Contributed by Krystal Meiners
As we gear up for the November Empower Happy Hour, I am excited to write an article that relates to the topic of Density.
Density is one of those subjects that can be mired in analytics – but it is also a very real phenomena that hits many hearts and can have an extreme impact on the life of a community. It has the capacity to improve or ruin neighborhoods – so it can be especially hard to know if you are doing it right.
One of my most recent and favorite density conversations was this past September at the Built Green Conference. The discussion was focused on enhancing Walkability in the suburbs by increasing the number and quality of connections between where people lived and where the wanted to go. The reason that I loved the conversation so much was because it completely challenged the notion that density does not exist in the suburbs.
Niko Larco, a professor from the University of Oregon and author of the book Site Design for Multifamily Housing: Creating Livable, Connected Neighborhoods, was the conference keynote. His address proposed that we take a new look at suburban density to see how we can make improvements in the walkability of what is currently existing. What he wanted to challenge was the idea that “No one walks in the suburbs”. Because, seriously… no one walks in the suburbs right?
When people think about the suburbs – they often think of sprawling single-family homes and whirling subdivisions that have no exits. It is true that this landscape exists a great deal in the suburbs and that this low-density development tends to blight the countryside.
What we often glaze over, however, is the existence of real density. What Larco showed in his presentation was that DENISTY DOES EXIST in the suburbs. Maybe not in the single family housing that we are so familiar with – but perhaps somewhere else. What we are missing is that medium-density apartment developments are also a huge part of the suburban landscape and have been since the 70’s. While the analytics of density might point to extremely low ratios in the suburbs – the fact is that there are dense micro-developments that rival even the densest downtown core.
In fact, Larco and his students did a great study on walkability in the suburbs and surveyed hundreds of residents that live in apartment complexes throughout America. What they found was that, absolutely, people do walk in the suburbs. They walk to the convenient stores, they walk to the grocery store (even if it is through paths paved from hundreds of trips through the buffer zones), and they even knock down fences in an effort to get from point A to point B.
I recall this kind of “suburban connection” from my youth. Particularly one that connected the woods behind my grandmother’s house to the back of the Dairy Queen. If we would have taken the paved route to this coveted location, it would have taken us three times as long to get our frozen treats – so we blazed trails, we pulled apart the fence and trampled through the poison ivy.
Now – while this kind of density isn’t what you would normally think of, and this kind of Walkability isn’t the type of trip that will show up on Walkscore – what I do love about this conversation is that it is about something more organic. It is about community-driven design in a sense. It is about people letting designers, planners and developers know what they want and where they want it.
It is about taking charge of your community. And that is really what this density conversation should be about, right? How can we enable the neighborhood to take charge of their community?
Larco has recently began working with apartment developers to give them a “recipe” for creating successful connections in and out of their development. Where these developers once built with blinders on – they are now noticing that, “hey, I don’t have to put up a fence around the whole property because there is this Pizza place right behind us.” And that saves money right?
It should and could be the same thing in any neighborhood. At Green Canopy we have recently taken steps to develop more community-driven designs. Our community meetings have become more robust – and our feedback is really changing the way that we design and develop properties. It is hard to marry what the neighbors want with what the market wants – but at the same time – there is no need to knock down fences, right?