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