The ‘town and country’ alternative to large-lot sprawl

The potential for land preservation makes New Urbanism attractive where low-density zoning prevails. ne model for New Urbanism outside of the city is to build villages, or towns, surrounded by permanently preserved open space. This “town and country” planning model can be implemented on relatively large parcels, or using off-site land preservation techniques such as transfer of development rights. A number of traditional neighborhood developments (TNDs) have taken the village/open space approach, including two that recently began construction — Trillium in Cashiers, North Carolina, and Clear Springs in Fort Mill, South Carolina. Others, such as St. James, near Washington, D.C., Firestone Woods, near Cleveland, Ohio, have been designed. Many other TNDs planned and under construction preserve large natural areas, creating a distinct edge to the developed portion of the site. A recently planned project called Whitehall in New Castle County, Delaware, shows how the town and country approach works in areas where large-lot zoning dominates — as it does in much of the Northeast. The rapidly developing, but still somewhat rural, southern portion of the county is being subdivided largely into single homes on half-acre to acre lots. Whitehall, a development planned for 2,047 acres along the Chesapeake and Delaware Canal in southern New Castle County, was submitted for planning approval in June, 1997. The project would preserve 1,160 acres (57 percent) of the site as open space, compared to the current zoning, which would preserve 612 acres (30 percent). Little agricultural land would remain under the current zoning, while Whitehall would preserve about 500 acres. Despite the greatly increased open land, Whitehall’s development would be more intensive, with 4,950 dwelling units, compared to a maximum of about 1,800 under the current zoning. The plan also calls for 1.5 million square feet of retail, 1.25 million square feet of office, and just over six million square feet of light industrial (the state Economic Development Office would like to lure a semiconductor factory to Whitehall). The current zoning also allows for 13 million square feet of industrial development, with 897 acres set aside for this purpose. Whitehall is superior to current buildout projections in terms of diversity and use of natural and scenic features. Under the current zoning, a large industrial zone occupies most of the center of the property, surrounded by unvarying large lot single family units (Plan 1). Whitehall calls for villages with distinct character (Plan 2). Residential units would consist of 2,376 single homes (with small, medium and large lots), 1,216 townhomes, 940 units in multifamily buildings, and 418 apartments above retail. More than 600,000 square feet of “Main Street” retail is planned, and 200,000 square feet of offices above shops distributed over three villages. Even the stand-alone retail, office and light industrial is planned on a modified grid of streets in proximity to homes. Whitehall maximizes access to the 20-mile-long Chesapeake and Delaware Canal, which serves as both a major shipping channel and a wildlife/recreation corridor. Whitehall Community L.L.C. has applied for zoning approval as a planned unit development (PUD). Although it does not conform to the county’s PUD standards, county planners have given the application a preliminary green light, while calling Whitehall a “unique opportunity.” Developers are seeking approval of entitlements and completion of design codes by the fall of 1998. At that point, the group will seek to sell portions of the project to subdevelopers and builders, according to Robert McCoy, vice president of the Whitehall Community L.L.C. The partnership then would take on the role as managing developer of Whitehall, and likely build common infrastructure, such as roads. Density At least nine major residential developments are built or under construction within a mile of the site — most containing one acre lots. Whitehall proposes 2.4 du/acre overall. Within the portions to be developed, the density is 5.7 du/acre. Looking at residential area density only, that figure increases to 9.6 du/acre. This density is on par with older villages in the region, but it is unclear what density requirements will be called for in New Castle County’s new comprehensive plan, currently under revision. Preliminary drafts of the new comprehensive plan strongly support the village/open space model, in general. The county placed a six-month moratorium on new subdivision applications beginning July, 1997, to study new models for growth. Whitehall plans were submitted just prior to that deadline, at the county’s request — which indicates that county planners view Whitehall as an important example for their new comprehensive plan. Whitehall L.L.C. has three partners — two of which bring significant financial resources. The Welfare Foundation, which purchased the land 14 years ago, is a charitable foundation established by Pierre duPont in the 1930s. Legg Mason Real Estate Services is a division of Legg Mason, a financial investment firm managing more than $50 billion in assets. The third partner is Ewing Cole Cherry Brott, the parent company of Whitehall’s architect and town planner, Killinger Alberto of Wilmington, Delaware. Comparing the overall plans Looking at the area’s current zoning, the need for reform is clear. The build out projection shows classic sprawl. There are no pedestrian connections, no town centers, little or no access to the canal, and the uniform housing will limit diversity of households. The pattern of the surrounding development bears out the likelihood of this scenario. The Whitehall plan preserves large, usable swaths of fields and woodlands. A network of 13.2 miles of trails and bikeways is planned, which could be used by future residents of the villages and the surrounding subdivisions. With the exception of one side of one of the villages, Whitehall development does not touch existing subdivisions. Unlike standard subdivisions, the network of streets and mix of uses in Whitehall is expected to capture more than 50 percent of the vehicular trips internally. South Village Completely surrounded by preserved open space, 1,804 residential units are planned for 290 acres in South Village, the first village slated for construction. An employment center immediately adjacent to South Village (where the state would like to lure semiconductor manufacturing) occupies an additional 200 acres. The approach is to attach the industrial flex area to the edge of South Village, much like the relationship of the historic mill towns and industrial company towns to their employers. Large amounts of surface parking are incorporated into this village plan, without destroying the pedestrian orientation and integrity of the public spaces. The residential areas of the village are organized into two neighborhoods, one centered on a school, with 40 acres of playing fields, and the other around a commercial village green. Airport Village The Airport Village, with 900 residential units and 209 acres, is adjacent to a state highway and across from a regional airport. It also straddles railroad tracks which currently have no commuter service, but a site for a transit stop is planned, in the event that service is restored. A sizable retail center is planned along the state highway which forms the western boundary of the village, and from that vantage point the center may have the appearance of a standard shopping plaza. But the plaza is divided into a series of blocks with pedestrian and vehicular access, and thus is integrated into the village. The retail center is designed to accommodate both local and area residents. Canal Village The 250-acre Canal Village site overlooks the canal and a wildlife refuge on the other side of the waterway. It is planned with a dramatic waterfront town center and possibly a marina. It maximizes access to the gravel/dirt road that follows the waterway from bay to bay. The Canal Village is the densest of the three Whitehall villages, with 2,244 residential units, and likely will be the last village constructed. These include 660 single homes, 770 townhomes, and 814 multifamily units (198 above retail). It also contains the “destination” main street retail district for the entire project. Shops, an entertainment complex and restaurants will overlook a proposed marina, the canal and a wildlife preserve on the north side of the canal. A canal plaza is designed to feature a reception hall and gardens, ice-skating rink and amphitheater.