(A) Development types. New developments that are primarily residential or mixed-use are classified into conventional, cluster, and infill. Development of any development type permitted in the zoning district is at the option of the applicant. Where more than one development type is permitted in a zoning district, no development type is mandatory. Refer to § 156.B.004, Residential District Development Standards, for lot density and dimension standards related to each permitted development and housing type combination.
(B) Permitted residential districts. Table 156.B.006-1, Permitted Development Types by Residential District, establishes the development types that are permitted in each residential zoning district.
(C) Applicability. This section established standards that are specific or unique to the various permitted development types.
(D) Development types.
(1) Conventional.
(a) Description. The conventional development type, as depicted in Figure 156.B.006-1, is a pattern that allows primarily residential uses and that provides the majority of residential property owners with private open space on their own property. A conventional development type consists of varying housing types depending on the zoning district and minimum lot size is a primary factor in the character built environment of the development.
(b) Standards. All the requirements of this article shall apply to conventional development types unless otherwise specified.
(2) Cluster.
(a) Description. A cluster development type, as depicted in Figure 156.B.006-2, consists of smaller lots than conventional development that are clustered together in order to provide for common civic and open spaces. The common open space may be set-aside for resource features such as private parks, recreation areas, woodlands, creeks, streams, and their riparian areas, floodplains, and similar features. Cluster development may be used to preserve environmental resources by clustering lots on the buildable portions of the property.
(b) Housing types. At least two permitted housing types as listed in Table 156.C.003-1, Use Table, shall be provided and no one lot size/configuration dwelling type may exceed a total of 70% of all the residential units in the development.
(c) Minimum site area. The minimum site area required for a cluster development is five acres.
(d) Common civic and open space requirements.
1. Regardless of whether common open space is on privately or publicly owned property, the space shall be open to the public at the same hours as a comparable city park.
2. A minimum of 75% of the required civic and open space shall consist of the natural area open space type per § 156.B.006, Civic and Open Space Types. Open space shall be integrated into the development design so as to bring access to significant open space to the maximum number of properties; provided, however, that physical access may be limited if such limitation would materially enhance natural resource management.
3. Land area within the cluster development dedicated to permitted public and institutional, office, and retail, sales, and service use categories shall not exceed 10% of the total land area of the development. In addition, such uses may be counted toward 10% of the common open space requirement established in § 156.B.004, Residential District Development Standards. For example, a 20-acre cluster development with single-family attached and detached dwellings requires three acres (15% of the development) of civic and common open space. The development may have up to two acres of nonresidential uses and 13,068 square feet of the nonresidential development counts toward the civic and open space requirement.
(e) Minimum lot area adjacent to other development. Where adjacent to existing conventional single-family development, cluster development lots on the perimeter shall be:
1. Equal to or greater than the lot area and width of the adjacent lots;
2. Separated from adjacent lots by a Type A bufferyard; or
3. The dwelling units on the perimeter cluster lots shall be set back from the boundary of the cluster development a minimum of the following distances based on the number of cluster lots being developed:
A. One to ten lots: 30 feet;
B. Eleven to 30 lots: 40 feet; and
C. Thirty-one or more lots: 50 feet.
(f) Distance from residential lots. All required common open space types shall be located a minimum of 1,200 feet from any residential lot within the cluster development, measured along a sidewalk or trail from the nearest property line of the lot to the nearest property line of the open space.
(g) Buffering requirements. A bufferyard along the perimeter of the cluster development may count toward the required common open space. However, no more than 25% of the total required open space may be within the perimeter buffer yard.
(h) Shoulders and drainage swales. Improved shoulders and drainage swales, designed in accordance with design standards approved by the City Engineer, may be utilized rather than curbs.
(3) Infill.
(a) Description. An infill development type, as depicted in Figure 156.B.006-3, consists of smaller lots and greater densities than conventional or cluster developments that make efficient use of land and infrastructure on vacant or underutilized lots in already developed areas.
Figure 156.B.006-3 Infill Development Type |
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(b) Eligibility for infill. An infill development type may be located on any parcel:
1. Vacant or unoccupied. That is surrounded by existing developed properties and has been vacant or unoccupied for more than one year;
2. Utility easements. Where adjacent properties abutting at least 50% of the non-street perimeter of the subject property are utility easements that create a substantial break in development or redevelopment potential;
3. Environmental constraints. Where adjacent properties abutting at least 50% of the non-street perimeter of the subject property are encumbered by environmentally sensitive or constrained areas such as floodplains; or
4. Existing development. Where adjacent properties abutting at least 50% of the non-street perimeter of the subject property are developed with single-family dwellings of higher density or intensity uses.
(c) Appearance. Infill development shall be constructed to be generally compatible in appearance with other existing structures in the context, as established in division (D)(3)(j), Context, below, that comply with this Zoning Ordinance.
(d) Alternative standards. In place of the standards in § 156.B.004, Residential District Development Standards, and other standards of this Zoning Ordinance, the applicant may utilize the following alternative standards.
(e) Lot area and width. The minimum lot area may be that of the smallest lot in the context of the development, as defined in division (D)(3)(j), Context, below. The minimum lot width may be that of the narrowest lot in the context of the development. Refer to Chapter 157, Land Subdivision Regulations, for requirements related to replatting existing lots.
