[Update: I had originally written this article with publishing it, but based on the FEIR for the Marina Playa project, Planning Commission notes from 23 April 2008, discussions with residents from both Santa Clara and Sunnyvale, and the City Council meeting on 6 May 2008, it is now available publicly. To make it easier for the blog, I will only post one or two “Myths and Facts” per day.]

Fairfield Residential has again raised the banner of the Urban Land Institute, giving us copies of the document that they displayed prominently on their propaganda posters back on 15 November 2007. So I read it. Again. I read it for the first time back in November. Unlike some, I do take the time to obtain, read, and consider suggested material.

The paper is titled Higher-Density Development: Myth and Fact and was written ostensibly for the purpose of educating people about the benefits of higher-density, mixed-use communities: “New compact developments with a mix of uses and housing types throughout the country are being embraced as a popular alternative to sprawl.” (page 5) The reality is that it is a one-sided monologue: “This publication looks at several myths surrounding higher-density development and attempts to dispel them with facts to help dismantle the many barriers such developments face.” (also page 5) Well put. I couldn’t have said it better myself.

The disagreements come not from the purported benefits of higher-density developments, but the arguments and examples used to support those claims. The fact that Fairfield Residential is drawing parallels with their high-density apartment project without noting any of the differences is, again, insulting. Just because higher-density projects somewhere have been shown to be beneficial does not mean that your project will be beneficial, no more than I am Socrates.

The complaint of the residents is not high-density in and of itself, but the effects of an additional 800+ units, 2000+ people, and 1700+ cars in apartment complexes two to four times the height of the surrounding homes in a neighborhood that is already saturated. Unfortunately, our issues of the existing problems with commute traffic, library parking, senior center access, grocery store overcrowding, post office traffic, saturated park facilities, and increased crime have gone completely ignored. I almost wrote “largely ignored”, but, looking back at my notes, there are no concessions or actions from Fairfield Residential regarding any of those issues.

In fact, looking back at the plans they showed us in November 2007, the project looks almost identical from the density and massing point of view. The layout has changed a bit, and they have dropped from 812 to 806 units, but the project from a high level looks pretty much the same.

But back to the paper. I will not use the terms “Myth” and “Fact” as the paper does, because in all cases the terms can be switched if you pick the right examples. Because of the paper’s requirement for the “right” examples to prove its points, we can clearly put this in the realm of propaganda and not canon. I will instead use “Claim” and “ULI’s Opinion”.

Claim 1: Higher-density development overburdens public schools and other public services and required more infrastructure support systems.

ULI’s Opinion: The nature of who lives in higher-density housing — fewer families with children — puts less demand on schools and other public services than low-density housing. Moreover, the compact nature of higher-density development requires less extensive infrastructure to support it.

They go on to claim that the types of people higher-density development attracts are predominantly childless couples, singles, and empty nesters. I don’t know if that is exactly true of single-bedroom apartments in heart of Silicon Valley, but we are collecting more data. Fairfield is proposing that fewer people will have children that go to schools in an area that is literally surrounded by four schools within two city blocks? In an area where other communities, like the Enclave, tout schools as one of the major draws?

Example ULI gives: The Market Common in Clarendon, Virginia.

“Located within walking distance of the Orange Line of Washington’s extensive subway system, residents can leave their cars parked while they take public transit to work. They can also walk to a Whole Foods grocery store adjacent to the highly successful development. Prominent national retailers occupy the ground level of the building, and structured parking is provided. The compact development form of the Market Common promotes walking, biking, and using public transit over autos. The apartments are attractive to young professionals without children, lessening the impact on the county’s school system.”

This doesn’t sound like 900 Kiely Blvd in any way. In an area where I can hop on my local transit, an extensive subway system? If you look at the picture in the article, the neighborhood is more of a promenade, not just a high-density apartment complex where even the swimming pools get little sun. I don’t know that as a neighbor I would ever feel jealous of Fairfield Residential’s fantastic walkways and extensive, 7-acre open areas.

Another example ULI gives: Highlands’ Garden Village in Denver, Colorado.

“Built on the site of the Elitch Gardens amusement park in Denver, Highlands’ Garden Village is a walkable, transit-linked community and a financially viable model for environmentally responsible infill development. New York-based developer .. developed single-family homes, townhouses, seniors’ and multifamily apartments, co-housing, offices, and retail space on the site. At the center, a historic theater and carousel from the original amusement park are being transformed into a community performing arts center and a walking labyrinth. Berkeley, California-based [developer] designed a plan that put new homes on three sides of a square-shaped village and a commercial ‘main street’ on the fourth. Restaurants, studios, and shops line the street with live/work townhouses and offices above, giving residents the opportunity to live, work, and shop in the same community. The proximity of amenities, location near downtown, and convenience of public bus lines encourage people to walk and reduce travel costs.”

Again, how does this sound like Fairfield Residential’s proposal? It doesn’t even sound like an argument related to the Claim. And it isn’t. It is more marketing directed at pushing ULI’s viewpoint, and it has nothing to do with Fairfield Residential’s project. Schools are a major draw for our area. It seems unlikely that people will ignore that fact. Rather than try to shut down our schools in the long-term, we should be attracting families with children, and in the right numbers.