Professional Documents
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NEIGHBORHOODS:
DENSITY IN
YOUR COMMUNITY
produced by
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in cooperation with
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Real Strength.
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Acknowledgements
■ Produced by
Local Government T his publication was made possible with the help of many individuals
who gave generously of their time and information:
Commission
writing Adhir Kackar, U.S. EPA Geoffrey Anderson Cynthia Lee
Ilana Preuss, U.S. EPA U.S. Environmental Minneapolis Community
Protection Agency Development Agency (MCDA)
editing Paul Zykofsky, LGC
Joe Molinaro, NAR Danielle Arigioni Arthur E. Lomenick
Dave Davis ICF Consulting Trammell and Crow Company
design Dave Davis
Ross Chapin Carter MacNichol
photos: Unless otherwise noted, Ross Chapin Architects Sheils Obletz Johnsen
photographs in this book were
Victor Dover, AICP Toby Millman
provided by U.S. EPA, the
Dover, Kohl and Partners Eakin/Youngentob Associates
LGC and Dan Burden of
Walkable Communities, Inc. Liisa Ecola Dan Molinski
ICF Consulting U.S. Environmental
■ In cooperation with
Protection Agency
U.S. Environmental Virginia Felton
Protection Agency Seattle Housing Authority David O’Neil
Wellington Neighborhood, LLC
U.S. EPA Karen Flagstad
1200 Pennsylvania Ave. Portland, Oregon Mike Percy
(MC1808T) City of Mountain View
Ellen Greenberg
Washington, DC 20460
Congress for the New Urbanism Will Schroeer
(202) 566-2862
ww.epa.gov/smartgrowth ICF Consulting
Dan Hunt
Local Government Commission HuntAssociatesLLC.com Jim Soules
1414 K St., Suite 600 The Cottage Company, LLC
Preston Innerst
Sacramento, CA 95814-3966 Eakin/Youngentob Associates Tim Torma
(916) 448-1198 • www.lgc.org U.S. Environmental
Jerry Knapp Protection Agency
■ Sponsored by City of Langley, Washington
NATIONAL ASSOCIATION Kathie Weatherford
Mara Krinke University of California, Davis
OF REALTORS® ICF Consulting
Project manager:
Joseph R. Molinaro, AICP
Manager, Smart Growth Programs
NATIONAL ASSOCIATION
OF REALTORS®
700 11th St., NW N AT I O N A L A S S O C I AT I O N
O F R E A LTO R S ®
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(202) 383-1000 REALTOR ®
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This publication was developed under Cooperative Agreement No. X827859
published September 2003 awarded by the U.S. Environmental Protection Agency to the Local Government
Commission (LGC). The views expressed in this document are solely those of
© 2003 NATIONAL ASSOCIATION
LGC. The U.S. EPA does not endorse any products or commercial services men
OF REALTORS® tioned in this publication. The National Association of REALTORS® (NAR) pro
vided funding for printing this document. The views expressed in this document
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Creating Great
Neighborhoods:
Density in Your
Community
September 2003
Produced by
Local Government Commission
in cooperation with
U.S. Environmental
Protection Agency
Sponsored by
NATIONAL ASSOCIATION
OF REALTORS®
Table of Contents
Table of Contents
Introduction: It’s All About Your Community . . . . . . . . . . . . . 1
Endnotes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
C R E AT I N G G R E AT N E I G H B O R H O O D S
Introduction
I
ncreased traffic conges
tion, loss of open space, achievement. How?
infrastructure costs, and a By opposing a fea
desire for more housing ture key to smart
options have all made smart growth and to the
growth an increasingly power success of so many
ful strategy for building and great places: density.
revitalizing communities, cat
Often blamed for
alyzing economic development
more traffic, crime,
and protecting the environment.
parking shortages,
Evidence of this trend is every- and ugly architec
where. Of the 189 ballot initia ture, density faces broad oppo To encourage more dense
tives in 2002 related to state and sition. Objections to density are development, several towns
local conservation, 141 were not without basis. in the Puget Sound region
approved. Elected in 2002, adopted the Cottage Housing
Poorly designed density feeds
Massachusetts Republican Gov Development Zoning
public frustration. Office parks
ernor Mitt Romney, Michigan Ordinance. Third Street
with no access to transit or side- Cottages is one of the first
Democratic Governor Jennifer
walks to homes have forced developments to be built under
Granholm and Pennsylvania
more driving, high-rise projects this code (see case study).
Democratic Governor Ed Rendell
with no retail activity on the
are poised to make smart (photo: Ross Chapin, AIA)
street have created unsafe
growth actions a high priority.
neighborhoods, dense develop
Smart growth projects nation- ment without parks has limited
wide were built in record num recreation opportunities, and
bers, continuing a five-year poorly designed housing has
upward trend, reported “The infringed on privacy. A common
New Urban News,” an industry community response has been
publication that tracks new to oppose any and all density.
development. Cities and towns
across the country are re-exam
ining and changing comprehen
sive plans, zoning and other What Is Density?
building regulations to make ensity is generally defined as the amount of residential
smart growth possible. D development permitted on a given parcel of land. It is
typically measured in dwelling units per acre – the larger the
Many states and localities are
creating neighborhoods that number of units permitted per acre, the higher the density; the
offer a variety of transportation fewer units permitted, the lower the density.
options, access to parks and Gross density =
recreation, a wide range of Total residential units / total development land area
housing types, economic oppor
tunity, lively streets, and quiet Net density =
residential neighborhoods. Ironi Total residential units / total residential land area
cally, many communities pursu (excludes roads and other uses)
ing these goals often inadver
1
DENSITY IN YOUR COMMUNITY
Introduction
A
rlington’s experience illus
trates the growing public
realization that adding densi
ty in appropriate locations can create
great places to live. More and more
people understand that to achieve
their community goals and create a
vibrant place to live, the community
needs different types of development –
different types of density. It cannot
thrive over the long-term with only
one development choice.
Transit-oriented development
has enabled Arlington County,
Virginia, to provide a diversity
of urban and suburban
housing types.
