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Smart Bylaws Guide – Density and Design

Density by itself does not bring the benefits described in this section. Density must be well-planned and well-designed to contribute to the quality of life in a community. Density is interdependent with all of the other elements of smart growth. In order to succeed it requires appropriate locations, access to different types of transportation, efficient mobility, a mix of different uses nearby, proximity to open space and vibrant and safe streetscapes.

To achieve great places and a balance of housing, jobs, parks, schools and nature, density-by-design must adhere to the following place-making principles: [adapted from Local Government Commission and US EPA, Creating Great Neighbourhoods: Density in Your Community (2002) with links to sections in the Smart Bylaws Guide]

Identify Appropriate Places

Density is about creating a balance of residential, commercial, recreational and open space uses in a neighbourhood. This means that different types of densities are appropriate in different places. Increased density in single family to highrise neighbourhoods is appropriate in locations where new dwelling units will be located a five minute walk to services and transit. Densities that are more than 25 units per hectare (10 units per acre) provide enough residents and activity to support neighbourhood retail and more efficient transit services.

Neighbourhood hubs near transit stations, town centres, civic centre, where two neighbourhoods meet, and at major retail and employment locations are ideal for more density because they provide nearby employment, transportation options and services.

Above all, density must fit into existing neighbourhood character. It is surprising to most people the density of well-designed townhouses and single family homes that have been converted into suites. New or retrofitted buildings must follow the style of existing buildings and respect height and setback norms. Many communities concentrate higher densities adjacent to commercial or office uses and in the center of larger sites. From these neighbourhood or commercial centres building heights are stepped down to existing lower densities next to single family residences.

Connect People and Places

The most efficient way to connect people and places is to adopt a modified grid street network to ensure multiple access points to neighbourhood destinations and to different modes of transportation (car, bus, train, and walking or biking routes). Key to the success of a street network is to construct functional and inviting sidewalks and streetscapes to encourage walking and bicycling. Convenient access to a complete street and path network creates strong connections between destinations.

Characteristics of a complete street network include short blocks (90 to 240 metres or 300 to 800 feet, with an average of 150 metres/500 feet), relatively narrow streets, sidewalks between 1.5 and 3.7 metres wide (5 to 12 feet), limited driveway cuts, and a significant buffer of trees and parked cars between pedestrians and traffic. [Local Government and Steve Tracy, Smart Growth Zoning Codes (2003).]

A complete street network decreases congestion by allowing pedestrians, bicyclists and drivers to choose the most enjoyable or direct route. More intersections in a grid network and on street parking slows traffic and increases pedestrian safety. Shops and houses close to the street create a safe and comfortable walking environment.

Mix Uses

Mixing uses, or allowing residential, retail, commercial and civic uses in one neighbourhood, contributes to the vitality and viability of neighbourhoods. Mixed use takes many forms and includes corner stores, small (2-5) block long commercial areas, commercial areas along main roads, office space located near transit, and a mix of uses in commercial buildings. Mixing uses fulfils many smart growth goals by improving the balance of jobs to housing and creating a healthy neighbourhood where residents can take care of their daily needs without having to drive elsewhere. Mixed use development can turn increased density into a village or neighbourhood centre, and ultimately provides more choice for residents.

Find Parking Alternatives

Density and mixed use neighbourhoods actually reduce the number of parking spaces needed because more people can walk and take transit. Shared parking is becoming popular where daytime uses such as retail can share expensive parking spaces with night uses such as restaurants or movie theatres. Density also allows people to access a number of destinations on foot without having to move parking spots.

Parking in smart growth neighbourhoods is on the street, behind buildings (residential and commercial) and in alleys. The front yards of shops, homes and other buildings should be free of parking to create a friendly pedestrian environment, and invite people to explore on foot.

Create Great Places for People

Increasing density is about expanding a community, but it also creates the appropriate conditions in the public realm for increasing social interactions. The characteristics of streetscapes must include: appropriate relationships between building heights and street widths to create a sense of enclosure (building heights at least as high as streets are wide); buildings oriented close to the sidewalk; setbacks minimized; attention paid to architectural detail that affects the public realm (such as porches and balconies); and open spaces and plazas as prominent features.

For More Information on the Design of Density

Affordable Housing Design Advisor