Citation: Aurbach, Laurence, "Delighful Density." The Town
Paper,
Fall 2002, Vol. 4, No. 3, p. 1.
Delightful Density
By Laurence Aurbach
Density gets a bad rap in America. The mere mention of the word "density" causes the average citizen to experience nightmarish fantasies such as massive structures towering over the landscape, poor environmental quality and exasperating traffic congestion. Unfortunately, these fears are not completely unfounded. High-density developments built after World War II - shoddy apartment towers, isolated office parks, obsolete mega-malls - too often exhibit some of these problems.
The performance of contemporary high density development contrasts poorly with the great historic places that are landmarks of American culture. Looking at the heritage of building left by our country's founders, it is apparent that many of America's best-loved communities have surprisingly high densities (see below). Why do new dense places compare so badly to the great historic ones? Why does density in one development reduce the quality of life, while a historic town with the same density proves immensely satisfying for residents and visitors alike?
One major difference is design. Our greatest towns and neighborhoods have dense areas that are designed with excellence. This means the individual buildings are arranged along the street to make "outdoor rooms" that are pleasant, functional public spaces. The safety and enjoyment of people on foot is the first priority. Whether you're on a leisurely stroll or a fast-paced hike, the streets are great places to walk. They have broad sidewalks, human-scale architecture, and rows of trees with abundant foliage. The traffic speed on local streets is 20-25 m.p.h.; in the center of large boulevards it is somewhat higher.
The building stock in the best historic centers is sturdy, with good light and ventilation. The buildings themselves contain a multitude of uses, but their exteriors harmonize through the use of a few shared architectural elements. The varied mix of uses creates a lively street life, convenient services and enhanced cultural opportunities - all the advantages of in-town living.
A persistent fear about density is related to crime. Even the greatest of historic city centers have experienced cycles of decline, and it's not too difficult to find dense areas that struggle with poverty and lawlessness. But dense town centers do not inherently create social problems. As the U.S. population expands into the suburbs, conditions like overcrowding, traffic fatalities and escalating crime are increasingly turning up in low density subdivisions.
Another complaint about density is the parking. In previous centuries, most urban transportation was by foot or rail, so historic neighborhoods are short on private garage space. Dense neighborhoods continue to function best when served by convenient, comfortable transit. In addition, new urban designers address modern parking requirements with a variety of techniques. On-street parking, either parallel or angled, is provided in all possible locations. Parking courts in the interiors of blocks are lined with shops and residences. Parking decks and underground garages are built where finances permit. These techniques provide an adequate quantity of parking, located in ways that do not disrupt the pedestrian realm.
A selection of "all-star" historic places and their densities from Census 2000:
Oak Park, Ill. Census tract 8128: 19 dwellings per acre
Most of the city was built from the 1890s to the 1930s, with a downtown
composed of two- to three-story structures. The city is famed for its
concentration of Prairie-style buildings.
French Quarter, New Orleans, La. Census tract 42: 20 dwellings per
acre
The French Quarter was built from the 1790s to the mid-1800s. It
is a neighborhood of one- to five-story buildings in an eclectic range
of types: the French Colonial house, the Spanish Colonial house, the cottage,
the town house and the shotgun house.
Dupont Circle, Washington, D.C. Census tract 42.02: 35 dwellings per
acre
Built from the 1870s to the early 20th century, the brick townhouses and
apartments are designed in the Queen Anne, Richardsonian Revival, Renaissance
and Georgian Revival styles.
Telegraph Hill, San Francisco, Calif. Census tract 104: 35 dwellings
per acre
This district was built from the 1850s to the 1920s and has the city's
largest collection of mid-19th century homes. The houses and apartment
buildings are expressed in a varied range of styles, from Victorian to
Art Deco.
Park Slope, Brooklyn, N.Y. Census tract 157: 53 dwellings per acre
Known as the "Gold Coast" of Brooklyn. The elegant, finely-crafted brownstones
and townhouses date from the 1870s to the early 20th century.
Beacon Hill, Boston, Mass. Census tract 202: 94 dwellings per acre
Built from the 1790s to the 1830s and composed generally of three- to
five-story brick row houses. The architectural styles include Federal,
Greek Revival and Victorian, together with early 20th-century Colonial
Revival homes and apartments.
Census Bureau figures were used to determine the density as measured in dwelling units per acre of land. Non-residential elements such as streets, parks, and commercial and civic buildings are included. If they were subtracted, the density figures would be higher.
© Copyright 2002 by Laurence Aurbach.