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Feasibility of creating housing in Arcata
Density, Cost, Site considerations, and more

All articles on Density

Examples of Density - locally and elsewhere

All articles on Density

Lessons from a Modern Master of Low-Rise Housing

Good design is the make-or-break element on whether dense housing is livable and uplifting or whether it feels packed and depressing. Affordable housing should not be burdened with poor design. And just because we are in need of housing here in Arcata does not mean that we should accept poor designs and general unawareness of the human needs for enjoyable living spaces. Reading time: 9 minutes.

Louis Sauer, architect: Low-rise dense housing in an urban setting

Reading time: 5 minutes -- The architect Louis Sauer specialized in high-quality, high-density, low rise housing. His urban designs were typically just three stories tall, with configurations of intertwined townhomes, set in patterns so that each home had a separate and private yard. 

Density: How many units per acre for apartments around Humboldt

Here are examples of the density, shown in units per acre, of local known buildings in Humboldt County and specific buildings outside of our area. Includes a discussion of Net units per acre vs. Gross units per acre, and number of bedrooms vs. number of units.

“Mio” apartments in Seattle — Density of 205 units per acre

Reading time: 5 minutes -- The "Mio" apartments in Seattle are 41 units with a density of 205 units per acre. I present it here not as something we can copy for Arcata, but as an example of what can be done. I do not like all of the design choices, nor believe that this design in its entirety would be suitable for us. Yet I feel we can learn and profit by looking at its design.

Berkeley modular “village” housing with rooftop garden

Garden Village is a 77-unit student-orientated apartment building located in Berkeley, California completed in August of 2016. Designed to echo the massing and rhythm of the community, the innovative design departs from the standard single-volume building. Instead, 18 distinct building volumes are spread out in a garden and linked by exterior walkways in a design that seamlessly integrates into the surrounding fabric of the community.

Density in Arcata

Your neighborhood is at risk of being rezoned for High Density housing

Do you want your neighborhood rezoned as Residential High Density? **** Come to the City Council meeting on Wednesday, April 5th, and tell our City Councilmembers what you want and do not want for Arcata. The citizens of Arcata have not been informed. **** If you care about your neighborhood, please come and speak. ****

500 or 3,500 apartments in Gateway? Please clarify.

The Gateway Area Plan calls for a build-out of 3,500 apartments. If each building were the size of the block-long Sorrel Place, this would amount to 70 or 80 Sorrel-Place-sized buildings. It also calls for a build-out of 277,000 square feet of commercial space. This is equivalent to about 21 buildings that are the size of the Arcata Co-op, or the equivalent of about 150 or 200 standard retail, office, or restaurant spaces. **** There is not physical room for 70 or 80 block-long buildings. There's not room for half that many.

How much Gateway housing, really? 3,500 … 500 … or none?

Are you looking for clarity about how much housing and what kinds of housing might come out of the Gateway Area Plan? Will it be 500 apartments built over a 20 years period? After all this work of developing the Gateway Plan, it is quite possible that very little Gateway housing will be built over the next five or ten years.

New Commissioner Matt Simmons proposes huge changes to established neighborhoods

Planning Commissioner Matt Simmons proposed a change in the zoning of established Arcata neighborhoods, from Residential Low Density to Residential High Density. What is behind his rationale? Would such zoning change help people find housing?

Density and Feasibility

All articles on Density

Gateway Density and Feasibility Study – Introduction

This is the introduction to the lengthy article on the Urban Field Studio "Code Site Test. PLEASE READ THE FULL ARTICLE ALSO. It will take about 30-45 minutes to read. The full article has both critique and support by an expert of the Gateway Plan, and a good Q&A from Arcata's Planning Commissioners.

Density and Feasibility Study – from Ryan Call of Urban Field Studio – July 11, 2023

IMPORTANT presentation to the Planning Commission, July 11, 2023. Can high-density tall buildings be constructed in the Gateway Area? This report presents findings on four specific sites. The answer: In theory, yes. On a practical, economically-feasible, realistic basis -- the answer is NO.

