Examining New Urbanism...Design Considerations

Pedestrian Circulation & Open Space Planning Analysis

A major component of smart growth, New Urbanism and sustainable design are the integration and celebration of the pedestrian and accessible open space.

All of the developments described in this study have successfully created progressive pedestrian circulation systems and development open space plans.

The celebration of the pedestrian environment within each of these developments helps to reduce the dependence on the private automobile as the primary form of transportation.

This celebration is achieved primarily through the clear separation of uses that is enhanced by the implementation of buffers between the pedestrians and vehicles.

These buffers can take various forms that include on-street parking to act as a barrier between the pedestrian and the road, landscape buffers that provide for a cleaner pedestrian environment or by removing the automobile from the equation all together.

The open space systems of these developments help to demonstrate that developments can achieve high levels of density without sacrificing the preservation or creation of accessible open spaces within the community.

Whether it is through the creation of pocket-parks, waterfront parks or large community spaces, the importance of accessible open space cannot be ignored.

Accessible open space benefits not only the members of the immediate community, but it contributes to the improvement of the global environmental community by discouraging the unchecked development of our natural lands.

Normative qualities can be associated to the successful design of pedestrian and open space systems that will ensure their sustainability.

Pedestrian and open space systems should be planned to provide for a connected, combined, contained, consistent and re-configurable system.

Paying careful attention to these qualities will allow designers to create viable pedestrian circulation systems that will reduce the dependence on the private automobile and result in an improvement of our global environmental community.

In addition to improving the environmental community, pedestrian circulation systems enhance the opportunities to engage in inter-personal communication that helps to improve our social community.

These systems should be clearly defined and should strive to integrate multiple uses into the system.

Finally, the systems should maintain a high level of flexibility so that they may be re-configured to respond to developmental challenges that they will face over time.

Our houses are such unwieldy property that we are often imprisoned rather than housed by them. -Henry David Thoreau

Carpenter Village and The Village of I'on

Carpenter Village

The community of Carpenter Village can expect to maintain a fairly high level of sustainability throughout the life of the development.

Carpenter Village has achieved a compact and consolidated form of development that will ensure a high level of intensity of the uses within the development.

Provided that the development can attract retail and commercial uses to occupy the commercial core of the development, it will have achieved a comprehensive and complimentary use of the land throughout the development.

However, if this objective is not met, then the community will suffer greatly with regards to its overall sustainability.

The extent of the use of the land in Carpenter Village has been designed to achieve a contained and consistent development plan, provided that development does not occur in the north side of the northern boundary of the community.

The communication network of the development has been designed to provide for a connected and combined system of transportation throughout the community that fosters and encourages inter-personal communication.

Carpenter Village’s inability to attract commercial users to the commercial core has greatly limited the community’s ability to create a unique sense of place.

The implementation of the design of the development has failed to create a centered, configured and comprehensible sense of place that will ensure the development’s ability to sustain itself.

In addition to the lack of a unique sense of place, Carpenter Village’s future development plans for the opposite side of Morrisville-Carpenter Road detracts from its ability to formulate a flexible use of the land that is re-configurable.

This is the most important quality that the development needs to address in order to ensure its sustainability and to prevent the development from becoming yet another sprawling neighborhood that has no identity of its own.

I’on Village

I’on Village is a disappointing attempt at the creation of a sustainable community that is integrated into the existing community fabric.

The many legal factors that contributed to the development’s failure to meet a majority of the qualities overshadow the poor execution of an unsustainable development plan.

I’on fails to create a compact and consolidated development through the proliferation of large single-family detached homes on mostly over-sized lots.

In addition to a disappointing density yield, the lack of a diverse mix of housing-types and mix of uses results in a development strategy that is neither comprehensive nor complimentary.

I’on does manage to create a development that is contained and consistent with regards to its extent of use of the land and the definition of its boundaries.

Unfortunately for the I’on community, this is not sufficient enough to create a truly sustainable community.

The implementation of a connected and combined communication network is the only other successful achievement of the I’on development plan.

Even though the communication network can be considered a success, the lack of density and diversity within the development detracts from its communication successes.

I’on does not achieve a centered, configured and comprehensible sense of place largely due to the lack of density in the development and the lack of diversity on various levels throughout the development.

The lack of flexibility in the uses at I’on is the final attribute that the development fails to meet. The development plan for I’on is not nearly as re-configurable as the other developments analyzed.

