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3.2-230 Cluster Subdivisions
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Springfield Development Code
!!p Prel!ious I'!ext Main
CHAPTER 3 LAND USE DISTRICTS
Section 3.2-200 Residential Zonino Districts
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3.2-230 Cluster Subdivisions
A. Description. Cluster Subdivisions:
1. Permit changes in dimensional requirements by reducing lot size, setback, street width
and other developmental standards to allow more flexible design than is permissible under the
conventional subdivision process;
2. Preserve open space and create innovative residential designs that emphasize
affordability and home ownership;
3. Are permitted in all residential districts on property having a minimum development
area of at least 1 gross acre; and
4. Shall not exceed the maximum density of the applicable zoning district and the Metro
Plan. Density is calculated on the gross acreage.
EXCEPTION: Maximum density for Cluster Subdivisions within the Hillside Development Overlay
District is calculated as specified in Section 3.3-520.
B. Purpose. Cluster Subdivisions:
1. Permit developers to use innovative methods and approaches not available under
conventional subdivision methods to facilitate the construction of a variety of housing types;
2. Encourage infill on larger properties;
3. Lower development costs by economic provision of public facilities;
4. Provide common open space for active and passive recreation use of residents of the
development; and
5. Preserve natural resources, including, but not limited to: wetlands, natural drainage
ways, constructed open storm water management areas, and wooded areas by clustering
development on those portions of a site that are suitable of development.
C. Review. All Cluster Subdivisions are reviewed under the Subdivision review process specified in
Section 5.12-100; and
D. Permitted Dwellings, Structures and Uses. The following dwellings, structures and uses are
permitted in all residential districts:
1.
Attached single-family dwellings, row houses, town houses;
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2. Detached single-family dwellings;
3. Duplexes;
4. Manufactured dwellings;
5. Multifamily dwellings (in MDR and HDR zoning districts);
6. Accessory structures and uses permitted in the LDR District;
7. Common public and private open spaces.
E. Adjustments to Dimensional Standards. Cluster Subdivisions allow reduced lot sizes and
setback standards for individual lots, as specified in Subsection A., above.
EXCEPTlONS:
@ The perimeter of the development shall meet the LDR setbacks specified in Section
3.2-215.
o No increase in building height is permitted.
3. Solar protection for abutting LDR properties north of the proposed development is
required.
/4:\ The maximum lot coverage of the net development area shall meet the lot co~erage
~dards of Section 3.2-215.
5. Where zero lot line construction is used, spacing between buildings or clusters of
buildings shall.be at least 10 feet.
F. Neighborhood Compatibility. New single-family detached, attached, and duplexes constructed
within a Cluster Subdivision shall be generally compatible with existing homes. The goal is to reduce
the impact of new development on established neighborhoods by incorporating elements of nearby,
quality buildings, for example, building details, massing, proportions, and materials. To foster
compatible residential development at the higher densities sought by this Section. The following
standards shall be followed.
1. Front Yard Setbacks for Buildings in Established Residential Areas. When an existing
single-family residence is located within 25 feet of the subject site and fronts on the same
street as a proposed building, a front yard setback similar to that of the nearest single-family
residence shall be used. "Similar" means the setback is within 5 feet of the setback of the
nearest single-family residence. For example, if the existing single-family residence has a front
yard setback of 20 feet, then the new building shall have a front yard setback between 15 and
25 feet. If there are 2 adjacent Single-family residences fronting on the same street, then an
average measurement is taken using the 2 adjacent residences. This standard shall not cause a
front yard setback to exceed 25 feet.
2.
Building Height Transition. Tall buildings shall step-down to provide a height transition
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to existing single story buildings. This standard applies to new and vertically expanded
buildings within 25 feet (as measured horizontally) of an adjacent LDR property line with an
existing single story building that is less than 21 feet in height. The standard is met when the
height of the taller building or portion of the taller building does not exceed the height of the
shorter building by more than 5 feet within the 25-foot horizontal zone.
