[Amended 7-16-2007 by Ord. No. 2007-02]
The following is an expansion of the statement of community development objectives contained in § 265-2A of this chapter. The intent of this article is to establish standards and criteria which permit Cluster Development of lands in the R-1 and R-1A Agriculture-Residential Districts and the R-2 Residential District. In addition, the open space regulations of this article also govern the preservation and use of common open space in the R-3 and R-4 Residential Districts, Articles VI and VII of this chapter. Furthermore, it is the intent of this article to:
A. 
Preserve open land, including those areas containing unique and sensitive natural features such as woodlands, steep slopes, streams, floodplains, and wetlands, by setting them aside from development.
B. 
Reduce erosion and sedimentation by the retention of existing vegetation, and the minimization of development on steep slopes.
C. 
Preserve scenic views and elements of the Township's rural character, and to minimize perceived density, by minimizing views of new development from existing roads.
D. 
Provide greater design flexibility and efficiency in the siting of services and infrastructure, by reducing the road length, utility runs, and the amount of paving required for residential development.
E. 
Create compact neighborhoods with direct visual access to open land, with amenities in the form of neighborhood open space, and with a strong neighborhood identity.
F. 
Implement the goals of the Douglass Township Open Space Plan and the Pottstown Metropolitan Regional Comprehensive Plan.
G. 
To provide for the preservation and maintenance of open land within Douglass Township to achieve the above-mentioned goals and for active or passive recreational use by residents.
[Amended 11-3-2014 by Ord. No. 2014-04]
Lots proposed for residential development within the R-1 and R-1A Agriculture-Residential Districts or the R-2 Residential District which meet the following criteria must be submitted as a Residential Cluster Development subject to the provisions of this article. A sketch plan demonstrating compliance with all applicable zoning regulations is required.
A. 
Tract location. When the land is located in the R-1, R-1A, or R-2 Districts;
B. 
Tract size. When the gross area of the tract is equal to or greater than 20 acres at the time of the passage of this section amendment;
C. 
Proposed use. When the proposed use of a tract is for the development of single-family detached homes; and
D. 
Public sewer proximity. When any portion of the tract is within 1/3 of a mile from the nearest existing sewer line or a proposed sewer line as illustrated in the Township's Act 537 Plan.
[Amended 10-3-2011 by Ord. No. 2011-03-01]
Any proposed development on a tract that conforms to the RCD Overlay applicability requirements as stated in § 265-164 may be developed under the permitted uses of the underlying zoning district with the exception of a single-family detached housing residential use. A residential development within the RCD Overlay must be proposed as a residential cluster development meeting the following use requirements:
A. 
Single-family detached housing units subject to the provisions in § 265-168, Density, dimensional, and design standards.
B. 
Common open space as defined in § 265-169, Open space standards, comprising the minimums established below. Any tract located in the R-1 District that is within the Douglass Township Act 537 public sewer service area, and has a minimum gross area of 100 acres, may use the open space minimum for R-1A.
(1) 
60% of the gross lot acreage in the R-1 District.
(2) 
45% of the gross lot acreage in the R-1A District.
(3) 
15% of the gross lot acreage in the R-2 District.
C. 
Accessory uses on the same lot with and customarily incidental to any permitted use.
D. 
Estate lot. The number of estate lots permitted is limited to one per subdivision.
As a conditional use, country residences may be allowed within the portion of the RCD that lies on top of the R-1 and R-1A Agriculture-Residential Districts, pursuant to the dimensional standards in § 265-168B(4). In order to develop country residences, the applicant must demonstrate to the Township's satisfaction that all the following conditions are met, where applicable:
A. 
It is infeasible to develop the tract in question for cluster development under the Residential Cluster District due to factors such as the size or shape of the tract or the location of natural features.
B. 
The proposed development will not have a disruptive effect on the existing topography, floodplains, wetlands, mature woodlands or other natural features on the site.
C. 
The proposed development shall be consistent with good design principles and land development practices. Specifically, it shall be designed to minimize views of dwellings from exterior roads, and to avoid "stripping out" of lots along those roads.
D. 
The tract in question can be developed in a manner consistent with community goals as expressed in the Douglass Township Open Space Plan.
Prior to submittal of preliminary plans or sketch plans showing the location of proposed lots or roads, the applicant may request that the Township provide a preservation site plan and list of open space goals pursuant to the following requirements:
A. 
The applicant will prepare a map(s) on a sheet(s) of at least 24-inch by 36-inch, of a scale no greater than one inch equals 100 feet indicating the general location of salient natural and built features. These features should include the following where applicable: 100-year floodplains, wetland areas or hydric soils, steep slopes, ponds and streams, riparian areas, woodlands, significant specimen trees, existing structures, scenic views into and from the subject tract, topography, hedgerows, abutting trails, preserved open space historic sites.
