>> GEORGE PERKINS MARSH BROUGHT THE MESSAGE OF CONSERVATION TO THE WORLD A CENTURY AGO AFTER OBSERVING WHAT WAS HAPPENING TO THE MISUSED LAND IN HIS NATIVE VERMONT.

WE ARE HEEDING HIS WARNINGS, BUT BEYOND SAVING THE LAND, WE SEEK BETTER WAYS TO USE THE LAND AS WE PLAN VERMONT'S FUTURE.

>> THE VILLAGE GREEN IN VIRGINIA, VERMONT, WAS DESIGNED IN THE LATE 18th CENTURY AS THE FOCAL POINT OF THE TOWN.

HERE WERE THE COMMERCIAL AND CULTURAL NEEDS OF THE COMMUNITY.

VILLAGE HOMES WERE CLUSTERED AROUND THE GREEN.

THE WIDE SPANS OF GRASS AND TREES AND FLOWERS BELONG TO EVERYONE.

THE STORES, THE SHOPS, THE SERVICES WERE WITHIN EASY REACH OF RESIDENTS AND VILLAGE AND COUNTRY SIDE.

COMMERCIAL ACTIVITY THAT GAVE THE TOWN LIFE.

THERE WAS ROOM, TOO, FOR THE THINGS THAT GAVE MEANING TO LIFE.

THERE WAS A SENSE OF COMMUNITY.

IF LIFE WAS NOT EASY, NEITHER WHAT IT'S BURDENS MADE HEAVIER BY MAN MADE PROBLEMS OF LAND USE.

WE BEAR THOSE BURDENS TODAY.

MANY VERMONT HOMES ARE SPRAWLED ACROSS THE LAND.

A DEVELOPER'S DESIGN WITH PROFIT IN MIND INSTEAD OF A DESIGN WITH THE LAND, WITH NATURE.

TO REACH THE STORES, SHOPPERS MANEUVER ACROSS ACRES OF PAVEMENT, STUDDED WITH HUNDREDS OF CARS, RUSHING, RUSHING, HOPING TO BEAT THE TRAFFIC.

BUT, THE TRAFFIC IS THERE.

JAMMED UP, SLOWED DOWN BY 100 ROADSIDE BUSINESSES ALONG THE WAY.

THE FLIGHT TO THE SUBURBS, THE RACE TO THE COUNTRY SIDE, THE ABANDONMENT OF COMMUNITY LIFE IN SOME GROWING AREAS, HAS TRANSFORMED TOO MANY VERMONT TOWNS INTO LONELY REMNANTS OF THE PAST.

VILLAGE CENTERS AND THE DOWNTOWN AREAS OF THE CITIES DETERIORATE.

THE TAX BASE WEAKENS AS PROPERTY VALUES PLUNGE.

PEOPLE WHOSE WORK AND LEISURE HOURS ARE SPENT MILES AWAY LOSE INTEREST IN WHAT'S HAPPENING TO THE TOWN CENTER.

IN SOME VERMONT VILLAGE CENTERS TODAY, THERE ARE NO RESTAURANTS, NO LODGING ACCOMMODATIONS, AND SOMETIMES, NO CHURCH.

THE SENSE OF COMMUNITY HAS VANISHED.

PEOPLE HAVE ADOPTED NEW LIVING STYLES.

MANY OF THEM FORCED TO LIVE LIKE THIS BECAUSE THEY CANNOT AFFORD DECENT HOUSES.

TOO MANY COMMUNITIES AND REGIONS STARING GROWTH IN THE FACE DO NOT PROJECT FUTURE HOUSING NEEDS AND FOLLOW UP WITH ACTION TO PROVIDE THE HOUSING.

BEYOND THIS LACK OF PLANNING, SOME TOWNS FEARFUL OF RISING LOCAL TAXES, USE THEIR ZONING POWERS TO EXCLUDE LOW-COST HOUSING.

OTHER PEOPLE LIVE IN THE COUNTRY, MILES AWAY FROM THE VILLAGE CENTER.

THEY ARE THE POOR, WHO HAVE ALWAYS LIVED IN RURAL AREAS WHO CANNOT AFFORD TO LIVE ANYWHERE ELSE.

WEALTHIER PEOPLE, LIKE THE COUNTRY, TOO.

THEY ENJOY THE QUIET.

THEY LIKE A PLACE WITH A VIEW.

