The Stroadification of the South Atlantic Coast

Landscaped entrance to a gated condominium complex at Litchfield.
Landscaped entrance to a gated condominium complex at Litchfield.

by James A. Bacon

Litchfield Beach, S.C., is blessed by natural beauty. It has long, wide beaches with sand as soft as talcum powder. It has fecund marshlands bursting with wildlife. It has thick, semi-tropical foliage: palmetto palms, crepe myrtle and southern live oak draped in Spanish moss. Too bad the humans did such a poor job with the built environment.

Litchfield suffers from the same affliction seen in virtually every other beach along the South Atlantic Coast. Growth and development took the form of disconnected lots and pods strung along U.S. Route 17. The private domains are lovely. The gated resorts, condominiums and beach-cottage clusters have meticulously maintained landscaping. Even parking areas, normally an eyesore, are shady and inviting. But the public domain is impoverished. Each development is an island unto itself. Nothing complements anything else. If you wish to patronize one of the restaurants, shops or businesses bordering the highway — and there are some great places to go — your only practical option is to hop in a car and drive there. In a word, U.S. 17 has been stroadified — converted into a stroad, a bastardized highway of street and road that does not properly fulfill the functions of either.

Highway 17
Highway 17

No one in their right mind would walk to a destination on U.S. 17. For starters, everything is too far flung to walk to. Worse, there are no sidewalks along the highway and, given the heavy highway traffic zooming by at 45 miles per hour, no one would use them if there were. The four- to five-lane highway is uncrossable to any but the most foolhardy pedestrians. There is a short bicycle path near where we stayed, but, other than a state park nearby, it doesn’t go anywhere useful.

While individual stores and restaurants are often quite attractive, the sum of the parts is less than the whole. Except for the beach itself, which is magnificent, there is hardly anywhere where one would want to spend time just hanging out.

Boardwalk at Murrell's Inlet
Boardwalk at Murrell’s Inlet

The sole exception is a collection of restaurants along the Marsh Walk at nearby Murrell’s Inlet. The restaurants face the boardwalk, a marina and the sound, including a small island populated by goats. (We highly recommend the Dead Dog Saloon, by the way.) The boardwalk is not connected to anything else — shops, houses, condos or businesses — but it is a small patch of walkability that invites visitors to stroll around. And stroll, they do. For there is nowhere else in the area to do so.

Parking lot near the Piggly Wiggly -- lovely landscaping and lots of shade.
Parking near the Piggly Wiggly — lovely landscaping and lots of shade but not walkable.

One other location worth noting is a collection of some two dozens shops and restaurants known as the Hammock Shops Village, although it falls far short of the boardwalk as a place for people to congregate. Free-standing buildings set amidst old-growth trees are arrayed along a handful of shady and narrow lanes. The parking is handled nicely, with spaces tucked into nooks and crannies throughout the complex and on the periphery. The “village” constitutes a destination greater than a single shop or restaurant. Each shop is architecturally unique, creating a panorama of visual interest, and there are a few places to sit in the shade. It is a place where one could at least imagine walking around, eating, sitting, chatting and enjoying the surroundings.

But Murrell’s Inlet and the Hammock Shops Village are oases within a vast wilderness of highway sprawl. U.S. 17 has evolved into a “stroad” that provides neither high-speed, highway mobility between distant locations nor safe, inviting and low-speed local access. Innumerable stoplights impede the free flow of traffic, yet the high-speed highway configuration makes the road hostile to foot, bicycle and the occasional electric cart.

Once the process of stroad creation is set into motion and the landscape despoiled, I’m not sure what can be done to reclaim it. New Urbanists have created “sprawl repair manuals” but I’m not sure they would apply to resort settings where human settlement patterns are organized in a narrow band along a single highway. Local governments in coastal resort areas should give the matter serious thought. If they could devise creative fixes, they would gain a tremendous advantage in the competition for visitors.


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38 responses to “The Stroadification of the South Atlantic Coast”

  1. Well I give you CREDIT or tackling the issue!

    We’ve done our share of visiting the various barrier islands up and down the East Coast and if you can back yourself up from being a regular tourist type visitor and examine what govt and free market processes are at work…..it can be a challenging proposition for those who advocate more efficient, more cost-effective settlement patterns.