The failure to meet the minimum criteria for the creation of a sustainable community places I’on’s future in jeopardy and indicates that the development is just another planned unit development that does very little to improve the global community.

Alternative Methods of Execution

Carpenter Village and I’on have failed to meet the criteria necessary to ensure the community’s sustainability throughout the life of the development. Both of these developments would benefit greatly by redirecting their design and implementation efforts in order to achieve a higher level of sustainability.

With regards to the creation of a unique sense of place, both of the developments could facilitate the creation of this sense of place by simply adding a diverse mix of housing types to their commercial cores.

The addition of mixed-use housing to the commercial cores would help to create a centered, configured and comprehensible sense of place within the community.

The two developments would also benefit from an improvement of their flexibility of uses within each community. Providing for a re-configurable development plan will help to ensure that these communities could achieve a higher level of sustainability than the level that they currently face.

Allowing for flexibility over time would make these developments more attractive to observers and would help to change the predominant development pattern of suburban sprawl.

I’on Village needs to address the issue of density if it expects to achieve any level of sustainability. In addition to density, the development must provide for a greater level of diversity within the community.

This diversity is not limited to a mix of housing-types, but to the inclusion of a diverse range of economic and social groups as well.

Without addressing these concerns, these two developments may evolve into typical sprawl-driven neighborhoods that contribute nothing to the global community.

You cannot simply put something new into a place. You have to absorb what you see around you, what exists on the land, and then use that knowledge along with contemporary thinking to interpret what you see.  -Tadao Ando

The Village of Woodsong and Southern Village...

The Village of Woodsong and Southern Village

The Village of Woodsong and Southern Village have been designed in a manner that assures the long-term sustainability of both communities.

Through the implementation of a compact and consolidated design of the intensity of uses, these developments have maximized the density of the development that is essential to the sustainability of the community.

The diverse mix of uses that each development fosters has created a comprehensive and complimentary use of the land available to the community. These uses have been located in close proximity to one another in order to facilitate a stronger level of pedestrian movement within the development.

The two developments have provided the community with a contained and consistent form of development that provides clearly defined boundaries regarding the extent of use of the land.

A contained and consistent development has a greater potential of achieving sustainability through the ability to respond to the needs of the development without sprawling into the surrounding landscape.

The communication system for Woodsong and Southern Village has been designed to be connected and consistent throughout the development and throughout the lifespan of the community.

Both of these developments celebrate the pedestrian by providing a clear and safe pedestrian environment that is connected to every part of the community.

Each of these developments has created a unique sense of place that is centered, configured and comprehensible and celebrates the diversity of the community as well as creating a strong sense of civic pride with regards to their efforts to improve the global community.

Finally, these communities have been designed in a manner that allows for the greatest amount of flexibility so that the development can be easily re-configured in order to meet the needs of the community as it evolves over time.

The success of these communities in achieving a high level of sustainability should serve as examples of the application of smart growth design practices. In addition to smart growth, these developments have embraced the principles of New Urbanism throughout every phase of their development.

The embracing of these principles has helped each of these communities reach a level of sustainability that will help to improve the global community by shifting the ideals of consumerism to conservationism.

We are searching for some kind of harmony between two intangibles: a form which we have not yet designed and a context which we cannot properly describe.  -Christopher Alexander

Examining New Urbanism...Sustainability Scores

Critical Comparison of the Four Developments

The first portion of the critical comparison of the four developments will be to determine whether or not the implementation of the development’s design has created a community that has met all of the criteria established previously in this report.

A sustainable community should reflect the following qualities:

  

   (1) a compact and consolidated intensity of uses;

   (2) a comprehensive and complimentary diversity of uses;

   (3) a contained and consistent extent of uses;

   (4) a connected and combined system of communication;

   (5) a centered, configured and comprehensible sense of place, and

   (6) a re-configurable plan that allows for flexibility of uses.

It is through the comparison of the achievements of the developments from which a determination regarding the sustainability of the developments can be reached.

In order to facilitate a simple method for the comparison of the four developments, a chart of the qualities of sustainability has been generated.

The comparative chart will indicate whether or not the developments have met the criteria for sustainability and through this method a score can be applied to each development regarding its level of sustainability.

The scores for each development can then be compared to determine the most-sustainable community that has been described in the body of this report.

While the application of an empirical formula to the analysis of the developments was previously mentioned to be difficult, this system will allow the critical analysis of these developments to be expressed as a preliminary checklist for sustainability.

