Douglass Township City Zoning Code
ARTICLE I
General Provisions
§ 265-1 Short title.
This chapter shall be known and may be cited as the "Douglass Township Zoning Ordinance of 2025."
§ 265-2 Statement of community development objectives.
This chapter is enacted in conformance with the requirements of Act 247, the Municipalities Planning Code, as amended. It is the intent of this chapter to implement the goals and objectives set forth in the Douglass Township Comprehensive Plan and the Pottstown Metropolitan Regional Comprehensive Plan, in such a way that land uses appropriate for the character of the Township are encouraged and environmentally sensitive areas such as steep slopes and floodplains are protected from inappropriate development. The following specific development goals and objectives are intended to serve the needs of Douglass Township's future.
A.
Residential goals and objectives:
(1)
To encourage the maintenance of the rural character of the Township while providing a variety of housing types and densities.
(2)
To provide for low density residential development in areas which are removed from the Gilbertsville core area and which neither have, nor are planned to have, centralized sewer or water service.
(3)
To allow for timing of growth at a rate consistent with recent past growth and the availability of appropriate community facilities and municipal services.
(4)
To channel higher densities of development into areas which provide adequate community facilities and municipal services or are planned for their expansion and areas designated for growth as indicated in the Future Land Use Plan of the Pottstown Metropolitan Regional Comprehensive Plan (PMRCP) and the future land use plan of the Douglass Township Comprehensive Plan.
(5)
To direct manufactured home park development into areas most suited for it in terms of required community facilities and municipal services as well as other medium density residential land use requirements.
B.
Industrial development goals and objectives:
(1)
To provide adequate land for all types of industrial development.
(2)
To adequately protect surrounding development from the noxious effects of heavy industry.
(3)
To permit light industrial and research and development uses to be located on appropriate sites which are consistent with surrounding development patterns.
(4)
To provide for alternative types of uses consistent with growth within the Route 100 Corridor Master Plan, as designated in the Future Land Use Plan of the Pottstown Metropolitan Regional Comprehensive Plan (PMRCP) and the future land use plan of the Douglass Township Comprehensive Plan.
C.
Commercial development goals and objectives:
(1)
To make provisions for adequate commercial facilities to serve the present and projected population of Douglass Township.
(2)
To permit the development of planned convenience centers which would permit easy access for convenience goods.
(3)
To limit "strip commercial" uses in mixed commercial and residential areas to uses which do not attract large volumes of traffic and continuous customer turnover, including uses such as specialty and personal service shops, especially when located in the conversions of existing buildings.
(4)
To provide for alternative types of commercial uses consistent with growth within the Route 100 Corridor Master Plan, as designated in the Future Land Use Plan of the Pottstown Metropolitan Regional Comprehensive Plan (PMRCP) and the future land use plan of the Douglass Township Comprehensive Plan.
D.
Environmental and open space goals and objectives:
(1)
To adopt zoning which encourages preservation and protection of environmental amenities.
(2)
To encourage the retention of appropriate open space by means of innovative development techniques.
(3)
To ensure that inappropriate development will not occur in floodplains, areas of steep slopes or other environmentally sensitive areas.
§ 265-3 Establishment of controls.
A.
For new structures, subdivision and uses. All new buildings or other structures shall be constructed, and all parcels of land shall be subdivided, developed and/or used only in accordance with the regulations specified for each district. Any new building, other structure, or tract of land approved after the effective date of this chapter, as a result of the granting of a variance or other appropriate, lawful form of relief, shall be deemed nonconforming and subject to the regulations of Article XXVI of this chapter.
B.
For existing structures, parcels and uses. Any lawful buildings, other structures, parcels or uses of land in existence on the effective date of this chapter, which are not in conformance with the applicable regulations contained herein, shall be deemed nonconforming, and subject to the regulations of Article XXVII of this chapter.
§ 265-4 Establishment of districts and other regulations.
A.
