Quality Place is increasing in importance as a strategy for competitive communities. We will continue to pass along good information about what makes a quality place and how to build on uniqueness. One of the issues for quality place is density. Finding the right balance of higher density and low-density development to achieve community goals and benefits requires good design. Density done well requires “strong public involvement, detailed attention to the pedestrian environment and uncompromising dedication to superior design”.

Poorly designed higher density (average of 8 dwelling units per acre and higher) will exacerbate problems such as congestion and crime. Where higher density is not properly planned communities will reject the benefits in favor of continuing the high cost/ negative benefit of land consuming low-density (average of 3 dwelling units per acre) growth.

Sustainable Neighborhoods are important components of the “Quality Place” element of our competitive community model. Effective placement of compact multi-use development is a strategy that can enhance existing and new neighborhoods with higher density. Creating Great Neighborhoods: Density in Your Community is a September 2003 publication, produced by the Local Government Commission in cooperation with the U.S. EPA, that provides examples and principles to guide communities searching for strategies to make more effective use of their resources. The following is an excerpt:

“More and more people understand that to achieve their community goals and create a vibrant place to live, the community needs different types of development – different types of density. It cannot thrive over the long-term with only one development choice.

To achieve this balance, many communities are concentrating development in key locations, offering residents the opportunity to live in different types of neighborhoods, walk, drive or ride transit as they choose and enjoy great places to live. By balancing density in the community, these goals can be met.”

Community Benefits to density described in this study include:

·Creating walkable neighborhoods
·Supporting housing choice and affordability
·Expanding transportation choices
·Supporting community fiscal health
·Improving security
·Protecting the environment

Among the many interesting facts in this report are:

“Research suggests that densities of seven units per acre or higher are needed to support a small corner store; a small supermarket requires 18 units per acre.

The Urban Land Institute (ULI) found that infrastructure costs per housing unit drop dramatically as density increases. The combined cost of utilities, schools, and streets falls from $90,000 for one dwelling sited on four acres to just over $10,000 per unit for developments of 30 units per acre. (OTA-ETI-643, 1995; ULI, Wieman, 1996)”

This study explores nine case studies (from Oregon, Washington, California, Colorado, Texas, Minnesota and Virginia) in determining that density can contribute to a community’s economic, social and environmental health by following design principles:

·“Increase densities in appropriate locations,
·Connect people and places through a complete street network that invites walking and bicycling and provides convenient access to bus or rail,
·Mix uses to create a quality of life where people may chose to live near their work, walk to the local store, or bike to the library with their kids,
·Place parking in alternative locations to support density and create inviting places to walk, and
·Create great places for people.”

The chapter on each of the design principles also includes a list of questions that can be of value for communities exploring the benefits of more compact development. Increasing the density of existing, older, low-density neighborhoods or regions is a strategy to stimulate the economy and land values of communities that are now struggling with effects of abandonment and transition. Where to place? and how to design? higher density mixed use areas are key questions that must be answered and supported by the surrounding community. Competitive Communities are answering these questions with comprehensive plans of specific areas that are managed by local non-profit development.