3
DENSITY IN YOUR COMMUNITY
Community Benefits
P
art of the chal
lenge of making depend upon pedestrian traffic
a neighborhood for their customer base.
genuinely walkable is
Higher density development
providing attractive
contributes to the viability of a
destinations nearby,
wider range of businesses, ulti
such as shops or restaurants.
Proximity of housing to retail mately resulting in more desti
However, ensuring that those
neighborhood allows resi nations for residents to walk to.
places are both walkable and
dents of Sacramento’s Metro
economically viable requires Shops, houses, restaurants and
Square to walk to meet
density. Research suggests that schools may be located close to
many of their daily needs
densities of seven units per acre each other, allowing people to
(see “Design Principles”).
or higher are needed to support go out to eat, walk to school or
a small corner store; a small purchase a quart of milk within
supermarket requires 18 units a reasonable (5-10 minute) walk.
per acre.1
Density supports
housing choice and
Walkability Indicators in affordability
Higher vs. Lower Density
C
ommunities that allow
■ Sacramento Neighborhoods only low-density devel
opment limit housing
In 2000, NRDC compared two Sacramento, California, choices and may drive up hous
area neighborhoods, one notably higher in density ing costs. By balancing lower,
than the other. The comparisons are dramatic. medium and higher-density pro
Metro Square North Natomas jects, communities can offer a
(20 du/acre) (6 du/acre) wider range of housing types.
Distance to: In contrast to conventional
Convenience 815 ft. 15,388 ft. development in which housing
store tends to be similar in style and
Supermarket 1,941 ft. 14,458 ft. size, higher density projects can
School 1,962 ft. 17,181 ft. provide townhouses, apartments,
Bus Stop 666 ft. 11,055 ft. accessory units and even live-
Parks 347 ft. 702 ft. work spaces to accommodate a
broader range of lifestyles.
Jobs in 1 mile 29,266 0
This greater range of housing
du = dwelling units [2,640 feet = 1/2 mile] types expands housing choices
source: Natural Resources Defense Council, Environmental
within a neighborhood. This
Characteristics of Smart Growth Neighborhoods: An Exploratory Case Study allows residents to choose hous
ing that meets their changing
4
C R E AT I N G G R E AT N E I G H B O R H O O D S
Community Benefits
D
ense development can
different price points can improve community
increase affordability. Higher fiscal health
densities mean less land per by reducing infrastruc
unit, reduced site preparation, ture duplication and
and lower per unit infrastruc making efficient use of
ture costs – all factors that present capacity, before
reduce the hard costs of con investing in costly in
struction and expand reason- frastructure expansion.
ably priced housing.
As more housing units
are built along a given
Density helps expand section of road or sewer
transportation choices line, the capital cost of
infrastructure per house
T
ransportation choices
decreases. For instance,
give people the freedom
the construction cost
to walk and take a bus,
for 300 feet of road may
train or bicycle for part or all of
be divided among three
their daily travel, as they com
housing units or among
mute to work or school, run
ten. It could also be
errands or pursue extracurricu
divided among 30 units.
lar activities. Density creates
choice by providing the rider- In Virginia, the Char
ship needed to make bus and lottesville Metropolitan
rail transit a viable and compet Planning Organization
itive transportation option. determined that more
compact, dense devel
By creating choice, density also
opment would save the
contributes to improvements in
area $500 million in
the transportation system for
transportation system
two primary reasons. First, with
investments over 50
destinations close by, car trips
years in comparison to
are shorter, resulting in fewer
lower-density develop-
vehicle miles driven. Second,
ment.4
people can choose to walk, bicy
cle or take transit at least some Alternatively, there may
of the time. For those who can- be little additional infrastruc The Aggie Village development,
not drive – children, elderly, the ture cost when new develop in Davis, CA, is typical of many
disabled and some who cannot ments use existing systems – as higher density projects that
provide a variety of housing
afford a car – such a choice with infill projects that benefit
types, including single-family,
equals the opportunity to travel from existing roads and sewers. duplexes and accessory units
independently,2 which also The Commercial Club of Chi (see case study).
means that caregivers don’t have cago estimates that by growing
to drive them for all their needs.3 compactly (net density of 11
5
DENSITY IN YOUR COMMUNITY
Community Benefits
A
common perception is In addition, neighborhoods
that density increases with a variety of housing
criminal activity. This types are less likely to
belief disregards the fact that “empty out” and invite crim
criminals tend to favor desolate inal activity during the day,
rather than busy places. Density when most people go to work.
H
igher densities reduce
the impact of the built
area on the environ
A (OTA) found that it cost a western city $10,000 more to
provide infrastructure to a lower density suburban develop
ment. By concentrating devel ment than to a more compact urban neighborhood. Similarly,
opment and people within a the Urban Land Institute (ULI) found that infrastructure
smaller geographic area, density costs per housing unit drop dramatically as density increases.
reduces land consumption and The combined cost of utilities, schools, and streets falls from
allows communities to protect $90,000 for one dwelling sited on four acres to just over
valuable open space, habitat, $10,000 per unit for developments of 30 units per acre. (OTA-
farmland and ecologically sensi ETI-643, 1995; ULI, Wieman, 1996)
tive areas.
Accommodating the same num Compact, higher density devel
ber of housing units on less land opment lessens the impact on air
enables communities to shift quality as well. Building at higher
construction away from sensitive densities expands transportation
areas to locations more suitable options and reduces distances
for development7 – all crucial between destinations – both fac
for minimizing water pollution – tors help minimize air pollution.
while still making room for
additional growth.
7
DENSITY IN YOUR COMMUNITY
Community Benefits
C
onvenient amenities, mary principles:
walkable neighborhoods,
reasonable taxes and ❶ Increase densities in
environmental quality only get appropriate locations,
you so far – to these we must ❷ Connect people and places
add good living space, privacy, through a complete street
parks and pleasing surround network that invites walk
ings. Design is the tool that ing and bicycling and pro
brings all these together. vides convenient access to
bus or rail,
Without good design density
can backfire. Poorly designed ❸ Mix uses to create a quality
density will not provide the ben of life where people may
efits described above, but may chose to live near their
exacerbate traffic, crime and work, walk to the local
inefficient public spending, thus store, or bike to the library
reducing the public’s willingness with their kids,
to consider and accept other ❹ Place parking in alternative
dense projects. locations to support density
This is the lesson learned by and create inviting places
Arlington County and also the to walk, and
nine communities highlighted in ❺ Create great places for
the case studies. They all show people.
how to balance higher and
The combination of these five
lower density development and
principles, along with resident
employ superior design to
involvement, helps ensure that
achieve community goals.
density contributes to the com
Several principles of good munity’s economic, social and
design emerge from their expe environmental health.
