How to build production housing in a TND

New Urban News Article with images, 4/1/2004

Doe Mill, a traditional neighborhood development (TND), in Chico, California, has achieved a measure of success, both commercially and aesthetically. The methods and decisions offer lessons in the complex New Urbanism economy.

Developer John Anderson calls it the “little black dress, blue blazer solution.” If certain elements of a house and street are right, “it will forgive all kinds of other things.” Since perfection isn’t possible in this world, much less in relatively affordable production housing, at Doe Mill the developers focus on key elements. According to Anderson and his partner Tom DiGiovanni, these include details of windows and porches, private sideyards and backyards, colors, walkable streetscapes, efficient use of materials and land, and interior design.

The aesthetic achievements are evident in the quality of the streetscapes. The mix of residents may be an even better measure of success. “We have eight teachers in the first phase, three nurses, and two firefighters. We are seeing some success in getting to real workforce housing,” Anderson says. Of the first 60 occupied houses in Doe Mill, eight are lived in by four sets of siblings. “People are prepared to recommend it to their brothers and sisters,” says DiGiovanni. “That’s a nice vote of confidence.”

To understand how things operate at Doe Mill, it is important to note that developer New Urban Builders also constructs all of the housing. “The reason why we do it is that we can deliver a tremendous amount of value to the land through the right plan and the right urbanism,” Anderson says. “But if the houses are not delivered well, we can never harvest that value because it has been diluted or fouled up by houses that aren’t working.” Five to six houses are selling monthly, Anderson says, which is as fast as New Urban Builders can put them up. There is a waiting list of 70 people for the last 60 houses and lots. New Urban Builders has at least four other projects in the works after Doe Mill, including Meriam Park, which is 10 times the size of Doe Mill, and situated on an adjacent piece of land. “We’re on the first mile of a marathon,” says DiGiovanni.