ICS-TT Subdivisions and Edge Development Committee/ Cluster Subdivision
From Eugene Neighbors
An in-progress working paper of the ICS-TT Subdivisions and Edge Development Committee
Contents |
[edit] Overview
Adopting the proposed change would ensure that all cluster subdivisions retain a modestly significant element of open space as an amenity for subdivision residents and as a protection for natural resources in existing neighborhoods. If the open space contains a Goal 5 resource, retaining it in a conservation easement ensures that it will be protected and enhances as natural resource. Requiring 35% open space ensures that the resource, required setbacks and a buffer are created as an amenity to the development.
[edit] Proposal - Type of Infill: Cluster Subdivision
[edit] Top Priority Issues, Impacts and Observations
The developable land in Eugene's more rural and edge neighborhoods is characterized by abundant natural resources, mature trees, orchards, excellent soils----few of these natural resources are protected under Goal 5, but these resources are considered an important part of neighborhood character. Retaining these characteristics can bring some measure of compatibility as larger parcels in these neighborhoods are developed.
Standard subdivisions with minimal lot sizes and maximum lot coverage leave little room for retaining these characteristics. The area within minimally required setbacks is often too small for real privacy, or to function as an amenity for the homeowner.
Cluster subdivisions, though rarely used in Eugene, offer the option of reduced lot size and retention of open space for common use, while still accommodating the R-1 density. Preserved natural features, waterways, mature trees and open areas create a sense of continuity with the established neighborhood, as well as maintaining the important function of natural resources with neighborhoods.
Eugene's code requires 25% of a cluster subdivision development site be set aside as open space. For a site with a Goal 5 resource, however, only the "acknowledged level of protection for the resource" is required. Therefore, less than 25% can be set aside as open space for sites with Goal 5 resources and the development can be designed with reduced lot sizes and increased density. If a developer were to choose a standard subdivision, the same setbacks would apply, yet the development must adhere to standard minimum lot sizes and criteria. This is, effectively, an incentive to choose the more discretionary cluster subdivision criteria when a site includes a Goal 5 resource, in order to achieve increased density - the resource receives its required protection, but the implicit goal of retaining open space as an amenity to the subdivision and as a remnant amentity to the exiting neighborhood is not met.
Note that this is a density-neutral proposal.
[edit] Current Status
Below are definitions of Cluster Subdivision and Cluster Subdivsion Approval Criteria from current code:
9.0500 Cluster Subdivision. A subdivision with 6 or more lots with dwellings grouped in a manner that achieves protection of natural environmental features or creates common open space that is suitable for use by residents through the relaxation of the lot and development standards. The subdivision shall include reductions in the minimum lot area requirements.
9.8040 Purpose of Cluster Subdivisions. The cluster subdivision provisions are designed to provide for flexibility in achieving the allowed density while protecting natural resources or creating open space on development sites in residential zones .
9.8055 Cluster Subdivision Approval Criteria General. The planning director shall approve with conditions or deny a proposed cluster subdivision. Approval or approval with conditions shall be based on the following:
1) The proposed subdivision complies with
a. EC9 8515Subdivision Tentative Plan Approval Criteria General
except for the standards related to EC 92760 Residential Zone Lot
2) For areas not included on the city 's acknowledged Goal 5 inventory the proposed subdivision includes at least 25% of the development site in common open space that either is suitable area for natural resource protection or for use by residents Areas used for motor vehicle parking and maneuvering shall not be considered as open space.
3) For areas not included on the city's acknowledged Goal 5 inventory the proposed subdivision shall maintain open space around natural features such as steep slopes wooded areas and natural waterways or wetlands where those exist or create common open space with amenities for community activities for residents such as picnic areas, playgrounds, sports features, or gardens.
4) The cluster subdivision will provide an appropriate transition to surrounding properties including but not limited to anticipated building locations, bulk and height.
5) The proposed residential density accounting for any duplex, triplex ,and fourplex lots shall comply with Table 9 2750Residential Zone Development Standards.
6) The proposed development provides adequate degree of light air circulation and privacy for residents within the development.
7) For areas included on the city's acknowledged Goal 5 inventory natural resource protection shall be consistent with the acknowledged level of protection provided for the resource .
[edit] Initial Ideas to Address Top Priority Issues and Impacts
Proposed change to 9.8055 (7)
For areas included on the City's acknowledged Goal 5 inventory, the proposed subdivision shall include 35% open space or the entire natural resource conservation area including setbacks, whichever is the greater of the two. The resource shall be included in a commonly-held conservation area. The commonly-held conservation area shall have a conservation easement owned by the city.
[edit] Task Team Discussion 2008.1013
- How often does this happen?
- Think about language that encourages open space connectivity to be contiguous with Goal Five area, and adjacent offsite ecosystems.
- Adjust code language to avoid triggering Goal Five process.
- Why 35%? Tinker with the numbers.
- How much to incentivize clustering?
- Should we look at the definition of clustering? How does the approval process distinguish between real clustering and alleged but meaningless clustering? Seek the balance.
- History of cluster subdivisions, as per Dan: a streamlined process for subdivision approval.
- What about density? Density is the same, because it balances within the site.
- Make it sound better by making all use 25%, and then giving credit toward extra for the area in Goal Five resources.
