Agenda - 06-30-1994 - C-2 - Laserfiche WebLink

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16 ISSUE PAPER DESIRABILITY OF OPEN-SPACE DEVELOPMENT (CLUSTERING) Background In the pest 20 years,many counties across the nation have examined or implemented the concept of"rural cluster" or "open-space development" ("OSD"). The term, popularized by Randall Arendt of the Natural Lands Trust, denotes the difference between high-density urban"cluster" development and low- density rural"cluster" developments.In general, Open-Space Developments are residential or mixed-use developments that differ from conventional subdivisions in that development activity is focused on a portion of the site, leaving part of the tract in some type of open space. As an example,a 100-acre tract of land could be developed as a conventional subdivision with 47 two-acre lots, excluding street rights-of-way.An Open-Space Development might preserve 50 acres of the site in permanent open space, clustering 47 homes on one-acre lots adjacent to the open space. This development style has found favor primarily in high growth counties on the edge of urbanizing regions, such as Loudoun County,Virginia;Newcastle and Sussex Counties,Delaware; Gwmnett County, Georgia; Bucks County, Pennsylvania; and several counties in California, Oregon, New Jersey, and Washington.In some counties,Open-Space Development is mandatory.In others,developers are required to prepare and submit conventional as well as OSD concept plans, but the option of which plan to implement is the developer's choice. I Copies of an article by Mr.Arendt and a strategy adopted by Montgomery County,Pennsylvania are provided to highlight various issues surrounding the concept of cluster development. The principal advantages and disadvantages cited most often about cluster developments are summarized below. Advsataaes and Oonortunities A significant advantage to Open-Space Developments is the creation of permanent open space. Open space may be set aside to protect special natural areas, and wildlife habitats and corridors (such as sites in the Inventory of Natural Areas and Wildlife Habitats)from development impacts.Open space may also be used to protect a scenic vista or historic site, thus protecting the rural character and heritage of particular areas. Where agricultural operations exist, it can be used as an method for farmers to receive monetary return on their property,while still continuing to farm the unused portion of the development. Another advantage a indicated by studies conducted in Massachusetts and New Jersey. In comparative studies of lot sales in Open-Space Developments and conventional subdivisions, open-space lots have appreciated at a higher value than lots in conventional subdivisions without open space. Disadvantams and Limitations Acxompa�ring the advantages listed above are some possible disadvantages to Open Space Developments. FSrst, there have been few open space or cluster developments in the county or region. Because of this, it a difficult to gauge the marketability or desire for open-space lots. Another disadvantage is that financing from lending institutions for innovative development styles is often more difficult to obtain than for conventional development.Because they may require public water and sewer, or alternative sewage treatment systems, Open Space Developments could be more costly to develop than conventional subdivisions. Finally, open-space lots may carry a higher price tag per acre to go along with a possible higher value.If Open-Space Development is mandatory,conventional development styles would not be permitted,