    My view is that these barrier island settlement patterns are primarily what you get when the free-market drives the process and property rights have dominion over top-down govt “planning” but I strongly suspect that water and sewer are govt provisioned.

    I’ve been down in that area a number of times but the vacation was on the rivers feeding into Georgetown and Winyah Bay – namely the Lumber, the Little Pee Dee, the Wacama and the Lynches Rivers. The BIG rive is the Pee DEE which starts out as the Yakin River near Winston Salem, NC.

    The “settlement patterns” on the rivers consists of tents and a kitchen tarp on a sandbar..(not the woods) . lawns chairs and sufficient wine coolers to kick back and swim with the gators…..

    don’t get me wrong, I LIKE being on a deck overlooking the ocean or sound especially with crabs/oysters/clams, etc but I also like the river/sandbar life where clams linguini (canned clams) can be quite excellent….

    at the end of each trip – we usually make a run for a beach campground – get a real shower and go out for local seafood… and perhaps a round of mini-golf.

    we and our canoe/equipment-laden vehicles usually look like hell…not your typical tourist types.

  2. Breckinridge Avatar
    Breckinridge

    Trip is now officially deductible. Ka-Ching.

  3. reed fawell III Avatar
    reed fawell III

    Re: “My view is that these barrier island settlement patterns are primarily what you get when the free-market drives the process and property rights have dominion over top-down govt “planning.””

    I’d suggest that the free-market and property rights are largely responsible for Western Civilization as we know it.

    I’d suggest”top-down government planning” was largely responsible for the Soviet Union as we knew it.

    Re Jim’s comment: “New Urbanists have created “sprawl repair manuals” but I’m not sure they would apply to resort settings where human settlement patterns are organized in a narrow band along a single highway. Local governments in coastal resort areas should give the matter serious thought. If they could devise creative fixes, they would gain a tremendous advantage in the competition for visitors.”

    These latter sentences offer food for thought. No one can underestimate the capacity for roadside free markets and private property rights to dirty up their own nests and despoil their owners best and perhaps only chance for success, instead of going on a mission of self induced commercial suicide. Jim’s photos recall what I remember seeing gazing out of my parents 1945 Pontiac on our annual pilgrimage to Miami Beach to visits grandparents.

    If a state government wanted to try something useful, it might develop a strategy executed by highly talented state officials who went about despoiled roadsides of promise on the mission of selling local merchants on the idea of saving themselves. And suggesting ways or templates of action as to how they might organizes themselves to do it, including free advice from the state on proven strategies should the local be so inclined. Goodness knows there are plenty of examples of success that are worthy of emulation. I suspect the first key to jump starting the renaissance of roadside litter would depend on the talent and drive of the state’s agent.

    1. reed fawell III Avatar
      reed fawell III

      (Top down Central planning made) “indeed many, if not most cities – like Paris and Athens.”

      Yes, Larry. And Paris was sacked by the Hun twice in the space of 7o years starting with the Franco-Prussian War. And Paris barely escaped a third sacking by the Hun when saved by the commercial power and might of the Anglo Saxons during the WW1. (that’s what the French called them – the “Ango Saxons.) And Paris, despite its best efforts, escaped a forth stacking, this time by the Slavs, only saved yet again by the power of “Anglo Saxon” commercial interests during the balance of the 20 century.

      As to Athens, that poor city has been sacked so many times since the end of its Golden Age around 400 BC, that historians struggle to count the times.

      What’s behind all this failure of defense and the conquest that overwhelms it? Central Top Down Planning, that’s what. And what comes to the rescue of societies failed by top down central planning while it also defeats those driven by top down central planning to conquer others? The answer is power driven by free market systems and private property rights because you can have neither without a profound respect for other human beings.

  4. re: ” Re: “My view is that these barrier island settlement patterns are primarily what you get when the free-market drives the process and property rights have dominion over top-down govt “planning.””

    I’d suggest that the free-market and property rights are largely responsible for Western Civilization as we know it.

    as is top-down “planning”

    I’d suggest”top-down government planning” was largely responsible for the Soviet Union as we knew it.

    indeed many, if not most cities – like Paris and Athens

    “Re Jim’s comment: “New Urbanists have created “sprawl repair manuals” but I’m not sure they would apply to resort settings where human settlement patterns are organized in a narrow band along a single highway. Local governments in coastal resort areas should give the matter serious thought. If they could devise creative fixes, they would gain a tremendous advantage in the competition for visitors.” ”

    would “sprawl repair” be fundamentally incompatible with what they have and want now? Why would you use a talking points to convince them to change and what would you change to?

