Township of Upper Providence, PA Article VIIA GCR Golf Course Residential Community District

[Added 6-15-1992 by Ord. No. 312]

§ 182-63.1 Legislative intent.

In expansion of the community development objectives contained in Article I, § 182-2, of this chapter, it is hereby declared to be the intent of this article with respect to GCR Golf Course Residential Community District to establish reasonable standards and criteria to permit a Residential Golf Course Community as a conditional use in appropriate locations within the Township, based upon a specialized set of development regulations appropriate for such a development.

A. To provide for such development in areas consistent with the goals of the Township's Comprehensive Plan, which would be compatible with and protect the existing community character, and which would be located such that they would serve as a transition from existing residential neighborhoods.

B. To protect the existing vistas into and rural character of large tracts of undeveloped land in the Township.

C. To provide for creative use of land in areas where it is desirable to preserve open space, stream valleys, agricultural land heritage, tree cover, historic buildings and other natural and man-made amenities.

D. To permit the construction of residential units, golf course, clubhouse, other recreational uses, along with other related and ancillary facilities consistent and compatible with such a development.

E. To encourage the creation of individual neighborhoods unified by the golf course and other open space features of the development.

F. To permanently protect areas of open space from future development.

§ 182-63.2 Use regulations.

A Golf Course Residential Community is allowed only as a conditional use in the R-1 Residential District, provided that the tract proposed for such development meets the criteria specified in § 182-63.3 of this article, and that the procedural requirements for conditional uses, set forth in § 182-204 of this chapter, are followed. A Golf Course Residential Community shall be construed to mean a planned development consisting of residential use(s) as permitted herein, combined with the development of a regulation golf course, along with any other recreational uses and uses incidental to such a development, as herein after provided.

A. The residential uses which are permissible in a Golf Course Residential Community are as follows:

(1) Single-family detached dwellings, provided that when these are proposed to be developed in a separate section and/or phase in the community, they comprise at least 10% of the aggregate number of units proposed for all phases of the development.

(2) Two-family dwellings.

(3) Single-family attached dwellings, in any of a variety of configurations, including those which are attached back-to-back, side-to-side or side-to-back.

(4) Multifamily dwellings.

B. In addition to a mix of residential dwellings, a regulation golf course shall be included in every Golf Course Residential Community.

C. Additional uses which may be developed in conjunction with a Golf Course Residential Community may include the following; provided, however, that none is intended as an independent, freestanding commercial use:

(1) Clubhouse, which may include any of the following facilities:

(a) Kitchen, dining and banquet facilities.

(b) Snack bar, grille, bar or lounge; lobby(s) or other common gathering areas.

(c) Golf and tennis pro shops.

(d) Locker rooms, rest rooms and bath facilities.

(e) Exercise rooms, massage facilities.

(f) Conference rooms, meeting rooms and ballroom not to exceed 25% of the total gross floor area contained in the clubhouse.

(g) Golf and tennis equipment repair facility; golf club storage facility.

(h) Management offices for the clubhouse and golf course.

(2) Indoor and/or outdoor recreational facilities, community center or similar uses. At the discretion of the owner and/or management entity having responsibility for these facilities, said use(s) may be made available to the general public on any day that it is open. In addition, as a result of the unique nature of a Golf Course Residential Community, the requirements for the development of the golf course and other open space areas shall be as prescribed in this article; the requirements of Article IVA, Open Space and Recreational Facilities, of Chapter 154, Subdivision and Land Development, shall not be applicable for development approved pursuant to this article.

[Amended 8-7-1995 by Ord. No. 342]

(3) Common open space, halfway house and golf course comfort station.

(4) Accessory uses on the same lot or premises with and incidental to the other uses permitted in this article.

(5) As a special exception only, communications antennas, in accordance with the provisions of § 182-21.1, mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings, only upon a showing, in addition to any other that may be required under this chapter, that denial of such a special exception would have the effect of prohibiting the provision of personal wireless service. Communications towers are not permitted.

[Added 6-1-1998 by Ord. No. 372]

D. No-impact home-based businesses in accordance with the standards set forth in § 182-21.3 herein.

[Added 3-15-2004 by Ord. No. 436]

E. Home occupations, provided that all of the requirements of § 182-21.4 herein shall be met.

[Added 3-15-2004 by Ord. No. 436]

§ 182-63.3 Prerequisites for conditional use application.

