Horsham Township City Zoning Code
ARTICLE XV
RGCC Residential Golf Course Community District
§ 230-87 Declaration of legislative intent.
In expansion of the legislative intent contained in Article I, § 230-2, of this chapter, it is hereby declared to be the intent of this article with respect to the Residential Golf Course Community District to provide regulations for residential and recreational uses intended to achieve the following:
A.
To permit construction of a residential golf course community with related facilities consistent and compatible with such a community.
B.
To preserve and support the character of existing recreational and residential uses in the Township, and to provide for the orderly development of Horsham Township consistent with the purposes of this chapter.
C.
To encourage the continued preservation of historically significant structures in the Township by providing for their continued use in ways both economically viable and not detrimental to the Township, surrounding area, or proposed community.
D.
To encourage the preservation of environmentally sensitive areas and other open areas through the use of cluster planning principles.
E.
To permanently protect areas of open space from future development.
F.
To encourage the development of a safe, harmonious and well-maintained grouping of buildings, recreational areas and facilities, circulation system, parking and service areas, and open space.
§ 230-88 Use regulations.
In the Residential Golf Course Community District, a structure or group of structures may be erected, altered or used, or a lot may be used or occupied, for any or all of the following purposes:
A.
Residential Golf Course Community. A planned development of a tract combining residential uses in the form of single-family dwellings and golf course villas with the development of a golf course, together with uses incidental thereto as hereinafter provided.
B.
Golf course/country club facilities. The combination of any of the following uses, open space, recreational facilities and other uses incidental to a golf course/country club when constructed or used in conjunction with a Residential Golf Course Community.
(1)
Golf course. An eighteen-hole golf course, together with practice driving range and putting greens; rest rooms and rain shelters; maintenance facilities, including golf cart storage, golf club and general storage facilities; caddy shack; golf club repair facilities; and pro shops.
(2)
Country club/clubhouse facilities.
(a)
Clubhouse facilities. Clubhouse facilities including locker rooms, rest rooms and shower facilities; administrative, management and club membership offices; offices in conjunction with the sale of homes in the development; private dining facilities, including formal dining, grillroom, bar and lounge, and snack bar; banquet, ballroom, conference and/or meeting facilities; related kitchen facilities; and related uses when approved by the Township Council. The clubhouse facilities within a Residential Golf Course Community shall not exceed a total of 50,000 square feet in gross floor area. Not more than 25% of the gross floor area of the clubhouse facilities may be used for banquet, ballroom, conference and/or meeting facilities.
(b)
Other recreational facilities. Other recreational facilities including swimming, exercise and spa facilities; tennis, racquet, paddle and mallet sports facilities; and outdoor skating facilities. Indoor and outdoor area devoted to all such facilities within a Residential Golf Course Community excluding tennis courts shall not exceed a total of 25,000 square feet. No more than six tennis courts shall be permitted as part of the country club/clubhouse facilities. This limitation shall not apply to private facilities built as accessory uses to dwelling units within the Residential Golf Course Community.
(c)
All clubhouse facilities and other recreational facilities shall be private and shall be available for use by only members of the golf course or country club and their guests.
C.
Existing office use in historic buildings. Business or professional offices in buildings in excess of 50 years of age on the effective date of this chapter, provided that such buildings shall not be expanded. No exterior alterations to a building used for such offices shall be permitted except for minor repairs or as required by applicable building or safety codes. The term "business or professional offices" shall include only the following uses:
(1)
Professional offices for planning, design, legal, financial consulting, marketing or advertising firms.
(2)
Administrative or executive offices for the following types of companies: real estate development, investment, consulting or management companies, financial institutions, title companies, insurance companies, pharmaceutical or chemical companies, health-care organizations, computer or other high-technology companies; provided that the foregoing uses shall not involve the manufacture, storage or distribution of goods or merchandise on the premises or the treatment of patients on the premises.