B. 
After submittal of the site inventory and analysis the Township will respond to the applicant with a preservation site plan accompanied by a list of open space goals. The plan shall show the general location of open space, and the key resources that should be preserved.
[Amended 10-3-2011 by Ord. No. 2011-03-01; 11-3-2014 by Ord. No. 2014-04]
Homes proposed under the RCD Overlay must meet the specific density and dimensional standards set forth in the following subsections:
A. 
Density. The following two steps shall be used to calculate density for clustered houses:
(1) 
A yield plan, showing the maximum number of homes that could be developed in accordance with the area, width, and yard requirements of the underlying zoning district, shall be prepared for the tract proposed for subdivision. This yield plan shall be equivalent to a plan submitted for regular subdivision approval; shall meet all requirements for standard single-family detached homes as outlined in the underlying zoning district, the lot area calculation and all other applicable standards of this chapter and Chapter 230, Subdivision and Land Development; and must be deemed acceptable by the Township Board of Supervisors and Township Planning Agency, in consultation with the Township Engineer.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(2) 
The number of single-family detached homes permitted under the RCD Overlay, shall not exceed the number of residential homes permitted under the yield plan, except as follows:
(a) 
For cluster developments in the R-1 Agricultural-Residential District that meet the following criteria, density may be increased up to 1.25 times the number of lots shown on the yield plan, rounded to the nearest whole number:
[1] 
The gross tract area shall be at least 50 acres;
[2] 
The tract of land must have frontage along a road with a classification of arterial, collector or feeder;
[3] 
The tract shall be contiguous to existing Township or county owned open space and/or parkland;
[4] 
At least 70% of the gross acreage of the tract shall be preserved as common open space. Open space areas shall maximize common boundaries with open space on neighboring tracts as part of an effort to implement the municipal and county open space and Comprehensive Plans;
[5] 
No less than 90% of the open space created must be open to the public;
[6] 
The public open space created must be improved with recreational amenities acceptable to the Township Planning Agency and the Board of Supervisors;
[7] 
The tract of land must be within 1/3 mile from the nearest sanitary sewer line and within 1/3 mile from an existing water line.
(b) 
For cluster developments in the R-2 Agricultural-Residential District that meet the following criteria, density may be increased up to 1.25 times the number of lots shown on the yield plan, rounded to the nearest whole number:
[1] 
The gross tract area shall be at least 30 acres;
[2] 
The tract of land must have frontage along a road with a classification of arterial, collector or feeder;
[3] 
The tract shall be contiguous to existing Township or county owned open space and/or parkland;
[4] 
At least 25% of the gross acreage of the tract shall be dedicated as common open space. Open space areas shall maximize common boundaries with open space on neighboring tracts as part of an effort to implement the municipal and county open space and Comprehensive Plans;
[5] 
No less than 90% of open space created must be open to the public;
[6] 
The public open space created must be improved with recreational amenities acceptable to the Township Planning Agency and the Board of Supervisors;
[7] 
The tract of land must be within 1/3 of a mile from the nearest sanitary sewer line and within 1/3 of a mile from an existing water line.
B. 
Dimensional standards. All lots created as part of a residential cluster subdivision must meet the average lot size standard below. However an individual lot may be as small as the minimum lot size in order to provide flexibility to the applicant.
(1) 
Residential cluster subdivisions within the R-1 District:
(a) 
Requirements.
[1] 
Average lot size: 22,000 square feet.
[2] 
Minimum lot size: 15,000 square feet.
[3] 
Minimum lot width: 100 feet.
[4] 
Minimum front yard: 30 feet.
[5] 
Minimum side yard: 20 feet.
[6] 
Minimum rear yard: 30 feet.
[7] 
Maximum building height: 35 feet.
[8] 
Maximum building coverage: 20% of gross lot area.
(b) 
For residential cluster subdivisions within the R-1 District that meet the criteria of § 265-168B(1) above, the following standards shall apply:
[1] 
Average lot size: 12,000 square feet.
[2] 
Minimum lot size: 10,000 square feet.
[3] 
Minimum lot width: 80 feet.
[4] 
Minimum front yard: 30 feet.
[5] 
Minimum side yard: 10 feet.
[6] 
Minimum rear yard: 30 feet.
[7] 
Maximum building height: 35 feet.
[8] 
Maximum building coverage: 25% of gross lot area.
(2) 
Residential cluster subdivisions within the R-1A District:
(a) 
Average lot size: 15,000 square feet.
(b) 
Minimum lot size: 12,000 square feet.