Urban Field Studio Report – Gateway Code Site Testing

Urban Field Studio evaluated the feasibility of the current draft Form-Based Code. They were assigned four specific sites, and asked to show whether the aims and goals of the draft Gateway Area Plan could, in their view, be achieved at those sites, particularly on being able to achieve the density of housing that the draft Plan calls for.

Urban Field Studio Report: A critique

A critique of the Urban Field Studio report from the July 11, 2023, Planning Commission packet. There is further critique following the Urban Field Studio presentation at that PC meeting, available also on Arcata1.com.

Articles about what density is and what it means

More articles on Density

Please measure apartments by number of bedrooms, not number of units

Reading time: 2 minutes. -- If we measure our success in producing housing for people by counting the number of bedrooms, this will have the effect of rewarding builders of studio and one-bedroom apartments at the expense of two-, three-, and larger dwelling spaces. I propose that this is not what we want as a community.

Visualizing Compatible Density

Examples of a range of density housing, with photos and descriptions. -- Density is a controversial subject in virtually all American communities and is often viewed as a thing to be feared. Density can be ugly. More bigger buildings, more asphalt and concrete, fewer trees and green space, less sunlight and privacy, and even less air to breath.

Density Guide for Housing Types

A density guide that shows the variety of types of housing that is suitable for different density levels.  Which types would be suitable for Arcata?

“Housing Units” and “Housing Density” – Why these are terrible ways to measure housing success

To regard a three-bedroom apartment in the same way — as one “housing unit” — and equal to a studio apartment is just engineering-thinking. Instead, count the bedrooms. Count the number of people — adults and children — who might be living there. Homes are for people. Let’s not forget that.

“Dwelling Units per Acre” – Another terrible way of measuring housing

Since the aim of the Gateway plan is to provide housing for lots of people, then we’d want to see as many dwelling units per acre as possible, right?  To achieve more dwelling units per acre, we can do two things:  Build taller apartments or have more units on a floor (or both). And how do the number-crunchers make more units on a a floor?  They make smaller units.

California State Density Bonus Law

More articles on State Density Bonus law

State Density Bonus Housing Law — How it affects us here in Arcata

Reading time 12 minutes -- "Project proponents will be driven by the Density Bonus provisions. And our design standards and Community Benefits programs are unlikely to be implemented due to waivers and concessions." So said David Loya. We need to look at just how the State Density Bonus Law will affect the Gateway Area Plan, and what decisions can be made so we get housing built in the form that we want.

State Density Bonus Laws / Inclusionary Zoning / Community Benefits — David Loya presentation

“And our design standards and Community Benefits programs are unlikely to be implemented due to waivers and concessions.” --- Arcata's Director of Community Development David Loya has provided this video presentation of the various affordable housing programs. 15-1/2 minutes, July 28, 2023. VIDEO and full TRANSCRIPTION.

Density Bonus Laws explained — David Loya to the Planning Commission

Community Development Director David Loya provided a concise explanation of California's myriad Density Bonus housing laws in the March 2023 Planning Commission staff reports. It is included it here so it can be referred to at any time.

Impacts of the State Density Bonus Law, described by Artificial Intelligence

Reading time:  3 minutes -- This is an AI-generated essay about the impacts of the State Density Bonus Law. It's here partly for our education and partly for our smiles. Yet as an overall view, it's not bad.

To the Council/Commission: A high-density building, the State Density Bonus Housing Law, and reducing regulatory costs

Three new articles: A high-density building, the State Density Bonus Housing Law, and reducing regulatory costs. The State Density Bonus Housing Law and how it affects us here in Arcata is the single most important issue facing the Planning Commission with regard to the success of the Gateway Plan.

How density may show up in Arcata

New Commissioner Matt Simmons proposes huge changes to established neighborhoods

Planning Commissioner Matt Simmons proposed a change in the zoning of established Arcata neighborhoods, from Residential Low Density to Residential High Density. What is behind his rationale? Would such zoning change help people find housing?

