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Is Density Really the Problem?

This is episode two of my three-part series with urban strategist Mike Hathorne, and we’re tackling the topic that sends entire towns to public hearings with pitchforks: density. Everyone’s heard it: “A high-density project is coming in…” And instantly, it’s kill the beast, shut it down, save the field next door. In this episode, Mike and I break down why density triggers such a visceral reaction—and why most of the time, we’re aiming our anger at the wrong thing. We dig into: Why people fear “density” even when they already live at 4 units/acre How the number (units per acre) gets blamed instead of the pattern and design Why you can have terrible low-density and magical higher-density How zoning and finance quietly create economic segregation (Dollar General, Walmart, Target, Nordstrom neighborhoods) Why suburban development often doesn’t pay for itself and functions like a Ponzi scheme How infrastructure costs (roads, sewer, utilities) explode when everything is spread out Why apartment complexes exist—and how institutional money shapes what gets built The difference between density and intensity, and why we should care more about the latter By the end, we land on a simple but uncomfortable conclusion: density is not the enemy. The problem is the rules and systems that dictate what density looks like. If you’re a homeowner fighting a project, a council member making decisions, a planner, developer, or designer trying to do better work—this episode will give you language, insight, and a clearer way to think about density than just “more = bad.” This conversation sets the stage for episode three, where we dive into mixed use and how to actually solve the problems density is getting blamed for.