Subdivision Text Changes Allow Smaller Lots, Require More Open Space

The Zoning Commission Thursday approved 4-0 a regulation change that adds an additional option for developers interested in developing more than 40 acres of land in the Town of Ledyard.

Planning chairman Michael Cherry, who submitted the application on behalf of  the Planning Commission, said approximately 50 percent of the town can be bought and developed into either a conservation or conventional subdivision. Cherry said the newly adopted text changes allow an “open space subdivision,” which will encourage development in Ledyard and preserve the “rural character” people in Ledyard say they like.

"It preserves the character of Ledyard and meets the environmental and preservation directives of Ledyard Plan of Conservation and Development,” he said. “It’s an actionable reg(ulation) instead of ‘wouldn’t it be nice.’ ”

The open space subdivision regulations apply to tracts of contiguous land of more than 40 acres and require that 60 percent of that land be kept undeveloped. The rest of the land can be developed in whatever manner determined by the developer as long as it meets the minimum requirements of the public health authority with regard to water and sewage service and minimum spacing requirements approved by the Zoning Commission.

“They’re simple,” said Cherry of the open space zoning regulations. “It’s 2.5 pages. It enables a developer to tell us what best fits the land.”

Cherry said text changes allow for houses to be clustered as close as 20 feet on one side of a structure and the minimum lot size could be as small as 12,000 to 15,000 square feet. Cherry said that unless the land is perfectly flat, that set up would be unlikely.

“One of the things I kind of missed was a little bit of that closeness, especially with having kids,” said Drew Wesche of his hometown in suburban New Jersey. “I think it doubles the attraction because I can still have some of those things I like about Ledyard, like it being open and a little bit more rural, but still have areas with that sense of closeness.” 

“The homes are clustered and have their open space. It does give that community within a community feel,” said Vince Whittle, who compared the open space subdivision to a suburb in Maryland.

“What we’re hoping for is a hamlet-type of arrangement,” said Cherry. “It reduces the size of the lot and allows shared roads and shorter driveways … it makes all those utilities and roads cost less.”

Members of the Zoning, Planning and Economic Development Commissions have been considering and authoring these regulations for years, according to Cherry.

“Zoning changes are usually market driven,” said Cherry. “We asked how can we preserve what’s in Ledyard and solve the housing problem of Baby Boomers who want to downsize and Millennials who are looking for their first home.”

Cherry said the clustered housing scenario will be advantageous because the smaller lots will provide an affordable housing option in Ledyard and makes it easy for the town to provide services and it preserves open space and scenic vistas.

Cherry will apply for subdivion regulations changes with the Planning Commission on April 5 and if approved, the new regulations are effective May 1.