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Paid for and approved by Citizens for Graceful Growth

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Revisiting the Past to Shape the Future

EXAMINING GOOD DENSITY VS. BAD DENSITY

 

Creating a charming downtown involves finding a balance between density and livability, ensuring that development enhances the urban experience rather than detracts from it.

 

The concept of "good density" and "bad density" in urban planning can significantly affect the charm and functionality of a downtown area.

 

Here are some examples of each:

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What is Good Density?  Components include:

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  1. Mixed-Use Developments:

    • Example: A building with retail shops on the ground floor, offices on the middle floors, and residential units on the upper floors.

    • Contribution: Encourages a vibrant street life, provides amenities close to residents, and promotes walking and biking.​

  2. Pedestrian-Friendly Streets:

    • Example: Narrow streets with wide sidewalks, street furniture, and trees.

    • Contribution: Enhances walkability, creates a pleasant environment for pedestrians, and encourages street-level interactions.

  3. Green Spaces and Parks:

    • Example: Small parks, plazas, or community gardens integrated into the urban fabric.

    • Contribution: Provides recreational spaces, improves air quality, and offers aesthetic and social benefits.

  4. Human-Scale Architecture:

    • Example: Buildings that are no more than 5-6 stories high, with design elements that engage with the street level (e.g., large windows, balconies, interesting facades).

    • Contribution: Maintains a sense of intimacy and connection, avoids the overwhelming feel of high-rise buildings, and supports local businesses.

  5. Economies of Scale: Higher density allows for more housing units to be built on the same amount of land, spreading the cost of land, infrastructure, and utilities across more units. This can lower the cost per unit, making housing more affordable for residents .

  6. Efficient Use of Land: By building upwards and utilizing available land more efficiently, cities can create more housing without the need for expanding into undeveloped areas. This helps control the price of land and reduce the costs associated with urban sprawl, such as extended infrastructure and transportation networks .

  7. Mixed-Use Developments: Higher density often involves mixed-use developments, which combine residential, commercial, and recreational spaces. This can reduce the overall cost of living by placing housing near jobs, services, and amenities, thus decreasing transportation costs for residents .

  8. Increased Supply: Simply increasing the supply of housing units can help stabilize or lower housing prices. When more housing options are available, the competition among buyers and renters can decrease, helping to keep prices more manageable .

  9. Diverse Housing Options: Higher density can lead to a variety of housing types, including apartments, townhomes, and condominiums. This diversity allows people with different income levels and housing needs to find suitable and affordable options . .

GOOD DENSITY EXAMPLES

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Examples of places in Florida who practice good density. These downtown areas provide a mix of historic charm, cultural attractions, and local flavor, making them some of the most charming and walkable spots in Florida.

 

  1. St. Augustine:

    • Known as the oldest city in the U.S., St. Augustine boasts cobblestone streets, Spanish colonial architecture, and historic landmarks like the Castillo de San Marcos.

    • St. George Street is a pedestrian-only area filled with shops, restaurants, and historic sites.

  2. Winter Park:

    • Located near Orlando, Winter Park features tree-lined streets, a beautiful chain of lakes, and the famous Park Avenue, which is lined with boutiques, cafes, and art galleries.

    • The area is also home to Rollins College and the Charles Hosmer Morse Museum of American Art.

  3. Mount Dora:

    • This quaint town is known for its antique shops, unique boutiques, and charming bed and breakfasts.

    • The downtown area hosts numerous festivals and events throughout the year, such as the Mount Dora Arts Festival.

  4. Fernandina Beach (Amelia Island):

    • Fernandina Beach has a historic downtown area with Victorian architecture, charming shops, and seafood restaurants.

    • The area is rich in history and offers access to beautiful beaches and outdoor activities.

  5. Dunedin:

    • This small town near Tampa Bay has a walkable downtown with unique shops, breweries, and restaurants.

    • Dunedin is also known for its Scottish heritage and hosts the annual Dunedin Highland Games.

  6. Pensacola:

    • Downtown Pensacola offers a mix of historic sites, museums, shops, and restaurants.

    • The area is known for its beautiful waterfront and vibrant cultural scene, including the Pensacola Historic District.

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What is bad density?

 

Components include:

 

  1. Overcrowded High-Rises:

    • Example: Tall residential or office towers with little consideration for surrounding infrastructure and public spaces.

    • Detraction: Creates wind tunnels, casts large shadows, and can lead to a feeling of anonymity and detachment from the street level.

  2. Lack of Green Space:

    • Example: Dense development without parks, green roofs, or community gardens.

    • Detraction: Reduces the quality of life, contributes to the urban heat island effect, and decreases opportunities for outdoor recreation.

  3. Car-Centric Planning:

    • Example: Large parking lots or garages that dominate the landscape, wide roads designed primarily for vehicular traffic.

    • Detraction: Discourages walking and biking, increases pollution and noise, and detracts from the pedestrian experience.

  4. Homogeneous Building Use:

    • Example: Entire blocks of single-use buildings, such as only offices or only residential units.

    • Detraction: Reduces the diversity of activities, leading to dead zones during off-hours, and fails to create a dynamic, 24/7 urban environment.

  5. Poorly Designed Public Spaces:

    • Example: Public spaces that are poorly maintained, lack seating, or are not well-lit.

    • Detraction: Discourages use, feels unsafe, and does not contribute to the social and cultural life of the downtown.

