Zoning for Densification

This has to be the next logical topic. So, why go from favouring single-family housing to zoning for densification? Next instalment – some suggestions for the how. And later, I will tackle land use and buildable area.

The Why

I have touched on the various reasons in my last post. Also, I wrote about the impact moderate densification would  have on my street in Pointe-Claire. I have discussed the need to preserve agricultural land, preserve nature, and to reduce CO2 emissions caused by congestion and distance. Don’t buy into man-made climate change? I have given up trying to convince non-believers of this reality.

Arguments hardly affect the faithful—their beliefs have an entirely different foundation.

Paul Feyerabend

However I don’t know anyone that denies exhaust-driven smog, poor air quality, and the resulting  health issues.

Smog

Dollars & Cents

• Infrastructure needed to support new housing costs is expensive. Longer streets, underground services, and cabled networks cost more than shorter streets, underground services, and cabled networks. 
• Single-family homes require site specific infrastructure costs of about $40,000 versus $5,000 for a housing unit in a small apartment building. (Site specific – from street to building)
• Extended civic infrastructure networks mean more potential for breakdown and  higher maintenance costs. 
• Better tax revenues per square foot of land. 

Density Advantages

• Creates favourable conditions for the development of public transportation and neighbourhood amenities – shopping, dining, entertainment, recreation. city parks
• More opportunity for better architecture – is there any uglier a neighbourhood than one made up of single-family, garage-forward homes built on zero property lines
• Walkable neighbourhoods reduce the need for automobile ownership – so less smog and dirty air
• More efficent energy consumption
• All of which contribute to better property values 
• More valuable real estate means more tax revenues

Density takes different forms

I am not against single family homes – I live in one. I don’t advocate for condo / apartment towers on every street corner. However, I do advocate for the elimination of exclusive single-family zoning. Density can be gentle – think:

• Town homes, duplexes, triplexes, and small apartment buildings
• Much larger buildings in old industrial areas
• High-rise buildings on shopping centre parking lots close to public transportation. 
• City centre residential towers aligned with the height of neighbouring office buildings
• Residential on top of retail along commercial arteries such as Montreal’s rue Ste-Catherine.
• You love Parisian neighbourhoods? Average population per square kilometre – 52,218; Toronto – 4,428

Density in Glasgow’s Govanhill neighbourhood across the street from The Queen’s Park.

The How

Next up – some suggestions on how to go from the single-family housing fetish to zoning for densification.