Cluster Subdivision Model and Commentary

Purpose Statement: The purpose statement is the jurisdiction’s opportunity to describe the intent and benefits of the cluster subdivision procedures. Typically, the primary purpose of cluster subdivision is to allow for more compact development in exchange for preserving natural areas, open areas, or natural hazard areas. Communities also frequently tie the purpose of cluster subdivisions to their comprehensive plan policies.

Applicability: Cluster subdivision can either be mandatory or optional. Many communities limit the districts where clustering benefits can be achieved (such as low-density residential or agricultural districts). For mapped hazard areas, communities can require clustering in certain instances (e.g., high to extreme wildfire hazard rating). Mapping can be tied to the comprehensive plan or hazard mitigation plan.

Incentives and Benefits: This section describes any benefits that the developer achieves by clustering development, such as reduced setbacks, additional lots, increased density, and expedited review procedures. The opening statement to this section should include the appropriate approval body for subdivisions. Other benefits, such as the potential for increased open space, increased property values, and protecting known hazard areas from development can be included in this section, if desired. Communities often allow for more flexible lot and dimensional standards such as small lot sizes and setbacks without allowing an increase in the overall net density of the development. Greater densities than shown in the table can be permitted through cluster subdivisions and PUDs than can be achieved using the cluster development procedures authorized under C.R.S. 30-28-401. The trade-off for the greater flexibility of cluster subdivisions is a more involved and lengthy review and approval process. Greater densities than shown in the table can be permitted through cluster subdivisions and PUDs than can be achieved using the cluster development procedures authorized under C.R.S. 30-28-401. The trade-off for the greater flexibility of cluster subdivisions is a more involved and lengthy review and approval process.

Preserving Common Open Space: The option for preserving common open space can include other minimum percentages; however, 30 percent is common. The options for preservation (deed restrictions, land dedication, or conservation easements) should be discussed during a pre-application meeting between the local government and the applicant to determine the most effective approach.

Minimum Project Size: The minimum size for a cluster subdivision refers to the overall subdivision, not an individual lot. Not all communities require a minimum project size for cluster subdivision. The advantage of having a minimum project size is to prevent one-off subdivisions that try to increase density on small projects without any significant benefit to the community through preservation.

Flexible Lot Standards: Most cluster subdivision ordinances allow for a greater degree of flexibility on individual lot dimensional standards. The table included at left is an example of how a community might communicate adjusted development standards for cluster subdivisions. This section should cross-reference other applicable district-specific regulations and/or development standards that would otherwise apply, then modify applicable standards in a table or list. This sample language suggests additional adjustments to lot standards be allowed for cluster lots when they abut required common open space areas.