[Ord. 2013-01, 2/11/2013]
1.
The purpose of this Part is to provide development and design standards
for cluster developments containing single-family detached dwelling
units only. It is the intent of these standards:
A.
To provide an optional approach to community development with provisions
to permit more efficient utilization of land and of community facilities
and services.
B.
To encourage innovative single family residential land development
that will conserve open space and protect environmentally sensitive
areas from inappropriate development.
C.
To provide for active and passive recreational amenities commensurate
to the population to be served by the cluster development.
[Ord. 2013-01, 2/11/2013]
1.
Eligibility.
A.
Cluster developments containing single-family detached dwelling units
are permitted as a conditional use in the RR Rural Residential District
and the RS Rural Suburban Residential District.
B.
The development shall contain a minimum contiguous land area of 10
acres gross. Contiguous shall mean land area not separated or divided
by streets, highways, rights-of-way, or other properties.
C.
The development shall be serviced by municipal sewage disposal facilities
and by a municipal water supply system.
D.
A minimum of 50% of the gross area of the development shall be set
aside as common open space. No more than 50% of the common open space
shall be located on lands within the Environmental Protection Overlay
District, as established by Part 5.
2.
Density Specifications.
A.
The cluster development shall not exceed the overall gross residential
density that would be permitted if a cluster development option was
not pursued.
B.
The area that is not utilized for development shall be set aside
as common open space.
C.
The area to be utilized and calculated for development purposes shall
not include lands within the Environmental Protection Overlay District,
as established by Part 5.
3.
Comprehensive Planning Considerations.
A.
The development shall be designed with regard to the natural features
of the site. The effects of prevailing winds, seasonable temperatures,
and hours of sunlight shall be considered during the layout and design
of the development.
B.
All natural features (lakes, streams, topsoil, knolls, basins, trees,
and shrubs) should be preserved and incorporated into the final landscaping
of the development whenever possible and desirable. The finished topography
of the site shall adequately facilitate the development without excessive
earthmoving and neglect for the natural amenities.
C.
The development shall provide a planting screen along the property lines at the periphery of the development to protect the privacy of the adjacent residents. The planting screen shall be consistent with the standards specified under § 27-713, "Landscaping," of this chapter.
D.
The proposed residential dwelling units located within the development
shall not be located along existing roads within the Township and/or
along any proposed interior collector street. This provision may be
waived by the Township if the applicant demonstrates that the design
options are limited based on development constraints.
E.
The proposed residential dwelling units shall exhibit architectural
compatibility amongst their design.
4.
Area, Yard, and Height Regulations. Each of the following maximum
and minimum dimensional requirements shall apply to residential units
within a Cluster Development, except as provided for in this chapter:
|
Minimum Regulations: Cluster Development
| |
|---|---|
|
Lot area (gross)
|
12,000 square feet
|
|
Lot width
|
80 feet
|
|
Building setback
|
40 feet
|
|
Rear yard
|
30 feet
|
|
Side yard: total
|
20 feet
|
|
Side yard: 1 side
|
10 feet
|
|
Common open space* (development)
|
50%
|
|
Buffer yard depth (development)
|
10 feet
|
|
*Note: Parkland requirement per residential unit is not required
due to the requirement for open space provision and active and passive
recreational amenities as part of the cluster development.
| |
|
Maximum Regulations
| |
|
Building height
|
35 feet
|
|
Impervious coverage*
|
40%
|
|
Woodland extraction (development)
|
20%
|
|
*Note: Impervious coverage may be increased by an additional
10% where additional coverage is for the purpose of exterior patios
(uncovered), exterior walkways, in-ground swimming pool, gazebos,
pool houses, or jacuzzis.
| |
5.
Supplementary Regulations.
A.
All applicable sections of Part 7 of this chapter shall apply as supplementary guidelines and specifications.
B.
Landscape Requirements.
(1)
Two shade trees per lot within the front yard.
