Density and Retail in Residential Neighbourhoods
Oh my!
Big city councils are considering proposals to allow more density and retail in residential neighbourhoods. Unsurprisingly, many residents associations have voiced their extreme disapproval, predicting communities full of chaos, hoodlums, and loud music at all hours. Some councils are enacting a watered-down approach with many restrictions and a cumbersome approval process to appease the naysayers while others are going full steam ahead with these changes.
What are these policies trying to accomplish?
In years past, corner stores were common in many residential neighbourhoods, and that was a good thing. Walking to a corner store to pick up a few items was a pleasure, and these stores were owned and operated by local residents. Convenient, yes, but also a great way to build community. You bumped into neighbours along the way or at the store, had a chat, and strengthened your local ties. Mixed-use communities also reduced traffic congestion, as you could do more within walking distance.
Cities with multi-unit buildings such as triplexes and low-rise apartment buildings allow residents with different financial means to coexist. Rather than relegating lower-income folks to the extreme exurbs or to tiny condos, they can choose to live in established neighbourhoods that are closer to jobs, transit, and retail (see above). Over time, most people make more money and can afford larger or nicer homes, and having a mix of options means they can stay in the same neighbourhood and upgrade. This creates longer lasting bonds within communities.
Having smaller, affordable units in more communities will directly and rapidly address the housing crisis because people will be able to rent or buy units they can afford in places they want to live. Retail you can get to by foot will reduce the number of trips by car, reducing traffic volume and congestion.
Residents Associations and long-time homeowners in established neighbourhoods aren’t a fan of change. They tend to see things in terms of worst case scenarios. More housing density will definitely mean rude, inconsiderate neighbours. New retail too close to home will definitely result in round-the-clock noise and skyrocketing break-ins. In other words, the stereotypical Not In My Backyard (NIMBY) point of view. And so, as cities conduct public consultations and request feedback about these proposed changes, a significant amount of it has been negative.
Some of these concerns are valid, and it’s important to design the changes to avoid as many issues as possible. Gentle density within single family home neighbourhoods is best, not extreme density. Multiplexes and low-rise apartment buildings have a long history of successfully coexisting with single family homes in many cities. Taller buildings belong on more major streets. Reintroducing retail into residential communities should not be a free-for-all. Restrictions around the size, scale, and type of retail make sense. Think corner stores and cafes, not dance clubs and warehouses.
Ultimately, increasing density in neighbourhoods with single family homes is an effective way to provide more affordable housing. Allowing retail within residential neighbourhoods will improve traffic congestion by providing communities with more options within walking distance. It is possible to implement these changes while protecting the rights of existing residents. City staff, elected officials, and residents must work together to find the right balance.