For the purposes of this chapter, the Township of Douglass is hereby divided into districts, which shall be designated as follows:
R-A | Residential-Agricultural District |
R-1 | Residential District |
R-2 | Residential District |
R-3 | Residential District |
R-4 | Residential District |
IN | Institutional District |
LC | Limited Commercial District |
GC | General Commercial District |
M-1 | Office and Light Industrial District |
M-2 | Manufacturing Industrial District |
FL | Floodplain Conservation District |
MU | Office and Mixed-Use District |
Route 100/County Line Road Intersection East Shopping Center Overlay District | |
AAC | Adult Active Community Overlay District |
LOR | Limited Office Residential Overlay District |
Route 100 Corridor Master Plan Overlay District | |
NMU | Neighborhood Mixed Use Overlay District |
RCC | Riparian Corridor Conservation District |
B.
In addition, there shall be two parts which provide for other development options within the framework of several of the residential districts listed below. These parts shall be designated as follows:
Cluster Development Regulations
Manufactured Home Park Regulations
§ 265-5 Adoption of Zoning Map.
The areas within the Township limits as assigned to each district and the location of boundaries of the districts established by this chapter are shown upon the Zoning Map, which is declared to be part of this chapter and shall be kept on file by the Township Secretary.
§ 265-6 District boundary lines.
Where uncertainty exists with respect to the boundaries of the various districts, as shown on the Zoning Map, the following rules shall apply:
A.
Boundaries indicated as approximately following the center line of streets, highways or alleys shall be construed to the following center line.
B.
Boundaries indicated as approximately following plotted lot lines shall be construed as following such boundaries.
C.
Boundaries indicated as approximately following Township boundaries shall be construed as following such boundaries.
D.
Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks; or following the center line of the right-of-way if the tracks are removed.
E.
Boundaries indicated as following streams and rivers shall be construed to follow center lines of the same.
G.
When a district boundary line divides a lot held in single and separated ownership at the time this chapter becomes effective, the regulations as to use in the less restrictive district may, when authorized as a special exception, extend over a portion of the lot in the more restrictive district, not to exceed 50 feet.
§ 265-7 Lot sizes.
Any lot, as well as the open space reserved on it, must equal or exceed the minimum sizes prescribed in this chapter for the district in which the lot is located.
§ 265-8 Lots of record, nonconforming.
A lot of public record, in single and separate ownership at the time of enactment of this chapter, or amendments thereto, which is not in conformance with the area or other dimensional requirements of the district in which it is located shall be deemed nonconforming and shall be subject to the regulations of § 265-238 of this chapter.
§ 265-9 Reduction of lot area.
No lot shall be so reduced that the area of the lot or the dimensions of the required open space shall be less than herein prescribed.
§ 265-10 Obstruction to vision at intersections prohibited.
On corner lots, no physical improvements or planting areas shall be erected, altered or maintained within the required yards which shall cause obstruction to driver vision from the abutting intersection.
§ 265-11 Access to public streets.
All lots shall have direct access to a public street in compliance with the minimum lot width regulations of the district in which they are located. In the R-1 and R-2 Zoning Districts access may be provided by a strip of land at least 50 feet wide, provided that the area of the access strip is not calculated in the minimum lot area, and that the lot or lots comply with the requirements of § 265-24, Rear lotting. In the R-3 District, single-family attached dwelling units may share common access driveways or roads which serve clusters of dwelling units. Town homes may front on public rights-of-way, private streets, common parking areas, and public greens and plazas. Where access is provided to the rear of units, via common access driveways, units are not required to have direct vehicular access to a public or private street.
§ 265-12 Existing interior lots.
In computing the area of such lots, the area of the access strip shall not be included. The access strip shall be used as access to only the particular lot of which it is a part, except when other lots with street frontage and lot width in compliance with this chapter obtain access via the access strip for safety or convenience purposes.
§ 265-13 Projections into required yards.
No structure and no part of a structure shall be erected within or shall project into any minimum required yard in any district except that:
A.
An enclosed porch not more than 14 feet in height may be erected to extend into a required front or rear yard a distance of not more than 10 feet, provided that the remaining setback from a property line is not less than five feet.
B.
