Residential area

Residential area in Helena, Montana

A residential area is a land use in which housing predominates, as opposed to industrial and commercial areas. Housing may vary significantly between, and through, residential areas. These include single family housing, multi-family residential, or mobile homes. Zoning for residential use may permit some services or work opportunities or may totally exclude business and industry. It may permit high density land use or only permit low density uses. Residential zoning usually includes a smaller FAR (floor area ratio) than business, commercial or industrial/manufacturing zoning. The area may be large or small.

In certain residential areas, largely rural, large tracts of land may have no services whatever, thus residents seeking services must use a motor vehicle or other transport, so the need for transport has resulted in land development following existing or planned transport infrastructure such as rail and road. Development patterns may be regulated by restrictive covenants contained in the deeds to the properties in the development, and may also result from or be reinforced by zoning. Restrictive covenants are not easily changed when the agreement of all property owners (many of whom may not live in the area) is required. The area so restricted may be large or small.

Residential differentiation

New inner city residences in Manhattan

Residential area in Brooklyn about a century after it was established

These are some of the various zones under which residential areas fall.

• Inner city residential
• Inner mixed zone
• established residential
• new development
• Rural-urban fringe
• rural residential
• sub-regional centers

Residential development

Residential development is real estate development for residential purposes. Some such developments are called a subdivision, when the land is divided into lots with houses constructed on each lot. Such developments became common during the late nineteenth century, particularly in the form of streetcar suburbs.

In previous centuries, residential development was mainly of two kinds. Rich people bought a town lot, hired an architect and/or contractor, and built a bespoke house or mansion for their family. Poor urban people lived in shantytowns or in tenements built for rental. Single family houses were seldom built on speculation, that is for future sale to residents not yet identified. When cities and the middle class expanded greatly and mortgage loans became commonplace, a method that had been rare became commonplace to serve the expanding demand for home ownership.

After World War II, the rapidly expanding economies of major cities of the United States, especially New York City and Los Angeles produced a demand for thousands of new homes, which was largely met by speculative building. Its large-scale practitioners, disliking the name of "property speculator" coined a new name for their activity: "Residential Development". Entire farms and ranches were developed, often with one individual or company controlling all aspects of entitlement (permits), land development (streets and grading), infrastructure (utilities and sewage disposal), and housing. Communities like Levittown, Long Island or Lakewood south of Los Angeles saw new homes sold at unprecedented rates—more than one a day. Many techniques which had made the automobile affordable made housing affordable: standardization of design and small, repetitive assembly tasks, advertising, and a smooth flow of capital. Mass production resulted in a similar uniformity of product, and a more comfortable lifestyle than cramped apartments in the cities. With the advent of government-backed mortgages, it could actually be cheaper to own a house in a new residential development than to rent.

Minor entrance monument, early 20th century

As with other products, continual refinements appeared. Curving streets, greenbelt parks, neighborhood pools, and community entry monumentation appeared. Diverse floor plans with differing room counts, and multiple elevations (different exterior "looks" for the same plan) appeared. Developers remained competitive with each other on everything, including location, community amenities, kitchen appliance packages, and price.

Today, a typical residential development in the United States might include traffic calming features, such as a slowly winding street, dead-end road, looped road, or cul-de-sac lined with related homes.

Suburban developments help form the stereotypical image of a "suburban America," and are generally associated with the American middle-class. Most offer homes in a narrow range of age, price, size and features, thus potential residents having different needs, wishes or resources must look elsewhere. Some residential developments are gated communities.

Problems with Residential Developments

Criticisms of residential developments may include:

• They do not mesh well with the greater community. Some are isolated, with only one entrance, or otherwise connected with the rest of the community in few ways.
• Being commuter towns, they serve no more purpose for the greater community than other specialized settlements do, and thus require residents to go to the greater community for commercial or other purposes. Whereas mixed-use developments take into consideration commerce and other aspects of community planning, residential developments are often seen as supplying only housing.

Additional reading

• Knight Frank, Residential Property Research
• John A. Kilpatrick, Subdivision Development, (Chicago: Realtors Land Institute, 1999)