HOA Detective™ – February 7, 2025: With the 2025 World Economic Forum’s annual enclave of the rich and powerful in Davos Switzerland now a footnote of history, it seems like a good time to discuss the future of sustainable development and “affordable” housing in the urban environment where an increasing number of working adults in the U.S. and Canada now live.
The Universal Building Code (UBC) defines a high-rise building as a structure as a building that contains occupied floor space which is located 75 feet above ground level, or more. For the last three decades, high-rise condominiums have been promoted as a sustainable solution to urban housing challenges, offering the promise of efficient land use, modern living, and “luxury” amenities. However, a closer examination reveals several concerns that question their desirability as a housing option, especially when compared to traditional residential subdivisions.
From Subdivisions to High-Rises
In many American suburbs, it is common to find neighborhoods where each of the 200 homes occupies a quarter-acre lot, totaling approximately 12,500 square feet of land. This development plan provides ample space for sizable residences, yards, and off-street parking for multiple vehicles. Collectively, such a subdivision could occupy 55 to 75 acres, or more, depending on road layouts and communal spaces.
By contrast, urban environments often feature high-rise condominium buildings that maximize housing density. A 25-story high-rise on a single acre can accommodate around 200 units, achieving a density of about 200 dwelling units per acre. These structures typically include underground parking facilities to serve residents which can result in an increase vehicle density that is at least equal to the housing density. In other words, 200 individual residences, and off-street parking for 200 cars, all occupying a single acre of land.
Somehow the gurus of planning at organizations like the Urban Land Institute (ULI) seem to think this is a more desirable housing option for the current generation of homeowners.
https://mrsc.org/stay-informed/mrsc-insight/april-2017/visualizing-compatible-density
Quality of Life in High-Density Vertical Communities
Living in high-rise buildings can adversely affect residents’ quality of life. Studies have indicated that inhabitants of high-rise apartments may experience increased mental health issues, heightened fear of crime, and reduced social interactions. For instance, research summarized by Gifford (2007) found that residents in high-rises suffer from greater mental health problems and fewer positive social interactions compared to those in low-rise buildings. (See Additional Reading Sources below)
https://buildingtheskyline.org/highrise-living/
Additionally, high-rise living can lead to social isolation. The design of these buildings often limits opportunities for spontaneous social interactions, which are more common in low-rise communities with shared outdoor spaces. This isolation can contribute to a sense of community detachment and negatively impact mental well-being.
https://discovery.ucl.ac.uk/10076456/1/Cities_v3_Accepted.pdf
Environmental Impact & Affordability
While high-rise developments occupy less ground space per housing unit, they often require significant resources for construction and maintenance. It is a well-known axiom with the A&E profession that tall buildings are among the most expensive real estate that can be built when it comes to maintenance, repair, and renovation costs.
The concentration of many residents in a confined vertical space necessitates substantial energy consumption for elevators, lighting, and climate control systems. Moreover, the inclusion of below-grade parking garages to accommodate hundreds of vehicles contributes to increased carbon emissions and urban heat island effects.
In contrast, traditional residential subdivisions, such as a 200-lot development with ¼-acre lots, promote more sustainable living patterns. These communities can incorporate green spaces, promote biodiversity, and support sustainable water management practices. Residents often have private gardens and yards, which can be used for local food production and contribute to environmental sustainability.
A Twilight Zone Moment
Consider for the sake of argument, the archetypical 200-home 20th century subdivision in which each home occupies a ¼ are lot, while an additional 10% of the total land consists of open space (typical zoning standard). We will call this “your grandmother’s neighborhood.” The kind of housing environment many baby-boomers were raised.
Compare your grandmother’s neighborhood to a 200-unit condominium building occupying a city block. What you have is the equivalent of a 55-75 acre, 200-home neighborhood occupying a single city block of one acre under which is buried a multi-story subterranean parking garage that can house 200+ cars. Even worse, is the reality that this stereotypical condominium building is often found in an urban environment where they are lined up block after block.
Meanwhile, it is often the case that these buildings contain far more than 200 condominiums units and result in a compare increase in the vehicle density of the immediate area.
The Risk of Future Urban Decay
A significant concern with high-rise condominiums is their potential to become the slums of tomorrow. This very topic has been much debated over the last two decades while the evidence is beginning to mount with numerous historical precedents showing that many high-rise housing projects, initially celebrated as modern solutions, have deteriorated over time due to poor maintenance, social neglect, and structural issues. For example, the Brandon Estate in South London was once hailed as a housing innovation but later became associated with crime and vandalism.
In Australia, experts have warned that some contemporary high-rise apartments are at risk of becoming future slums due to structural defects, poor design, and inadequate maintenance. These buildings, often constructed rapidly to meet housing demands, may not stand the test of time, leading to significant social and economic challenges in the future.
Conclusion
While high-rise condominiums may offer a solution to urban housing shortages, they present several challenges that can undermine residents’ quality of life and long-term urban sustainability. Traditional residential subdivisions provide more space, opportunities for social interaction, and potential for sustainable living practices.
As urban planners and policymakers consider future housing developments, it is crucial to weigh these factors carefully to avoid repeating past mistakes and to ensure the creation of livable, sustainable communities.
Additional Reading Sources:
https://www.researchgate.net/publication/233490985_The_Consequences_of_Living_in_High-Rise_Buildings
https://www.brookings.edu/articles/slums-sprawl-and-skyscrapers/