(c) 
Minimum lot width: 90 feet.
(d) 
Minimum front yard: 30 feet.
(e) 
Minimum side yard: 15 feet, 35 feet aggregate.
(f) 
Minimum rear yard: 30 feet.
(g) 
Maximum building height: 35 feet.
(h) 
Maximum building coverage: 20% of gross lot area.
(3) 
Residential cluster subdivisions within the R-2 District:
(a) 
Generally.
[1] 
Average lot size: 12,000 square feet.
[2] 
Minimum lot size: 10,000 square feet.
[3] 
Minimum lot width: 80 feet.
[4] 
Minimum front yard: 30 feet.
[5] 
Minimum side yard: 15 feet, 35 feet aggregate.
[6] 
Minimum rear yard: 30 feet.
[7] 
Maximum building height: 35 feet.
[8] 
Maximum building coverage: 18% of gross lot area.
(b) 
For residential cluster subdivisions within the R-2 District that meet the criteria of § 265-168B(2) above, the following standards shall apply:
[1] 
Average lot size: 10,000 square feet.
[2] 
Minimum lot size: 8,000 square feet.
[3] 
Minimum lot width: 70 feet.
[4] 
Minimum front yard: 25 feet.
[5] 
Minimum side yard: 10 feet.
[6] 
Minimum rear yard: 25 feet.
[7] 
Maximum building height: 35 feet.
[8] 
Maximum building coverage: 30% of gross lot area.
(4) 
Country residence subdivisions, as a conditional use:
(a) 
Country residences shall be deed restricted from further subdivision or uses not prescribed in this chapter. This restriction shall be conveyed to all future property owners.
(b) 
Minimum lot size: four acres where the underlying district is the R-1 District. Two acres where the underlying district is the R-1A District.
(c) 
Minimum lot width: 200 feet.
(d) 
Minimum front yard: 40 feet.
(e) 
Minimum side yard: 25 feet, 60 feet aggregate.
(f) 
Minimum rear yard: 40 feet.
(g) 
Maximum building height: 35 feet.
(h) 
Maximum building coverage: 10% of gross lot area.
(5) 
Building setbacks. The following standards shall apply to all residential cluster subdivisions except where an additional 10% of the gross tract area is preserved as open space in accordance with § 265-168A(2).
(a) 
Minimum from external semi-controlled access or scenic roads ultimate right-of-way: 200 feet.
(b) 
Minimum from all other external road ultimate right-of-ways: 100 feet.
(c) 
Minimum from external tract boundaries: 60 feet.
(d) 
Minimum from wetlands, floodplains, or watercourses: 25 feet.
(e) 
Residential cluster subdivisions that comply with § 265-168A(2) shall provide a thirty-five-foot planted buffer along external road ultimate right-of-ways and external tract boundaries. This buffer may be located on a lot but shall be in addition to any required rear or side yard. The quantity and layout of plantings, berming or other landscape improvements must be acceptable to the Township Planning Agency.
C. 
Design standards.
(1) 
All lots in residential cluster developments shall take access from interior roads rather than roads exterior to the tract.
(2) 
Views of homes from exterior roads shall be minimized by the use of changes in topography, existing vegetation, or additional landscaping pursuant to § 230-43 through § 230-52 of Chapter 230, Subdivision and Land Development, wherever possible.
[Amended 10-3-2011 by Ord. No. 2011-03-01; 11-3-2014 by Ord. No. 2014-04]
Common open space standards. Under the standards of § 265-165B, at least 60% of the gross lot area for tracts in the R-1 District, at least 45% of the gross lot area for tracts in the R-1 A District, and at least 15% of the gross lot area for tracts in the R-2 District is required to be set aside as common open space. The open space shall be deed restricted from further subdivision or uses not prescribed by this chapter. This restriction shall be conveyed to all future property owners. The open space shall meet all of the following standards in addition to the standards as set forth in Article I of this chapter (where there is a conflict the stricter standard shall apply):
A. 
Permitted uses.
(1) 
Central open space according to the standards in § 265-169C.
(2) 
Passive open space.
(3) 
Parks and active recreation, including trails.
(4) 
Stormwater management facilities including naturalized basins, ponds and other best management practices.
B. 
Open space design requirements.
(1) 
Open space areas will generally conform to the areas outlined in the preservation site plan as detailed in § 265-167, if applicable. If a preservation site plan has not been created, then the applicant shall maximize the preservation of high priority natural and built features identified by the Township. These areas may include features such as 100-year floodplains, wetland areas or hydric soils, steep slopes, ponds and streams, riparian areas, woodlands, significant specimen trees, existing structures, scenic views into and from the subject tract, topography, hedgerows, abutting trails, preserved open space, or historic sites.
