Professional Documents
Culture Documents
Mark Francis, FASLA is professor of Abstract: Village Homes is one of the most publicized built examples of sustainable com-
landscape architecture at the Univer- munity design and landscape architecture in the United States. Designed and developed by
sity of California, Davis. Trained in Michael and Judy Corbett in the 1970s, Village Homes consists of 242 single- and multi-
landscape architecture and urban de- family residences on sixty acres. Houses are planned as energy-conserving buildings around
sign at Berkeley and Harvard, his common open spaces with play areas and shared gardens. A sizable part of the development
work has focused on the use and is devoted to community open space, including orchards, vineyards, and play areas. Most
meaning of the built and natural of the landscape is designed as an edible landscape and is owned and actively managed by
landscape. Much of this research has its residents.
utilized a case study approach. He Seen early on by local planners and bankers as a high-risk development, Village Homes to-
developed the case study method for day is one of the most desirable and economically successful developments in California.
the Landscape Architecture Founda- It offers many design and planning lessons useful for community design and landscape
tion and serves on their Land and architecture. While widely studied and well documented, its impact has not been fully
Community Design Case Study Initia- reviewed. The purpose of this case study is to make this knowledge available to practitioners
tive National Advisory Board. and researchers as well as to provide a critical review of the project’s successes and
limitations.
This case study follows a format developed for the Landscape Architecture Foundation
(Francis 1999a, 2001a). This is one of three prototype case studies being developed for
LAF’s Land and Community Design Case Study Initiative (Francis 2001b,c; Francis
2002). It is intended as a prototype place-based case study that will aid others in develop-
ing cases of natural and built landscapes.
Davis, California may be turning The Landscape Architecture searchers, students, and governmen-
into one of the most innovative Foundation selected Village Homes tal agencies interested in sustainable
towns in North America in its cur- as the first place-based case study development.2 Much of this informa-
rent search for new solutions to for its Land and Community Design tion is already available but is scat-
low-energy community design. Case Study Initiative for several rea- tered in the literature on community
(Thayer 1977, p. 223)
sons. Most importantly, there is con- design, energy, and sustainable devel-
siderable case study material already opment and located in archival doc-
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come, and the one we expected, great deal of tenacity and persever- hood which would reduce the
was that we would not succeed but ance, but in the end we were able amount of energy required to carry
would be able to publish a book to overcome multiple obstacles and out the family’s daily activities, and
about our experiences and de- build Village Homes. (Corbett and establishing a sense of community”
scribe how a forward-looking com- Corbett 2000, p. xiii)
(Corbett and Corbett 1983, p. 1).
munity could be designed. Our
planning concepts and design The developers describe their These goals are based on a number
ideas might then be useful to oth- two interrelated goals for the com- of philosophical ideals, many com-
ers. Luck was on our side. It took a munity of “designing a neighbor- bining human and natural ecology
(Corbett and Corbett 2000) (see
Table 1).
In the early phases of Village
Homes there was a strong pioneering
sense. Judy Corbett observes, “We
did a lot with community work par-
ties, building paths and foot bridges.
There was a real strong ‘spirit of the
pioneers’; we were doing something
different, for ourselves. The rest of
Davis thought we were a bunch of
nutty hippies. The process was very
unifying socially” (Owens 1993 p.
20). She says, “We put everything
into the vision and making it work”
(personal communication, 2000).
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ogy and social ecology into an inte- the dead-end cul-de-sacs. The fire de- sympathetic with your objective con-
grated vision of people, nature, econ- partment did not like the narrow cerning energy conservation and en-
omy, and community. streets. The public works department vironmental concerns, we feel the
Decision-Making Process. When did not like agriculture mixing with proposal requires further study,” said
the Corbetts submitted their plan to residential. And the planning depart- Richard D. Chamberlain, area direc-
city officials in the early 1970s, it met ment picked it apart endlessly” (Jack- tor for the U.S. Department of Hous-
with considerable resistance and hos- son 1999, p. 78). ing and Urban Development at the
tility. As Judy Corbett describes the Even the federal government time, in a letter to Mike Corbett.
process, “Everyone had a problem. found cause to question the merits of Chamberlain questioned having
The police department did not like the project. “While this office is most apartments in the midst of single-
family housing, providing parking
bays instead of on-street parking, and
the orientation of lots. He said the
common areas seemed ill conceived,
provisions for runoff of storm water
inadequate, and the idea of having a
homeowner association growing agri-
cultural products questionable. “It
could well be that the same objective
can be obtained by enlarging individ-
ual lots and substantially eliminating
much of the common area,” he said,
noting such a change would provide
individual homeowners with space
for garden plots (Fitch 1999, p. 2).