Glen Colwell – May 28, 2023 – Upzoning of Arcata Neighborhoods

I am reaching out to get a better understand of the current status of proposed upzoning of six Arcata neighborhoods, including the Sunset neighborhood where I live. I believe this proposal (?) (implementation measure?) may have been approved in the form quoted below. If so, can someone please provide a link to the adopted language?

What is “walking distance” from the Plaza or from Cal Poly Humboldt?

The City planners consider walking distance as an "as the crow flies" distance -- NOT a real-life walking distance. This a entire “10 minute walk” map is very misleading. It is a computer-drawn map with no regard to actually walking along a street. Yes, the Gateway area is close to town, and, yes, it is walking distance to many locations. But it is not true that “the Arcata sports complex is just within a 10-minute walk.” A person has to cross Highway 101 on 7th Street to get to the Sports Complex.

Examples of Density - locally and elsewhere

More articles on Density

Lessons from a Modern Master of Low-Rise Housing

Good design is the make-or-break element on whether dense housing is livable and uplifting or whether it feels packed and depressing. Affordable housing should not be burdened with poor design. And just because we are in need of housing here in Arcata does not mean that we should accept poor designs and general unawareness of the human needs for enjoyable living spaces. Reading time: 9 minutes.

Louis Sauer, architect: Low-rise dense housing in an urban setting

Reading time: 5 minutes -- The architect Louis Sauer specialized in high-quality, high-density, low rise housing. His urban designs were typically just three stories tall, with configurations of intertwined townhomes, set in patterns so that each home had a separate and private yard. 

Density: How many units per acre for apartments around Humboldt

Here are examples of the density, shown in units per acre, of local known buildings in Humboldt County and specific buildings outside of our area. Includes a discussion of Net units per acre vs. Gross units per acre, and number of bedrooms vs. number of units.

“Mio” apartments in Seattle — Density of 205 units per acre

Reading time: 5 minutes -- The "Mio" apartments in Seattle are 41 units with a density of 205 units per acre. I present it here not as something we can copy for Arcata, but as an example of what can be done. I do not like all of the design choices, nor believe that this design in its entirety would be suitable for us. Yet I feel we can learn and profit by looking at its design.

Berkeley modular “village” housing with rooftop garden

Garden Village is a 77-unit student-orientated apartment building located in Berkeley, California completed in August of 2016. Designed to echo the massing and rhythm of the community, the innovative design departs from the standard single-volume building. Instead, 18 distinct building volumes are spread out in a garden and linked by exterior walkways in a design that seamlessly integrates into the surrounding fabric of the community.

From David Loya's Building & Massing Presentation

More articles on Density

Building and Massing 3: Proposed Setbacks and Massing Impacts

The Building & Massing Presentation that arrived on August 12 provides so much needed information, along with the first glimpses of the long-awaited 3D modeling. 3: Proposed Setbacks and Massing Impacts

Building and Massing 1: Current and Proposed Height Standards

The Building & Massing Presentation that arrived on August 12 provides so much needed information, along with the first glimpses of the long-awaited 3D modeling. 1: Current and Proposed Height Standards.

Building and Massing 2: Solar Shading

The Building & Massing Presentation that arrived on August 12 provides so much needed information, along with the first glimpses of the long-awaited 3D modeling. 2: Solar Shading.

Building and Massing 4: Height Ratios and Unit Calculations

The Building & Massing Presentation that arrived on August 12 provides so much needed information, along with the first glimpses of the long-awaited 3D modeling. 4: Height Ratios and Unit Calculations

Financial Considersations

More on Density

OLLI Presentation: The Affordable Housing Challenge – December 12, 2022

Danco president Chris Dart and Rural Communities Housing Development director Beth Matsumoto discuss the challenges of creating affordable housing. Chris Dart specifically discusses how buildings over 4 stories are not feasible, and that market-rate non-subsidized housing is a financial impossibility. Hosted by Jane Woodward as an OLLI "Brown Bag Lunch" Zoom presentation. With video and full transcription.

