TND and Smart Growth, The Latest Model?

* As this is an important topic, I am allowing anonymous posts for a limited time. I reserve the right to decide if a post is suitable based on my opinion alone. This picture is a parcel map of Chesterfield ( 12.30.05) I shaded the different areas to show their relation to each other. While I attempted to be as accurate as possible, I can not guarantee every applicable parcel is shaded.


One of my favorite things to do is ride through the many counties in Virginia and appreciate the quaint towns that are still thriving. They remain untouched by the long arm of the development community. People stroll through town to shop, eat, or catch up on the latest gossip. There are signs all over Gordonsville that say "Dont supersize Gordonsville!" The people that live there love it as it is...beautiful. There are little shops and eateries, such as the 007 cafe, situated along Main Street as it passes through the county.
When I think of traditional neighborhood design, this is what comes to mind. Design that does not waste land, incorporates everything needed into a reasonable area, conserves open space, and respects the natural environment.
I saw a conceptual rendering of such a development a few weeks ago. I was fortunate to be able to attend a modeling session last week for the same development. Roseland.
I was impressed by the amount of work and attention to detail that has gone into this 1200 acre mixed use project...Before the zoning application has even been filed. The model was beautiful, but it was a model. I have found that many times, as a development rises from the ground, the original plan becomes increasingly harder to recognize.There is no doubt the concept of Roseland represents smart growth. There is just over 350 acres of open space, a mixture of residential choices that range from apartments to estates, and a defined core. It is a true TND...At this point.It was explained to me that the infrastructure or a good portion of it anyway, will be in place prior to development, finally!My appreciation for the design does not mean I am without questions; I do have a few. In such close proximity to the newly zoned and long anticipated Watkins Center, Roseland could provide a community oriented residential area for the employment center. Or is it so close as to compete with Watkins? Can the two compliment each other? Roseland has a "downtown" of its own, as well as what looks to be access to a future rail station.Situated between Watkins and Centerpointe, across the street from Charter Colony, the "small town" theme that is the core of Roseland could set an aesthetically pleasing, conservation oriented, tone for the area.But, is the area ready for it?Depending on how Roseland is zoned, it could add pressure to develop in the proposed deferred growth area. (If we ever update the plan, the deferred growth area will at last be incorporated into the LUP) I am almost certain the entire property drains to the reservoir, which is a subject that must be addressed. The engineers will have to devise a plan to protect the lake, No doubt. That is one issue that should be universally understood. Maybe, they could see this as an opportunity to start a TDR or PDR program? I will wait until the application has been filed and proffers have been submitted to make final judgment on the benefits of Roseland. However, if they can manage to stick to the design, and get the green light from the various county departments, it should be as beautiful and functional in reality as it is on foam board and might be the beginning of the end of random, scattered residential development.What do you think?