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Explore idea to build, preserve

Proposals to change Hernando County's comprehensive growth management plan to allow housing development in rural areas rarely gain our favor. But one recent suggestion, which would allow developers to increase the number of houses per acre if they agree to set aside part of their property for conservation, has merit.

However, the concept serves the public interest only if it applies to larger tracts of land, and at least 50 percent - more would be better - of the area will be protected.

Without those caveats, the proposal is just another attempt to circumvent the county's blueprint for growth.

The notion has drawn interest from divergent interests. It was offered by developer and real estate broker Gary Schraut, who wants to develop a 180-acre tract in north-central Hernando County. The current rural land-use designation allows one house per 10 acres.

Rather than building just 18 houses, Schraut wants to preserve one-third of the property and, on the remainder, build 78 houses on one-acre lots. He contends that doing so cuts down on sprawl by requiring less infrastructure, but it still provides habitat for displaced wildlife.

He is partly right. The one-house-per-10-acre rule does create sprawl, and in a county developing as rapidly as Hernando, both increased housing densities and land conservation should be encouraged as smart ways to manage growth.

However, regardless of the density, it is not advisable to build subdivisions in areas where other fundamental services do not exist. With no schools nearby, students will have to be bused. Roads must be upgraded to handle the buses and other traffic generated by the developments' residents. Police and firefighters must travel farther to respond to increased emergency calls.

Beyond those infrastructure concerns, it is important that the land being set aside for preservation is a well-defined, contiguous area. It would defeat the purpose to allow developers to carve up the properties so that only a portion of each larger lot is designated conservation.

If those conceptual points could be agreed upon, Schraut's idea could have long-term benefits. It also could garner support from slow-growth advocates who often find themselves at odds with developers.

Joe White, who represents the Hernando Alliance for Open Land Conservation, offered a similar proposal last year at a county growth management forum. "It's a pretty interesting thought - a good starting point," White told Times staff writer Dan DeWitt earlier this month.

At the request of Schraut and his partner, Brooksville real estate broker Terry Bickel, in early October county planners extended the deadline for applications to amend the comp plan until Nov. 2. As of Wednesday, no official request had been submitted. If it is, it probably would be early next year before the matter is debated by members of the Planning and Zoning Commission and the County Commission.

But lack of a formal request should not stop planners from continuing to explore the potential benefits of protecting open space by working with developers who want to increase housing densities.

[Last modified October 27, 2005, 01:28:19]