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Benefits of the Open Space Option
<br /> Growing demand for the protection of environmentally
<br /> sensitive lands has spurred public interest in open space.
<br /> Clustered developments may be used to preserve environmental
<br /> features such as park and greenway systems, water resources
<br /> such as floodplains or wetlands, agricultural land, forested land,
<br /> or just open space in general.
<br /> But the benefits are not limited to environmental features.
<br /> Well-designed open space developments are more pleasing
<br /> aesthetically because the site design and layout allow greater
<br /> flexibility. They preserve both the overall density of an area and
<br /> the rural character that many people desire. Developments ma),
<br /> revolve around a certain activity (such as a recreational opportu-
<br /> nity) or preserve a historic landmark (such as a battlefield). The
<br /> development may also seek to preserve something less tangible
<br /> but equally important--energy. With this greater flexibility, lots
<br /> can be oriented to the sun or prevailing winds, taking advantage
<br /> of natural heating and cooling features.
<br /> A number of studies have compared the economics of
<br />conventional and open space developments. In Randall Arendt's
<br />Rural by Design (APA Planners Press, 1994), Elizabeth Brabec
<br />outlines how higher-density cluster developments have several
<br />advantages over low-density sprawl. Developers and land owners
<br />can earn the expected return with either design. But cluster
<br />neighborhoods result in lower municipal and public sen, ice
<br />costs, and the homes typically show a higher resale value as a
<br />result of the better "feel" of the subdivision. One stud), of two
<br />communities, "Market Appreciation for Clustered Housing
<br />with Permanent Open Space," published by the Center for
<br />Rural Massachusetts, found that homes in clustered
<br />developments appreciated at a significantly higher rate than
<br />those in conventional developments.
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<br />Building Public Support
<br />Why aren't all communities jumping at the chance to include
<br />open space provisions in their zoning ordinances? Local officials
<br />may feel that the increased flexibility in site development will
<br />lead to more difficult3, in site review. Developers may feel that
<br />the typical buyer prefers large-tot, single-family homes. Current
<br />residents may feel that th9 open space preserved may someday
<br />become developed, leading to much higher densities. Other
<br />concerns involve responsibility for the maintenance of the open
<br />space, the residents' loss of the sense of ownership that comes
<br />with owning a large piece oftand, and even the perception that
<br />more affordable housing will lower properD' values.
<br /> iqany of these concerns can be attributed to a lack of informa-
<br />tion. But the quality of the development and the administration
<br />of the ordinance provisions are crucial, involving the public in
<br />developing the ordinance is a good wa)' to disseminate informa-
<br />tion on the benefits of open space zoning and helps to formulate
<br />the ordinance's goals. The requirements and the reasons behind
<br />them should be as clear as pebble to streamline the design
<br />review process, and all applications that fully meet these .require-
<br />ments should be granted irrevocable approval.
<br />
<br />Ordinance Sampler
<br />Zoning News has examined open space ordinances from across
<br />the country to develop a composite o~che best provisions. The
<br />jurisdictions include: Pima Count),,, Arizona; Vista, California;
<br />Baltimore CounD,, Maryland; Concord and Graft:on,
<br />Massachusetts; Traverse CiD, and West Bloomfield Township,
<br />Michigan; Myrtle Beach, South Carolina; Washoe County,
<br />Nevada; York Counts-, Virginia; and King County,
<br />
<br /> Washington. For further reference, the development of a rural
<br /> cluster ordinance is discussed in detail in "Rural Cluster
<br /> Zoning: Survey and Guidelines" (Land Use Law &Zoning
<br /> Digest, September 1990).
<br /> Title. Most typical are "Cluster Development Ordinance" or
<br /> "Open Space Development Ordinance." Some other titles from
<br /> the ordinances we reviewed include: Flexible Development
<br /> (Graft:on); Residential Compound (Concord); One Family
<br /> Clu~terJng Option (West Bloomfield Township); Common
<br /> Open Space Development (Washoe County); Scenic
<br /> Preservation District (Visra); Suburban Cluster Classification
<br /> (King County); and Clustered Housing (Traverse City).
<br /> Definitions and Description. A clear definition will help
<br /> eliminate confusion about what developments fall into this
<br /> category. The following are a few of the definitions we found.
<br /> "Cluster grouping: A designed contexture of residential units
<br />and their accessory facilities which may be used as a repetitive
<br />motif to form a duster pattern. Each cluster grouping shall be
<br />separated by landscaped areas or natural open space to form the
<br />larger cluster development." (Pima County)
<br /> "Flexible Development: A flexible development shall mean a
<br />Major Residential Development in which the single-family
<br />dwelling units are clustered together into one or more groups on
<br />the lot and the clusters are separated from each other and adjacent
<br />properties by permanently protected open space." (Grafton)
<br /> Intent or Purpose. Each community is unique in appearance,
<br />location, spatial patterns and relationships,and preservation
<br />goals. Before it can write a statement of intent, the community
<br />must decide what it deems important and what must be
<br />preserved. Some statements of intent or purpose follow.
<br /> "It is the intent of this section of the ordinance to encourage
<br />variety and flexibility, in land development and land use for
<br />residential areas, subject to the purpose of zoning and the
<br />conditions and safeguards which will promote the
<br />comprehensive plan; to provide a harmonious relationship with
<br />the surrounding development, minimizing such influences as
<br />land-use incompatibilities, heavy traffic and congestion, and
<br />excessive demands on planned and existing public facilities; to
<br />provide a means of developing areas of physiographic or other
<br />physical features to enhance natural beauty and other attributes,
<br />and in so doing to provide for the use of such lands as
<br />recreational space for the residents of such developments to
<br />encourage the efficient use of those public facilities required in
<br />connection with new residential development, and to encourage
<br />innovative design techniques to utilize the environment as a
<br />guide to development such as, but not limited to, zero lot lines,
<br />part3, walls, site locations with regard to energ'7 consumption,
<br />and other concepts." (Myrtle Beach)
<br /> "The purposes of the flexible development are to: a. allow for
<br />greater flexibiliD, and creativity in the design of residential
<br />developments; b. encourage the permanent presen, ation of open
<br />space, agricultural and forestry land, and other natural resources;
<br />c. maintain the Town of Grafron's traditional New England rural
<br />character and land-use pattern in which small villages contrast
<br />with open space and farmland; d. protect scenic vistas from
<br />Grafron's roadways and other places; e. preserve unique and
<br />significant natural, historical, and archaeological resources; f.
<br />facilitate the construction and maintenance of streets, utilities,
<br />and public services in a more economical and efficient manner; g.
<br />protect existing and potential municipal water supplies; h.
<br />encourage a less sprawling form of development." (Grafron)
<br />"The purpose of this article.., is to set forth regulations to
<br />permit variations of lot size in order to preserve or provide open
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