(3)
Sales offices for an insurance company or similar outside sales enterprise but not including real estate sales offices except as hereinafter provided.
(4)
A real estate sales office for the sole purpose of promoting the initial sale of homes or memberships in the Residential Golf Course Community. Retail sales or retail uses shall not be permitted.
D.
Accessory uses. Accessory uses and structures customarily incidental to the above permitted uses.
E.
Municipal building.
[Added 12-23-2002 by Ord. No. 1153]
§ 230-89 Gross tract area.
The minimum gross tract area for a Residential Golf Course Community shall be 300 acres.
§ 230-90 Protected open space.
Within a Residential Golf Course Community, protected open space shall be established and preserved in accordance with the following provisions:
A.
Minimum required area of protected open space. The minimum area of protected open space shall be 150 acres or 45% of the gross tract area, whichever is greater.
B.
Establishment of protected open space. Protected open space shall include the golf course area and required buffers and may include additional areas such as interior buffers, woodlands, fields, ponds, streams, wetlands, floodplain and/or other vegetated open areas. Protected open space shall be free of buildings and shall not include; street rights-of-way, private or public roadways, driveways, or parking areas; open areas immediately surrounding parking areas, clubhouse facilities and office facilities and designed as yard or fringe areas; dwelling unit lot areas or other open areas surrounding a home or group of homes and designated for the exclusive use of the homeowner(s); or any other area identified by the Township that, in the opinion of the Township Council, does not meet the intent of this section.
C.
Preservation of protected open space. A perpetual restrictive covenant shall be placed of record on the protected open space permitting the use of such protected open space only as a golf course or as open space in accordance with the provisions of this section. This covenant shall be binding upon all heirs, successors or assigns of the owner, shall run to the benefit of the Township Council, of the Association of the development, and of the majority of owners of lots abutting the tract undergoing development; and shall be in a form acceptable to the Township Council.
D.
Permitted facilities within protected open space. Nothing contained herein shall preclude the establishment, operation, maintenance, repair or replacement within protected open space of improvements compatible with the open character of the protected open space, including but not limited to tees, fairways, greens, roughs and hazards; vegetated buffers; grass courts and playing fields; ponds, fountains and related structures; pathways, bridges and related structures; accessory golf course facilities such as rain shelters and rest rooms; irrigation facilities, stormwater management facilities; and underground utilities.
§ 230-91 Golf course requirements.
The following regulations shall govern the design, construction and preservation of the required golf course within a Residential Golf Course Community:
A.
Design of golf course. A golf course shall be required which shall contain 18 golf holes and shall be a minimum of 6,000 yards in length, as measured from the center of the rearmost tee to the center of the green of each hole.
B.
Construction of golf course. No construction of dwelling units shall commence until construction of the golf course shall have commenced. No more than 25% of the building permits for dwelling units shall be issued until such time as the golf course construction shall be complete.
C.
Preservation of golf course area. The golf course area shall be preserved as protected open space in accordance with § 230-90. If the golf course area ceases to be used for the operation of a golf course for any reason, the area shall be preserved as passive open space, and no other use shall be permitted thereon unless and until the operation of a golf course is resumed.
§ 230-92 Landscaping and buffering requirements.
The following landscaping and buffering requirements shall apply to a Residential Golf Course Community. Where the Township Landscape Ordinance imposes different requirements, the higher standard shall apply.
A.
Required buffer. A landscaped softening buffer shall be constructed within the required perimeter setback, except as noted in Subsection B and except along portions of the tract perimeter which will be buffered by golf course areas with a width of 150 feet or more. A berm or series of berms, the top(s) of which shall undulate in height from three feet to six feet, shall be constructed within a required buffer except in areas devoted to roads, emergency access, and areas approved by the Township Council.
(1)
Minimum width of required buffer. The required buffer shall be a minimum width of 50 feet as measured from the developed tract boundary.
