NYU Furman Center also finds that new housing units and fewer people-per-unit have contributed to changes in New Yorkers’ experienced density
New York, NY – May 5, 2015 – (RealEstateRama) — In 2010, New York City reached an all-time population high. Yet, the average New Yorker in 2010 lived in a lower-density neighborhood than in 1970, according to a report released today by the NYU Furman Center. The report also finds that, despite common fears, density is related to certain positive neighborhood amenities and unrelated to many negative attributes, such as higher crime rates, crowded classrooms, and lower-performing schools.
The State of New York City’s Housing and Neighborhoods in 2014 report, which was released today by the NYU Furman Center, includes a special feature: Focus on Density in New York City, which examines the evolution of the city’s density over the past 40 years and the variation across neighborhoods.
‘‘Despite our notorious housing costs, New York City remains a highly desirable place to live, so people continue to move here. To accommodate this growth and alleviate rent pressures, the city is planning a number of rezonings to add density,’’ said Ingrid Gould Ellen, faculty director at the NYU Furman Center. ‘‘Given the concerns some have expressed about the effect that higher density might have on residents’ quality of life, we decided to examine how New Yorkers today are experiencing residential density.’’
Between 1970 and 2010, the distribution of the city’s population shifted from high-density to moderate-density neighborhoods. Nearly one million people moved out of the city between 1970 and 1980, and some of the neighborhoods that had the highest density levels in 1970—–such as the South Bronx, Lower East Side, and Harlem—–did not recover this loss in population. Meanwhile, several less-dense neighborhoods, such as Elmhurst/Corona and Ozone Park in Queens saw significant population gains over the last four decades.
The addition of new housing units contributed to changes in the city’s population density. Between 1970 and 2010, the city’s housing stock rose 15%. Meanwhile, parts of the city that lost housing stock in the 1970s—–such as the South Bronx and Central Harlem—–have not rebounded; their housing units remain below 1970 levels.
The report also finds that the average number of people-per-unit decreased between 1970 and 2010. In 1970, an average of 2.7 people lived in each housing unit. By 2010, this had fallen to 2.4 people per unit.
The report also finds that density is related to certain positive neighborhood amenities and unrelated to many negative attributes. Schools in the highest density neighborhoods, for example, had the fewest pupils-per-teacher in 2013. And neither educational proficiency nor crime rates appear to be correlated to neighborhood density levels. Yet residents of the city’s higher-density neighborhoods enjoy slightly more retail options and shorter average commute times.
‘‘Community residents often resist higher levels of density, voicing concerns about congestion and livability,’’ said Ellen.
‘‘Yet, at least in 2014, greater density does not seem to negatively correlate with these indicators of New Yorkers’ quality of life.’’
The report also finds that density is not associated with overcrowded apartments. New Yorkers living in the densest neighborhoods live in the largest apartments. Residents in the Upper East Side have the most square footage per person, with 750 square feet per person, while residents of Elmhurst/Corona in Queens claim just 287 square feet on average.
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The State of New York City’s Housing and Neighborhoods in 2014 is now available at: http://furmancenter.org/research/sonychan
For more information, contact: Shannon Moriarty, sm4901 (at) nyu (dot) edu, 212-998-6492
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About the NYU Furman Center
The NYU Furman Center advances research and debate on housing, neighborhoods, and urban policy. Established in 1995, it is a joint center of the New York University School of Law and the Wagner Graduate School of Public Service. More information can be found at furmancenter.org and @FurmanCenterNYU.
