Density
y and
the Washington DC Region
TLC & Density
• Th
The Transportation/Land
T
t ti /L d U
Use C
Connections
ti
P
Program (TLC)
supports coordination of transportation planning and
design with land use planning and development within
communities.
iti
• Address funding gaps and augments projects already
underway.
y
Source: WMATA
Why Density?
• Why is “density” important?
• Growing congestion
• Lack of affordable housing
• Improving walkability of
neighborhoods
• Reducing dependency on
cars by living in close
proximity
i it with
ith jjobs
b and
d retail
t il
• Strengthening regional
transportation network
• “Density”
Density requires design to
be successful.
Source: Reconnecting America
Why Density?
• D
Density
it is
i often
ft a
stumbling block in
community planning.
• However,
H
d
density
it is
i often
ft
a critical component in the
success or failure of
implementing community
objectives.
• This presentation is a tool
to explain issues of
density in order to
achieve community
visions
visions.
Source: Reconnecting America
Why Density?
• Perceptions of density do
not always match with the
realities
• Many factors affect density
and “performance”
• Densityy is not “one size fits
all”
• “Higher” density does not
necessarily translate into
increased height or bulk
• Different densities will work
for different communities
based on goals
Source: Michael
Stravato for The
New York Times
Source: www.sierraclub.org
Why Density?
• A community vision and
goals should help guide the
planning process.
– Neighborhood-serving Retail
– Affordable Housing
– Transportation Options
– High-Quality Environment
– Community
C
it R
Revitalization
it li ti
Source: www.ci.seattle.wa.us
• Appropriate densities for
achieving
g those g
goals can
be formulated.
Why Density?
• Density helps to support street
street-level
level retail and vibrant
pedestrian activity.
• Densityy helps
p to support
pp a range
g of uses as shopping,
pp g,
dining, entertainment, and pedestrian plazas or parks.
Source: www.mc-mncppc.org
Source: Reconnecting America
Why Density?
• Good Density relates to its
surrounding environment
Source: www.pps.org
Source: www.usemenow.com
Source: Reconnecting America
Why Density?
•
Good
G
d Density
D
it improves
i
h
housing
i choice
h i and
d ((potentially)
t ti ll )
affordability
Source: Reconnecting America
Source: Reconnecting America
Why Density?
• Density can often allow for the
inclusion of more affordable
housing
Source: Reconnecting America
In the Washington region,
working families earning
$20K-$50K per year spend
an average of 60% of their
income on the combined cost
of housing + transportation
Why Density?
• Good Density
improves mobility
choice
h i and
d access to
t
transit networks
Source: Reconnecting America
Source: Reconnecting America
Why Density?
•A
Areas with
ith good
d ttransit
it access are good
d llocations
ti
for higher densities
IIn the
th Washington
W hi t
region, people who live
within a half-mile radius
of transit are about 4
times as likely to walk,
bike, or ride transit than
other residents in the
region.
i
Source: Center for Transit-Oriented Development
Why Density?
• IIncreased
d density
d
it allows
ll
ffor
more resources that can be
allocated to public spaces,
improved sidewalks,
sidewalks safety
features, and other amenities.
Source: Reconnecting America
Source: Los Angeles MTA
Source: Reconnecting America
Why Density?
• Good Density improves
environmental and
public health
http://p2library.nfesc.navy.mil
Source: Reconnecting America
Why Density?
• R
Residential
id ti l d
density
it
and miles traveled are
directly related.
Source: Sierra Club and Center for
Neighborhood Technology
Source: Reconnecting America
Why Density?
• Understanding different terms and types of density is a
key part of successful planning and realizing community
visions.
visions
• Knowing what density looks like and the different forms it
can take helps
p inform important
p
decisions about design.
g
Definitions of Density
• Common Measures of Density
• FAR
• Dwelling
D lli U
Units/Acre
it /A
• Net vs. Gross Density
• Height vs.
vs Density
• Housing Types and Scales
• DC Region Examples and
Potential Issues
Source: www.lincolnist.edu
Definitions of Density
FAR (Floor Area Ratio): Ratio of total floor area of buildings to the gross
area of the plot of land.
• For example, with FAR 2.0 the total floor area is twice the area of land.
