Chapter 18.164
CLUSTER DEVELOPMENT
Sections:
18.164.010 Purpose.
Clustering provides a mechanism to cluster housing units within a residential development (usually single-family detached or attached housing) on smaller lots than those normally allowed under existing zoning, with the provision that the saved land is permanently set aside as open space or other recreational opportunities. This allows for more environmentally sensitive site planning by concentrating development on the buildable portion of the site while preserving natural drainage, vegetation, and other natural features promoting the public health, safety, and welfare. Through proper planning and design, each cluster development should include features which further, and are in compliance with, the following objectives:
A. To allow for the design of developments that are architecturally and environmentally innovative; to achieve better utilization of land than is possible through standard zoning practices.
B. To encourage land development that to the greatest extent possible preserves natural vegetation, respects natural topographic and geologic conditions, and refrains from adversely affecting flooding, soil, drainage, and other natural ecologic conditions.
C. To combine and coordinate architectural styles, building forms and structural/visual relationships within an environment that allows a myriad of single-family housing uses in an innovative and functionally efficient manner.
D. To provide for abundant, accessible, and properly located public open and recreation space, private open and recreation space, schools, and other public and private facilities.
E. To promote the efficient use of land resulting in networks of utilities, streets and other infrastructure features that maximizes the allocation of fiscal and natural resources.
F. To enable land developments to be compatible and congruous with adjacent and nearby development.
G. To ensure that development occurs at proper locations, away from environmentally sensitive areas, and on land physically suited to construction.
H. To allow unique and unusual land uses to be planned for and located in a manner that ensures harmony with the surrounding neighborhoods. (Ord. 548 § 2 (Exh. F) (part), 2007)
18.164.020 Applicability.
Clustering decreases development costs by reducing street lengths, sidewalks, utility lines, and other site development costs. This in turn also helps to reduce the costs of infrastructure maintenance. Clustered housing planned developments (CHPDs) may be permitted as a conditional use in single-family zones. A CHPD is intended to enhance and preserve natural features, encourage the construction of affordable housing, and allow for development and design flexibility. (Ord. 548 § 2 (Exh. F) (part), 2007)
18.164.030 Application.
The clustering preliminary development plan shall consist of the following:
A. Written Documents.
1. A preapplication conference and submittals documents pursuant to Chapter 18.148 shall be required.
2. If common open space is to be deeded to a homeowners’ association, a draft declaration of covenants and restrictions that will govern the association.
3. Quantitative data for total number and type of dwelling units, parcel sizes, proposed lot coverage, total amounts of private, common, public open space and recreational areas.
B. Site Requirements.
1. The minimum size of a CHPD shall be two acres.
2. The city may exclude land from a CHPD if it is separated from the site by topographical conditions, if it has a poor functional relationship with the site, or if inclusion of the land would negatively impact adjacent single-family zoned lots.
C. Type of Dwelling Units Permitted. Any single-family dwelling units allowed within the single-family low density residential (LDR1/1), medium density residential (MDR4/1), or high density residential (HDR6/1) zones, pursuant to Section 18.40.070, shall be permitted in a CHPD.
D. Number of Dwelling Units Permitted. The number of dwelling units (density) permitted in a CHPD shall be the same as the underlying density of the zone pursuant to Division 3 of this title, Development Standards—Zoning. Environmentally constrained lands may calculate density pursuant to Section 18.104.060, Transfer of development rights—Density transfer program. For CHPDs which include more than one zone, the number of dwelling units shall be calculated based on the proportion of land area in each zone.
E. Subdivision. One-half of the total lots within a CHPD may be subdivided at twenty-five percent (25%) of the minimum size required within the underlying zoning density requirements designated by Division 3 of this title, Development Standards—Zoning.
F. Setbacks. See Chapter 18.48, development standards. Setbacks of the reduced sized CHPD lots may use the next higher intensity zone setback standards. For example, LDR1/1 may use the MDR4/1 setbacks; MDR4/1 may use the HDR6/1 setbacks; and HDR6/1 may use a twenty-five percent (25%) setback reduction standard of the HDR6/1 zone.
G. Lot Configuration. See Chapter 18.48, Table 18.48-1. The lot configuration of the reduced sized CHPD lots may use the circle requirement of the next higher intensity zone. For example, LDR1/1 may use the fifty-five (55) foot circle of the MDR4/1 zone; MDR4/1 may use the fifty (50) foot circle of the HDR6/1 zone; and the HDR6/1 may use the forty-five (45) foot circle requirement of the CC zone.
H. Lot coverage shall not exceed fifty percent (50%).
I. Yards. (An open space that lies between the principal building or building and the nearest lot line. The minimum required yard as set forth in Division 3 of this title, Development Standards—Zoning, is unoccupied and unobstructed from the ground upwards except as may be specifically provided in the development standards.) Yards shall be required for structures within a CHPD.
J. Remaining lands within the CHPD not intended for residential uses or infrastructure requirements shall be placed in a separate tract with common ownership as an active or passive park for the benefit of the owners or future owners within that CHPD.
K. The city may increase the minimum required yards or require alternate spacing or placement of structures in order to preserve or enhance topographical conditions, adjacent uses and the layout of the project and to maintain a compatible scale and design with the surrounding community. (Ord. 616 § 5, 2012; Ord. 548 § 2 (Exh. F) (part), 2007)