Franklin City Zoning Code
ARTICLE XVII
Cluster Zoning
§ 17.1 Intent.
The intent of this article is to allow the development of a cluster subdivision in residential zoning districts other than R-1A general residence. It provides for a variation of lot sizes, but does not allow an increase in the overall density that would normally be allowed in these districts. This article is intended to: encourage the preservation of environmentally sensitive lands; prevent soil erosion by permitting development according to the nature of the terrain and soils; provide larger open areas with greater utility for rest and recreation; provide for natural buffer areas along streets and highways; and, encourage more attractive and economic subdivision design.
§ 17.2 Design criteria.
(a)
Cluster subdivisions shall be designed to preserve significant natural features and sensitive environmental areas. These include, but are not limited to, the following: streams, shore lines, wetlands, ravines, significant stands of trees and steep slopes.
(b)
Open space intended for recreation or common use shall be easily accessible to pedestrians.
(c)
Natural buffer areas with a width of at least 35 feet shall be maintained along public streets on the perimeter of the project.
§ 17.3 Minimum size.
The minimum permitted size for any cluster subdivision shall be five acres.
§ 17.4 Application procedures.
Cluster subdivisions shall follow the application procedures outlined in the City of Franklin Subdivision Ordinance.
§ 17.5 Use.
Cluster subdivisions shall contain single-family dwellings only.
§ 17.6 Lot area, lot width and yards.
(a)
Individual lots in a cluster subdivision shall be exempt from the minimum lot area, lot width and yard requirements for residential districts. Side and rear yards may be reduced to zero provided that easements or covenants establish the rights of the two abutting properties where the main structures are to be constructed on or within five feet of a property line. Such easements or covenants shall establish the rights of each affected owner to gain access to each owner's structure for the purpose of performing essential maintenance and service.
(b)
Lots on the perimeter of the subdivision may be required to follow the normal lot areas, lot width and/or yard requirements for the residential districts.
(c)
The required lot area, lot width and yards shall be as shown on the approved final subdivision plat, and shall remain in effect unless the final subdivision plat is amended in accordance with the City of Franklin Subdivision Ordinance.
§ 17.7 Cluster subdivision density.
For a cluster subdivision, the number of lots for the entire parcel shall not exceed the number of lots per acre permitted in the zoning district in which they are located and only net acreage may be used to calculate the number of lots. Net acreage shall be calculated based on existing land conditions, as specified in the following chart. Twenty percent shall be subtracted from the net acreage so calculated to allow for street right-of-way, unless it can be demonstrated to the satisfaction of the zoning administrator that the proposed street rights-of-way will be less than 20 percent of the calculated net acreage.
Physical Land Unit | Percent Credited Toward Net Acreage |
|---|---|
Slopes, less than 10% | 100% |
Slopes, 10% to 19% | 70% |
Slopes, 20% to 29% | 50% |
Slopes, greater than 30% | 10% |
100-year floodplain | 0% |
Wetlands | 0% |
Existing water features, (bodies of water, drainage channels, streams, etc.) | 0% |
Above ground high voltage | 0% |
Electric transmission line easements (69 kv or greater) | 0% |
§ 17.8 Common open space.
(a)
A minimum of 25 percent of the gross area of the cluster subdivision shall be common open space.
(b)
All common open space shall be preserved for its intended purpose as shown on the approved final subdivision plat. The common open space shall be either dedicated to the City of Franklin, subject to acceptance by the city, or administered by a nonprofit organization, subject to the following:
(1)
The developer must establish the organization prior to the recordation of the subdivision.
(2)
Membership in the organization shall be mandatory for all lot owners, present and future, within the cluster subdivision.
(3)
The organization shall own all common open space and recreational facilities, and shall provide for their maintenance, administration and operation.