The SOD Solar Overlay District is defined and established as being all lots in Douglass Township that are entirely south of the Manatawny Creek and entirely north of the northernmost boundary of the HC Highway Commercial District which straddles the Benjamin Franklin Highway.

Overlay Concept. The Solar Overlay District shall be deemed to be an overlay on any zoning district(s) now or hereafter enacted to regulate the use of land in Douglass Township.

An initial determination as to whether or not the Solar Overlay District applies to a given parcel shall be made by the Zoning Officer. Any party aggrieved by the decision of the Zoning Officer, either because of an interpretation of the exact location of the Solar Overlay District boundary or because the criteria used in delineating the boundary, as set forth in § 27-401(1) herein, is or has become incorrect because of changes due to natural or other causes, may appeal said decision to the Zoning Hearing Board as provided for in Part 10 of this chapter. The burden of proving the incorrectness of the Zoning Officer's decision shall be on the appellant.

The following uses shall be permitted by a special exception from the Zoning Hearing Board, pursuant to the procedures, standards and criteria set forth in §§ 27-743 and 27-1005(3) of this chapter:

Purpose. The purpose of the Rural Conservation District is to encourage woodland, agricultural, and general open space conservation by preserving natural features and environmentally sensitive lands such as forests, watersheds, and water courses while perpetuating the rural atmosphere, open space, and scenic landscape of the Township. A significant portion of the Rural Conservation District is classified as having severe limitations to on-lot sewage disposal due to flooding, a high water table, and/or steep slopes. Agricultural and conservation uses are encouraged. Residential uses are permitted, provided that sufficient space is available for on-lot sewage disposal which will not create any menace to public health, and natural features are not unduly disturbed.

Uses Permitted by Right. The following uses as a principal use, their customary accessory uses, and no other uses, are permitted in the Rural Conservation District, provided that all applicable requirements of this chapter are satisfied:

Uses Permitted by Conditional Use. The following uses as a principal use, their accessory uses, and no other uses, are permitted in the Rural Conservation District when a conditional use is granted by the Board of Supervisors subject to and in accordance with supplemental regulations and Part 10 of this chapter:

Uses Permitted by Special Exception. The following uses as a principal use, their accessory uses, and no other uses, are permitted in the Rural Conservation District when a special exception is granted by the Zoning Hearing Board subject to and in accordance with supplemental regulations and Part 10 of this chapter:

Area, Yard, and Height Regulations. Each of the following maximum and minimum dimensional requirements shall apply to each permitted use in the Rural Conservation Zoning District, except as specifically provided for in this chapter.

Supplementary Regulations. All sections under Part 7 of this chapter shall apply as supplementary guidelines and specifications for the Rural Conservation Zoning District.

Purpose. The purpose of the Rural Residential District is to permit moderate residential development, to retain the rural and suburban characteristics of the Township, and to serve as a transition between areas of variable densities. A significant portion of the Rural Residential District is classified as having slight to severe limitations to on-lot sewage disposal due to flooding and a high water table. Development of these areas will be further regulated by the Environmental Protection Overlay Districts.

Uses Permitted by Right. The following uses as a principal use, their customary accessory uses, and no other uses, are permitted in the Rural Residential District provided that all applicable requirements of this chapter are satisfied:

Uses Permitted by Conditional Use. The following, as a principal use, their customary accessory uses, and no other uses, are permitted in the Rural Residential District when a conditional use is granted by the Board of Supervisors subject to and in accordance with supplemental regulations and Part 10 of this chapter:

Uses Permitted by Special Exception. The following, as a principal use, their customary accessory uses, and no other uses, are permitted in the Rural Residential District when a special exception is granted by the Zoning Hearing Board subject to and in accordance with supplemental regulations and Part 10 of this chapter:

Area, Yard, and Height Regulations. Each of the following maximum and minimum dimensional requirements shall apply to each permitted use in the Rural Residential Zoning District, except as specifically provided for in this chapter:

Supplementary Regulations. All sections under Part 7 of this chapter shall apply as supplementary guidelines and specifications for the Rural Residential Zoning District.

Supplemental Regulations for Commercial Use or Commercial Oriented Recreational Uses in the Rural Residential District. In the event a commercial use or commercial oriented recreational use is proposed for the Rural Residential District, the following supplemental regulations shall be required for the purpose of protecting the residential integrity of the neighborhood:

Purpose. The purpose of the Rural Suburban Residential District is to maintain and promote residential growth in areas of the Township which have the potential for being serviced by public sewage and/or water facilities. The Rural Suburban Residential District contains the least amount of physical limitations for residential development within the Township and is most suitable to accommodate highest permissible residential densities.