The Corbetts responded with
the persistence of missionaries rather
than the pragmatism of developers.
Not taking no for an answer, “they set
up traffic cones in an empty parking
lot to show the fire department that
emergency equipment could easily
Figure 3. Site Plan of Village Homes. Courtesy of Mike Corbett. navigate the narrow streets, even past
parked cars. They convinced the po-
lice department that putting side-
Table 1. Assumptions of Sustainable Development. Source: Corbett and Corbett 2000, walks behind the houses rather than
pp. 53–60. in front and eliminating throughways
would make residents feel safer, and
1. Every living thing survives by numerous and subtle relationships with all living things Village Homes’ low crime rate has
and with the inanimate environment. proved this point” (Jackson 1999,
2. Ecosystems and parts of ecosystems composed of a wide variety of species tend to adapt p. 78) (Figure 4).
better to environmental changes or human tampering than do those composed of While city staff fought virtually
fewer species. every design concept, it was the polit-
3. Part of the ecosystem is a complex system of energy transfers that depends, ultimately, ical process that rescued the project
on energy input.
4. In the long run, every one of the humanity’s physical needs must be satisfied either
without the use of nonrenewable resources or through recovery and reuse of those
resources.
5. Although humans seem to be the most adaptable of living things, we still have certain
inherent physical and psychological needs that must be met by the ecosystem, the
human-made physical environment, and the social environment.
6. Humans are for the most part genetically adapted to the environment that existed
about 200 to 20,000 years ago. This adaptation involves not just the physical makeup
but also the modes of perception and behavior and relates to the social environment
as well as the physical environment.
7. The relationship between people and the environment goes both ways: humanity
shapes and is shaped by its environment. Figure 4. Judy and Mike Corbett used
8. Humans can adapt to a wide range of environmental conditions, but the results of the large-scale maps and models to develop
adaptation to inhospitable conditions is temporary or chronic stress. the plan for Village Homes. Courtesy of
Judy Corbett.
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and allowed it to be built. Judy Cor- ers admit, are drawn directly from lage lanes, and the few cars that
bett says, “We essentially had to ap- earlier greenbelt communities. The venture into the cul-de-sacs usually
peal all staff decisions to the City idea of a residential area organized travel slowly.6 The common areas
Council, and fortunately, the City around open space (as compared to also contain Village Homes’ inno-
vative natural drainage system, a
Council was very liberal and support- the street) is a long-standing and
network of creek beds, swales, and
ive of what we were attempting” popular planning concept. It also pond areas that allow rainwater
(Owens 1993, p. 19). After almost goes against most new urbanist think- to be absorbed into the ground
three years of delays and negotia- ing that maintains the street as the rather than carried away through
tions, they were allowed to begin con- central focus of public space (Brill storm drains. Besides helping to
struction of the first houses in 1975. 2002; Calthorpe et al., 2000; Duany store moisture in the soil, this sys-
Financing. While the plan was et al., 2000) (Figure 5). tem provides a visually interesting
anything but conventional, conven- The physical planning prin- backdrop for landscape design.
tional financing was needed to build ciples grow directly from the larger (Village Homeowners Association
the project. Judy Corbett remem- mission of the community. The New 1995, p. 1)
bered” there was a lot of resistance Homeowners Guide, published by the
to the project from local banks. We Village Homeowners Association Site Planning. The Corbetts
went to 30 different banks before we (1995), summarizes the major plan- identify six elements as the main
got a loan” (Owens 1993 p. 21). Rea- ning concepts and spells out the so- site planning innovations of Village
sons they were turned down included cial and environmental goals of Homes (Corbett and Corbett 1983,
their lack of past experience as devel- the plan. pp. 27–47). They include commu-
opers and the unusual aspects of the nity, energy conservation and use of
A number of design features help solar energy, walking and bicycling, a
plan. Eventually they convinced a Village Homes residents live in an
bank to finance the project after “design closer to nature,” neigh-
energy-efficient and aesthetically
downplaying its unique features. borhood agriculture and natural
pleasing community. All streets are
Role of Participation. While the oriented east-west and all lots are drainage (Figure 6).
