Lundy Chase addition first to utilize new zoning

Michael Hansberry-The Auburn Villager Lundy Chase in west Auburn is seeking permission from the city council to use Conservation District zoning.

Back in 2007, the Auburn City Council adopted a regulation creating a new residential zoning category called "conservation subdivision," aimed at reducing the impact of development. Now, for the first time, a developer is seeking permission to build under the requirements for the new designation.

Although the new zoning was designed to protect the Lake Ogletree watershed on the city's south side, the new development is on Auburn's west side. Developer Brian Stone of Stone Martin Builders is seeking permission from the council to expand the Lundy Chase subdivision, adjacent to the long-established neighborhood of Willow Creek.

"What's fundamentally different about a conservation subdivision is that there is a very high minimum open space requirement. A minimum of 50 percent of the land must be left as open space in perpetuity," said Forrest Cotton, Auburn planning director.

In practice, he said, that means developers have the opportunity to cluster housing instead of spreading out and platting large residential lots, which results in much less land disturbance, less runoff, less sedimentation and less erosion.

Since the zoning was designed to protect Lake Ogletree--the city's water supply--the entire watershed area was zoned as a Conservation District, but the regulations provided that such a district could be developed anywhere in the city. Stone Martin Builders is the first developer to apply and will seek approval from the council Aug. 3 for Lundy Chase's phase III.

Stone was traveling this week and unavailable for comment, but Lundy Chase is already earning a reputation as "green." The homes are smaller and more affordable than the McMansions that captured attention during the recent housing boom, with an emphasis on energy efficiency.

According to the Stone Martin Web site, they are built to meet or exceed most Energy Star requirements and include ample insulation along with energy efficient air conditioners, appliances, windows and water heaters.

The Energy Star program is a U.S.-government backed program that aims to promote energy-efficient consumer products, including homes. New homes that meet strict guidelines for energy efficiency can qualify for Energy Star certification.

The Conservation District does can also be attractive to developers, Cotton said.

"The reason many developers find the zoning attractive is that cluster significantly lessens infrastructure costs," he said. "There are less roads and less sewer lines, so at least there's an incentive to consider."

Residents of Willow Creek, long a quiet enclave, have watched surrounding development with concern. The Conservation District zoning will provide a buffer between Lundy Chase and Willow Creek, however.

The buffer area will contain miles of walking trails constructed by the developer. Cotton said another advantage of the district is that the city's greenways may eventually be connected, and there are opportunities to add additional land to the city's park system.

"There will be 12 acres between the two developments," Cotton said. "The total Lundy Chase acreage is a little over 23 acres, and nearly 13 acres of that will be open space."