In expansion of the statement of community development objectives contained in §
300-2 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 §
300-279, showing the detailed use of the entire tract, which plan or plans shall also comply with all requirements of Chapter
270, 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
V, Open Space and Recreational Facilities, of Chapter
270, 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
270, 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 §
270-31 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.