BUT ISOLATED HOMES FORCE THE TOWN TO PROVIDE SERVICES WELL BEYOND THE NATURAL COMMUNITY CENTER, EXTENDING SCHOOL BUS LINES, BUILDING NEW ROADS IS EXPENSIVE.

ALL THE SERVICES THE TOWN PROVIDES, THE ROADS, THE PAVING, THE WINTER PLOW, THE POLICE PROTECTION ARE STREAMED, TRYING TO KEEP UP WITH THE UNCONTROLLED PRED OF HOUSING IN WIDELY SCATTERED AREAS.

THE COST OF LOCAL GOVERNMENT WILL ALWAYS BE UNNECESSARILY HIGH FOR THE TOWN THAT FAILS TO USE ITS ZONING AUTHORITY AND SUBDIVISION REGULATIONS TO ENCOURAGE SENSIBLE GROWTH.

MANY VERMONT TOWNS HAVE CHOSEN TO PLAN FOR THE FUTURE.

THE EFFORT TO ENCOURAGE GOOD PLANNING IS THE MISSION OF THE CENTRAL PLANNING OFFICE IN MONTPELIER HEADED BY BERNARD JOHNSON.

>> WE ARE ALREADY SEEING, OF COURSE, THE NEED TO DO SOME PLANNING.

WE FACE A SOMEWHAT UNCERTAIN FUTURE, AND UNLESS WE WANT TO FORGET ABOUT GREEN HILLSIDES AND CLEAN AIR AND CLEAN WATER, WE ARE SIMPLY GOING TO HAVE TO DO SOME PLANNING.

I THINK THAT WE HAVE GOT TO ACCEPT THE NOTION THAT THE FUTURE MAY NOT BE ALL THAT WE HAVE ENJOYED IN THE PAST UNLESS WE DO SOME PLANNING.

WE HAVE GOT TO SET SOME GOALS, AND REALLY COME TO THE CONCLUSION THAT UNLESS WE PLAN, OUR FUTURE IS NOT GOING TO BE WHAT WE HAVE COME ACCUSTOMED TO.

THIS MEANS ORGANIZING PLANNING COMMISSIONS AT THE LOCAL LEVEL, AND UNDER THE AUTHORITY OF THE PLANNING AND DEVELOPMENT ACT, PREPARING A TOWN PLAN AS WELL AS A ZONING ORDINANCE AND OTHER MEASURES TO SEE THAT OUR PLAN IS FULFILLED.

I THINK WITH PLANNING, WE CAN REJECT THE NOTION THAT SUBURBAN SPRAWL HAS TO BE A PART OF VERMONT'S FUTURE.

PLANNING OFFERS US A CHOICE.

ONE THING THAT PEOPLE VERY MUCH GET CONFUSED, WHAT IS PLANNING AND WHAT IS ZONING.

SOME FEEL THEY ARE THE SAME, BUT INDEED, THEY ARE QUITE DIFFERENT.

THE PLAN GIVES YOU A CHANCE TO SET DOWN YOUR IDEAS AND REALLY TRY AND TAKE A LOOK AT THE FUTURE AND DECIDE WHAT IT IS THAT YOU WANT TO ACCOMPLISH.

WHAT KIND OF A COMMUNITY DO YOU WANT?

AND INDEED, THIS IS THE KIND OF TOWN THAT I WANT TO LIVE IN.

THIS IS NOT THE SAME AS ZONING.

ZONING IS THE DEVICE THAT WE CAN USE AT THE LOCAL LEVEL TO TRY AND SEE THAT OUR PLANS BECOME A REALITY BECAUSE A PLAN IS JUST THAT.

IT'S A SET OF IDEAS.

NOTHING WILL HAPPEN WITH THESE IDEAS, UNLESS PEOPLE TAKE ACTION AT THE LOCAL LEVEL TO IMPLEMENT THEIR THOUGHTS.

THE PURPOSE OF ZONING, OF COURSE, IS TO TRY AND ENSURE THERE WILL BE ORDERLY DEVELOPMENT, AND THAT WE'RE NOT GOING TO HAVE JUNK YARDS NEXT TO OUR BEST RESIDENTIAL AREAS.

AT THE SAME TIME, WE HAVE GOT TO BE ASSURED THAT WE HAVE GOOD ZONING ORDINANCES, AND RATHER THAN USING THEM IN A NEGATIVE SENSE, SUCH AS TRYING TO RULE OUT LOW-COST HOUSING.