    “These latter sentences offer food for thought. No one can underestimate the capacity for roadside free markets and private property rights to dirty up their own nests and despoil their owners best and perhaps only chance for success, instead of going on a mission of self induced commercial suicide. Jim’s photos recall what I remember seeing gazing out of my parents 1945 Pontiac on our annual pilgrimage to Miami Beach to visits grandparents.”

    my recollection is that the barrier islands have always been this way – and I’d be hard-pressed to find a “functional settlement pattern” on the barrier islands but I admit perhaps others like Reed or Jim could find a couple of good examples.

    “If a state government wanted to try something useful, it might develop a strategy executed by highly talented state officials who went about despoiled roadsides of promise on the mission of selling local merchants on the idea of saving themselves. ”

    heh heh… I’m from the govt and I’m here to help you?

    geeze Reed you just fell into that one…

    “And suggesting ways or templates of action as to how they might organizes themselves to do it, including free advice from the state on proven strategies should the local be so inclined. Goodness knows there are plenty of examples of success that are worthy of emulation. I suspect the first key to jump starting the renaissance of roadside litter would depend on the talent and drive of the state’s agent.”

    re: “the state’s agent” – someone who himself is not a businessman operating in a free market is going to advise those who are on how to do it “right”.

    hmmmm….. call me a “skeptic”… why would / should we expect a “govt” guy to tell business how to configure itself… ????

    going on Jim Bacon’s basic premise – do what you want but pay your own costs.

    this is a huge 18-wheeler size opening for you to exploit Reed…. how do
    the barrier islands not pay for themselves????

  5. re: ” I’d suggest that the free-market and property rights are largely responsible for Western Civilization as we know it.”

    that’s a mouthful.

    are most cities – free-market creations or centrally-planned creations?

    are there any cities in the world that do not have govt or central-planning and operate purely on a free-market basis?

    serious question.

    perhaps it’s my own ignorance .. that I do not see nor understand but to this point, my perception is that virtually all (if not all) cities are planned and operated by people who are paid by taxpayers to perform that role.

    as opposed to…for instance.. a govt that is composed ONLY of owners of the businesses in that city – and who – govern – who make the decisions – as opposed to someone elected by citizens…

    there _are_ cities in the world that do not have elected leaders, right?

  6. reed fawell III Avatar
    reed fawell III

    “perhaps it’s my own ignorance.”

    Yes, inadvertently, you’ve hit the nail on the head – It’s your on ignorance.

    Take for example London – the city wasn’t built by the crown or any centralized government power whatsoever = Quite the reverse.

    The crown was threatened by free markets and commercial interests and private property, so much threatened that the crown made repeated attempts to destroy the commercial interests that built and ran London – but in the end the stupid centralized power of the crown was so corrupt, so inept, and so wasteful of the public monies and citizens talents (read US federal Gov. today, that the Crown had to keep borrowing money from those commercials interests that had built London and built England into a great international power, and so the Crown came to rely on those interests for its own survival, and the survival of the nation, on which it depended.

    This is nothing new Larry. It the oldest story told in the modern world.

    Try, for example, the the dead city of the centrally planned Brazilla for a most modern example. Or go back to the dawn of the modern age, the Forbidden City of the Ming Dynasty, that centrally planned modern city that marked the beginning of the collapse of what only years before had been the worlds most advanced society. So the collapse of the Chinese Empire was represented by the inwardly corrupt but outwardly placid centrally planned Forbidden City and it also marked the rise of London that had torn itself free to of the corrupt centralized power of the king. Go to any city in Christendom, the Muslim world or Hindu world, or Confucian world, and you will find the same thing happening over and over.

    You are riding a dead horse over the falls, Larry.

    1. Reed – you truly live in LA LA LAND. Are we to believe the country that colonized much of the world and planned and built many of the towns and cities in their colonized empire… did not, at some point, get involved in the top-down planning of their own cities?

      how many cities in the world are free market operated without a central govt?

      I’m ignorant – yes – and I have you that opening to see how you’d handle it and you did what I thought… so how about a short list of cities on the planet that are only operated via free market and no central govt.

      there are some.. name them…. and then let’s compare them to cities that are run by govt and see how they do compare.

