Any Cluster Single-Family Development shall comply with the following design and construction standards and criteria to ensure attainment of the purpose and intent of this chapter.
(a) Size of Development Area. A development area shall not be less than three acres or more than twenty acres unless approved by the Commission and Council.
(b) Development Area Density. The maximum density of any Single-Family Cluster Development shall not exceed 3.6 dwelling units per acre for the total development area, without deducting any area for roadways in such calculation. In the event that such calculation will result in a fractional number, the maximum density shall be reduced to the next lowest whole number.
(c) Permitted Buildings and Uses. Buildings and land shall be used, and buildings shall be erected, altered and maintained only in accordance with the following:
(1) Main dwelling and uses. One-family detached dwelling units. Attached single-family units in side-by-side configurations of a maximum of two units may constitute up to twenty-five percent of total allowable units.
(2) Ancillary uses. Off-street parking and recreation facilities and passive common areas serving the residents of the cluster single family development.
(d) Land Planning Criteria. The following planning criteria are established to guide and control the planning, development and use of land in cluster single-family development.
(1) Building arrangements. The design criteria set forth in this section are intended to provide considerable latitude and freedom to encourage variety in the arrangement of the bulk and shape of buildings, open space and landscape features within the guidelines established herein. Uses shall be arranged with open spaces so as to provide a unified composition of buildings and space. Although latitude in design is provided and encouraged, the following design conditions shall be achieved:
A. Adjacent properties shall be protected from loss of light, air and view considering the proximity and bulk or shape of a neighboring building.
B. Yards shall be arranged to provide the reasonable development of open land for landscaped features or other supporting uses.
C. The latitude in design shall also apply to the planning of landscape features, such as walls, fences, hedges and other features, to create a variety of common open space and private areas.
(2) Topography and site appearance. It is a requirement of this Chapter that developments shall be designed to take advantage of the topography of the land in order to utilize the natural contours, to economize in the construction of utilities, to reduce the amount of grading and to maximize the conservation of natural areas. The natural features and other distinctive characteristics of the site shall be integrated into the plan to create functional variations in the arrangements of buildings, open spaces, site features, and storm water management.
(3) Restrictions/covenants. Development documents shall include the necessary covenants, restrictions and dedications to ensure complete development only in accordance with approved plans.
(4) Homeowners association. Development documents shall include provisions for a homeowners association to provide for performance of common duties of the property owners, including, but not limited to the maintenance of building design, streets, utilities, and common areas owned by the Association, which development documents shall be enforceable by the homeowners association, of which every home owner shall be a member, and enforceable by the City. No amendments shall be made to such documents without the consent of the City to the extent required by the City Law Director.
(e) Landscape Improvements.
(1) The proposed single family cluster development shall include extensive landscaping surrounding each dwelling unit, in common areas, along streets, and along the perimeter of the development. Existing landscape features shall be preserved to the greatest extent possible and shall be supplemented with material proven suitable to enhance the natural environment. Close attention shall be directed to perimeter landscaping so as to provide a high quality integration of the proposed development with surrounding land uses.
(2) Significant landscape buffering is required to meet the intent of this section. Perimeter landscaping may include fencing and/or masonry walls if required by the Commission. Close attention shall also be directed to the provision of landscape features in common areas, along roadways and throughout the proposed development so as to provide for an interesting and varied environment. All open yard areas shall be covered with a designed irrigation system.
(f) Traffic Circulation. The proposed development shall include a traffic circulation pattern that maximizes vehicular efficiency into, out and throughout the development in a manner that also provides for safe pedestrian movement. Special attention shall be given to the impact of the proposed development upon existing traffic patterns in the area immediately surrounding the proposed development. When necessary, additional traffic control features such as turn lanes and other control devices shall be provided to minimize the impact of the development upon surrounding traffic patterns.
(g) Pedestrian Circulation. The proposed development shall include adequate means of pedestrian movement to and from dwelling units, parking areas and common open space. Pedestrian circulation shall include sidewalks on at least one side of the street at a minimum. Sidewalks shall be constructed of concrete and shall be five feet in width.
