Project Profile
Lantern Hill at Doylestown represents the transformation of a former contaminated manufacturing site into an acclaimed mixed-use Traditional Neighborhood in historic Doylestown borough. Lantern Hill is an outstanding example of the possibilities when an experienced builder-developer teams up with local government with whom they share common goals for: responsible land planning, open space preservation, architectural integrity and serving the residential and commercial needs of a growing population in a dense, established borough.
Lantern Hill at Doylestown is an 18.5 acre infill site within walking distance (6 blocks) of the center of Doylestown, the county seat of Bucks County. It is a former brownfield site remediated with Pennsylvania Department of Environmental Protection Act 2 clearance. Planning for the site took three years and more than a dozen plans to arrive at the final configuration which includes 117 residences, 62,400 square feet of office and retail space, pocket parks and green areas, and walking paths for residents and neighbors. There’s also a pedestrian bridge connecting Lantern Hill to an adjoining shopping center.
As an infill site situated in a highly developed area adjacent to residential, retail and commercial areas, Lantern Hill at Doylestown could take advantage of existing infrastructure. A comprehensive plan for flood control was required because of existing site conditions and to meet the concerns of neighbors.
The 117 housing units include 9 single family detached homes, 76 townhomes, 24 back-to-back manor homes and 8 twin homes. Architecturally, the residences were designed to capture the traditional Victorian-era style, with bright colors, varied porches, sizes and materials, to create visual interest and appeal. The variety of housing types and prices attracted a cross-section of residents, from first time buyers to move-up families and move-down empty nesters.
Off-street parking via rear alleys and curvilinear streets combine to create a varied streetscape that makes the community attractive and walkable. Residents can walk to work in Downtown Doylestown and will soon be able to take advantage of office space on site, as well as the services of a major bank, which is developing a pad site at Lantern Hill.
Commercial buildings are limited to 3-stories. Dividing the commercial space among four small buildings, instead of one large structure, maintains a residential scale and contributes to the intimate nature of the community.
Project Merits
Innovative Site Plan: The project offers modest residential density (6.5/acre), off-street parking, commercial space, parks and pedestrian paths in a walkable, attractive Traditional Neighborhood.
Land Use: The project transformed an unsightly, abandoned brownfield into a vital community with needed housing, commercial and open space in an infill location.
Location: An infill site, the community uses existing infrastructure for transportation, water and utilities, preserving resources and limiting traffic congestion.
Architecture: Multiple designs, porches, varied materials, Victorian colors and trim combine to project a charming streetscape that projects Doylestown’s historic heritage.
Landscaping: Landscaping was used to enhance storm water control while off-street parking and curvilinear streets create attractive paths and green spaces throughout the community.
Lantern Hill at Doylestown meets many of the objectives of 10,000 Friends of Pennsylvania and serves as an excellent example for comparable mixed-use, traditional neighborhood, infill projects throughout the Commonwealth and the nation.
As an infill site within walking distance of the heart of Doylestown, Lantern Hill strengthens the viability of the business district and surrounding areas, while complementing it with additional needed residential and commercial office space. The 117 residences in the mixed use community provide needed housing for a crosssection of residents representing various age and economic demographics, in a setting that enables and encourages them to walk to work, shopping, dining and recreation. The “walkability” of the community naturally reduces traffic impact and accompanying pollution, while enhancing the essence of the Traditional Neighborhood ambience. As one of two remaining parcels in the Borough designated for Traditional Neighborhood development, this compact, 18.5 acre site presented challenges and opportunities for creative land use planning and cooperation between the private developer and the municipality. While it took re-zoning, several years of negotiations and multiple plans, the final result makes the effort well worth it for all involved – particularly for future generations who will benefit from the opportunity to live and work in the community.
The transformation of this former brownfield site into a carefully planned, active mixed-use community that serves and enhances the lives of residents in a highly developed, densely populated area demonstrates how good planning can change an eyesore into an asset, while preserving resources and taking advantage of existing infrastructure. A Borough-mandated 35-foot buffer from the existing neighborhood underscored the necessity of creative land planning. Even with the variety and number of residences and 62,400 square feet of commercial space, open space was generously incorporated into the plan. The project includes small pocket parks and green areas. One park features a gazebo, while the other has sitting areas and walking paths.
There were many compromises along the way: the number of planned residences was reduced from 240 to 117; plans for a single, 90,000 square foot office building were revised to include four smaller, 3-story buildings to preserve the scale and intimacy of the site; landscaping was added for visual interest and as a means of flood control; parking in the commercial area was re-configured for aesthetic integrity.
Located in an historic area, the architecture of the homes reflects the traditional style of the greater community on the outside, while providing residents with the requisite spaciousness and amenities for modern living on the inside.
Overall, Lantern Hill at Doylestown is an excellent example of the things that can go right when development is approached with experience, persistence, vision, commitment to traditional values and environmental preservation, and a spirit of cooperation.