The foundation for a critical analysis of the four developments that are the subject of this study has been established and now an exploration of the developments can begin.
The methods of data collection utilized in the preparation of this report included a critical analysis of site plans and development planning objectives, site visits, photographic studies of the various physical and aesthetic features of each development, impromptu interviews, the collection of empirical data from various planning organizations in addition to the collection of printed materials related to the developments. The data was then analyzed utilizing the aspects of sustainability and the normative qualities associated with each aspect.
(Note: This study was originally published in 2005 and the data represented here reflects the “best available” data at the time of publication.)
I'on Village, Mount Pleasant, South Carolina
Development history
I’on Village is a green-field infill development in the bedroom community of Mount Pleasant that is located seven miles east of Charleston, South Carolina. Mount Pleasant has a population of approximately 56,000 people and covers an area of approximately 26,000 acres.
The development is sited on 243 acres that was originally comprised of 60 percent former agricultural fields, 30 percent was 30-40 year old hard wood growth, and 10 percent was in the form of three man-made lakes.
The development is surrounded by suburban neighborhoods that follow the sprawling development ideals of the 1950’s, 60’s, 70’s and 80’s. The main access road to the site from outlying areas is U.S. Highway 17 which is characterized by further evidence of suburban sprawl through the proliferation of chain restaurants, convenience stores and gas stations which populate the roadside.
I’on is being developed by the Charleston-based development company Civitas and was planned by a land development team that consisted of Duany Plater-Zyberk and Company; Dover, Kohl and Partners; Seamon, Whiteside and Associates; and DesignWorks. The development phase of I’on is nearing the 75 percent completion mark and will feature an ultimate build-out of 759 single-family units on the 243-acre site yielding an overall density of 3.1 units per acre.
The site features a commercial core with 30,000 square feet of office and retail space located directly adjacent to the main entry of the development. The architectural style of the development pays careful attention to the historic architectural styling and details of the regional vernacular, yet does not offer multi-family or townhouse style residences. The development currently provides 5-miles of walking trails that will be increased to 12-miles by the time the construction phase of the project concludes.
The developers of I’on faced considerable legal trouble from both the residents of existing neighborhoods and the limited guidelines set forth by the Mount Pleasant planning regulations. When I’on was originally being planned, there were no Traditional Neighborhood Development (TND) guidelines in existence in the town of Mount Pleasant and the original plan for 800 single-family units, 440 multi-family units and 90,000 square feet of commercial space had to be abandoned in favor of the lower-density, sprawl-driven plan currently being implemented.
Alas! how little does the memory of these human inhabitants enhance the beauty of the landscape! -Henry David Thoreau
The methods of data collection utilized in the preparation of this report included a critical analysis of site plans and development planning objectives, site visits, photographic studies of the various physical and aesthetic features of each development, impromptu interviews, the collection of empirical data from various planning organizations in addition to the collection of printed materials related to the developments. The data was then analyzed utilizing the aspects of sustainability and the normative qualities associated with each aspect.
(Note: This study was originally published in 2005 and the data represented here reflects the “best available” data at the time of publication.)
I'on Village, Mount Pleasant, South Carolina
Development history
I’on Village is a green-field infill development in the bedroom community of Mount Pleasant that is located seven miles east of Charleston, South Carolina. Mount Pleasant has a population of approximately 56,000 people and covers an area of approximately 26,000 acres.
The development is sited on 243 acres that was originally comprised of 60 percent former agricultural fields, 30 percent was 30-40 year old hard wood growth, and 10 percent was in the form of three man-made lakes.
The development is surrounded by suburban neighborhoods that follow the sprawling development ideals of the 1950’s, 60’s, 70’s and 80’s. The main access road to the site from outlying areas is U.S. Highway 17 which is characterized by further evidence of suburban sprawl through the proliferation of chain restaurants, convenience stores and gas stations which populate the roadside.
I’on is being developed by the Charleston-based development company Civitas and was planned by a land development team that consisted of Duany Plater-Zyberk and Company; Dover, Kohl and Partners; Seamon, Whiteside and Associates; and DesignWorks. The development phase of I’on is nearing the 75 percent completion mark and will feature an ultimate build-out of 759 single-family units on the 243-acre site yielding an overall density of 3.1 units per acre.
The site features a commercial core with 30,000 square feet of office and retail space located directly adjacent to the main entry of the development. The architectural style of the development pays careful attention to the historic architectural styling and details of the regional vernacular, yet does not offer multi-family or townhouse style residences. The development currently provides 5-miles of walking trails that will be increased to 12-miles by the time the construction phase of the project concludes.
The developers of I’on faced considerable legal trouble from both the residents of existing neighborhoods and the limited guidelines set forth by the Mount Pleasant planning regulations. When I’on was originally being planned, there were no Traditional Neighborhood Development (TND) guidelines in existence in the town of Mount Pleasant and the original plan for 800 single-family units, 440 multi-family units and 90,000 square feet of commercial space had to be abandoned in favor of the lower-density, sprawl-driven plan currently being implemented.
Alas! how little does the memory of these human inhabitants enhance the beauty of the landscape! -Henry David Thoreau
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