(f) Maximum building height. The maximum building height may be that of the tallest building in the context, plus 15% of the height.
(g) Minimum/maximum setbacks.
1. The minimum front or street side setback may be that of 80% of the average front or street side setbacks in the context of the development.
2. The maximum front and street side setback, where applicable, may be that of the average of the front and street side setbacks of the context of the development, plus 10%.
3. The minimum side and rear setbacks may be that of 80% of the average side or rear setbacks in the context of the development.
(h) Buffering. Except as required for specific uses in Article C, Use Standards, where a buffer is required along a street or parking area, or between zoning districts, the buffer width and planting materials per 100 feet may be reduced by 50%.
(i) Parking. The development may take advantage of the parking credits and reductions in § 156.E.006, Parking Credits and Reductions.
(j) Context. This division identifies various contexts that inform the allowances provided in division (D)(3)(d), Alternative Standards, above, and as depicted in Figure 156.B.006-4, Context Illustrations.
1. Alley lot. If the infill site is an alley lot (shown in blue), then the context consists of other adjacent alley lots and the surrounding lots within the block that includes the infill site (shown in green).
2. Corner lot. If the infill site is a corner lot, then the context consists of both block faces that include the infill site and the lots directly across the street from the infill site.
3. Interior lot. If the infill site is an interior lot, then the context consists of the block face that includes the infill site and the lots directly across the street from the infill site.
4. Lots in unimproved block face. If the infill site is within a block face that does not include other lots improved with buildings, then the context consists of the opposing block faces (being immediately opposite the same street as the project site) and the remaining lots on the block of the infill site.
5. Lots in unimproved block. If the infill site is within a block that does not include other lots improved with buildings, and the block face opposite the given project site does not include other lots improved with buildings, then the context consists of the block faces surrounding the block that includes the infill site.
(4) Tiny house neighborhood or cottage court.
(a) Description. A tiny house neighborhood or cottage court development type, as depicted in Figure 156.B.006-5, broadens the diversity of housing options available in the community to provide accessible, adequate, and affordable housing. This development type contains single-family detached housing units typically arranged in a cluster of four to 12 dwelling units around a common open space, and may include a common building as an amenity (e.g., a common kitchen or meeting area) and accessory building. Vehicular access may be provided by a shared parking lot.
(b) Building requirements.
1. Tiny house.
A. General standards. Tiny houses shall comply with the building requirements established in Appendix Q of the ICC International Residential Code, as updated.
B. Maximum floor area. Tiny houses shall include a total maximum floor area of 400 square feet, excluding any loft space.
C. Permanent foundations. Tiny houses that are part of a tiny house neighborhood shall be constructed on a permanent foundation. Tiny houses on wheels or other non-permanent foundations are regulated as recreational vehicles and are prohibited from being part of a tiny house neighborhood.
D. Prefabricated tiny houses. A prefabricated tiny house is required to be skirted.
E. Tiny houses on wheels. Tiny houses on wheels sited as a component of a tiny house neighborhood that built upon a mobile chassis where the suspension/axle components remain are considered semi-permanent and the chassis shall be attached on an approved foundation system.
2. Cottage court.
A. Maximum floor area. Cottage court units shall include a total maximum floor area of 1,200 square feet.
(c) Minimum site area. The minimum site area for the development of a tiny house neighborhood or cottage court development type shall be one-half acre. The maximum site area shall be no greater than five acres.
(d) Common areas. The following shall apply to both tiny house neighborhood and cottage court development types:
1. Common open space shall be a minimum of 30% of the overall site and shall include a central green, lawn or garden area, playground, or plaza as a central focal point of all dwellings.
2. Common improvements of common area shall include pedestrian walkways connecting each dwelling unit to a community-wide sidewalk network, shared parking areas or garages, and a Type A bufferyard around the perimeter of the site that preserves existing vegetation and incorporates landscape materials, earthen berm, or a wall or fence to provide a visual buffer from adjacent development. See § 156.F.004, Buffering.
3. If a common building is permitted as accessory to a tiny house neighborhood and may serve all residents. Its gross floor area shall be no greater than 10% of the site area. A common building may include a kitchen and meeting and/or indoor recreation facilities (but no bedrooms).
(e) Bufferyard requirements. Where located adjacent to a separate property in an AG, RR, RL, or mixed use district, a Type B bufferyard in accordance with § 156.F.004, Buffering, shall be planted around the outer perimeter of the community.
(f) Required vehicular access to tiny house neighborhood or cottage court development types. A tiny house neighborhood or cottage court development types require direct access from a local, minor, or collector street type.
(g) Garages. The following garage structure requirements shall apply to both tiny house neighborhood and cottage court development types:
1. If provided, detached garages serving more than one dwelling unit shall be accessed via a private drive or alley.
2. Garage doors are prohibited from facing public streets rights-of-way unless screened by a Type B bufferyard.
3. A garage shall not exceed four car bays.
4. Garage buildings shall be consistent in architecture, materials, and color to the principal dwellings.
Figure 156.B.006-5, Tiny House Neighborhood or Cottage Court Development Type |
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(Ord. 15039, passed 4-11-2022)