New Castle County adopts ‘pocket housing’ to tackle housing affordability

“It allows for growth densities that are higher than what is allowable today,” Patibanda said. “The neighborhoods are little groups of smaller detached housing units that are oriented around a common open space like a courtyard, a garden, a walkway and it’s intended to create smaller scale housing.”

Patibanda also pointed to existing models as inspiration. “There’s about 12 of [these homes] in Bellefonte … clustered around a common open space. That’s a great example of what a pocket community is and what we’re trying to achieve.”

Addressing a housing crisis

The ordinance also addresses Delaware’s severe affordable housing shortfall. According to the state’s housing authority, thousands of units are needed to meet demand, and New Castle County lags in production.

The pocket housing ordinance includes provisions for moderately priced dwelling units in developments over 25 homes, ensuring that affordability remains central to these projects.

“We expect them to be more affordable just right off the bat. And there’s an additional moderately priced dwelling unit requirement. If a pocket neighborhood goes above 25 units, then we actually require the developers or the home builders to set aside a certain percentage of that project to be what we call [Moderately Priced Dwelling Units]. And that’ll go into the county’s MPDU program, which is administered by the Department of Community Services.”

This initiative is part of a broader strategy that includes expanding accessory dwelling unit allowances and passing redevelopment legislation to convert underutilized properties into mixed-use housing. These combined efforts aim to provide a wider array of housing options for working families across the county.

With the ordinance now in place, the Department of Land Use hopes developers will seize the opportunity to bring pocket housing projects to life. While Patibanda acknowledges this initiative alone won’t solve Delaware’s housing crisis, she sees it as a meaningful step forward.

“Our vision is to see these communities take shape over the next five to 10 years,” she said. “We think these little neighborhoods will be very beneficial to Delawareans.”