CLUSTER HOUSING IS ONE WAY IN WHICH ZONING CAN BE USED AS A VERY POSITIVE FORCE TO GUIDE LAND DEVELOPMENT.

A TOWN CAN O INCENTIVES TO A DEVELOPER TO TRY AND CLUSTER HIS DEVELOPMENT, THUS FREEING SOME AREAS AS OPEN SPACE.

THIS PRODUCES A MUCH MORE PARK-LIKE ATMOSPERE AND A MORE PLEASING RESIDENTIAL ENVIRONMENT.

THE GRID PATTERN OF DEVELOPMENT IS SOMETHING THAT WE ARE ALL ACCUSTOMED TO.

IN FACT, ANYONE WHO HAS SEEN A TYPICAL SUBURBAN SITUATION KNOWS EXACTLY WHAT WE ARE TALKING ABOUT.

THERE ARE PROBLEMS WITH THIS KIND OF DEVELOPMENT.

YOU CREATE SAFETY PROBLEMS WITH SO MANY INTERSECTIONS.

REALLY, IT'S MORE EXPENSIVE FOR A TOWN.

THERE ARE MILES AND MILES MORE OF ROADS AND SIDEWALKS, AND IT JUST IS REALLY A MORE EXPENSIVE WAY TO DEVELOP.

WHEN YOU TAKE A LOOK AT THE SKI AREAS, YOU FIND THAT THE FACILITIES THAT ARE OFFERED, SUCH AS WATER AND SEWER FACILITIES, AND THE DESIGN OF THE AREA, IS, IN MANY CASES OF HIGH QUALITY, AND THE SKI AREAS ARE BEGINNING TO UNDERSTAND IF THEY ARE GOING TO ATTRACT BUYERS, THEY HAVE GOT TO OFFER A QUALITY SERVICE.

IN MANY INSTANCES, HOWEVER, THIS IS IN CONTRAST TO WHAT YOU FIND IN THE SAME SKI TOWNS.

THEY DON'T HAVE THE SAME -- THOUGHT ABOUT PLANNING FOR THE FUTURE, AND INSURING THAT A QUALITY ENVIRONMENT IS GOING TO BE THERE YOU, AND SOMETHING WHICH WILL ENHANCE THE VALUE OF THE TOWN AND MAKE IT AN ATTRACTIVE PLACE TO LIVE.

MOBILE HOME PARKS CAN BE AN ATTRACTIVE PLACE TO LIVE.

THERE IS NO REASON THAT WE CAN'T EMPLOY THE SAME CLUSTER SUBDIVISION CONCEPTS TO A MOBILE HOME PARK.

AFTER ALL, A MOBILE HOME IS A FORM OF PRE-FABRICATED HOUSING, AND THERE IS NO REASON LIVING STANDARDS SHOULDN'T BE THE SAME AS ANY OTHER FORM OF SUBDIVISION.

ZONING CAN PREVENT UNDESIRABLE SITUATIONS LIKE THE DEVELOPMENT OF HOUSING ALONG A HIGHWAY.

THIS IS REALLY NOTHING MORE THAN STRIP RESIDENTIAL DEVELOPMENT.

IT HAS THE EFFECT OF SLOWING DOWN TRAFFIC ON A HIGHWAY AND CREATING A NUMBER OF HAZARDS FOR THE DRIVERS AS WELL AS RESIDENTS.

THERE'S NO REASON WHY AN ACCESS ROAD CAN'T BE BUILT BACK INTO AN AREA, AND THAT CAN BE DEVELOPED LEAVING THE ROAD FREE FOR TRAFFIC.

A BETTER RESIDENTIAL ENVIRONMENT, OF COURSE, CAN BE CREATED BY MOVING OUR HOUSING AWAY FROM THE HIGHWAYS.

WE CAN PICK WOODED AREAS.

AREAS WHICH PROVIDE FOR A PLEASANT RESIDENTIAL ENVIRONMENT AND TAKE ADVANTAGE OF OPEN SPACE.

ONE SOLUTION TO THE PROBLEM OF ISOLATED HOUSING IS TO ENCOURAGE, THROUGH LOCAL ZONING, THE DEVELOPMENT OF HOUSING IN OUR ALREADY SETTLED AREAS.

[BELL TOLLING] THIS IS A MUCH MORE EFFICIENT AND ECONOMICAL WAY FOR TOWNS TO PROVIDE SERVICES TO NEW HOUSING DEVELOPMENTS.