      1. reed fawell III Avatar
        reed fawell III

        “I’m ignorant – yes – and I have you that opening to see how you’d handle it and you did what I thought… so how about a short list of cities on the planet that are only operated via free market and no central govt.”

        This answer is: Every city in the US, save those ruled periodically by tin-horn tyrants (central planners) like the late Robert Moses and his ilk.

        1. Reed. We are ALL ignorant. Some of us are quite willing to admit it while others pretend otherwise.

          which cities in the US have no govt and instead of run by the private sector sans those nasty tin-horn dictators?

          I don’t know where you get this stuff. One day you sound perfectly reasonable and the next – off the cliff…

          the only cities in the world that have very little or no govt are places like Mogadishu or similar and those places are not places that most of us would find superior to the “tin horn dictator-ruled” cities.

          1. reed fawell III Avatar
            reed fawell III

            You need to read history. Simple as that. Here’s a short course that cannot be a substitute for intelligent discussion. Top Down Centralized Government Control means an extremely small group of people control and impose their will on everyone else. History teaches how such control arises, is sustained, and its consequences. Very little history is taught today. Far too many folks are clueless.

  7. On the contrary, I think such areas are even MORE easily fixed.

    1. Linear development patterns are the easiest ones to plan high-quality transit for. A single trolley line, bus, streetcar, etc. project can do the trick.

    2. Because it’s mostly a leisure destination, fewer people will be wigged out by increased density in their neighborhoods (fewer NIMBYs). And considerably less parking is necessary, as much less of the traffic than elsewhere is commuting to work (so less traffic will be in single occupant vehicles).

    3. In a tourist destination, most people are LOOKING for opportunities to find entertainment without the risk of DUIs. Developers are already probably more interested than usua in co-locating entertainment and lodging/residential.

    4. It could take years and years, but the locality could, at the least, rezone the linear strip with form-based-code zoning that would require any redevelopment to better address the street. There probably already are a mix of uses there, so the form is the only major problem. As part of the rezoning, the locality could plat out future streets in parallel with the main drag to be dedicated by developers in exchange for added density from the FBC. Over the course of 50+ years of redevelopment, the area would attain alternate routes and a more attractive, walkable form.

    In general, this sprawly disconnected pattern was originally hastened because localities ceded subdivision and platting responsibility to developers instead of annexing and doing it themselves in a public fashion as they had for hundreds of years prior to the ~1940s. Fixing the problem in an interconnected way will likely only happen by shifting some land use planning back to the government.

    1. JoeyK, thanks for your thoughts. Your suggestions are plausible. I think you’re right, that the proper time horizon for revamping a place like Litchfield (assuming its inhabitants wanted to revamp it, which, at this time, they probably don’t) would be measured in decades. And it will likely require local government taking on more responsibility for land use planning and infrastructure development… although it’s possible that an alternative vision may require a different> approach by government… such as switching use-based zoning to form-based zoning.

    2. reed fawell III Avatar
      reed fawell III

      Great comment and great concept – this form development idea. At base its what brought back to international prominence Arlington County’s tired and worn out and obsolete urban core. And who could have imagined that happening. This linear strip renewal can happen and should happen. And the fact it takes decades is simply the way this sort of thing has to work. But here it can happen in individual places at a rate faster that most other circumstances. And it will. Putting old US Route 1 behind us is doable.

  8. DJRippert Avatar
    DJRippert

    The problem with these kinds of columns is that they are all the same – stroadification. If stroadification is such a horrible, terrible, mindless, inefficient way of doing things then why is it almost inevitably how things are done?

    I’ve been all around the world and I can only think of a handful of places that are not stroadified. And the few places that are not stroadified are almost unfathomably expensive places to live. Is Manhattan walkable? You bet. Affordable? Not so much.

    The “evil developer” angle doesn’t work for me. If walkable communities are all the rage then you’d think that’s what the developers would build.

    As far as not being able to walk to the Piggly Wiggly – who the hell would want to walk to a grocery store in a South Carolina coastal swamp? Are you supposed to carry the four or five bags of food a couple of miles home in the 100 degree heat? Go food shopping every day?

    I feel like we’re all missing something here. If a few places did something stupid you might say, “Well, they shouldn’t have done that.”. But when the same supposedly stupid mistakes are made virtually everywhere?

