Is Urban Density On The Rise?

Case Study 5.4

Is urban density on the

RISE?

The shape of urban life is changing, and Ziegler Cooper is at the forefrontsupporting the paradigm shift towards urban densification.

ZIEGLER COOPER Aris Market Square | Houston, Texas | A project by Hines

Has Suburban Sprawl Lost its

Luster?

There is a paradigm shift occurring in the urbanization patterns of large American cities from coast to coast. Throughout the 20th century, suburban sprawl had become a way of life and, in turn, created the gargantuan metropolis many of us call home. Our cities have become cumbersome to navigate and their infrastructure costly to maintain. Our love affair with the automobile drove development to the suburbs for cheaper land and lower cost housing. Today, suburban sprawl does not have the same sizzle it once had, and development is moving back to the inner city because our freeways are congested, fuel costs have skyrocketed, environmental pollution is increasing, and our forests are being paved with concrete to build new roads and subdivisions. Freeway congestion continues to drive people back to the inner city so they can regain control of their lives in an urban setting. All of these factors are contributing to an unsustainable growth model for our future. We are in the early stages

of urbanization and densification and this has driven the desire of Millennials to live in the inner city. Empty nesters are cashing out from their low-debt homes and leasing luxury apartments in urban areas so they can attend cultural events, performing arts, sporting events, and dine out at all the new foodie restaurant options.

The Typical Daily Commuter Traffic on the Houston 610 Loop.

The flooding aftermath of Hurricane Harvey in Houston, Texas

Demographics desire DENSITY According to the U.S. Census Bureau, the

population that is a catalyst for inner city

entertainment, sports venues, and restaurant

U.S. population is expected to increase

urbanization. The baby boomers began

scenes offered by inner city living; as

from approximately 319 million in 2014

turning 65 in 2011, and by 2030 all

well as downsizing their residence for

to 417 million in 2060; corresponding to

will be 65 years and older. This older

reasons of lower maintenance, heightened

an average increase of 2.1 million people

population is projected to grow more than

security, and the freedom to travel at a

per year. With this substantial growth, can

double in size from 46 million to 98 million

moment’s notice. Similarly, Generation

we expect urban areas across America to

over this period, and by 2030, one in five

X and Generation Y prefer the inner city

perpetuate the suburban sprawl model?

Americans is projected to be 65 and over.

for the same reasons and are placing

The answer is no, and the future will prove

Boomers make up a large portion of the

an increasing demand on higher density

to be unkind to the suburban sprawl model

current market segment, whose attitudes

development in the inner city as well. The

that exists today. In addition to gridlock

about lifestyle change as they reach the

search for a higher quality life is driving this

snarling our freeways, there is also a

empty nest phase. There is a strong desire

demographic shift.

major demographic shift occurring in our

by many empty nesters to live near the arts,

GLOBAL URBAN DENSITY City Area Paris

Sq. Miles

Persons/Acre

41

84

302

44

San Francisco

46

29

Boston

41

26

London

607

22

Chicago

234

18

Rome

497

9

Houston

600

5

New York

ROME 9

CHICAGO 18

HOUSTON 5

BOSTON 26

PARIS 84 NEW YORK 44

LONDON SAN FRANCISCO 22 29

Culture built on COMMUNITIES It is time to rethink our urban development

per acre. To have a meaningful impact,

metropolitan scale, mixed-use developments

models and come up with solutions that are

a sustainable growth strategy must go

make it easier for people to access jobs,

ecologically, economically, and socially

beyond adding up LEED points for individual

sustainable living, shopping, entertainment,

sustainable; while responding to the global

buildings to be certified by the U.S. Green

and convenient transportation. High density

urgency to reduce greenhouse gases. For

Building Council. Rather, it must be part of a

mixed-use developments conserve land

the first time, we are beginning to recognize

broader development strategy for an entire

to create more green space, parks, and

the inefficiencies of suburban sprawl and

community that addresses quality of life and

contribute to the public realm; which helps

realize that Houston is at the brink of a

the physical environment. Our municipalities

to reduce the carbon footprint and vehicle

higher density urban growth period. We

must begin to look at responsible high

miles traveled with the creation of walkable

have realized that we can no longer afford

density mixed-use growth models, which

communities. Most people are under the false

to maintain an urban density of 5 persons

have tangible benefits to its residents. At the

perception that higher density developments

create more regional traffic congestion

is that higher density development generates

feasible and creating more opportunity for

and parking problems compared to lower

less traffic than low density development

shared parking.