Source: www.lacity.org
Definitions of Density
d /
du/acre:
N b off d
Number
dwelling
lli units
it ((residences)
id
) per acre
Source: www.lincolninst.edu
Same densities at 11.7 du/acre,, veryy different results
Definitions of Density
Net v Gross density:
• Net density refers to the
density per given area on
areas occupied by residential
uses ((includes driveways,
y
private yards, etc)
Source: www.lincolninst.edu
Definitions of Density
Net v Gross density:
• Gross density includes the
infrastructure such as streets,
sidewalks, parks, etc while
measuring a given area
Source; www.lincolninst.edu
Height v.
v Density
Density can come in many different forms, heights, and
scales.
• Density and height are not always directly related. For example, a mid-rise
building development may have lower density than a townhome
development.
• Numbers not as important as overall design
• Good design is critical to providing variety and community amenities
16.9 du/a
Source: www.lincolninst.edu
15.5 du/a
Source: www.lincolninst.edu
Housing Types and Scales
• Single-family 1-12 du/acre
• Rowhomes 8-30 du/acre
4.7 du/a
21.8 du/a
Source: www
www.lincolninst.edu
lincolninst edu
Source: www
www.lincolninst.edu
lincolninst edu
• Low- to mid-rise 20-100 du/acre
• High-rise 80+ du/acre
52.9 du/a
89.9 du/a
Source: www.lincolninst.edu
Source: www.lincolninst.edu
Density & The DC Region
District
FAR
Units/Acre
Height
Rosslyn (C-O Rosslyn)
4.8 residential
3.8 other
N.A
35’ baseline
up to 180’ with review
Columbia Pike, Arlington
(BES: Main Street Site)
N.A
N.A.
6 stories
Columbia Heights (C-3-A)
(C 3 A)
4.0 residential
2 5 other
2.5
th
N.A.
65’
65
Capitol Hill (R-4)
N.A.
Apts. 48.4
du/acre
40’/ 3 stories
Capitol Hill (R-5-B—
Ellen Wilson townhomes)
1.8
N.A
50’
U St. Corridor ((CR))
6.0 residential
3 0 other
3.0
N.A.
90’
Density & The DC Region
•
Density
D
it iis a strategy
t t
for
f achieving
hi i community
it vision
i i ffor
transportation and land-use connections.
•
Density can achieve a number of community and
regional goals
•
No one way to determine appropriate density
•
Design is critical
Good Density Needs Good Design
Good Design…
• Provides community amenities for
existing residents
• Creates active streets with
pedestrian oriented retail
• Encourages active public space
and eyes on the street
• Results in a transition from public
to private spaces
• Requires high quality materials
and details
S
Source:
www.pittsburghdestinations.com
itt b hd ti ti
Good Design: Community Amenities
• Parks, plazas, public
squares, seating,
landscaping, traffic
calming
Source: Reconnecting America
• Public Art
Source: Mark Pritchard
Good Design: Building Mass
• Space for Light and Air
Source: www.zedfactory.com
• Strong Street
Presence/Building
Frontage
Source: Reconnecting America
Good Design: Active Ground Floor
• Commercial, retail, and civic uses
all contribute to a vital street life
Source: Reconnecting America
Sourec: www.keston.com
Good Design: Relationship to Street
• Frequent entries and
windows
Source: Reconnecting America
•T
Transition
iti ffrom public
bli tto
private spaces
Source: Reconnecting America
Good Design: High Quality Retail
• Higher First Floor Ceiling Heights
Source: Reconnecting America
• Good Pedestrian amenities
Source: Reconnecting America
Good Design: Open Space
• “Eyes
Eyes on the Street”
Street
Source: Reconnecting America
• Programming for community uses
Source: Metropolitan Transportation Commission
Good Design: High Quality Materials
• Long-lasting
g
g
• Sustainable
• Details and craftsmanship
Source: www.teamaffinity.net
Source: Reconnecting America
Good Design: Accessibility
• Universal Design
Principles –
accessibility for all
• Small to mid-length
blocks allow for more
convenient
navigation
• Frequent
q
intersections
Source: Reconnecting America
DC Region Example: Single Family
Takoma Park
Walkable main
street with
shopping, dining,
retail, transit
Single-family
houses close to
Metro station
with mix of
multi-family and
commercial
Mix of styles
and
densities
within close
proximity.
