Turning a hamlet into a village

The first traditional neighborhood development (TND) centered on a historic crossroads will serve as the heart of a sprawling suburb. Cherry Hill Village in Canton Township, Michigan, could be called a true “second generation” TND because it breaks from the usual pattern in a number of important ways. This 419-acre, 2,000-unit greenfield project had an easier time gaining approvals than many previous new urbanist neighborhoods, partly due to a strong public-private partnership between the township and developer. The plan by Looney Ricks Kiss (LRK) does a better job of connecting with historic development and the existing road system than most greenfield NU projects. Developer Biltmore Properties took the time to learn from “first generation” projects, especially with regard to construction and materials. The result is a TND, first proposed only two years ago, that is moving forward rapidly on a number of tracks. Buyer interest in the 330-home phase one has been strong: contracts were signed on 85 houses before completion of any model homes (two were under construction as of May, 2001). Biltmore is already working on a specific plan for the second phase. The project, originally 334 acres, has been expanded by 85 acres near the town center, which will include an $8-million township performing arts theater and up to 600 multifamily units. The performing arts theater, which is anticipated to host 150 events annually, will regularly bring 400 patrons to the town center to listen to the symphony or see a play, according to David Stollman, vice president of Biltmore. The first 14,000 sq. ft. multistory retail building is underway on the town square. Already leased, it will include a general store on the first floor and dentist above, among other tenants. A total of 175,000 square feet of commercial space is planned, including a supermarket. Whether the town center can support this much retail is an open question, but the village could benefit from the lack of competing commercial space in the immediate area. In 2002, the township anticipates groundbreaking on the performing arts buildings, and construction is scheduled on multifamily units. “In a year from now, we will be headed in a lot of different directions at once,” Stollman says. Cherry Hill Village may be unique among NU greenfield plans in that it occupies all four quadrants surrounding a historic crossroads, which offers two advantages: 1) Immediate sense of history — the town center will have a historic school (used as a community center/meeting hall), a church with cemetery, and other historic buildings; 2) Significant drive-through traffic — many developers have to lure traffic to a new town center, but the crossroads will bring potential customers through the heart of the village. The area around the crossroads will be the center of pedestrian activity, so traffic must be calmed. This task is helped by the fact that the crossroads are asymmetrical — there is 500 ft. offset in one of the roads. However, Biltmore faced a significant challenge getting the county (which has jurisdiction over the existing roads) to accept on-street parking and a narrower right of way. County officials wanted five lanes of traffic and a 120 ft. right of way on Cherry Hill Road, a major thoroughfare. With the township’s assistance, the county accepted three lanes of traffic (one in each direction and a center turning lane) and a 100 ft. right of way. Crosswalks, a traffic light, on-street parking, and buildings relatively close to the street will improve the pedestrian environment. Commercial development is planned all around the intersection of Ridge and Cherry Hill roads, where the town square is situated. A substantial civic presence also is planned for the town center. Besides the community building, the church, and the performing arts theater, the township has reserved a spot for a municipal services building on the square. Suburb without a center Nearly all farmland three decades ago, Canton Township is now a sprawling 36-square-mile suburb of Detroit with 80,000 residents. The municipality has no historic center — just a suburban-style municipal center with a library, municipal building, and community center. The area around Cherry Hill and Ridge roads, the site of a 150-year-old hamlet, was one of the last remaining rural parts of the township. Officials saw suburban development marching relentlessly toward the hamlet, and decided to encourage a different kind of development with unique character. Officials changed the zoning to allow a mixed-use town center surrounded by higher-density, village-style residential units. Township officials also saw an opportunity to create an events center in Cherry Hill Village, especially since the site already has the old schoolhouse — useful as a meeting hall. Officials envision all kinds of activities — e.g., civic association meetings, weddings, special events — taking place in the building and sometimes spilling out to the grounds and adjacent town square. The 400-seat theater will add to the festive environment. The zoning allows, but does not require, a TND. The township was lucky when Biltmore purchased the development rights to much of the land surrounding the hamlet. Biltmore hired LRK, an experienced NU firm, and educated themselves about the New Urbanism. The developer then took township officials to see Harbor Town in Memphis, an early TND in which LRK was heavily involved, to see what narrow lots, narrow streets, and a mix of housing types looks like. “If we hadn’t gone to Memphis, this wouldn’t have happened,” says Jeff Goulet, a township planner. The township also pushed Biltmore, a residential developer, to tackle the mixed-use town center. “We told them the viability of the housing would be enhanced by building the town center,” says Goulet. The township approved a wide range of housing types, with single lots as small as 3,000 square feet (townhome lots are 1,800 square feet). New residential and commercial streets are narrow — ranging from 22 to 27 feet wide, with most 24 feet wide. Biltmore worked with LRK on architectural guidelines. Issues such as siding and windows were carefully thought out, and aesthetics were weighed against cost. Although LRK created guidelines for using vinyl siding, Biltmore ultimately decided to use fiber-cement boards. Biltmore found a vinyl window with simulated divided light that matched the vernacular design requirements while cutting costs 25 percent. This saved enough money to justify upgrading the siding. Township officials are very encouraged by the progress in Cherry Hill Village. “This will provide a different style of living than is represented in the rest of the community,” says township supervisor Tom Yack.