8
C R E AT I N G G R E AT N E I G H B O R H O O D S
Case Studies
B
uilding great dense places with good
design is not just an abstract theory – it
is a practical approach to growth that is
being used in many diverse places across the
country. These nine case studies from Oregon,
Washington, California, Colorado, Texas, Minne Case studies from
around the country:
sota and Virginia all show not only that density Belmont Dairy:
can be done well, but that when it is done well, Urban reuse and infill
multiple community goals can be met. Wellington Neighborhood:
Moderately priced housing
In all these cases, community leaders have worked The Crossings:
with developers and residents to create great Transit-oriented development
9
DENSITY IN YOUR COMMUNITY
Case Studies
I
n Portland, Oregon, the
Belmont Dairy Belmont Dairy redevelop courtyard that adjoins the apart
Redevelopment ment is a mixed-use, urban ments and loft structures forms
infill project in the neigh the lid of an underground park
Portland, borhood of Sunnyside. Located ing structure. The net density
approximately 1.5 miles south- of Phase 1 is 70 units per acre
Oregon east of downtown, the Belmont (85 units on 1.22 acres).
Dairy complex has expanded Phase 2 of the project, completed
housing and retail choices for in 1999, consists of 30 rowhouses
local residents, spurred rein- behind the dairy building. The
vestment, and created a strong rowhouses, all two-bedroom/
anchor for a changing neighbor- two-bath units ranging from
hood. 1,326 to 1,715 square feet, sold
After 70 years in the business, in 1998 for prices between
the Belmont Dairy site sat aban $198,000 and $269,000. The
doned in 1990, burdened by quick sale of the rowhouses
environmental contamination. reflects strong demand for this
Where most people saw a type of housing. The average
wasteland, the developers, com Southeast Portland home price
munity residents, and public today is considerably lower –
officials saw the potential for a $139,700. This represents all
vibrant community center that units for sale, including free-
would include a mix of housing standing houses.
and retail. Despite the neglect of The net density of Phase 2 is 33
the site, there were several rea units per acre (30 units on 0.91
sons for optimism: its location acres), about double the typical
within an established business rowhouse density in Portland.
district, proximity to down- A central, private courtyard
town, and easy access to public bisects the project and allows
Belmont rowhouse entry
transportation. These advan four rows of homes to be sited in
(photo: ICF Consulting)
tages made development viable a 200-foot block dimension.
from both the market and policy The garages are accessed from
perspective. the rear, behind the units, so that
Phase 1 of the Belmont Dairy pedestrians see front porches,
project was completed in 1997. balconies, and bay windows –
This initial phase involved con- not a wall of garage doors.
version of the 70-year-old dairy The overall design emphasizes
facility into 19 market-rate lofts the site's historic presence in the
and 26,000 square feet of neighborhood and creates a
ground-level retail, including a pedestrian-friendly streetscape.
24-hour specialty grocer, restau The brick walls of the dairy
rants, and several shops. The remain, the scale of the anchor
developer also attached a new building has been maintained,
apartment building to the for and the name and logo of the
mer dairy, adding 66 units of project remind the community
10
C R E AT I N G G R E AT N E I G H B O R H O O D S
Case Studies
T
he Wellington Neigh
Wellington borhood is a residen design the Wellington Neigh
Neighborhood tial development in the borhood. Cooperation ensured
Colorado resort com significant community support
Development munity of Breckenridge. and led town officials to endorse
Located 1.3 miles east of down- the project through indirect
Breckenridge, town, the Wellington Neigh subsidies worth $1 million,
Colorado borhood has expanded home including waivers of planning
ownership opportunities in and inspection fees and a one-
Breckenridge and enabled the percent transfer tax.
community to preserve re-
The Wellington Neighborhood
sources and natural amenities
is a 122-unit, multi-phase resi
critical to its economic success.
dential development on 23 acres
Creating a socially cohesive,
of the 85-acre site. The first
vibrant neighborhood, this new
phase consists of single-family
development has made
homes; successive phases will
housing available to
include attached housing, live/
people who are essen
work buildings and shops.
tial employees in any
Ninety-eight of the units in the
town – police officers,
Wellington Neighborhood are
nurses, teachers, small
targeted to meet the housing
business owners, resort
needs of permanent town resi
workers and civil ser
dents or “locals” and range in
vants – giving them a
price from $220,000 for a two-
stake in the community.
bedroom duplex to $305,000 for
Single-family homes in the In 1997, the 85-acre site that a four-bedroom single family
Wellington neighboorhood was to become Wellington stood home (approximately $80,000
(photo: David O’Neil) unused. Seventy years of min below market price).
ing activity had left huge piles of
Homes are kept affordable for
basketball-sized dredge rock.
future buyers by capping the
Previous zoning that allowed
appreciation of housing at 3 per-
only four units on the property
cent a year, or up to the percent-
severely reduced the opportunity
age increase in the area median
for development that would make
income, whichever is greater.
market sense.
