Open space. Within the project, dwelling types may
be arranged to promote clustering, at the discretion of the Planning
Commission. The land derived from reduction of lot sizes as a result
of clustering from the minimum lot size in the district to size allowed
hereunder shall be provided as open space. In any event, common open
space shall comprise not less than 25% of the gross area of the property
subdivided. Such space shall include land area to be developed as
recreational areas or which is designated for the common use of all
occupants of the development or the general public, but shall not
include streets, off-street parking areas, or utility easements. Location
of common open space shall take into consideration the existing common
open space in Town, proximity and access to nearby public buildings
or gather places (schools, churches, historic downtown, shopping areas,
etc.), and opportunities for connections to walkways, linear trails
or greenways. It is the intent that open space shall be usable, therefore
wetlands, watercourses and/or land with slopes of greater than 25%
shall account for no more than 1/3 of the open space. The developer
shall furnish satisfactory evidence that such open space will be continued
and that perpetual maintenance is provided for. The Planning Commission,
upon approval by the Town Council, may permit the open space to be
dedicated to the Town. When considering open space, priority shall
be given to protecting streams, wetlands and other environmentally
sensitive areas. For projects of 15 acres or less, restrictive covenants
on private lots protecting adequate areas from activity or providing
cross-easements for others may be used in lieu of actual dedication
of open space.