An uncovered terrace, including decks and patios, that does not extend above the level of the first floor of the building may be erected to extend into a required yard a distance of not more than 10 feet, provided that the remaining setback from a property line is not less than five feet.
C.
A buttress, chimney, cornice, pier or pilaster of a building may project not more than 18 inches into a required yard.
D.
Open, unenclosed fire escapes, steps, bay windows and balconies may project not more than three feet into a required yard.
§ 265-14 Height exceptions.
Exception to the maximum height specified in each district shall be governed by the following:
A.
Chimneys, skylights, tanks, radio or television receiving antennas or similar uses or structures shall not be included in calculating the height where such structures are customarily vertical projections of a permitted building.
B.
Vertical projections of buildings described in § 265-14A above and self-supporting structures of other types when permitted (e.g., windmills, radio or water towers) may exceed the maximum permitted height limits, provided that the setback from all property lines of the lot on which the structure is located is equal to the height of the vertical projection and/or self-supporting structure, in compliance with the regulations of Article III, Use Regulations.
§ 265-15 Minimum habitable floor area.
No dwelling, dwelling unit, or other structure designed for residential occupancy shall be constructed or occupied for residential purposes unless the same shall contain a habitable floor area of not less than 600 square feet.
§ 265-16 Manufactured home and manufactured home parks.
Manufactured homes are a permitted use in R-A, R-1, R-2, and R-3 Residential Districts, subject to the following regulations:
A.
In R-A, R-1, R-2 and R-3 Districts a manufactured home may be located on a lot as a single-family detached dwelling, in compliance with the applicable provisions of the respective district, provided it is permanently installed on a building foundation constructed in compliance with the Township's Building Code.
C.
In the R-3 District, manufactured home parks are permitted as a conditional use when developed in compliance with the regulations of Article III Use Regulations and Use C-6: Mobile Home Park.
D.
The undercarriage of all manufactured homes shall be screened from view by means of foundation walls or appropriate skirting, and wheels shall be removed.
E.
Sewer and water facilities shall be required for manufactured homes in accordance with the provisions of the respective districts in which they are located.
§ 265-17 Exceptions for public utility corporations and Township.
This chapter shall not apply to any existing or proposed building or extension thereof, used or to be used by a public utility corporation, if upon petition of such corporation the Pennsylvania Public Utility Commission, after a public hearing, decide that the present or proposed situation of the building in question is reasonably necessary for the convenience or welfare of the public; nor shall this chapter apply to any building of the Township, or extension thereof, or to the use of any premises by the Township.
§ 265-18 Condominium ownership plans.
No section of this chapter shall be construed to prohibit condominium ownership as permitted by the applicable enabling legislation of the Commonwealth of Pennsylvania.
§ 265-19 Prohibition of public nuisances.
The following standards shall be followed throughout the Township.
A.
No building may be erected, altered or used and no lot or premises may be used, for any trade, industry or business that is noxious or offensive by reason of odor, dust, smoke, gas, vibration, illumination or noise.
B.
No lot or premises shall be used for storage, deposit or disposal or rubbish, junk or any noxious, offensive or otherwise objectionable material.
§ 265-20 Garage or yard sales.
No person shall conduct more than two garage sales or yard sales on any lot in an R-A, R-1, R-2, R-3 or R-4 District during any calendar year. Each sale shall be limited to a maximum of 10 consecutive calendar days.
§ 265-21 Interpretation of regulations.
The interpretation of this chapter is intended to be such that whenever these requirements are at variance with Chapter 230, Subdivision and Land Development, or any other lawfully adopted rules, regulations, ordinances, deed restrictions or covenants, the most restrictive requirements shall govern.
§ 265-22 Severability.
Should any section or provision of this chapter be declared by a court to be unconstitutional or invalid for any reason, such shall not affect the validity of the chapter as a whole nor the validity of any other section or provision of this chapter other than the one so declared.
§ 265-23 Repealer.
The Douglass Township Zoning Ordinance of 1968 as amended, and all other ordinances or parts of ordinances inconsistent herewith are hereby repealed.
§ 265-24 Rear lotting.
