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Web page revised 1.1.26
What is the purpose of a cluster development?
A cluster development provides for a small lot residential development in the rural zoning district that:
- Maintains rural character
- Maintains and conserves larger remainder parcels
- Protects and/or enhances sensitive environmental and wildlife habitat areas
Cluster developments are permitted only within the rural zoning districts of R-5, R-10 and R-20. This is achieved by placing homes in a small portion of the property while maintaining the majority of the site in a remainder parcel. The remainder parcel shall comprise a minimum of 65 percent of the site within the R-5 zone and 75 percent of the site within the R-10 and R-20 zones.
What development standards apply to cluster developments?
Cluster lots: Cluster lots shall be sited to minimize conflicts between housing and adjacent agricultural or forest zoned property. In addition, cluster lots and building sites may not include critical areas unless no other alternative exists.
Remainder parcels: The remainder parcel shall be contiguous. Fragmentation shall not occur unless no other alternative exists. Remainder parcels shall provide a buffer for the cluster lots from adjacent lands in a resource zoning district. The remainder parcel should contain to the maximum extent possible forested areas, prominent hillsides, meadows and ridges, in order to retain the rural character.
Remainder parcels can be included in the housing density for the proposal, but they do not have to be. For instance, you could have a 20-acre parcel in the Rural-5 zoning district that would normally allow for density of four five-acre lots.
The density can be used in either of two ways for cluster division:
Option 1: Three 1-acre lots and the remainder lot can also have a house constructed on it.
Option 2: Four 1-acre lots and the remainder parcel can only be used for agriculture, forestry or open space – no residence can be constructed on the remainder lot.
Are there any specific design standards associated with this type of development?
Yes, and they are required to be recorded on the plat. The following are required:
- No entryway treatments, monument or other permanent development signs are permitted.
- Sight obscuring fences are not permitted within 50 ft of the public right of way, nor along cluster lot lines adjacent to the remainder lot.
- Existing historic rural features shall be preserved as much as is possible.
What about conducting resource activities on remainder parcels?
Any uses permitted in the rural zone districts are permitted on the remainder parcel. This includes forestry and agriculture. If the density is used fully on the small lots (option 2 above), then a note has to be placed on the final plat and a covenant recorded that gives notice of what activities are permitted on the remainder parcel.
What type of review is required?
Type II Review
See Type II Review Process, Clark County Code 40.510.020.
Type III Review
See Type III Review Process, Clark County Code 40.510.030
After the Preliminary Cluster Plan is approved, what is next?
After receiving approval of the preliminary plan, the applicant may take one of two courses of actions:
- Bond all the public improvements and apply for a final plat approval
- Complete all the cluster (subdivision) improvements and apply for a final plat approval.
Application for final plat approval by the applicant consists of demonstrating compliance with all conditions of approval of the preliminary subdivision and requirements of the final subdivision requirements under CCC 40.540.070.
Once all the requirements have been met, the signed subdivision mylar plan and all necessary documents must be recorded at the Clark County Auditor’s Office.
Note that other development permits (e.g., building permits) cannot be issued, or sales closed until after the subdivision has been recorded.
How long do I have before I must complete the Final Plat?
Preliminary subdivisions shall be valid for a period of seven years after approval, or approved extension by the BOCC, during which time a fully complete application for final plat approval must be submitted.
This time limit may be extended where there is an approved phased development or separate development agreements have been approved. See CCC 40.500.010(B) for more information.
Visit Development Engineering for further information about the final plat review and final engineering plan review processes.
Submittal Requirements
All land use reviews are completed online.
Refer to the Type II, II-A and III Submittal Requirements handout.
Follow the Land Use Application Submittal Process and these instructions on how to apply online.
Contact planningapps@clark.wa.gov with questions on how to apply.
Fee schedule
Fees are required to be paid via CC LMS when the application is submitted.
Type II Short Plat review - Visit Short Plat for more information and fees.
Type III Subdivision review - Visit Subdivision for more information and fees.
A Legal Lot Determination may be required if a previous legal review has not been completed.