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Section 1207.06    Open Space Conservation Subdivisions

  1. Purpose
    The purpose of the Open Space Conservation Subdivision option is to provide
    alternative zoning regulations that permit residential development to take a more
    compact form in order to preserve and maintain existing open areas and sensitive
    natural resources. The Open Space Conservation Subdivision regulations are
    designed to advance the following goals:
    1. Preserve open space in amounts that are greater than that achievable with
      more conventional subdivision design in order to provide a more
      environmentally sensitive residential development by preserving the natural
      character of open fields, farmland, stands of trees, ponds, streams, native vegetation,
      and similar natural features;

    2. Reduce the lot area, yard, and setback requirement of the base zoning district
      in order to permit the grouping or clustering of dwelling units; and

    3. To allow a more flexible and economical residential layout and street design
      to provide a more efficient and aesthetic use of open space, and to save
      infrastructure costs.

  2. Applicability
    Open Space Conservation Subdivisions shall be permitted as an option within the
    following Zoning Districts:
    1. District 1 - Suburban Residential Neighborhood.
    2. District 2 - Rural Residential Conservation.
    3. District 3 - Outer Village Residential Neighborhood.
    4. District 10 - Ravenna Road Mixed Use Corridor.

  3. Permitted Uses
    In addition to conservation, agricultural, and non-commercial recreational uses,
    permitted uses in an Open Space Conservation Subdivision shall include the
    residential uses as provided in the applicable Zone District.

  4. Minimum Parcel Size
    1. Districts 1 and 3: Subject to the provisions set forth herein, Open Space
      Conservation Subdivisions shall be permitted only on sites containing an area
      of ten (10) or more acres

    2. Districts 2 and 10: Subject to the provisions set forth herein, Open Space
      Conservation Subdivisions shall be permitted only on sites containing an area
      of ten (10) or more acres as of the effective date of this Code.

  5. Lot Dimensions
    To protect surrounding uses and to ensure that Open Space Conservation Subdivision
    is compatible, the following standards apply in lieu of relevant Zone District
    standards.
    1. Minimum Lot Area and Width:
      1. Minimum lot area: 6,000 square feet (Districts 1 and 3)
        10,000 square feet (Districts 2 and 10)
      2. Minimum lot width: 60 feet (Districts 1 and 3)
        100 feet (Districts 2 and 10)
      3. Minimum lot width: 80 feet (Districts 1 and 3)
        (Corner lots)

    2. Setbacks
      1. Intent: The intent of the following setback requirements is to
        establish uniform building setbacks within an Open Space
        Conservation Subdivision, especially uniform front yard setbacks, in
        order to produce building/street patterns that evoke the character of
        small rural villages.
      2. Case-by-case determination: Building setbacks, yard requirements
        and maximum impervious area for lots within an Open Space
        Conservation Subdivision in these districts shall be determined on a
        case-by-case basis by the City Manager and PC during the
        subdivision approval process or the site plan approval process. All
        determinations of setbacks and yard requirements shall use as a
        starting point the minimum setbacks set forth in subsection (C)
        below, which may be modified to meet the criteria set forth in
        1207.01, "Maximum Impervious Surface Coverage."
      3. Recommended Building/Yard Setbacks for Open Space Conservation
        Subdivision Lots:
        1. Minimum Front Yard Setback: 20 feet.
        2. Minimum Side Yard Setback: 10 feet.
        3. Minimum Rear Yard Setback (Principal Structure): 25 feet.
        4. Minimum Rear Yard Setback (Accessory Structure): 10 feet
          for accessory private garages; 5 feet for all other accessory
          structures.
        5. Perimeter Setback: Buildings shall be setback at least 100 feet
          from the perimeter property line of the subdivision.

  6. Bufferyard Requirement for Open Space Conservation Subdivisions Fronting
    Arterials
    Open Space Conservation Subdivisions developments fronting an arterial road or
    street shall establish a landscaped bufferyard with a minimum width of 100 feet
    along the boundary fronting the arterial street or road, unless the Planning
    Commission determines that a less wide bufferyard is compatible with existing
    development patterns in the surrounding community. See Section 1207.04(l) for
    landscaping requirements for this bufferyard.