The remaining 24 units are sold
Meanwhile, Breckenridge faced at market-rate prices and targeted
a severe shortage of housing, toward second-home owners.
forcing many of the town’s per
Forty acres of the site are slated
manent employees to seek hous
for additional development, and
ing 50 miles away from town
the remainder will became open
and endure 45-minute or longer
space. Residents have a number
commutes.
of transportation choices. The
Over the next four years (1997- offices, shops, and nightlife of
2001), the residents, the devel downtown Breckenridge are
oper and town officials held within a 15- to 20-minute walk
12
C R E AT I N G G R E AT N E I G H B O R H O O D S
Case Studies
or a short shuttle and bus ride. which provide access for emer
When the whole complex is com gency services and trash removal.
pleted, residents will be able to
Public greens, shared open
pick up mail or have a cup of cof
spaces – are located within
fee in the neighborhood center.
the clusters of housing to
Wellington exemplifies the provide a safe and appeal
characteristics of a traditional ing place for play and ped
neighborhood development. It estrian activity. These
not only evokes the look and greens connect to a green-
feel of a small town, it fosters way that abuts the residen
the social interaction and com tial development and ulti
munity cohesiveness that many mately provides residents
expect of their neighborhoods. with access to Arapahoe
National Forest, recreation
Homes are located on narrow
trails, and cultural and his
lots, close to the street edge, and
toric resources.
because of offset foundations View of community green
and a variety of designs, do not The Wellington Neighborhood
line up in rows. has begun to address the hous
ing affordability crisis in Breck
Ranging in size from 1,200 to
enridge. By making 98 of its 122
1,800 square feet, the homes
housing units permanently
blend into the character of the
affordable, the Wellington Neigh ❝You’ve got to find a
community. They have front
borhood has given town resi way to keep the police
porches, gables and fretwork,
dents the opportunity to live
and their one-and-a half story officers, the teachers,
where they work and play
structures echo the scale and
where they live.
character of historic Brecken the managers in the
ridge. Because of its mix of housing
types and design, Wellington
community. This
Garages are located to the rear
of lots, and adjacent to alleys,
has given the community an neighborhood is
active, vibrant, and stable
neighborhood, where people helping to ensure
can get to know their neighbors, that people who work
Project Profile and commutes to the jobs are
short. here can afford to
➢ Residential project: includes
122 units, 98 affordable Through the Wellington devel live here. These people
units, 24 market-rate units opment, the town has been able are both the economic
➢ 1,200-1,800 sq. ft. homes to restore land damaged by his
➢ Residential density: toric mining activities, protect engine and the soul
5 units/acre valued open space, and increase of the town.❞
➢ Parking: 2 spaces per unit community access to cultural
➢ Built: First phase completed and natural resources. —Sam Mamula,
in fall 2002 Mayor of Breckenridge
➢ Developer: David O’Neil,
Wellington Neighborhood,
LLC
➢ Designer: Wolff/Lyon
Architects
13
DENSITY IN YOUR COMMUNITY
Case Studies
T
he Crossings in the city
of Mountain View, 30 Associates was hired. TPG and
miles south of San Calthorpe Associates engaged
Mountain View, Francisco in the mid the community in designing the
dle of Silicon Valley, trans- new mixed-use development.
California formed a failing 1980s auto- The project leveraged the exist
oriented mall, the Old Mill Mall, ing retail business, particularly
into a vibrant neighborhood the supermarket, as an asset for
that offers a variety of housing the new housing units, while
and transportation choices. The providing diverse housing
18-acre infill project by TPG choices to the Silicon Valley
Development replaced the community.
demolished shopping mall with
housing units, retail shops, and The first phase included 47 sin
a daycare center, all oriented gle-family detached houses.
toward the new San Antonio Thirty units sold before con
Avenue CalTrain commuter rail struction was finished, at
station. $249,000 per unit. Resale value
reached $600,000 per unit in
Home to the 2002.
decaying mall
until 1995, the Completed in 2000, the develop
18-acre site is ment contains 359 units – 102
bounded by com small-parcel detached houses,
mercial space on 129 rowhouses and 128 condo
two sides (includ miniums – for a total of about
ing a supermar 1,000 residents.
ket), a rail line The development includes a
and expressway community center and pool,
on a third side, small retail businesses facing the
Single-family homes
and condomini CalTrain station, and 200 park
in The Crossings ums on the fourth side, with a ing spaces for rail commuters.
local school nearby. When The gross density is 21 units per
CalTrain announced its plans acre, with a net density of 30
for a new commuter station, the units per acre – compared to an
city of Mountain View began to average overall density of 7 to
work with adjacent communi 10 units per net acre in the rest
ties and local residents to rezone of the city.
the mall parcel for residential
development, working out a The housing types range from a
joint Precise Plan to help direct density of 11 units per acre to 70
the project. units per acre. The 5,000 square
feet of retail is within a five-
TPG Development’s original minute walk of the rail station.
proposal envisioned an auto-ori Although priced at market
ented mixed-use development. rates, the compact design made
The city rejected the proposal, the units relatively affordable in
14
C R E AT I N G G R E AT N E I G H B O R H O O D S
Case Studies
C
ompleted in 1997, the
Aggie Village vibrant mixed-use, be priced out of the market.
and Davis infill Aggie Village in
The planning of Aggie Village
Davis occupies a 10-
Commons acre tract that sat vacant for
involved 14 public workshops,
resulting in a special Planning
nearly 30 years, until the mid-
Citizens Committee of 22 people
Davis, 1990s. Located within the city’s
appointed by the city and the
downtown core, east of the
university. The final outcome is
California University of California’s Davis
54 Craftsman, Victorian and
campus, Aggie Village provides
Mission-style homes – 21 single-
needed housing for university
family homes, 16 duplex town-
employees. Together with Davis
homes and 17 accessory
Commons, an adjacent 3.5-acre
dwelling units or cottages – at a
commercial development opened
residential density of 17 units
in 1998, Aggie Village has sig
per acre.
nificantly expanded Davis’
downtown tax base. The single-family homes have
Beginning in the mid- recessed garages, with accesso
1990s, both the city ry dwelling units to the rear of
and UC Davis plan lots. The accessory units face
ners grew interested each other and overlook a series
in the vacant tract as a of bicycle and pedestrian paths
site for possible devel or alleys.
opment. Town leaders Townhomes, concentrated on
and university offi the north of the site, are consis
cials saw the site as a tent with the scale of fraternity
means to expand and and sorority houses directly
diversify Davis’ com across the street.
mercial tax base with-
out impairing the Original sale prices for detached
Café in Davis Commons single-family ranged from
character or the retail, social,
and cultural primacy of down- $175,000 to $250,000, with
town. duplexes selling for $150,000 to
$160,000. The cottages are rent
University officials also saw the ed out, currently for between
site as an opportunity to meet $650 and $800 per unit – com
expected housing demand. pared to the city’s market rate of
Faculty was expected to $975 for a two-bedroom rental.
increase by 500 people over the
next 10 to 15 years, and the uni Several bus stops, a multi-use
versity wanted to ensure that path along First Street, and the
new faculty would have the Putah Creek Greenway, which
option to both live and work in abuts the housing development
Davis. Housing costs were on to the south, allow quick bus
the rise, and without additional and bicycle access to the cam-
affordable housing within town pus and downtown.
