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The Commonwealth of Virginia has decided to take a hard stand against the very popular concept of cul-de-sacs.  Virginia Governor Timothy M. Kaine (D) claims "When you have 350 to 400 miles a year of new roads you have to maintain forever, it's a budgetary problem."  Kaine, who pushed this new regulation through the Commonwealth Transportation Board last month, says "it's not just about money."  While trying to trim the current budget by $2.2 billion from its 6-year transportation spending plan, Kaine insists that the changes are "about connecting land-use and transportation planning and restricting wasteful and unplanned development."

This is certainly not a new phenomenon for state and local governments to speak out against the concept of cul-de-sacs.  For years now urban planners, anti-sprawl activist, city planners and architects have long found fault with this design for various reasons, not the least of which is its increased dependency on vehicular travel to and from local stores, restaurants and schools.

Modern cul-de-sacs were conceived about 100 years ago in England and then became popular in the 1920's in Radburn, N.J.  By WWII, cul-de-sacs were all the rage and folks were fleeing the crowded cities for more land and a quieter lifestyle.  Of course, this change would require more space.  As the population density decreased, the distance between home and the local market increased, as well, thus requiring vehicular travel to and from many places.

Many urbanists contend that a possible solution to the problem is for developers to create a "village design" that clusters homes with shopping, schools, parks and restaurants, all within walking distance of one another and preferably near public transportation routes. 

A perfect illustration to that would be Leeland Station in South Stafford.  While the intention was for the developer to offer all these things, the glaringly obvious problem is that the market doesn't always allow for these "promises" to be kept.  No one anticipated in 2005 that the developer would find himself in financial turmoil as a consequene of the imminent housing crisis. 

Having filed bankruptcy in January 2008, the company has had to put on hold many of these projects as a result.  "Maryland Development filed a petition for reorganization under Chapter 11 in the U.S. bankruptcy court in Greenbelt, Md., on Jan. 25, according to BusinessWeek magazine. The company listed assets and liabilities in the $10 million to $50 million range, BusinessWeek reported."  Chapter 11 frees a company from the threat of creditors' lawsuits while it reorganizes its finances. That reorganization plan must then be approved by a majority of the creditors

Developers will now be forced to have multiple exits from their subdivisions and all streets must be through streets.  No more cul-de-sacs!  The rationalization is that doing so will help eliminate the need for the state to expand secondary roads that are clogged by the traffic routes used by the residents of these communities.  It is also intended to create a safer traffic flow for emergency vehicles.

As a result of this new regulation, the state will maintain only new subdivision streets that comply with its "connectivity, road and sidewalk requirements." The new requirements also will reduce the width of the roads to 24 feet to 29 feet wide for local streets. Currently subdivision streets can be 40 feet wide.  Officials contend that the narrower roads will "reduce speeds, decrease storm water runoff and save on maintenance costs."

As a Realtor, the benefits of a cul-de-sac for the homeowner are obvious....less vehicular traffic means safer pedestrian traffic, increased privacy, reduction in noise, safer environment for children, and a much less likely target for crime.  These lots are at a premium and will likely increase in value if this regulation remains unchallenged. 

One possible alternative would be for the state and local governments to increase proffers required of developers with each proposed cul-de-sac and possibly decrease proffers with each additional exit from the subdivision onto secondary roads.  Of course, these costs to the developer will be passed on to the consumer in the form of increased lot premiums.  However, I can almost guarantee if there is a decreased supply in cul-de-sac lot availability and the demand remains the same, the price (value) WILL go up.  That is basic economics.

So, congratulations to those homeowners who find themselves sitting on a private cul-de-sac lot.  Your property values probably just went up!

The Virginia Department of Transportation is planning three public meetings next month in Northern Virginia to discuss this topic. 

1 : a blind diverticulum or pouch

2 : a street or passage closed at one end

3 : blind alley

Resource Articles:

Cul-de-Sacs Could Be History in Va

End of the road for the cul-de-sac?

Dead end for the cul-de-sac?

Cul-de-sacs: Suburban Dream or Dead End?

Stafford shortcut remains on hold