A. Purpose. The purpose of this section is to establish design alternatives that provide greater flexibility in subdivision design and make potential development more consistent with the City's site design objectives and the special natural and artificial features of the City of Mount Vernon and its planning jurisdiction.
B. Subdivision Design Categories.
1. Conventional Subdivision: A conventional subdivision literally meets all nominal standards of the zoning and subdivision ordinances for lot dimensions, setbacks, street frontage, and other site development regulations. Conventional subdivisions generally develop in areas relatively free of environmental constraints.
2. Creative Subdivision: A creative subdivision complies with the overall density requirements of a zoning district, but allows internal variations of such standards as lot size, setbacks, and street width in order to encourage innovative or economical development or protect natural features and open space without loss of economic yield to developer.
C. Creative Subdivisions: Types and Special Regulations. Creative Subdivisions are divided into three types: Cluster Subdivisions, Traditional Neighborhood Subdivisions and Planned Unit Developments.
1. Cluster Subdivisions
a. Cluster subdivisions allow the clustering or grouping of residential lots in order to provide common open space.
b. Cluster Subdivisions may be developed and approved subject to the following standards and variations:
(1) The overall density of subdivision complies with the zoning district that contains the final subdivision. A subdivider may apply for a rezoning simultaneously with the plat approval process.
(2) Individual lot size dimensions, including lot width, may be reduced up to 60% of requirement of zoning district. Any savings on lot size shall be devoted to common open space or other approved community facilities.
(3) Lot setbacks may be varied from those otherwise specified for the zoning district. Setback limits must be established on the preliminary and final plat. The setback from any garage entrance to any circulation way must be at least 20 feet.
(4) Street or right-of-way widths set forth in Table 166-3 may be varied within for local streets within Cluster Subdivisions, subject to the sole discretion of the approving authorities.
(5) Articles of incorporation or covenants for a homeowners' association or other provision assuring maintenance or operation of all common spaces shall be submitted with subdivision application. A Subdivider’s Agreement shall be created and submitted with the application, based on section 166.17 (D)(2) of this ordinance, should the HOA dissolve.
2. Traditional Neighborhood Subdivisions
a. Traditional Neighborhood Subdivisions (TN) allow the development of urban neighborhoods that produce new development consistent with the patterns of historic or traditional parts of Mount Vernon, with appropriate civic space; or provide for the recreation of neighborhoods that follow the patterns of other traditional towns. Approval of a Traditional Neighborhood Subdivision requires submission of a specific district plan.
b. TN Subdivisions may be developed and approved subject to the following standards and variations:
(1) The minimum size parcel to be covered by the TN Subdivision is 10 acres.
(2) The overall density of subdivision complies with the zoning district that contains the final subdivision. A subdivider may apply for a rezoning simultaneously with the plat approval process.
(3) Individual lot size dimensions, including minimum width, may be reduced to 80% of the requirement of the underlying zoning district. Any savings on lot size shall be devoted to public space, including but not limited to town squares, small parks, greenways, and community facilities.
(4) All streets within a TN Subdivision connect to other streets within the district, forming a continuous network. The internal street system connects to other streets on the edge of the district.
(5) Lot setbacks may be varied from those otherwise specified for the zoning district. Setback limits must be established on the preliminary and final plat. The setback from any garage entrance to any circulation way, including an alley, must be at least 20 feet. Garage access from the rear of lots by way of an alley may be permitted within a TN Subdivision.
(6) Retail, service, civic, office, and various types of residential land uses may be combined within a TN subdivision, notwithstanding the use regulations of the underlying zoning district. The distribution and location of land uses shall be consistent with the TN Plan submitted for the subdivision.
(7) Street or right-of-way widths set forth in Table 166-4 may be varied within for local streets within TR Subdivisions, subject to the sole discretion of the approving authorities.
(8) A TN Subdivision Plan, in addition to other documents required by this Ordinance, must accompany all applications for a TN Subdivision. This plan shall illustrate the distribution of land uses throughout the subdivision; the location and design of public spaces, streets, and alleys; the location and nature of special design features; architectural controls; and other information necessary to communicate the concept of the TN subdivision. The TN Subdivision Plan shall be a part of the approved subdivision. The City shall issue subsequent building and development permits only in consistency with the TN Subdivision Plan.
(9) Articles of incorporation and/or covenants for a homeowners' association or other provision assuring maintenance or operation of all common spaces shall be submitted with subdivision application. A Subdivider’s Agreement shall be created and submitted with the application, based on section 166.17 (D)(2) of this ordinance, should the HOA dissolve.
3. Planned Unit Development (PUD). A PUD is a creative subdivision that complies with the overall density requirements of a zoning district, but allows internal variations of such standards as lot size, setbacks, and street width in order to encourage innovative or economical development or protect natural features and open space without loss of economic yield to developer. PUDs may be developed and approved through the procedures established in the Zoning Ordinance.