G. Specific Development Standards for Single-Family Dwellings. The following design standards
apply to single-family detached, single-family attached (less than 3 attached units) and duplexes:
1. Building Orientation and Connectivity to the Fronting Street.
1 @ Dwelling units shall have a door opening directly to the fronting street. A minimum 3-foot wide
walkway shall connect the door to the street. The walkway shall be
constructed of a permanent hard surface (not gravel) and located directly between the
street sidewalk and the front door. This walkway shall not be part of the driveway area.
3. Garage Doors. Garage door placement and design shall meet the following conditions:
a. Garage door openings facing a fronting street shall not exceed 40 percent of
the width of the house fac;ade.
b. The garage fa~ade shall be set back a minimum of 4 feet from the house
fa~ade. The minimum setback of the garage fac;ade is reduced to 0 feet if the house
fa~ade has a porch, 50 square feet or more in. size, encroaching into the setback.
~ Windows. A minimum area 15 percent windows and/or dwelling doors on fac;ades
facing streets, sidewalks, and multi-use paths (including garage fac;ades). Gabled areas do not
need to be included in the base wall calculation when determining the minimum 15 percent
calculation for windows/doors.
f5.J Design Variety. Each home shall incorporate a minimum of 3 of the following 5 building
~ign features. Applicants shall indicate which options they are proposing on plans submitted
for building permits. While not all of the design features are expressly required, the inclusion of
as many as possible is strongly encouraged.
a. Roof Pitch and Design. A minimum 4 to 12 roof pitch.
b. Eaves with a minimum 6-inch overhang.
c. Building Materials. At least 2 different types of building materials (including, but
not limited to: stucco and wood, brick and stone) or a minimum of 2 different patterns
of the same building material (including, but not limited to: scalloped wood and lap
siding) on fac;ades facing streets. These requirements are exclusive'of foundations and
roofs and pertain only to the walls of a structure.
d. Architectural Features. At least 1 architectural feature included on a dwelling
fac;ade that faces the street. For the purposes of this provision, architectural features
are defined as bay windows, covered porches greater than 60 square feet in size,
second floor balconies, dormers related to living space, or habitable cupolas, pillars or
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3.2-230 Cluster Subdivisions
posts, recessed entries and off sets in building face or roof. If a dwelling is oriented so
the front fa~de (fa~de with the front door) is oriented to a sidewalk and no fa~des
of the dwelling face a street, then the architectural feature may be counted if it is
located on the fa~de of the dwelling that faces the sidewalk and contains the front
door.
e. Architectural Details. At least 1 architectural detail on a dwelling fa~ade that
faces the street. For the purposes of this provision, architectural details are defined as
exposed rafters or beam ends, eave brackets; gridded windows or windows with
divided lites, or pergola/trellis work integrated into building fa~ades. If a dwelling is
oriented so the front fa~de (fa~de with the front door) is oriented to a sidewalk and
no fa~des of the dwelling face a street, then architectural details may be counted if
they are located on the fa~des of the dwelling that face the sidewalk.
~ Open Space. At least 20 percent of the development site shall be designated common open
\lace. Common open space can be wetlands, steep slopes, natural waterways or wooded areas. Also,
common open space can be created by placing on the land amenities for community activities for
residents for example, playgrounds, picnic areas, gardens or sports features. Setbacks and buffer areas
do not count towards common open space. The use of restrictive covenants, dedication and
homeowners' association maintenance shall be assured through a homeowners' association.
EXCEPTlON: The open space requirements specified in Section 3.2-240 shall be used when a
multifamily development is proposed.
I. Landscaping. Landscaping and/or natural vegetation shall occupy a minimum of 50 percent of
required common open space. On-site natural resources and historic features that are accessible to
residents (including, but not limited to: by trails, boardwalks, etc.) may be used to satisfy this
requirement. For example, if 25 percent of the site includes a natural resource or historic feature then
25 percent of the landscaping requirement is satisfied.
J.. Conditions of Approval. Over and above any other condition of approval, when mitigating
conflicts with adjacent properties raised during the review of a Cluster Subdivision, the Director may
require landscaping in the perimeter setbacks specified in Subsection E. 1., above, in order to, provide a
buffer area to adjacent properties. In this case, the setbacks shall be landscaped according to the
screening standards listed in Section 4.4-110 or Section 3.2-240. (6211)
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