J. Alternatives to Subdivision Standards
(1) Alternatives Generally
Alternatives to the standards in this article shall be subject to approval by the City Engineer and Director prior to approval of the subdivision application pursuant to Section 8.8.B, Minor Modification.
(2) Cluster Subdivision
a. Purpose
This section provides optional standards for cluster subdivision development to protect sensitive lands and common open space areas, and to implement the Sedona Community Plan and/or adopted CFA or specific area plans. A cluster subdivision is a residential or mixed-use subdivision in which some or all of the lots are allowed to be smaller (in area and width) than otherwise required for the underlying zoning district, in exchange for permanent protection of sensitive lands and/or common open space. (See Figure 7-2.)
Figure 7-2: Cluster Subdivision
b. Applicability
1. The cluster subdivision option is available in the RS-70, RS-35, RS-18, RS-10, RS-6, RMH, RM-1, RM-2, RM-3, M1, M2, M3, OC, and PD districts.
2. The minimum parcel size for a cluster subdivision shall be at least three acres.
3. All other standards in the LDC shall apply to cluster subdivisions unless modified by this section.
c. Cluster Subdivision Standards
The standards for cluster subdivision lots are established in Table 7.1 below. The measurements and exceptions in Section 2.23 shall also apply to cluster subdivision lots unless otherwise stated in Table 7.1.
|
Type of Standard |
Requirement |
|
Project Site Standards |
|
|---|---|
|
Density, maximum |
Per underlying zoning district [1] |
|
Parcel size, minimum |
3 acres |
|
Individual Lot Standards (minimum) |
|
|
25 feet |
|
|
Notes: [1] Maximum density calculated by taking the gross land area within the cluster subdivision boundary divided by the maximum units per acre allowed in the underlying zoning district. |
|
d. Identification and Maintenance of Protected Lands
1. Protected lands shall be identified on the final subdivision plat with a notation that indicates that those lands shall not be used for future development.
2. Protected lands shall be marked in the field with appropriate permanent signage markers in order to distinguish these areas from private property.
3. Protected lands shall be permanently maintained and preserved as:
i. Open space lots with deed restrictions; or
ii. Land dedicated to the City; or
iii. Protected through a conservation easement; or
iv. Other means of permanent protection approved by the City.
4. For any protected land not dedicated to the City, the developer shall provide a permanent mechanism acceptable to the City Attorney for the primary purpose of conservation, preservation, and management of protected lands.
5. There shall be no further subdivision of land in an area approved for cluster subdivision; however, dedication of easements for public purposes may be permitted.
e. Use of Protected Lands
1. Protected lands shall be left in an undisturbed natural state or landscaped pursuant to Section 5.6, Landscaping, Buffering, and Screening.
2. The protected lands shall be used for low-intensity recreation, agriculture, buffers, critical wildlife habitat, or other passive park or open space purposes.
3. The use of protected lands may be further limited or controlled at the time of final approval where necessary to protect adjacent properties.
f. Review and Approval of Cluster Subdivisions
The review and approval of cluster subdivisions shall follow the procedures for preliminary and final plats, or land division permits in Section 8.5, Subdivision Procedures. The applicable procedure is dependent on the number of lots proposed in the cluster subdivision.