(A) Requirement established. All subdivisions, condominium subdivisions and lot splits which are proposed under this section, must conform to the following single-family cluster design standards.
(B) Intent. The intent of these clusters design standards is to encourage the long-term preservation of open space, agricultural land, unique rural character, natural features and the provision of recreation and open space areas.
(C) Required cluster design standards.
(1) The following table details required design standards for all single-family cluster developments proposed under this section:
Zone | Minimum Lot Area | Minimum Lot Width | Minimum Open Space(a) |
Density Dwelling Units/Acre |
AG | 2.5 acres | 250 feet | 10% | 0.4 |
SF | 2 acres | 200 feet | 10% | 0.5 |
(a) Minimum open space required as percentage of total site area excluding rights-of-way and easements | ||||
(2) All lots shall be served by an internal public or private road network. No lots shall front upon the existing county road.
(3) The applicant shall provide evidence of County Health Department approval for proposed septic and well locations for all lots proposed under this section.
(4) The permanent open space shall include the site’s most significant natural, agricultural and/or cultural environmental features, such as:
(a) Steep slopes;
(b) Wetlands, floodplains, natural watercourses;
(c) Woodlands;
(d) Scenic views;
(e) Agricultural or equestrian components;
(f) Historical structures;
(g) Recreational pathways and facilities; and
(h) Similar features approved by the Planning Commission.
(5) Individual dwellings and clusters of homes shall be visually screened from view along existing roadway corridors, in order to reduce visual impact and the appearance of a typical subdivision.
(6) Open space areas shall be accessible to all lots in the development, either directly, from a pathway system, or from the internal road network. Where the open space is agricultural land, the open space dedication and maintenance agreement shall include limitations on physical access to the open space for non-agricultural purposes and provisions for adequate, unrestricted agricultural, farming, implement or other access necessary for agricultural uses or activities. Access to agricultural use areas shall be separate from residential access to units and open space areas.
(D) Open space maintenance.
(1) All open space shall be permanent and set aside in perpetuity.
(2) Open space shall be in single ownership and maintained by any of, but not necessarily limited to, the following:
(a) Deed restrictions or condominium master deed restrictions with the township named as a controlling party regarding preservation and maintenance of dedicated open space areas;
(b) Dedication of open space to a public body or private land conservancy or trust; and
(c) Conservation easement granted to a public body or private land conservancy or trust.
(3) All open space ownership and maintenance agreements shall be reviewed and approved as to form and content by township legal counsel prior to approval by the Planning Commission.
(4) All open space agreements which involve donations of land to the township or which name the township as a party to any agreement shall be approved by the Township Board prior to final approval of the development proposal by the Planning Commission.
(E) Review process.
(1) All proposed single-family cluster developments shall be reviewed in compliance with the appropriate procedure for the type of development (lot split, subdivision, site condominium and the like) in accordance with the design criteria in this section. The Township Board shall approve the private road prior to final approval by the Planning Commission in accordance with §§ 91.01 through 91.06.
(2) The Planning Commission shall review the cluster site plan for conformance with this section, § 153.180 Site Plan Review and § 153.239 where the single-family cluster density bonus option is sought. In addition, the Planning Commission shall determine that the site plan conforms with the following:
(a) Preservation of streams, watercourses, wetlands, floodplains, areas of unique topography, prime agricultural or equestrian lands, woodlands or open fields;
(b) Minimizes impact of road, utility and lot construction on the existing topography and land cover;
(c) Minimizes necessary extensions of roads, utilities and other infrastructure; and
(d) Provides adequate access to the open space areas.
(G) Cluster density bonus option. Subject to the provisions of § 153.239 Single-Family Cluster Density Bonus Option, and after special land use approval by the Planning Commission, a density bonus may be applied for by the applicant and landowner.
(Ord. passed 10-11-2000) Penalty, see § 153.999