Rear lots, as defined in Article II of this chapter, upon recommendation of the Township Planning Agency and Engineer, subject to the following criteria:
A.
For each rear lot created, there must be a corresponding road frontage lot containing the minimum building setback line, if a majority of the land area of the parent lot is being lotted off.
B.
A seventy-five-foot access strip is required for commercial properties.
C.
If only a minor portion of an existing tract is being subdivided, rear lots may be used under the following conditions:
(1)
When it serves to preserve existing farmland and rural appearance by locating building lot area remote from existing roads.
(2)
When existing road frontage does not permit creation of a new, standard-width lot, but does permit use of an access strip which is reserved for future use as a street for access to the remainder of the tract.
(3)
Where future subdivision of a tract is contemplated, and supported by a tentative overall sketch plan; and when rear lotting serves to reduce the number of access points from existing, through-roads by providing for a common access driveway along an access strip which is reserved for future use as a street right-of-way.
D.
Not more than two rear lot access strips will be permitted to abut one another unless some form of guarantee is made for a right-of-way for future use as a public street, upon recommendation of the Township Planning Agency and Engineer.
E.
In reviewing applications for rear lots, the Board of Supervisors, Township Planning Agency and Engineer shall consider the following factors:
(1)
The configuration of the property being subdivided.
(2)
The amount of existing road frontage.
(3)
The number of lots involved, both the total number and the amount that would be rear lots.
(4)
The size of the proposed lots.
(5)
The topography, vegetation and other environmental characteristics of the parcel being divided.
(6)
The type and character of the road the tract abuts.
(8)
The development status of surrounding sites.
(9)
Whether multiple rear lots would set a bad precedent for nearby sites.
(10)
The visual character desired for the tract, that is, whether it's better to see all the houses near the road, or to "hide" some in back and have less perceivable density.
(11)
Whether a public road would appear "forced" either on the plan or on the ground (considering configuration, alignment, natural features, etc.).
(12)
Economics, that is, the number of lots in the rear versus the cost of the new road.
F.
If rear lotting is to be permitted, the following criteria shall be used for the design of the plan:
(1)
The access strip should be a fee simple part of the rear lot.
(2)
The area in the access strip should not be a part of the minimum lot area calculation.
(3)
The length of the access strip should be kept apart to a minimum.
(4)
There should be no sharp turns (greater than 45°) in the access strip.
(5)
The location of the access strip should be logical relative to the body of the rear lot, surrounding property configurations, and environmental features such as woods, steep slopes, streams, floodplains, etc.
(6)
When two access strips abut, they should preferably have a common physical drive constructed using cross-easements.
§ 265-25 On-lot sewage disposal.
The use of on-lot sewage disposal, where permitted by this chapter, shall comply with the regulations herein, but shall not be permitted to be used unless a permit has been issued by the Montgomery County Health Department, which has certified that the proposal meets or exceeds all applicable state regulations pertaining to on-lot disposal systems.
§ 265-26 Review by Planning Agency; approval or disapproval by Board of Supervisors.
A.
Plans for any institutional, commercial or industrial use shall be submitted to the Planning Agency prior to the issuance of any zoning permit and such plans shall include the following:
(1)
A detailed narrative or project description of the proposed improvements.
(2)
A plot plan of the lot showing the location of all present and proposed buildings and other improvements, drives, parking lots, drainage facilities and sanitary sewage facilities, together with all buildings, streets, alleys, highways, drainage facilities and other topographical features located within 200 feet of any lot line.
(3)
Architectural plans and architectural renderings for the proposed buildings and other improvements.
(4)
A description of the commercial operations proposed in sufficient detail to indicate the effects of those operations in producing traffic congestion, noise, glare, air pollution, water pollution, drainage problems, fire hazards or safety hazards.
(5)
Engineering and architectural plans for the treatment and disposal of sanitary sewage and surface water drainage.
(6)
The proposed number of employees and the estimated number of patrons or customers.
(7)
Any other pertinent data or information that the Planning Agency may require.
B.
