Douglass Township City Zoning Code
ARTICLE IX
Residential Cluster Development Overlay
§ 265-67 Declaration of legislative intent.
The following is an expansion of the Statement of Community Development Objectives contained in Article I of this chapter. The intent of this article is to establish standards and criteria which permit cluster development of lands in the R-A and R-1 Residential-Agriculture 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 VII and VIII 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.
§ 265-68 Applicability.
Lots proposed for residential development within the R-A and R-1 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.
Tract location. When the land is located in the R-A, R-1, 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 chapter 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.
§ 265-69 Permitted uses.
Any proposed development on a tract that conforms to the RCD Overlay applicability requirements as stated in § 265-68 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:
B.
Accessory uses.
(1)
Use A-1: Residential Accessory Structure.
(2)
Use A-4: Commercial Vehicle Parking.
(a)
Special exception approval by the Zoning Hearing Board is needed to park more than one commercial vehicle.
(3)
Use A-5: Fences and Walls.
(4)
Use A-6: Home Occupations.
(5)
Use A-7: Family Day-Care Home.
(6)
Use A-10: Accessory Roof-Mounted Solar System.
(7)
Use A-12: Communications Antennae.
(a)
Special exception approval by the Zoning Hearing Board is needed if antennae are more than 15 feet higher than the structure on which they are mounted, or if not mounted on an existing structure.
(8)
Use A-15: Swimming Pool.
(9)
Use A-16: Accessory Dwelling Unit.
§ 265-70 Conditional use standards.
As a conditional use, Use C-1: Country Residences may be allowed within the portion of the RCD that lies on top of the R-A and R-1 Agriculture-Residential Districts, pursuant to the dimensional standards in § 265-72. 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.
§ 265-71 Optional preservation site plan and establishment of open space goals.
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" x 36", 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. 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.
§ 265-72 Density, dimensional, and design standards.
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 the Township's Zoning and Subdivision and Land Development[1] Ordinances; and must be deemed acceptable by the Township Board of Supervisors and Planning Commission, in consultation with the Township Engineer.
(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.
B.
Dimensional requirements. 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. The following dimensional requirements shall apply:
RCD in R-A | RCD in R-1 | RCD in R-2 | Country Residence (R-A & R-1) | |
|---|---|---|---|---|
Average lot size | 22,000 sq. ft. | 15,000 sq. ft. | 12,000 sq. ft. | N/A |
Minimum lot size | 15,000 sq. ft. | 12,000 sq. ft. | 10,000 sq. ft. | 4 acres in R-A, 2 acres in R-1 |
Minimum lot width | 100 ft. | 90 ft. | 80 ft. | 200 ft. |
Minimum front yard | 30 ft. | 30 ft. | 30 ft. | 40 ft. |
Minimum side yard | 20 ft. | 15 ft. 35 ft. agg. | 15 ft. 35 ft. agg. | 25 ft. 60 ft. fgg. |
Minimum rear yard | 30 ft. | 30 ft. | 30 ft. | 40 ft. |
Maximum building height | 35 ft. | 35 ft. | 35 ft. | 35 ft. |
Maximum building coverage* | 20% of gross lot area | 20% of gross lot area | 18% of gross lot area | 10% of gross lot area |
Maximum impervious coverage** | 30% | 30% | 25% | 15% |
Minimum building setback from external semi-controlled access or scenic roads ultimate ROW | 200 ft. | 200 ft. | 200 ft. | 200 ft. |
Minimum building setback from all other external road ROW | 100 ft. | 100 ft. | 100 ft. | 100 ft. |
Minimum building setback from external tract boundaries | 60 ft. | 60 ft. | 60 ft. | 60 ft. |
Minimum building setback from wetlands, floodplains, watercourses | 25 ft. | 25 ft. | 25 ft. | 25 ft. |
Notes: | |
|---|---|
* | Building coverage is the percentage of the total lot area covered by the principal building. |
** | Impervious coverage is the percentage of the total lot area covered by buildings and paved surfaces which do not permit water to penetrate into the soil. This includes buildings (both principal and accessory), parking, driveways, walks, courts, pools (swimming and ornamental) and patios, unless constructed of pervious or porous materials, as determined by the Township. |
C.
Design standards.
(1)
All setback areas along roads shall be landscaped according to the standards of the Subdivision and Land Development[2] Ordinance. The landscape design shall preserve scenic views and integrate the development into the surrounding landscape. Berms and reforestation may be used where appropriate.
(2)
All lots in residential cluster developments shall take access from interior roads rather than roads exterior to the tract.
(4)
When homes are visible from roads exterior to the tract, the front or side facades of the home shall face the exterior road.
(5)
When homes are located adjacent to central open space only the front of the homes may face the central open space.
(6)
No more than 10 residential lots may be located in a row on the same side of the street without an open space break that is a minimum width of 100 feet along the street. Open space breaks may provide access into larger areas of general open space.
§ 265-73 Common open space standards.
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.
Open space shall be deed restricted from further subdivision or uses not prescribed by this chapter with a conservation easement, unless a predetermined use can be identified during the planning phase for future public improvement or benefit. This restriction shall be conveyed to all future property owners. Open space may include central open space according to the standards in § 265-73C, passive open space, parks and recreation, including trails, and stormwater management facilities including naturalized basins, ponds and other best management practices. The following minimum acreage of open space is required:
B.
Open space design requirements.
(1)
Open space areas will generally conform to the areas outlined in the preservation site plan as detailed in § 265-71, 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:
(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.
C.
Central open space requirements.
(1)
All central open space shall meet one or both of the following design options:
(a)
Village green. A large landscaped island that may serve as the major focal point and gathering area within the RCD. Each village green shall:
(b)
Parkway. A landscaped median island within the cartway of a street lined on both sides with cluster lots. 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]
U-turn breaks shall be provided no more than 250 feet apart along the length of the islands to allow convenient access to homes along the parkway.
[3]
Landscaping shall include a variety of trees and shrubs, but shall not impede sight distance at U-turn breaks and shall not hide pedestrians crossing the street.
(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.
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 § 265-27 at the discretion of the Township 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.
§ 265-74 Sewage and water facilities.
All development within the RCD Overlay shall tie into the existing public sewer and water systems and be serviced by these public systems.
§ 265-75 Phasing.
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:
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.
C.
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 § 265-72A(1).
D.
Any future cluster development shall be consistent with the approved sketch plan and development agreement.