Sustainability Scores

The four developments analyzed in this report have all achieved some level of sustainability through the implementation of their progressive design strategies.

The developments that can expect a high level of sustainability are The Village of Woodsong in Shallotte, North Carolina and Southern Village in Chapel Hill, North Carolina. Both of these developments successfully met all six criteria established to determine their sustainability, giving them an overall score of 6 out of 6.

Carpenter Village in Cary, North Carolina has failed to meet all of the criteria, yet with a score of 4 out of 6 the development can expect to achieve a level of sustainability that is higher than the level of sustainability that sprawl-driven neighborhoods can expect.

I’on Village in Mount Pleasant, South Carolina has failed to meet a majority of the criteria and has received a score of 2 out of 6 with regards to the level of sustainability that the community can expect.

“Most people are on the world, not in it - having no conscious sympathy or relationship to anything about them - undiffused, separate, and rigidly alone like marbles of polished stone, touching but separate.” -John Muir

Southern Village...Analysis of Sustainable Qualities

Intensity of Use

The empirical data regarding the overall density of Southern Village is misleading and does not accurately reflect the developments overall density. The inclusion of civic uses such as the elementary school and the church in the development lead to a lower overall density yield of 3.8 units per acre for the 312-acre development.

The development has been able to achieve the sustainable goals of creating a compact and consolidated community through the implementation of its progressive design strategy.

The inclusion of multi-family housing options is the main contributing factor to the developments ability to achieve a higher density. In addition to the multi-family housing options, the lot sizes for the single-family homes have been greatly reduced in relation to the coverage of the residence itself.

The mixed-use core is an additional factor that leads to an inaccurate density-yield calculation. The mixed-use core features a large portion of the transportation system, parking areas, community open space and 350,000 square feet of office and retail space that causes a lower density calculation to be reached.

The mixed-use core contributes to the overall density of the community by providing housing options within the commercial center of the development.

Diversity of Use

The design of Southern Village provides for a diverse range of uses that are available to the residents of the community. Through the implementation of a diverse mix of housing-types, an integrated open space system, the development of a mixed-use core and the siting of various civic uses within the development, Southern Village achieves a comprehensive and complimentary development strategy with regards to the diversity if uses in the community.

The different uses throughout the development are sited in a manner which provides each member of the community access to the uses.

Throughout the multiple portions of the residential areas, small pocket-parks have been created to ensure that each neighborhood will have access to community open space.

The elementary school is located within the confines of the development and is easily accessible from any of the complimentary land uses situated throughout.

The greatest range of diversity in the development is achieved through the implementation of a diverse mix of housing-types. Southern Village provides affordable alternatives to single-family detached housing in the form of townhomes and apartments.

The apartments are located in close proximity to the mixed-use core as well as the elementary school. The townhomes, situated in close proximity to the mixed-use core as well, are equivalent in cost to a single-family detached home in a traditional sprawl-driven neighborhood.

The diverse mix of housing types in addition to the diverse range of land-uses throughout the development help to ensure the community’s sustainability.

Extent of Use

The location of Southern Village provides the development with natural and man-made features that help define its edges. These features allow the community to form into a contained and consistent development, thereby enhancing the overall sustainability of the community.

Existing natural areas that have been preserved or protected through the extensive open space network contain a large portion of the development.

The greenway trail network has been integrated into these natural areas and designed to have a minimal amount of impact on the environment.

The southeastern edge of the development is bounded by a major thoroughfare that is currently being re-adapted to accommodate the population growth of the area and to facilitate access to the mixed-use core of Southern Village.

Beyond the preserved natural buffers, the development is contained by existing residential neighborhoods and civic uses. The contained and consistent boundaries of the development enhance the ability of the community to sustain itself throughout the development’s lifecycle.

“The Federal Government, directly and indirectly, through the laws it writes, the programs it enacts and the regulations it issues, has contributed more than its share to the ugliness of our landscape.” -Sen. Harrison Williams (1919-2001)

Carpenter Village...Analysis of Sustainable Qualities

Intensity of Use

The development will achieve a build-out density of 7.4 units per acre through the implementation of the current design plan. These units are in the form of single-family detached homes, townhomes and rowhouses sited throughout different portions of the development.

The diverse mix of housing types has allowed the development to achieve a compact and consolidated form that will promote the development’s sustainability.

