May 26, 2017

Rezoning = Higher Density = Higher Developer Profits – Lower Citizen Quality of Life

The above “equations” concisely describe residential rezoning in Milton.  Nearly every rezoning request submitted to Council involves a developer asking for higher density than the current zoning, usually AG-1, allows.  Higher density means more housing units per acre of land.  And of course, higher density means higher developer profits, because revenues are increased and certain fixed costs get distributed across more housing units.  And higher density almost certainly means a lower quality of life for citizens . . . no matter where you live in Milton.  We all drive on the same roads and we send our kids to the same schools and we all want to protect our investment in our homes.

So let’s consider the current situation in Milton

Traffic Congestion.

Traffic jams have become ubiquitous in Milton.  Some of us have difficulty even making a right turn out of our subdivisions or driveways.  And a left turn?  Forget it . . . that is a suicide mission.  Stop sign lines are getting longer and longer.  Some traffic circles, built to facilitate traffic flow, have already become overwhelmed to the point where the city is considering technologies (i.e., stop lights) to meter flow into the traffic circles.  And cut-through traffic represents a growing danger to public safety, as drivers seek to shave time off their commute.  At Birmingham Crossroads, 70 vehicles per hour cut through the Publix parking lot during the evening rush hour.

So why would Council ever approve a rezoning that puts more cars on the road?

Overcrowded Schools.

The excellent public schools are a key reason that many of us move to Milton.  Despite the recent construction of new schools and expansion of existing schools, Milton’s schools are again facing overcrowding.  School board members have stated that the school system cannot keep up with the population increases.  Portables are installed or being planned for a number of schools.  School overcrowding is directly correlated with school quality.  And school quality is directly correlated with property values.  It is interesting to note that all 5 council members voting for the recent rezoning do not have school-age children.

So why would council ever approve a rezoning that puts even more students in our schools?

Lower Property Values.

Americans’ housing wealth at $25.6T nationally exceeds Americans’ $21.2T wealth in their stock and bond portfolios.  For the average American, their home is far and away their largest investment.  And the value of that investment is highly correlated to the community’s quality of life (e.g., traffic congestion) and school quality.  You do not have to go far to see the folly in reckless development.  Despite constructing quasi-superhighways everywhere, John’s Creek’s traffic is paralyzed by gridlock, even in the middle of the day and on weekends.  Despite relatively new housing stock, Alpharetta and Roswell are plagued with blighted, high-crime areas.  Their answer to this blight is double down on high density.  And Forsyth County is Exhibit A in the idiocy of extending sewer . . . high density subdivisions are popping up like mushrooms after a good rain.  Milton’s real estate agents understand these issues best and many of them are the Milton Coalition staunchest supporters.

So why would council ever approve a rezoning that threatens property values of Milton?

So if traffic congestion (and other quality of life issues), overcrowded schools, and property values are a concern, Milton citizens need start considering replacing Council members that are approving density giveaways.

Tomorrow, we will explore how the priorities of certain Council members differ from the priorities (described above) of most citizens.