Tracy Municipal Code Art. 11 Cluster Development

The purpose of the clustered development review process is to promote integrative site design based on the natural features and topography of a development area; to protect environmentally sensitive areas of a development site, such as grasslands, wetlands, and stream corridors; and to preserve other natural or cultural features on a development site, such as historic and cultural resources.

The clustered development also allows for the development of various housing products and densities to occur on a site.

(Ord. No. 1385, § 5 (Exh. C), 4-7-2026)

A clustered development shall be permitted in any zoning district consistent with General Plan and Zoning policy upon the granting of a clustered development thru a conditional use permit process, Section 10.08.4250.

(Ord. No. 1385, § 5 (Exh. C), 4-7-2026)

(a) The maximum residential density and/or maximum nonresidential floor area ratio (FAR) (where applicable) for a clustered development shall not exceed the density and/or FAR normally permitted for the entire gross site area under the regulations for the applicable base zoning district.

The number of dwelling units (density) permitted as part of the cluster development application shall be the same as the underlying density of the zoning designation for the property calculated on gross acres,

(b) A clustered development application shall not modify or otherwise restrict the uses allowed, conditionally allowed, or prohibited within the applicable base zoning district.

(c) Development standards applicable for residential lots created under a clustered development permit shall be those most similar to the zoning district corresponding to the resulting lot size. Modifications to these standards may be permitted by the designated approving authority. The clustered development application shall clearly state the standards applicable to the project.

(d) The minimum setbacks and open space around the outside project boundaries shall be the same as the underlying zoning district unless modified with the required findings in Section 10.10.208.

(e) Remaining lands within the cluster development not intended for residential uses or infrastructure requirements shall be placed in a separate tract with common ownership as an active or passive park for the benefit of the owners or future owners within that cluster development.

(f) The City may increase the minimum required yards or require alternate spacing or placement of structures in order to preserve or enhance topographical conditions, adjacent uses and the layout of the project and to maintain a compatible scale and design with the surrounding community.

(Ord. No. 1385, § 5 (Exh. C), 4-7-2026)

(a) The designated approving authority for a clustered development application associated with a conditional use permit is the Planning Commission. The Community and Economic Development Director provides a recommendation and the Planning Commission approves, approves with conditions, or denies the clustering application in accordance with the requirements of this title.

However, in cases in which the City Council is the designated approving authority for associated entitlements or permits that are bundled with a clustered development application, the City Council shall be the approval authority for the clustered development permit.

(b) The designated approving authority may apply such special conditions to its approval of the clustered development as may be required to promote the objectives and purposes of the General Plan and the zoning and subdivision titles of the Municipal Code.

(Ord. No. 1385, § 5 (Exh. C), 4-7-2026)

A clustered development entitlement is discretionary and shall be granted only when the designated approving authority determines that the proposed use or activity complies with all of the following findings:

(1) Infrastructure capacity is available for the proposed density and/or intensity of use.

(2) On-site resource protection is appropriate and consistent with General Plan and Zoning policies.

(3) The architecture and scale of development are appropriate for and consistent with the intended character of the area.

(4) Development rights for the open space, or other preserve area, are permanently dedicated and appropriate long-term management, with funding, provided in perpetuity.

(Ord. No. 1385, § 5 (Exh. C), 4-7-2026)