Conservation Subdivisions by definition must preserve at least 50% of the total land that can be built on in a development. Local land trusts typically oversee the preservation of meadowlands, forests, and orchards -like this one - once they’re surrounded by condos and single family homes. (Photo by Lisa Ann Pinkerton)
Developers are designing a new type of
subdivision that is selling even in this down
market. They say these homes sell better than
traditional ones because they give people what
they want: the feeling of living in the country
while living near the city. Lisa Ann Pinkerton
reports the new subdivisions are getting mixed
reviews:
Transcript
Developers are designing a new type of
subdivision that is selling even in this down
market. They say these homes sell better than
traditional ones because they give people what
they want: the feeling of living in the country
while living near the city. Lisa Ann Pinkerton
reports the new subdivisions are getting mixed
reviews:
(dog chain rattling and walking sound)
Robbie Dryden is walking her golden retriever Casey past a large apple
orchard in her neighborhood.
“The orchard’s great! Because when the apples start coming off the trees, my kids and I
walk down here and we just pick apples.”
But Dryden doesn’t live in the country. In fact, her subdivision is near a major
intersection, just south of Philadelphia.
“We’re off the street, so a lot of people don’t even really know we’re back here. I tell people where we live, that live in this area, and they’re like ‘where is that?’ It’s
where the orchards are. Because all the houses are kinda tucked back, so it’s private.”
Dryden’s neighborhood is known as a Conservation Subdivision. Its design
preserves the orchard and surrounding meadows forever. A land conservation
easement protects 70% of the subdivision from ever being developed.
Across the country, a few zoning boards have begun to mandate such
preservation in new residential developments.
(construction sound)
One of these is going up just a few miles east of Dryden’s neighborhood. This
subdivision is called ‘Weatherstone’. Out of its 300 acres, 180 of them are reserved as
open space, the form of small parks, a working farm and surrounding fields.
Weatherstone is being built by the Hankin Group and Vice President Jim
Fuller. He says his company preserves open space in all of its projects,
whether it’s required or not.
“It’s certainly more challenging to try to get this kind of project approved, and more challenging to build it as well,
but it’s definitely more rewarding.”
Fuller says conservation design builds the same number of homes as a traditional
subdivision. But instead of spreading the homes out, conservation lots are smaller
and closer together. That makes them cheaper to build compared to traditional
houses. That’s because the smaller lot sizes mean shorter roads and sewage
lines are needed. On top of that, since the houses are surrounded by open
space, builders can charge 10% to 20% more for the homes.
The downside, Fuller says, is smaller lot sizes can make local planning boards
nervous, especially if they’re not familiar with the idea. Building houses closer
together is known as higher density, and it’s associated with cheaper housing.
“Density is something that people are afraid of. They think that if the lots are smaller
than the values are lower, and will change the values of the adjoining houses. I think it’s been proven many times over that the opposite is
the case.”
“As a concept its fine. But it doesn’t work everywhere, that’s the problem with it.”
That’s Isobel Olcott, who serves on the local and county planning boards in
her area of Harding, New Jersey. Her board recently rejected a conservation
design that would have preserved 91 acres.
She says some townships cherish rural character. Township officials think
they can better preserve that by restricting developments to large lots.
“If they don’t want to live in clusters, it doesn’t matter how much opens space surrounds
them, they will always opt for low-density zoning.”
But across the country open space is being marketed as an amenity and
people will pay for it – even in a bad housing market.
Shyam Cannon is with the real estate research firm Robert Charles Lesser. He
says demand for these types of developments is out-pacing supply 2 to 1.
“There’s a fundamental need for water, for air, for access open space and I think the
traditional development paradigm simply doesn’t satisfy those desires anymore.”
Cannon and others say today’s generation of homebuyers don’t want a typical
suburban neighborhood. Often they want a neighborhood that simulates a
rural experience – and they’re willing to pay for it.
For The Environment Report, I’m Lisa Ann Pinkerton.