16
C R E AT I N G G R E AT N E I G H B O R H O O D S
Case Studies
A
ddison Circle is a
Addison Circle mixed-use town cen began in 1995, following joint
ter in the Dallas sub efforts by the developer, the city
Addison, Texas urb of Addison, and residents to reach consen
Texas. Built on an 80-acre par sus concerning basic design
cel, the mixed-use complex is principles and development
adjacent to “old town” Addison, standards.
within walking distance of There are two distinct sub-areas
employment, retail, entertain within the project. An interior,
ment, a conference and arts mixed-use area includes a resi
center, and a proposed light rail dential neighborhood of mid-
station. Addison Circle has rise housing, neighborhood retail,
expanded local housing choices, parks and community services.
stabilized the suburb’s tax base, Surrounding the interior area is
and given it a physical focal a predominantly commercial
point. Fulfilling the local vision, district fronted by the North
it is a “live, work, play and stay” Dallas Tollway and consisting
community. of high-density office, retail and
The idea for Addison residential development.
Circle emerged in
At buildout, Addison Circle will
1991, during an update
have a gross residential density
of the community’s
of 54.6 dwelling units per acre
comprehensive plan.
(net density of about 100 units
Facing increased retail
per acre), triple that of other
competition from sur
residential development in Addi
rounding jurisdictions,
son. It will feature 2,800 resi
community leaders
dential units ranging in size
sought to support the
from 570 square-foot efficiencies
town’s retail by in-
to 3,200 square-foot lofts.
creasing their perma
Public plaza and apartments nent residential population, and It will also include one million
creating a distinctive dining, square feet of office space and
shopping, and work destination 250,000 square feet of retail,
for visitors and employees. along with civic centers and
more than 10 acres of public
Tired of “garden-style” apart
parks, while creating approxi
ments, residents favored resi
mately 10,000 jobs.
dential development that would
create a sense of community and Addison Circle is intended to be
place. There was clear market both a community gathering
demand: empty-nesters, double- place and a metropolitan center
income couples and young pro for office and entertainment
fessionals wanted a 24-hour development. This is a delicate
neighborhood, but had few balance, achieved through pro
options to exercise their prefer ject design that emphasizes
ence outside Dallas. pedestrian-friendly, human-scale
18
C R E AT I N G G R E AT N E I G H B O R H O O D S
Case Studies
Project Profile
➢ Suburban Town Center
➢ Total area: 80 acres
➢ Mixed-use project: 2,800
dwelling units, 1 million
sq. ft. of retail and 10 acres
of open space at buildout
➢ Residential density:
54.6 units/acre gross
➢ Parking: 1 space per bedroom
➢ Phases 1-2 built 1995-2000;
Phase 3 under construction
➢ Developer: Post Properties,
Inc.
➢ Designer: RTKL Associates,
Inc.
19
DENSITY IN YOUR COMMUNITY
Case Studies
L
NewHolly ocated in Seattle’s
South Beacon Hill hoods.
Urban Village neighborhood, New NewHolly’s first phase, which
Holly is a major opened in January 2000,
Seattle, three-phase redevelopment of includes 458 units – 305 rentals,
what was once Holly Park pub
Washington lic housing. Built in 1942 as
153 owner-occupied. Phases 2
and 3 will add 900 more units,
temporary housing for World bringing the total to 1,358.
War II workers, then deeded to
the Seattle Housing Authority NewHolly offers diverse housing
in 1945, Holly Park consisted of choices – single-family homes,
one- and two-story apartments townhouses, assisted living and
and townhouses on a haphazard senior apartments – to people of
street plan. This bar- different income levels. Nine
racks-style design was hundred eighty-eight units are
never well integrated targeted to households earning
with the neighborhood, less than the median income and
and in the ensuing to first-time homeowners. The
decades it was plagued remaining 370 are for rent or
with failing infrastruc sale at market rates.
ture and crime prob Community services – a library,
lems. childcare facility, and a resource
In the 1990s, with grow center – are located in the center
ing demand for housing of the neighborhood. Open
Current homeowners in within the city, the Seattle space and community gardens
NewHolly development Housing Authority set out to are interspersed throughout the
redevelop Holly Park with neighborhood. Linear open space
funding and support from the serves as a greenbelt within the
U.S. Department of Housing neighborhood that will eventu
and Urban Development’s ally include a connection to the
HOPE VI program. Seattle’s regional bicycle network.
growth management program A retail center around a pro-
favored the creation of urban posed light rail site is planned
villages, and in general there for Phase 3, in addition to a
was strong community support mixed residential, institutional
for redeveloping NewHolly into and retail facility that will house
a pedestrian-friendly, mixed- apartments, a health care clinic,
income neighborhood. The the NewHolly management
Housing Authority reached out office and retail services.
to involve Holly Park residents
in the planning and design of Planning and design smoothly
the development; it also provid integrated public housing into
ed counseling and financial the surrounding neighborhood
assistance to ensure that all and community. The haphazard,
Holly Park residents would curvilinear street layout of
have new housing either within Holly Park was replaced by a
20
C R E AT I N G G R E AT N E I G H B O R H O O D S
Case Studies
T
he Third Street Cot
tages were built in nity support, requires that
Cottages 1998 in Langley, a homes built under the ordinance
small town on Whid be no more than 975 square feet
in size (650 square feet on the
Langley, bey Island in the Puget Sound.
first floor) and lower in height
Located within an hour of
Washington downtown Seattle and Everett than homes on full-sized lots.
by road and ferry, Langley is They must be adjacent to a com
home to about 1,000 people and mon area, with parking spaces
retains a village character de- hidden from the street. These
spite being under moderate attributes help maintain a sense
development pressure. of proportion and scale both to the
new homes and others nearby.