BAD DENSITY EXAMPLES

Florida has experienced significant urban sprawl in various cities, leading to downtown areas with poor planning and development issues. Here are some examples often cited for poor urban planning; each of these cities has unique challenges, but common issues include traffic congestion, insufficient public transportation, and a lack of cohesive urban planning, all of which contribute to problematic urban sprawl.

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  1. Miami:

    • While Miami has a vibrant downtown, it has also experienced issues related to urban sprawl, such as traffic congestion and high real estate prices pushing residents to the suburbs.

    • The lack of affordable housing within the downtown area forces many workers to commute from far distances, exacerbating transportation problems.

  2. Fort Lauderdale:

    • Fort Lauderdale's downtown area has seen rapid development, but this growth has often been haphazard, leading to infrastructure that struggles to support the increasing population.

    • The city's expansion has led to environmental concerns, with natural habitats being replaced by urban developments.

  3. Orlando:

    • Orlando's downtown has faced criticism for traffic congestion and lack of efficient public transportation. The city's rapid expansion and reliance on cars have led to urban sprawl, making commuting difficult and increasing pollution levels.

    • The downtown area has struggled with insufficient green spaces and pedestrian-friendly infrastructure, detracting from the urban experience.

  4. Tampa:

    • Tampa's urban sprawl has led to a fragmented downtown with large areas dedicated to parking lots and highways, reducing the space available for businesses and residential development.

    • The city's public transportation system has not kept pace with its growth, making it difficult for residents to navigate without a car.

  5. Jacksonville:

    • Jacksonville's downtown has been criticized for its extensive suburban development, which has led to a hollowed-out urban core with many vacant lots and underutilized buildings.

    • The city's sprawling nature has resulted in long commutes and a lack of cohesion in the downtown area.

In summary, increasing density in downtown areas can significantly enhance the quality of life through:

  1. Improved Access to Amenities: Higher density often means that more amenities, such as shops, restaurants, schools, parks, and healthcare facilities, are located within walking distance. This increases convenience and reduces the need for long commutes .

  2. Economic Vitality: Increased density can lead to more robust local economies by supporting a greater variety of businesses and services. This, in turn, can create jobs and stimulate economic growth. Dense urban centers can attract investments and tourism, contributing to the overall prosperity of the area .

  3. Social Interaction and Community Building: Dense neighborhoods can foster a stronger sense of community. With more people living close to one another, there are more opportunities for social interaction, community events, and cultural activities. This can lead to a richer social life and stronger community ties .

  4. Environmental Sustainability: Higher density can lead to more sustainable living patterns. Compact urban development reduces the need for extensive infrastructure and preserves open spaces and natural areas. It also encourages the use of public transportation, walking, and cycling, which reduces greenhouse gas emissions and the urban heat island effect .

  5. Improved Public Services: Higher population density can lead to more efficient provision of public services, such as waste collection, utilities, and emergency services. Economies of scale can make it easier and cheaper to provide these services in densely populated areas 

  6. Housing Affordability: Increasing density through smart urban planning can help address housing shortages and make housing more affordable. By allowing for more housing units in a given area, cities can better meet the demand for housing, which can help stabilize or reduce housing costs.

  7. Enhanced Urban Design: Higher density encourages the development of vibrant, mixed-use neighborhoods that integrate residential, commercial, and recreational spaces. This can create more engaging and aesthetically pleasing urban environments that people enjoy living in.

SOURCES FOR FURTHER RESEARCH:

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Several respected organizations and institutions research and publish findings on the benefits of higher density in downtown areas. Here are some of the top sources:

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Center for Housing Policy:

  • The Center for Housing Policy is the research division of the National Housing Conference. It focuses on identifying and promoting solutions to the nation's housing challenges, including how increased density can contribute to affordable housing and sustainable communities.

  • Website: Center for Housing Policy

American Planning Association (APA):

  • APA provides leadership in the development of vital communities by advocating for good planning practices. They produce a wide range of research and resources on urban density, land use, and community development.

  • Website: American Planning Association

National Association of Realtors (NAR):

  • NAR conducts extensive research on urban development and housing markets. Their studies often explore the relationship between density, housing affordability, and economic vitality.

  • Website: National Association of Realtors

Brookings Institution:

  • The Brookings Institution is a nonprofit public policy organization that conducts in-depth research on various urban issues, including the benefits of increased density. Their Metropolitan Policy Program provides valuable insights into how density impacts economic development and quality of life.

  • Website: Brookings Institution

Smart Growth America:

  • Smart Growth America is a nonprofit organization that advocates for people who want to live and work in great neighborhoods. They conduct research and provide resources on how smart growth strategies, including increased density, can lead to better urban outcomes.

  • Website: Smart Growth America

World Resources Institute (WRI):

  • WRI is a global research organization that works on various issues, including sustainable cities. Their research often includes the benefits of higher density in urban areas, especially in terms of environmental sustainability and social equity.

  • Website: World Resources Institute

Revitalize, or Die

Congress for New Urbanism

  • CNU's mission is to champion walkable urbanism by providing resources, education, and technical assistance to create socially just, economically robust, environmentally resilient, and people centered places.

  • Website: Congress for New Urbanism

Strong Towns

  • Strong Towns is a 501(c)(3) nonprofit media advocacy organization. They produce content that analyzes the failures of the post-war North American development pattern while giving citizens the knowledge and tools to start making our places better today.

  • Website: Strong Towns

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