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?
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