Three years
earlier, in 1995, The development responds to
the town adopt changing demographics – almost
ed the “Cottage 60 percent of U.S. households
Housing Deve have only one or two members.
lopment (CHD) Typical owners are singles, cou
Zoning Ordi ples or families with one child.
nance” to ex The eight units at the Third
pand housing Street Cottages are the first in
options, foster Langley to be built under the
strong neigh CHD ordinance, and it appears
borhoods, and the development is the first of its
Third Street Cottages retain and enhance Langley’s kind in the nation.
with adjacent development rural character.
in the background Neighbors initially voiced a few
Previous attempts to protect the concerns about added traffic
(photo: Ross Chapin, AIA)
rural character through rural and loss of parking. However,
zoning (1 dwelling unit per 5 neither turned out to be a prob
acres) had the effect of frag lem, with the addition of 12 res
menting the landscape and idents and 10 vehicles, especially
increasing public service and with on-site parking provided.
infrastructure cost. In town, the
zoning previously allowed for 4 Given the proximity to down-
to 6 dwelling units per acre. town, residents can walk three
blocks to shopping and dining
The CHD ordinance allows in Langley. They also enjoy easy
detached homes at twice the access to bike paths and routes
previous allowable density in all around the island.
single-family zones – up to 12
homes per acre. The ordinance The Third Street Cottage homes
essentially allows developers the sold for $140,000 to $150,000,
option to build single-family with five of eight taken before
homes at densities that were construction was completed in
previously reserved for duplex 1998. Several cottages have
development. The change in since resold for $200,000.
22
C R E AT I N G G R E AT N E I G H B O R H O O D S
Case Studies
Project Profile
Third Street Cottages
➢ Rural infill development (photo: Ross Chapin, AIA)
➢ 0.67 acres
➢ Residential density:
12 units/acre gross
➢ Parking spaces per unit: 1.25
➢ Completed in 1998
➢ Developer: The Cottage
Company
➢ Designer: Ross Chapin
Architects
23
DENSITY IN YOUR COMMUNITY
Case Studies
L
ocated in the ware-
house district of Min site’s historic features, including
Heritage Landing neapolis, Minnesota, a battered 19th-century stone
the Heritage Landing wall that connects the building
to the neighborhood. Heritage
Minneapolis, and RiverStation developments
Landing has been noted for its
are adjacent mixed-use urban
Minnesota infill projects. Consistent with distinctive architectural details
the city’s objective of creating a – warehouse-type canopies, steel
24-hour downtown, these devel lintels, mansard metal roofs and
opments are bringing residential arched windows that soften the
units into the warehouse district appearance and mass of the
for the first time. building.
Twenty percent of its units are
The two developments occupy
reserved as affordable housing
9.75 acres, one-half mile from
for households earning 50 per-
downtown. The former rail yard
cent of the median income
site laid abandoned
($76,700 in 2002); these one-
and vacant for several
bedroom units rent for $705 per
decades, until the Min
month. By comparison, the mar
neapolis Community
ket-rate apartments in Heritage
Development Agency
Landing rent for between
acquired and sold the
$1,000 and $1,900. Street-level
parcel, in two pieces,
retail – grocer/delicatessen, florist
for residential devel
and dry cleaner – and outdoor
opment.
seating for the restaurants con-
The proposed devel tribute to street ambiance and
opments went through activity.
public review, primarily RiverStation – with completion
RiverStation with the Downtown Residents expected in 2003 – has 347 for-
(photo: ICF Consulting) Association. The Riverfront sale market-rate condominiums.
Warehouse District participated These units range in size from
in design charrettes to publicly 860 to 1,500 square feet and sell
brainstorm design characteristics. for about $210 per square foot
Although there have been some ($180,000-$315,000).
negative reactions to increased The development is being con
density elsewhere in the city, the structed on a former brownfield
neighborhood associations and and incorporates environmental
business district did not voice ly friendly design elements. The
strong opposition to the project. site has underground parking, a
At the time, there were few res unique on-site stormwater treat
idential properties nearby. ment facility and a common
Heritage Landing, completed in open space area between adja
2000, includes 229 rental apart cent buildings.
ments, ranging in size from 750 The proximity of both develop
to 3,200 square feet. The devel ments to downtown Minneapolis,
24
C R E AT I N G G R E AT N E I G H B O R H O O D S
Case Studies
C
ourthouse Hill is an
infill condominium the street, with a 14.5-foot set-
and townhouse devel back from the curb.
Arlington, opment located one The public involvement process
Virginia block from the Court House showed that most community
Metrorail station in Arlington, members preferred the mixture
Virginia. Its location is consis of residential housing types and
tent with the county’s plan for the scale of the project to the
transit-oriented development high-rise apartments and hotel
around the court house subway development for which the site
station. was originally zoned. Develop
The Courthouse Hill develop ment was strongly supported by
ment benefits neighboring resi the county planning department
dents because it has helped to and residents.
turn a large vacant area into a Courthouse Hill was completed
neighborhood that blends with in April 1997 and marketed to
its surroundings and provides young professionals and empty-
attractive open space and path- nesters. Nearly all of the 202
ways. New residents of Court- units were sold within 18 months
house Hill benefit from the at prices ranging from $115,000
convenience of living near to $280,000 for the condomini
subway stations, jobs and retail. ums, and $280,000 to $350,000
Land for Courthouse Hill had for the townhouses. These prices
Condominiums and townhomes
been assembled in the 1980s. A are close to or slightly higher
soft market for residential than similar developments in the
development and site con vicinity.
straints (35-foot slope) precluded In the six years since project
development for 10 years. The completion, market values of
site is bounded on one side by some units have more than dou
high rise offices and commercial bled. Twenty-eight of the condo
space and on the other by single- miniums are designated as
family detached houses. The affordable housing available only
architect and developer pro- to limited income occupants.
posed to use a mid-rise profile to
reconnect the site to the sur Although many Courthouse Hill
rounding neighborhood and residents use the convenient rail
provide a transition between the transit and walk to nearby retail
two different housing types. and restaurants, the available
parking spaces (1.7 per unit)
Condominiums adjacent to com give residents the option of auto
mercial and office development ownership. Two-car townhouse
step down from six to four garages are accessed from inte
Pocket park
stories, and the townhouses, rior driveways, creating a
which abut the single-family pedestrian-oriented streetscape.
neighborhood, are three stories Some garages are partially
26
C R E AT I N G G R E AT N E I G H B O R H O O D S
Case Studies
A
s the case studies
show, communities a welcoming place for people.