ACTUALLY, EVEN THE SUBTLE AREAS, YOU CAN STILL HAVE THE ATMOSPHERE OF OPEN SPACE AND RURAL LIVING THAT YOU WOULD GET IN AN ISOLATED SITUATION.

6 THE POPULATION HAS REMAINED STABLE OVER THE PAST 30 YEARS, BUT EVEN THOUGH NO DRAMATIC CHANGES IN POPULATION WERE FORESEEN, BRATTLEBORO DECIDED TO PLAN ITS FUTURE RATHER THAN SIMPLY LET IT HAPPEN.

A NEW LIBRARY WAS PLANNED FOR AND BUILT BEFORE THIS IMPORTANT MUNICIPAL SERVICE BECAME OUTMODED.

A REACTION PARK BECAME A BASIC INGREDIENT OF THE TOWN'S MASTER PLAN, AND WHEN THE PROJECT WAS GRADUALLY COMPLETED OVER THE YEARS, THE TOWN HAD A 55-ACRE PARK TO MEET THE NEEDS OF ALL ITS PEOPLE.

A CRITICAL FACTOR IN THE SUCCESS WAS CITIZEN PARTICIPATION.

THE TOWN ACCEPTED THE IDEA THAT SOME PEOPLE HAD TO OR WANTED TO LIVE IN MOBILE HOME PARKS.

SO TOWN PLANNERS WORKED WITH PARK OWNERS TO ASSURE ESTHETICALLY PLEASE SURROUNDINGS.

THERE WAS NO ECONOMIC DISCRIMINATION.

THERE WAS NO BLIGHT ON THE COUNTRY SIDE.

PUBLIC HOUSING IS PART OF THE TOWN PLAN.

WHEN BRATTLEBORO BUILT ITS PROJECT FOR THE ELDERLY, ITS PEOPLE ACTED IN ELOQUENT FASHION TO DEMONSTRATE WHAT THEY THINK ABOUT THEIR SENIOR CITIZENS.

BRATTLEBORO TOWN MANAGER, CORWIN ELWELL HAS BEEN PART OF THE PLANNING EFFORT FOR A DECADE.

>> BRATTLEBORO HAS BENEFITED FROM PLANNING IN MANY, MANY WAYS, AND I THINK THAT THIS IS PARTICULARLY IMPORTANT BECAUSE WE STARTED EARLY.

THE FIRST PLANNING COMMISSION WAS APPOINTED IN BRATTLEBORO IN 1932.

WE HAVE HAD AN ACTIVE PLANNING COMMISSION SINCE THAT TIME.

PLANNING IS IMPORTANT IN STABILIZING TAX RATES, WHICH IS IMPORTANT TO THE HEALTHY GROWTH OF A COMMUNITY, AND AN IMPORTANT FACTOR WHEN SOLICITING INDUSTRY.

I THINK THIS IS ONE OF THE REASONS WHY BRATTLEBORO HAS BEEN AS SUCCESSFUL IN BRINGING IN NEW INDUSTRY AS WE HAVE, AND THE KINDS OF INDUSTRY HAS ENABLED US TO STABILIZE THE BASE OVER THESE YEARS.

THE PLANNING EFFORTS ALSO PROTECT THE ENVIRONMENT.

AND THIS HAS BEEN DONE IN BRATTLEBORO LONG BEFORE THE ENVIRONMENTAL ACTIVITIES BECAME POPULAR TO DISCUSS.

WE HAVE HAD PLANNING OF MANY, MANY SORTS.

SCHOOLS.

WATER, SEWER.

PARKING.

HIGHWAYS.

AND WE ARE NOT OUT OF IT YET.

PLANNING IS TOUGH BUSINESS.

IT'S NOT EASY TO ACCOMPLISH.

IT CAN BE ACCOMPLISHED WITH THE EFFORTS OF TOWN OFFICIALS, AND MORE PARTICULARLY, THE SUPPORT OF INTERESTED CITIZENS.

I WOULD HOPE THAT WITH THE ADVENT OF THE REGIONAL PLANNING COMMISSION, THAT OUR EFFORTS, LOCALLY, WOULD BE REDOUBLED BECAUSE THE EFFORTS OF THE REGION ARE GOING TO BE JUST AS IMPORTANT, AND WE NEED THE SUPPORT OF LOCAL PEOPLE, REGIONALLY, AS WELL AS LOCALLY.