density developments. The fact of the matter

by making walking and public transit more

SUSTAINABLE GROWTH STRATEGIES 200 Unit Urban Condos/Apts

200 Typical Surburban Homes

200 High-End Surburban Homes

Development Acres

One acre

50-70 acres

220-230 acres

Landscape Irrigation

Zero gal/yr

15M gal/yr

40M gal/yr

Electricity

$60/month

$100-300/month

$250-500/month

Tax Value

$80M-150M/acre

$700K-1.2M/acre

1.5M/acre

The above comparison reveals a staggering 50- 230 acres of land for 200 suburban homes, versus one acre for a 200-unit urban condo/ apartment development. Equally staggering is the consumption of 15 million - 40 million gallons per year of landscape water usage for a 200home single family development in the suburbs, compared to the zero gallons per year landscape water usage for a 200-unit urban condo/ apartment development utilizing a sustainable rainwater collection system.

Growing UP, not out Compared to other urban areas in the U.S.

comprises a whopping 5,436 square miles,

upwards decreases the city’s urban population

and Europe, Houston is in the very infancy

with Houston city limits encompassing 600

density. The abundance of raw land around

of urbanization. Little known to Houstonians

square miles. This equates to an urban density

Houston may still be a frontier for developers

is the extent to which the boundaries of

of 5 persons per acre, which is much less

to build more single family homes, but also

our metropolitan area have haphazardly

dense than other cities of comparable size.

represents an irresponsible and unsustainable

expanded. The Houston metropolitan area

Houston’s choice to grow outwards instead of

development pattern.

Living the URBAN lifestyle As an alternative to suburban sprawl, the

residential base. Successful urban districts

use district that takes the form of an urban

natural evolution in the urbanization process

consist of the full spectrum of uses including

community. People prefer to walk in attractive

of US cities is to create walkable urban

housing, office, retail, restaurants, recreation,

pedestrian environments appointed with

districts that provide a distinctive sense of

entertainment, and grocery stores. In essence,

outdoor cafĂŠs, park space, public plazas,

place and characterized by a high density

the public realm in a high density mixed-

and tree-lined promenades. As we look

The Sovereign is the first phase of Regent Square, an urban, mixed-use, walkable community that will occupy 24 acres near Downtown Houston.

at the creation of high density mixed-use

Starbucks founder and CEO, Howard

with friends or enjoy an al fresco dining

developments, we have the opportunity to

Schultz, calls this “the third place,” a place

experience. Our challenge in creating inviting

provide authentic community environments

to relax and socialize between work and

urban communities is to provide sustainable

that encourage people to gather with friends.

home, and a place to buy a cup of coffee

living to serve all income levels in order

TEN MINUTE BUBBLE

to establish healthy urban environments.

A critical mass of high density housing will support development of office space and promote a healthy retail base, which becomes the core of the urban district. That said, it takes a strong vision and a measured development effort to have a successful result. High density housing is key to the success of active mixed use environments.

Recent examples of high density mixed use developments in Houston include Discovery Green, Upper Kirby District, City Centre, Uptown Park, Kirby Grove, Buffalo Heights, and Regent Square. Successful urban districts are infused with a vibrant urban life that is a more entertaining and engaging alternative to our auto dependent suburban lifestyle.

What each of these districts have in common is the creation of an attractive public realm or a place for people to gather and socialize

The “10 minute bubble” refers to section of downtown that should incorporate

with family and friends. The overwhelming

access to hundreds of jobs, mass transportation, major entertainment facilities, and

driver for the urban lifestyle is the desire

urban housing developments. Sustainable living means having amenities within a

to live within 10 minutes of a city’s large

10 minute walk, instead of finding ourselves sitting on congested freeways.

employment center.

The Red Line opened in 2004 as the Main Street Line and today is 12.6 miles long. It carries 55,000 passengers daily, making it one of the nation’s most traveled lines, based on boardings per track mile.

METROPOLITAN migration Millennials and aging baby boomers are

These “work from home” residents are more

the Young and Restless, often employed in

recognizing a shift in the selection pattern

interested in the stock market than the housing

professional/technical occupations beginning

and are choosing urban lifestyles for their

market, leading them to rent more.

careers and changing addresses frequently.

households. With the migration of households

Currently, urban living in Houston is

Many of these residents are continuing

moving to large employment centers in urban

comprised of 3 top segments; Metro Renters,

education, or earning their degree while

America, there is an increased demand for

Young and Restless, and Empty Nesters.