overall plan came solely from the de- oriented north-south. The orienta- Open Space. Several types of open
velopers, they built in numerous op- tion helps the houses with passive space are provided in Village Homes,
portunities for residents to partici- solar designs and makes full use of including private gardens, common
pate in the design of open spaces and the sun’s energy. Street widths are areas, agricultural lands, turf areas
all narrow with curving cul-de-sacs for sports, and landscaped areas (see
ongoing management of the commu-
less than 25 feet wide minimizing Table 2). These spaces are described
nity. One of the main ways residents the amount of pavement exposed
have been involved is through work in the official publications of Village
to the sun in the long, hot sum- Homes as “household commons,”
parties. Much of the communal mers. The curving lines of the
landscape and buildings were con- “greenbelt commons,” and “agricul-
roads also give them the look of vil-
structed through this community-
built process. Funds were set aside by
the Homeowners Association to allow
residents to design and build land-
scape areas and buildings such as the
Community Center and Pool. For ex-
ample, each group of eight home-
owners living around a common area
received about $600 from the Home-
owners Association to landscape the Figure 5. Village Homes house solar design. Courtesy of Mike Corbett.
common areas as they wished. This
forced residents to work together
and get to know each other almost
immediately after moving in.
An important benefit of resi-
dent participation is creating a sense
of symbolic ownership. Surveys have
shown that this participation has led
to a stronger sense of attachment to
the neighborhood and greater satis-
faction (Lenz 1990).
Design and Planning Concepts.
Village Homes combines older de-
sign and planning principles with
newer more innovative ideas. Many
of its basic concepts, as the develop- Figure 6. Panoramic of central open space. Photograph by Tom Lamb.
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tural lands” (Village Homeowners As- get pleasure in seeing the seasonal borhood is five minutes, typically
sociation 1995, p. 11). Residents hold cycles of nature expressed in the Vil- without ever crossing a road. The
common interest in all three types of lage’s vegetation and open spaces Community center with swimming
land. Common lands are specified by (Figure 8). pool, day care center, the Plumshire
the Homeowners Board to be used Circulation. Pedestrian and bi- Inn restaurant, and a dance studio
for three purposes—enjoyment, flow- cycle paths were laid out before the are no more than a five-minute walk
ers and food, and profit, such as the streets and given greater emphasis in from any house. No other services
almond orchard of 300 trees that the overall plan. This makes it easier are provided in the community. Gro-
generates income for the homeown- to walk or bike from one part of the cery stores and other services are
ers association. community to another than to drive. a short bicycle ride away, although
These traffic-protected open ar- Greatest travel time within the neigh- most residents use cars to shop in
eas form safe play areas for children
(Francis 1998). Residents have built
play areas for their children in some
of these open spaces and modified
them as the kids grew older. They
have also experienced some problems
with nonresidents using the open
spaces and picking fruit (Figure 7).
Vegetation and Edible Landscape.
Much of the plant material in Village
Homes is either edible or native. Vil-
lage Homes residents can pick fruit
right outside their houses in most
common areas. The edible landscape
includes oranges, almonds, apricots,
pears, grapes, persimmons, peaches,
cherries, and plums. Community gar-
dens located on the west side of the
neighborhood provide organic pro-
duce, some of which is sold to local
restaurants and markets. Annual har-
vest festivals bring residents together.
This edible landscape has created a
diverse and somewhat overgrown Figure 7. Community designed, built and common area. Photograph by Tom Lamb.
character to the neighborhood. Some
nonresidents have commented that
the overall landscape is “an eyesore”
and needs a great amount of mainte-
nance. On the other hand, residents
• Streets
• Central Green
• Vineyards
• Orchards
• Common areas
• Playgrounds
• Drainage swales
• Community Gardens
• Bicycle and pedestrian paths
• Private courtyards Figure 8. Much of Village Homes is an agricultural landscape owned by residents.
Photograph by Tom Lamb.
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Figure 11. Much of the public and private landscape is edible. Photograph by Tom Lamb.
annual Overhill-Westernesse Back- Evaluation of Successes and Limitations prehensive evaluation of Village
to-School Party. Residents of the The literature on Village Homes was done as a postoccupancy
Overhill-Westernesse common areas Homes is almost unanimous in its evaluation (POE) by Thomas Lenz as
built a neighborhood play area in praise of the community. Yet much of part of his master’s degree in social
their commons and hold a back-to- this literature is anecdotal or based and urban geography from the Tech-
school party to share it with the rest primarily on qualitative assessments. nical University of Munich (Lenz
of the community. The few quantitative studies of Village 1990). According to Lenz, his re-
Safety and Traffic Calming. The Homes tend to support the commu- search goals were to find out how Vil-
use of narrow and cul-de-sac streets nity’s successes. To date, no longitu- lage Homes “functioned as a neigh-
in Village Homes appear to result in dinal research has been done on the borhood, whether the design goals as
traffic-calming benefits. The need for project which limits understanding stated by the developers were met,
slow streets to encourage child play the project’s long-term benefits.7 and whether residents were satisfied
and residential satisfaction has been The most systematic and com- with their neighborhood.” The data
well documented (Southworth and
Ben-Joseph 1997). The long and nar-
row streets in Village Homes accom-
plish this but lead to other problems,
such as lack of visitor parking (Fig-
ure 12).
