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August 2005

REPORT CLAIMS HIGH-DENSITY MIXED USE KEY TO COMMUNITIES OF THE FUTURE
By Cynthia W. Bledsoe
Executive Director, The Greater Towson Committee

A recent collaborative report issued by three leading national real estate and environmental organizations challenges the way some of us think about growth in our communities.

To better understand their findings, take a look at these projections.   The Brookings Institution states that by 2030 there will be 94 million more people in the US than there were in 2000, prompting a huge construction boom over the next 25 years. The report suggests this provides us an opportunity to re-think the way we develop and avoid the sprawling, low-density/high cost growth patterns to which we are accustomed.

America's most popular communities tend to be walker friendly and combine home, work, entertainment and schools in the same neighborhoods.   They have different types of housing options and maintain parks and green space.   The joint report states that well designed high-density, mixed use development is what makes all of this possible.

High density mixed use developments make good economic sense, says the report, in that enough housing is available for workers, public services cost our governments less and commuting time is reduced.   The surprise may be that 60% of American homebuyers now prefer this environment, so if communities want to attract the best there is a need to make way for well designed high-density mixed use developments.   With the rise in young professionals, empty nesters and single parents comes an increase in preference for apartments, condos and townhouses.    And, if we want to retain our existing businesses and recruit new employers, we need to attract the workers they need.

The impact, the study reports, is not just in attracting higher income professionals, but in vital service workers as well.   These people need the choice of living where they work.   If communities offer homes through lesser expensive high-density buildings these workers will be attracted to a live, work, play lifestyle and the quality of life that comes with it.   And very important to our local economy is that if we want our recent college and university graduates to be able to afford to live here and participate in our economy, apartments, condos and townhouses are important.

Tax savings come to high-density communities in that the cost of public utilities, roads and police and fire protection are reduced.   But, the biggest benefit is to economic development.   Let's face it.   When towns do not offer enough housing for workers, businesses leave.    Not only from a worker perspective, but retailers look for a concentration of people (consumers) when deciding on a location.   If communities want to recruit a strong workforce, they need to create pedestrian friendly, active neighborhoods. The GTC's Transportation Committee, led by Harvey S. Brooks, Jr., is currently conducting a survey of Towson streets and intersections in hopes the study will result in actions taken to make Towson more pedestrian friendly.

As communities move forward, there is a need to be cognizant of the types of zoning regulations that can impact this type of growth and constantly seek out tools that promote it.   All this must be done within a process that only approves high-density when done well.   This only happens when local governments, businesses and citizens all participate in building their communities.   The result is economic, environmental and quality of life benefits to all.

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