Greenwich Township City Zoning Code
§ 16-15.4
Permitted modifications in cluster subdivisions.
[Ord. No. 1987-11]
a.
Applicability. A major subdivision of an entire tract consisting of 30 or more acres intended for development with residential lots may incorporate the technique of cluster development, where it can be demonstrated to the satisfaction of the Board that the environmental, agricultural or recreational benefits of clustering will outweigh any potential detriment from the creation of lots that are smaller than the minimum required for the district and where it can be demonstrated that the open space created as a result of the cluster will be of benefit to the general public or to the residents of the cluster subdivision. In such cases, the minimum lot area, dimensional, and yard requirements may be modified as provided in Subsection 16-15.4f hereinbelow.
b.
Density. The overall number of lots permitted in a cluster subdivision shall not exceed the number that would be approved for a conventional subdivision. To determine the number of lots permitted, the developer may elect either to plat a conventional subdivision, providing all environmental data required by the Land Use Board to determine how many of the lots would be suitable for development, or, in the alternative, to divide 70% of the gross tract area by the required minimum lot size for the district.
[Amended by Ord. No. 2014-02]
c.
Land use. Development in a cluster subdivision shall be limited to single-family detached dwellings.
d.
Deed restrictions. Open space areas which will be held in common by a homeowners' association and not dedicated to the Township shall be protected by a deed restriction, with the Township as a party beneficiary.
e.
Findings. The developer shall demonstrate to the satisfaction of the Board that the smaller lots in a cluster subdivision will be adequate to support homesites and individual septic systems, and, where public water from an off-site source is not available, individual wells, and that the environmental, agricultural or recreational benefits from clustering will outweigh any potential detriment from the creation of smaller lots. The developer is urged to submit a conceptual plan to the Land Use Board for discussion purposes; it is recommended that such submission include sufficient environmental data to permit the Board to indicate to the applicant, early in the review process, the probability of approval of a cluster subdivision.
[Amended by Ord. No. 2014-02]
f.
Permitted modification of minimum lot area and width. No lot in a cluster subdivision shall have a lot area of less than 30,000 square feet measured within 200 feet of the front street property line, nor shall any lot have a lot width of less than 150 feet, provided, however, that on a cul-de-sac or curved street, each lot shall have a frontage along the front street property line of at least 75 feet and a lot width of at least 150 feet measured along a line 100 feet from the front street property line. All other setback and bulk requirements for the R-1 Zone shall be met on each lot within the cluster subdivision. In a cluster subdivision which will not be served by public water from an off-site source, the requirements of Subsection 16-14.4f shall apply to the development.
g.
Open space requirements.
1.
In a cluster subdivision, land area equal in acreage to a minimum of 15% of the entire tract shall be set aside as open space for recreation or conservation purposes and shall be suitably located and/or improved for its intended purpose.
2.
Such open space may be offered to the Township for public purposes or it may be owned and maintained by an association. Any lands intended to be offered to the Township for public purposes shall be so declared prior to preliminary approval. All lands not offered to and/or not accepted by the Township shall be owned and maintained by an association.
3.
Any open space offered to the Township shall meet the following requirements:
(a)
The minimum size of each parcel offered shall be two acres.
(b)
Lands offered for recreational purposes shall be improved by the developer, including equipment, walkways and landscaping, in order to qualify the lands for acceptance by the Township.
(c)
Any lands offered to the Township shall be subject to review by the Land Use Board, which, in its review and evaluation of the suitability of such land, shall be guided by the master plan of the Township, by the ability to assemble and relate such lands to an overall plan and by the accessibility and potential utility of such lands. The Land Use Board may request an opinion from other public agencies or individuals as to the advisability of the Township's accepting any lands offered to the Township.
[Amended by Ord. No. 2014-02]
h.
Perimeter lot requirements.
1.
Any lot in the tract fronting upon an arterial street, as shown on the master plan or official map, shall have a minimum width at the front street property line of 175 feet.
2.
Any perimeter lot in a tract proposed for a cluster subdivision shall be increased in size over the minimum required by the addition of a twenty-foot buffer easement along the portion of the lot abutting the tract perimeter.