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Originally Posted by dc_denizen
So most development is near transit? Same in dc, multi family is concentrated on the metro lines
In Dallas, the city of Dallas, Plano, Fort Worth, Richardson, Addison, Irving etc account for that majority of new multifamily additions. A minority are in far flung areas like Frisco and McKinney, most are close to the city or within Dallas itself . Dense nodes zones for multifamily and benefitting from short commute times, and being filled in
But still that doesn’t explain the towers vs midrise issue .
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Toronto is a denser urban area, and by a not so insignificant margin too, so I think that's definitely part of it.
According to this
https://www.huduser.gov/portal/publi...TX-comp-17.pdf
Multi-family housing being built in Dallas County went from 93% lowrise before 2000, to 57% lowrise in the 00s, to 24% lowrise in the 10s. Looking around the county on google maps, you do see that they're starting to run low on under-utilized land to infill on, so it's not surprising that the new developments are getting denser and denser.
According to that report, Dallas County was averaging around 11,000 multi-family permits in recent years (not including townhomes), as well as around 4,000 single family & townhome permits per year. You might think it's unfair to be comparing just Dallas County to the whole Toronto CMA, which has been average 22,000 multifamily permits and 16,000 SFH/townhouse permits per year, but not entirely. The whole Toronto urban area fits into an area that's less than Dallas County, and even if you include the other small urban areas of the Toronto CMA like Stouffville and Milton and exclude the undeveloped areas in the SE of Dallas County, you're still looking at equal sized areas.
The fact that Toronto has 2.2x the population in a same sized area means there's less undeveloped parcels to build on, and developed parcels are denser so if you're going to do demolition you need to go denser to make it worth your while. So Toronto would have to go denser even if it was building an equal amount and it's building about twice as much.
If Dallas County growing from 2 million people to 2.7 million people over the last two decades was enough to cause it to go from having 7% of its multi-family permits being midrise/highrise to 76% of its multi-family permits being midrise/highrise, imagine how that would change if Dallas County grew to have 6 million people and was building twice as much multi-family per year as it was now.
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