Douglass Township City Zoning Code
ARTICLE XX
Route 100 Corridor Master Plan Overlay District
§ 265-170 Declaration of legislative intent.
In expansion of the Statement of Community Development Objectives contained in Article I of this chapter, it is declared to be the intent of this article to:
A.
Encourage the growth and development of the Route 100 Corridor by allowing additional permitted uses within an overlay district beyond the permitted uses already established in the underlying zoning districts.
B.
Allow for the flexibility of uses in an area designated for growth by the future land use plan of the Pottstown Metropolitan Regional Comprehensive Plan (PMRCP).
C.
Recognize that the Route 100 Corridor in Douglass Township should be more intensively developed to handle larger densities and a variety of commercial/industrial uses based upon its proximity to Route 100.
D.
Permit increase in density in residentially zoned areas within the Route 100 Corridor Master Plan, a designated growth area.
E.
Provide for alternative mixed-use opportunities for parcels zoned for office and light industrial uses within the Route 100 Corridor Master Plan Overlay District.
F.
Allow for alternative types of commercial uses in areas zoned for mixed use.
§ 265-171 Description of overlay boundaries and applicability.
The boundaries of the Route 100 Corridor Master Plan Overlay District shall consist of the land depicted on the map entitled "Route 100 Corridor Master Plan Overlay District," as shown on the Douglass Township Zoning Map.
§ 265-172 Eligibility requirements.
Development under the provisions of this article shall be permitted on sites that meet the following eligibility criteria:
A.
More than 50% of a tract or parcel, existing at the date of adoption of this chapter must lie within the Route 100 Corridor Master Plan area, as identified on the Douglass Township Zoning Map.
B.
Must abut, front on, or have direct access to the proposed/constructed Market Street and/or the proposed/relocated Jackson Road as depicted on the Township Road Improvements Map.
C.
Provide for contribution of road improvements in accordance with the Township Act 209 Plan, as amended, for Market Street and/or the realignment of Jackson Road through the proposed development or through a set aside of financial security or land, or a combination of both, acceptable to the Douglass Township Board of Supervisors for the purposes of assuring the future construction of either roadway.
§ 265-173 Use regulations.
A.
The following use regulations for nonresidential development in the Route 100 Corridor Master Plan Overlay District shall apply to any parcel in the GC, MU or M-1 base zoning districts.
(1)
Permitted uses:
(a)
Use D-24: Retail Establishment.
(b)
Use D-20: Personal Service/Care.
(c)
Use E-2: Business/Professional Office.
(d)
Use D-4: Bank/Financial Institution.
(e)
Use D-22: Restaurant, Dine-In.
(f)
Use D-23: Restaurant, Take Out.
(g)
Use D-27: Studio.
(h)
Use D-29: Supermarket/Grocery Store.
(i)
Use E-5: Research Facility.
(j)
Use D-8: Convenience Store.
(k)
Use D-25: Shopping Center.
(l)
Use G-5: Educational Facility.
(m)
Use G-6: Emergency Services.
(n)
Use G-1: Adult/Child Daycare Center.
(o)
Use G-7: Library or Community Center.
(p)
Use E-3: Hospital.
(q)
Use E-4: Medical Clinic/Office.
(r)
Use F-2: Indoor Recreation/Amusement.
(s)
Use F-3: Outdoor Recreation/Amusement.
(t)
Use F-5: Parkland.
(u)
Use D-14: Laundry (Self-Service).
(v)
Use F-4: Theater.
(w)
Use D-16: Microbrewery/Microwinery/Microdistillery.
(x)
Use D-19: Parking Structure.
(y)
Use D-18: Overnight Lodging (Hotel, Motel, Tourist Home, Rooming House). Hotel.
(z)
Use G-4: Continuing Care Retirement Community.
(aa)
Use C-3: Single-Family Attached Dwelling (Townhouse).
(bb)
Use C-4: Single-Family Semi-Detached Dwelling (Twin).
(cc)
Use C-5: Two-Family Detached Dwelling (Duplex).
(dd)
Use C-7: Multifamily Development.
(ee)
Use D-9: Event Facility.
(2)
The following accessory uses are permitted:
B.
