Housing Density Answers from the Past

This is an interesting video with examples of multifamily housing on small lots (3 Flats) as seen in Chicago, Boston and San Francisco. It discusses some of the benefits as well as some of the drawbacks to this type of construction. It also briefly discusses some of the zoning barriers that were put in place to prevent this kind of construction.

It’s interesting that both Culver and Plymouth are looking into how to increase housing density right now, but are facing some pushback on the zoning changes that would be necessary to make this viable. Both communities seem to have active CAVE societies. I’m pretty sure every community has it’s own chapter. Years ago Erik Freeman and I proclaimed Culver’s unofficial motto to be, “Change is Bad; Even if it is Change for the Better”. Cast that as counterpoint to the underlying drumbeat for affordable housing.

Along with the basic zoning barriers, there are are other social and regulatory barriers that would increase challenges. Three story apartment construction would likely force the installation of fire sprinklers. Accessibility might need to be addressed due to the “walk-up” configuration with half a flight or more of stairs. Fire resistant construction between buildings would conflict with escape window requirements for bedrooms. All of these things would make the units safer and universally accessible, but would also drive up the cost. Meanwhile the three examples discussed are still in use in their respective cities; sometimes revered due to their place in the city’s history.

Greater density, even with the cost-increasing challenges listed above, does reduce costs of infrastructure, another big factor in housing affordability. Fewer linear feet of infrastructure is needed per dwelling unit. When this is done for infill properties, it makes better use of infrastructure, including roads, water lines and sewer lines. The one caveat to that is it may well increase impervious surface, further taxing storm water systems, though that is not a given. (They don’t have to be built cheek to jowl as was done historically, particularly in an infill situation.)

Reinventing the wheel can result in some improvements, but also can create some difficulties that were solved in the past. Looking back on what worked, may be part of our solution to the housing shortage problem as we move forward.