THE VIRGINIAN-PILOT
Copyright (c) 1995, Landmark Communications, Inc.
DATE: Sunday, May 21, 1995 TAG: 9505190267
SECTION: CHESAPEAKE CLIPPER PAGE: 03 EDITION: FINAL
SOURCE: BY FRANCIE LATOUR, STAFF WRITER
LENGTH: Medium: 72 lines
Chesapeake City Council members on Tuesday revived a long-standing and unresolved debate over cluster developments as they approved one of the concentrated subdivisions.
The council voted 6-2 to approve a permit to allow 95 new homes on 44 acres of land on Cedar and Terwillinger roads in Deep Creek. The property, which was already zoned residential, could have been developed without council approval for the same number of homes.
But as a cluster pattern, developers will reduce the lot sizes of many of the homes and condense them into one area, allowing builders to reserve seven of 44 acres as open, green space.
Popular in many suburban cities nationwide, the concept of clustering homes is also designed to save developers and the city money on construction and infrastructure costs while attracting home buyers to the recreation space.
But back-and-forth debate by council members revealed philosophical differences over the trade-offs involved in the development innovation.
Though the council acknowledged the promise of open parks and a high quality of life, some warned the idea could backfire if the parks are not maintained.
``Who is going to take care of this land?'' asked Councilman John W. Butt. ``I'm not against open space, but I don't want a situation where trash just starts building up and no one takes care of it like they're supposed to, and then we'll have to pay to deal with it.''
Vice Mayor Robert T. Nance Jr. emphasized one of the major cost-saving advantages of clusters.
``When you have reduced acreage of development,'' Nance said, ``that means a reduction in operation costs to roads, pump stations, sewers, stop signs, you name it. And that will save taxpayers money.''
Councilman Alan P. Krasnoff pointed out that those cost savings would be canceled out if the city became liable for maintaining neglected parks.
The 1993 zoning ordinance requires homeowners associations to maintain all areas associated with clusters, unless the city chooses to be responsible for the property.
Krasnoff also expressed concerns about the small lot sizes, which will cause the homes to sell more quickly and bring more infrastructure burdens on the city faster.
Zoning laws prohibit developers from carving out lot sizes smaller than 8,000 square feet.
S. Grey Folkes, the developer on the project, reminded council members of the growth-control potential of the cluster idea.
In March, the City Council adopted a growth-control policy to severely restrict residential rezonings in areas where schools are overcrowded by more than 20 percent, where roads fall below certain fixed standards, and where sewer facilities are not yet on line.
Not only does the development fall inside those restrictions, Folkes said, but he was offering to phase the building of the homes in over two years to ease the pressure on infrastructure costs.
The application calls for 45 homes to be built during the first year and 50 during the second year. The building will be non-cumulative, which means that even if Folkes doesn't build all 45 during the first year, he cannot add the remainder of unbuilt homes onto his building schedule for the second year.
Voting to approve the cluster were Mayor William E. Ward, Nance and Council members John E. Allen, John W. Butt, Dalton S. Edge and W. Joe Newman. Council members Peter P. Duda Jr. and Krasnoff voted in opposition.
The council has approved seven clusters so far. Ward called for the council to plan work sessions to create a coherent city policy that will apply to future cluster developments.
KEYWORDS: CLUSTER HOUSING by CNB