(A) The intent of this section is to permit, through design innovation, flexibility in the development of single-family residential housing patterns on sites where the conventional subdivision approach to residential development would either destroy the unique environmental significance of the site, or where a transitional type of residential development is desirable.
(B) To accomplish this purpose, the following modifications to the single-family residential standards of this ordinance may be permitted, subject to the conditions herein imposed.
(1) The area to be set aside for open space (including usable recreation areas, open space, and watercourses) accomplished through application of the single-family cluster option shall represent at least 15% of the total horizontal area of the site in an R-1A or R-1B district, and at least 25% in an SE district, and shall be distributed throughout the development.
Zoning District | Dwellings Per Acre |
SE | 2.8 |
R-1A | 3.5 |
R-1B | 4.0 |
(3) Under this section, the attaching of single-family homes in clusters, or the detaching of single-family homes in clusters, shall be permitted subject to the following conditions:
(a) The attaching of single-family homes within a cluster shall be permitted when those homes are attached either through a common party wall or garage wall which does not have over 50% of an individual wall or more than 25% of the total exterior walls of the living area of a single-family home in common with the wall or walls of the living area of an adjoining home; or by means of an architectural detail which does not form interior room space; or through a common party wall in only the garage portion of adjacent structures;
(b) The detaching of single-family homes within clusters shall be permitted provided those homes shall be spaced not less than 6 feet apart when opposing dwelling unit walls contain no openings, and not less than 10 feet apart when opposing dwelling unit walls contain openings. The distance between opposing garage walls within a cluster shall meet local fire codes, except that in no case shall those walls be less than 6 feet apart;
(c) The maximum number of homes in a cluster shall be subject to review by the Planning Commission, except that in no case shall a cluster contain less than 2 homes or more than 4 homes; and
(d) No structure within a cluster shall be located closer than 25 feet to any interior private street, drive, or public right-of-way, or in the case of any peripheral property line, not less than 25 feet. Clusters of single-family homes shall be arranged on the site so that none shall face directly into a freeway, principal arterial, major thoroughfare, nonresidential district, or nonresidential use.
(4) Each cluster of attached or detached single-family homes shall be separated from any other cluster of single-family homes by a distance determined by the number of homes in opposing clusters as set forth in the following scale; except that the Planning Commission, after review of site development plans, may modify the strict application of the distance in those instances where it is found that a natural amenity would be destroyed or topographical or soil conditions limit a practical dimensional separation of clusters.
Total Homes in Opposing Clusters | Minimum Distance Between Clusters (Front and Rear) | Minimum Distance Between Clusters (Side) |
8 | 100 | 75 |
7 | 85 | 75 |
6 | 75 | 60 |
5 | 65 | 60 |
4 | 55 | 50 |
(5) An applicant seeking use of the single-family cluster option shall submit a site plan to the Planning Commission for consideration. The Planning Commission, in making its review, shall find that the site possesses at least 1 of the requirements for qualifications as outlined in§ 157.093(B)(1) before approving the application. The Planning Commission shall conduct its review in accordance with the public hearing requirements set forth and regulated in § 157.177(D) of this code.
(6) The site plan shall be prepared as follows. Site plans, in addition to providing all data at § 157.092(F), shall provide the following:
(a) The structural outline (building envelope) of all structures proposed on the site;
(b) Architectural renderings of building facade elevations within a typical cluster;
(c) The areas to be dedicated as open space and recreational use, showing access, location, and any improvements. Assurance of the permanence of the open space and its continued maintenance shall be submitted for review and approval by the City Attorney. The City Attorney shall review and render an opinion with respect to:
1. The proposed manner of holding title to the open space;
2. The proposed manner of payment of taxes;
3. The proposed method of regulating the use of open land;
4. The proposed method of maintenance of property and the financing thereof; and
5. Any other factor relating to the legal or practical problems of ownership and maintenance of the open land.
(d) The location of access drives, streets, and off-street parking areas, sidewalks, trash receptacles, and the like; and
(e) The location, extent, and type of landscaping in accordance with the requirements of § 157.088 of this code.
(7) The applicant shall submit as a part of his or her site plan proposed building elevations and typical floor plans. Building elevation drawings shall be drawn to scale and need only be a sample of development throughout the site. Where more than 1 type of structural design is intended, sample elevation and corresponding floor plans for each type shall be submitted.