(Ordinance 2021-07-47 adopted 7/6/21)
Cluster development is intended to provide open space, accessible to the public, for residential development by allowing reductions to the minimum lot size to either maintain or increase overall density. For a visual example of a residential cluster development, refer to Figure 4.10.13.1.
Cluster developments can concentrate dwelling units on a site's prime developable areas and thus can provide more land for preserving drainage areas, slopes, soils, and natural vegetation to help manage stormwater runoff and soil erosion. Additionally, development costs can be decreased by reducing the amount of roadway and utility infrastructure needed to service the neighborhood.
Cluster development is an incentive-based approach to encourage livable neighborhoods and is not a requirement. This approach promotes the creation or preservation of open space in exchange for increasing the amount design options through reduced or eliminated minimum lot sizes. Cluster development can either be designed to maintain the original development density or to increase development density.
(A) 
New single-family residential development.
All new single-family residential developments may utilize a cluster development option.
(Ordinance 2021-07-47 adopted 7/6/21)
(A) 
Principal and accessory uses.
All principal and accessory uses authorized with the applicable zoning district shall be allowed in the cluster development.
(B) 
Modified minimum lot size, lot width, lot depth, or house size.
Modified minimum measurement shall apply to the following standards.
(1) 
Lot size: None.
(2) 
Lot width: Minimum of twenty-five (25) feet.
(3) 
Lot depth: None.
(4) 
Dwelling size: None.
(C) 
Minimum setback required adjacent to street right-of-way.
(1) 
A minimum front yard setback adjacent to a street right-of-way shall be twenty-five (25) feet.
(2) 
Porches may extend to within five (5) feet of the front property line.
(3) 
If alleys are provided, then the rear yard setback shall be reduced to a minimum of ten (10) feet.
(D) 
Minimum building separation.
A minimum building separation between all buildings shall be:
(1) 
Ten (10) feet, if zero lot is used; and
(2) 
Fourteen (14) feet, if center loaded.
(E) 
Minimum street frontage per lot.
Each lot shall have a minimum twenty (20) feet of street frontage.
(Ordinance 2021-07-47 adopted 7/6/21)
(A) 
Preliminary plat requirement.
A Preliminary Plat shall be required for all cluster developments.
(B) 
Additional information requirement.
The following information shall be included with a Preliminary Plat.
(1) 
The maximum number and type of dwelling units proposed.
(2) 
The area of the site on which dwelling units will be constructed.
(3) 
The calculation of the permitted number of dwelling units (see 4.10.08. Calculating the Permitted Number of Dwelling Units).
(4) 
The area of the site on which other principal or accessory uses will be constructed.
(5) 
The areas of the site designated for open space and their size.
(6) 
The number of acres proposed to be conveyed as open space.
(Ordinance 2021-07-47 adopted 7/6/21)
The following maximum dwelling units per Net Acreage, Subdivision for Cluster Developments shall apply per each base zoning district.
Base Zoning District
Maximum Dwelling Unit Per Net Acre
RE – Residential Estate District
0.66
SF-16 – Single-Family Residential-16 District
1.79
SF-12.5 – Single-Family Residential-12.5 District
2.29
SF-10 – Single-Family Residential-10 District
2.87
SF-8.5 – Single-Family Residential-8.5 District
3.38
SF-7 – Single-Family Residential-7 District
4.11
PH – Patio Home District
4.89
(Ordinance 2021-07-47 adopted 7/6/21)
(A) 
Number of clustered dwelling units equal the number of permitted dwelling units under the base zoning district.
Except as provided in 4.10.09. Density Bonus for Housing Integration, the maximum number of dwelling units proposed for a residential cluster development shall not exceed the number of dwelling units permitted per 4.10.06. Base Zoning District's Net Dwelling Unit per Acre (DUA) for the residential zoning district in which the parcel is located.
(Ordinance 2021-07-47 adopted 7/6/21)
(A) 
Measure the net area of the development site.
The Net Acreage, Subdivision of the entire site shall be measured to the tenth of an acre with all land dedicated to all streets within the site being subtracted.
(B) 
Apply base zoning districts net dwelling unit per acre (DUA).
The Net Acreage, Subdivision land area shall be multiplied by the number of dwelling units per acre permitted within 4.10.06. Base Zoning District's Net Dwelling Unit per Acre (DUA). The resulting number of dwelling units shall be rounded to the nearest whole number.
(Ordinance 2021-07-47 adopted 7/6/21)
(A) 
Density bonus may be approved by the Director.
The Director may approve a density bonus up to twenty (20) percent of permitted number of dwelling units under the following conditions.
(1) 
The amount of open space is at least ten (10) percent of the Net Acreage, Subdivision area.
(2) 
Housing types other than single-family detached units are incorporated.
(3) 
Open space is conveyed to the pursuant to 4.10.12. Conveyance of Open Space.
(4) 
Open space is accessible to the public.
(Ordinance 2021-07-47 adopted 7/6/21)
(A) 
Fulfilled the requirement of this section.
The requirements of this Subsection 4.10. are fulfilled.
(B) 
Ten (10) percent open space requirement is met.
Buildings and structures are adequately grouped so at least ten (10) percent of the total area of the site is set aside as open space. To the greatest degree practicable, common open space shall be designated as a single block and not divided into unconnected small parcels located in various parts of the development, unless otherwise approved by the Director.
(C) 
Pedestrian access.
Pedestrians can access common open space.
(D) 
Minimization of land alteration.
Individual lots, buildings, structures, streets, and parking areas are situated to minimize the alteration of natural features, natural vegetation, and topography.
(E) 
Scenic views.
Existing scenic views or vistas are permitted to remain unobstructed, especially from public streets.
(F) 
Historic preservation.
The Site Plan accommodates and preserves any features of historic, cultural, or archaeological value.
(G) 
Preserving environmentally sensitive areas.
Floodplains, wetlands, and areas with slopes in excess of ten (10) percent are protected from development.
(H) 
Consistent with intent of this ordinance and the Comprehensive Plan.
The cluster development advances the purposes of this Ordinance and the Comprehensive Plan.
(I) 
Crime prevention through environmental design (CPTED).
The cluster development incorporated CPTED principles.
(Ordinance 2021-07-47 adopted 7/6/21)
(A) 
Procedures.
Open space provided by a residential cluster development shall be conveyed as follows.
(1) 
City.
To the City and accepted for open space, agricultural, or other specified use or uses, provided that the conveyance is approved by the City Council and is in a form approved by the City Attorney.
(2) 
Nonprofit.
To a nonprofit organization whose principal purpose is the conservation of open space, to a corporation or trust owned or to be owned by the owners of lots or dwelling units within the residential cluster development, or to owners of shares within a cooperative development. If such a corporation or trust is used, ownership shall pass with the conveyances of the lots or dwelling units. The conveyance shall be approved by the City Council and shall be in a form approved by the city attorney.
a. 
In any case, where the common open space in a residential cluster development is conveyed, a deed restriction enforceable by the City shall be recorded that provides that the open space shall:
1. 
Be kept in the authorized conditions; and
2. 
Not be developed for principal uses, accessory uses (e.g., parking), or roadways. However, the following uses shall be permitted: amenity center, gazebo, fountain, and other similar uses as approved by the Director.
(Ordinance 2021-07-47 adopted 7/6/21)