High Density Housing Pros and Cons

By Ciaran Gerard O'Donnell, Ph.D

High density housing is a response to urban sprawl which wastes precious agricultural land. In Europe, where it is used the greenhouse gas effect is reduced by one half. Here in Santa Clara, our policies allow the development of affordable housing by authorizing high density housing. Ten percent of the units are reserved for affordable housing and jobs are created in construction.

But just what is an example of high density housing. One need go no further than Rivermark which is a sample high density project. Other examples can be seen near to the city center and along the VTA line by the Great Mall. From these places, people can go shopping or to work without taking their car.

High density housing is opposed by some residents who are concerned about the increase in water usage, traffic congestion, and the possibility of gangs, as well as a decrease in property tax values. These are valid concerns and need to be addressed. There are three projects before the council for high density housing, about 150 acres of land have been zoned high density in the 2002 General PLan. These are the Santa Clara Square project, the rebuilding of the old Kaiser hospital, and the renewal of the downtown. In this paper I will focus on three high density housing projects in the city, the Santa Clara Square Project, the 900 Kiely Drive project, and the downtown concept plan.

The Santa Clara Square project is mixed use development of up to 490 residential units in a ten storey building. It would occupy 12 acres.

The 900 Kiely Drive project is a construction of about 800 residential units on 26 acres of land on the site of the old Kaiser hospital. Approximately 9 acres of green space (playgrounds, trails, open areas) would be provided as well as a swimmping pool, spa, fitness center and club rooms) would be provided.

The downtown concept plan involves creation of approximately 125,000 square feet of retail space, 350 to 450 housing units, of up to four floors above the retail and eight floors above retail at Franklin and Washington street.

Santa Clara Square
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The Santa Clara Square project is a rezoning application to allow a mixed use development of up to 490 residential units, up to 12,300 square feet of office space and up to 171,000 square feet of commercial/retail space on approximately 12.6 acres on the site of the existing Kohl's store at El Camino Real and Lawrence Expressway in Santa Clara. The proposed building would be ten stories tall.

The parking lot would be kept and one third of 157 trees would be removed. California and the nation in general are subject to increased energy costs and non renewable energy resources. The project would increase energy demand, the impact is considered non significant. Despite construction of 490 residential units planners consider the impact on schools to be non significant.

Project development would require 3,850 more daily trips (241 a.m. and 329 p.m. peak hour trips).

900 Kiely Drive
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This is a rezoning application at the Old Kaiser hospital to allow the construction of 806 housing units including 536 multi family (with two apartment buildings), 152 town houses, 73 row houses, and 45 single family units. The overall project density would be 31 dwelling units per acre. A total of 1,790 parking saces including two multi-level garages would be required. Access to the site would be from Kaiser Drive and Kiely Boulevard.

Downtown concept plan
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The area under discussion is bordered by Benton Street on the north, Lafayette Street and Jackson streets going east to west, and Benton and Homestead from North to South. The existing post office, Prometheus apartment buildings, and Palmer Chiropractic building would be kept. The estimated development cost is $250 million, it is currently on hold for cost reasons.