(2)
Sixty percent of the facade of the dwelling unit shall be professionally
landscaped to a minimum depth of six feet and an average height of
plant material of two feet to four feet, installed prior to issuance
of occupancy permit.
(3)
Street trees are required along all streets and shall be planted
40 feet on center along the right-of-way line.
C.
General Regulations.
(1)
Street lights shall be required along all streets and shall
be a maximum height of 12 feet. Wooden utility poles are not permitted
to serve as street light poles.
(2)
Concrete sidewalks and curbs are required along both sides of
all streets, existing and proposed.
(3)
Entrances to the cluster development shall include a permanent
development name sign with permanent landscaping. The entrance may
include structural amenities such as brick walls, columns, etc., to
demarcate entrance to the cluster development.
(4)
All retention/detention pond facilities shall be designed with
consideration of aesthetics including landscaping.
(5)
All utility service lines shall be placed underground.
[Ord. 2013-01, 2/11/2013]
1.
Requirements and Specifications.
A.
A minimum of 50% of the gross area of the development shall be set
aside as common open space. No more than 50% of the common open space
shall be located on lands within the Environmental Protection Overlay
District (Part 5).
B.
The common open space calculation shall not include land areas that have been devoted to roads, utility easements, or stormwater management facilities or any other area excluded from consideration as identified in § 27-202, "common open space" definition.
C.
Significant natural features shall be incorporated into the overall
schematic of the design as common open space areas whenever possible.
D.
The area devoted to common open space shall be comprised of areas
not less than 50 feet in width and shall not contain less than one
contiguous acre of land. There shall be at least one designated common
area within the development containing no less than 30% of the required
open space.
E.
For all common open spaces, satisfactory written agreements approved
by the Douglass Township Board of Supervisors shall be consummated
for the perpetual preservation and maintenance of the common open
spaces.
F.
Active and passive recreational provisions shall be provided within
the open space area commensurate to the population of the cluster
development in which it is to serve. National Park and Recreation
Standards shall be utilized for determination of the active and passive
recreational amenities to be provided (as included in the Open Space
and Recreation Plan Element of the Douglass Township Comprehensive
Plan, as amended).
G.
A maintenance plan for the open space area should be developed which
clearly illustrates those areas proposed for active and passive recreational
amenities as well as all areas of the open space intended to be manicured
on a regular basis and those areas intended to remain in their natural
state.
2.
Management and Maintenance.
A.
The developer of the cluster development shall make arrangements,
provisions, or agreements as necessary to ensure that the common open
space shall continue to be adequately managed and maintained.
B.
The developer of the cluster development shall have the following
options for ownership, management, and maintenance of the common open
space:
(1)
The developer may retain ownership and responsibility for the
management and maintenance.
(2)
The developer may dedicate the land to a homeowners association
which is comprised of all the residents of the cluster development.
(3)
The developer may establish a trust association to own, operate,
manage, and maintain the common open space. The association shall
appoint a trustee who or which shall:
(a)
Be responsible for the day to day management of the common facilities.
(b)
Be empowered to make and to enforce rules and regulations concerning
the maintenance and use of the common facilities.
(c)
Have the authority to collect the necessary funds for the operation
of the trust.
(d)
The trust shall be operated for the benefit of the owners, tenants,
and any other lawful occupants of the develop development for as long
as they remain lawful owners or occupants therein.
(4)
The developer may dedicate the land to the Township. The Township
shall have the option to accept or refuse the land offered for dedication.
C.
If the common open space is dedicated to a homeowners association
or trust association, the developer shall file with the Township an
acceptable declaration of covenants and restrictions that will govern
the association. Additionally, the developer shall submit to the Township
the proposed deeds of conveyance from the developer to the lot owner.
[Ord. 2013-01, 2/11/2013]
Cluster developments shall be planned, designed and, constructed in accordance with all pertinent procedures, provisions, standards, and specifications that are identified in this chapter and the Douglass Township Subdivision and Land Development Ordinance [Chapter 22].
