There's a bruhaha at 24th and Superior over a proposed apartment complex. There's a nice empty lot just begging to be developed. Unfortunately, neighbors aren't happy about the idea of filling the gap with 94 apartments. The complaints may be nimbyism in action, or they may be based on legitimate gripes. Or both.
Let's think for a moment about a conflict this exposes in Lincoln's future. Planning documents such as the Comprehensive Plan have, for many years, talked about the virtues of denser development. Denser development helps keep down certain infrastructure costs relative to sparser development, among other benefits. There are costs as well, and that's where this scenario comes in.
The area around 24th and Superior already sees a lot of traffic. (Or so I'm told; I don't frequent the area.) The region feels saturated -- there are residences, an elementary school, oodles of businesses, and two major arterials (Superior and 27th) funneling thousands of vehicles into, out of, and through the area. School-related traffic taxes local residential roads in addition to the arterials. So although the lot in question may be zoned for 94 apartments, it's no wonder area residents question the appropriateness of the development given the existing conditions.
Whether or not the complaints about this specific project are valid, if Lincoln really is going to support denser infill development in the coming years we're going to be faced with many situations like this where the local transportation network's capacity will be put to scrutiny. And what if the roads can't handle the proposed traffic? Do we abort the denser development and instead transfer our problems to the city's edge? Do we prioritize updating the roads, trails, and mass transit system? Or do we sacrifice transportation convenience and merely put up with more gridlock, longer drive times, lower fuel efficiency, and diminished quality of life?
These aren't easy questions so it's tempting to brush them aside. We aren't really under all that much pressure right now to figure out the answers. But it would be a mistake for Lincolnites not to at least begin processing the costs and benefits of various scenarios. Chances are, one of these days you'll find yourself directly affected by this sort of conflict. Have you thought through how it might affect you, or how your reaction might affect the city as a whole?
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Good article and great questions. Here’s a view from the other side of the telescope:
‘‘Between 1982 and 2007, over 41 million acres of rural land in the United States were developed. That
I’m always curious when developers propose high density development in a neighborhood whether the developer lives in the area. Developers who like to build high density development in someone else’s neighborhood are just as guilty as NIMBYism as the residents who oppose it. Developers in favor of high density development should propose high density development in their OWN neighborhoods. I’m sure their neighbors would educate them about the problems associated with such development. If high density development is not good enough for the developer, it isn’t good enough for anyone else in Lincoln.
I lived in the Near South neighborhood for a number of years, and I have personal experience with the problems of high density development. Investors would buy old homes and convert them to multi-unit apartments. We had late night parties every weekend, people using the street as a parking lot and a bathroom, thefts from vehicles and homes, vandalism, fights, graffiti, drug dealers, prostitutes, etc.
I agree…build inward. Revitalize old neighborhoods. I do see a lot of work going on in the 27th street area from vine to O street on the west side towards the new Antelope Valley Project. Streets can handle it cause we really already have the traffic…and building inward helps cut down on commuting anyhow, so less driving. I always look at Salt Lake City…they planned a century ago to make the street areas very wide, enough for a horse and carriage to turn around in. And you know that careful planning worked out well. We have folks up in arms about loosing their right of ways when Lincoln attempts to widen even street folks KNEW when they purchased the property were hot for being widened…cough, 27th, 48th, & 56th. Don’t feel sorry for folks that purchased along these streets…you KNEW it was coming at some point.
There are tax and financing incentives for developing in town. If more builders encouraged the redevelopment of the inner city areas then I think a lot more folks would hop on it. Especially since the lot prices are a lot cheaper once they clear the condemned building out of it.
Shoot…think I just gave away my get rich quick scheme!
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