>> THE WILLISTON ROAD IN NORTHERN VERMONT POSES THE KIND OF PROBLEM THAT DOES NOT STOP AT ONE TOWN'S BORDER.

SUCH COMMERCIAL SPRAWL IS BRIDGING THE MILES BETWEEN VERMONT COMMUNITIES.

IF YOU ARE CAUGHT ON THE WILSON ROAD DURING THE BUSY HOURS, YOU MIGHT WANT WHETHER THE PURPOSE OF THE ROAD IS TO MOVE TRAFFIC.

THE ROADS' REAL FUNCTION IS AS A CURBSIDE MARKETPLACE.

A STRING OF DRIVE-IN HAMBURGER STASTANDS AND CAR LOTS AND BEER HALLS AND SCHOOLS AND HOMES AND CHURCHES, A CONGLOMERATION, A CLASSIC EXAMPLE OF WHAT HAS BEEN EQUALED THE QUINTESSENCE OF VULGARITY.

ROADS LIKE THIS SOON DEVELOPED SHABBY SECTIONS THAT PULL DOWN PROPERTY VALUES ALONG WITH TOWN REVENUES, EVEN WHILE THE COMMUNITY THAT ALLOWS SUCH SPRAWL IS TRYING TO SEEK A STRONG TAX BASE.

AND THE SHABBINESS SPREADS.

THE AREA'S RESIDENTS AND TOURISTS SEARCHING FOR UNSPOILED VERMONT DRIVE RIGHT ON BY.

BECAUSE THE TRAFFIC, ITSELF, REMAINS GLUTTED, THE ROAD BECOMES AN INCONVENIENT PLACE TO SHOP.

QUALITY BUSINESSES ARE FORCED TO MOVE OUT TO, RELOCATE IN AN AREA THAT IS EASIER TO REACH.

THIS TREND IS CLEAR ON THE WILLISTON ROAD.

BUSINESS IS MOVING TO THE SHELBURNE ROAD, BUT THE COMMERCIAL STRIP IS LENGTHENING ON THIS MAJOR HIGHWAY, TOO.

UNLESS MORE SHOPPING CENTERS LIKE THIS ONE IN SHELBURNE ARE BUILT AWAY FROM THE HIGHWAY, DRIVING AND SHOPPING IN THE BURLINGTON AREA WILL REMAIN A FRUSTRATING EXPERIENCE.

THE CONCEPT OF COMMERCIAL STRIP DEVELOPMENT IS BEING REJECTED IN SEVERAL AREAS OF THE STATE BY THE PEOPLE THAT ARE DETERMINED TO PRESERVE THE SCENIC VISTAS.

THE GROWING NUMBER OF OFF HIGHWAY SHOPPING CENTERS LIKE THIS ONE IN WAKESFIELD ARE PROVING IT CAN BE DONE.

BUT MUCH MORE REMAINS TO BE DONE.

IT IS CLEAR THAT THE CONGESTION ON THE VERY MONTPELIER ROAD HAS NEARLY MADE THE HIGHWAY OUTMODED, LARGELY BECAUSE OF THE COMMERCIAL STRIP DEVELOPMENT.

NOW, A NEW ROAD IS BEING PLANNED AND IS DUE TO BE COMPLETED IN THE 1980s.

BUT IF PLANNING AND ZONING ARE NOT EMPLOYED, THE EXPENSIVE NEW ROAD WILL LOOK VERY MUCH LIKE THIS.

THERE IS LITTLE OR MORE CONTROL OF GROWTH AND DEVELOPMENT IN BERLIN, THE LOCATION OF THE VERY MONTPELIER AIRPORT.

THE STATE IS EXTENDING THE AIRPORT RUNWAYS TO BETTER SERVE THE REGION'S TRANSPORTATION NEEDS.

THE STATE, LOCAL, AND REGIONAL AGENCIES HAVE NOT COORDINATED THEIR PLANNING EFFORTS TO TAKE ADVANTAGE OF THE IMPROVED AIRPORT.

CONSTRUCTION IS UNDERWAY AT SEVERAL LOCATIONS IN THE AIRPORT AREA.

NONE OF IT COORDINATED.

NONE OF IT PLANNED.

NONE OF IT CONTROLLED BY ZONING.

