Development standards for residential cluster developments

The planning board may grant approval for the construction of a residential cluster development containing only single-family housing in the R-80 zone and single-family and duplex in R-40, R-20, R-10 and R-10A zones. The planning board may also grant approval for multifamily development pursuant to section 17.2 of this ordinance in the R-80, R-40, R-20, R-10 and R-10A districts, provided the proposed development complies with all the applicable requirements of the Narragansett subdivision and land development regulations.

The purpose of this approval is to assure harmonious, efficient, and convenient groupings of residential buildings; to increase housing opportunities; to provide variety in type, site design, and density of housing; to encourage the preservation of open space and the beneficial natural features of the site; and to facilitate the provision of community services, facilities and improvements.

The planning board will not grant approval for a residential cluster development unless it determines that the proposed development blends appropriately with the general pattern of land use in the neighborhood and the town, and harmonizes with the purposes and intent of this ordinance.

• • (1) Site. A residential cluster development shall be located on a tract of land having a minimum gross area of five acres in an R-10 or R-10A zone; ten acres in an R-20 zone; and 15 acres in an R-40 or R-80 zone. The tract shall be developed by a single owner or a group of owners acting jointly.

  • (2) Permitted uses. A residential cluster development approved by the planning board may include single-family dwellings and duplex dwellings.

  • (3) Accessory uses. Subject to the approval of the zoning board, a residential cluster development may include parking facilities and indoor and outdoor noncommercial recreation facilities for the use of residents, including a golf course, tennis courts, parks, and open space; but shall not include office uses, restaurant and entertainment uses, commercial uses, wholesale business and storage uses, industrial uses, home occupations, professional office of resident, or exterior storage of commercial or recreation vehicles or equipment.

  • (4) Maximum lot coverage. The total coverage by all principal and accessory structures shall not exceed 18 percent of the total lot area.

  • (5) Dimensional regulations. The following list the minimum dimensional regulations for uses in a cluster development:

 

Table of Dimensional Regulations for Residential Cluster Development

 

Side or rear yards which abut property that is not developed with clustered dwellings must have a minimum dimension equal to that required for the abutting parcel.

• • (6) Landscaping and buffer areas. A residential cluster development must comply with all requirements for landscaping and buffer areas prescribed in section 7 of this ordinance, except that, in addition, no aboveground construction shall be permitted within 59 feet of any lot line or boundary line of the tract.

  • (7) Density requirements. The total number of dwelling units permitted in a residential cluster development shall be computed by dividing the total area of the tract which is suitable for development (less 15 percent for streets and easements) by the minimum lot size permitted in the zone in which the tract is located. Wetlands, waterbodies, and other lands with severe limitations for development are not considered suitable for development. The total number of dwelling units permitted in a residential cluster development shall not exceed the number permitted in a traditional development.

  • (8) Open space. At least 25 percent of the total area of the parcel or tract, exclusive of land set aside for roads and easements, shall be devoted to common open space. The space may be used for active and passive recreation, conservation, agriculture, buffer areas, permitted accessory uses, and drainageways.

At least 50 percent of the common open space, or 12.5 percent of the total area of the parcel, shall be usable for active recreation. No more than 20 percent of the common open space may be paved or devoted to recreational structures. The addition of noncommercial recreational structures compatible with open space objectives in an approved residential cluster development requires site plan review and approval by the planning board.

The open space may be in one or more parcels, each of which must be of appropriate size, shape, and character to serve its designated use. The zoning board of review may require accessways at least 25 feet wide connecting each parcel of open space with one or more streets in the development. These accessways shall be clearly marked so as to distinguish common open space from private property. Strips of land may be permitted as common open space if they serve as accessways between dwellings, drainage areas, and buffer areas.

Land which is damaged or disturbed as a result of excavation, grading, or other earth moving operations; tree harvesting; solid waste disposal; or other causes, shall not be accepted as common open space unless it is restored to a condition suitable to effect the purposes of this section. The planning board may require the developer to provide surety to ensure such restoration.

• • (9) Ownership of open space. Common open space shall be dedicated to an appropriate legal entity which shall be responsible for maintenance. In order to protect the common open space from the possibility of development or environmental damage, the developer shall convey to the Town of Narragansett, as a condition of approval, an open space easement. The easement shall restrict any building and any removal of soil, trees, and other natural features, except where such activities are consistent with conservation, recreation and aesthetic uses. The planning board may require the conveyance by easement to the Town of Narragansett of new or existing accessways to the Narragansett Bay and/or Atlantic Ocean shorelines as part of the open space requirement for new coastal projects.

  • (10) Off-street parking facilities. Off-street parking shall be provided and maintained as follows:

    • a. There shall be at least two car spaces per dwelling unit;

    • b. No parking shall be permitted within 12 feet of any boundary line or within the required minimum front yard;

    • c. Off-street parking spaces and servicing drives shall be located within the boundaries of the lot being developed, and shall comply with the provisions of section 7 of this ordinance.

  • (11) Trash disposal. Each multifamily building shall be provided with an enclosed trash container sufficient to accommodate all trash and waste stored on the premises. The container and utility area shall comply with the provisions of section 7 of this ordinance.

  • (12) Utilities. In order to be considered for approval, the parcel or tract must be served by public water, sewer, and other utilities. No individual sewage disposal systems or wells shall be permitted.

  • (13) Traffic. The residential cluster development shall not cause traffic service on nearby streets and highways to fall below a "C" level, as defined by the transportation research board.

  • (14) Required certificates or documents. An applicant for site plan approval of a residential cluster development must submit, in addition to the materials required by section 18 of this ordinance, the following certificates or documents:

    • a. A written agreement or contract to be executed between the developer and the town, stating:

      • 1. That the owner or developer will construct the development and install improvements both public and private in accordance with the approved plan. Surety shall be posted to guarantee completion;

      • 2. That in the event of failure of the owners, successors or assigns to maintain any common open space, recreation areas, landscaping features or other required improvements, the town may enter the development and perform the necessary maintenance work and charge the cost, including attorney's fees, to the owners, successors or assigns;

      • 3. That this contract shall be binding upon the heirs, assigns, successors or receivers of the development and shall constitute a lien on the property in the development;

      • 4. Any other conditions required by the planning board.

    • b. Copies of any proposed management policies and existing deed restrictions or covenants running with the land in the development, if any exist or are proposed;

    • c. A description of any existing easements, covenants or restrictions affecting land within the development and an instrument conveying any easements required as a condition of approval to the town;

    • d. All other procedural requirements or supporting material set forth in the town land subdivision regulations not heretofore mentioned in this section, which are applicable to any cluster development.

(Ch. 811(2), § 1(17.1), 4-1-2002; Ch. 1016, § 8, 5-2-2016; Ch. 1118, § 17, 12-18-2023)