The goals of both the cluster housing and open space subdivisions
are similar. Their use in North Franklin Township is dependent upon
the size of the parcel (or parcels) of land planned for development
and the location of the parcel (or parcels) in the Township's residential
(R-1, R-2 or R-3) districts.
A. Acreage requirements. In any R-1, R-2, or R-3 District, cluster housing
is permitted on any parcel, or parcels joined together, with a minimum
size of two acres and a maximum size of 10 acres.
(1)
The cluster housing concept may not be utilized when the total
land area to be developed, whether it be on one parcel or several,
is greater than 10 acres.
(2)
A landowner may not subdivide their land to create 10 acre parcels
in an attempt to avoid open space subdivision provisions of this chapter.
B. Open space subdivisions required on parcels over 10 acres in R-1 District. In the R-1 District, when the proposed development is located on a parcel or parcels joined together over 10 acres in size, residential development must follow the open space subdivision provisions with the exception of house lots on farm parcels as provided for by the R-1 District regulations. Provisions governing the number of house lots permitted on farm property are located in Article
III, Residential Agricultural District.
C. Open space subdivisions optional on parcels over 10 acres in R-2
and R-3 Districts. Open space subdivision shall be permitted in the
R-2 and R-3 Districts as an option to traditional lot development.
Although the Township encourages developers to employ this technique,
it realizes that certain R-2 and R-3 areas will be better developed
by traditional lot-by-lot development to maintain the character of
the existing community.
As used in this article, the following terms shall have the
meanings indicated:
GROSS SITE AREA
The total area of the site within property boundaries, counting
land devoted or to be devoted for public rights-of-way and easements,
wooded slopes, wetlands, floodplains, etc.
NET SITE AREA
The total land area of a site adjusted to eliminate the following
undevelopable land areas from the calculation: existing rights-of-way
for streets, public utility easements including overhead transmission
lines, area designated as steep slopes (25% of greater), land classified
as flood prone by FEMA, and wetlands.