    Everyone hates sprawl but that’s where a huge percentage of the population lives. Nobody wants more sprawl but more sprawl is being built every day. Everybody wants to live in walkable communities but virtually none are being built.

    Something isn’t adding up.

    1. All I’m saying is that there’s got to be a better way to do it. Do I know what that way is? Nope. If I did, I would have said it. But the first step consists of outlining the problem. The second step consists of minds more creative than mine to propose solutions.

      1. DJRippert Avatar
        DJRippert

        It does seem that there should be a better way. But it doesn’t seem to be happening.

    2. I acknowledge that lots of people are perfectly happy hopping in their cars, and all the talk of biking and walking means nothing to them. But there are other models for developing the coast. The Atlantic City/Virginia Beach boardwalk model is one approach. The Ocracoke Island village model is another. Why did the coastal sprawl model predominate along the south Atlantic coast? Cheap gasoline and ubiquitous automobile ownership is one factor. But I would bet that subsidized flooding insurance was another factor. There are other reasons, to be sure, that we aren’t aware of.

      I’d be curious to see what coastal development looks like in Cape Cod, which has had strict zoning regulations for decades… or a place like Martha’s Vineyard… or the Maine coast…. places I’ve never been. Do the same human settlement patterns prevail, or did they take a different form?

      Hmmm… Gives me an idea for next year’s vacation.

      1. DJRippert Avatar
        DJRippert

        I’ll be headed to NW Florida soon. That usually entails a trip to Seaside for dinner. Lovely place. Quaint. Expensive. I guess Seaside represents the ideal of a functional human settlement pattern.

        1. I’ve heard a lot about Seaside and would like to visit. If you do go to Seaside, I hope you’ll share your observations on Bacon’s Rebellion. Maybe even take a few photos. Just remember one thing when you talk about how expensive it is. One reason Seaside real estate is so expensive is (a) the place is so desirable, and (b) it has so little competition — there is so little other development like it. Properties there command a scarcity premium.

  9. DJRippert Avatar
    DJRippert

    As far as your boardwalk “hot spot” – that’s interesting. One of my sons gave me the DVD with a couple of seasons of a TV show called Boardwalk Empire. Great show – set in the Atlantic City of the 1920s. I read the reviews the show got – great reviews for authenticity. Funny thing – Atlantic City looked a lot like your South Carolina “hot spot”. Another funny thing – Atlantic City died like a dog as a tourist mecca. Even legalized gambling hasn’t been able to really resuscitate the place. People started going to the stroadified communities of Stone Harbor and Avalon I guess.

    All this talk of limiting sprawl, building walkable communities and the evil of stroads is intellectually appealing. It seems to make sense – at first. Then, you start thinking about how the world really looks and works. You begin to wonder how it all adds up.

    1. The Atlantic City comparison is an interesting one. Clearly the “boardwalk” model worked well for a time. But did the boardwalk model cause the decline? Or were other factors involved, like… oh, I don’t know… maybe RAMPANT CORRUPTION AND ORGANIZED CRIME?

      Just a thought.

      1. DJRippert Avatar
        DJRippert

        The clean up of the corruption actually started the demise I think. Before legalized gambling Atlantic City was the place to go for speakeasies, high end prostitution and gambling. Then, Prohibition ended and the feds pulled a Capone on Nucky Johnson – the Atlantic City machine boss. Johnson did four years of a ten year sentence and decided to retire from “the machine” upon his release. Interestingly, rumors persist that William Randolph Hearst ran various articles critical of Johnson to get the feds to act. Why did Mr. Hearst do that? He wanted the sole affections of a show girl that Nucky Johnson had been seeing.

        Atlantic City’s serious decline began when the managed corruption of the Johnson machine ended. Beyond that, people moved to private houses in the suburbs, bought personal automobiles and swam in local swimming pools. The multi-week stays at Atlantic City hotels ended when people could drive for a few days and then drive home. Bermuda and Florida became accessible by air.

        However, people didn’t stop going to Atlantic City in order to find another boardwalk-based functional human settlement pattern walkable community. They went to the stroadified towns in south Jersey.

        Atlantic City’s demise was not brought about by corruption nor was it prevented by a boardwalk.

        Just a thought.