The following development standards for nonresidential development in the Route 100 Corridor Master Plan Overlay District shall apply to any parcel in the GC, MU or M-1 base zoning districts.
Nonresidential Development Dimensional Standards | |
|---|---|
Minimum lot area | 2 acres |
Minimum lot frontage | 100 feet on a public or private street |
Minimum building setbacks: | |
- From ROW of route 100 | 70 feet |
- From ROW of market street | 40 feet |
- From curbline of other streets and main access drives | 10 feet |
- From side or rear property lines | 50 feet |
- From off-street parking areas | 8 feet |
- Between adjacent building on the same site | 25 feet or the average height of the 2 adjacent buildings, whichever is greater |
Minimum build-to line | For developments with frontage on Market Street, a minimum of 20% of the street frontage shall have buildings set back not more than 100 feet from the right-of-way of Market Street |
Building height | |
- Sites in the GC base zoning district | Minimum 20 feet, maximum 45 feet |
- Sites in the MU base zoning district | Minimum 20 feet, maximum 45 feet |
- Sites in the M-1 base zoning district | Minimum 20 feet, maximum 45 feet |
Maximum impervious coverage | 80% of gross tract area, excluding any area within the right-of-way of a street offered for dedication to Douglass Township |
Maximum building coverage | 35% of gross tract area |
(1)
Master plan requirements. All development proposed within the Route 100 Corridor Master Plan Overlay District shall meet the following special development regulations:
(a)
Any building facade with frontage on a street or main access drive must have a finished facade in accordance with the design standards of § 265-173B(5) below. Any building visible from Route 100 shall have a finished facade on all visible sides.
(b)
All buildings shall be laid out to make walking from one building to another and to buildings on adjacent sites as easy as possible. Safe and convenient sidewalks to and from all individual uses and buildings and crosswalks at all proposed intersections of public or private streets and main access drives must be provided in accordance with § 265-173B(5) below. Connections to sidewalks on adjacent properties shall be provided wherever possible.
(c)
Proposed development in the Route 100 Corridor Master Plan Overlay District shall be screened from adjacent residential uses in accordance with § 265-173B(5) below.
(d)
New public or private streets shall be interconnected with each other and streets on adjacent sites. Where new streets are not proposed, sites shall be interconnected with access drives wherever practical.
(e)
Loading spaces and service areas for nonresidential uses shall be located to the rear or sides of primary building facades and screened from view from new and existing streets and adjacent properties.
(f)
A minimum of 5% of the total gross floor area of all buildings shall be set aside as public open space areas, which may include plazas, squares, greens, and parkways. Public open space areas shall be accessible to the public and comply with the design standards of § 265-173B(5) below.
(g)
On-street parking is prohibited along Market Street and Route 100. On-street parallel parking shall be permitted along other public or private streets and main access drives and may count as part of the overall parking requirement. On-street parking spaces shall be a minimum of 22 feet in length.
(h)
The form and design of all new development, including but not limited to buildings, structures, parking areas, and public open spaces areas, shall comply with the standards of § 265-173B(5) below.
(2)
In connection with the overall integrated development of the Route 100 Corridor Master Plan Overlay District, individual lots may be created for purposes of financing and/or conveyancing, without the need for subdivision/land development approval. Such individual lots shall not be required to comply on an individual basis with the dimensional requirements of this chapter, provided that 1) the overall development complies with such dimensional requirements; 2) the deeds conveying such separate lots contain covenants requiring the purchasers to, at all times, operate and maintain such lots in good order and repair and in a clean and sanitary condition; 3) cross-easements for parking areas and all appurtenant ways, pedestrian access, and utilities shall be created, recorded, and maintained between such lots; and 4) such cross-easements shall be subject to the approval of the Township Solicitor. The purchaser of any such lot shall so covenant and agree thereby to be bound by such conditions as set forth herein.
(3)
Except as specifically noted herein, all other applicable provisions of this chapter and Chapter 230, Subdivision and Land Development, of the Douglass Township Code, shall apply.
(4)
Phasing of development and construction shall be permitted. A phasing plan shall be submitted demonstrating compliance of each phase with the Route 100 Corridor Master Plan Overlay District regulations.