The Planning Agency shall review all plans for institutional, commercial or industrial uses submitted to them within 45 days of such submission and shall transmit such plans with recommendations thereof to the Board of Supervisors for final approval.
C.
Upon receipt of plans for any institutional, commercial or industrial use together with recommendations thereon by the Planning Agency or without such recommendations if the Planning Agency has failed to act within 45 days as hereinabove required, the Board of Supervisors shall have the power to approve or disapprove such plans. The Secretary of the Board of Supervisors shall notify the Zoning Officer of its final decision and any special conditions agreed upon in writing regarding any institutional, commercial or industrial use. The Zoning Officer shall issue no zoning permit for any institutional, commercial or industrial use before receiving such written approval from the Board of Supervisors.
§ 265-27 Recreation facilities.
Developers submitting residential proposals with a required common open space element shall provide space and install the following recreational facilities or an equivalent acceptable to Douglass Township:
Number of Dwelling Units | Recreational Requirements |
|---|---|
0 to 99 | 1 playfield, 1 tot lot, 1 gazebo/picnic area or the equivalent |
100 to 199 | 2 playfields, 1 basketball or tennis court, 2 tot lots or the equivalent |
200 to 400 | 2 playfields, 2 basketball or tennis courts, 3 tot lots or the equivalent |
Over 400 | Swimming pool minimum (40 feet by 75 feet), 2 basketball or tennis courts, 4 tot lots, 4 playfields or the equivalent |
§ 265-28 Ownership and maintenance of common open space and recreation facilities.
All common open space and recreation facilities required by this chapter shall be offered for dedication to the Township, although the Township need not accept any such offers.
A.
Ownership. The following methods may be used, either individually or in combination, to own common facilities or open space:
(1)
Fee simple dedication to the Township. Douglass Township may, but shall not be required to, accept any portion of the common facilities.
(2)
Homeowner's association. Common facilities may be held in common ownership by a homeowner's association, provided the following regulations are met:
(a)
The applicant shall provide to Douglass Township a description of the organization, including its bylaws, and all documents governing ownership, maintenance and use restrictions for common facilities. These items must be submitted to the Township prior to the release of final building permits.
(b)
The organization shall be established by the owner or applicant and shall be operating (with financial subsidization by the owner or applicant, if necessary) before the sale of any dwelling units in the development.
(c)
Membership in the organization shall be mandatory for all purchasers of dwelling units therein and their successors and assigns.
(d)
The organization shall be responsible for maintenance and insurance of common facilities.
(e)
Written notice of any proposed transfer of common facilities by the association or the assumption of maintenance for common facilities must be given to all members of the organization and to the Township no less than 30 days prior to such event.
(f)
The organization shall have or hire adequate staff to administer, maintain and operate such common facilities.
(3)
Transfer to a private conservation organization. With permission of Douglass Township, an owner may transfer either the fee simple title, with appropriate deed restrictions running in favor of the Township, or easements to a private nonprofit conservation organization, provided that:
(a)
The organization is acceptable to the Township and is a bona fide conservation organization with perpetual existence.
(b)
The conveyance contains appropriate provisions for proper reverter or retransfer in the event that the organization becomes unwilling or unable to continue carrying out its functions.
(c)
A maintenance agreement acceptable to the Township is established between the owner and the organization.
C.
Maintenance. Perpetual maintenance of common open space and recreation facilities shall be guaranteed by trust indenture or similar instrument, approved by the Board of Supervisors, upon recommendation of the Township Solicitor, which instrument:
(1)
Shall be held with the Recorder of Deeds of Montgomery County simultaneously with the recording of the final subdivision plan.
(2)
Shall restrict the open space by deed restrictions for a minimum period of 99 years.
(3)
May include provisions for:
(a)
Bonds posted by the developer to cover expenses incurred before formation of a homeowner's association.
(b)
Adjustment of association fees to account for inflation.
(c)
A reserve fund to cover capital improvements and/or unforeseen major maintenance requirements.
(d)
Funds for professional management.
(4)
Shall authorize the Township to maintain the common elements and assess the private ownership accordingly if private ownership fails to function and permits a hazard to health and safety. This shall include but need not be limited to:
D.
