Climate change, rising costs and an aging county demand denser housing

First off, can we all agree that “density” is not the most appealing neighborhood descriptor? How about “connected communities,” “ neighborhood centric development” or “ecologically holistic housing”? Perhaps such phrases could help rebrand density as not something to be feared, but rather celebrated – that is, when it is done well. It is no secret that smart, dense development increases social interaction, more efficiently distributes the cost of public infrastructure, supports local businesses, and – as the title of this column suggests – reduces our collective environmental impact. This is largely because how and where we build our housing impacts how we get to jobs and services, which for most of us means climbing into a car. One could even be so blunt as to classify new housing into two categories: housing that is likely to increase per capita vehicle miles traveled (VMT) and housing that is likely to decrease it. It’s not quite that simple, but it does make you think.

In the U.S. transportation is the number one source of climate warming pollution, according to the EPA, and Jefferson County is no exception, where per capita transportation emissions have been on the rise. The United Nations Intergovernmental Panel on Climate Change (IPCC) Sixth Assessment Report 2022 specifically namechecks density as a key strategy for reducing emissions and transportation pollution.

Though let’s be honest, embracing density is not easy. It means losing that vacant lot next door, a year of construction noise in the neighborhood and seeing more cars parked on the block. But perhaps hardest of all is confronting the fact that we don’t see the value in our neighborhoods changing. In fact, we tend to only imagine the drawbacks. We prefer things the way they are. This is, of course, a natural inclination, one driven by evolutionary instincts that the status quo is most likely to ensure our survival. Even reading the fact that denser housing development is critical to combating climate change still makes it hard to accept.

For me, I find strength in knowing that perpetuating the status quo is an impossible task. Nothing is unaffected by change and the truth is our county, our towns, our neighborhoods are changing more by inaction then they are by action. As housing prices ( and other costs) have climbed, people are struggling to stay housed or remain in the communities they call home. Demographically, Jefferson County is now at the extreme end of the age spectrum with a median age just shy of 60 yearsold, according to the United States Census Bureau. Our workforce has been declining in numbers for over a decade even as the population has increased. We are letting these realities change our community without our participation, and with it our culture, diversity, vitality and resilience.

For tunat ely, climate goals and affordability, as well as many other common values (open space, wildlife habitat, equity, aging in place), overlap around the concept of more closely clustered housing, aka density. Development that is inherently less costly than spaced-out single-family homes. When located close to services, this also means less money spent on transportation – the number two household expense after housing according to the Bureau of Labor Statistics.

However, density alone is not the full picture. Independently it is not going to solve housing affordability and it is not going to solve climate change. These are two massive issues that are never going to see meaningful progress through a single strategy – part of what makes them so challenging. Thoughtful density is nevertheless an essential component. With it we must allow ourselves to think more imaginatively and expansively about what new housing could look like and the many ways it could be a benefit. Let’s start with how denser housing creates more opportunities for chance encounters, low-stakes interactions – getting outside our social bubbles and growing circles of empathy. Facts and data don’t often shift perspectives, but personal relationships do. This is powerful stuff that has the potential to curb climate impact and house our community in ways that are not yet imaginable. If this type of mindset resonates with you, let’s talk, all of us can be part of creating solutions.

Eric Jones is the director of Housing Solutions Network, a nonprofit focused on increasing housing opportunities for Jefferson County workers through advocacy, education, engagement and networking.