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HomeMy WebLinkAbout09-12-2011 ITEM V-B Memorandum TO: 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: September 7, 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? 2 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. Director Snyder will provide a conceptual layout drawing handout at the meeting per a request from Council Member Partridge.