(h) Utilities. Utility services include gas, water, electricity, cable television, refuse disposal, storm sewers, sanitary sewers and the like. Said utilities shall be constructed underground. Proper landscape and/or structural screening shall be provided for all above ground elements so as to minimize any negative visual or audible impacts associated with such utilities.
(i) Private Outdoor Space. Each dwelling unit shall be designed to include a private outdoor space which shall be designed and located to maximize its utility and privacy to the unit it serves and in relation to adjacent units.
(j) Spatial Placement.
(1) The placement of units, parking areas, recreational and open space amenities shall be so arranged as to maximize the beneficial use of space within the physical constraints of the land. Consideration shall be given to visual and acoustic privacy and the provision of sufficient light and air.
(2) Dwelling units may be arranged in groups, courts, sequences or clusters, as approved by the Commission consistent with the requirements of this Chapter.
(k) Streets and Separations. Buildings within a cluster single-family development shall be located as follows:
(1) Front building setback. The front building setback shall be not less than 25 feet from the nearest edge of the street pavement.
(2) Building setback from side street (corner lot). The building setback on a corner lot shall be not less than 25 feet from the nearest edge of street or sidewalk pavement.
(3) Building separation. In applying the following distances to a proposed development, the distances between units shall be measured from unit to unit but shall include in such measurement any patio, deck, or similar attachment to a unit. In other words, said measurements shall be taken from any such attachment or proposed attachment. Any such attachment will not be allowed if it encroaches into the required distances of separation stated below:
A. Side. Not less than 10 feet between detached cluster units and 15 feet between attached units.
B. Rear. Not less than 40 feet between adjacent cluster units.
C. Rear to side. Not less than 30 feet between adjacent units.
(l) Building Setback from Development Area Boundary (Property Line). The following are required setbacks from the development area boundary (property line):
(1) Side. Note less than 40 feet from boundary line (property line).
(2) Rear. Not less than 50 feet from boundary line (property line).
(3) Front. Not less than 40 feet from the right-of-way of any public street.
(m) Lighting. The proposed development shall include a detailed lighting plan to set forth any exterior lighting for traffic circulation areas, utilities areas, open space, recreational areas and within private spaces in the interior of the development. Exterior lighting shall be installed only in accordance with an approved plan and shall be designed in such a manner so as to avoid lighting nuisances and in compliance with Section 1145.04
of this Planning and Zoning Code.
(n) Storm Water Management. The proposed development shall be designed in such a manner as to minimize the effects of storm water drainage upon surrounding properties. Adequate provision shall be made for on-site storage of storm water in order to prevent an excessive rate of storm water flow to surrounding properties, as approved by the City Engineer.
(o) Minimum Interior Floor Area. Each dwelling unit shall consist of a minimum of one thousand five hundred (1,500) square feet of floor area to inside face of outside walls, exclusive of basements, attics and garages. Dwelling units shall have two means of exterior entry; and units shall not be arranged one above the other.
(p) Visual Streetscape. A well-balanced landscape/streetscape shall be attained throughout addressing buildings and the entire development area in a common unified theme.
(q) Signage. All signage proposed for the development shall reflect the cluster area design theme as approved by the Commission.
(r) Street Improvements. All private and public streets shall be improved to public street standards, except that the minimum pavement width may be reduced to 22 feet. However, streets shall be widened to full width at junctures with off-site streets or when full width streets are determined to be necessary by the Commission and City Engineer.
(s) Parking. Parking shall be in accordance with the requirements of Chapter 1157, except as noted below:
(1) Space for three (3) off-street parking spaces shall be provided for each dwelling unit, two (2) of which must be enclosed in a private garage. Driveways serving individual dwelling units shall be a minimum eighteen (18) feet in width.
(2) One additional off-street parking space is required for every four (4) units. Said additional off-street parking shall be located as approved by the Commission.
(3) One off-street parking space shall be provided for every 500 square feet of a recreation facility building. The location shall be approved by the Commission.
(t) Future Modification. Future additions to private recreational amenities, common areas, patio areas, building additions or other changes to the physical characteristics of the cluster single family development shall be approved by the Commission.