In expansion of the community development objectives contained in Article
II of this chapter and in support of the goals and recommendations of the Township Comprehensive Plan, it is the intent of this article to:
A. Preserve open land, including those areas containing
unique and sensitive natural features, such as woodlands, steep slopes,
streams, floodplains and wetlands, by setting them aside from development.
B. Preserve scenic views and elements of the municipality's
rural character and minimize perceived density by minimizing views
of new development from existing roads.
C. Provide greater design flexibility and efficiency
in the siting of services and infrastructure by reducing the road
length, utility runs and the amount of paving required for residential
development.
D. Create compact neighborhoods with direct visual access
to open land, with amenities in the form of neighborhood open space,
and with a strong neighborhood identity.
E. Encourage cluster development as an alternative to
conventional residential subdivision.
Single-family detached homes within a cluster
development are permitted provided that:
A. The tract of land is located in the R-1 Residence
Districts.
B. The tract of land is at least 10 gross acres in size.
C. The development will be served by public or central
sewage and water facilities.
D. At least 60% of the tract is preserved as common open space, in accordance with the standards of §
164-22.
[Amended 8-21-1997 by Ord. No. 97-5]
Within cluster developments, all lots shall
be grouped into neighborhoods in accordance with the following requirements:
A. All lots shall be grouped into neighborhoods which
shall contain at least five, but no more than 25, lots that are surrounded
by open land.
B. The maximum or minimum number of lots in a neighborhood
may be increased or decreased, and neighborhoods may be assembled
into larger groupings with the approval of the governing body. However,
the applicant must demonstrate that such an alternative plan is more
appropriate for the tract in question and will meet both the general
intent and design standards of this article rather than being intended
solely for economic savings.
C. Neighborhoods are defined by the outer perimeter of
contiguous lotted homes. Neighborhoods may contain lots, homes, roads
and neighborhood open space.
[Amended 4-1-1999 by Ord. No. 98-3]
D. The outer boundaries of each neighborhood shall meet the setback requirements specified in §
164-36.4, Density and dimensional standards.
E. Neighborhoods shall be defined and separated by open land in order to provide direct access to open space and privacy to individual yard areas. Neighborhoods may be separated by roads if the road right-of-way is designed as a parkway and meets the setback requirements in §
164-36.4.
F. Views of neighborhoods from exterior roads shall be
minimized by the use of changes in topography, existing vegetation
or additional landscaping.
G. All lots in a neighborhood shall take access from
interior roads, rather than roads exterior to the tract.
H. All lots in the neighborhood shall abut neighborhood
open space or open land (directly or across the road) in either the
front or the rear of the lot for a distance of no less than 30 feet.
[Amended 10-1-1997 by Ord. No. 97-8]
(1)
The Township Board of Supervisors may reduce
the number of lots required to face open space when this requirement
would prevent the creation of a large open space area needed for Township
active recreation or in order to permit an extension of existing preserved
open space or the preservation of extensive environmental features.
I. Neighborhood open space standards. A neighborhood
with ten or more residential lots must include neighborhood open space
at a minimum rate of 1,000 square feet per lot, in compliance with
the following standards:
[Amended 10-1-1997 by Ord. No. 97-8]
(1)
The open space shall be central to the neighborhood
it serves.
(2)
The open space shall have a minimum of 100 feet
of road frontage and a minimum average width of 35 feet.
(3)
The open space shall be configured as a green
or parkway.
(a)
A green shall be located in a central position
in the neighborhood, and shall be surrounded by streets and/or building
lots on at least three sides. It shall be designed and landscaped
as a space for common neighborhood use.
(b)
A "parkway" is a narrow strip of open space
surrounded by streets on all sides and generally intended for a smaller
neighborhood. It shall be designed as a space for neighborhood use.
(4)
The open space may contain stormwater detention
basins or parking areas, but these shall not be included in the required
1,000 square feet per lot.
(5)
Neighborhood open space shall count toward meeting
the sixty-percent open space requirements of the cluster.
(6)
The Township Board of Supervisors may reduce
and even eliminate the amount of required central open space when
such central open space would prevent the creation of a large open
space area needed for Township active recreation or an extension of
existing preserved open space or the preservation of extensive environmental
features.
[Added 4-1-1999 by Ord. No. 98-3]
All common open space shall be permanently restricted
from future development.