Each major subdivision shall contain the improvements specified in this article, which shall be installed in accordance with the requirements of this chapter and paid for by the subdivider, unless other means of financing is specifically stated in this chapter. Land shall be dedicated and reserved in each major subdivision as specified in this article. Each major subdivision shall adhere to the minimum standards of design established by this article.
(a) Conservation Subdivision: Conservation subdivisions are permitted only in the R-2 Residential Agriculture zoning district. The purpose is to preserve agriculture and forestry lands, natural and cultural features, and rural community character that might be lost through conventional development approaches. To accomplish this goal, greater flexibility and creativity in the design of such developments is encouraged and required. Conservation subdivisions are subject to all requirements of this ordinance, including this article. However, components of this article may be modified to meet the following design standards:
(1) Open Space: Each conservation subdivision shall reserve a minimum of 40% of the total property for open space: This does not include lots that will be built upon, but requires a separate parcel designated for open space. This open space may consist of the conservation areas listed in subsection b. below, or other forms of passive space such as greenways or trails. Natural features shall be maintained in their natural condition, but may be modified to improve their appearance, functioning, or overall condition, as recommended by experts in the particular area being modified. Permitted modifications may include:
a. Reforestation;
b. Pasture or cropland management;
c. Buffer area landscaping; and/or
d. Stream bank protection/restoration.
e. Each new area of open space shall be consciously designed to adjoin each other whenever possible to form a network of open space throughout the property being subdivided as well as adjacent properties. Unless accepted for dedication or otherwise agreed to by the city, another unit of local government, the state or a private non-profit land conservancy, the cost and responsibility of maintaining the open space and any facilities located thereon shall be borne by the property owner and/or a homeowners association.
(2) Conservation: The following natural and cultural resources shall be accurately portrayed on the preliminary and final plat and shall, as the highest priority areas to be used for open space, be preserved and protected whenever possible:
a. Productive agricultural and forestry soils;
b. Floodplains (100-year) identified by a Flood Insurance Rate Map;
c. Steep slopes (> 25%);
d. Significant wildlife habitat;
e. Historic and archaeological sites including, but not limited to, those listed on the National Register of Historic Places, the State's National Register study list, or any site locally designated as a historic landmark or district; and
f. Scenic views, especially of natural and cultural features, including views from the road as well as views outward from potential home sites.
(3) Streets: Streets shall be built in accordance with the city’s adopted standard specifications shall be aligned to provide vehicular access to each house in the most reasonable and economical manner. Lots and streets shall be aligned to avoid, or at least minimize, impacts on conservation areas. Street connections are encouraged to minimize the number of cul-de-sacs. Cul-de-sacs serving more than six homes shall be designed with a central island containing indigenous trees and shrubs. Single-loaded streets (homes only on one side) are encouraged to maximize open space views for new homes.
(4) Sidewalks and trails: Sidewalks in conservation subdivisions must be at least five feet wide and must conform to the city’s standard specifications. Formal and informal trails can be made of a variety of materials and shall be appropriately designed to fit within the type of open space they access. Sidewalks and trails shall connect whenever possible to maximize the network of pedestrian facilities. Additionally, trails shall link to existing trails or other pedestrian facilities on adjacent properties whenever possible.
(5) Clustering: Clustering of homes on smaller lots is encouraged to maximize the conservation of natural and cultural resources. Lots in conservation subdivisions may be smaller than the minimum lot sizes established in the Zoning Ordinance, provided the subdivision's overall average lot size meets the Zoning Ordinance requirements.
(6) Stor mw ater: Stor mw ater runo ff, drai nage , rete ntio n and filtr atio n shal l be managed through natural systems to ensure adequate groundwater recharge and should be in accordance with the city’s standard specifications. These systems may include, but are not limited to, ditches, swales and naturally vegetated retention areas.
(b) Urban Subdivision: Urban subdivisions are permitted in every zoning district except R-2 Residential Agriculture and shall meet all requirements of this article. The purpose is to ensure that new subdivisions in the more urbanized areas of the city create sustainable neighborhoods with a clear sense of community and place.
(Ord. of 4-6-92, No. 190-92; Ord. of 3-6-06, No. 5- 06; Ord. of 11-7-16, No. 10-16)