Higher Density Development: Myth and Fact
Evan Cunningham
Appeared in Urban Land Institute August 2005 Planning and Zoning News
With ever-rising population growth in the United States, a demand for planning and an assessment of where people are going to live, work and shop is inevitably upon us. Options for compact development and growth have been practices with the idea of improving the negative impacts of sprawl and efficiently tackling the public impacts of growth.
The Urban Land Institute together with the National Multi-Housing Council, Sierra Club, and the American Institute of Architects have teamed up to present another installment of a Myth-Fact series report. Higher Density Development: Myth and Fact looks at several myths surrounding higher density development and attempts to dispel them with facts to help dismantle the many barriers such development face.
The report is targeted to elected officials, concerned citizens, and community leaders who desire a well-designed and well-planned higher urban density that creates vibrant communities which people enjoy. Many public officials who want to create these typle of towns, do not have the know-how, and therefore are discouraged from trying.
A very important tool for growth management is to increase density of existing and new communities, which as the report mentions, supports infill development, the rehabilitation and reuse of existing structures, and denser new development.
The report stresses that density does not only refer to high rise buildings, but simply means increasing new residential and commercials development at a density that is higher than what is typically found in the existing community. For example, an area with a density of one acre minimum lot size would be considered a dense area at one-fourth acre or one-eight acre lot size.
Despite the growing awareness of the complexity of the issue and growing support for higher-density development as an answer to sprawl, many still have questions and fears related to higher density development. How will it change the neighborhood? Will is make traffic worse? What will happen to property values? And what about crime? Ample evidence suggests that well designed higher-density development, properly integrated into an existing community, can become a significant community asset that adds to the quality of life and property values for existing residents while addressing the needs of a growing and changing population.
The eight myth-fact sections included in the report include:
Myth: Higher density development overburdens public schools and other public services and requires more infrastructure support systems.
Fact: The nature of who lives in higher density housing – fewer families with children – puts less demand on schools and other public services that low density housing. Moreover, the compact nature of higher density development requires less extensive infrastructure to support it.
Myth: Higher density developments lower property values in surrounding areas.
Fact: No discernable difference exists in the appreciation rate of properties located near higher density development and those that are not. Some research even shows that higher density development can increase property values.
Myth: Higher density development creates more regional traffic congestion and parking problems than low density development.
Fact: Higher density development generates less traffic than low density development per unit; it makes walking and public transit more feasible and creates opportunities for shared parking.
Myth: Higher density development leads to higher crime rates.
Fact: The crime rates at higher density development are not significantly different from those at lower density developments.
Myth: Higher density development is environmentally more destructive than lower density development.
Fact: Low density development increases air and water pollution and destroys natural areas by paving and urbanizing greater swaths of land.
Myth: Higher density development is unattractive and does not fit in low density communities.
Fact: Attractive, well designed and well-maintained higher density developments attract good residents and tenants and fit into existing communities.
Myth: No one in suburban areas wants higher density development.
Fact: Our population is changing and becoming increasingly diverse. Many of those households now prefer higher density housing, even in suburban locations.
Myth: Higher density housing is only for lower-income households.
Fact: People of all income groups choose higher-density housing.
Each section in the ULI report looks at a myth and fact about higher density development, and is supported by case examples and fitting evidence.
Resources
- Higher Density Developments: Myth and Fact (Urban Land Institute, 2005) full report (PDF) and Powerpoint presentations for suburban and/or urban audiences.
- Visualizing Density (Lincoln Institute of Land Policy, 2007)
- EcoCity Cleveland: The virtues of density
- Image gallery of well-designed, higher density developments
