In an R-1A Residence District, the following
regulations shall apply.
A building may be erected, altered or used,
and a lot or premises may be used or occupied for any of the following
purposes, and no other:
A.
Single-family detached dwelling.
B.
Agricultural.
C.
[1]Any of the following purposes or uses when authorized as
a conditional use:
[Added 7-22-1993 by Ord. No. 93-8]
(1)
Municipal buildings, offices and uses.
(2)
Fire companies and other rescue services.
(3)
Class One institutional uses, in accordance with the standards of Article XIVA, Institutional Regulations, of this chapter.
[Added 8-21-1997 by Ord. No. 97-5]
(4)
Golf course and club house and, in connection therewith,
a country club, but excluding driving ranges, miniature golf course
and/or illuminated practice tees.
[Added 8-21-1997 by Ord. No. 97-5]
(5)
Single-family detached dwelling within an LPOD cluster development, in accordance with the provisions of Article VIA.
[Added 10-6-1999 by Ord. No. 99-12]
(6)
A golf course residential community, according to the provisions of § 164-27.1 of this article. Both the golf course and residential sections shall be subject to land development approvals and shall be secured to guarantee completion as provided within the Pennsylvania Municipalities Planning Code.[2] A golf course residential community shall include a golf
course, plus any of the following uses and no other:
[Added 2-7-2001 by Ord. No. 2001-1]
(a)
Single-family detached dwellings.
(b)
Golf course accessory facilities, all of which
shall be incidental to the golf course use, including the following:
[1]
Retail pro shop and golf club repair facility.
[2]
Golf teaching facility.
[3]
Golf course practice facilities, including driving
ranges and putting greens. This use shall not include miniature golf
facilities, batting cages, or similar retail uses.
[4]
Club house with locker and shower facilities.
[5]
Golf shelter facilities and comfort stations
adjacent to tees of golf holes.
[6]
Golf course maintenance building, golf cart
facilities and a caddy shack as an integral part of the golf course
design.
[7]
Restaurant or snack bar owned and operated in
conjunction with the golf course.
[8]
Offices solely for administration, membership,
or management of the golf course facilities.
[9]
Health club or athletic club operated in conjunction
with the golf course.
[2]
Editor's Note: See 53 P.S. § 10101
et seq.
D.
Accessory use on the same lot with and customarily
incidental to any permitted use.
[Added 2-7-2001 by Ord. No. 2001-1]
A.
Site development standards.
(1)
A minimum site area of 300 acres shall be required
for a golf course residential community. The maximum site area for
a golf course residential community shall be 500 acres. For purposes
of determining compliance with this requirement, the term "site area"
shall include all contiguous property and property which would be
contiguous but for the location of an existing public right-of-way.
However, land shown in any previously approved subdivision or land
development as reserved for open space shall not be included in the
minimum site area.
(2)
All uses (residential and nonresidential) within
the golf course residential community shall be served by public water
and by public or approved community sewage disposal facilities.
(3)
Since the residential lots will ultimately be
sold to third parties, and since other portions of the residential
portion of the development may be governed by a homeowners' association,
an agreement, in form and content acceptable to the Township, shall
be entered into (and recorded) between and among the representatives
of the residential portion of the property, the representatives of
the golf course and the Township. Such agreement shall address, at
a minimum, the need for mutual cooperation during construction; necessary
cross-easements for stormwater, storm sewer, sanitary sewer, etc.;
costs-sharing arrangements for construction of mutually beneficial
facilities; and any other issue deemed necessary and appropriate by
the parties to ensure the successful development of a golf course
residential community as contemplated by this section.
B.
Development standards for golf courses and accessory
facilities.
(1)
Any proposed golf course shall have a minimum
of 18 holes.
(2)
The golf course shall be a minimum length of
6,200 yards, measured from the center of the rearmost tee to the center
of the green of each hole. The course shall not be designed as an
executive or par-3-type golf course.
(3)
The golf course and accessory facilities may
be held under separate ownership from the residential dwellings.
(4)
The dimensional standards for all facilities
accessory to the golf course shall be as follows:
(a)
Minimum setback from the perimeter tract boundary:
50 feet.
(b)
Minimum setback from an internal street: 25
feet.
(c)
Minimum setback from an internal property line:
30 feet.
(d)
Parking standards shall be in accordance with Article XVI, Off-Street Parking and Loading, contained herein.
(e)
Maximum building height: 35 feet for all uses
accessory to a golf course, except the clubhouse which shall not exceed
45 feet.
C.
Density and dimensional standards for residential
lots.
(1)
Maximum density: one dwelling unit for every
80,000 square feet of net acreage of the tract unless all open space
areas are offered for dedication to the Township. In the event of
such offering, the maximum permitted density shall increase to one
dwelling unit for every 80,000 square feet of gross acreage of the
tract, and the Township shall be obligated to complete the golf course
and related facilities contemplated by this section. In the event
that the Township declines dedication of the open space related to
the golf course, the developer of the residential portion of the property
shall be responsible to complete the golf course and related improvements.
(2)
Minimum lot area: 15,000 square feet, except
for lots which are contiguous to properties outside the golf course
residential community and do not front upon a new street built within
the golf course residential community. Such lots contiguous to outside
properties and not fronting upon a new street built within the golf
course residential community shall have a minimum lot area of 80,000
square feet or shall provide at least 75 feet of open space as a landscaped
buffer to the outside properties.
(3)
Minimum lot width: 100 feet.
(4)
Minimum front yard: 25 feet.
