A.

The purpose of cluster developments is to provide creative and innovative single family developments that minimize land disturbances and maximize the preservation and conservation of sensitive natural areas and open space by grouping dwellings in clusters through:

1.

Variation of lot sizes, and use of open space;

2.

Maintenance and restrictive use of open space;

3.

Integration of existing and potential development adjoining the cluster subdivision.

B.

Cluster subdivisions shall be processed as major subdivisions pursuant to Section 2.03.

C.

Cluster subdivisions shall provide at least three (3) developable acres. Existing developments may be enlarged as cluster subdivisions provided the total resulting developable area exceeds three (3) acres.

D.

Cluster subdivisions shall be permitted in the R-5, R-5MF, R-8, R-8MF, R-10, R-15 and R-20 zoning districts, and shall conform to the requirements thereof, unless otherwise specified. Lots may be created smaller than required by the underlying zoning district, as shown in Table 7-1.

Table 7-1: Lot Sizes for Cluster Subdivisions

E.

The minimum amount of open space shall equal the difference between lot area required in the underlying zoning district and lot area provided. Open space shall comply with standards established in Section 6.06.

F.

Private streets may be approved in conformance with Section 8.06.

G.

In any cluster subdivision, lots shall conform to the setback requirements listed in Article 3 except for lot width and Section 7.01, G.2.

1.

Each lot must be of sufficient size and dimension to support development, including principal and accessory structures, off-street parking, accessory structures, and utility easements.

2.

Dwellings shall have a minimum ten-foot separation.

H.

Total density shall not exceed the density allowed in Section 6.02.

(Ord. No. 02-15, 3-2-2015; Ord. No. 02-23, exh. A, 1-9-2023; Ord. No. 30-23, 8-7-2023)

A.

The purpose of this section is to provide flexibility for creative, higher quality architectural residential developments with open space in R-5, R-5MF, R-8 and R-8MF zoning districts, for developments having a minimum of three (3) acres in regards to minimum lot sizes, lot widths, and setbacks. This section is designed to provide flexibility consistent with public health and safety without increasing overall densities permitted within any residential zoning district.

B.

In any architecturally integrated subdivision, lots may be created and structures constructed without regard to minimum lot size, lot width, or setback requirements except that:

1.

Side and rear yard setbacks shall apply where and to the extent that the subdivided tract abuts land that is not inclusive of the subdivision. A five-foot reduction in the rear yard setback is permitted provided that opaque screening is installed along the rear yard boundary. The opaque screening may be achieved by fencing, vegetation, or a combination thereof and must be six (6) feet in height (fencing) at the time of installation. Vegetative buffers will be reviewed and approved by staff.

2.

Each lot must be of sufficient size and dimension that it can support the structures to be located on it, consistent with all other applicable regulations of this ordinance including off-street parking, accessory structures, and utility easements.

3.

The side yard for single-family detached and duplex units shall be established by the City Council upon review and recommendation of the Technical Review Committee and Planning Board.

C.

No architecturally integrated subdivision may be constructed except in accordance with the subdivision regulations and procedures established in Article 2. All plats submitted shall provide building location and design.

D.

In an architecturally integrated subdivision the total density of the tract may not exceed the densities allowed in Section 6.02.

E.

The amount of land "saved" by creating lots that are smaller than allowed in the underlying zoning district shall be set aside for open space. The open space requirements for cluster subdivisions shall be met for any architecturally integrated subdivision. Open space shall comply with standards established in Section 6.06.

F.

Single-family detached, zero lot line architecturally integrated cluster subdivisions shall meet the following requirements:

1.

The wall of the dwelling located on the lot line shall have no windows, doors, heating/air conditioning units, utility meters (electric, gas, water), or any other type openings, provided, however, that atriums or courts shall be permitted on the zero lot line side when the atrium or court is enclosed by three (3) walls of the dwelling unit and a solid wall of at least eight (8) feet in height is provided on the zero lot line. The wall shall be constructed of the same material as the exterior walls of the unit.

2.

A perpetual four (4) foot wall-maintenance easement shall be provided on the lot adjacent to the zero lot line property, which, with the exception of a wall and/or fence, shall be kept clear of any structures. This easement shall be shown on the plat to be approved and incorporated into each deed transferring title to the property. The wall/fence shall be maintained in its original color and treatment unless otherwise agreed to in writing by the two (2) affected property owners.

3.

Roof overhang may penetrate the easement on the adjacent lot a maximum of twenty-four (24) inches; the roof shall be designed so that the water runoff from the dwelling placed on the lot line is limited to the easement area.

G.

Elevation Design Guidelines:

1.

Exterior materials shall be residential in character and shall be wood siding, wood shingles, brick, stone, stucco, vinyl or similar products. No structure shall be built with less than twenty-five percent (25%) of its exterior surface area covered by brick, stone or stucco.

2.

For homes with less than twenty-five percent (25%) of its exterior surface area covered by brick, stone or stucco, a minimum of three (3) architectural features from the following list shall be included on the front facade:

a.

Reverse gable, two (2);

b.

Covered porch or veranda;

c.

Decorative door and window surrounds;

d.

At least two (2) feet of relief at one (1) or more points along the front facade, excludes garage bump-outs;

e.

Accent siding (i.e., cedar shakes or similar material);

f.

Decorative front door (i.e., sidelights, window panes, stained glass).

3.

A minimum 6/12 roof pitch shall be maintained over a minimum of eighty percent (80%) of the total roof area. Roof materials shall be architectural asphalt shingles, standing seam metal, slate, wood shingles or similar materials. Eaves shall be a minimum of twelve (12) inches in depth. Side gables may have a three-dimensional decorative trim detail.

4.

Foundations shall be crawl space or raised slab. Any structure built on a slab foundation shall have a minimum four-course exposed brick masonry veneer skirt (of standard brick size), stone or other similar materials extending up the face of the slab on all sides.

5.

Front-loaded garages shall not have visual prominence on the front facade.

a.

Protruding garages. Fifty percent (50%) of the homes in the subdivision may have garages that protrude from the front facade. The maximum protrusion shall be ten (10) feet and only every fourth house shall have the maximum protrusion. All adjacent homes with protruding garages shall have a minimum of a three-foot offset from the maximum.

b.

Inline or recessed garages. Fifty percent (50%) of the homes shall have garages built to meet the following standards:

(1)

Zero (0) to fifty percent (50%) porch length; the garage is required to have an eight-foot setback from the front facade.

(2)

Fifty (50) to eighty percent (80%) porch length; the garage is required to have a four-foot setback from the front facade.

(3)

Eighty (80) to one hundred percent (100%) porch length; the garage is allowed to be in line with the front facade.

c.

One (1) garage door is permitted for a two-car garage; all garage doors must be decorative.

d.

The ratio of garage door (exclusive of side returns) to the front of the house cannot exceed fifty percent (50%).

6.

Exterior house plans shall be dispersed throughout the neighborhood. The same house plan is not allowed on adjacent property. Right and left hand versions shall be considered the same exterior house plan.

7.

Projects incorporating attached units or a centralized architectural theme may request an exemption from section G. Elevation Design Guidelines. These projects will be reviewed by the staff, planning board, and City Council. The merits of the elevations shall be judged on integrity and quality.

H.

As discussed in cluster developments, private streets may be approved in conformance with Section 8.06.

(Ord. No. 30-23, 8-7-2023)

A.

Streets shall be provided in accordance with Section 8.06.

(Ord. No. 30-23, 8-7-2023)