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Workshop f Figure 8. Conservation subdivision of 32 lots. open space is often given to a homeowners' association, in this case the recipient was a ko al land trust that leases the fields to a neigh- boring farmer. Emphasizing the desirability of living next to or near protected open space is a. key as peel of marketing homes in these develop- ments. At Garnet Oaks in Delaware County, Pa., the same developer produced a simple but handsome brochure identifying different trees and wildflowers along the informal trail that the firm had created through the wooded conservation land in this second open -space subdivision. Reviewing salesrec orris at Gar- net Oaks. Realen staff discoverd that the Jots which sold first were .predominantly. those that adjoined the conservation area, even though those lots where priced higher than others. At Shepherd's Vineyard in Apex. N.C., a similar trend has been experienced, with lots along the greenway selling for $5,000 more than the base price of ordinary lots in the same development. Sometimes buyers have to he reminded, that they are getting more. not Tess, for their money when they purchase a smaller lot In a conservation subdivision. For example. pro- - •i pcctive buyers at Hawksnest, an upscale 'subdivision with 80 acre: of open space in Detafield Township, Waukesha County. SA • Civil Enoinrrrine Howe Wise., 'waned mes ask Siepmann Realty if the price of their t -acre lots could be reduced because they are about the same cost as the 3 -acre lots in a competing subdivision down the road. After Ron Siepmann explains that purchasers of lots at Hawksnest are in fact buying 81 acres, which is 78 more than they would have the use of if they bought from his competitor, most people decide to buy a home in Siepmunn's development. Besides outstanding views, Hawksnest offers trails, tennis courts, wildflower meadows, a small orchard, a pond, and informal playing fields. - The simple amenities frequently pmvided in conservation subdivisions boost residents' quality of life as well as their pmpenies' re- .sale values. One study in Massachusetts found that property value increase: in such devel- opments have outpaced those in conventional subdivisions that offer nothing more than house lots and streets. The reduction in lot size appears to be more than offset by the open space, especially when moan lots abut or enjoy views of the conservation land. Among those subgroups of the population that are most likely to buy homes in such developments are empty- nesters, singles, young couples with very small children, and single - parent households, all of which are an the rise. However, in rural locales where standard lots of 13 to 2 acres are downsized tu.30,000 to 60.001) square fret to create • neighborhood conservation areas, the mar- ket among growing families with several - children remains strong. Concerns about homeowners' associa- tions can be allayed by following a few ba- sk rules. In addition to membership being automatic upon purchase (with membership documents signed at the closing or settle- ment), homeowners' assocation bylaws must include provisions giving them legal author- ity to place liens on properties of members who fail to pay their annual dues. When the site amenities are kept simple (woodland trails, playing fields, wildflower meadows, etc.), maintenance fees can he kept remark- ably tow — from MO to $250 per year. Simplifying thcdesign pmceess should en- able many more people to imagine the pos- sibilities for combining conservation prin- ciples with new development in a pleasing manner that is likely to find considerable favor in the marketplace. • Randall Arendt is vire president for canaer- rvaian planning with the Natural Lands T in Media, Pa. His serond book, Rural Design, was published by Planners' Par . (American Phoning Association. 1994). The site planning prinriplex desrribed in this ar- title are illustrated in his latest volume. Con- servation Design for Subdivisions (Island Press. 1996). Ienuarv109R