From high-speed rail to the Olympics, why do big projects go wrong?

"By his reckoning, only 8.5% of projects meet their initial estimates on cost and time, and a piddling 0.5% achieve what they set out to do on cost, time and benefits." -- "Over-optimistic time and cost estimates stem from both psychological and political biases: a reliance on intuition rather than data, and . . . “strategic misrepresentation”. This is when budgets are deliberately lowballed in order to get things going, on the premise that nothing would ever get built if politicians went around being accurate."

What is the financial impact of Gateway development?

What's the fiscal aspect of development in the Gateway area? What will be the changes to Arcata's over-stretched Police & Fire Departments? Who will pay for it? Will the City be running at a deficit in 10 years?

Building and Massing 5: Financial Feasibility of Development

The Building & Massing Presentation that arrived on August 12 provides so much needed information, along with the first glimpses of the long-awaited 3D modeling. 5: Financial Feasibility of Development

Views on Density

More on Density

More Loya Nonsense: High Density Apartments will cause vacancies in Houses

Arcata's Community Development Director David Loya explains his version of how single-family houses will become available for sale. As more apartments are built, people will want to live in apartments and rental houses will become vacant, and the owners will sell. Could this be true?

Your neighborhood is at risk of being rezoned for High Density housing

Do you want your neighborhood rezoned as Residential High Density? **** Come to the City Council meeting on Wednesday, April 5th, and tell our City Councilmembers what you want and do not want for Arcata. The citizens of Arcata have not been informed. **** If you care about your neighborhood, please come and speak. ****

138 acres of Gateway: What is actually buildable?

At the June 13, 2023, Planning Commission "special meeting" Chair Scott Davies asked the question "And do you know or have you looked at what percentage of the actual buildable parcels in that 138 Acres is the ratio of those orange parcels to the total acreage of the Gateway Area?" **** This question is critical for understanding development in the Gateway area. The key is the phrase "the actual buildable parcels."

Factors in Feasible Designs

Ben Noble on “Building Height Ratio” concept — Avoiding the “canyons” of taller buildings

No upper floor stepbacks = Less sun, more shading, more of a canyon along the streets of Arcata. This article is a 6-minute segment from Ben Noble, describing requirements for stepbacks in the Form-Based Code.

Will upper floor step-backs vanish from the Gateway Code?

During the past more than one-and-a-half years of discussion on the draft Gateway Plan, we've seen a variety of important aspects of the plan come and go. Critical issues seemed to have arrived as firm promises and later vanished like smoke following a Planning Commission conversation of just a minute or two. Or vanished with no conversation whatsoever. *** An area that's near and dear to the hearts of Arcatans are building heights and the set-back and step-back requirements for new buildings.

Other articles

Berkeley modular “village” housing with rooftop garden

Garden Village is a 77-unit student-orientated apartment building located in Berkeley, California completed in August of 2016. Designed to echo the massing and rhythm of the community, the innovative design departs from the standard single-volume building. Instead, 18 distinct building volumes are spread out in a garden and linked by exterior walkways in a design that seamlessly integrates into the surrounding fabric of the community.

Windowless bedrooms? Sunlight is considered a luxury benefit

In recent years, windowless bedrooms have become somewhat normalized on college campuses. Students at the University of Texas, Austin and the University of Michigan are currently renting dorm bedrooms without windows. Sunlight in your bedroom could become a luxury as cities debate allowing landlords to rent windowless rooms in former office buildings to alleviate the housing crisis.

Pre-Fab Modular Housing – a dozen articles and more

Modular housing could be an answer to state housing crisis. A collection of articles from other sources, and lots of photos. Modules can be assembled into apartment buildings 40% more quickly and 20% cheaper than traditional construction. ------- From factories in Vallejo, Sacramento, Klamath Falls OR, Idaho, Canada, and China.

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