[Ord. 88-7, 5/12/1988]
1.
Residential-Cluster development is an optional form of development
which allows the developer more choices of housing types, and enables
him to develop lots smaller than those specified in other residential
zoning districts, provided the land saved is reserved for permanent
common use, usually in the form of open space.
The purpose of cluster development is to permit a procedure
for development which shall:
A.
Improve living and working environments;
B.
Promote more economic subdivision layout;
C.
Encourage a variety of types of residential dwellings;
D.
Encourage ingenuity and originality in total subdivision and individual
site design; and
E.
Preserve open space to serve recreational, scenic and public service
purposes and/or other purposes related thereto.
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The Residential-Cluster Zoning District may be applied as an
overlying district to R-SF Single Family Residential and R-TF Two-Family/Apartments
Residential Zoning Districts. The regulations of the Residential Cluster
District shall then govern development with the exception that the
maximum gross density of the underlying zoning district shall not
be exceeded.
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2.
All tracts or parcels of land rezoned to the Residential-Cluster District shall submit appropriate preliminary and final plans to the Borough in accordance with Chapter 22 of the Hummelstown Borough Code of Ordinances, as amended. The approval by the Borough Council of a rezoning to the Residential Cluster District shall in no way automatically guarantee preliminary or final plan approval without satisfactory compliance with all other applicable local, state and federal codes and ordinances.
[Ord. 88-7, 5/12/1988]
Any developer who desires to initiate a rezoning to Residential-Cluster
shall submit to the Planning Commission and Borough Council, through
the Zoning Officer, a rezoning application. The application shall
be accompanied by the following:
1.
Location map showing the project in relation to the surrounding area;
2.
Sketch plan showing:
A.
Property lines and easements with dimensions and area;
B.
Location, size, spacing, setbacks and dimensions of all existing
and proposed buildings and structures;
C.
The building types, sections and floor plan and site sections to
clearly define the character of the project;
D.
Topographic information showing existing features and conditions
and proposed grading;
E.
Landscaping plans showing open spaces, planting, existing and proposed
trees and recreational area and facilities; and
F.
Existing streets, showing access to the project, proposed roads and
parking layout with dimensions.
3.
Written information regarding land use designations, surrounding
land uses, project design team, development schedule, type, size,
number of units and density calculations; and
4.
Written information regarding the following:
A.
The nature and extent of the common open space in the project, the
proposals for maintenance and conservation of the common open space,
and the adequacy of the amount of function of the open space in terms
of the densities and dwelling types proposed in the plan;
B.
The manner in which such plan does make adequate provision for public
services, provide adequate control over vehicular traffic and further
the amenities of light and air, recreation and visual enjoyment;
C.
The relationship, beneficial or adverse, of the proposed development
upon the physical environment and the neighborhood in which it is
proposed to be established; and
D.
Whenever applicable, documents indicating compliance and approval
of mandated state statutes or other laws shall be obtained and submitted
as part of the application.
[Ord. 88-7, 5/12/1988]
A rezoning to Residential-Cluster shall be granted only if evidence
is presented which established that:
1.
The proposed cluster development shall be in harmony with the general purpose, goals, objectives and standards of the Comprehensive Plan, this part and the subdivision and land development regulations contained in Chapter 22 of the Hummelstown Borough Code of Ordinances, as amended;
2.
The proposed, cluster development shall not have substantial or undue
adverse effects, as compared to a standard development permitted by
the existing zone, upon adjacent property, the character of the neighborhood,
traffic conditions, parking, utility facilities and other matters
affecting the public health, safety and general welfare;
3.
The proposed cluster development shall be constructed, arranged and
operated so as not to dominate the immediate vicinity or to interfere
with the development and use of neighboring property in accordance
with the zoning district regulations applicable to that property:
4.
The proposed cluster development shall be served adequately by essential
public facilities and services such as highways, streets, parking
spaces, police and fire protection, drainage structures, refuse disposal,
water, sewer, and schools. The Borough may require the developer to
provide written verification of the adequacy or availability of such
services; and
5.
The proposed cluster development shall not result in the destruction,
loss or damage of any natural, scenic or historic feature of significant
importance.
[Ord. 88-7, 5/12/1988; as amended by Ord. 2001-3, 10/18/2001,
§ 2]
1.
Cluster subdivisions; and
2.
Cluster developments.
3.
Personal wireless service facilities with antenna and related equipment
attached to a pre-existing wireless facility, smoke stack, water tower
or any other tall structure, subject to the requirements of Part 22
herein.
