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- Info
Density and urban sprawl
| Author: |
Peiser, R.B. |
| Date: |
1989 |
| Periodical: |
Land Economics |
| Abstract: |
This paper provides evidence that sprawl patterns of urban growth characterized by discontinuous development lead to higher densities in areas skipped over. This phenomenon, as shown by Ohls and Pines, Schmid, and Ottensmann, may be more efficient than policy-prescribed continuous urban development. The case studies from Dallas and Montgomery and Fairfax Counties demonstrate how the local planning/regulatory environment affects the relationship between sprawl and density. Subdivision data from Fairfax County, which is more flexible in its rezoning and land use policies than Montgomery County, provides convincing evidence that density increases as accessibility improves. Controlling for location, density increases for infill subdivisions developed later in time. Dallas, which also has relatively pro-growth attitudes, does not show statistically significant higher densities for infill development. Nevertheless, cross sectional analysis indicates that densities do increase over time in almost every distance zone. While sprawl may be unjustly maligned for generating low density development, the potential benefits of discontinuous growth nevertheless depend on the full-cost pricing of development. If discontinuous development is subsidized by utility companies, highway programs, or municipal contributions, sprawl patterns of development may be spread over so large an area that inefficiencies associated with sprawl would outweigh any potential benefits from higher density infill development. A delicate balance must be struck between policies which control or reduce sprawl and policies that inadvertently increase sprawl by mispricing costs of development at the urban fringe. Future research should address the normative question of how much discontinuous development is optimal and how much becomes excessive. Much remains to be understood about urban land markets, in general, and consumption of urban fringe land, in particular. This paper has attempted to reinforce the case made by others that the impact of discontinuous urban development on density is very likely positive rather than negative. The correct answer has critical implications for urban policy. |
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