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were collected between October conventional neighborhood” (1990). Lenz’s study raises the question
1988 and March 1989 and involved Major complaints from Village Homes of whether increased social contacts
comparison of Village Homes to a residents had to do with problems are a result of the physical design of
control neighborhood in Davis.8 He with solar equipment, quality of the community or the unique kinds
also compared factors such as recy- building materials, and lack of light- of people who choose to live there.
cling behavior, car and bicycle trips, ing in the common areas. Other con- Lenz found that Village Homes was
and household energy use between cerns included the lack of parking, comprised of a greater number of
the two neighborhoods. His findings garages, and storage. Most appreci- young families and what he called
are particularly useful in understand- ated was the unique social life of the “special interest groups” such as stu-
ing the successes and limitations of neighborhood, including its commu- dents and senior citizens. He also
Village Homes as “a better place to nal open spaces, appropriateness for found that the people who rated
live.” children, and opportunity for social their social lives the highest tended
In general Lenz found that contacts. Lenz found that residents to be Food Co-op members and com-
“residents of Village Homes are more of Village Homes socialized more munity gardeners, while people who
satisfied with their houses and much and knew their neighbors better than were not part of these groups social-
more satisfied with their neighbor- residents in the traditional neighbor- ized, recycled, and gardened less and
hood than their counterparts in the hood (see Table 3). rated the neighborhood lower on
Table 3. Comparison of Village Homes and Conventional Neighborhood. Source: Lenz 1990.
Demographics
Number of households 242 54
Cars per household 1.8 2.1
Bikes per household 3.5 3.6
Family households 71.9% 93.3%
Mean household income $51,600 $65,300
Mean house square footage 1500 1820
Percentage of homeowners 86.5% 93.3%
Evaluation of Houses (0 = completely dissatisfied; 10 = completely satisfied)
Average of all evaluated items 7.3 6.8
Overall design evaluation by respondents 7.9 7.0
Evaluation of Neighborhoods
Average of all evaluated items 8.2 7.7
Overall design evaluation by respondents 8.6 7.1
Evaluation of Friends and Socializing
Number of best friends within neighborhood 4 .4
Number of friends 16 8
Number of persons known 42 17
Time spent with friends from within the neighborhood (hours per week) 3.5 .9
Time spent with friends from outside the neighborhood (hours per week) 8.7 3.7
Agriculture
Average number of fruit and vegetables grown 10 8
Average contribution to total
annual consumption 24% 18%
Transportation
Average annual miles per car 11,300 13,400
Average miles per household 210 270
Average gas mileage of vehicles 27 mpg 23.5 mpg
Gasoline consumption per car per year 422 gallons 577 gallons
Gasoline consumption per household per year 753 gallons 1171 gallons
Energy Consumption
Total yearly energy consumption per household (kW/h) 44,900 67,700
Recycling (0 = do not recycle; 10 = always recycle)
Glass 7.5 6.4
Paper 4.3 1.7
Organic Waste 3.4 2.0
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most dimensions. Lenz concludes restaurant complex completed in aired on European and Asian televi-
that it is a combination of the unique 1999. Yet the Corbetts continue to in- sion. It has also received several na-
values of the residents and the provi- clude participation as one of their es- tional design awards.
sion of places that bring people to- sential ingredients in making sustain- Another form of peer review is
gether that make the community able communities (Corbett and published reports by its residents on
more social.9 Corbett 2000). the experience of living in Village
UC Davis landscape architec- Social/Community Factors. What Homes. Some of the case studies
ture professor Patsy Owens and her is unique about Village Homes is published on Village Homes illus-
students conducted a follow-up post- how it works as a social place. The trate its unique social life. For ex-
occupancy evaluation (POE) a few physical form of the neighborhood ample, Paul Tarzi, a resident of Vil-
years later (Owens 1993).10 They has created a cohesive and dynamic lage Homes since 1979, comments
found similar high levels of satisfac- community life. For example, Lenz “the open spaces and play areas are
tion among residents. The three (1990) found that people living in well used and provide casual meet-
highest ranked design elements were Village Homes had twice as many ing opportunities. You’re just more
the common areas, the bicycle and friends and three times as many accessible to your neighbors.” His
pedestrian paths, and the attractive- social contacts as people living in neighborhood group has had weekly
ness of the community (Owens 1993, other parts of Davis. potlucks for years. “It’s something
p. 29). Close behind were auto circu- Another good indicator of a that people look forward to,” he says.
