Township of Wolf, PA RESIDENTIAL CLUSTER DEVELOPMENTS

All residential cluster developments shall be designed in accordance with the standards of this Section, except that the maximum gross density of the district in which the development is located shall not be exceeded, that is: the maximum gross density in the Agricultural-Rural District and Residential-Suburban District shall not exceed four dwelling units per acre and in the Residential-Urban District, not more than six dwelling units per acre.

The maximum number of dwelling units per structure for single-family attached and multifamily dwelling structures shall be as set forth in §§27-407A and 27-408A of this Chapter.

Permitted Dwelling Types. Single-family detached dwellings, single-family attached dwelling structures, two-family dwellings, and multifamily dwelling structures may be permitted in residential cluster developments. All units proposed shall be for sale only.

Permitted Lot Area Reductions. The minimum lot area requirement for singlefamily detached dwellings may be reduced up to 50% from the minimum established for the district in which the development is to be located. The minimum gross lot area requirement for single-family attached dwellings may be reduced to the area of the dwelling unit and for multifamily dwellings, the minimum gross lot area may be reduced to the area of the multifamily dwelling structure.

Minimum Lot Width. The minimum lot width required for single-family detached and two-family dwellings shall be 75 feet in the Agricultural-Rural District and Residential-Suburban District and 60 feet in the Residential-Urban Zone. Width requirements for other types of dwellings shall be as set forth in the district regulations, Part 3 of this Chapter.

Minimum Yard Requirements.

Minimum yard requirements for single-family detached and two-family dwellings in the Agricultural-Rural District and Residential-Suburban District shall be:

Front Yard: 50 feet from road centerline.

Side Yards: eight feet from each side.

(c)

Rear Yard: 15 feet.

In the Residential-Urban District, the minimum yard requirements for single-family detached and two-family dwellings shall be:

Front Yard: 40 feet from road centerline.

Side Yards: five feet each side.

(c)

Rear Yard: 10 feet.

(3)

The minimum yard requirements for all other types of dwellings shall be as specified in the district regulations, Part 3.

Design Standards. All design standards set forth in §27-409D(1) through (7) of this Chapter shall also be met.

Open Space Requirements.

A minimum of 40% of the gross area of the development shall be reserved by the developer as common open space for the use of all residents of the development. Such open space may include areas of land and water, but shall exclude all roads, parking areas, structures or service lanes. The area shall also be easily accessible to all units in the development and shall be free of safety and health hazards. Portions of the area to be used for recreational purposes shall have suitable physical characteristics, including well-drained soils, gentle topography, and suitable shape and size.

Applications for residential cluster developments shall include a proposal indicating the ultimate ownership and maintenance of such open space areas. Where such open space is not dedicated to the Township or where such dedication is not accepted by the Township, an agreement which assigns maintenance responsibilities for the open space and/or recreational facilities shall be submitted by the developer and approved by the Township, recorded with the final plan, and referenced in the deeds for each parcel or dwelling unit within the development. At a minimum, covenants in the agreement shall:

Obligate the purchasers to participate in a homeowners association and to support maintenance of the open space by paying assessments to the association sufficient to cover the cost of such maintenance and subjecting their properties to a lien for enforcement of payment of the respective assessments.

Obligate such an association to maintain the open areas as well as any private streets and utilities which may have been approved within the development.

(c)

Empower the Township, as well as other purchasers in the development, to enforce the covenants in the event of failure of compliance.

(d)

Provide that if the Township is required to perform any maintenance work in or for the open space areas, such purchasers shall pay the cost thereof and that the same shall be a lien on their properties until such a cost has been paid; provided that the developer shall be responsible for the formation of the homeowners association of which the developer (or owner, if other than the developer) shall remain a member until all lots in the development are sold. Other equivalent provisions to assure adequate perpetual maintenance may be considered and approved by the Township.

(e)

Guarantee that the homeowners association formed to own and maintain the open space will not be dissolved without the consent of the Township.

Building Relationships.

Arrangements of Buildings. Adequate provision must be made for light, air, access and privacy in the arrangement of the buildings to each other. Each dwelling unit shall have a minimum of two exterior exposures.

Maximum Length of Rows. The maximum length of any group of attached dwelling units shall not exceed 160 feet. A building group must be arranged in order to be accessible by emergency vehicles.

(3)

Distance Between Structures.

Single-Family Detached or Two-Family Dwellings. In the Agricultural-Rural District and Residential-Suburban District there shall be at least 16 feet between single-family detached or two-family dwellings and in the Residential-Urban there shall be at least 10 feet between such structures.

Single-Family Attached or Multifamily Dwellings. There shall be at least 40 feet between the front or rear of any single-family attached or multifamily dwelling structure and the front or rear of any other such structure. In addition, the side of any such structure shall be at least 30 feet from the side, front or rear of any other such structure.

Maximum Building Coverage. The maximum permitted building coverage shall be 30% and shall apply to the entire development tract, rather than to individual lots.

Criteria for Granting Approval of Residential Cluster Developments. In addition to the standards set forth the §27-1402 of this Chapter for review and approval of conditional use applications, the following criteria shall be utilized in reviewing applications for residential cluster developments.

The proposed cluster development shall be in harmony with the general purpose, goals, objectives, and standards of the Muncy Creek Planning Area Comprehensive Plan, this Chapter, and the Township Subdivision and Land Development Ordinance [Chapter 22].