THE REGION'S MAJOR HOSPITAL HAS JUST BEEN BUILT, PRACTICALLY IN THE FLIGHT PATH OF PLANES USING.

A GRADE SCHOOL ALSO IS CONSTRUCTED NEAR THE RUNWAYS.

DOCTORS HAVE LOCATED CLINICS IN THE AREA.

THE STATE HAS BUILT AN ARMORY.

AN AUTO DEALER HAS ABANDONED THE CONGESTED BARRE-MONTPELIER ROAD TO RELOCATE NEAR THE AIRPORT.

OFFICE BUILDINGS ARE ALMOST ADJACENT TO THE AIRSTRIP.

AS THE DEMAND FOR AIR SERVICE ACCELERATES, THE AIRPORT WILL NEED EVEN MORE SPACE, BUT IF COMMERCIAL AND RESIDENTIAL GROWTH IS NOT PLANNED, THIS KEY TRANSPORTATION FACILITY COULD END UP BEING NO MORE EFFECTIVE THAN THE BARRE-MONTPELIER ROAD JUST TWO MILES AWAY, AND THE REGION'S EFFORTS TO GENERATE ECONOMIC PROGRESS WILL BE SLOWED.

>> GOOD PLANNING, IT OCCURS TO ME IS, RECOGNIZING THAT SO MANY OF OUR PROBLEMS HAVE TO BE SOLVED ON A BASIS WHICH IS MUCH LARGER THAN THE TOWN.

JUST THINK OF THE WAY THAT WE LIVE.

THERE IS SOME PEOPLE, OF COURSE, WHO LIVE IN THE TOWN OF WHITE RIVER.

AND THEY MAY DO THEIR SHOPPING IN LEBANON, NEW HAMPSHIRE, AND MAY FIND THEIR HOSPITAL FACILITIES ARE IN HANOVER, NEW HAMPSHIRE, AND YET THEY MAY FIND THAT THEY WORK EVEN IN YET ANOTHER TOWN.

IS THE POINT OF ALL THIS IS THAT A TOWN IN VERMONT IS REALLY PART OF A MUCH LARGER COMMUNITY, AND INDEED, THE COMMUNITY MAY BE IN A TWO-STATE SITUATION, SUCH AS WHAT WE JUST DISCUSSED.

IF THIS IS THE CASE, THEN I THINK THAT WE HAVE GOT A REAL SET OF REASONS WHY REGIONAL PLANNING HAS A VERY IMPORTANT ROLE TO PLAY.

IN OTHER WORDS, PROBLEMS SUCH AS WATER POLLUTION SIMPLY CAN'T BE DEALT WITH BY ONE TOWN.

WHERE ONE TOWN MAY WISH TO CLEAN UP A RIVER, BUT UPSTREAM THERE MAY BE TWO OR THREE OTHER TOWNS THAT HAVEN'T DONE ANYTHING.

THE PROBLEM WON'T BE SOLVED BY WHAT ONE TOWN DOES.

YOU HAVE GOT TO ACCEPT THE FACT THAT SOME PROBLEMS HAVE TO BE DEALT WITH THROUGH THE CONCEPT OF REGIONAL PLANNING.

>> THE GOALS OF REGIONAL PLANNING DIFFER IN VERMONT.

SOME REGIONS THE PEOPLE NEED JOBS AND ECONOMIC DEVELOPMENT IS AN IMPORTANT GOAL.

IT IS A GOAL THAT IS OFTEN ACHIEVED BECAUSE THE TOWNS IN THE REGION WORKED TOGETHER.

IN SOME REGIONS, THE VALUES OF VERMONT LIFE ARE BEING PRESERVED AS PRECIOUS ASSETS.

CHANGE IS NOT BEING PURSUED FOR THE SAKE OF CHANGE.

REACTION, THE VACATION HOME BOOM, THE SKI INDUSTRY, ARE BRINGING CHANGE IN OTHER AREAS.

THE REGIONAL PLANNING COMMISSIONS STRIVE TO GUIDE-CHAN NATURAL RESOURCES.

THE THREAT TO NATURAL RESOURCES, THE DESIRE TO PRESERVE THE BEST OF VERMONT, THE NEED FOR ECONOMIC PROGRESS HAVE LED TO AN ACCELERATION IN PLANNING PROGRAMS.

PLANNING HAS UNIFIED URBAN AND RURAL INTERESTS, PEOPLE OF VARYING POLITICAL PHILOSOPHY.

LEONARD WILSON, A FORMER STATE DIRECTOR OF PLANNING IS AMONG THOSE WHO CALLED FOR A SUSTAINED FIGHT TO PRESERVE THROUGH PLANNING THE BEST OF VERMONT WHILE ECONOMIC GROWTH IS ENCOURAGED.

>> LOOK FORWARD TO SEEING YOU.

BYE.

TOO OFTEN LATELY, WE HAVE SEEN UNPLEASANT THINGS HAPPENING IN VERMONT.

AS A RESULT OF HAPHAZARD EXPLOITATION OF OUR LAND AND LANDSCAPE.

UGLINESS, CONGESTION, CONTAMINATION HAVE BEEN THE UNEXPECTED PRODUCTS OF PROGRESS AND PROSPERITY.

VERMONT IS GROWING AND CHANGING VERY RAPIDLY.

THE STATE HAS BEEN TAKEN BY SURPRISE IN MANY INSTANCES.

MANY CHANGES HAVE BEEN DISTURBING, AND DISRUPTING.

IN SOME COMMUNITIES AND LARGE, THE TRADITIONAL WAY OF DOING THINGS HAS PROVED INADEQUATE AND COPING WITH THESE UNFAMILIAR AND COMPLEX PROBLEMS.

WE HAVE GOT SOME SEVERE HEADACHES CAUSED BY JUST LETTING THINGS HAPPEN.

IN THEIR OWN WAYS, IN THE WRONG PLACES.

POLLUTED WATER AND AIR.

DUMPS.

CONGESTION.

UGLINESS.

CROWDING.

HEEDLESS ABUSE OF OUR LANDSCAPE.

WHEN WE TALK PLANNING, WE ARE TALKING ABOUT SEARCHING FOR SOLUTIONS TO COMMONPLACE PROBLEMS THAT PLAGUE EVERY GROWING TOWN AND REGION.

WHERE IS HOUSING APPROPRIATELY LOCATED?

INDUSTRY.

STORES AND MOTELS.

PARKING AREAS.

HOW CAN WE EXPAND THE TOWN WATER SUPPLY.

SHOULD THE STATE HIGHWAY BE RELOCATED?

IF WE HAVE TO CLOSE OUR PRESENTED DUMP, HOW DO WE HANDLE OUR REFUGE DISPOSAL?

THE BASIC PROBLEM IS HOW TO ACCOMMODATE THE DEVELOPMENT WITHOUT SPOILING THE COMMUNITY'S LANDSCAPES, POLLUTING ITS STREAMS, AND GENERALLY, RUINING THE QUALITY OF LIVING.

THEY TEND TO BE INDEPENDENT-MINDED.

THEY DON'T LIKE TO BE TOLD WHAT THEY CAN AND CANNOT DO, PARTICULARLY WITH THEIR LAND.

ON THE OTHER HAND, VERMONTERS HAVE A TRADITION OF COMMUNITY SPIRIT.

THEY LIKE ORDER AND TRANQUILITY.

AND THEY BELIEVE IN COMMON SENSE.

MOST OF ALL, THEY DON'T REACT KINDLY WHEN SOMETHING HAPPENS NEXT DOOR TO THEM, THAT SPOILS THEIR PROPERTY, OR PARTICULARLY LOWERS ITS VALUE.

ABOVE ALL, THEY WANT TO HAVE A SAY IN WHAT HAPPENS IN THEIR COMMUNITY.

IN A DEMOCRATIC WAY OF ASSURING ORDERLY GROWTH.

AND VERMONT IS GOING TO GROW.

MORE AND MORE PEOPLE ARE GOING TO CONTINUE TO COME TO VERMONT, ESCAPING, TRYING TO FIND AN ALTERNATIVE TO THE UNPLEASANTNESS OF URBAN LIFE.

VERMONT HAS TO GROW TO PROSPER.

THIS IS WHY IT'S SO TERRIBLY IMPORTANT THAT WE DO THIS JOB OF PLANNING.

OTHERWISE, SOME DAY, SOON, WE WILL WAKE UP AND FIND OURSELVES IN JUST ANOTHER POISONED, DREARY, SUBURBAN SLUM.

THAT'S A TRAGEDY THAT WE CAN'T LET HAPPEN.

>> FOR MORE CLASSIC PROGRAMS, VISIT VERMONTPBS.ORG/FROMTHEARCHIVES.