starting a career at the same time. Not

high density housing products in upscale

Metro Renters live alone or with a roommate

established yet, but striving to get ahead and

mixed-use neighborhoods. As a result,

in in the urban core of the city renting

improve themselves; his segment is in the top

expensive land costs and higher construction

apartment buildings and condos. One of

5 for renters, movers, college enrollment,

costs have placed upward pressure on urban

the fastest growing demographics; these

and labor force participation rate. With over

density in these upscale urban areas.

thirty to twenty year olds desire urban living.

half under the age of 35, the majority of this

Urban living allows residents to have easier

This demographic’s income is above the

demographic are living alone or in shared

access to amenities which can include

U.S. average, and a large portion of their

nonfamily dwellings. While below the U.S.

exercise, dining, entertainment, technological

income goes to rent, clothes, and the latest

average median household income, they

equipment, gardens, shopping, and even

technology. Computers and smart phones are

strive to get ahead and improve themselves.

options for guest accommodations.

used interchangeably for news, entertainment,

Their overall technology capabilities far

Densely populated neighborhoods, primarily

shopping, and social media. Metro Renters

exceed any other generation because

located in the cities of large metropolitan

residents live close to their jobs or work from

of having grown up in a more globally

areas, where residents walk, bike, or use

home; usually they walk or take a taxi to get

digital age. Young and Restless consumers

public transportation to get to work are

around.

are diverse, favoring densely populated

desires of the Laptop and Lattes demographic.

Gen Y is full of well-educated young workers,

neighborhoods in large metropolitan areas;

over 50% are located in the South (almost a

retirement age and still earning wages or

environment has to offer. As an added

fifth in Texas).

having a salary income in this market. This

benefit, there’s ease of access to public

Empty Nesters are an older market of post-

larger segment is encompassed by those

transportation within these communities,

Baby Boomers moving into and living in

wishing to continue a more active lifestyle

allowing for residents the ability to enjoy

metropolitan cities across the nation. One-

throughout the rest of their lives. Residents live

museums, art galleries, entertainment, fine

fourth of this demographic are 65 or older

alone or married in high-rise buildings, that

dining. Urban parks offer green spaces where

and dependent on fixed incomes, primarily

are located in or close to business districts

residents can take part in yoga classes or

Social Security and retirement funds. For

that attract heavy daytime traffic. They enjoy

other less strenuous activities to promote their

the other three fourths, early retirement is

the hustle and bustle of life in the heart of

health.

now obsolete; with many approaching the

the city, including all the amenities an urban

“History has taught us that a city’s greatness is measured in large part by the quality of its art, architecture, and urban environment” - Scott Ziegler, AIA

Weaving a sustainable URBAN FABRIC As our cities become more urbanized,

buildings become the fabric of our cities,

to suburban sprawl. History has taught us

great outdoor spaces with cafes, tree-lined

and the spaces between buildings become

that a city’s greatness is measured in large

boulevards, plazas, public fountains, and

the public realm arrayed into a network of

part by the quality of its art, architecture,

pocket parks become the humanizing

pedestrian spaces. Even in the absence

and urban environment; therefore, before

elements that enrich our urban fabric. In

of zoning, private enterprise can create

us lies an enormous opportunity to meet this

Houston, where we have no zoning, it

attractive mixed-use projects with great

challenge. Let us reclaim the development

seems quite contradictory that our public

public spaces that enrich the public realm

direction of our cities and make a more

spaces, for the most part, are shaped

and, at the same time, demonstrate a

richly designed urban fabric become the

by private hands. Over time, individual

sustainable urban development alternative

new sizzle!

ABOUT the AUTHOR Founding Principal, Scott Ziegler, AIA, is a recognized authority and thought leader in the multi-family industry, as well as a frequent guest speaker. Mr. Ziegler’s visionary leadership, insight and comprehensive knowledge of the profession have led his firm to design award winning projects that have garnered regional and national recognition. Multi-family Executive Design Awards recognized Ziegler Cooper’s design of The Austonian as a Grand Award Winner for Project of the Year (High-Rise: Condos) and as a Merit Award Winner for Project of the Year (Green). Multi-Housing News Design Excellence Awards program recognized The Austonian for Best New Development, High-Rise and Highland Tower with Best New Development High Rise (Silver). With over 30 years of experience, Ziegler is adept in providing design direction to his clients in the form of density studies, developing appropriate unit mix, unit design, lifestyle demographics, amenity packages, interior design and insight into future design trends.

Contact: sziegler@zieglercooper.com | 713.374.0008

The Midtown | Houston, Texas | A project by Caydon

ZIEGLER COOPER

www.zieglercooper.com  700 Louisiana Street, Suite 350, Houston, Texas 77002  713.374.0000