The parcelization of the world
One of things that ecologists and conservations spend a lot of time worrying about is the process of “parcelization”, which is rampant worldwide. Parcelization is just an infelicitous term used to describe the process by which one parcel of land is split into many smaller pieces of land. It is seen as the first step in a sequence (or spiral) of events that inevitably reduce the ecosystem services that land provides to humanity. First, after some triggering event a large parcel is subdivided legally into a set of smaller parcels, whose boundaries are set by the landowner and the relevant town or county planning commission (in some states, like Massachusetts, landowners have free reign when it comes to how to subdivide their land). The triggering event is often the death of the previous landowner, which usually brings the land into the hand of his descendants, who are often interested in maximizing the sale value of the property by subdivision. Second, these smaller parcels are generally sold to a developer, who builds a set of houses that often perforate intact habitat. What’s worse, from an ecologist’s perspective, is that these small parcels are usually too small to be managed in an ecologically beneficial way- it is impossible to manage for forest resources in a sustainable way on a parcel below a certain size, just as it is impossible to use controlled burns to minimize the risk of catastrophic fire, just as it is difficult to provide habitat to many wide-ranging species. Third, landscapes almost never go back toward a more intact state, but instead the process of parcelization continues further.
I’ve realized recently, however, that there’s an ideological split between this way of talking about land and the old progressive ideal of land ownership. Thomas Jefferson and others propounded agrarianism, the desirability of every citizen having a small farm that provides a measure of self-sufficiency and economic stability. When freed slaves were promised the proverbial (and apocryphal) “40 acres and a mule”, the motivation was similar, to strengthen U.S. democracy by having all citizens having some basic landholdings. In most developed countries today, agrarianism seems irrelevant to the mostly industrial and postindustrial world we live in, but the ideal lives on in a sense in the quest of the U.S. to make sure home ownership is available to a broad spectrum of Americans. In developing countries, of course, land reform remains a contentious topic, and one that I believe must be addressed in countries where old colonial systems of concentrated land ownership persist.
Given this progressive pedigree of the ideal of an equitable distribution of land, ecologists and conservationists must be careful with how they talk about parcelization. We must state honestly what needs are driving increasing numbers of Americans to leave dense urban regions for less dense suburban or exurban regions:
1. Many people are simply moving away from cities in a quest to find an affordable way to own a house.
2. They are seeking access to recreational amenities, like a walk in the woods or the babble of a brook, that are often absent from urban settings.
3. They are fleeing negative aspects of urban like, like higher crime and bad public schools, by going out to the suburbs or exurbs.
Our goal as conservationists must be offer political alternative that satisfy these needs with a minimum of parcelization. These must be offered to the body politic not as solutions to the “evils of parcelization”, which will be inevitably portrayed as elitist, but as ways to more fully satisfy the needs of Americans while preserving the environment. After all, Thomas Jefferson did not present agrarianism primarily because of some mystical quality of the soil (although there’s a bit of that in his writings), but because ownership of small farms led to political opportunity and democratic power. In today’s world, owning a house on a 40 acre ranchette doesn’t bring any more political power to the owner than owning a smaller house on a ½ acre lot.
I can think of two ways that conservationists can begin to address the problem of parcelization. First, we need to make urban areas more livable places. If home ownership can be made more practical to urban dwellers, crime can be reduced, and schools can be improved that much of the things pushing young parents out of the city would cease. There is much work on this front by people pushing affordable housing agendas, etc., which is wonderful. Second, in more rural locations, we need to offer more viable legal means for a set of people to share ownership in a property without legally subdividing the land. For example, states could change their subdivision laws so that instead of having an absolute minimum lot size, an increased number of (small) lots could be created if they were clustered on one edge of a parcel. The remainder of the parcel would go under a conservation easement, and be open for recreational use by all members of the community.