4.
Personal wireless service facilities with antenna and related equipment
attached to a public-owned structure, subject to the requirements
of Part 22 herein.
[Ord. 88-7, 5/12/1988]
2.
Density. The gross density for a Residential-Cluster District shall
be as follows:
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Underlying District
|
Maximum Dwelling Units per Acre
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|---|---|---|
|
R-SF
|
5
| |
|
R-TF
|
8
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Density shall be based upon gross acreage, total land area,
of tract.
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3.
Types of Dwelling Units Permitted.
A.
Single-family detached, two-family detached, semidetached, attached
and multiple-family dwellings may be permitted in a cluster subdivision
or development pursuant to the requirements of this Part. Types of
dwelling units included are; zero lot line dwellings, duplex units,
patio dwellings, atrium dwellings, townhouse units, multiplex units
and apartment units.
B.
When the underlying district is R-SF Single-Family Residential, 50%
of all units shall be single family detached units.
C.
When the underlying district is R-TF Two-Family/Apartments Residential,
all dwelling unit types, as listed above are permitted. At least 25%
and no more than 75% of all dwelling units shall be of each proposed
dwelling type.
4.
Permitted Lot Reductions. Lot size may be reduced by no more than
25% of minimum lot size, as specified for the under lying district,
for single-family detached units; all other dwelling types up to 20%.
5.
Yard Dimensions. Yard dimensions shall be as recommended by the Borough
Planning Commission and approved by the Borough Council as part of
the preliminary plan approval, except that each lot in a cluster development
abutting an existing Residential District shall have a side or rear
yard of not less than the required side or rear yard of the abutting
District. Yard setbacks for all lots fronting on public streets shall
not be less than the front yard setback requirements of the underlying
district.
6.
Buffer Yards and Screen Plantings. Buffer yards of no less than 10 feet in width shall be required along exterior property lines where units in a proposed cluster subdivision or development abut noncluster residential development. All buffer yards shall be planted in accordance with Part 14, of this chapter. Where buffers are required, a plan shall be required which shows the location, size, species and number of plant materials to be used.
[Ord. 88-7, 5/12/1988]
1.
No more than eight townhouses shall be attached in a single group.
2.
Spacing of structures. Minimum distances between structures shall
be as follows:
A.
Single family detached: 25 feet between structures;
B.
Duplex: 25 feet between structures;
C.
Patio and atrium dwellings: 20 feet, if detached;
D.
Multiplex dwellings: 40 feet between structures;
E.
Townhouse: 40 feet between structures;
F.
Garden apartments: 40 feet between structures; and
G.
Zero lot line dwellings: 25 feet between structures.
[Ord. 88-1, 5/12/1988]
Garages and accessory buildings may be located in any rear yard,
provided that they do not violate the coverage regulations herein
set forth and that side yards of not less than two feet, and a rear
yard setback of not less than three feet are provided.
[Ord. 88-7, 5/12/1988]
The maximum permitted impervious coverage shall be 40% and shall
apply to the developable tract area total rather than to individual
lots.
[Ord. 88-7, 5/12/1988]
Single-family residences shall not exceed 35 feet in height.
All other buildings shall not exceed 40 feet in height.
[Ord. 88-7, 5/12/1988]
Both public water and public sanitary sewer or a community water
and or sanitary sewer system approved by the Pennsylvania Department
of Environmental Resources.
[Ord. 88-7, 5/12/1988]
Parking and access shall be provided in accordance with Part
17 and 19, respectively.
[Ord. 88-7, 5/12/1988]
The placement, type and size of all signs erected in an R-C
Residential-Cluster District shall be regulated by the provisions
of Part 18 herein.
[Ord. 88-7, 5/12/1988]
All fences shall be subject to the regulations of Part 14 herein.
[Ord. 88-7, 5/12/1988]
Manufactured homes, regardless of whether or not they have been
removed from the wheels and installed on a foundation, and whether
or not they have had additional construction added to the same, shall
not at any time be construed as residential units in an R-C Residential-Cluster
District, and shall not be permitted in this classification.
[Ord. 88-7, 5/12/1988]
Open space areas shall be provided in accordance with Part 14
herein.
[Ord. 88-7, 5/12/1988; as added by Ord. 2001-3, 10/18/2001,
§ 5]
1.
The following uses may be permitted by the Borough Council following
review and recommendation by the Planning Commission pursuant to the
standards and criteria as set forth in Part 21:
