HomeMy WebLinkAboutITEM V-B11 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, Member, 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: August 17, 2011
SUBJECT: DISCUSSION & INFORMATION: Cluster Subdivisions in Non-Urban
Separator Areas of the City
OVERVIEW:
At the Committee's March 14, 2011 meeting, the Committee and staff discussed ideas
and issues for the development of cluster subdivision regulations in non-urban
separator areas. The Committee identified that the primary goals of cluster subdivision
regulations should be protection of environmentally sensitive areas and the preservation
of on-site density opportunities.
Staff seeks Committee guidance and direction on a remaining issue from this previous
conversation. This issue pertains to the provision of privately owned and operated
active open space (i.e. pocket parks, sport courts, etc.} in cluster subdivision projects. In
previous conversations, the Committee has discussed its interest in potentially having
an active open space component in these projects, however, its inclusion in a project
could impact overall desired or needed density because it could impact needed
buildable residential land. Staff seeks Committee feedback on the following question
pertaining to this issue:
1. Does the Committee want to promote the inclusion of privately owned and operated
active open space within cluster subdivisions by offering density credit opportunity, i.e. reducing the lot area requirement for all or a portion of the lots and creating
additional lots to help achieve desired density?
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.
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