To provide an optional approach to community development with provisions to permit more efficient utilization of land and of community facilities and services.

To encourage innovative single family residential land development that will conserve open space and protect environmentally sensitive areas from inappropriate development.

To provide for active and passive recreational amenities commensurate to the population to be served by the cluster development.

Cluster developments containing single-family detached dwelling units are permitted as a conditional use in the RR Rural Residential District and the RS Rural Suburban Residential District.

The development shall contain a minimum contiguous land area of 10 acres gross. Contiguous shall mean land area not separated or divided by streets, highways, rights-of-way, or other properties.

The development shall be serviced by municipal sewage disposal facilities and by a municipal water supply system.

A minimum of 50% of the gross area of the development shall be set aside as common open space. No more than 50% of the common open space shall be located on lands within the Environmental Protection Overlay District, as established by Part 5.

The cluster development shall not exceed the overall gross residential density that would be permitted if a cluster development option was not pursued.

The area that is not utilized for development shall be set aside as common open space.

The area to be utilized and calculated for development purposes shall not include lands within the Environmental Protection Overlay District, as established by Part 5.

The development shall be designed with regard to the natural features of the site. The effects of prevailing winds, seasonable temperatures, and hours of sunlight shall be considered during the layout and design of the development.

All natural features (lakes, streams, topsoil, knolls, basins, trees, and shrubs) should be preserved and incorporated into the final landscaping of the development whenever possible and desirable. The finished topography of the site shall adequately facilitate the development without excessive earthmoving and neglect for the natural amenities.

The development shall provide a planting screen along the property lines at the periphery of the development to protect the privacy of the adjacent residents. The planting screen shall be consistent with the standards specified under § 27-713, "Landscaping," of this chapter.

The proposed residential dwelling units located within the development shall not be located along existing roads within the Township and/or along any proposed interior collector street. This provision may be waived by the Township if the applicant demonstrates that the design options are limited based on development constraints.

The proposed residential dwelling units shall exhibit architectural compatibility amongst their design.

All applicable sections of Part 7 of this chapter shall apply as supplementary guidelines and specifications.

Landscape Requirements.

General Regulations.

A minimum of 50% of the gross area of the development shall be set aside as common open space. No more than 50% of the common open space shall be located on lands within the Environmental Protection Overlay District (Part 5).

The common open space calculation shall not include land areas that have been devoted to roads, utility easements, or stormwater management facilities or any other area excluded from consideration as identified in § 27-202, "common open space" definition.

Significant natural features shall be incorporated into the overall schematic of the design as common open space areas whenever possible.

The area devoted to common open space shall be comprised of areas not less than 50 feet in width and shall not contain less than one contiguous acre of land. There shall be at least one designated common area within the development containing no less than 30% of the required open space.

For all common open spaces, satisfactory written agreements approved by the Douglass Township Board of Supervisors shall be consummated for the perpetual preservation and maintenance of the common open spaces.

Active and passive recreational provisions shall be provided within the open space area commensurate to the population of the cluster development in which it is to serve. National Park and Recreation Standards shall be utilized for determination of the active and passive recreational amenities to be provided (as included in the Open Space and Recreation Plan Element of the Douglass Township Comprehensive Plan, as amended).

A maintenance plan for the open space area should be developed which clearly illustrates those areas proposed for active and passive recreational amenities as well as all areas of the open space intended to be manicured on a regular basis and those areas intended to remain in their natural state.

The developer of the cluster development shall make arrangements, provisions, or agreements as necessary to ensure that the common open space shall continue to be adequately managed and maintained.

The developer of the cluster development shall have the following options for ownership, management, and maintenance of the common open space:

If the common open space is dedicated to a homeowners association or trust association, the developer shall file with the Township an acceptable declaration of covenants and restrictions that will govern the association. Additionally, the developer shall submit to the Township the proposed deeds of conveyance from the developer to the lot owner.