Uses Permitted by Right. The following uses as a principal use, their customary accessory uses, and no other uses, are permitted in the Rural Suburban Residential District provided that all applicable requirements of this chapter are satisfied:

Uses Permitted as a Conditional Use. The following uses as a principal use, their accessory uses, and no other uses, are permitted in the Rural Suburban Residential District when a conditional use is granted by the Board of Supervisors subject to and in accordance with supplemental regulations and Part 10 of this chapter:

Uses Permitted by Special Exception. The following, as a principal use, their accessory uses and no others, are permitted in the Rural Suburban Residential District when a special exception is granted by the Zoning Hearing Board to and in accordance with supplemental regulations and Part 10 of this chapter.

Area, Yard, and Height Regulations. Each of the following maximum and minimum dimensional requirements shall apply to each permitted use in the Rural Suburban Residential Zoning District, except as specifically provided for in this chapter:

Supplementary Regulations. All sections under Part 7 of this chapter shall apply as supplementary guidelines and specifications for the Rural Suburban Residential Zoning District.

Supplemental Regulations for Commercial Use or Commercial Oriented Recreational Uses in the Rural Suburban Residential District. In the event a commercial use or commercial oriented recreational use is proposed for the Rural Suburban Residential District, the following supplemental regulations shall be required for the purpose of protecting the residential integrity of the neighborhood:

Purpose. The purpose of the Village Commercial District shall be to provide an area for a mixture of residential and nonresidential land uses in a village setting. To support the function and viability of the existing mixed use corridor along Route 562 and within the villages of Pine Forge and Little Oley. To provide opportunities for further enhancement of the village character through residential development, small retail shops and services, convenience oriented facilities and services, with special emphasis on preservation of the village character and rural nature of the community.

Uses Permitted by Right. The following uses as an individual principal use on any one lot, their customary accessory uses, and no other uses, are permitted in the Village Commercial District provided that all applicable requirements of this chapter are satisfied:

Uses Permitted by Conditional Use. The following uses as a principal use, their customary accessory uses, and no other uses, are permitted in the Village Commercial District when a conditional use is granted by the Board of Supervisors subject to and in accordance with supplemental regulations and Part 10 of this chapter:

Uses Permitted by Special Exception. The following uses as a principal use, their customary accessory uses, and no other uses, are permitted in the Village Commercial District when a special exception is granted by the Zoning Hearing Board in accordance with supplemental regulations and Part 10 of this chapter:

Area, Yard, and Height Regulations. Each of the following minimum and maximum dimensional requirements shall apply to each permitted use in the Village Commercial District, except where TDRs are received pursuant to Part 8 or as otherwise specifically provided for in this chapter:

Land Development Plan. In accord with Township Subdivision and Land Development Regulations [Chapter 22] and the requirements of the Pennsylvania Municipalities Planning Code, as amended, 53 P.S. § 10101 et seq., a land development plan is required for improvement to any lot, parcel, or tract of land. Municipal review and approval of the land development is required prior to issuance of any permits.

Supplementary Regulations. All Parts under Part 7 of this chapter shall apply as supplementary guidelines and specifications for the Village Commercial District.

Purpose. The purpose of the Highway Commercial District is to provide an area conducive to a wide variety of commercial land uses that serve both local and regional consumers. The Highway Commercial District is located along an arterial road for ease of access to local roads and regional highways.

Uses Permitted by Right. The following uses as an individual principal use on any one lot, their customary accessory uses, and no other uses, are permitted in the Highway Commercial District provided that all applicable requirements of this chapter are satisfied:

Uses Permitted by Conditional Use. The following uses as an individual principal use on any one lot, their customary accessory uses, and no other uses, are permitted in the Highway Commercial District when a conditional use is granted by the Board of Supervisors subject to and in accordance with supplemental regulations and Part 10 of this chapter:

Uses Permitted by Special Exception. The following uses as an individual principal use on any one lot, their customary accessory uses, and no other uses, are permitted in the Highway Commercial District when a special exception is granted by the Zoning Hearing Board to and in accord with supplemental regulations and Part 10 of this chapter; multiple principal uses may be permitted subject to receipt of one TDR per principal use beyond the first principal use:

Area, Yard, and Height Regulations. Each of the following maximum and minimum dimensional requirements shall apply to each permitted use in the Highway Commercial District, except where TDRs are received pursuant to Part 8 or as otherwise specifically provided for in this chapter.

Land Development Plan. In accord with municipal subdivision and land development regulations and the requirements of the Pennsylvania Municipalities Planning Code, as amended, 53 P.S. § 10101 et seq., a land development plan is required for improvement to any lot, parcel, or tract of land. Municipal review and approval of the land development is required prior to issuance of any permits.

Supplemental Regulations. All Parts under Part 7 of this chapter shall apply as supplementary guidelines for the Highway Commercial District.

Purpose. The purpose of the Limited Industrial District is to provide an area conducive to industrial operations and activities. To accommodate industrial park facilities, as incubator facilities, whereby a group of small industries may share infrastructure needs. To minimize conflict between industry related traffic (especially large trucks) and other vehicular traffic. To facilitate ease of access to major collector and arterial roads in the Township. To minimize conflicts between industrial related activity and commercial and residential activity. To promote economic development and a strong tax base for the Township.

