[Ord. No. 970,
§ 1, 6-8-1987]
The purposes of the regulations contained in this article shall
be to:
A. Preserve and enhance the functional value of floodplain areas in
terms of their runoff-storage capacity and ability to increase groundwater
recharge, as well as their scenic value.
B. Preserve existing steep slopes in order to prevent potential hazard
due to their erosion and to increase slope stability through proper
land planning and management.
C. Preserve and enhance mature vegetation associated with environmentally
sensitive areas, such as floodplain and slopes, as well as nonenvironmentally
sensitive areas for both their functional and aesthetic values.
D. Preserve and enhance the structural and architectural character of
historically significant structures and their settings.
E. Preserve and enhance other natural and man-made sites with irreplaceable
value.
F. Enable the creation and maintenance of open space in order to accomplish
the above-stated objectives and to reserve areas for park, recreation
and other open space uses.
G. Allow for a reasonable amount of development while providing maximum
design and planning flexibility in order to accomplish the above-stated
objectives.
[Ord. No. 970,
§ 1, 6-8-1987]
For the purpose of this article, the following definitions shall
apply:
COURT
An open space area which is or may be enclosed by buildings
within which a common frontage to a street is shared.
CLUSTER
A grouping of dwelling units placed closely together in a
logical manner.
OPEN SPACE
Land not covered by buildings or structures. Open space shall
not include interior streets, parking lots or individual lots maintained
by a single individual or family unit. Open space shall be owned and
maintained in common by the members of a homeowner's association or
similar organization for the use of its members or residents.
TRANSITIONAL AREA
A buffer comprised of natural and/or man-made material, part
of the open space, which allows for an easy transition from one adjacent
different lotting pattern or use to another.
[Ord. No. 970,
§ 1, 6-8-1987]
The Cluster Development Overlay may be applied as a development
option within AA Residential and A Residential districts of Plymouth
Township. In case of conflict between a provision of the underlying
district and that of the Cluster Development Overlay, the provisions
of the Cluster Development Overlay shall apply.
[Ord. No. 970,
§ 1, 6-8-1987; Ord. No. 1088, § 11, 11-18-1991]
Application of the Cluster Development Overlay may be considered
on sites meeting the following criteria:
A. The size of the property to be so designated must consist of at least
ten (10) acres.
B. The property must contain a significant portion of one or a combination
of the following:
1. Floodplains, as defined by Section 2701.1 of the Plymouth Township
Zoning Ordinance;
2. Slopes in excess of fifteen (15) percent, as defined by the Montgomery
County Soil Survey or as delineated by a topographic survey of the
site which slope area constitutes a significant portion of the property;
3. Mature or sensitive vegetation, as determined by a qualified arboreal
consultant;
4. Historically significant sites, as listed in the National Register
of Historic Places, the Pennsylvania Historic Resource Survey, the
Montgomery County Inventory of Historic and Cultural Resources or
other appropriate documentation.
5. A highly irregular configuration, due to historic ownership patterns,
which may cause access problems and/or make development according
to conventional lotting patterns difficult or undesirable;
6. Other natural or man-made features of irreplaceable value as determined
by the township council.
[Ord. No. 970,
§ 1, 6-8-1987; Ord. No. 1476, § 31, 6-11-2007]
A building may be erected, altered or used, and a lot may be
used or occupied, for any of the following purposes, and no other:
A. Single-family detached dwellings;
D. Open space and recreation areas;
E. Accessory use on the same lot with and customarily incidental to
the above permitted uses;
F. Signs in accordance with the provisions of Article
XVI of this Zoning Ordinance.
[Ord. No. 970,
§ 1, 6-8-1987; Ord. No. 1048, § 9, 11-29-1990; Ord. No. 1088, §§ 12, 13, 11-18-1991; Ord. No. 1476, § 32, 6-11-2007]
A. Density. The density shall not exceed the number of dwellings permitted
on the area contained within the property lines of the lot pursuant
to the provisions of the underlying zoning district excluding that
portion of the acreage used for public or private streets or private
courts, rights-of-way of public roads and overhead and underground
utility lines, wetlands, floodplains, as defined in this ordinance,
and land areas with slopes of fifteen (15) percent or greater.
