Focus Area Comments

Through review of public input and land use analysis, the Delaware Together planning team has identified two key growth areas in the City. The team has drafted alternative development concepts for these two areas, which are illustrated below. Please review the alternatives for each area and provide your feedback as to which alternatives you feel are most appropriate for Delaware’s future. Please also feel free to suggest additional alternative ideas.

The two Focus Areas are:

1. South Eastern District

a. Linear mixed use corridor
b. Neighborhood centers
c. Urban / suburban village

This area comprises roughly 1,200 acres, making it slightly smaller than the overall footprint of Easton Town Center's master plan which is 1,300 acres (also translates to two square miles).

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2. South Western District

a. Contemporary industrial / commerce park
b. Mixed use employment district

This area comprises roughly 2,000 acres, making it larger than the overall footprint of Easton Town Center's master plan which is 1,300 acres (also translates to two square miles).

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South Eastern District

a. Linear Mixed Use Corridor Concept

A linear development concept would focus the most intense development along the future Glenn Parkway extension. This concept would allow for commercial and mixed use development along the Glenn Parkway extension. Surface parking would sit between the buildings and Glenn Parkway, and landscaping buffers would be used between adjacent neighborhoods. Walkability and connectivity would also be ensured. Uses would transition from suburban commercial to rural residential as it is located farther away from Glenn Parkway. Large to medium “blocks” with some curved streets would continue the suburban character found in other portions of Delaware while allowing a larger mixture of uses.

1a Linear Mixed Use Corridor
1 = do not support, 5 = completely support

b. Neighborhood Centers Concept

The Neighborhood Centers concept establishes multiple mixed-use neighborhood or community scale activity centers integrated with their surrounding medium and low density neighborhoods in both pattern and character. Neighborhood Activity Centers provide a local destination for an area of around 1 mile and are generally pedestrian oriented with very limited parking. This pattern could reduce the number of trips to move across the city to meet daily needs and produce a more walkable and connected community potentially less reliant on automobiles. The rural character of the future Glenn Parkway extension could be protected with a narrow street profile and deep set back front yards. Most activity centers should be located at a crossroads of collector streets to increase visibility or around access controlled intersections on Glenn Parkway.

1b Neighborhood Centers Concept
1 = do not support, 5 = completely support

c. Urban / Suburban Village Concept

A village concept seeks to establish a complete single area village in a pattern similar to how Delaware historically developed in its core area, as a denser core with smaller blocks with neighborhoods that get slightly less intense in use the further from the center. A gridded street network ensures all roads serve the same role. Alleyways could be encouraged. This alternative could be built with a more urban character and slightly taller buildings and more density than the historic downtown with a wide range of uses but in an orderly pattern. The goal would not be to reproduce downtown but to allow blocks and character similar to it or with a more suburban character akin to the other newer neighborhoods in Delaware. This would primarily serve the Southeast area as opposed to downtown which serves the entire community.

1c Urban / Suburban Village
1 = do not support, 5 = completely support

South Western District

a. Contemporary Industrial / Commerce Park

Contemporary Industrial/Commerce Parks are composed of large lots designed to accommodate a large footprint, single building or use with typically no internal road network and where the entrance to the use is accessed from the primary road. While traditionally these uses have included manufacturing, warehousing and distribution, increasingly uses are shifting toward R&D, tech-oriented industry and other “boutique” industrial uses.

2a Contemporary Industrial / Commerce Park
1 = do not support, 5 = completely support

b. Mixed Use Employment District

Mixed Employment Districts will have a large lot subdivision style of development or mixture of lot sizes with infrastructure and lot sizes designed to accommodate flex buildings, some with larger footprints (similar to an Industrial Campus but with more variety in uses), and incorporate workforce housing in close proximity. This type of pattern could develop at a variety of densities.

2b Mixed Use Employment District
1 = do not support, 5 = completely support

Other

Are there other ideas that you'd like to let us know about or any general comments?

3 general comments