  10. back before there were cars – there were cities – like New York and vacation places like the Adirondacks and Ocean beach locales.

    you made your way to a river via wagon and boarded a boat to go to destinations where the boat could dock and overland wagon transportation existed.

    the first mechanized transportation to make long distance overland transportation feasible for passengers was the rails.

    there was rail transport from cities to many vacation locales before there were automobiles.

    and yes.. there were trolley’s and other kinds of horse drawn local transportation and … density was basically almost a necessity of sorts or at least a strong convenience… rather than having what limited dirt roads existed locally “congested” with personal horse drawn “vehicles”.

    then automobiles came along – and I think we now forget just how dramatic and fundamental of a change that became – not only for this country – but all counties and all cities – even ancient cities never really planned nor designed around the automobile … i.e. cobble streets, narrow alley’s, etc.

    Most of the barrier island destinations in terms of their size and scope now days are that way – BECAUSE of automobile.

    ask yourself where US 17 came from and why……

    here’s a start – check the date and the name of the planning entity.

    http://www.us-highways.com/1925bpr.htm

    when we travel to places like Litchfield Beach – today – we do not take a steamer, a train, or any other form of transportation – other than a car – and when you make reservations at a place to stay – you are expecting a place to put your car within walking distance of your accommodations.

    Indeed – as a tourist destination – it’s clearly a creation of the automobile:

    ” Litchfield Beach, South Carolina History:
    Litchfield Beach, a quaint, unincorporated community governed by Georgetown County, was settled by rice planters in the early 1700s. The area’s name came from Litchfield Plantation, a former rice plantation in the community. In the 1960s, modern development began on Litchfield Beach and golf facilities.”

    In other words – US 17 was centrally-planned and built – then – as with a lot of roads in the US – development occurred on either side of it – a creation of the free-market, co-opting the existence of the road – unlike bigger and older cities in the country that started as ocean and river ports and basically clumped/concentrated around the port area – as opposed to a linear – centrally-planned highway.

    the railroad transformed this country from a water-based commerce to a land-based commerce that could and did go to where there were no navigable rivers… it opened up the country – but – pre-automobile and vacations were taken via train and still by boat.

    the automobile even more fundamentally changed – settlement patterns.

    so taking a place like Litchfield Beach and trying to “repair” it …

    the question is – to what? a Rice Plantation?

    it’s a creation of US 17 and the automobile..

    quite likely – prior to the automobile – rice was harvested and transported to the port of Georgetown – the 3rd oldest city in the US – and likely by boat – not road. the wiki entry for Georgetown is worth reading… among other things it very much illustrates how settlement patterns began in the US.

    1. DJRippert Avatar
      DJRippert

      I think you may be getting somewhere. We have car-centric development because that’s what people actually want. Walkability sounds great until you see the high priced, high density solution. After that, driving doesn’t look so bad.

      Maybe the real question should be: Is affordable, safe walkability possible?

      Let’s define affordable as no more than $150 per sq ft at purchase.

    2. reed fawell III Avatar
      reed fawell III

      Larry – you are making sense here.

      A good place to look is those vacation spots built before the advent of the auto. One could go back to Bath England. A more practical example are those vacation spots built around by preauto train served destinations. To many people today these places have great appeal. Perhaps the appeal is romantic, not practical, given so many such wonderful places have failed financially for generations. But their message is plain. The auto is the a primary culprit behind roadside clutter. Old US 1 is a classic example.

      So perhaps the central question raised by several on this threat, including yourself, is how road served seaside or mountainside resorts tame the auto. There are many successful examples, most build around special situations – an island, a large estate, a billionaire buys up large tract to build his dream.

      In Litchfield Beach I suspect we are talking about how to build community action based on local self interest. While I had little skill or patience for this sort of thing professionally, I watched others do this with amazing results. A real estate broker took such a task upon himself in Ballston Va. A developer did wonders building consensus in fractured disordered and failing neighborhoods to achieve remarkable results again and again. This proved to me that a single person can light a cause that changes an entire community thought self interested local action driven by commerce.

      I suggest the such individuals can be found in most communities and that state and local government properly lead can set up innovative market driven programs that can play a very positive roll in igniting such community action. We had the knowledge but have forgotten it, I fear. Oddly we lack temporarily lack the culture. Free market driven success today has a bad name. It can be quickly regained. Today we need people with understanding and commitment to step forward and begin.

      1. Thank you, Reed, I wish I had thought of that myself. How were pre-auto resort and vacation spots designed? What has been their fate? Have they fallen into ruin, or do people place a premium on visiting those places?

        This line of logic is getting more and more fascinating. I wonder if anyone has written a book on the topic.

        1. reed fawell III Avatar
          reed fawell III

          Good question. I don’t know. As you suggest it would make a fascinating study. There are histories, at least chapbook history’s on individual train served resorts. They alone are fascinating.

          A larger take on those collective histories could be wonderful and illuminating and very useful. Like so often happens when you wander around such places, it suddenly dawns that previous generations knew far more about how to build so people could live better than we give them credit for today. Duany didn’t invent, he resurrected.

  11. from the Wiki entry:

    ” In 1729, Elisha Screven laid the plan for Georgetown and developed the city in a four-by-eight block grid. Referred to as the “Historic District”, the original grid city is listed on the National Register of Historic Places. It bears the original street names, lot numbers, and many of the original homes”

    so my question is – why did Elisha Screven do this for Georgetown and not Litchfield Beach? What motivated this top-down “planning” for the location of Georgetown?

    Georgetown in 1700 would have been an interesting place in terms of linkages to other places since it has a LOT of water AROUND it and the building of bridges for land transport would have been not only a financial challenge but an engineering challenge.

    take a look at a map of the area and try to visualize what forces led to creating land transportation to/from Georgetown – rather than just sticking with water-based transportation….

  12. Peter Galuszka Avatar
    Peter Galuszka

    A few points:

    I am not sure whether it is worth bring the Ed Risse vision to places like coastal South Carolina developed in the 1950s. It’s just too late. Basically, you had some small coastal towns centered around a few downtown stores, maybe a movie theater, government buildings, a few eateries, maybe a commercial fishing place or two, whatever. These were what they were– small towns.

    U.S. 17 once was a major way to get to Florida, so you ended up in the 1930s with a bunch of motor motels (segregated, of course).

    The former was walkable; the latter not. Risse would approve of one of these. (Why do we always have to use Risse as the guide, BTW?)

    Then in the 1950 and 1960s, you ended up with developers buying thousands of acres of remote sea islands known for beautiful vegetation, cottonmouths, rattlesnakes, etc. They took the cul de sac concept and put steroids on it, but there was some private planning a la Hilton Head. Cute “nature” trails and sometimes gates at the front to remind minorities and riff-raff of their place (South Africa, anyone?) Eventually rich Arabs were doing the developing. Everybody liked it; federal flood insurance made much of it possible. Along the way, the govt. and progressive tried to get some kind of “Coastal Zone Management Act” to put some breaks on this stuff but the real estate industry and their flunkies in local govt ended up controlling the show.

    Now, years later, ole Jim Bacon shows up and says that it’s awful, just awful. Too bad Jimbo wasn’t around in 1958. And, as a “conservative” smart growther, he hasn’t answered the conundrum LarryG poses: What do you want? top-down govt planning regs or free market? What you have in the coastal south is the free market with a veneer of planning and lots of marketing posters showing how “natural” it all is. Retirees from the large Southern cities and New Jersey and Detroit buy into it. Locals don’t go near. Maybe Jim thinks adding some bike trails with change things. Only problem is — the bike trails would be for tourists who pay maybe $120 a week of the bikes.

    My favorite little Southern coastal town is Little Washington, N.C. which is on the beautiful Pamlico River and is far enough from the beach tourist scene to be authentic. It has a lovely downtown with museums, restaurants, boat docks, etc. Years ago, Weyerhaueser, which owns maybe 25 percent of the county with pine forest, started developing “retirement” communities with all the Hilton Head dtyle bells and whistles like golf courses, biking and jogging “paths, “nature trails,” boat docks etc. You ended up with a bunch of Yankees from the North or Midwest who refer to the real people as “locals” and they have very little interaction with the true community except to go the store or doctor. They live in a ghetto, a nice one, but still. And they have to drive everywhere.

    Anyway, on a matter regarding Reed’s comment on the Soviet Union showing gov.t run amok. Well may yes, maybe not. I lived for a total of six years in Moscow in the 1980s and 1990s and found it to be the greenest, most walkable city I have ever lived in (Others include, Boston,DC., Chicago and New York). There were plenty of green parks between those monstrosity apartment flats. Public transit was cheap and efficient. The problem came when Communism fell. All of sudden, every young thug with a running suit and a gold necklace was driving a$200K Mercedes down the sidewalks, sometimes killing pedestrians in the process. In time, it became a mess like the West.