(5)
Design standards. The intent of these standards is to ensure development contributes to a high-quality, mixed-use environment without limiting design flexibility and innovation. The applicant shall submit plans, elevations, renderings, reports, documents, and samples as necessary to demonstrate compliance with the following standards:
(a)
Building design standards. The intent of building design standards is to control building mass, form, and facade articulation without dictating architectural style and to ensure that building architecture generates visual interest.
[1]
Primary facade. Any building facade with a customer or visitor entrance shall be treated as a primary facade. At least 25% of the length of the ground floor of primary facades shall consist of windows, glass doors, or other transparent building surfaces. Reflective glass is prohibited. Where a building has more than one primary facade, the requirement for transparent building surfaces may be reduced to 10% on one of the primary facades. Walls or portions of walls where windows are not provided shall have architectural treatments and details, such as a change in building material or color, lighting fixtures, decorative tiles, hanging planters, awnings, or similar features.
[2]
Secondary facade. All other building facades shall be treated as a secondary facade. Secondary facades must have architectural treatments, building materials, and colors that are consistent with the primary facade. Blank facades without any articulation or decoration shall not be permitted on any visible sides of any building.
[3]
Developments with more than one building on the lot shall have a common and coherent architectural theme throughout the development.
[4]
All building entrances on primary facades shall be accentuated. Permitted entrance accents include: recessed, protruding, canopy, portico, overhang, or similar feature.
[5]
Buildings shall use parapets, mansard, or sloped roof styles along all roof edges to conceal large vents, HVAC, and other rooftop equipment and structures.
[6]
Buildings must have at least a three-foot break in depth, for the full height of the building, every 150 feet of continuous primary facade. All secondary facades shall include some articulation and decoration to avoid the appearance of a blank wall.
(b)
Streetscape design standards. The intent of streetscape standards is to create high-quality pedestrian environments that reflect the level of service of main internal streets and access drives and adjacent roadways. Streetscape standards do not apply to secondary parking access drives or parking aisles.
[1]
Developments shall incorporate traffic calming devices along internal streets and main access drives to slow traffic and improve pedestrian mobility and safety whenever possible. Traffic calming devices include curb bump-outs, raised median islands, speed bumps, and raised crosswalks or intersections, consistent with the most recent version of PennDOT's Traffic Calming Handbook.
[2]
Street trees shall be planted along adjacent roadways and all main internal streets and access drives every 50 feet in accordance with an overall landscape plan prepared for the development.
[3]
Market Street shall be designed and constructed as a coordinated streetscape through all proposed developments in the Route 100 Corridor Master Plan Overlay District. All proposed plantings, lighting fixtures, street furniture, and pedestrian walkways shall be designed in a cohesive manner and approved by the Township Engineer.
[4]
Sidewalks or paved walking paths are required to connect streets and access drives to all building entrances, parking areas, plazas, and other destinations. Sidewalks shall connect to existing sidewalks on abutting parcels wherever possible. No sidewalks are required along Route 100.
[5]
All main internal streets and access drives shall have sidewalks with a minimum width of five feet.
[6]
At least 20% of the linear distance of main internal streets and access drives shall be designed as enhanced pedestrian walkway areas. In such areas, sidewalks with a minimum unimpeded width of eight feet are required and shall be constructed of durable, attractive materials like brick, stone, or colored or textured concrete accented with pavers. These sidewalks shall be separated from the main internal streets and access drives by a four-foot-wide decorative verge area to allow for street trees and furnishings, such as benches and light fixtures. The verge area may consist of planted areas and/or hardscaped areas designed to complement sidewalk paving.
[7]
All sidewalks shall have accessibility ramps and shall comply with the regulations of the Americans with Disabilities Act, as amended.
[8]
Crosswalks not more than 10 feet and not less than six feet wide shall be required at all street intersections and wherever necessary to provide safe pedestrian access to buildings and open space areas. Crosswalk borders shall be highlighted with a contrasting color and/or texture. Installation and selected materials shall be durable and able to withstand vehicular traffic.