(2)
Minimum planting standards within required buffers. The required buffer shall be planted in accordance with the provisions of this paragraph. Plant material may be informally arranged and shall be so arranged as to allow for proper growth and to provide the intended buffer. Existing plants within the buffer area exceeding the minimum sizes shall be credited to the buffer requirements. Minimum plant size, given either in height from the ground or in caliper measured one foot from the ground, and the minimum quantity of plant material required for every linear foot of required buffer as measured along the developed tract boundary shall be as follows:
(a)
Canopy trees. One two-and-one-half-inch caliper canopy tree for every 40 linear feet of required buffer.
(b)
Evergreen trees. One six-to-eight-foot-high evergreen tree for every 15 linear feet of required buffer.
(c)
Flowering trees. One six-to-eight-foot-high flowering tree for every 25 linear feet of required buffer.
(d)
Shrubs. One two-and-one-half- to three-foot-high shrub for every six linear feet of required buffer.
B.
Preservation of existing buffers. Where, in the opinion of the Township Council, existing wooded areas bordering the developed tract boundary provide an adequate buffer, the existing healthy trees shall be preserved for a minimum width of 50 feet from the developed tract boundary, and the required buffer shall not be required.
C.
Street trees. Street trees shall be required as part of the design and construction of all new streets with the exception of driveways and driveways serving as private streets. A minimum of one street tree shall be planted on each side of the street for every 60 linear feet of such street, as measured along the center line of the street. Street trees may be planted in an informal arrangement.
§ 230-93 Building development regulations.
The following additional development regulations shall apply to buildings constructed within a Residential Golf Course Community:
A.
Maximum gross density. The total number of dwelling units within a Residential Golf Course Community shall not exceed 1.175 dwelling units per acre of gross tract area.
(1)
Maximum number of dwelling units in golf course villas. No more than 1/3 of all dwelling units permitted in a Residential Golf Course Community shall be within golf course villas.
B.
Perimeter setback requirements. The following perimeter setback requirements shall apply within a Residential Golf Course Community:
(1)
Golf course villas. No golf course villa shall be erected or situated within 200 feet of the developed tract boundary.
(2)
Other buildings and parking areas. No building or parking area shall be erected or situated within 100 feet of the developed tract boundary, with the exception that security and guard stations at entrance points, the golf course, access roads, ponds and pathways may be located within the required setback.
C.
Minimum lot size per dwelling unit and interior setback requirements. Maximum gross density shall be limited as provided in Subsection A. Minimum lot sizes and building setbacks shall be provided in accordance with the following standards:
(1)
Minimum lot size.
(a)
Golf course villas. The minimum lot size shall be the dwelling unit footprint plus an area equal to the width of the unit by 20 feet.
(b)
Single-family detached dwellings. The minimum lot size shall be 5,000 square feet, provided that no more than 50% of the permitted number of detached dwelling units shall have a lot size less than 8,000 square feet.
(2)
Building-to-building setbacks. The horizontal distance at the closest point between any two buildings shall not be less than 25 feet. The horizontal distance between parallel elements of separate buildings forming courts (i.e., forming areas enclosed on at least three sides by buildings) shall not be less than twice the height of the tallest building forming part of such court.
(3)
Other interior setbacks. The minimum distance between a building and any interior street right-of-way, solid waste collection station, or common parking area or access road thereto shall be 25 feet.
D.
Height restrictions. The maximum height of buildings and other structures erected shall be 35 feet, except for the clubhouse, which may be 45 feet in height. Additional height for lights and sports equipment is permitted subject to approval of Council. For purposes of this restriction, "height" shall be measured from the mean level of the ground surrounding a building to the highest point of the roof, provided that chimneys, spires, towers, elevator penthouses, tanks and similar projections shall not be included in calculating height.
E.
Parking requirements. Parking shall be provided within a Residential Golf Course Community in accordance with the following provisions:
(1)
Dwellings. A minimum of three off-street parking spaces shall be provided for each dwelling unit; provided, however, that only two of the three required parking spaces must be for the exclusive use of each dwelling unit.
