Authorization. The Town Board hereby authorizes the Planning Board, simultaneously with the approval of a plat or plats pursuant to this article, to modify provisions of Article IV of the Zoning Chapter, including lot area and lot width (overall densities and shoreline lot width shall not be varied) subject to the conditions hereinafter set forth and such other reasonable conditions as the Town Board may in its discretion add thereto.

Purpose. The purpose of the cluster provisions is to encourage flexibility in the design and development of land in order to promote its most environmentally sensitive use; to facilitate the adequate and economical provisions of streets and utilities; to preserve the natural and scenic qualities of open space; and to encourage compatibility with the goals and objectives of the Comprehensive Land Use Plan.

Objectives. In order to realize the purpose of this section, a cluster design shall achieve the following objectives:

Application. If the owner makes written application for the use of this procedure, it may be followed at the discretion of the Planning Board if, in said Board's judgment, its application would benefit the Town.

Must be zoned residential only. This procedure shall be applicable only to lands zoned for residential purposes, and its application shall result in a permitted number of dwelling units which shall in no case exceed the number which could be permitted, in the Planning Board's judgment, if the land were subdivided into lots conforming to the minimum lot size or lot width and density requirements of the Zoning Chapter applicable to the district or districts in which such land is situated and conforming to all other applicable requirements.

Unit types. The dwelling units permitted may be, at the discretion of the Planning Board and subject to the conditions set forth in this chapter, in detached, semidetached, attached, or multistory structures.

Open space areas. In the event that the application of this procedure results in a plat showing lands available for park, recreation, open space, conservation or other municipal purposes directly related to the plat, then the Planning Board, as a condition of plat approval, may establish such conditions on the ownership, use, and maintenance of such lands as it deems necessary to assure the preservation of such lands for their intended purposes.

Review of site plan. The proposed site plan, including areas within which structures may be located, the height and spacing of buildings, open spaces and their landscaping, off-street open and enclosed parking spaces, and streets, driveways and all other physical features as shown on said plan or otherwise described, accompanied by a statement setting forth the nature of such modifications, changes, or supplementation of existing zoning provisions as are not shown on said site plan, shall be subject to review and public hearing by the Planning Board in the same manner as set forth in Article V, Approval of Site Plans and Certain Uses.

Chapter notations. On the filing of the plat in the office of the County Clerk or Registrar, a copy shall be filed with the Town Clerk who shall make appropriate notations and references thereto in the Zoning Chapter and Town Zoning Map.