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

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2"'1 Adjacent Property Values side the individual lot in an easement valve" for a limited amount of con- within the protected open space. The ventional (noncluster)development so Cluster's impact on surrounding flexibility of cluster siting allows that applicants have other options that property values is often cited as an either approach. do not require them to submit to a issue. Along any part of the parcel Why Require Open Space(Cluster) special permit process. perimeter where downsized lots Design? would adjoin standard-sized lots, Cluster Design and Rural Character towns can require buffer strips similar Perhaps the most controversial Last, but certainly not least, is the to the ones described above. Along issue surrounding the cluster concept issue of whether cluster development other edges,buffers may not be desir- is the suggestion that local ordinances is "appropriate" in a rural setting. able or logical as lots bordering per- could mandate an open space Without proper regulatory safeguards manently protected open space almost approach. The rationale behind a and design criteria, it is clear that always enjoy enhanced property val- mandatory approach is that certain clustering can produce results that are ues. In fact, buffers may not be need- irreplaceable natural resources must be incompatible with its surroundings. ed anywhere because the value of protected, including wildlife habitat. However. many rural residents are cluster lots appears to be initially wetlands, riverfront land. productive beginning to recognize the advantages higher and to appreciate faster than farm fields, large rock formations, that well-designed cluster develop- the value of conventional lots, as scenic views, and mature tree stands. ment can offer. It is the only develop- noted previously. Clustering permits flexibility in land ment approach that sets aside land,for Private Streets,Different Standards? design so that developers can avoid permanent open space. these and other important or valuable Conclusion When cluster developments are areas. It remains a local decision designed with privately maintained whether to require the cluster approach Had the Pilgrims not run out of ink road systems, developers often ask when development is proposed on any or parchment after finishing the local planning officials to relax stan- or all of these resource lands. Mav wer Compact and had they the dard street width requirements. If sub- time and"foresight"to draft a modern division street construction standards Degrees of Mandating Open Space zoning and subdivision rulebook, all are excessive,as they often are,panic- It is possible to limit the cluster of our attractive New England towns ularly for pavement width,they should requirement to certain zoning dis- would have a thoroughly suburban be revised for all types of new devel- tricts. It is also feasible to authorize character by today's standards. It is a opment. not just for cluster develop- local planning officials to require sobering thought, but New England ments. In this way, residential street clustering on a case-by-case basis would be virtually indistinguishable design will not compromise a commu- when a proposed conventional plan from many other parts of the nation. nity's rural character. It is useful to would destroy or remove more than a As towns shape their landscape note that most small-town roads in specified percentage of certain listed with standardized, suburban-style New England outside new subdivi- resources. However. proponents of municipal regulations, we must ask sions are designed for an 18-foot-wide "compulsory open space" zoning in whether continuous coverage by paved surface. which is much mono in any of its various forms argue that large-lot subdivisions will be more scale than the 22-foot to 30-foot paved anything less than a mandatory attractive than a mixture of village- travel surfaces commonly required by approach cannot guarantee resource sized cluster lots surrounded by per- "modem"subdivision regulation& protection because developers remain manently protected farm fields,wood- Sewerage and Septic Systems free to ignore cluster "recommenda- lands, or open space. This is a ques- tions from town officials. tion for developers, residents, and Because of the shorter road lengths L al Points officials in each town to address. As needed to serve villags-sized lots in a long as everyone understands and mc- cluster development. substantial sav- Towns considering "compulsory ognizes the ultimate consequences of ings are possible in the construction open space zoning" are strongly the various types of development. of roads, sewers, and water lines. encouraged to work closely with legal each participant in the debate can Where sewer service is unavailable, counsel to ensure that their ordinances make an informed decision. O however, people have expressed con- are not inconsistent with statutory or cems about siting septic systems on case law, in particular. two points Randall Arendt,MRTPI,is Vice the smaller cluster lots. Some towns, should be noted. First, compulsory President of the Natural Lands Trust as a result, require house lot " be open space.zoning should be used to- in Me�.Petrsj&anie.and is for- located on the section of th I— protect ldetuiflable and Important. merly irector of Planning god where soils are mosvoitable-for ref a lands and should not be a= Research amhe Center for Rniraf leaching fields. Another option, how- "bl et"over all rural properties. _Wassachuseus.University of Mas- ever, is to locate septic systems out- Second, it must leave an "escape=%achuserrs: 30 Land Development/Fall 1991