I am working on a plan for an 800-acre site. The overall intent is a conservation development. We have about 150 acres of land designated for lower-density development (1.5 units per acre). There are many good reasons for the designation, including the presence of wetlands, transition to agricultural lands, diversity of housing, and soil types. The community is willing to accept standard development patterns, but would like to encourage developers to consider cluster subdivision as an alternative. One strategy may be to write the design guidelines in a way that pushes people in that direction. My thought would be to require a minimum 5000 square foot lot, but to also have a minimum 15,000 square foot open space requirement. Open space held in common could be counted toward this requirement. The concept would be that if a developer wanted a typical subdivision teh cost of infrastructure to serve 1/3-acre or larger lots would be significantly more than what would be required to serve 5000 square foot lots in a cluster. Am I crazy? Anybody have other thoughts on how I might make it easier to develop a cluster rather than traditional subdivisions (without explicitely requiring it)?