lation, closeness of houses, privacy, community is how it works for chil- “Everyone has an orange flag they
solar design, and open channel dren. In my interviews with Judy Cor- put out that day if they intend to
drainage (all above eighty percent bett, she emphasized this as one of come.” Tarzi goes on to state, “A
satisfaction) (Owens 1993, p. 29). the most successful aspects of the community is more than a physical
Lowest ranked was the satisfaction community. “It is a great place to location. It’s a feeling of kinship. Liv-
with parking, which may be due to raise kids. It offers children a sense of ing at Village Homes has enhanced
the rise in teenagers bringing a third freedom and security. This is one of our lives in many ways. I guess I could
car into the household. When asked the community’s greatest successes” say I’m looking forward to growing
how much longer residents planned (personal communication, 2000). old here” (Browning and Hamilton
to live in Village Homes, half an- In the early 1980s, we did a se- 1993, p. 33).
swered “forever.” This mirrors the ries of observations and interviews to In summer 2000, a 25th anniver-
strong sense of attachment to place assess children’s use of open space in sary party was held for Village Homes
felt by residents. Village Homes (Francis 1985, 1988). and was attended by 350 people, in-
Even studies by the City of Davis We found in general that it provided cluding some “alumni” who had
now confirm its success. “The overall an accessible and rich landscape that moved away and come back to cele-
impression of the neighborhood is offered kids numerous opportunities brate. There were speeches, music,
how the homes and streets recede for naturalistic play. One of the find- and a slide show of the early days of
into the lush landscape and green- ings was somewhat surprising and the Village. For the first time, the
belts: a non-manicured landscape counter to one of the core principles community honored the Corbetts
consisting of many edible plants and of Village Homes. The street was as sfor their vision in founding Village
dominated by common areas,” ex- heavily used and valued a part of the Homes with a bronze plaque to be
plained then Community Develop- childhood landscape as the common mounted on a large rock near the
ment Director Jeff Loux and Associ- areas. What is unique about Village community center (Davis Enterprise
ate Planner Robert Wolcott (Loux Homes from a child’s perspective is 2000.
and Wolcott 1994). the diversity of places provided, from Criticism. Most of the publicity
Maintenance and Management. streets to play areas to natural areas, surrounding Village Homes has
A key feature of Village Homes is the and the almost seamless access pro- pointed to its successes as a develop-
unique management system that in- vided to these places (Figure 13). ment and praised its importance for
volves residents in decision-making. Critical Reviews. Village Homes other communities. Little of what has
The Corbetts’ believed that a parti- has been widely discussed and re- been written has been sharply criti-
cipatory management organization viewed in both the professional and cal. Village Homes does raise some
was needed for the community to popular press. Publications as diverse fundamental issues surrounding the
be successful (2000). They chose a as Landscape Architecture, The Christian creation of community through phys-
homeowners association model as it Science Monitor, Time, and Newsweek ical design.
provided the greatest degree of local have featured the community in ar- The National Association of
control and participation. Over the ticles on sustainable development. Home Builders (NAB) has critiqued
years they may have regretted this Village Homes is well known abroad the unrealized aspects of the Village
to some degree as the homeowner due to numerous documentaries Homes plan. They state “not all of
board has gone against some of their the original design premises and ex-
proposals. For example, it took sev- pectations of Village Homes have
eral years of discussion before the been realized. The Davis Department
Board agreed to develop the small of Health rejected a plan to recycle
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throughout the city look with pride munity in whole. For now, it is a one- not everyone shares the same politi-
to Village Homes and question why of-a-kind project.13 cal views. Another problem is that in-
no similar model has been built in Significance and Uniqueness of adequate storage space has created
the past 20 years.” The two planners Project. Why does Village Homes visual clutter. Judy Corbett for ex-
suggest that the reasons for this are work? Factors commonly cited in the ample has commented, “I would
increases in land prices and changes literature include that people like liv- have no carports. Those seem to have
in home styles and tastes. City stan- ing there, they perceive the commu- just gotten messy, and people com-
dards in Davis and elsewhere remain nity as safe, it is seen as a good place plain about lack of storage. Garages
a substantial barrier for a developer to raise children, and that the de- would work much better” (Owens
wanting to build a similar project. signers and developers actually live 1993, p. 20). The developers and
Mike Corbett offers an assess- there.14 Some point out that the most observers agree that the same
ment of why the project has not been houses have a higher resale value success could have been achieved
reproduced. “The problem is not that makes them a good investment. with a higher density.
