WCEL > Issues > Urban Growth and Development > Smart Bylaws Guide > Part 3 > Density

Smart Bylaws Guide – What is Density?

Density is the amount of residential, commercial or industrial development permitted on a parcel of land. It is usually measured in dwelling units per acre (the larger the number of units permitted per acre, the higher the density) or floor space/area ratio (the ratio between the floor area for all structures that can be legally constructed on parcel and the area of the total parcel itself).  

[Note: Floor space ratio (FSR) is useful for examining how intensely a site is being used and how much unbuilt area is left on individual parcels. For example, an FSR of 0.45 means that only 45 percent of the site may be built on. Any FSR over 1 will mean that the building is greater than one story. Because of zoning bylaw mandated setbacks in the front, rear & side yards of most parcels, many FSR's of less than 1.0 will result in the construction of a multi-story building if the permitted FSR is to be fully utilized.]

The word "density" sets off alarm bells for many residents who picture uniform highrises or 1960's era concrete walk-up apartments. Medium and high density developments without retail activity and access to parks create unsafe neighbourhoods devoid of recreation opportunities. Poor design makes new development infringe on the existing privacy of households in a neighbourhood.

However, density is a crucial element of smart growth. Call it "compact complete communities," "livability," "protecting the environment," "efficient public transit," or "affordable housing," density helps to achieve most smart growth goals by concentrating development in vibrant neighbourhoods. The key to good density is design.

The Benefits of Density

What does Density Look Like?

Density and Design

For More Information

The following resources provide information on density and good design using pictures and written text:

• Affordable Housing Design Advisor
  The US Department of Housing and Urban Development hosts this extensive web-based resource that includes case studies, a design gallery, checklists, and other resources intended to help developers and municipal officials understand the design process and improve the design quality of their own projects. Indexes, such as for special design characteristics or dwelling type, allow users to search the site for projects containing specific features. The Design Considerations Checklist explains over 60 recommended design principles in the areas of parking, building appearance and location, public and private open space, landscaping and unit layout. The Design Advisor provide useful information for any multifamily project.
• Creating Great Neighbourhoods: Density in Your Community
  This report by the Local Government Commission for the US Environmental Protection Agency, sponsored by the National Association of Realtors, details how density creates great places to live, and presents recent case studies of well-designed low to medium density projects.
• The Debate Over Density
  1000 Friends of Oregon turns to the academic evidence and debate the belief that density causes social problems.
• Demystifying Density
  Created by the U.S. Department of Housing and Urban Development, this resource helps explain the value of higher density housing and to correct some of the myths that often underlie negative responses to affordable housing developments. The resource includes a video presentation and a set of powerpoint slides that viewers may download to use.
• This View of Density
  The San Francisco League of Conservation Voters developed a density calculator to show what different densities look like, and to calculate the impact of different densities on factors such as amount of land used, number of vehicles and parking required, local employment generated and gas and vehicle costs. Although San Francisco focused, users are able to insert desired densities for a more specific calculation. The purpose of the site is to show that no perfect density exists for towns and cities - it is a wide range of densities that create interesting, different neighbourhoods and provide renters and buyers with choices of housing, shopping and access to transit in all neighbourhoods.

See Also

• The Virtue of Density by David Dixon
• Questions to Ask About Increasing Densities
• Measuring Density: Working Definitions for Residential Density and Building Intensity