HOW REAL ESTATE AFFECTS TRAFFIC

     

Metro Atlanta experienced 3"- 4" of snow followed by below freezing temperatures leaving icy roads and combined with a mass exodus of commuters caused a traffic nightmare causing stranded motorists. There was a similar occurrence in 2011 when the area experienced 5"-8" of snow but since it happened on a Sunday night, there were not as many people on the roads and traffic was not as bad.  Metro Atlanta is one of the only metropolitan areas that even if you live in the city, you'll still need a car due to the lack of extensive public bus/rail systems like you would find in Chicago or New York---even though Atlanta is the ninth-largest metro area with a population of about 5.3 million people. This recent turn of events will have some people rethinking where they live as it pertains to their commute and go about their daily activities.  Commercial real estate (mainly retail & office/industrial) and residential real estate are a factor in how these people will assess whether or not to move to a certain area. Let's look at how residential real estate affects infrastructure.
      To make it simple, when people inhabit a new area, as more people move, there roads are built to accommodate traffic & retail shopping built to service them. When new homes, condos, and apartments go up, the impact on traffic in the immediate area is obvious. New lights, turning lanes, or even streets are installed to help ease traffic.  As that area grows, the on-ramps and interstates themselves grow to accommodate the new commuters.  The money to fund these projects come, in part, from property taxes.  When legislation or new taxes are proposed for road projects, voters have the opportunity to vote to have their property taxes increase to pay for these projects. The residents directly influence the traffic by funding or declining taxes/legislation for new infrastructure.
      The Untie Atlanta campaign that was shot down in 2012 which proposed more mass transit and road projects in Fulton County. The recent shutdown of the city is an example of why proposals like this which will increase mass transit are needed.  Improved mass transit (mainly railways) provides an alternate form of transportation in/out of the city as well as means to evacuate when roads are not an option.  The same way the taxes are proposed and can be voted for/against, residents can also attend public hearings to approve/oppose new construction in their area. Enough opposition to a project from residents can deter the construction or allow it to move forward. An example of this is in Dekalb County when in a 5-year period a Wal Mart, a hotel, and a 400+ unit apartment complex were added---all within a 2 mile radius! This caused horrendous conditions to an already heavy commute between Panola and Evans Mill Road.  The most prevalent example of this working was the Gwinnett County SPLOST. It was recently renewed; it's most noticeable projects are the Sugarloaf Parkway extension, the revamping of the I85 / SR-316 junction, and the overpasses on SR-316 which are still under construction. Residents have the power to approve projects that will improve conditions.  If there is no opposition from the residents on negative impact projects, unfavorable commutes can be a reality almost overnight.
      The extension of public transportation systems (especially bus lines) have had tough times getting approval when up for a vote for various reasons.  This appears to the be the only solution to Atlanta's traffic woes; it is one of the ONLY cities where (as a native Bostonian brought to my attention) two major interstates actually MERGE TOGETHER THROUGH THE HEART OF THE CITY!!!  Expressway additions like the outer perimeter and Northern Arc were both snubbed by budgetary constraints, political pressure, and public opposition. The fact that some of the land originally designated for it was sold to housing developers during the real estate boom that peaked & crashed didn't help either.  New express lanes are being used but the fact that they do not have their own on-ramps/exits seem to defeat the purpose if you have to get back into traffic to access/exit them.
      When assessing an area to relocate to you want to take into account and satisfy your 3 main reasons for moving---whatever they may be. You then need to take into account your commute, access to retail, school systems, and taxes (i.e. what you get for your money) if they are not already in your top three!