(A) Generally. The cluster housing option may be applied for as a conditional use in R-1A, R-1B, R-2, and R-3 Districts subject to the standards set forth in § 151.022 and this section.
(B) Intent. The intent of the cluster housing option is to permit the development of single-family residential patterns which, through design innovation, will:
(1) Allow greater flexibility;
(2) Encourage a more creative approach to the development of single-family residential areas;
(3) Encourage a more efficient, aesthetic, and desirable use of the land;
(4) Provide a more desirable living environment through the preservation and conservation of natural features such as topography, wetlands, woodlands, bodies of water, and other natural assets; and
(5) Encourage the provision of open space so that benefits may accrue directly to the residents of the development.
(C) Qualification of parcels. The parcel must be located in a district zoned for residential use and must meet 1 or more of the following characteristics listed below. Requests for qualification under these conditions must be supported by documented evidence supplied by the applicant in either narrative or graphic form.
(1) The parcel contains natural assets which would be preserved through the use of cluster development. The assets may include natural stands of large trees, land which serves as a natural habitat for wildlife, wetlands, bodies of water, unusual topographic features, or other natural assets which should be preserved. Requests for qualification under these conditions must be supported by documented evidence.
(2) The parcel contains major topographic conditions which would require mass grading resulting in loss of significant natural features.
(3) The parcel contains substantial portions of flood plain and wetlands. A flood plain and wetlands map indicating the extent of the wetlands and flood plain area shall be submitted to the Planning Commission in order to support the proposal for the parcel's qualification for cluster development.
(4) The parcel, due to its size or shape, cannot be reasonably developed as a conventional subdivision or site condominium development.
(D) Site design requirements. All cluster developments submitted under this option shall conform to the following site design requirements.
(1) Attached or detached. Development is permitted as either attached or detached dwelling units, provided the number of attached units shall not exceed 20% of the total number of units in an R-1A and R-1B District.
(2) Open space.
(a) When completed, the development shall have 20% of the gross acreage in the development devoted to open space, which shall remain in its natural state and/or be restricted to active and/or passive outdoor recreational purposes. Dedication of open space shall comply with the standards set forth in § 151.082. Designated open space shall include area within any greenbelts required by this division (D), subject to the restrictions contained herein.
(b) The computation of designated open space shall not include: rights-of-way or easements designated for road purposes; areas within the minimum setbacks of a dwelling unit; land which is under water (lakes, streams, water courses, and other similar bodies of water); any area to be improved into a lake or pond; and/or more than 25% of the area of regulated wetlands.
(3) Greenbelt adjacent and parallel to public streets.
(a) In addition to any required minimum setback specified in division (D)(6) below, a greenbelt, the minimum width as set forth below, shall be required along any adjacent public street. The greenbelt shall be measured from the street right-of-way. The village, at its discretion, may permit either reductions or variations in width of the greenbelt taking into consideration topographic and/or other natural resource conditions, density of existing vegetation to be preserved, and size and shape of the development site.
(b) The following minimum greenbelt from adjacent public streets shall be applied:
District | Minimum Width of Greenbelt From Adjacent Public Streets (in feet) |
R-1A | 50 |
R-1B | 50 |
R-2 | 50 |
R-3 | 75 |
(4) Transition from adjacent parcels. In order to provide an orderly transition of density when a cluster development abuts a single-family residential district of equal or lower density, the Planning Commission, at it discretion, may require 1 or more of the following measures: designation of open space along the common boundaries; screening in accordance with the requirements of § 151.101; and/or an area or row of lots of commensurate size as neighboring residential lots.
(5) Density. The number of dwelling units within any development permitted hereunder shall not exceed the number of dwelling units permitted in the Zoning District in which the proposed development is located without application of the cluster housing option. The applicant must submit a concept plan that illustrates a site layout without the cluster option and all applicable ordinances and laws observed.
(6) Setbacks. Minimum setback requirements are established in a manner which permits variation in the siting of individual dwelling units in order to encourage creativity in design and compatibility with natural resource features. The minimum setback requirements for each dwelling unit shall be shown on the site plan as follows.
(a) In the case of single-family detached dwellings, the following minimum setbacks shall be applied:
Minimum Yard Setbacks Per Unit | |||||
District | Front | Rear | Total Front and Rear | Side | |
Least | Total | ||||
R-1A | 20 | 30 | 55 | 5 | 15 |
R-1B | 20 | 30 | 55 | 5 | 15 |
R-2 | 20 | 30 | 55 | 5 | 15 |
R-3 | 20 | 30 | 55 | 5 | 15 |
(b) In the case of single-family attached dwellings, the following minimum setbacks shall be required:
District | Minimum Setback | |
From Internal Drives and Streets | From Perimeter Property Boundaries | |
R-1A | 20 | 50 |
R-1B | 20 | 50 |
R-2 | 20 | 50 |
R-3 | 20 | 50 |
(c) In the case of single-family attached dwellings, the minimum distance between buildings shall comply with Appendix B.
(7) Required street frontage. Any cluster lot contained within a cluster lot development shall have frontage on and direct access to a public street which has been accepted for maintenance by the village. The extent of street frontage shall be determined by the village, in its discretion, taking into consideration topographic and/or other natural resource considerations, size and shape of the development site, and public safety factors.
(Ord. 239, passed 3-5-2001, § 5.2) Penalty, see § 151.999