[9]
Crosswalks at intersections within enhanced pedestrian walkway areas shall be constructed of patterned surface dressing, textured paving, or stone/brick/concrete pavers that make them easy to view and distinguish from the roadway.
[10]
All residential areas shall be compact and walkable neighborhoods. The applicant must demonstrate that the community is designed to promote pedestrian circulation between residential and commercial areas.
(c)
Parking design standards. The intent of parking design standards is to reduce the visual and environmental impacts of surface parking areas and structured garages.
[1]
All surface parking lots shall be set back 10 feet from the right-of-way of adjacent streets and 15 feet from all other property lines.
[2]
All surface parking lots shall be set back eight feet from new and existing buildings.
[3]
Surface parking lots adjacent to existing or proposed surrounding streets shall have a five-foot wide landscaped area with a three-foot-high wall or hedge to provide a screen. Parking lots adjacent to a residential use shall have a ten-foot-wide landscaped area with a six-foot-high wall or hedge. In addition to the wall or hedge, the landscaped area shall include any required street trees and a mix of groundcovers and shrubs. The landscaped areas shall be located on the side of the wall or hedge that is visible from the street or adjacent site. The screening and perimeter landscape requirements of § 230-47 shall not apply to nonresidential development in the Route 100 Corridor Master Plan Overlay District.
[5]
Structured parking shall have design treatments that provide visual interest, such as a change in color, texture, or building material. Blank walls are not permitted. Structured parking shall be designed to continue the architectural elements of the rest of the development.
[6]
Cars in structured parking facilities shall be screened from the street through features such as grills, lattices, mock windows, louvers, false facades, etc. Such screening shall be in keeping with the rest of the building's architectural style and materials.
[7]
Sidewalks to and from parking lots and garages shall be provided to ensure safe and convenient pedestrian access.
(d)
Public open space design standards. The intent of open space design standards is to provide improved common areas of an adequate size and proportion to serve a variety of passive recreational needs.
[1]
Required public open space areas shall consist of plazas, parks, central greens, parkways, and similar types of usable, public space. Sidewalks or paved walking paths are required to provide public access to such open space areas and ensure the areas are interconnected.
[2]
An area equal to at least 5% of the total gross floor area of all buildings shall be required for public open space. For residential developments, at least 15% of the gross tract area shall be public open space (see § 265-174F). The minimum required public open space area may be divided up and dispersed throughout the development; however, no individual area shall be smaller than 2,000 square feet or larger than 30,000 square feet, unless designed as part of a parkway or trail system. For sites greater than one acre in size, a minimum of two separate public open space areas shall be provided.
[3]
Public open space areas shall have a minimum of 50 feet of frontage along main internal streets and/or access drives.
[4]
The minimum dimension of any public open space area shall be 15 feet.
[5]
At least 25% of the public open space area or plaza shall be landscaped with a mix of trees, shrubs, and ground cover in accordance with an overall landscape plan prepared for the development by a registered landscape architect.
[6]
Public open space areas shall be provided with benches, trash containers, and lighting fixtures in locations and amounts that are acceptable to the Township Engineer.
(e)
Lighting standards. The intent of lighting design standards is to limit the negative impacts of parking lot illumination on adjacent properties, minimize light pollution and energy consumption, and create a safe, secure environment. Lighting shall comply with § 230-66 of the Douglass Township Subdivision and Land Development Ordinance.
[1]
A lighting plan is required for all development proposed in the Route 100 Corridor Master Plan Overlay District. The amounts and spacing of fixtures proposed shall be approved by the Township Engineer.
[2]
Lighting fixtures shall be in keeping with the rest of the development's architectural style and materials.
[3]
Lighting shall be directed towards the proposed development to shield abutting properties.
[4]
Light fixtures shall be set back at least 20 feet from adjacent residential uses.
(f)
Service area and equipment standards. The intent of service area and equipment design standards is to minimize the visual presence of service functions, such as delivery and refuse storage and pickup.
[1]
The storage of refuse shall be provided inside the building(s) or within an outdoor area completely enclosed by either walls or opaque fencing at least six feet in height. Any refuse area outside of the building shall be durable and designed to be architecturally compatible with the building(s) and shall not be located in the front of the building. No chain link fences or concrete cinder block shall be used for such outdoor enclosures.
