Suburban housing development goes back to the future.

A recent article in The New York Times dealt with the political ramifications of suburban sprawl, a word which, according to Webster's New World Dictionary, means to "spread out in an awkward or uneven way, especially as to take up more space than is necessary." Those who live in suburbs have a more personal definition for sprawl: traffic and road congestion, long commutes, lack of mass transit facilities, inconvenient services, loss of open space and transience that has led to a feeling of isolation that compromises sense of community.

The post-World War II mass exodus from cities to the suburbs was undertaken with great hopes for living a better life. Sadly, it has led over the course of 50 years to chronic problems that compromise quality of life.

A small but growing number of far-sighted government agencies and private developers are addressing these issues with an approach that has been called both "New Urbanism" and "New Traditionalism." The hallmarks of this approach are gridded streets, construction on a more intimate scale, usable open space, attractive architecture, pedestrian-friendly environments and convenience to mass transit. Sound familiar? It should. This approach is actually very similar to the harmonious town planning that prevailed 75 years ago.

What defines this new type of suburban development is a master plan that envisions an entire community of interrelated proportionately sized mix of uses - forming a traditional neighborhood, not just an isolated residential component. Even in the most luxurious suburban residential enclaves, where every amenity from swimming pools to golf courses and tennis courts are available, residents experience a sense of isolation. Shopping and other services are distant. Gated entryways and walls around houses do not foster interaction. It is impossible to walk anywhere, and people seem to live in their cars. Civic and religious buildings, medical, commercial and other services are far removed, not only from residents' homes, but also from each other.

In the new prototype for suburban development, full-fledged communities are developed with convenient services and all the important commercial components: offices and planned community and civic spaces. Street planning will stimulate community interaction, abandoning dead ends and cul de sacs for through streets, squares and other spaces that intersect and have an actual purpose. Treeless streets with houses plunked down will be replaced by planned parkland and visually pleasing landscapes. Natural beauty, such as the New York area's many waterfront sites, will be maximized with buildings that take advantage of water views, recreational facilities that encourage activities along the water's edge, and connection of waterfront promenades and public streets.

As but one example, Collins Enterprises is proud to help recreate the Yonkers city waterfront. The new mixed-use development will have irregular streets, appropriately scaled buildings, a waterfront park and a variety of public open spaces that will create just such a pedestrian-oriented environment. This balanced community is returning to its identity as a working waterfront village.

Rethinking suburban development includes not only a master plan for a community, but also the individual planning of homes to contribute to that sense of neighborliness. The endless repetition of architectural design in many suburban developments will, with the new suburban ideal, be replaced by distinctive architectural features rooflines and building profiles that enliven the environment and enhance the visual connection among residential, recreational, commercial and natural spaces.

Exterior features and interior architectural spaces will be based on intended use, such as creating open living areas with easily accessible kitchens and natural light. Part of the vibrancy of these new communities will be a diverse residential base, including residential apartments, live-work apartments, townhomes and single-family residences. Moreover, with people spending more and more of their time at home, the "bedroom communities" of today will fade into the past.

Voter referendums and government alone cannot make high quality of life suburban living a reality. Private residential developers must have the commitment to community master planning. The commercial and retail real estate sectors must support that commitment with a willingness to rethink their own development plans. Financial viability and public support will be the bottom line on whether visually appealing, socially interactive and environmentally sound residential communities will be the new reality of suburban living in the 21st Century.