The residential portions of the development surround the commercial core that helps to increase access from the dense residential areas. The side-setbacks of the single-family homes have been reduced in order to promote higher-density development and the residences have been located closer to the road as well.

The homes are not modest in size, but with the reduction of lot sizes and setbacks the development is able to achieve a level of density that will promote long-term sustainability for the community.

The location of the lake and related trail system have allowed the designers to create a consolidated form of development that utilizes pedestrian connections to both the open space system and commercial core and enhances the development’s overall density.


Diversity of Use

Carpenter Village provides residents with a diverse mix of housing types and a mixed-use core that will feature office and retail space. While the housing types available offer a range of diversity from single-family detached homes to multi-family options, the affordability of these units detracts from its ability to foster a broad overall economic diversity.

Even though the entry-economic level for homeownership in Carpenter Village is slightly higher than most developments, the design is still able to achieve a comprehensive and complimentary use of the land within the development.


Another factor that will determine the ultimate sustainability of the development, is whether or not the developers will be able to successfully convince businesses to locate in the commercial core. Currently the commercial core features only a small arts and crafts shop and a single office on the second floor.

The development plan calls for the addition of coffee shops, a restaurant and possibly a small village grocer, however the developers have been unsuccessful in finding occupants for the 110,000 square feet of available space.

The well-designed open space system adds to the overall diversity of use for the community. Access to the 22-acre lake via walking and bicycling trails greatly increases the complimentary nature of the land-use plan.

These trails are accessible on foot form all portions of the development as well as from the smaller community open spaces within the development. The combination of all of these diverse land-uses help to ensure that Carpenter Village will achieve a higher level of sustainability throughout its life.


Extent of Use

Carpenter Village is bounded on the north by Morrisville-Carpenter Road and Carpenter Lake to the south. The architecture of the residential portions of the developments provides the eastern and western edges of the development.

The clearly defined edges of the development help to create a contained and consistent extent of use within the development.

The preservation of natural areas on the edges of the site has allowed the designers and developers to increase the sustainability of the development. The siting of the residential uses in close proximity to the commercial core of the development also contributes to the contained nature of the community.

The development plan does call for future expansion of the community to the north side of Morrisville-Carpenter Road. If this future expansion does in fact take place, this will threaten the overall sustainability of the development with regards to achieving a contained and consistent community.

The residential development on the north side of Morrisville-Carpenter Road would be separated from the core of the development and would exist outside the boundaries of the contained development.

“The ravage of scenic country roads has become a very serious matter in recent years; for as the city spills over into rural areas, the scenic roads are invaded not only by home owners but also by commercial and industrial establishments.” -Charles A Glover

Village of Woodsong...Qualities and Conclusions

Communication

The application of smart growth principles in the design of the communication network of Woodsong creates a connected and combined system uniting the entire development.

A strong emphasis placed on the enhancement of the pedestrian environment in the development fosters a high level of inter-personal communication between the residents of the development

The communication network of the development combines the pedestrian and bicycle circulation system with the vehicular-use system yet calls for design guidelines, ensuring a clear separation of uses throughout the development.

The communication network does not include the integration of public transportation mainly due to the fact that the regional public transportation system is essentially non-existent.

The region does not have a significant permanent resident population that would facilitate the implementation of a viable public transportation system. Regardless of this fact, the design of the communication network for Woodsong allows for the creation of a sustainable system within the bounds of the community.


Sense of Place

The difficulty associated with determining a development’s sense of place is further compounded at Woodsong considering the development has only reached the 25-percent build-out level.

Through the analysis of the design plan in combination with data collected during site visits, a preliminary assessment of the sense of place for Woodsong can be reached.

The creation of the mixed-use core, accessible civic open spaces and the ability for residents to reach the core in five-minutes by foot should allow the community to develop a centered, configured and comprehensible development.

Woodsong has been designed in an ecologically sensitive manner that preserves existing natural areas yet provides pedestrian access from within the development. The inclusion of a diverse range of housing-types that will be available to a multiple segments of the population should contribute to the creation of a unique sense of place as well as an increase feeling of civic pride.

The increased feeling of civic pride will originate from the pedestrian-biased design principles employed in the design and implementation of the development as well as the ecologically sensitive design elements that the development features.


Flexibility of Use

The diverse range of housing-types, the creation of a mixed-use core and the pedestrian-friendly design of the communication network have helped Woodsong to be designed with a re-configurable development strategy.

Through the utilization of smart growth design principles, Woodsong should be able to respond to any developmental challenge that it will face throughout its life span. The capability of Woodsong to adapt to the needs of its residents will ultimately determine the level of flexibility that the development can expect to achieve over time.

The development has been designed to maximize density throughout the community that also contributes to the re-configurable nature of the plan. The inclusion of a significant portion of retail, office uses as well as high-density housing allows for a flexible use of the land that will help Woodsong achieve a high level of sustainability.


Conclusions

The forward-thinking design of the Village of Woodsong will allow the developers to create what should prove to be a truly sustainable community. The design of Woodsong has successfully met the criteria and qualities that will facilitate the implementation of a sustainable development.

Through the application of smart growth design principles, ecologically sensitive siting of buildings and open space and the celebration of the pedestrian environment, the Village of Woodsong should prove to be one of the most successful TNDs in the region.

The significance of the success of this development indicates that the community may become a model for New Urbanist developments and an example of the economic feasibility of designing and developing a sustainable community that places more emphasis on the pedestrian, civic pride and open space planning than on the pursuit of maximum profits at the expense of the environment and the global community.

“Community rehabilitation seems to call first for drastic steps to stimulate the community interest of every citizen by letting him participate actively.” -Walter Gropius

Village of Woodsong....Sustainable Qualities

Intensity of Use

The density yield of the development has been determined to be 7.4 units per acre when the final build-out of the development is achieved. The design of the development successfully creates a compact and consolidated community in which every portion of the development is easily accessible.

The maximization of build-able space in the development has greatly increased the potential for the development to become truly sustainable throughout its life. In addition to the maximization of available space within the development, the inclusion of townhomes and rowhouses within the mixed-use core as well as other portions of the development help to increase the density of the development.

The development has minimized lot sizes, provided designs for modest-sized residences and reduced street-edge setbacks in order to facilitate a higher density. The design consolidates all of the residential portions of the development around the mixed-use core that is intended to become the cultural center of the community.

It is essential that the developer not deviate from the intended build-out density in order to maintain assurance that the development will be sustainable when completed.

Diversity of Use

Woodsong features a diverse mix of housing types, including single-family detached homes, townhomes and a mixed-use core, that greatly benefit the overall design. In addition to a diverse mix of housing types and the inclusion of retail and office space, there are multiple options regarding the planning of community open spaces, nature trails and public performance spaces.

These factors have allowed the designers of Woodsong to achieve a comprehensive and complimentary use of the land within the development. The design of the development sites the elements in a manner that provides access to adjacent land uses that greatly increases its ability to provide a complimentary use of the land.

The development of the mixed-use core will provide the greatest amount of diversity in the development and will include apartment-style living that will be affordable to a diverse range of economic groups. The community will benefit from the inclusion of these apartments in that there should be a diverse mix of residents living in the development as well as working in the development.


Extent of Use

Due to the fact that the development has only reached a build-out of approximately 25-percent, it is difficult to determine if the boundaries of the development will be clearly defined.

The design of the development indicates that existing natural areas will contain two portions of the development and the remaining two edges will be defined primarily by architecture.

A preliminary analysis of the site plan and design intent leads to the conclusion that Woodsong will successfully create a development that is both contained and consistent.

The design of a single entry-point to the development creates a clearly defined gateway that will lead directly to the mixed-use and civic core of Woodsong. The preservation of existing natural areas provides a consistent edge in areas where there are no existing neighboring residential uses.

The edges that will be defined with architecture are directly adjacent to existing residential neighborhoods yet they do not encroach upon these uses and show no sign of negatively impacting the existing community.



When we try to pick out anything by itself, we find it hitched to everything else in the universe. -John Muir

Examining New Urbanism....Village of Woodsong

Development History

The Village of Woodsong is a small walking community located in the town of Shallotte, North Carolina approximately 37 miles south of Wilmington. Shallotte is a predominantly white coastal community that has a population of approximately 1,500 permanent residents and covers an area of 5.4 square miles. The town relies heavily on visitors to the coastal region and can be considered a vacation destination along the North Carolina coast.

Shallotte features a number of championship golf courses, beaches and outdoor recreational activities related to the Shallotte River that courses its way through the town. The predominant development pattern of the town is single-family detached housing which contributes to the town’s low density.

The Milliken Company, a local real estate and development company that “specializes in development based on Smart Growth principles” is developing the Village of Woodsong. Thomas E. Low, a Charlotte-based architect who was formerly a member of Duany Plater-Zyberk and Company, designed the development.

The firm of Soil and Environmental Consultants, Inc., located in Raleigh, performed the environmental design of the development and the conceptual land planning was provided by the Department of Landscape Architecture at North Carolina State University under the supervision of Professor Robin Moore.

The development phase of Woodsong is 25-percent complete and the design calls for 164 dwellings to occupy the 22-acre site that will yield a build-out density of 7.4 units per acre. The development will feature a mixed-use core that will provide office and retail space with residential facilities located on the upper floors of the buildings.

The different portions of the development have been sited in order to facilitate pedestrian movement throughout the entire site and each portion of the development can be reached via within a five-minute walking distance.

The predominant architectural style of the development pays careful attention to the coastal vernacular and features modest-sized residences with wrap-around porches to facilitate inter-personal communication.

Design Analysis

The design of Woodsong calls for the development of 164 residences in the form of single-family detached homes, townhomes and mixed-use buildings that surround the development’s Market Square. The designs of the residences reflect the vernacular architecture of the region and are designed with New Urbanist principles in mind with regards to their relation with the street edge.

The vehicular-use system for the development places the pedestrian at the top of the transportation hierarchy and any portion of the development can be accessed via a five-minute walk. In addition to providing connections to the different portions of the development, a environmentally-sensitive trail network has been designed to facilitate outdoor recreational activities.

The design of the development features a number of community open-spaces and includes a small performance stage that lies on the peninsula of the development’s pond. This space is utilized for small concert performances, public readings and various small-scale performances.

The natural hardwood area directly adjacent to the performance space will be preserved and will be accessible through nature-trails that connect to the overall pedestrian circulation system.

The mixed-use core will feature the largest buildings in the development and will house office and retail uses as well as a residential component. A coffee shop, specialty retail stores, a village market and professional offices will occupy the commercial portion of the mixed-use core.

The residential component will consist of apartments located on the upper floors of the buildings and a series of rowhouse-style condominiums will be adjacent to the mixed-use core around a large community open space.



The gross heathenism of civilization has generally destroyed nature, and poetry, and all that is spiritual. -John Muir

Examining New Urbanism...I'ons Sustainable Qualities & Conclusions

Communication

The communication network in I’on aims to unite the boroughs of the development through a vehicular-use system and a extensive pedestrian circulation system. Due to the large size of the development and the developer’s desire to minimize the number of main roads in favor of multiple inter-connected smaller roads, the communication network can be slightly confusing during the first navigation of the site.

Regardless, I’on does create a connected and combined communication network throughout the entire development. There is a clear separation of uses at I’on and this is achieved through the design of smaller roads, the utilization of on-street parking and street trees, as well as the diversion of the pedestrian circulation system through open spaces that are completely removed from vehicular traffic.

While there is no designated bicycle lane, the design of the road system encourages drivers to experience the development at slightly slower speeds than a normal residential neighborhood.

A majority of the residents prefer bicycle transportation over pedestrian transportation largely due to the fact that the development has a lower density than most TNDs.

The predominant form of travel is still the private automobile which residents utilize to access the farther points of the development as well as commercial areas outside of the development.


Sense of Place

It is difficult to identify and codify a development’s unique sense of place due to the fact that this characteristic develops over time. Environmental identity, social diversity and economic diversity are all factors that contribute to the creation of a community’s sense of place.

Taking into account all the factors involved in determining a development’s sense of place, I’on fails to create a centered, configured and comprehensible development that has fostered the creation of a unique sense of place.

Aesthetically, while the careful attention that has been paid to vernacular architectural features is commendable, this does not contribute to the creation of a unique sense of place.

The development does not feature progressive environmental solutions to the reduction of storm-water runoff, the reduction on the dependence of non-renewable resources nor does it have a unique community character.

The development strategy of creating individual and separate boroughs within the development is another contributing factor the development’s lack of a unique sense of place. I’on may eventually develop a unique sense of place in the future; however it currently has no specific or unique identity that sets it apart from other residential neighborhoods in Mount Pleasant.


Flexibility of Use

The development plan for I’on designates a majority of the land as residential uses with very little room to respond to future development needs. For this reason, I’on has failed to create a plan that is re-configurable throughout the life of the community.