[2]
All wall-mounted or ground-mounted mechanical, electrical, communication, HVAC, and service equipment, including satellite dishes and vent pipes shall be screened from public view by parapets, walls, fences, landscaping, or other approved means.
(g)
Landscape and screening standards. The intent of landscape and screening design standards is to provide a high-quality and cohesive environment and encourage the use of plant materials that are resource efficient, sustainable, and easily maintained.
[2]
A landscape plan prepared by a registered landscape architect is required for all development. Landscaped areas include public open space areas, the interior and perimeter of surface parking areas; greenways, verges, stormwater basins, and natural areas. The amount and spacing of plant material, hardscape, and amenities shall be approved by the Township Engineer.
[3]
Provide safe, durable, and attractive paving surfaces that require low maintenance.
[4]
The size and configuration of planting beds and all proposed plant material shall be appropriately scaled to the public open space where it is located.
[5]
Landscaped and hardscaped areas shall be properly graded and drained for public safety and welfare.
[6]
Where development abuts a residential zoning district outside of the Route 100 Corridor Master Plan Overlay District, a year-round visual screen shall be provided. The minimum width of the landscape screen shall be 1/2 of the required building setback. Where the required minimum setback is 10 feet, a six-foot-high fence and five-foot-wide landscaped area shall be required.
[7]
Where site elements, such as trash receptacles or mechanical/service equipment are proposed, a year-round visual screen shall be provided. Proposed plant material, spacing, and configuration must provide a minimum six-foot high opaque screen surrounding the site element.
[8]
Screens shall consist of a mix of trees, shrubs, ornamental grasses, and ground covers. Where space is limited, an architectural solution, such as a wall or privacy fence is permitted. Any such architectural feature shall be durable, easily maintained, and compatible with the development's proposed building design and materials. No chain link fences or concrete cinder block shall be used for screening purposes.
[9]
Screen plantings and architectural elements shall be selected and located so as not to create conditions that are hazardous to public safety.
[10]
Screen plantings and architectural elements shall not restrict or interfere with drainage patterns, rights-of-way, or easements.
[11]
All plant material shall be guaranteed for 18 months to ensure the proper health and maintenance of landscaped areas.
(6)
Signage. The sign standards and requirements of Article XXVI of this chapter shall apply and be applicable. However, off-premises advertising signs shall be prohibited within the Route 100 Master Plan Overlay District.
(a)
As an alternative to the sign standards and regulations contained in Article XXIV of this chapter, the Board of Supervisors may modify by conditional use, the size, number and total amount of signage for each master plan when satisfying the following conditions:
[1]
The applicant shall submit a comprehensive sign package, which includes the location and design of all proposed signage, including the size, materials, lighting, and height of each sign.
[2]
The applicant shall also include with the conditional use submission, all specifications on all types of signs proposed, including but not limited to overall development, individual business and directional signs.
[3]
Sign permits through this conditional use process are available only for nonresidential development in the MU District that uses the Route 100 Corridor Master Plan Overlay Design option.
[4]
Each shopping center or mixed-use nonresidential development shall be permitted one entrance sign identifying the development at each vehicular entrance from a public street, provided the following additional standards are met:
[a]
The overall height of each sign shall not exceed 35 feet; signs on the frontage of Route 100 shall not exceed 40 feet;
[b]
Each sign shall not exceed 200 square feet; signs on the frontage of Route 100 shall not exceed 300 square feet;
[c]
Signs with frontage on Route 100 shall be set back a minimum of 15 feet from the right-of-way of Route 100;
[5]
Tenants are permitted to have individual signs provided that the maximum total signage for each tenant of a multi-tenant center shall not exceed 100 square feet of sign for every 10,000 square feet of gross floor area per tenant up to a maximum of 400 square feet of signage total per tenant.
[6]
Each single-user nonresidential development or CCRC shall be permitted one entrance sign identifying the development at each vehicular entrance from a public street, provided each sign shall not exceed 15 feet in height and shall not exceed 80 square feet in size.