1 Identify appropriate that successfully add Often poor building and street
dense areas to their design create places where it is
locations neighborhoods find that partic difficult or unsafe to walk and
2 Connect people ular attention to design is neces engage one’s neighbors.
sary to create great places to live.
and places Density that does not work may
In all these cases, community
be found along multi-lane, high-
3 Mix uses officials, business leaders, citizen
speed one-way streets and in
representatives and others all
4 Find parking neighborhoods that rely on
worked together to employ
pedestrian bridges, but fail to
alternatives design principles that helped
provide any sidewalk level
create better places for present
5 Create great places and future residents.
shops or restaurants. These
characteristics limit people’s
for people
Developers and community ability and motivation to walk
members can learn from the or bike to shops, and lead to
mistakes of other dense develop empty sidewalks.
ments in which some individual
Without an appropriate loca
design principles may have been
tion, a good mix of different
employed, but other critical ele
uses nearby, adequate open
ments for great, dense neighbor-
space and a vibrant, safe and
hoods were neglected. A look at
interesting life along the side-
some projects shows that while
walks and streets, dense neigh
density may provide access to
borhoods will flounder.
transit or proximity to different
❝
We’re looking for a place that is more user-friendly, and more attractive as a destination.
We want an entity that will not shut down at 5 o’clock, but will have a nightlife, a weekend
life and will be more of a complete neighborhood,” said Robert Smith, developer of Crystal
City in Arlington County, Virginia. An area that is essentially an “unusually dense version of the
suburban office park,” Crystal City, just outside Washington, DC, has a very high density (most
buildings are 12 floors or more), access to transit and a mix of uses, including offices, apartments
and hotels. But it is not a great place to live. With predominantly one-way streets, underground
retail and pedestrian bridges over the streets, one could live in Crystal City “without setting foot
outdoors.”
But that is all set to change. The developers have plans to convert the one-way streets to two-way,
provide safe crosswalks and slow down the passing cars. They intend to integrate new street-level
shops into the area and hope to create an interesting street life. Smith realizes that successful design
must integrate “vibrant street life, busy sidewalks, and inviting stores and restaurants” with the
density and transit connections to create a great place. (Washington Post, May 24, 2003)
28
C R E AT I N G G R E AT N E I G H B O R H O O D S
Design Principles
C
hoosing the right
locations for density junction of two neighborhoods
is important. The or major retail and employment
right balance helps to destinations. Adding density to
ensure that the development each of these locations can help
enhances the community and build a stronger community (or
supports existing or new services a new community) with better
like transit, shops, or a neigh access to a local store, park or
borhood center. By putting school.
density in the best locations,
Density next to a tran
new housing helps create neigh
sit station helps im
borhoods – places where all
prove transit services
residents are within a 5- to 10-
for more people. As
minute walk to a cup of coffee
more people live closer
or a gallon of milk at the corner
to the station, the sys
store. These locations may also
tem will likely be used
allow density to take advantage
more and can econom
of special site characteristics –
ically support more
such as wetlands, tree groves or
frequent service.
hills – to create neighborhoods
with unique character. All of New density near a town center View of retail and residential
these elements not only help a places more people closer to neigh development from San Antonio
community accept new density, borhood shops, the town square Transit Station in Mountain
but also help residents under- or civic buildings. This adds life View, California.
stand how it can improve their to the downtown, and more
neighborhood. people in the town center ensure
its greater public safety, while
Communities can identify these
supporting more shops and
locations for dense develop
broadening the local retail base.
ments by focusing on various
types of neighborhood hubs, Density at the junction of two
such as existing or planned tran neighborhoods can help create a
29
DENSITY IN YOUR COMMUNITY
Design Principles
D
ense developments
with a complete congestion. With a good street
street and path net- network and other mobility
work and conve options, density will add some
nient access to routes for walking, drivers to the area, but will also
bicycling and bus or rail create pull many people out of their
the strong connections neces cars – onto the sidewalks and
sary for great places, because into transit. Dense development
more compact development will with good connections to homes,
add more people to an area. shops, schools and offices allows
Without good street and transit people to choose an alternative
connections throughout an area, to driving and also provides
people must use cars for every more route options to those who
errand and every trip to school still choose to drive.
30
C R E AT I N G G R E AT N E I G H B O R H O O D S
Design Principles
31
DENSITY IN YOUR COMMUNITY
Design Principles
3 • Mix Uses
M
ixing uses turns ports the economic viability of
density into a vil services like a coffee shop or a
lage center or local hardware store. Without a
helps create a critical mass of people nearby,
community from a sea of houses. those stores would not be able
With different types of uses to survive economically. The
within a walkable area, density same is true of transit. Placing
creates a healthy neighborhood more residential, commercial
where a child can walk to a and office space near a transit
nearby school, a resident can station builds a stronger base for
run out for a gallon of milk from the day-long train or bus use.
the corner store, or neighbors
Mixed use comes in many forms.
can congregate at the bandstand
It may be a corner store in each
for a community picnic. With-
neighborhood. It may be a
out these walkable destinations,
neighborhood work center for
a new neighborhood becomes
people who sometimes telecom
like any other place where
mute during the week.
people must get into their cars
and drive to get that milk. Mixed use can help add jobs or
homes to an area, improving a
Mixing uses allows more choices
jobs/housing balance. This bal
and improves quality of life by
ance benefits the community
letting people decide if they
when people relocate to the area
want to live near their work,
to be within walking distance of
walk to the local store, or bike to
jobs.
the local library with their kids.
