Density Wars

As Architects we hopefully understand the environmental benefits of dense urban development served by efficient transit, as opposed to an urban sprawl where the automobile is the only mode of transportation. However in many cities in the United States, residents do not understand this and are of the opinion that additional density in the form of urban infill mixed-use development results in added traffic, added crime and less access to sunlight (thought here in Southern California nobody sits outside unless there is some shade). They have become increasingly vocal and have managed to sway the local politicians in enacting very restrictive zoning regulations.  We call these folks BANANAs – Build Absolutely Nothing Anywhere Near Anybody. I recently noticed that a similar situation is occurring in Melbourne where the citizenry are demanding a reduction in allowable density under the Melbourne Plan.

Here in Santa Monica where I live and practice –a city of about 99,000 residents surrounded by greater Los Angeles’ 13 million residents – we have a huge imbalance between the number of housing units available and the number of jobs within the city. In fact, from 1970 to 2010 (the last census) Santa Monica’s resident population increased 1.7% and I don’t mean per annum. The number of jobs in the City has more than doubled in the same period; so the issue is that we suffer from increased traffic from workers commuting by car from the cheaper housing options to the east. A new light rail line connecting Santa Monica to downtown Los Angeles will provide some relief, but unless we provide more housing in Santa Monica so people can avoid the commute traffic will continue to get worse.

I believe we as architects concerned with the environment need to become more engaged in educating people in this area. The idea that greater development and the creation of complete neighborhoods where most of the daily needs for many can be accessed without using a car resulting in less traffic, or at least slowing down the increase in traffic, is counter intuitive. And of course the best way to educate folks is by example. Unfortunately many of the recently completed mixed-use projects in Los Angeles are rather poorly designed and do not capture people’s imagination. Remember, architecture isn’t just for special occasions; we should design all projects as if we are submitting them for awards.

Hank Koning FRAIA

A number of books that are related this issue and are good reads, include:

Green Metropolis by David Owen,

20 minutes in Manhattan by Michael Sorkin,

Bicycle Diaries by David Byrne ,

Traffic: Why we drive the way we do (and what it says about us) by Tom Vanderbilt.

Proposed mixed use project in Santa Monica by Koning Eizenberg Architecture – image by Koning Eizenberg

Proposed mixed use project Santa Monica Rem Koolhaas OMA – image by OMA