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<br />Sec. 117-110. - Residential development transitioning. <br />(a) Purpose.The purpose of this section is to require a residential development transition plan in order <br />to promote orderly transition between residential developments. The historical platting of lands for <br />urban and rural residential development has created character elements that are difficult to <br />intermingle when the land use densities vary. This section provides techniques to mitigate lot size <br />and density impacts between residential developments. <br />(b) Transitioning.The term "transitioning" for the purposes of this section is defined as the lot density <br />change between one residential development and another. <br />(c) Transitioning options.Transitioning options are available to facilitatethe best possible land use and <br />development pattern between new residential developments with adjacent residential <br />neighborhoods. The following is a list of transitioning techniques that may be used to create <br />reasonable transitioning between existing residential neighborhoods and new developments. The <br />city shall determine which options are acceptable means to provide for the transitioning. Developers <br />that are required under this section to provide transitioning may seek guidance from the city prior to <br />preliminary platting via a formal sketch plan review process or by informal city approved means. <br />Transitioning options are as follows: <br />(1) Natural features.Natural features described in this subsection (c)(1) are available to be used <br />as transitioning betweenexisting single-family residential neighborhoods and proposed <br />residential development with higher densities. <br />a. Existing topographical features such as hills and swales. <br />b. Wetlands, lakes, rivers, and streams. <br />c. County and state highways, or Metropolitan State Aid (MSA) collector streets. <br />d. A minimum 300-foot-wide, undeveloped, natural distance separation that will not be eligible <br />for future development. <br />(2) Landscape buffering.Landscape buffering is a technique available for transitioning between <br />existingsingle-family residential neighborhoods and proposed residential developments with <br />higher densities that uses either existing or newly planted vegetation. <br />a. Determination of buffering attainment level. <br />1. Proposed urban development adjacent to existing urban development.This <br />subsection applies to proposed urban residential developments that are adjacent to <br />an existing single-family urban residential neighborhood. Matching the proposed <br />residential development to the adjacent existing neighborhood in the following chart <br />determines the level of buffering or "attainment" required. The numeric attainment <br />level is matched to the level found in the chart in subsection (c)(2)b of this section. <br />Transition Attainment Level <br /> Existing Adjacent Urban Use <br /> Vacant R-1 Zone <br />R-1 Zone NA NA <br />Proposed Use <br />R-2 Zone NA Level 1 <br /> <br />