(2) 
Open space areas will maximize common boundaries with open space on neighboring tracts as part of an effort to implement the municipal and county open space and Comprehensive Plans.
(3) 
Natural features such as woodlands, meadows and streams shall remain in their natural state, but may be modified to improve the health of the ecosystem, as recommended by experts in the particular area being modified. Permitted modifications may include:
(a) 
Reforestation.
(b) 
Woodland management.
(c) 
Meadow management.
(d) 
Buffer area landscaping.
(e) 
Stream bank protection.
(f) 
Wetlands management.
(4) 
Open space areas must be designed to maximize bulk and impact. Every open space shall generally have a length-to-width ratio of no greater than 4:1, and be at least 100 feet in width, except for such lands specifically designed as central open space or as trail links with a maximum length of 200 feet.
(5) 
All open space areas must be easily and conveniently accessible by sidewalk or trail from every home in the development.
(6) 
All open space lots shall have at least 100 feet of continuous frontage on an internal public street.
(7) 
At least 8% of the total open space must be in central open space, in accordance with § 265-169C except for developments that meet the requirements of § 265-168A(2)(a) and (b) above and are preserving at least another 10% of the gross area of the tract as common open space. Such developments shall contain at least one village green in accordance with § 265-169C(1) below.
C. 
Central open space requirements.
(1) 
All central open space shall meet one or both of the following design options:
(a) 
Village green. Each village green shall:
[1] 
Be at least 20,000 square feet in size;
[2] 
Be configured so that a circle with a radius of 50 feet can fit within the confines of the green; and
[3] 
Be surrounded along at least 75% of its perimeter by roads.
(b) 
Parkway. Each parkway shall:
[1] 
Have a minimum average width of 20 feet and a length of at least 150 feet and shall be surrounded by streets on all sides.
(2) 
Additional central open space standards.
(a) 
All developments with 25 or more dwelling units shall contain a primary park that meets the following criteria:
[1] 
It is configured as a village green.
[2] 
It is improved with either a gazebo, pavilions, or paved patio area with a fountain to help identify this park as the central gathering place for the development. This improvement shall be a minimum of 300 square feet in size.
[3] 
It is located near the middle of the development.
[4] 
It is easily and conveniently accessible by sidewalk or trail from all dwelling units in the development.
(b) 
At least 30% of all lots (rounded up to the nearest whole number) in the development must border central open space with the homes facing the central open space, and all dwelling units shall be located within 800 feet of some type of central open space. For developments where more than 60% of the gross area of the tract is preserved as open space and the open space includes improvements, such as a trail or recreational facilities, the percent of lots required to border the central open space may be reduced by up to 5%.
D. 
Public trail option.
(1) 
Residential cluster developments may include a publicly accessible trail, paved or unpaved, as a substitution for the required recreational facilities specified in § 265-37 at the discretion of the Township's Board of Supervisors.
(a) 
The trail must be accessible to each residence in the development by either trail extension or sidewalk.
(b) 
Trails must be constructed of macadam or cinder bases.
(c) 
If applicable, trails should link to county trails, municipal trails or abutting neighborhood trails.
(d) 
Trails should maximize the access and enjoyment of common open space within a Residential Cluster Development.
E. 
Maintenance and ownership. Maintenance and ownership of common open space, facilities and public trails is pursuant to the provisions of § 265-37.
All development within the RCD Overlay shall tie into the existing public sewer and water systems and be serviced by these public systems.
Development under the standards of this chapter may be phased prior to neighborhood development, in accordance with a unified development plan for the entire tract and the following requirements:
A. 
An inventory and analysis of the entire tract shall be completed in accordance with § 265-167.
B. 
A unified development plan for the tract shall be approved as a sketch plan, and shall be made part of a binding development agreement between the applicant and the Township.
(1) 
The maximum density permitted within the development shall be based upon the developable acreage of the original tract as indicated by a yield plan pursuant to § 265-168A(1).
(2) 
Any future cluster development shall be consistent with the approved sketch plan and development agreement.[1]
[1]
Editor's Note: Original Section 709, Parking, of the 1986 Code of Ordinances, previously included in this article, was repealed 4-1-2013 by Ord. No. 2013-03. See now Ch. 265, Art. XXVIII.
In accordance with any existing development containing a Homeowners' association, residents of such Douglass Township developments so established or which shall be established in the future shall not be permitted to park, store, load, prep or maintain any recreational vehicles (RV) as so defined under this chapter within the development or on a roadway of the development for a period greater than 72 consecutive hours or for more than three days within any ten-day period. The ten-day period shall be counted from the first day of parking during the seventy-two-hour period and for nine days thereafter.