mentioned today was that in most cases the old downtowns that we really like wouldn't be possible to construct nowadays under current zoning. Makes you want to bang your head against the wall.

Liz

Nov 17, 2009 01:27 PM
Rich Cederberg
eXp Realty - Albuquerque, NM
eXp Realty Agent Albuquerque

I am from suburban Chicago and I used to sit in traffic, sometimes for hours. Now I live in New Mexico, where we have one traffice jam per year. I can't tell you how much avoiding traffic reduces my stress level.

I guess what I'm trying to say is that besides the obvious environmental cost there is a human cost to overdevelopment.

Nov 17, 2009 02:18 PM
Jane Peters
Home Jane Realty - Los Angeles, CA
Los Angeles real estate concierge services

Los Angeles has such a terrible reputation when it comes to traffic, but I have to say it is not worse than any other major city in the world, and is probably somewhat better.  Now, at last, all the talk is about light rail across the city which is going to make a huge difference.  We may end up being one of the least congested cities in the U.S. Wouldn't that be amazing!

Nov 17, 2009 02:31 PM
Elizabeth Bolton
RE/MAX Destiny Real Estate Cambridge, MA - Cambridge, MA
Cambridge MA Realtor

Hi Rich ~ I agree completely.  Traffic - whether you're sitting in it steaming or deafened by it while it whizzes by you on the sidewalk - has a terrible impact on your psyche.  I experience it both ways - half an hour to cross the city by car or being absolutely blown away by the incredible noise that today's trucks and buses make as they roar past.  And the sounds of our nearby highways now impact neighborhoods further and further away - and the traffic noise almost never stops. 

Hi Jane ~ Funny - when I bought the photo above on Istockphoto it was titled Traffic In LA. That would be super if you got excellent public transportation.

Liz

Nov 17, 2009 11:33 PM
Judy Jennings
Top Agent Plus - Middleboro, MA
Tap into Judy's real estate expertise & resources.

Liz - I agree that this state needs a push on improving/expanding a public transit system. If I travel into the city, I prefer taking the commuter rail so I can avoid the stress of driving in this kind of traffic. However, it would be impossible for me to survive in this business without my car. Catch 22.

Nov 17, 2009 11:36 PM
Marian Pierre-Louis
Fieldstone Historic Research - Medway, MA
Metrowest Boston

Liz - you make some really good points.  But I don't think it's too late for places like Metrowest Boston where I live.  These communities have the chance right now to enact some of these suggestions before explosive growth takes over.  Hopefully they will make the right choices. 

Nov 18, 2009 01:13 AM
Jane Peters
Home Jane Realty - Los Angeles, CA
Los Angeles real estate concierge services

Ah, but it's moving, Liz :)

Nov 18, 2009 02:00 AM
Lottie Kendall
Compass - San Francisco, CA
Helping make your real estate dreams a reality

That's a problem in all our urban areas, isn't it? Fortunately for us on the mid-Peninsula, we voted for an Open Space District in the early 1970's, and agreed to tax ourselves, via our property taxes, to enable them to buy and preserve land for public use. While that doesn't address traffic woes, it certainly reduces our stress and adds serenity to our daily lives. Meanwhile, improvements in CalTrain, running between San Francisco and San Jose, are much needed to help get a few cars off the freeways.

Nov 18, 2009 04:01 AM
Elizabeth Bolton
RE/MAX Destiny Real Estate Cambridge, MA - Cambridge, MA
Cambridge MA Realtor

Hi Judy ~ I hear ya! Real estate is the first job I've had where I've driven to work. Hard to get around the need for a car with what we do.

Hi Marian ~ It's exactly those towns that have been really impacted I think.  I'm stunned by the increase in traffic in the 'burbs. And sadly all my favorite houses - the beautiful old colonials that have been on my favorites lists since I was little - are on the old streets that are typically the main drags nowadays completely impacted by traffic.

I was out in Medfield (home to my and its first traffic light) the other day and spotted yet another development under construction. Definitely fit the bill for Smart Growth - walk to town (albeit by the insanely busy road that wasn't 40 years ago) and with houses built very, very close to each other in a U with a large green space in front.  But all I could think was there's at least 20 more cars added to this mix.  Ugh! 

No question that if we have to have development we should do it better. But I'm still stuck with the idea that adding anymore housing to the mix without taking cars off the road is a recipe for - if not disaster - at least misery.

Hi Jane ~ Inching along right?!

Hi Lottie  ~ That sounds wonderful.  Has it managed to preserve a lot of land?  Around here the farm land and wooded areas have been steadily gobbled up over the decades. Funny - I spent much of my childhood in Concord where there was a bit of a struggle between former homeowners and the National Park Service who took land for the Battle Road park.  Now driving out there with only 18th century buildings and lots of open space I find myself thinking that these vistas are becoming so rare around here and I'm happy with the end result.  Not that I was happy when they finally tore down my favorite restaurant, the Willow Pond - it was a piece of history for our generation.  Gone but not forgotten.

Liz

Nov 18, 2009 09:28 AM
Marian Pierre-Louis
Fieldstone Historic Research - Medway, MA
Metrowest Boston

Liz - next time you are out Medfield way we should do lunch!  Give me a call 508-254-3417.  --Marian

Nov 19, 2009 08:36 AM
Elizabeth Bolton
RE/MAX Destiny Real Estate Cambridge, MA - Cambridge, MA
Cambridge MA Realtor

Hi Marian ~ That would be a real treat! And I'm still hoping to make it to one of your lectures - they're all right up my alley.

Liz

Nov 19, 2009 12:18 PM
Mary Lockman
Windermere Real Estate Methow Valley - Winthrop, WA
Methow Valley Real Estate

Liz, The Green Designation is all over this concept and then some. Where I live in a very rural place surrounded by wilderness, they are revamping  the comp plan for the county.  So few realize the error of 5 and 20 acre minimums and then everyone drives to town seperately rather than planned developments.  To bad the state  can't make basic guidelines to the planning process. We are at the mercy of two ideals, make a much money as you can and the heck with the results and I want to keep things as rural as possible but not at my own personal expense or any sacrifice on my part for the greater goood. 

Jan 12, 2010 09:14 AM