[7]
Changeable copy signs shall be permitted, provided they do not exceed 15% of the total sign area permitted by an individual tenant/user or shopping center.
§ 265-174 Development regulations and requirements for residential developments.
The following regulations shall apply to residential uses.
A.
Density. The maximum permitted base density shall be 12 dwelling units per developable acre of the tract.
B.
The maximum percentage of residential uses permitted per gross floor area of the development shall be 50%. Parking is not included in the gross floor area calculations.
C.
Design standards. In order to promote pedestrian-friendly design, residential developments shall provide pedestrian connections to adjacent commercial properties.
D.
Dimensional standards. The following dimensional standards shall apply to residential developments in the Route 100 Corridor Master Plan Overlay District:
Residential Dimensional Standards | |
|---|---|
Tract building setback | 25 feet from tract boundaries and ultimate rights-of-way |
Tract parking setback | 25 feet from tract boundaries, 10 feet from existing or proposed ultimate rights-of-way |
Minimum lot area | N/A |
Lot width | 18 feet |
Minimum building setbacks | |
- From edge of paving of existing or proposed streets, private streets, common access drives and parking areas | 25 feet |
- From proposed parking areas and on-street parking spaces | 5 feet |
- Sides of buildings from edge of paving of proposed public and private streets and common access drives | 8 feet |
- Rear of buildings from paved cartway of proposed public and private streets and common access drives | 10 feet |
Distance between buildings: | |
- Minimum side to side distance | 20 feet |
- Minimum rear or front to side distance | 30 feet |
- Minimum rear to rear or front to front distance | 40 feet |
Maximum building height | 35 feet (3 stories) |
Maximum building length | 180 feet |
Maximum building coverage | 35% |
Maximum impervious coverage | 65% |
E.
Circulation and access. Residential developments shall provide a system of interconnected public rights-of-way, private streets, and common access driveways. In the event of a conflict with other sections of this chapter or Chapter 230, Subdivision and Land Development, the provisions of this section shall apply. These standards may be modified by the Board of Supervisors on the recommendation of the Township Engineer and Township Planning Agency.
(1)
Public rights-of-way shall have a minimum right-of-way width of 50 feet and a minimum cartway width of 30 feet.
(2)
Private streets shall have a minimum cartway width of 26 feet. Minimum right-of-way shall not be required for private streets.
(3)
Common access driveways shall have a minimum cartway width of 20 feet. Minimum right-of-way shall not be required for common access driveways.
(4)
Minimum center-line radius and tangent requirements for horizontal curves do not apply to common access driveways.
(5)
Street intersection and clear sight triangle requirements may be modified with the recommendation of the Township Engineer.
(6)
Private driveways may be located eight feet from the edge of paving of intersecting private streets and common access drives. Private driveways shall be 25 feet from the edge of paving of intersections with existing streets.
(7)
Sidewalks shall be provided along both sides of public and private streets. Sidewalks shall also be provided along common driveways and parking areas to ensure safe and convenient access. At the discretion of the Board of Supervisors, walking trails may be provided in lieu of sidewalks.
F.
Common open space. Common open space areas may include squares, plazas, greens, informal parks, and preserved natural areas, providing space for passive and unstructured active recreation. The provisions of §§ 265-27 and 265-28 shall apply.
(1)
A minimum of 15% of the gross area of the site shall be permanently preserved as open space.
(2)
Required open space shall maximize the conservation of significant natural, historic, and scenic resources on the site, including floodplain, wetlands, ponds, streams, woodlands, and steep slopes.
(3)
Minimum required open space shall not include any areas within 15 feet of buildings.
(4)
Minimum required open space areas may include underground stormwater management facilities.
(5)
Required open space areas may also include surface stormwater management facilities, provided such facilities are designed using best management practices.
(6)
Open space shall be interconnected with common open space areas on adjacent parcels wherever possible.
(7)
All developments with 25 or more dwelling units shall contain a primary park that is improved with a gazebo, picnic area, paved patio, or tot lot to help identify the park as the central gathering place for the development. This improved area shall be conveniently accessible by sidewalk or trail from all dwelling units in the development, and shall have a minimum of 100 feet of frontage on a street or internal access drive within the development.