Voters across the country last month overwhelmingly approved referendums to address livability issues, suggesting that "quality of life" may be a major issue in deciding next year's presidential election.

To some, the vote was simply a reaffirmation of the "quiet land reform revolution" that occurred during last year's midterm elections, when more than 160 state and local ballot measures intended to limit suburban sprawl were approved. But to others, it was another indication that the populace is simply fed up with long commutes on crowded roads.

Even failed initiatives to limit development garnered strong voter interest this time around. In Pleasanton and San Ramon, Calif., for example, 43.5 percent of the vote was for measures requiring citizen approval of future projects. And a Livermore, Calif., measure to limit urban growth failed by less than 1,000 votes.

But practically every initiative to preserve open space and historic properties passed voter scrutiny. Measures in Glendale, Ariz., raised $18.2 million. And in Colorado, Maine, Washington and Florida, voters approved tax increases to purchase land for open space.

The election-day results closely track a livable communities survey of state and local government officials by the American Institute of Architects, a study which found that such issues as suburban sprawl and traffic congestion are the most important political issues of the day. Indeed, more than half the respondents said Uncle Sam should help fund their efforts.

One of the most popular policies offered up as an alternative to sprawl is so-called "smart growth," a form of land management that promotes denser residential development. But if there is one thing Americans dislike as much as sprawl, it's density. And the fate of smart growth policies may just rest on which they hate more, according to the latest issue of Housing Policy Debate.

Published quarterly by the Fannie Mae Foundation, HPD is a journal that offers insightful discussion and original research on a broad range of housing and community development issues.

HDP's forum section features informative debates between leading experts on timely topics. And in the latest edition, Karen Danielsen of the Urban Land Institute, Robert Lang of the Fannie Mae Foundation and editor-publisher William Fulton argue that, with careful attention to design and zoning, it is possible to develop marketable higher density housing. Indeed, they point out, that a market already exists for such units among young singles, childless couples and empty nesters. And they say the market will expand.

But in a preview of how the discussion probably will take shape in the future, Gregg Easterbrook, senior editor at The New Republic, and Michael Carliner, an economist at the National Association of Home Builders, do not accept the assumption that the prevailing pattern of low-density suburban development is problematic, or that smart growth initiatives need to be implemented.

Easterbrook says large-lot subdivisions simply reflect consumer preferences. He also contends that what people are really upset about is traffic congestion, and that they seek to alleviate that problem by supporting restrictive land use rules that would deny others the right to live in similar surroundings.

Carliner believes that the ballot issues not withstanding, there is no national movement against low-density development patterns. Besides, he says, citing surveys that show scant support for high density suburban living, consumers won't buy into the kinds of neighborhoods smart growth enthusiasts envision.

Published: December 6, 1999

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When Lew Sichelman first started writing about housing in 1969, he was the youngest real estate writer in the country. Now, 37 years later, he's one of the oldest -- and most decorated. He has been rated the top housing columnist in the country by the National Association of Realtors as well as by his peers in the National Association of Real Estate Editors. Indeed, NAREE has recognized his work on numerous occasions. One year - due to his advancing age, he can't recall which one - he earned top honors in the annual NAREE Journalism Contest in three out of the four major writing categories. It was the first time one writer has won so many NAREE awards in a single year. Known for his ability to make even the most difficult topics understandable, Sichelman also has been honored by the National Association of Home Builders and the Mortgage Bankers Association. He began providing in-depth coverage of and consumer-oriented information about housing and housing finance at the Washington Daily News, where he was real estate editor. He held that same position for nine more years at the Washington Star, which purchased the News in 1972. The Star, a so-called "writer's newspaper" which also had the misfortune of being an evening paper, was put out of its misery in 1981, and Sichelman, who had begun self-syndicating his column in 1978, decided to become a full-time columnist. Today, his column, "The Housing Scene," is distributed by United Media to newspapers throughout the country. He also is on the staff of National Mortgage News, an independent newspaper which is considered the bible of the mortgage business. And he writes for numerous other publications, including MarketWatch.com, where he answers readers questions once a week, Sports Illustrated (don't ask), RealtyTimes.com, BigBuilder and others. Sichelman is married, the father of five and grandfather of eleven.