Fee in lieu. Where the Board of Supervisors determine that it is impractical to set aside the required open space area or provide required recreational facilities, a fee in lieu of such land and recreational facilities shall be required to help the Township defray the eventual costs of providing open space and recreation facilities to serve the residents of the development. The fee shall be payable to the Township prior to approval of the final plan by the Board of Supervisors.
(1)
The amount of the fee shall be equal to the value of the land and recreational facilities required by §§ 265-27 and 265-73. The cost of determining the value of the land and recreational facilities shall be borne by the developer, and shall result in a reasonable value acceptable to the Board of Supervisors.
(2)
All monies collected in lieu of land or facilities shall be kept in a Township Open Space Capital Reserve Fund, which shall only be used for the acquisition of open space land or capital improvements for open space and park and recreation purposes at a location within the Township selected by the Board of Supervisors upon recommendation of the Township Planning Agency.
§ 265-29 Parking recreational vehicle restrictions.
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 vehicle (RV) as so defined under this chapter within the development or on a roadway of the development for a period greater than as established by § 249-34, Time limitations of parking recreational vehicles on public streets, of Chapter 249, Vehicles and Traffic, of the Code of the Township of Douglass.
§ 265-30 Parking design standards for residential districts and uses.
B.
A permanent paved turnaround area large enough to accommodate passenger cars and emergency vehicles shall be provided at the closed end of any parking area with a capacity of 50 or more spaces, and which would otherwise function as a dead-end parking lot. Parking shall be prohibited within the turnaround area. Acceptable configurations include circular, "T" and "Y" shaped facilities.
C.
Garage and/or driveways shall not be the dominant aspect of the building design, as seen from the street.
D.
When garage doors face a street, the garage shall comprise no more than 30% of the total area of the front facade elevation of a dwelling unit, measured from ground level to the lower edge of the roof. No more than two garage doors facing a street may be located in a row, and such rows of garage doors must be separated from any other garage door facing a street by at least 10 feet.
E.
Use C-2: Single-Family Detached and Use C-4: Single-Family Semi-Detached Units. Garages for single-family detached and single-family semi-detached units shall meet one of the following design options:
(1)
The garage is side entry, so garage doors are perpendicular or radial to the street which the front facade faces or the facade containing the main entrance to the home, in the case of corner lots.
(2)
The garage is front-entry and set back at least 10 feet from the front facade of the house.
(3)
The garage is located behind the rear facade of the house. This garage may be detached from or attached to the house, and the garage doors may face any direction.
(4)
The garage is rear entry, so garage doors are on the opposite side of the house from the front facade.
F.
Use C-3: Single-Family Attached Units.
(1)
Parking for single-family attached dwelling units may be provided as privately-owned space on the individual property containing the dwelling unit, or as commonly-owned space, conveniently located among the dwelling units.
(2)
Where required parking is provided as private space on individual lots, additional guest parking facilities shall be provided in the form of commonly-owned, conveniently located parking areas, at a minimum standard of 2/10 of a space per dwelling unit.
(3)
Any common parking facilities shall be owned and maintained by some form of corporate ownership, homeowners' association, trust, etc., acceptable to the Township Supervisors upon recommendation of the Township Solicitor.
(4)
Driveway areas shall be separated from living areas by a green area of at least 10 feet.
(5)
Interior units. Single-family attached units located in the interior or middle of single-family attached buildings shall meet the following requirements:
(6)
End units. Single-family attached units located at the end of single-family attached buildings shall meet the following requirements:
(a)
Garages may be located behind the rear facade of the dwelling unit or may be side entry so the garage doors are perpendicular or radial to the street which the front facade faces. Front entry garages must be set back from the front facade.
(b)
Off-street unenclosed parking spaces may be located to the side or rear yards. They may not be located in front yard areas.
G.
Use C-7: Multifamily Units. Parking areas and/or garages for all multifamily buildings may not be located between the front facade of the building and the street; instead, parking areas and/or garages shall meet one of the following requirements:
(1)
Parking areas shall be designed to discourage through traffic flow of vehicles which do not park within the area.