that the public does not want it. They It also encourages and fosters the Despite great efforts on the
come here and see what we have participation of its residents. Also part of developers to provide afford-
done and say, ‘Why isn’t everybody mentioned is that it exists in a town able housing opportunities, social di-
doing this?’ But developers are so that is socially and environmentally versity has been limited in Village
closed-minded. They continue to aware and that it provides a needed Homes. As home values have esca-
build thousands of places where you alternative to suburban living. Per- lated, so too has the number of pro-
can’t get around without a car” (Jack- haps most importantly, Village fessional residents. While rental
son 1999, p. 79). Homes has meaning for residents apartments, the co-op house, and
Even replicating the project in who have a strong attachment to it as small houses create a sense of diver-
Davis has been difficult. Judy Corbett a place (Figure 17). sity, social diversity is limited in the
points out, “the present City Council Limitations and Problems. With its community as it is in the larger city
does not hesitate to brag to other many successes and pioneering de- of Davis. As the community has ma-
countries about how wonderful their sign and planning features, Village tured it has also been difficult to sus-
Village Homes is, but they do not Homes has not been without its prob- tain the level of involvement of the
seem to do much to enable anything lems. Many of these are minor design early days. For example, the Village
like it to be built here again” (Owens flaws, yet several raise significant is- Homeowners Association (VHA) in
1993, p. 19). Some of the ideas, such sues for designing similar sustainable its newsletter (March 1999) com-
as open channel drainage and natu- communities. One limitation is that plained about the shortage of votes
ral landscape, have been used in later many residents living in Village to conduct Board elections.
developments in Davis, but no one Homes often have strong environ- Generalizable Features and
has attempted to replicate the com- mental and social values, although Lessons. Most, if not all, of the design
and planning principles discussed
earlier are directly applicable to
other projects. Especially transfer-
able is the project’s emphasis on
participation, open channel drain-
age, the diversity of open space types,
shared communal space, the child-
oriented landscape, and hydrozon-
ing. Also generalizable is the mixed-
use Village Center concept and
placing emphasis on pedestrians and
bikes first, and cars second.
There are some comparable de-
velopments to Village Homes worth
noting. Perhaps the closest philo-
sophically is The Woodlands in
Texas, also designed in the early
1970s (WMRT 1974). Most similar to
Village Homes is the more recent
Prairie Crossing, a 667-acre develop-
ment in Grayslake, Illinois, north of
Chicago. Prairie Crossing puts simi-
Figure 17. Community participation, such as used in the design and construction of the lar emphasis on agriculture and open
community pool, is one reason for the success of the community. Photograph by Tom space, with 150 acres set aside for
Lamb. farmland among its 317 home sites.
It also uses a natural drainage system.
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Other recent examples that share these many simple, practical and eco- the designed and natural landscape
similarities to Village Homes are Cof- nomical steps so they work together” is to creating a strong community
fee Creek in Indiana (being designed (Corbett and Corbett 1983, p. 9). identify and resident satisfaction.
by architect William McDonough), The ideas and principles em- Writing in his award-winning ar-
Haymount in Virginia , and Civano bodied in Village Homes can be uti- ticle in 1977 that first introduced Vil-
in Arizona. One also cannot help lized in many other situations. It al- lage Homes to design professionals,
comparing Village Homes to two ready has influenced many other Thayer suggested that it might not be
other well-known planned communi- designers and developers. Village appropriate to make Village Homes a
ties — Sea Ranch, also in California, Homes has also inspired develop- model for all community design. “It
and Seaside in Florida.15 While these ment of important theory and built may be unwise to suggest that Village
projects differ in that they are prima- practices of sustainable community Homes is a generalizable case study.
rily second home communities, they design. A large percentage of homeowners
do share Village Homes’ ingenuity With the current interest in for- live there as an experiment.” He goes
and design experimentation. mal approaches to community de- on to conclude “Village Homes will
Future Issues and Plans. If Village sign as evidenced by new urbanists, make a significant contribution to
Homes were being designed today, Village Homes provides an alterna- progress in community design,
some thirty years later, how should it tive and refreshing model of neigh- whether it stabilizes as a neighbor-
be different? Given its great success, borhood design. Most importantly, it hood and true product of environ-
one could argue that it should be de- demonstrates an approach to sustain- mental awareness or serves as a con-
signed exactly the same as there are able community design quite differ- tinually evolving laboratory for
so many things that work well about ent than most current models. Per- conservation and community in envi-
this place. Yet there have been many haps the most important difference ronmental design. As Buckminister
advances in the basic design prin- is the project’s heavy emphasis on Fuller might say, “Village Homes is
ciples pioneered in this project. For open space as the organizing frame- perhaps less a noun and more a
example, we know more about how work for the community. Unlike new verb.” It is clear that the experimen-
to design natural drainage systems urbanist proposals that begin with tal period of the project is now past
and make them larger, more visible formal layouts of gridded streets and and it has become a more established
parts of communities (Richman & precise formulas for street design and even institutionalized model of
Associates 1997). and provision of public space, Village community design. Village Homes
When asked what she would do Homes emphasizes more informal today serves as a living model of sus-
differently, Judy Corbett commented, and naturalistic open space to foster tainable community design and an
“build the commercial area first community participation and sense ongoing laboratory for research and
rather than wait until the end” (per- of place. It also shows how important replication.