(2)
Golf course/country club facilities. Golf course/country club facilities shall be provided with a minimum of one parking space for each 300 square feet of gross floor area devoted to clubhouse facilities.
(3)
Office facilities. Office facilities shall be provided with a minimum of one parking space for each 200 square feet of gross floor area.
(4)
Parking spaces in a Residential Golf Course Community may be a minimum of nine feet by 18 feet.
(5)
In the event the golf course/country club facilities and the office facilities share common parking facilities, 20% of the total number of required parking spaces for both uses may be placed in reserve subject to the developer executing a reserve parking agreement in a form acceptable to the Township and containing a prohibition against the construction or maintenance of structures within the reserve parking area and a provision authorizing the Township to require the installation of the parking.
F.
Building design standards. The following design standards shall apply to all residential buildings constructed within a Residential Golf Course Community:
(1)
Building design. Variation in width, height, setback and orientation shall be incorporated into the design and placement of buildings.
(2)
Roof pitch and form. The minimum pitch of the dominant portion of the roof shall be six inches rise to 12 inches run.
(3)
Golf course villas. The design of the dwelling units within golf course villas shall be varied such that within a single golf course villa there shall be no continuous roofline or continuous front yard setback common to all the dwelling units therein without approval of Township Council.
G.
Building materials and construction standards. The following standards shall apply to the construction of all dwellings within a Residential Golf Course Community:
(1)
Exterior wall materials. Use of materials such as wood, brick, stone and stucco shall be permitted. Aluminum siding, imitation brick or imitation stone shall be prohibited.
(2)
Roofing surface materials. Materials such as wood, natural or compositional slate, or dimensional asphalt shingles shall be permitted.
(3)
Foundation walls. In general, the maximum exposure of smooth concrete shall be 10 inches as measured from the ground, and any portion in excess of 10 inches shall be faced with brick, stone, wood siding, or stucco.
(4)
Utilities and exterior lighting. All new utility lines shall be underground. Site lighting shall be shielded to prevent off-site glare. All buildings shall be serviced by public water and public sanitary sewer service.
§ 230-94 Associations.
An association shall be formed by the developer, and shall be subject to the following regulations:
A.
Membership in the organization shall be mandatory for all owners of dwelling units within the development and the membership shall run with the land.
B.
An association agreement shall be prepared and recorded prior to the conveyance of any lot within the community. Such agreement shall establish the obligations of its members with regard to maintenance, insurance, and taxes on all areas within the community, including but not limited to roads, pedestrian pathways, curbs, drainage systems, water distribution systems, sewerage systems, and lighting systems.
C.
The association agreement shall be subject to the approval of the Township and shall include a provision providing for the right of the Township to cite any violations in maintenance and repair of common open space and other common improvements not dedicated to Horsham Township or other public authority and after notice, perform such necessary maintenance and repair and charge to the organization or any property owner the cost of such work and to record a lien against any property or properties within the Residential Golf Course Community.
§ 230-95 Park and recreation area.
Within a Residential Golf Course Community, land shall be dedicated for public park and recreation use in accordance with the following provisions:
A.
Required area. Unless the developer chooses one of the alternatives specified in Subsection B, a minimum of 10% of the gross tract area shall be dedicated to the Township for public park and recreation use. This area shall be a contiguous parcel, shall have readily available public access, and shall be suitable for public use as a park or recreation area. Not more than 25% of the area shall consist of wetlands, floodplain, slopes in excess of 15%, or any combination of the above.
B.
Alternatives to dedication.
(2)
Provided, however, that one of the alternatives provided by this Subsection B shall be selected by the developer at the time of final approval of the initial subdivision and land development plan submitted in connection with the development. If the developer elects to pay the fee in lieu of dedication, 50% of the total required fee shall be paid to the Township at the time of approval of the initial subdivision and land development plan, and the remaining 50% shall be paid one year following such approval.