B. Developable acreage. The developable acreage of a lot proposed or approved for cluster development under Article
XXXI of this ordinance shall be defined as all land except land area located within existing rights-of-way of public roads and overhead and underground utility lines, private streets or private courts, wetlands, floodplains (defined as alluvial soils in the Soil Survey of Montgomery County, U.S. Department of Agriculture, 1967; and by all applicable engineering studies which designate 100-year frequency flood levels).
C. Dimensional standards.
1. Minimum Front Yard.
|
Thirty (30) feet on public street.
|
|
Twenty (20) feet on private street.
|
|
Fifteen (15) feet on private court.
|
2. Minimum Rear and/or Side Yard. Twenty-five (25) feet.
3. Minimum Distance Between Buildings. Thirty (30) feet.
4. Height. Thirty-five (35) feet.
D. Coverage. The maximum allowable building coverage of the developable
area shall not exceed that allowed by the underlying zoning district.
E. Off-street parking. Not less than two (2) off-street all-weather
parking spaces shall be provided for each single-family dwelling.
F. Private street width. The width of any private street shall be not
less than is prescribed for public streets by the Subdivision and
Land Development Ordinance.
G. Outbuildings. No outbuildings shall be permitted.
H. Sewer and water. To qualify for Cluster Development Overlay a site
must be served by public sewer and water.
I. Impervious surface coverage. The maximum allowable impervious surface
coverage of the developable area shall not exceed that allowed by
the underlying zoning district.
[Ord. No. 970,
§ 1, 6-8-1987]
A. Open space.
1. Not less than twenty-five (25) per cent of the total land area shall
be designated as open space.
2. No area designated as open space shall be smaller than twenty thousand
(20,000) square feet.
3. The open space shall be contiguous to the development and shall not
be separated from the tract by existing roads.
4. Consideration shall be given to the arrangement, location and landscaping
of the open space so as to address its aesthetic and spatial relationship
with the development clusters, the individual lots and the adjacent
land uses.
5. Open space should be arranged in such a manner so as to be within
easy access and view of the dwelling units while preserving and enhancing
the natural features and renewable resource potential of the site.
6. The open space within the proposed development shall include a transition
or vegetation area around the perimeter of the entire site, the width
of which shall in no case be less than the front yard requirements
of the underlying zoning district. Open space shall not contain any
interior roads, structures, parking areas, etc., and shall consist
of evergreen and deciduous plantings, earthen berms or combination
thereof. Access roads to and from the site may be part of the transition
area. The transition area shall be part of the open space and not
part of the area assigned to residential lots, unless the lots are
expanded by the width of this area and the use and function of the
transition area is restricted by deed.
B. Maintenance and care. Documentary evidence shall be filed with the
Township Council indicating that provisions will be made for the perpetual
maintenance and care of all common facilities and open space by the
developer or a homeowner's association or similar entity.
[Ord. No. 970,
§ 1, 6-8-1987; Ord. No. 1476, § 33, 6-11-2007]
A. Application for Cluster Development Overlay approval shall be made in writing to the Township Council which shall process the application in the same manner as an application for the change in the zoning classification of property is accomplished pursuant to Article
XXII of this Ordinance.
B. The application shall be accompanied by plans and drawings sufficient
to show the necessity and desirability of application of the cluster
concept to the land involved and to show generally the concept of
the development which the applicant plans for the land.
C. The Council shall refer each request to the Plymouth Township Planning
Agency and Montgomery County Planning Commission at least thirty (30)
days prior to the public hearing on the request.
D. In approving any such application for Cluster Development Overlay,
the Council may attach such reasonable conditions and safeguards as
it may deem necessary to implement the purposes of this Ordinance,
one of which conditions shall be that the applicant shall develop
the land in conformity with the plan of development submitted and
on which the Cluster Overlay was approved.
E. Approval of the Cluster Development Overlay for a tract shall not
constitute approval of land development or subdivision. The applicant
shall be required to obtain necessary approvals in accordance with
the provisions of the Plymouth Township Subdivision and Land Development
Ordinance.
[Ord. No. 970,
§ 1, 6-8-1987]
The approval of the land development or subdivision for development
constructed under a Cluster Development Overlay shall be conditioned
on the requirement for the recording, simultaneously with the recording
of the land development and/or subdivision plan, of a document approved
by the Township Council providing for perpetual maintenance and care
of common facilities and open space.
[Ord. No. 970,
§ 1, 6-8-1987]
The approval of a Cluster Development Overlay shall expire if
the applicant fails to secure a building permit within five (5) years
from the date of authorization thereof.