sonal communication, 2000). She ob-
serves that NIMBYism (not in my
back yard) does set in, and residents
become resistant to change and new
ideas. Just as the city of Davis was a
barrier to implementing the Cor-
betts’ ideas, residents were reluctant
to approve their plans for comple-
tion of the Village Center (Figure
18).
Conclusions/Implications
The Corbetts summarize what
they consider to be the importance
of their labor of love in this way. “We
do not view Village Homes as an
ideal. We see it as a practical step in
the right direction. Just as the houses
and the quality of life within Village
Homes have been improved as we
have gained experience, we hope
that future developments will be
improved to become largely self-
sufficient neighborhoods. Most of
the necessary techniques, equipment Figure 18. Many home gardens are designed as sustainable landscapes emphasizing
and knowledge are now available to native plants, water conservation, and habitat. Photograph by Tom Lamb.
do this. The challenge is to combine
Francis 39
W211LJ_ch2 10/22/02 2:37 PM Page 40
sion case study on Village Homes. While many tant than total replication is that the successes
Acknowledgments sources list information on Village Homes, I of Village Homes be reproduced elsewhere.
have used this data as Judy Corbett is Execu- 14. Not all of these factors were true in the be-
I would like to thank Frederick Steiner and tive Director of the LGC. This data was also ginning but have since become important.
Susan Everett who first encouraged me to do checked against the Corbett’s Designing Sus- 15. See A Case Study Method for Landscape Archi-
this study and to the Landscape Architecture tainable Communities book (2000) and in inter- tecture (Francis 1999a), which presents Sea
Foundation who commissioned this work. The views with the developers. Ranch as a case study.
preparation of this case study was funded by a 5. Lecture by Mike Corbett on Village Homes
JJR Research Grant, the Landscape Architec- at UC Davis in 1988. The fact that he was able
ture Foundation, and the University of Califor- to get the plan approved is a testament to his
nia Agricultural Experiment Station. I would tenacity and persuasion.
also like to thank the designers and developers 6. The cul-de-sacs in Village Homes distinguish
of Village Homes, Judy and Mike Corbett, it from the new urbanist communities that en- References
whose openness, self-criticism, and enthusiasm courage gridded streets and do not allow cul-
aided preparation of this case study. I would Bainbridge, David, Judy Corbett, and John
de-sacs. A 1997 survey done by the Urban Hofacre. 1979. Village Homes Solar House
also like to acknowledge Rob Thayer, my col- Land Institute shows that a majority of
league at UC Davis and longtime Village Designs. Emmaus PA: Rodale Press.
U.S. homebuyers would prefer to live on a Brill, Michael. 2002. “Problems with Mistaking
Homes resident, for his important research cul-de-sac.
and insight over the years regarding Village Community Life for Public Life.” Places
7. It would be useful to repeat Lenz’s survey or 14(2): 48–55.
Homes and its significance for landscape ar- something similar every three to five years.
chitecture. My students at UC Davis have also Booth, Derek B., and Jennifer Leavitt. 1999.
8. The control neighborhood was a more con- “Field Evaluation of Permeable Pave-
been important observers of Village Homes ventional suburban neighborhood built about
and have greatly informed my own views of ment Systems for Improved Stormwater
the same time as Village Homes. Houses were Management.” Journal of the American
the place. Mary Bedard, Judy Corbett, Susan about 20 percent larger and lots 60 percent
Everett, Randall Fleming, and Rob Thayer pro- Planning Association 65(3): 314-325.
larger than Village Homes and lacked commu- Browning, Bill, and Kim Hamilton. 1993. “Vil-
vided useful comments on an earlier draft of nal open space. Lenz’s study involved 89 ques-
this article. I also thank Tom Lamb for his per- lage Homes: A Model Solar Community
tionnaires returned from Village Homes resi- Proves its Worth.” In Context: A Quarterly
mission to reproduce his original photos com- dents (a 37 percent return rate) and 15 from
missioned by LAF for this study. Journal of Sustainable Culture. 35 (Spring
the control neighborhood residents (28 per- 1993): 33.
cent return). Calthorpe, Peter, William Fulton, and Robert
9. A useful study would be to examine the ef- Fishman. 2000. The Regional City: New
fect of environmental values on attachment to Urbanism and the End of Sprawl. Washing-
place. Are these values shaped by the place or ton, D. C.: Island Press.