Single Family: Potential Issues
• Urban location, but lacks
connections to retail or other
amenities
Garages in front of
homes prevent
definition of street edge
Lack of sidewalks,
crosswalks – not
pedestrian friendly
Design lacks context or
scale – no connection
to surroundings
Lack of through
streets prevents
p
pedestrian and auto
connections
DC Region Example: Townhomes
Ellen Wilson Townhomes on Capitol
p
Hill
• Density: 29 du/a
• 134-unit apartment development from 1941,
replaced
l
d iin 1996 b
by mixed
i d iincome community
it off
134 townhomes
• Same gross density with very different designs
and
d results
lt
Multiple building entrances
create a transition from public to
private space
Mix of color, detail, and
b ildi h
building
heights
i ht provides
id
variety
Buildings maintain street
edge and connect to
surrounding neighborhood
Sources: www.dchousing.org
Townhomes: Potential Issues
• “Urban” aesthetic, suburban in location and placement, with no
connections to transit or other uses
• Lacks retail or commercial uses needed to provide a walkable place
Parking placed in front of units
Internal streets do not provide
neighborhood connectivity
Units don’t face the street
Lack of pedestrian crossings and
wide curve radii
DC Region Example: Mid-rise
Mid rise
The Ellington
• Across from U St Metro station.
• Mid-rise, approx. 180 du/acre
• Underground parking
(1 space/unit)
Maintains urban street
condition, engages
passerby.
Step-down
Step
down transition
to existing low-rise
townhomes
Includes 17,000 sq. ft. of retail
space, restaurants, outdoor
seating on ground floor
Recesses or changes in
material avoid monotony
provide scale
Low- to Mid-rise: Potential Issues
• Density: 41 du/acre
• Urban density without urban connections.
• Location next to an arterial road and
highway not accessible by metro
highway,
metro.
Absence of scale
transitions and
connections to
surroundings
g
Entries not clear and
hostile pedestrian
environment
Absence of ground-floor
activity. Parking lots take the
place of streets.
Auto-oriented design, No
connections to surrounding
areas other than by car.
DC Region Example: High-Rise
High Rise
The Artisan Condominium
• High-rise, twelve-story
• Density: approx. 240 du/acre
• N
Near G
Gallery
ll
Pl
Place/Chinatown
/Chi t
and
dM
Metro
t
Center metro stations
Variation in massing
and height to take
advantage of
southern exposure
Preserved façades of
three previous older
buildings to reduce
scale at street level
First-floor heights and
sidewalk width create
quality street-level
retail/commercial space
High-Rise: Potential Issues
• High-rise,
g
, 16-storyy
• Density: 108 du/acre
• High density, but suburban
auto oriented design not
auto-oriented
located near transit.
Absence of street
street-level
level retail
or commercial space,
pedestrian activity.
A t d
Auto-dependent,
d t no
pedestrian connection
Building has internal
amenities
iti b
butt llacks
k
connectivity to its
surroundings
DC Region Example: Corridor Density
The Rosslyn-Ballston
y
Transit Corridor
• Concentrated density and
promoted mixed-use at five
stations
• Preserved and reinvested in
adjacent residential
neighborhoods
• Used Metrorail as catalyst for
redevelopment of commercial
spine
• 73.3% of patrons walk to transit
• 32.8% of Arlington County’s real
estate tax revenue from 7.6% of
it’s land area
Source: Sky High Studios
Moving Forward
•
Density
D
it can b
be used
d tto achieve
hi
community
it and
d regional
i
l
goals, but density is not a one-size-fits-all solution.
•
Communities must balance the potential for density with
the need to provide public infrastructure such as schools
and utilities.
•
There are clear roles and responsibilities for both the
public sector and community stakeholders to move
i l
implementation
t ti fforward.
d
The Need for the Public Sector
• Development
p
regulations
g
need to support high quality
development:
• Siting
Siting, height
height, bulk
bulk, and
parking requirements
• Provision of community
amenities,, such as groundg
floor retail
• Provision of public amenities,
such as street furniture and
parks/plazas
Source: Reconnecting America
Source: www.inetours.com
The Need for the Public Sector
• Design of streets needs to support walking, biking, and
access to transit to provide transportation choice.
Source: Reconnecting America
Source: Reconnecting America
The Need for the Public Sector
• Transit planning needs to support alternative mode
choices and make transit accessible and convenient.
Source: Reconnecting America
Source: Reconnecting America
The Role of the Community
• Public involvement is needed in planning transportation
choices and great places
Source: Reconnecting America
Source: Reconnecting America
The Role of the Community
• Community support for projects that meet goals and
vision is essential.
Source: Reconnecting America
Source: Reconnecting America
Density
y and
the Washington DC Region
Questions? Comments?