The purposes of the Development Cluster Overlay are to:
A. 
Permit implementation of General Plan policies encouraging clustering of development to allow preservation of open spaces and sensitive environmental features;
B. 
Allow innovative design for residential developments, including variability in lot size, design and configuration.
C. 
Facilitate development for each property in accord with General Plan residential densities and with applicable specific plans.
(Ord. 950 § 2 (Exh. A § 1600), 1998)
Use of the Development Cluster Overlay shall be restricted as follows:
A. 
The Development Cluster Overlay shall be applied only to the R-1-40,000 District.
B. 
Requests for application of the Development Cluster Overlay to specific properties shall be limited to properties governed by adopted Specific Plans or a Planned Development (PD) or Residential Master Plan (RMP) ordinance.
C. 
The total number of dwelling units allowed pursuant to the Development Cluster Overlay shall not exceed that allowed by the Specific Plan, PD or RMP.
D. 
No subdivisions or development plans will be approved pursuant to the Development Cluster Overlay for the same site or property after the maximum density permitted by either the applicable Specific Plan, PD or RMP has been achieved.
(Ord. 950 § 2 (Exh. A §§ 1605, 1610), 1998)
A. 
Permitted uses in the Development Cluster Overlay shall be as follows:
1. 
All uses permitted in the base zoning district.
2. 
Other residential dwelling types, including zero lot line and attached dwellings, so long as such other dwelling types are consistent in terms of density and configuration with an applicable Specific Plan or a Residential Master Plan Ordinance.
B. 
Conditionally permitted uses in the Development Cluster Overlay shall be the same as the base zoning district.
(Ord. 950 § 2 (Exh. A §§ 1615, 1620), 1998)
Density ranges in any contiguous Development Cluster Overlay area shall be between 0 and 1.3 dwelling units per acre, including adjacent public rights-of-way.
(Ord. 950 § 2 (Exh. A § 1625), 1998)
The following minimum development standards shall be applicable to properties within the Development Cluster Overlay and shall supersede the requirements of Chapter 20.12 HMC, Article I, Hillside Overlay.
A. 
Minimum lot area: 6,000 square feet;
B. 
Minimum lot width: 60 feet;
C. 
Minimum lot depth: 90 feet;
D. 
Minimum yards:
1. 
Front: 20 feet;
2. 
Interior side: Single-story structures: 5 feet, two-story structures: 10 feet;
3. 
Corner side: 10 feet;
4. 
Rear: 20 feet;
E. 
Floor area coverage: 45 percent (excludes garages);
F. 
Maximum site coverage: 35 percent (includes garages);
G. 
Maximum height main structure: 35 feet.
(Ord. 950 § 2 (Exh. A § 1630), 1998)
The following information shall be submitted to the planning department for approval of density clustering pursuant to the Development Cluster Overlay:
A. 
Affidavits from all affected property owners involved in the density transfer on a form specified by the planning and building department consenting to the transfer of densities, if applicable to overlay zones involving more than one ownership.
B. 
Exhibits delineating the boundaries of the property proposed for density clustering also showing the proposed location of residential dwellings and lots, roads, recreational trails, and related improvements. Exhibits shall also be submitted depicting areas of proposed permanent open spaces, sensitive environment features, including wetlands, areas of slope instability and geologic hazard areas, sensitive ridgelines as identified in the General Plan, and other portions of the site which will not be built upon.
C. 
Calculations indicating the following:
1. 
Total site area, expressed in acres, involved in the proposed density transfer, including both buildable and nonbuildable areas.
2. 
The number of dwellings normally permitted pursuant to the Specific Plan or RMP without density transfer.
3. 
The number of acres proposed for development as part of the density transfer, including roads and other improvements.
4. 
The total number of dwellings proposed for construction.
5. 
The area, expressed in acres, proposed to remain as nonbuildable, if applicable.
D. 
Proposed methods by which the nonbuildable area will be permanently reserved from building and indicating proposed mechanisms for maintenance of such open space.
E. 
Required review and processing fees, as specified by resolution of the City Council.
F. 
Other relevant information that may be required by the planning and building director to review the proposed density cluster.
(Ord. 950 § 2 (Exh. A § 1635), 1998)
A. 
Clustering of residential development may be approved or conditionally approved pursuant to the Development Cluster Overlay by the planning commission or City Council, as applicable, when the following findings can be made:
1. 
The design and improvement of the proposed density cluster is consistent with the Healdsburg General Plan and applicable specific plans or residential master plans.
2. 
The site is physically suitable for the type and intensity of development proposed.
3. 
The design of the proposed density cluster development will not result in substantial environmental impacts.
B. 
Decisions of the planning director may be appealed to the planning commission as set forth in Chapter 20.28 HMC, Article III.
(Ord. 950 § 2 (Exh. A § 1640), 1998)