Notes do values create the sense of place? In the case Carr, Stephen, and Kevin Lynch. 1981. “Open
of Village Homes, it is the interaction of these Space: Freedom and Control.” In Urban
1. Innovations that have made Davis recog-
two that form neighborhood attitudes and a Open Spaces edited by L. Taylor. New
nized as an “ecological” community have often
sense of belonging. York: Rizolli.
been initiated outside the university. A few
10. Unlike Lenz, Owens utilized a multi- Cooper Marcus, Clare. 2000. “Looking Back at
days before President Francois Mitterand’s
method approach to the POE involving inter- Village Homes.” Landscape Architecture
1984 visit to Village Homes, designer and de-
views along with observations, archival re- 90(7): 125, 128.
veloper Mike Corbett was on his bike to visit
search, and recording of behavior traces. Cooper Marcus, Clare, and Marni Barnes, eds.
then UC Davis Chancellor Jim Meyer to
While the sample size was smaller (25 total in- 1999. Healing Gardens. New York: Wiley.
explain that the French President did not have
terviews compared to Lenz’s 89), Owens’ re- Corbett, Judy, and Michael N. Corbett. 1983.
time to visit the campus and to invite the
port offers a more holistic and comprehensive Toward Better Neighborhood Design. Lan-
Chancellor to come out to Village Homes to
view of the neighborhood. sing, Human Ecology Monograph Se-
greet the French dignitaries. Residents of Vil-
11. Some of these observations are based on ries. East Lansing: College of Human
lage Homes, including graduate students, pro-
papers written by my students at UC Davis, in- Ecology, Michigan State University.
fessionals and UCD faculty members, have
cluding “Landscape Architecture 220—Public ______. 2000. Designing Sustainable Communi-
made notable environmental and design con-
Space and Public Life,” Winter, 2000. ties: Learning from Village Homes. Wash-
tributions to the neighborhood and larger
12. A Canadian developer visiting Village ington, D. C. : Island Press.
community. Residents Rob Thayer, Jim
Homes noted that “it looked like a slum” in re- Corbett, Michael N. 1981. A Better Place to Live.
Zanetto, Bruce Maeda, Virginia Thigpen, Bob
action to the somewhat unkempt landscape. Rodale Press.
Schneider, and Marshall Hunt are notable ex-
Most developed communities adopt a mani- Corbett, Michael N., and Judy Corbett. 1979.
amples.
cured approach to their landscape and rein- Village Homes: A Neighborhood De-
2. My purpose is not to collect substantial new
force this through strict regulations requiring signed with Energy Conservation in
data on Village Homes but to synthesize and
conformity and a high level of maintenance. Mind. Proceedings of the 3rd National
make available existing information in a useful
Village Homes took a different approach Passive Solar Conference. American
and accessible case study format. A secondary
where natural aesthetic is more highly valued. Section of the International Solar Soci-
goal is to show the project’s significance for
But it does raise the issue of the aesthetics of ety, Newark, Delaware.
landscape architecture and urban design so
ecological design. Thayer (1994) has provided Duany, Andres, Elizabeth Plater-Zyberk and
that it can be more easily replicated in the fu-
a useful theory that suggests that the public Jeff Speck. 2000. Suburban Nation: The
ture. An additional goal is to provide a critical
values making sustainability visible. Clearly, the Rise of Sprawl and the Decline of the Ameri-
review of the project so that future researchers
high satisfaction of Village Homes by its resi- can Dream. New York: North Point Press.
can learn from both the project’s success and
dents proves this true. Ferguson, Bruce K. 1998. Introduction to
its failures.
13. There may be nothing wrong with this. Stormwater. New York: Wiley.
3. For more information on LAF’s Land and
Just as other great planned communities like Fitch, Mike. 1999. Growing Pains: Thirty Years
Community Design Case Study Initiative see
Reston and Columbia are unique, so too is in the History of Davis. Unpublished
their web site at www.lafoundation.org. For an
Village Homes. Perhaps what is more impor- manuscript. Davis: City of Davis. Chap-
example of an issue-based case study see Fran-
cis 2001c. ter 4, Village Homes: Pioneers in a
4. This article presents selected parts of the Changing World.
Village Homes Case Study. For the full case see Francis, Mark. 1985. Children’s Use of Open
Francis 2001b. Most of this baseline data is Space in Village Homes. Children’s Envi-
taken from the Local Government Commis- ronments 1(4): 36-38.
40 Landscape Journal
W211LJ_ch2 10/22/02 2:37 PM Page 41
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