Agenda - Planning Commission - 10/04/2007

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103. Applicability; General Provisions (1) A residential cluster development shall be per- mitted [as of right in any residential zoning district pursuant to this ordinance or.as of right in the fol- lowing zoning districts: list district names}: (a) All principal and accessory uses author- ized in the applicable residential zoning dis- trict(s) shall be allowed in the cluster devel- opment In addition, multifamily dwellings, duplexes, and town houses maybe permitted for a cluster development located in a resi- dential zoning district that does not other. wise allow attached dwelling units. (b) Maximum lot coverage, floor area ratios, building height, and parking requirements for the applicable zoning district shall apply to the cluster development. Maximum lot cover' age, floor area ratios, and parking require- ments, however, shall be applied to the entire site rather than to any individual/at. (2) The following provisions shall apply to any residential cluster development, regardless of the general requirements of the applicable resi- dentia/ zoning district: (a) The minimum area of the cluster develop. ment shall be [two to five} acres. In some states, the identification of flood- plains and coastal or freshwater wetlands . occurs routinely as part of the land develop- ment and subdivision review process. Optional language in Section l03(2)(g) above requires that at least 50 percent of the floodplains and wetlands must be induded as part of the com- mon open space. By including the land desig. nated as common open space, the calculation of net buildable area gives credit for the land area in which floodplains and wetlands that meet state criteria are located. This is intended to serve as an incentive to employ clustering by allowing the area represented by lands in flood- plains and wetlands to be used in determining the maximum number of dwelling units. (b) No minimum width or depth of a lot shall apply. (c) A minimum separation of [10} feet shall be provided between all principal buildings and structures. (d) A minimum yard or common open space of a least [25} feet in depth shall be provided, as measured from all public streets and from the side and rear lot lines of the entire c.luster development (e) Each lot shall have a minimum access of [12} feet to a public or private street Such access may be shared with other lots. {fJ More than one principal building or SLl11C- ture may be placed on a lot. (g) Not less than [2S} percent of the site shall be conveyed as common open space in the manner provided far in Section [11 a}. [Where the site contains floodplains and/or coasUJ/ or freshwater wetlands, 'not less than [so} per- cent of such r700dplains and/or wetlands shall be included in calculating the common open space.} Uses other than residences may be located on the site. For example, the cluster development may include storage facilities, garages, and recreational buildings. Conceiv- ably, a very large cluster dyvelopment could also include sites for schools. 104. Contents of Site Plan (1) The preliminary and final site plan for a residen- tial cluster development shall include, but shall not be limited to, the following information: (a) The maximum number and type of dwelling units proposed (h) The location of sidewalks, traiis, and bike. paths (I) The number of acres that are proposed to becdnveyed as common open space OJ rOte any other plans or information other- wise required by the local government for a major land development or subdivision in its land development or subdivision regulations, such as a plan for landscaping and screening.} The calculations in Section 105 (2) below are intended to mirror those that a local govem' ment would normally employ for determining the maxim um number of dwelling units permit- ted for nondustered development. Some com- . munities may subtract from the gross area of the cluster development land area in wetlands and (b) The areas of the site on which the dwelling units are to be consLTlJcted or are currently loeated and their size (this may take the form of the footprint of the dweliing unit or a building envelope showing the general area in which the dwelling unit is to be located). (c) The calculations for the permitted number of dweliing units, derived pursuant to Section [10S} (d) The are2S of the site on which other pro- posed principal and accessory uses may be located and their size This model assumes the local govern- ment will require sidewalks as part of the public improvements required for subdivision. (e) The are2S of the site designated for com- mon open space and their size m The areas of the site designated for parking and loading and the size of individual spaces (g;J The number ar.Jd percentage of dweliing units, if any, that are proposed to be affordable II /// f! , '; .--:................,.....1/ /';l ~/ I /'1 I / ., '-......V ,I l floodplains, which will reduce the maximum number of dwelling units in the development. 105. Calculation of Permitted Number of Dwelling Units; Density B.onuses (:1) Except as provided in paragraph GJ below, the maximum numbers of dwelling units pro- posed for a residential cluster development shall not exceed the number of dwelling units other- wise permitted for the residential zoning district in which the parcel is located. (2) Except as provided in paragraph GJ below, the number of permitted dwelling units on a site shall be calculated in the following manner: (a) Meesure the gross area of the proposed cluster development site in acres and tenths of an acre. (b) Subtract from the gross area determined in subparagraph (aJ the area of public and private streets and other publicly dedicated improvements, measured in acres and tenths of an acre,. excluding common open space ZONING PRACTICE 8.07 AMERICAN PLANNING ASSOCIATION I ~