This technique employed in a Mixed use can also mean
residential neighborhood – for redesigning a neighborhood to
instance, to accommodate more bring in civic buildings such as
people within a 5- to 10-minute recreation centers, bandstands,
walk of a town center – sup- or a library, or to ensure that an
32
C R E AT I N G G R E AT N E I G H B O R H O O D S
Design Principles
Questions to Ask
about Mixing Uses Planners for the City of Davis,
California, and the University
➢ What uses will be integrated of California worked with the
into the development? community to create a mixed-
use neighborhood with Aggie
Village and Davis Commons.
4 • Find Parking Alternatives By placing the commercial
center, Davis Commons, next
to Aggie Village residences, the
safety of the neighborhood by university and town succeeded
D
ensity succeeds at
slowing traffic and serving as a in expanding the commercial
creating great places
center and improving the
when people feel barrier between the sidewalk
university’s link to downtown.
comfortable walk and the roadway. Mixing uses improved access
ing down the street to get a cup from the university to down-
Still, the most important effect
of coffee, sitting on their front town and brought them new
of density on parking is its
porch to talk to passing neigh amenities.
potential to reduce required
bors, and parking on the street
parking space, as compared to
in the town center for some
similar developments at conven
quick shopping. Shops and
tional densities. As density
houses close to the street, not
increases, people find other
separated from the sidewalk by
means to reach the shops or
a stretch of parking or a wide
offices. More people take transit
setback from the street, help
or walk. Different neighboring
make this possible.
uses may also share the same
Sensitive placement of parking parking spaces at different times
in different locations can help of the day. For instance, a movie
sidewalks become more invit theater and an office rarely need
ing. On-street parking, in par parking spaces at the same time
ticular, also helps improve the and can share a parking lot or
33
DENSITY IN YOUR COMMUNITY
Design Principles
to destinations. Part of
I
f we enhance higher den
sities with great places for this comfort is from the
people, then we haven’t relationship between
built density alone, we’ve building height and
built a community. Alternatively, street width; certain rela
we’ve expanded a community tionships make people
and made it even better. The feel comfortable by cre
addition of density gives us the ating “outdoor rooms.”9
opportunity to build a town, a In such places, there is a
community and a new family of pleasant sense of enclo
friends – or to connect to the sure – enough not to feel
ones that have always been too exposed, but not so
around us. This begins to hap- enclosed as to feel cramped. This
pen when people have the enclosure is supported by ori
chance to talk to each other and enting buildings to be parallel to
congregate. Density offers that the street, and placing them
chance to be together. within a short distance of the
sidewalk or along the sidewalk
Great places are created by
in the case of a town center.
combining all the different ele
ments listed above, and then The setback should be mini
adding the detail. The 5-minute mized both from the street and
neighborhood is immortalized in from the neighboring building.
great places. People can reach Placing buildings side-by-side
the corner store in five (to ten) (rowhouses or town center
minutes. Streets are welcoming – buildings, for instance), or close
proportioned to feel like a room to each other (single-family
in your house, a cozy place bungalows) helps create a more
where you would want to be. interesting place to walk.
Trees in planting strips or in
These buildings should also
grated planters line the street, in
have some architectural detail
appropriate sections. Diverse
on the facades, and no blank
housing types – bungalows, live-
walls facing the street. Local
work rowhouses, apartments
architectural styles help incor
and shops – are found on a
porate the new development
neighborhood walk. The neigh
into an existing neighborhood.
borhood has interesting places
on the street, and the community Porches, balconies and other
feels inviting to the pedestrian, additions add to the outdoor
driver and bicyclist, and to room to create a sense of com
young and old alike. munity and a welcoming place
to be.
Certain characteristics help cre
ate this inviting place. A well- Open spaces, parks and plazas
designed streetscape makes also enhance the community’s
people feel comfortable and experience. They provide gath
invites residents to walk or bike ering spaces and focal points for
35
DENSITY IN YOUR COMMUNITY
Design Principles
Endnotes
■ INTRODUCTION
1 Designing for Transit: A Manual for Integrating Public Transportation and Land
Development in the San Diego Metropolitan Area. July 1993.
2 Katherine Shaver, “The Road Too Much Traveled: For Many Children, Drive Time
Just Keeps Going,” Washington Post, January 27, 2003; Page A01.
3 For example, the Surface Transportation Policy Project found that suburban mothers
spend on average 66 minutes per day in their cars, and that approximately one-half of
women’s trips are for the purpose of chauffeuring other people. In High Mileage Moms,
Surface Transportation Policy Project, May 1999.
4 www.tjpdc.org/pdf/rep_comm_epiBrochure.pdf
5 “The Metropolis Plan: Choices for the Chicago Region.” Chicago Metropolis 2020.
Chicago, Illinois, 2002, p. 24.
6 American Farmland Trust, Alternatives for Future Urban Growth in California's Central
Valley: The Bottom Line for Agriculture and Taxpayers, October 1995.
7 U.S. Environmental Protection Agency, “Protecting Water Quality with Higher
Density Developments.” (U.S. EPA, Washington, DC, 2003), 2-8.
■ “LESSONS LEARNED: DESIGN FOR DENSITY”
8 Duany, A., Plater-Zyberk, E., Speck, J. Suburban Nation, North Point Press, NY. 2000.
9 Many designers recommend at least a 1:1 ratio; that is, the buildings are at least as tall
as the street is wide. Some distinctive urban streets reach a 3:1 ratio, where the build
ings are three times higher than the street width.
36
C R E AT I N G G R E AT N E I G H B O R H O O D S
For more information on the
NATIONAL ASSOCIATION
OF REALTORS® Smart
Growth Initiative, go to
www.REALTOR.org/SmartGrowth
LOCAL GOVERNMENT
COMMISSION
A nonprofit, nonpartisan, mem
bership organization, the Local
Government Commission is
composed of forward-thinking,
locally elected officials, city/
county staff, and other interested
individuals. The LGC inspires
and promotes the leadership
of local elected officials to
address the problems facing our
communities by implementing
innovative policies and programs
that lead to efficient use of civic,
environmental and economic
resources.
■ www.lgc.org
U.S. ENVIRONMENTAL
PROTECTION AGENCY
■ www.epa.gov