HomeMy WebLinkAboutITEM V-C11 1 Memorandum
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T0: Lynn Norman, Chair, Planning and Community Development Committee
Nancy Backus, Vice-Chair, Planning and Community Development
Committee
John Partridge, Planning and Community Development Committee
FROM: Kevin Snyder, AICP, Director, Planning & Development Department
CC Mayor Pete Lewis
Elizabeth Chamberlain, AICP, Planning Manager, Planning &
Development Department
DATE: March 10, 2011
SUBJECT: DISCUSSION & INFORMATION: Cluster Subdivisions in Non-Urban
Separator Areas of the City
OVERVIEW:
During the Committee's February 14t" initial discussion on the potential use of cluster
subdivision regulations in non-urban separator areas, the Committee identified that it is
still interested in developing these regulations. The Committee also concurred with staff
that the primary goals of cluster subdivision regulations should be protection of
environmentally sensitive areas and the preservation of on-site density opportunities.
The Committee determined that it would address the remaining three questions posed
by staff at the February 14t" meeting -see below -during the next Committee
discussion of cluster subdivision regulations. Staff requests Committee feedback on the
following remaining questions as their answers will help staff in future draft code
preparation:
1. Does the Committee believe that the two goals of protection of environmentally
sensitive areas and the preservation of on-site density opportunities should be
prioritized or should have equal standing? And if there is to be prioritization, what
should be the order of priority?
2. Does the Committee believe that the focus of the cluster subdivision regulations
should be the minimum level of environmental protection around environmentally
sensitive areas achieved through the City's critical areas regulations or a higher level
of protection around environmentally sensitive areas achieved through on-site
density incentives?
3. Does the Committee want the issue of the provision of active open space to continue
to be looked at? If so, does the Committee want to incentivize this provision by
giving density credit opportunity when it is provided as buildable land is likely to be
consumed?
ILLUSTRATIVE OPTIONS FOR CLUSTER SUBDIVISION REGULATIONS
In May 2009, staff presented to the Committee the attached illustrations (Exhibits 1-4)
that attempted to provide a visual explanation of the range of options pertaining to the
issue of active open space relative to environmental protection and the anticipated
impacts on the City's ability to achieve anticipated density in accordance with applicable
City Comprehensive Plan policies and associated zoning implementation regulations.
Staff will review these illustrations in greater detail during the March 14t" Committee
discussion.
BACKGROUND:
As a general reminder, cluster subdivision development is a development arrangement in which all buildings allowable on a site are concentrated on a portion of the site,
leaving the remainder of the site undeveloped. This contrasts with the conventional land
development and subdivision approach, which is to divide an entire site into lots, each
of which meets minimum zoning lot size requirements and may be used for building
construction. By clustering buildings together on smaller lots rather than spreading
development throughout the site, a developer has greater flexibility to design around
environmental and other constraints, without increasing the development's overall
density. Development standards and review criteria are normally developed to ensure
that lots are consistent with the desired character of the zone, allowing lots to vary in
size and shape, while still adhering to the planned density of the zone. Clustering offers
opportunities to protect and buffer environmentally sensitive areas, to preserve
important site features, to provide recreation areas or natural open space Clustering
also can reduce infrastructure costs for developers and communities since the length of
roads and utility lines are reduced. Cluster development generally refers to residential
developments, although they are sometimes defined to include commercial or industrial
development -please note that the City's previous conversations on the potential for
cluster subdivision regulations outside of urban separators has exclusively focused on
residential developments.
2
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