Uses Permitted by Right. The following uses as an individual principal use on any one lot, their customary accessory uses; and no other uses, are permitted in the Limited Industrial District provided that all applicable requirements of this chapter are satisfied:

Uses Permitted by Conditional Use. The following uses as an individual principal use on any one lot, their customary accessory uses, and no other uses, are permitted in the Limited Industrial District by conditional use when granted by the Board of Supervisors subject to and in accordance with supplemental regulations and Part 10 of this chapter:

Uses Permitted by Special Exception. The following uses as an individual principal use on any one lot, their customary accessory uses, and no other uses, are permitted in the Limited Industrial District when a special exception is granted by the Zoning Hearing Board in accordance with supplemental regulations and Part 10 of this chapter; multiple principal uses may be permitted subject to receipt of one TDR per principal use beyond the first principal use:

Area, Yard, and Height Regulations. Each of the following minimum and maximum dimensional requirements shall apply to each permitted use in the Limited Industrial District, except where TDRs are received pursuant to Part 8 or as otherwise specifically provided for in this chapter:

Land Development Plan. In accord with municipal subdivision and land development regulations and the requirements of the Pennsylvania Municipalities Planning Code, as amended, 53 P.S. § 10101 et seq., a land development plan is required for improvement to any lot, parcel, or tract of land. Municipal review and approval of the land development is required prior to issuance of any permits.

Supplemental Regulations. All sections under Part 7 of this chapter shall apply as supplementary guidelines to the Limited Industrial District regulations.

Purpose. The purpose of the General Industrial District is to provide an area for intense industrial activity along with other industrial activity. This district will allow the development of industrial parks and professional office and research parks to complement industrial activity. To minimize conflict between industrial activity and adjoining commercial and residential land use. To concentrate industrial development in the Township in close proximity to collector and arterial highways. To promote economic development and a strong tax base in the municipality while striving for no adverse effect to the public health, safety, or general welfare of the Township residents.

Uses Permitted by Right. The following uses as an individual principal use on any one lot, their customary accessory uses, and no other uses, are permitted in the General Industrial District provided that all applicable requirements of this chapter are satisfied:

Uses Permitted by Conditional Use. The following uses as a principal use, their customary accessory uses, and no other uses, are permitted in the General Industrial District when a conditional use is granted by the Board of Supervisors subject to and in accordance with supplemental regulations and Part 10 of this chapter:

Uses Permitted by Special Exception. The following uses an individual principal use on any one lot, their customary accessory uses, and no other uses, are permitted in the General Industrial District when a special exception is granted by the Zoning Hearing Board in accordance with supplemental regulations and Part 10 of this chapter; multiple principal uses may be permitted subject to receipt of one TDR per principal use beyond the first principal use:

Area, Yard, and Height Regulations. Each of the following minimum and maximum dimensional requirements shall apply to each permitted use in the General Industrial District, except where TDRs are received pursuant to Part 8 or as otherwise specifically provided for in this chapter:

Land Development Plan. In accord with municipal subdivision and land development regulations and the requirements of the Pennsylvania Municipalities Planning Code, as amended, 53 P.S. § 10101 et seq., a land development plan is required for improvement to any lot, parcel, or tract of land. Municipal review and approval of the land development is required prior to issuance of any permits.

Supplementary Regulations. All sections under Part 7 of this chapter shall apply as supplementary guidelines to the General Industrial District regulations.

Purpose. The purpose of the School District is to provide appropriate area for the development of educational institutions and compatible land uses associated with educational institutions, facility needs, programs, and activities, and further creating conditions conducive to carrying out the purposes of this chapter.

Uses Permitted by Right. The following uses as a principal use, their customary accessory uses, and no other uses, are permitted in the School District provided that all applicable requirements of this chapter are satisfied:

Uses Permitted by Conditional Use. The following use is permitted as an accessory use, not a principal use, in the School District when a conditional use is granted by the Board of Supervisors subject to and in accord with supplemental regulations and Part 10 of this chapter, § 27-729 of this chapter, and shall be limited to a maximum of 10% of the overall tract area, be contiguous acreage, and only as an accessory use:

Uses Permitted by Special Exception. The following uses as an individual principal use on any one lot, their customary accessory uses, and no other uses, are permitted in the SD School District when a special exception is granted by the Zoning Hearing Board to and in accord with Part 10 of this chapter:

Area, Yard, and Height Regulations. Each of the following minimum and maximum dimensional requirements shall apply to each permitted use in the School District, except as specifically provided for in this chapter:

Land Development Plan. Prior to the issuance of a zoning or building permit for a nonresidential land use that is permitted within the School District, the applicant shall submit a land development plan to the Planning Commission for review and comment. The Planning Commission shall review each land development plan in accordance with all Township standards and specifications concerning land development before recommending a decision to the Board of Supervisors.

Supplementary Regulations. All sections under Part 7 of this chapter shall apply as supplementary guidelines and specifications for the School District.