20C.30.50 Clustering.

20C.30.50-010 Purpose.

The purpose of clustering provisions described in this section is to: (1) more effectively set aside sensitive areas and natural resources as open space and recreational areas than would otherwise be allowed; (2) reduce development costs related to construction and the provision of utilities which in turn may help to reduce housing prices; and (3) achieve the planned dwelling unit capacity for a site that may not otherwise be met due to environmental and other physical constraints. Lot clustering allows for some reduction in the required average lot size of a zone. (Ord. 1901)

20C.30.50-020 Applicability.

Clustering shall be allowed in the Urban Recreation zone and the RA-5 through R-20 zones through the subdivision and binding site plan processes provided that all policies, standards and regulations of the Redmond Municipal Code are met. Restrictions assuring the permanent protection and maintenance of on-site open space must be recorded on the deeds of the applicable lots. (Ord. 1901)

20C.30.50-030 Requirements.

(1) Open Space Requirements:

(a) The size of the open space resulting from a cluster subdivision must correspond to at least the gross area reduction proposed for all lots below the average lot size required for the zone as shown in RCDG 20C.30.25-140.

(b) Open space resulting from lot clustering shall not be altered or disturbed except as specified on recorded documents creating the open space. Such open spaces shall be owned in common by residents of the development or owned by a third party whose primary purpose it is to hold or manage open space.

(c) Open space tracts created by this section shall, to greatest extent possible, be located and configured to protect sensitive areas, provide for recreational opportunities, and create urban separators, open space corridors and greenbelts as required by the Redmond Comprehensive Plan, neighborhood plans, or Redmond Parks Plan. Open space created through clustering should connect and increase protective buffers for environmentally sensitive areas, including wildlife habitat corridors, and connect existing or planned public parks or trails.

(d) Open space created by this section may also include non-commercial structures such as community meeting rooms, swimming pools and other recreational facilities that serve the residents of the cluster subdivision. Non-commercial structures created under this provision may not cover more than 30 percent of the total open space area set aside through clustering.

(2) Site Requirements for Clustering:

(a) No more than 100 lots shall be included in a cluster subdivision.

(b) The proposed average lot size of all lots included in a cluster subdivision shall define all other site requirements (as shown in RCDG 20C.30.25-140) that pertain to the cluster subdivision, with the exception of provisions relating to allowed density and maximum impervious surface area which shall remain with the underlying zone. For example, a cluster subdivision in an R-4 zone with an average lot size of 4,900 square feet would be subject to the site requirements, with the noted exceptions, of an R-5 zone since that is the nearest zone to which the average lot size would apply.

(c) Side/interior setbacks may be reduced to three feet and minimum building separations reduced to six feet provided these reductions are allowed only on lots which are interior to the subdivision.

(d) For cluster subdivisions, reductions in the average lot size requirements of RCDG 20C.30.25-140 are allowed as follows:

(i) For zones RA-5 through R-3, no more than a 40 percent reduction from the stated average lot size is allowed;

(ii) For zones R-4 through R-6, no more than a 30 percent reduction from the stated average lot size is allowed;

(iii) For zones R-8 through R-18, no more than a 20 percent reduction in the stated average lot size is allowed.

(e) Policy LU-23 of RCDG Title 20B describes environmentally sensitive areas where clustered structures and impervious surfaces should not be located.

(f) Nothing in this section shall be construed to permit a variation from the permitted residential structure type described per zone in RCDG 20C.30.20-020.

(g) Nothing in this section shall be interpreted to allow for an increase in allowed density as defined on the Redmond Zoning Map and in RCDG 20C.30.25, Site Requirements, except where provided for in neighborhood and area-specific policies. (Ord. 1901)