    1. DJRippert Avatar
      DJRippert

      Jim Bacon is right about one thing – people will say they want to live in walkable communities. Then, they’ll go buy houses in some of the least walkable places imaginable.

      LarryG may be onto something by calibrating the growth of US population vs the rise of the automobile. In 1900 there were 76M Americans. One hundred years later – 300+M.

      The challenge is that sprawl-style development continues unabated. Developers are like sharks – guided by an instinctual hunger. They are neither good nor bad, simply ravenous. If they thought there was more money in walkable communities – that’s exactly what they would build. But they don’t do that – at least, not at any great scale.

      Peter’s point about mass transit seems valid. People have to be able to move from place to place and walkability (as the only solution) is pretty challenging. But Jim will contend that almost every mass transit system is subsidized by non-riders. I assume that’s because living in these walkable communities is so expensive that people need subsidies (i.e. wealth transfers).

      Do functional human settlement patterns need wealth redistribution to work?

  13. interesting and useful comments by DJ and Peter.

    Peter pretty much nailed it here: ” U.S. 17 once was a major way to get to Florida, so you ended up in the 1930s with a bunch of motor motels (segregated, of course).”

    consider two things:

    1. – Rt 17 was a govt top-down, centrally-planned thing –

    2. – what is a Motel? it’s a contraction of motor hotel …
    and most of them exist as isolated pods without any foot connectivity to
    anything else.

    ” A motor hotel, or motel for short (also known as motor inn, motor court, motor lodge, tourist lodge, cottage court, auto camps, tourist home, tourist cabins, auto cabins, cabin camps, cabin court, or auto court), is a hotel designed for motorists, and usually has a parking area for motor vehicles. Entering dictionaries after World War II, the word motel, coined in 1925 as a portmanteau of motor and hotel or motorists’ hotel, referred initially to a type of hotel consisting of a single building of connected rooms whose doors faced a parking lot and, in some circumstances, a common area; or a series of small cabins with common parking.”

    The irony here is that the road was a centrally-planned govt creation but the motel was and is a totally free-market creation – that caters to cars – and depends on govt infrastructure.

  14. Peter Galuszka Avatar
    Peter Galuszka

    J. Edgar Hoover complained that motor hotels were hellholes for unlawful sex.

    1. DJRippert Avatar
      DJRippert

      Many of the closets in those motor hotels were too small to accommodate Mr. Hoover’s formal gowns let alone Mr. Hoover himself.

      1. reed fawell III Avatar
        reed fawell III

        Now, that is priceless! My, oh my, how the times they have changed!

      2. well.. if the room had Martin Luther in it… word is that J. Edgar would “muddle” through….

  15. re: unlawful sex ..

    and now days…actual history absent from those who can’t seem to accommodate their history in their own lexicon of how the country actually developed which requires ignoring govt-planned road infrastructure that ironically fostered private sector “dysfunctional” settlement patterns.

    I can see how the lefty liberals go off the trolley over govt-directed “smart growth” but it’s a total mystery how “conservative”, “free-market” types can weave simultaneous “govt is bad”, “the free market is good” … theory of “functional settlement patterns” when it’s patently obvious how the private sector – if not regulated WILL USE highways as venues for development that is not dense nor “planned” in terms of walkability.

    In fact the govt now days, actually has to require businesses to connect to adjacent parcels… of which they refuse to do if not required. You can easily verify this by looking at most any McDonalds or 7-11… even though they’d be right next to each other.

  16. re: ” You need to read history. Simple as that. Here’s a short course that cannot be a substitute for intelligent discussion. Top Down Centralized Government Control means an extremely small group of people control and impose their will on everyone else. History teaches how such control arises, is sustained, and its consequences. Very little history is taught today. Far too many folks are clueless.”

    your ideology does not match up with what actually happened and occurs now.

    you call it tinhorn dictatorships run by a small group of people imposing their will on others…

    fine – view it with whatever prism you wish – but the history is that’s the way cities were built and now operate…

    there are few cities in the world that operate according to your ideology.

    All I’m asking here is that you acknowledge the history of how cities DID develop AND currently operate – even if you disagree with it.

    you can’t change history to match your ideology.

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