Long Hill Township City Zoning Code
§ LU-158.5
Density Modification Subdivisions.
a.
An application for approval of a density modification subdivision shall be deemed an alternative method of subdividing land and may be initiated at the option of the applicant. In addition to all other requirements of this Ordinance, all density modification subdivisions shall be subject to the provisions of this section.
b.
Application Procedure.
1.
An applicant proposing a density modification subdivision shall first submit a sketch subdivision plat to the approving authority in accordance with zoning standards enumerated in the Schedule of Bulk Requirements applicable to subdivisions not under density modification provisions. The purpose of the sketch subdivision plat is to establish the number of building lots to be permitted within the subdivision. The approving authority shall not approve such sketch subdivision plat if it includes lots which could not, because of their situation or presence of critical areas, be developed for residential purposes. After acceptance of the sketch plat by the Board, the applicant may then submit a plan (with no additional fee) in accordance with standards and conditions of this section and Subsection 124.12, showing not more than the same number of lots shown and agreed to in the original sketch subdivision plat.
2.
The approving authority shall review the density modification subdivision and thereafter decide upon the submission. The Board shall base its decision on the proposal with regard to the following:
(a)
Whether the proposal conforms to the Master Plan of the Township.
(b)
Whether the proposal furthers the intent and spirit of this Ordinance and the Master Plan of the Township.
(c)
Whether the proposal does comply with the intent and purpose of the density modification provisions, as described in Subsection 124.12, and complies with the design standards herein specified.
(d)
The need for additional public open space or recreational facilities in the area.
(e)
The potential for an open space connection between two public open space areas.
(f)
The desirability of public access due to the peculiar physical characteristics of the area which make it suitable for public open space uses not otherwise available in that area.
(g)
Whether the proposed common open space area is suitable for recreational or open space uses.
3.
The approving authority shall not be compelled to approve a proposal for a density modification subdivision if it determines that the proposal does not further the orderly development of the area and the proposed open space does not relate to the Master Plan for development of the Township.
c.
Density modification subdivisions shall be subject to the following additional design standards:
1.
House lots and common open space shall be so arranged as to discourage future development of the common open space for other than open space uses.
2.
The maximum number of house lots shall abut the common open space and all house lots shall have reasonable access to the common open space.
3.
The location and arrangement of common open space shall be determined with due regard for area topography, preservation of landscape, appropriate siting of lots, relationship of open space to surrounding development, access by persons and maintenance equipment and other applicable factors, as determined by the approving authority.
4.
Wherever possible, common open space shall abut park land or other land in public ownership so as to create large contiguous tracts of open space.
5.
Where feasible, separate vehicular and pedestrian circulation systems shall be provided.
6.
Where practicable, house lots in the density modification subdivision shall be located and sized so as to avoid abrupt changes in lot sizes, setbacks or the like between the density modification subdivision and abutting existing developments.
7.
All common open space shown on a preliminary plat shall be included in the first section submitted for final plat approval. However, in the case of a subdivision to be developed over a period of years, the approving authority may permit the total area proposed for common open space to be divided among the sections as submitted for final plat approval, in which case the common open space appurtenant to each such section shall comply with the minimum common open space requirements as applied to each section.