When a subdivision development is proposed under the provisions of Article XIX, Residential Lot Cluster Development, of Chapter 28, Zoning, of the Code of the Borough of Lincoln Park, the municipal agency, prior to any approval, shall review any such proposal and assure that the standards set out in this article are complied with. These standards shall be in addition to those required in Article VIII, Plat Design Standards for Major Subdivisions, of this chapter.
Any proposed residential lot cluster development shall comply with the following standards:
A. 
The subdivision development plan shall not result in a greater total gross density than if the property in question were developed conventionally.
B. 
The common open space shall be at least equal to the total lot area reductions in lot area requirements.
C. 
Any area reserved as common open space shall be suitable for its intended purpose, and the location, size and shape thereof shall be subject to the approval of the municipal agency.
D. 
The common open space shall be reserved in perpetuity by dedication for public use or by private covenant or by deed restriction in conformance with Article XV of this chapter for use by the residents of the development for one of the following purposes:
(1) 
Undeveloped open space.
(2) 
Recreation areas, including but not limited to the following purposes: environmental study areas, parks, playgrounds and ball fields.
(3) 
Conservation of environmentally sensitive features, including but not limited to steep slopes, wetlands, floodplains and wooded areas.
A. 
The municipal agency, in its review of common open space proposals, shall investigate the size of parcels devoted to open space areas, their location within the project, the topography, the uses contemplated upon such common open space, configurations of the parcels under consideration, facilities and improvements to be provided, the provisions made for maintenance of an access to said parcels, traffic flow around said parcels, the ecological aspects, the staging or timing of the common open space development and how various categories of recreation facilities or open space and their location will be proportionally related to the staging of development of housing units if such staging is proposed.
B. 
If the municipal agency determines that any proposed lot cluster development proposal does not adequately conform to the provisions of this article, the municipal agency shall deny the proposal.
The following additional requirements shall be complied with for any residential lot cluster subdivision proposal:
A. 
A sketch plat shall be submitted to the municipal agency complying with all the conventional subdivision requirements of the zoned district in which the proposed subdivision is located without regard to the residential lot clustering provisions of this article. This sketch plat shall be used by the municipal agency to determine the maximum number of homes permissible in the proposed subdivision.
B. 
Only the gross usable area shall be used in determining the maximum number of homes that would be feasible if the subject property were developed as a conventional subdivision.
C. 
Following a determination by the municipal agency of the maximum number of homes permissible in the proposed subdivision, the applicant shall submit an additional sketch plat to the municipal agency setting forth the details of the proposed subdivision pursuant to this article. The applicant shall then submit a preliminary plat and the subdivision shall then be processed by the municipal agency in the manner set forth in § 17-6.8, Major development proposals, of this chapter.
Provisions for common open space shall be deemed adequate if the municipal agency determines that:
A. 
Portions of the common open space are readily accessible.
B. 
The uses designated for common open space are appropriate, reasonably related and sufficient to meet the needs of the community.
C. 
The uses designated for common open space shall be functionally related to the development.
D. 
The topography of the land is suitable for the uses contemplated.
E. 
The uses contemplated will not be detrimental to the ecology of the area.
F. 
The common open space is conveniently and appropriately designed with regard to the project's pedestrian and vehicular traffic patterns, to provide adequate access to, in, around and from the uses proposed.
G. 
All restrictions, covenants or other dedications of record shall be designed to preserve and maintain common open space areas for the uses initially proposed in perpetuity.
Lands offered to the Borough under Chapter 28, Zoning, Article XIX, of the Code of the Borough of Lincoln Park shall meet the following requirements:
A. 
Every proposed dedication of land shall be conveyed to the Borough by deed at the time of submission of the final plan. The deed shall contain such restrictions as may reasonably be required by the municipal agency and shall be subject to the approval of the Borough Attorney.
B. 
In the case of a staged development, the municipal agency may require that land be donated to the Borough proportionate in area to the particular stage prior to the time such stage is granted final approval. Land so dedicated may be located in a different section of the overall development.
C. 
Any land offered for dedication to the Borough shall be optimally related to the overall plan and design of the development and be improved to best suit the purpose(s) for which it is intended.
D. 
The lands offered to the Borough shall be subject to review by the municipal agency, which, in its review and evaluation of the suitability of such land, shall be guided by the Master Plan, by the Official Map, if any, by the ability to assemble and relate such lands to other Borough lands, services and facilities and by the accessibility and potential utility of such lands.