(2)
The parking, whether consisting of surface spaces or garages, is located behind the rear facade of the building or buildings.
(3)
The parking is in garages located to the side of multifamily buildings and the garage doors are side-entry, so garage doors are perpendicular or radial to the street which the front facade faces.
(4)
Surface parking may be located to the side of the multifamily buildings provided the side of the parking lot facing the street frontage(s) is screened by both of the following mechanisms:
(a)
A low architectural wall, no less than three feet and no more than four feet in height (made of brick, stone, or other materials deemed appropriate by the governing body).
§ 265-31 Street design standards for residential districts and uses.
A.
Streets within residential developments shall be interconnected with each other and with streets on abutting properties in a grid or modified grid pattern.
B.
A common organization for the development shall be responsible for ensuring that alleys are appropriately maintained.
C.
Cul-de-sacs shall be minimized. In no case shall a cul-de-sac exceed a length of 350 feet.
D.
On tracts of 20 acres or more, new streets within a residential development shall have a street connectivity index of 1.40 or more. The street connectivity index shall be computed by dividing the number of new street links (defined as street segments between intersections and/or cul-de-sac heads) by the number of new street intersections/permanent cul-de-sac heads.
E.
For mixed residential developments on tracts of five acres or more, no lot or dwelling unit shall take driveway access from an existing collector or higher classification road.
F.
Street trees. Street trees shall be provided in accordance with Douglass Township's Subdivision and Land Development Ordinance.
G.
Sidewalks. Sidewalks shall be provided in accordance with Douglass Township's Subdivision and Land Development Ordinance.
(1)
Sidewalks are required to connect the road frontage sidewalks to all front building entrances, parking areas, central open space, and any other destination that generates pedestrian traffic.
(2)
Where cul-de-sac streets are permitted by the Board of Supervisors, sidewalk connections shall be required to connect the bulb of the cul-de-sac with the nearest through-road. These sidewalks shall be located in a right-of-way with a width of at least 25 feet, physically defined as a public walkway, and/or contains softening buffers.
(3)
Sidewalks shall connect to existing sidewalks on abutting tracts and other nearby pedestrian destination points and transit stops.
§ 265-32 Building design standards for residential districts and uses.
A.
All dwelling units must have at least one primary entrance in the front facade. For Use C-4: Single-Family Semi-Detached Dwelling, this requirement may be met if at least one of the units has its primary entrance in the front facade. Addresses shall be posted at the front of the building.
B.
Additional standards for Use C-3: Single-Family Attached Dwellings.
(1)
Building elevation sketches shall be required with all land development submissions involving Use C-3: Single-Family Attached Dwellings.
(2)
Attachment of dwelling units and buildings. The following standards are intended to regulate the attachment of dwelling, units and buildings to one another:
(a)
A maximum of five single-family attached dwelling units may be joined in a linear row to form a single-family attached building.
(b)
Buildings shall be designed with visual breaks along long facades. Facades must feature a change in horizontal plane of two-to-four-feet in depth, either every two units or per 40 feet of facade. A mix of building materials, window treatments, rooflines, and protrusions shall be utilized to enhance flat facades.
§ 265-33 General provisions for residential districts.
The following regulations shall apply to all residential developmental proposals.
A.
Ownership. The tract of land proposed for subdivision or land development shall be in single ownership or ownership shall be such that the tract will be developed under a single direction in accordance with an approved plan.
B.
Development plan. The application for development shall be accompanied by a plan or plans showing detailed use of the entire tract. These plans shall comply with the Douglass Township Subdivision and Land Development Ordinance[1] and all other applicable Township ordinances. The plan or plans shall clearly designate the proposed use(s) of each area of the tract.
C.
Development stages and permits. The development of the tract may be carried out in either a single phase or in stages. If a development is to be carried out in stages, each stage shall be so planned that all requirements of this chapter shall be fully complied with at the completion of any stage. If carried out in stages the development shall be in accordance with a development agreement which shall: