Planned Communities: Design Process, Implementation and Value

Planned Communities: Design Process, Implementation and Value Rebecca L. McKevitz May 1, 2013 Carla Corbin LA 221

Planned Cities and Communities Although no city or community large or small can be built without first being planned, the definition of a planned city is typically when a community is constructed in an area that was previously undeveloped (Simonds). These planned cities contrast other places that may have instead been redesigned or evolved over time. Essentially, planned cities and communities involve starting from scratch. Planners must work to carefully design the city to look, feel and function the way they see fit.

Depending on scale, location and the culture of the area, these communities are carefully looked at and planners attempt to put together a successful and meaningful design (Simonds).

Another term also commonly associated with planned communities is garden cities or greenbelt cities. These places usually include large amounts of public green space. The green areas in the city can be implemented in a multitude of ways including large individual lots, public parks, gardens and greenways. A more subtle way of planning for adequate green space is by setting houses back away from the street and creating a “green belt” effect along suburban streets, which can be seen in Riverside, Illinois. The benefits to this emphasis on public or private green space is that these areas are then more environmentally friendly and aesthetically pleasing, but also give residents a more comfortable place to live, work and spend time (Simonds).

The environment of a community is something that must be considered not only when individuals are looking for a place in which to live, but also when analyzing whether or not the design of this place is successful. A successful community environment must not only provide the physical needs of the people, but also the visual or aesthetic, social, cultural, educational, recreational and inspirational amenities (Simonds). It is also important to understand that these amenities not only need to be implemented in the design, but they need to be readily available and easily accessible for community members (Simonds).

Savannah 1733 was the year that James Oglethorpe laid out the plan for his new colonial city. Though he was born 30 years after the Great Fire of 1666 in London, the remains of the disaster were still evident and rebuilding was still underway. By this time, the city had completely changed and many great estates were being divided into city blocks and parks. London, at this time, was not only looking forward to what the rebuilding of the city could be, but also reflecting and improving upon earlier patterns. It is believed that although Oglethorpe didn’t live through the fire, he was influenced by it (Bell).

“Although the squares of the Georgia town bear no resemblance to those of London, and very little to those of other cities, the question arises: did the spacious open plan of Savannah with its parterre-like design originate with

Oglethorpe, or was he following one that he had seen or heard of?” (Bell) Savannah, Georgia is credited with being America’s first planned city. Savannah is known for its grid-type organization which proved successful for this settlement. Oglethorpe’s plan “depicted the town of Savannah as small and well-fortified with a centrically located church; it is surrounded by a large common for…cattle grazing; a hierarchy of gardens, farms, villages and yeoman estates” (Wilson).

The centrally located amenities made them easily accessible to all residents of Savannah. The grid pattern throughout the plan created these areas of land that are referred to as “wards”. Each ward measures 600 feet from north to south, but can range east to west from 540 feet to 600 feet. These wards were organized around the center square which was typically open public green space. The streets that Figure 1- The grid pattern of Savannah included open public green space and a hierarchy of roadways.

border the wards were designed to allow traffic to flow uninterrupted. Smaller internal streets were not as fluid and traffic moved slower and stopped more often. This allowed for shared use of these streets by

pedestrians (Wilson).

The grid pattern also contributed to the ability for families to have large enough plots to farm for their families. Oglethorpe believed strongly in the principle of agrarian equality. Because of this, land was distributed “in parcel sizes appropriate for family farming” (Wilson). So not only did Oglethorpe’s plan respond to traffic flow and pedestrian access, it also allowed for individual families to farm on their own property in order to sustain themselves. Oglethorpe also made sure that “wooded areas are preserved for firewood, lumber and game” (Wilson).

Another unique aspect of the design is that the squares allow for more open space than any city layout has in history (Wilson). In fig.1 it is apparent that there are many open green squares that were used not only for pasturing of the cattle, but the open space contributed greatly to the “health and security of the town as well as to the convince of the inhabitants” (Wilson). This healthful open space was one of the ways that Oglethorpe responded to his understanding of the Great Fire of 1666 and the Great Plague in London. If the houses were spread further apart, fire would be less likely to move from house to house, and disease would be more likely to stay confined into one residence. A more open and spacious plan was not only more comfortable, it helped to combat issues like fire and disease.

The Oglethorpe Plan for Savannah was advanced in that it addressed many issues that were relevant at the time. The spacious and effective grid pattern was useful for many reasons, and to this day Oglethorpe’s plan is respected for its innovative style.

Radburn, New Jersey Almost two-hundred years after Oglethorpe drew up his plan for Savannah, the city of Radburn was designed. In 1929 this development aimed to encompass the principles of the Garden City Movement. The design for this city was laid out by Clarence Stein, Henry Wright and landscape architect Marjorie Sewell Cautley. Soon after the Radburn was built, the attractive community setting became a place for affluent young couples to raise children. Being away from the city was one of the big appeals of Radburn. It was said that this was a place to come to “enjoy the amenities of life that are not found in all suburban communities” (Schaffer).

There were a few new ideas at this time that Radburn responded to properly. As far as the first idea that houses were “more than just places to sleep and eat”, Radburn provided conveniences like a wide range of community services that added to the attraction of living in this area (Schaffer). Schools, shopping centers and recreational facilities were all built within walking distance of each home. This made life simpler and took away the hassle of traveling far distances for important amenities.

During this era, motor vehicles became a part of everyday life. Because of this, plans for suburbs needed to take into account that more people would be driving cars on a regular basis. Radburn is a perfect example of a community that was built in response to this movement towards the automobile. Wright and Stien planned so that “vehicular and pedestrian circulation were kept in exclusive zones- the superblock spatial concept” (Pregill, Volkman). The original plan for Radburn showed six superblock units. Each one of these superblocks included cul-de-sac streets that would “intersect with a secondary road, which in turn would link with major cross-town roads or expresssways” (Lee, Chang-Moo, StabinNesmith). Creating this system of roadways created easy access to the major streets which would “link Radburn residents to the larger metropolitan region” which shows that Radburn was truly created for the motor age (Lee, Chang-Moo, Stabin-Nesmith).

Figure 2- The pedestrian walkways are shown on the left and right sides of the map with the vehicular roadway down the center.

Besides the vehicular advantages of the superblock design, the movement of pedestrians through the community was also an important issue. The designers established a “pedestrian network that enabled residents to walk from their homes to the interior parks , the school, recreational facilities, and the commercial centre while rarely encountering cars” (Lee, Chang-Moo, Stabin-Nesmith). This separation of traffic from pedestrian paths (see fig.2) made Radburn a safe place for families, which was one of its original goals.

The Woodlands, Texas Looking towards the future, a more recent example of a successful planned community is The Woodlands, established in 1974. This community is located approximately thirty mile north of Houston and is set on 25,000 acres of land. Developed by businessman George Mitchell, this community was put in place to combat urban sprawl, which is the unnecessary spreading of urban developments, and inner urban decay, or when cities fall into disrepair. Urban sprawl has also been referred to as “megalopolis” that is, the continuous urbanization of previously agricultural cities between cities” (Pregill, Volkman).

The Woodlands combats these issues by creating a place to live that requires minimal damage to the original landscape, therefore minimizing the damaging environmental effects of building an urban area.

The project was led by Wallace, McHarg, Roberts and Todd who’s “diverse team consisted of geologists, hydrologists, and design professionals” (“The Woodlands”).

The Woodlands promotes three beliefs that were kept in mind while designing the development. All three of these goals have been sustained through time and are still instrumental in today’s success of this property. Convenience, community and connection to nature are the reasons The Woodlands is such an attractive place to live.

The design of the development was interesting in that it subdivided the development into villages. Each of these villages had its own schools, places of worship, shops, parks, and greenways.

This idea is one of the many that made The Woodlands so successful. This design idea ties back to the concept that amenities not only need to be provided for residents, they need to be readily available to them. The concept of laying out The Woodlands into villages adds to the convenience of the community because necessary amenities are in closer proximity to residences.

Creating a sense of community throughout the expansive acreage of The Woodlands could prove difficult, but by creating a montage of parks and nature trails, the community spirit of The Woodlands is alive and well. Because of this sense of community, young couples raising children seem to be drawn to this area. The Woodlands boasts that “you’ll see families cycling along the bike trails or walking their dogs, shopping at the local village center, picnicking and kite flying at the neighborhood park. There’s a pleasant flurry of activity that evokes a friendly, welcoming place” (“Texas’”).

Preservation of the dense pine woodlands that originated on the development is another important aspect of this design. This development is one of the “greenest” communities in the United States with over 6,000 acres of green space which can be seen in fig.3.

There are 127 parks, seven golf courses, 198 miles of hike and bike trails and accessible greenbelts and forest preserves (“Texas’”). Keeping in mind the goal of humans living in harmony with nature, the houses and structures that were built here were designed and placed on the site in order to preserve as much of the woodland as possible. Another environmentally conscious design decision made by the planners was to utilize natural drainage systems to limit runoff.

Planning this drainage system proved cost-effective Figure 3- The deep green color shows the large amount of when compared to traditional curb and gutter park space, greenways and trails included in The Woodlands drainage systems. Streets and pathways were also laid plan. out in a curvilinear fashion in order to respond to the area’s natural creeks and streams. It has been said that in The Woodlands “the trees are the overwhelming presence along major roadways, in the neighborhoods and even in the commercial areas” (“Texas’”). As the original plan was designed and as it expanded over time, it is clear that the conservation of this environment was carefully considered and continues to thrive today.

Comparison Savannah, Radburn and The Woodlands, although very different in historical context and culture, have three basic similarities in that they were all innovative in context, provided easy access to amenities and had an emphasis on green space throughout the communities.

As stated before, Oglethorpe’s plan for Savannah followed in the footsteps of the traditional grid patterned settlements, but Oglethorpe put an entirely new twist on his design which made it increasingly successful. The hierarchy of roadways provided for quick travel for those who needed it, and safer walking routes for residents. The idea of each family having their own plot on which to farm was also a revolutionary idea and added to the ability for the settlement to sustain itself. Lastly, the spacious plan that included public commons areas contributed to the success of farming in Savannah and kept the plan spacious and open for comfort, safety and aesthetics.

All three of these communities accounted for the necessary amenities of their residents.

Savannah’s grid organization, the close proximity of community services in Radburn and The Woodlands “village” concept all provided for easy access to schools, churches, food and recreation. In

Radburn and The Woodlands especially, emphasis was put on making these developments attractive for families. Taking the hassle out of these daily activities makes family life easier and more enjoyable.

Designing a plan that includes open green space for community use is another way these places are related. In Savannah, the concept of the central provided space for many uses, but appreciation of nature and creating a sense of community were two important factors. Although Radburn’s green space looks a little different, pedestrian corridors and implementation of parks add to the amount of green space seen in this city. The Woodlands focus even more on green space with miles of parks, bike lanes and hiking trails and their sustainable drainage practices. The emphasis on outdoor activities and connection to nature is stronger in The Woodlands than Savannah or Radburn, but all three plans account for the importance of green space in a planned community.

Conclusion The idea of planned communities has evolved over time, but in the case of Savannah, Radburn and The Woodlands, there are many similarities. These communities have proved successful because they were innovative, provided the necessary amenities to residents, and made it safe and enjoyable for residents to connect with the environment and the community.

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Palmer Bell, Laura. "A New Theory on the Plan of Savannah." JSTOR 48.2 (1964): n. pag. JSTOR. Web. 29 Apr. 2013.

Pregill, Philip, and Nancy Volkman. Landscapes in history: design and planning in the Eastern and Western traditions. 2nd ed. New York: John Wiley, 1999. Print.

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Simonds, John Ormsbee. Garden cities 21: creating a livable urban environment. New York: McGrawHill, 1994. Print.

"Texas' most celebrated master-planned community." The Woodlands. N.p., n.d. Web. 30 Apr. 2013. <http://www.thewoodlands.com/>.

"The Woodlands." The Cultural Landscape Foundation | stewardship through education. N.p., n.d. Web. 30 Apr. 2013. <http://tclf.org/landscapes/woodlands-tx>.

Wilson, Thomas D.. The Oglethorpe Plan: Enlightenment Design in Savannah and Beyond. United States of America: University of Virginia Press, 2012. Print.