Conservation subdivisions are characterized by common open space and clustered compact lots.

The purpose of a conservation subdivision is to protect farmland and/or natural resources while allowing for the maximum number of residences under current suburban (S) zoning and subdivision regulations.

By shifting the building option to Planned Open Space, Open Space 2, and Hamlet and Village Options, Southern New Castle County will likely see many more dwelling units than would have occurred under the old UDC.

While conservation subdivisions can achieve a variety of benefits, it is not a panacea for Sprawl. There are a number of limitations to consider:

• Conservation subdivisions are not a panacea. Used alone they cannot fully accomplish goals related to establishing and preserving open space or managing residential development. Other programs like Transfer of Development Rights (TDRs), and landscape orientation limited by properly sized growth zone are critical. Also, to address sprawl, it still comes down to the total number of homes build in the area. Conservation Design in SNCC will likely exacerbate many problems we associate with Sprawl (traffic, overcrowded schools, habitat fragmentation, air pollution), unless New Castle County down zones part of the S zoned growth zone.

• These subdivisions should connect to a broader network of conservation areas. If not a community will have a chopped up landscape. This network must have large contiguous and diametric habitat areas. Since the undeveloped land will be spread throughout the developments, protection of agricultural land is highly unlikely and the natural landscape will still be fragmented.

• Conservation subdivisions not attached to already developed areas, such as existing towns and services, can result in poor land use practices. It can be just another form of sprawl known as "CONSERVATION SPRAWL."

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• If one goal of your community is to create affordable housing, conservation subdivisions may not provide this housing option. Many conservation subdivisions are expensive, and are marketed to "high end consumers."

• If a goal of the community is to promote development that is less dependent on the automobile, conservation subdivisions in areas other than existing towns do not help. The drive distances are the same as traditional sprawl development.

• Technical assistance is important. Poorly designed conservation subdivisions may not achieve open space goals of the community. In addition, non-traditional technical expertise for development is vital for environmental considerations. Most developers and land designers have limited expertise on habitat landscape issues and regional landscape analysis of environmental functions. New Castle County does not have a single biologist or habitat specialist on staff.

Conservation development or subdivisions potentially can benefit a community in a variety of ways:

• Achieves a community goal of preserving open space while being "density neutral". Density neutral does not mean the same number of homes, it means the maximum allowable under the suburban zoning. If the growth zone is reduced accordingly, it can save rural land.

• Establishes an open space network, if done within the context of a comprehensive plan and these types of developments/subdivisions are purposefully linked together. Continuous open space (farmland, forest or other natural resources) allows for greater benefits for the environment, i.e., habitat preservation for wildlife, and for a local economy if dependent on agriculture and/or tourism. This open space network also can extend and join recreational trails.

• None of the land is taken for public use unless the developer/owners want it to be.

• Does not depend upon the cooperation of two or more adjoining landowners to make it work.

• Can provide a quality residential and recreational environment.