Large residential lots, low overall density and the lack of significant commercial-use areas are factors that contribute to this determination. Due to the manner in which the development has been planned, the addition of new commercial space or large civic institutions would be difficult without the annexation of additional land.

Much of the open space in the development is in forms of neighborhood-scale pocket-parks or preserved sensitive natural areas and this leaves I’on with very little opportunity to implement additional uses or re-configure the circulation system if it became necessary.

This severely limits I’on’s ability to create a sustainable development that can adapt and evolve over time and respond to the needs of its residents, users and the community at large.

Conclusions

I’on has failed to implement a progressive plan that will prove to be sustainable throughout the life of the development. The main contributing factors to this are the developments inability to successfully address the issues of density, diversity, identity and flexibility.

While I’on is a fine attempt at combating suburban sprawl and has aesthetically pleasing architectural features throughout the development; it does very little to ensure the long-term sustainability of its community as well as the larger community of Mount Pleasant.

Many of I’on’s failures can be attributed to the lack of response to the social, environmental and economic factors associated with sustainable developments. I’on does very little to foster and enhance social and economic diversity within the development, and while the preservation efforts of the development are impressive, there is little evidence that the development is striving to reduce their consumptionism and focus on the positive aspects of conservationism. It is for these reasons that I’on cannot be considered a truly sustainable development.

We are not going to be able to operate our Spaceship Earth successfully nor for much longer unless we see it as a whole spaceship and our fate as common. It has to be everybody or nobody. -R. Buckminster Fuller

Examining New Urbanism...I'on's Sustainable Qualities

Intensity of Use

The original design for I’on that included 1,240 residences, 440 of which would have been multi-family units, would have yielded a density of around five units per acre. However, the approved design produces a density yield of only 3.1 units per acre that results in a considerably less-dense development. Due to this adjustment, I’on fails to create a compact and consolidated development strategy.

The development strategy does successfully yield higher-density within each of the individual neighborhoods, but the regulations that govern the design and implementation of TNDs in Mount Pleasant severely handicaps the developments ability to provide a density yield that is considerably higher than existing residential neighborhoods in the municipality.

The blame for the lack of a compact and consolidated development plan does not rest solely on the regulations set forth by the planning commission. The developers of I’on chose to create six separate neighborhoods in the hopes of increasing the density of the development, but on a compartmentalized level.

The large lot sizes of a majority of the boroughs also contribute to its disappointing overall density yield. These large lots, coupled with the construction of sometimes unnecessarily large homes with wide side-setbacks are contributing factors to the lack of a compact and consolidated development.


Diversity of Use

I’on provides 30,000 square feet of commercial space in the development’s commercial core on the southern edge of the development. I’on, however, does not provide a diverse mix of housing types anywhere in the entire development. There are no rowhouses, townhomes or mixed-use units within the commercial core.

The only type of dwelling available at I’on is single-family detached housing, and the residences at I’on are anything but modest. Due to the small amount of commercial space, lack of multiple housing types and absence of mixed-use housing, I’on fails to create a development that is comprehensive and complementary with regards to the diversity of use of the land.

I’on does achieve some success through the planning of the development’s overall land-use plan. While the commercial core is insufficient in size to address the needs of the entire development (the commercial core covers approximately one-acre compared to the developments size of 243-acres), the development plan provides ample amounts of open space throughout the development by creating small pocket-parks within each individual neighborhood.

In addition to open space planning, I’on plans to open a school and two churches within the development in the future, however there is ongoing litigation concerning the legalities of implementing these uses.


Extent of Use

I’on’s 243-acre site has been carefully planned to ensure that existing natural ecosystems will not be disturbed by development and the boundaries of I’on are clearly defined to ensure that the neighborhood will not sprawl-out into the landscape. Because of this, I’on has been successful at creating a contained and consistent development with regards to the extent of use of the land.

Many opponents of I’on felt that the development would have a significant negative impact on the existing neighborhoods, but that has not been true to this point. The effort to protect the natural features of the site is one of the most successful facets of the overall design strategy.

The walking trails that wind throughout the development, many of which are in sensitive portions of the overall ecosystem, have a minimum impact of the environment. The only foreseeable issue that I’on may face with regards to extent of use of the land is whether or not additional commercial space will be required as the development grows in population and where the additional commercial space will be located.

People should think things out fresh and not just accept conventional terms and the conventional way of doing things. -R. Buckminster Fuller