(5)
Minimum side yards: 10 feet minimum on one side,
with a twenty-five-foot aggregate. (i.e., 10 and 15 or 12 and 13).
(6)
Minimum rear yard: 35 feet. Notwithstanding
any language to the contrary elsewhere in this chapter, fencing is
prohibited on all lots having rear yards abutting the golf course
unless fencing is required for a swimming pool. The required rear
yard setback in a residential lot which is directly adjacent to the
fairway, green or the rough adjacent to any of these shall not contain
any accessory buildings, sheds, swimming pools, decks, patios or any
permanently affixed structures of any kind. However, swimming pools
and any required fencing, decks and patios may be permitted within
the thirty-five-foot minimum rear yard setback area provided a) no
part of a pool, coping, patio or walkway around a pool encroaches
within the "safety zone" area for the golf hole as shown on the golf
course plans on file at the Township building; and b) a twenty-foot
minimum setback is still to be maintained from any part of a pool,
coping, patio or walkway around a pool. Any and all fencing required
to be constructed adjacent to the golf course must be manufactured
by Ultra Aluminum Mfg., Inc., Model UAF-201, flat top in pearl black,
with 1 5/8 inches and four feet in height. If the specified brand
and model number are not available, a substantially similar fence,
subject to the approval by the Lower Salford Township Board of Supervisors,
shall be constructed. All fencing adjacent to the golf course must
include a minimum two-foot-high shrubbery landscape buffer on the
exterior of the fence immediately adjacent to the required fence.
The maximum distance between shrubs shall be four feet.
[Amended 7-2-2003 by Ord. No. 2003-8; 8-3-2011 by Ord. No.
2011-3; 6-2-2021 by Ord. No. 2021-05]
(7)
Minimum front, rear or side yard setback shall
not overlap any golf course safety zone; no required front, side or
rear yard setback under this section shall be permitted to overlap
on any golf course safety zone. For purposes of this section, a "golf
course safety zone" shall be those areas where it can be reasonably
anticipated that golf balls may land, using, as a guideline, appropriate
standards of the United States Golf Association, but subject to the
reasonable approval of the Township.
(8)
Maximum building coverage (per lot): 25%.
(9)
Maximum impervious coverage (per lot): 45%.
(10)
Maximum building height: 35 feet.
(11)
Lots within the residential portion of a golf
course residential community shall be governed by a homeowners' association
declaration or a declaration of covenants and restrictions containing
regulations for the use of properties (and particularly those portions
of residential lots immediately abutting the golf course) satisfactory
to the Board of Supervisors.
D.
Open space standards.
(1)
A minimum of 65% of the acreage of the proposed golf course community tract shall be preserved as open space, including required buffer areas, although the Supervisors may approve a reduction to 60% of the acreage of the tract if any of the open space areas offered for dedication are not deemed appropriate for public use. The open space shall be permanently deed restricted at the time of plan approval and recording to prohibit any future development. All open space shall be offered to the Township in dedication but the Township shall be under no obligation to accept such offer. If the Township accepts the offer of the open space intended for the golf course and its related facilities, the Township will be obligated to construct the golf course required by § 164-27C(6).
(2)
The golf course, practice areas and any permitted
accessory uses shall be considered within the required open space.
(3)
Due to the unique characteristics of golf course communities, the design criteria as required for common open space within § 164-22 shall not apply to those areas of open space devoted to the golf course or any of its accessory facilities.
(4)
The clubhouse and other accessory facilities
may be counted toward the minimum required open space, provided that
the area for the clubhouse and accessory facilities does not exceed
5% of the total required open space.
E.
Required buffer yards.
(1)
Buffers may contain golf course safety zones,
tees and any other land adjacent to golf fairways, greens or tees,
but shall not contain any fairways, greens, buildings, parking areas,
or portions of required setbacks from existing lots or dwellings.
(2)
A minimum fifty-foot buffer is required along
all tract boundaries.
(3)
A minimum seventy-five-foot buffer measured
from the ultimate right-of-way shall be required along the rights-of-way
of abutting arterial or major collector roads. A minimum fifty-foot
buffer measured from the ultimate right-of-way is required along the
rights-of-way of all other abutting roads. In addition, a setback
of 300 feet shall be required from the ultimate right-of-way of Route
113 to any new residential building within the golf course residential
community.
A.
Net lot area and width. A net lot area of not less
than 80,000 square feet and a lot width of not less than 200 feet
at the building line or at the point of the proposed building closest
to the street and extending the full depth of the building shall be
provided for every building hereafter erected or used for any purpose
permitted in this district, provided that the lot width (as herein
defined) may be reduced to less than 200 feet but in no event less
than 150 feet when authorized as a special exception by the Zoning
Hearing Board.
[Amended 9-4-1974 by Ord. No. 74-6; 8-21-1997 by Ord. No. 97-5]
B.
Building area. Not more than 10% of the net area of
each lot may be occupied by buildings.
[Amended 8-21-1997 by Ord. No. 97-5]
C.
Front yard. There shall be a front yard on each street
on which the lot abuts, the depth of which shall be at least 75 feet.
D.
Side yards. There shall be two side yards, one on
each side of the principal building, neither of which shall be less
than 40 feet wide.
E.
Rear yard. There shall be a rear yard, the depth of
which shall be at least 75 feet.
F.
Height regulations. The maximum height of buildings
and other structures erected or enlarged in this district shall be
35 feet.
[Added 8-21-1997 by Ord. No. 97-5]