  7. Density for Open Space Conservation Subdivisions
    1. Base Density. The overall density of an Open Space Conservation
      Subdivision shall be based on the specific density prescribed by the base
      underlying zoning district as provided in Chapter 1205, "Zoning District and
      Use Regulations."

    2. If an Open Space Conservation Subdivision is in more than one zone district,
      the number of allowable dwelling units must be separately calculated for
      each portion of the subdivision that is in a separate zone district, and must
      then be combined to determine the number of dwelling units allowed in the
      entire subdivision.

    3. Density Bonuses. Except for Open Space Conservation Subdivisions within
      District 2 (Rural Residential Conservation District) and District 10 (Ravenna
      Road Mixed Use Corridor District), density may be increased above the
      maximum amount allowable in the Zone District within each category as
      stipulated below. However, the density in the subdivision shall not exceed
      by more than 25 percent the maximum density permitted in the zone
      district(s) in which the subdivision is located. Density increases may be
      authorized by the Planning Commission as follows:
      1. A 5% increase of density for every 10% increase in park or open
        space over the required minimums set forth below. The type and
        location of additional open space must be approved by the Planning
        Commission.
      2. A maximum 10% increase in density for dedicating recreation
        facilities that represent an addition to what is otherwise required by
        this Code. These recreational facilities must be provided for the
        general public and approved by the Park Board and may be facilities
        such as follows: equipped playgrounds, sports playfields, finished
        multi-purpose trail surfaces, etc.

    4. Review Criteria for Approval of Density Bonuses: The Planning Commission
      may approve a request for a density bonus within an Open Space
      Conservation Subdivision provided it finds that:
      1. The Open Space Conservation Subdivision proposal, taking into
        account the bonus density, meets all the standards set forth in
        subsection (i) below;
      2. The proposal, taking into account the bonus density, will enhance the
        surrounding community; and
      3. The proposal, taking into account the bonus density, will have no
        adverse impact on adjacent properties or development, or the
        applicant has agreed to adopt appropriate mitigation measures, such
        as additional or heightened landscaping, screening, exterior lighting
        standards, and other design features as recommended by the City
        Manager during the site plan review process to buffer and protect
        adjacent properties from the proposed development.

  8. Open Space
    1. A minimum of 50% of the gross acreage in an Open Space Conservation

    2. Subdivision shall be retained as open space.

    3. The open space may be of two types:
      1. Private open space; or
      2. Public open space, which shall be lands within the Open Space
        Conservation Subdivision deeded to the City, or to another entity
        acceptable to the City, for use and maintenance as permanent open
        space.

    4. This 50% open space requirement shall be credited towards the open space
      dedication and set aside requirements set forth in this Code, as applicable.

    5. See Section 1207.05, "Open Space," for open space standards and criteria,
      including locational and design criteria.

  9. Standards for Open Space Conservation Subdivision Approval
    Open Space Conservation Subdivisions are intended to result in environmentally
    sensitive and innovative design appropriate for and tailored to the site. Toward that
    end, all Open Space Conservation Subdivisions shall comply with the following
    standards:
    1. Compliance with all other applicable use and development standards,
      including adequate public facility and performance standards, as set forth in
      this Code.

    2. Preservation of significant natural resources, natural areas and features,
      native vegetation, riparian corridors, wetlands, significant wildlife habitats,
      open lands, or agricultural property through maintenance of large, contiguous
      blocks of land and other techniques.

    3. Provision of additional amenities such as parks, trails, common areas, and
      access to public recreational areas and open space.

    4. Protection of adjacent residential development through landscaping,
      screening, fencing, buffering, and similar measures. See Section 1207.04(e)
      for required type of landscaped bufferyards between Open Space
      Conservation Subdivisions and other land uses.

    5. Adequate utility services must be available to the property.