Strengthening That Social Fabric

After reading articles, in both the News-Sentinel and the Metro Pulse, I began to think about related problems to the downtown development issues. The problem lies in our current practices of housing and development. Knoxville's "manifest destiny" to develop every acre of west Knox County has got to end before it has totally taken the vitality out of downtown Knoxville. We need people to live in the downtown area to keep it alive, not just tourists and conventioneers.

The current decentralized development and suburban sprawl causes major economic problems for the entire county. The sprawling suburbs add to the infrastructure cost because the city or county has to supply these new areas with water, electricity, sewage, and roads. All of these add to the taxation of the entire population. The alternative is a density in our neighborhoods that is more economic and socially responsible.

The decentralization has been caused by our dependence on the automobile. More compact communities are a more economic way to deliver public services, and it also strengthens the social fabric of the community. The more compact communities would have a mixed-use basis with commercial, civic, and residential areas combined. Mixed-use neighborhoods provide benefits including positive fiscal impact on local governments, as well as residential property value when commercial and civic are mixed with residential. Besides economic advantages, compact mixed-use communities provide a freedom of mobility for the young and the elderly that cannot drive; thus enhancing their often diminished self-worth. When all amenities are within walking distance or accessed by public transportation those without cars or those unable to drive do not have to depend on others for assistance. In addition, those with autos have a choice and are not forced to drive just to get a gallon of milk.

Current zoning regulations separate residential areas from retail and employment centers making the auto a necessity. By living closer to where we work and shop we can reduce the number and length of auto trips, thus reducing traffic congestion, expenses of road construction and maintenance, and air pollution. The state spends millions to build new interstates and highways and millions more to maintain them. We could do with fewer roads, which would save money and help the environment. Although cars are still definitely needed we can make changes to lessen our dependence on them.

Current subdivisions are designed for cars. The monotonous appearances of subdivision homes are dominated by their garage doors and large driveways. In more compact communities, homes would be closer together, closer to the street, fronted by sidewalks, and would provide a sense of community. Street parking and narrow, tree-lined streets would cause traffic to slow thus making the community safe again for the pedestrian.

The public can not depend solely on the government to make these changes, but there are things the leaders of our community can do to help things along.

a. Eliminate prescribed street widths, curb radii, and set-back requirements which preclude the creation of pedestrian-friendly streets.

b. Eliminate exclusionary single-use zones allowing different types of housing in areas where residences are being developed, and for housing in commercial areas, subject to prescribed design criteria.

c. Create flexible zoning or performance zoning that allows for a variety of uses and approaches so long as certain performance goals are met.

d. Create mixed-use zones that encourage or require a linkage of residential and commercial development.

e. Create prescriptive standards for new developments that assure new developments will reflect the characteristics of pedestrian-friendly communities.

Kevin T. Perry
Knoxville