In expansion of the statement of community development objectives contained in §
182-2 of this chapter, it is hereby declared to be the intent of this article with respect to CL Cluster Development Districts to encourage a creative approach to the use of land, the creation of usable open space areas throughout the Township and more efficient development patterns in terms of roads and utilities. Specifically, this article is intended to provide for a variation in the normally required lot sizes for single-family detached dwellings in the R-2 and R-3 Residential Districts, so that the present permitted densities of dwelling units contemplated by the minimum lot sizes prescribed therefor are maintained on an overall basis, and desirable open space, tree cover, historic sites, recreation areas, scenic vistas, stream valleys or other lands for public purposes are preserved within these developments for the benefit of the residents of the development and in furtherance of the general welfare of Upper Providence Township.
The following necessary conditions must be satisfied by an applicant
seeking to develop in a clustered fashion before the Board of Supervisors
will grant a preliminary plan approval for a subdivision plan prepared
in accordance with the requirements of this article.
A. Tract size. The tract of land to be developed shall not be less than
25 acres m area.
B. Ownership. The tract of land to be developed shall be in one ownership
or shall be the subject of an application filed jointly by the owners
of the entire tract, and it shall be agreed that the tract will be
developed under single direction in accordance with an approved plan.
C. Sewer and water facilities. The cluster development shall be served
by centralized water facilities and public sewer facilities, which
may include capped sewers, deemed acceptable by the Board of Supervisors,
upon recommendation of the Township Engineer.
D. Development plan. The application for development shall be accompanied by a plan or plans, in accordance with §
182-71, showing the detailed use of the entire tract, which plan or plans shall also comply with all requirements of Chapter
154, Subdivision and Land Development, and other applicable ordinances. The plan shall clearly designate the proposed use of each area of the tract.
E. Development stages and permits. The development of a tract carried
out in either a single phase or in stages shall be executed in accordance
with a development agreement. The owner, developer and Township shall
enter into said agreement embodying all details regarding compliance
with this article to assure the binding nature thereof on the overall
tract and its development, which agreement shall be recorded with
the final development plan.
The requirements listed in Article
IVA, Open Space and Recreational Facilities, of Chapter
154, Subdivision and Land Development, shall govern the required open space created by cluster development.
In addition to the information to be shown on plans submitted in accordance with Chapter
154, Subdivision and Land Development, applications for cluster development proposals shall include the following:
A. The location and size of the site, with evidence supporting the general
adequacy for development.
B. The proposed residential density of the development, as determined
by the following procedures:
(1) A yield plan, showing the maximum number of lots that could be developed in accordance with the underlying zoning district, shall be prepared for the tract proposed for subdivision. This yield plan shall be prepared in accordance with the tentative sketch plan standards set forth in §
154-11 of the Subdivision and Land Development Ordinance and shall meet all requirements of the underlying zoning district, the net lot area calculation and all other applicable standards.
(2) The base residential density permitted in a cluster development shall
equal the number of residential lots permitted under the yield plan.
(3) A cluster development may increase its density by 1.5 units per acre
where a proposed internal trail system provides trail connections
to an existing Township or regional trail network.