The following prerequisites shall be met for each application for approval of a Golf Course Residential Community:

A. Any tract of ground, or contiguous group of tracts which are the subject of an application for conditional use approval as a Golf Course Residential Community pursuant to this article, shall contain a minimum of 250 acres.

B. Any tract of ground, or contiguous group of tracts which are the subject of an application for conditional use approval as a Golf Course Residential Community pursuant to this article, shall have a minimum of 1,000 feet of frontage, measured along the ultimate rights-of-way, on roads with a feeder or higher classification, according to the Township's adopted Ultimate Right-Of-Way Map. Any individual area of such frontage less than 150 feet in length shall not be credited towards this frontage requirement.

C. (Reserved)[1]

[1] Editor's Note: Former Subsection C, which required age-restricted adult units in the Golf Course Residential Community, was repealed 11-3-1997 by Ord. No. 368.

D. A traffic impact study and community impact analysis, submitted in forms as described in § 182-120E and I of this chapter, respectively, shall be required for any conditional use application submitted pursuant to this article. Evaluation of the community impact analysis shall be in accordance with the procedure set forth in § 182-56 of the chapter. In addition to those requirements of § 182-120I, the community impact analysis shall include a separate section describing the market feasibility of the proposed community, documenting the demand for the types of dwelling units proposed, including the demand for the number of age-restricted units proposed. The section shall also demonstrate the probable recreational demand for the proposed golf course and other recreational amenities proposed. Said section shall include, but not be limited to, a description of all proposed uses, demographic information and projections sufficient to document the demand for the age-restricted units, recreational demand statistics documenting the probable use of the proposed golf course and projected usage rates for the proposed course at initial completion and at the time of full utilization once all dwelling units have been occupied for at least two years.

§ 182-63.4 District regulations.

The following general regulations shall apply in the GCR Golf Course Residential Community District:

A. Ownership. The tract of land to be developed shall be in one ownership or shall be the subject of an application filed jointly by the owners of the entire tract, and it shall be agreed that the tract shall be developed under single direction in accordance with an approved master plan and declaration of restrictive covenants, pursuant to §§ 182-63.8 and 182-63.9 herein, respectively, and in accordance with approved subdivision and/or land development plans as shall be required. The master plan, declaration of restrictive covenants and development agreement required in Subsection D of this section shall be binding upon all assignees or purchasers of property in the District.

B. Sewer and water facilities. The tract shall be served by public sewer and public water facilities deemed acceptable by the Board of Supervisors, but subject to the following conditions and exceptions:

(1) Other sources of water supply may be approved by the Board in relation to maintaining the golf course, other landscape plantings and open space, after receiving favorable comments from all required reviewing agencies.

(2) Alternative sewage disposal systems may be accepted by the Board of Supervisors which would provide a means for the preservation and maintenance of the golf course and open space.

(3) Before any action by the Board of Supervisors, comments shall be received for all types of water and sewer supplies from any of the following bodies, as required by the Township: the Municipal Authority Engineer; Upper Providence Municipal Authority; Delaware River Basin Commission; Pennsylvania Department of Environmental Protection; and the Lower Perkiomen Valley Regional Sewer Authority.

[Amended 6-2-2008 by Ord. No. 490]

C. Development plans. In addition to the master plan required pursuant to § 182-63.8 herein, actual application for development of all or part of a tract of land in this District shall be accompanied by subdivision and/or land development plans which shall comply with Chapter 154 of the Township Code, Subdivision and Land Development. The plans shall be subject to the tentative, preliminary and final plan stages, in accordance with the requirements of that chapter.

D. Development agreement. In addition to the declaration of restrictive covenants required pursuant to § 182-63.9 herein, approved development of all or any portion(s) of a tract in this District shall be executed in accordance with a development agreement in form and substance satisfactory to the Township. The owner, developer and Township shall enter into said agreement embodying all details regarding compliance with this article to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with the final development plan for the tract, or phases(s) or portion(s) thereof, as appropriate. Should any final plans be amended subsequent to original recording, an approved amended final plan shall be recorded, together with an amended development agreement, as necessary.

§ 182-63.5 Development regulations.

A. Density. The maximum density for development pursuant to this article shall be 1.5 dwelling units per developable acre.

B. Lotting exclusion. In order to allow the maximum flexibility in site design and to take maximum advantage of views of the golf course, lotting is not required in any development built pursuant to this article, nor is any minimum lot size. However, in cases wherein lots are utilized, the distance between any point on a dwelling and the abutting lot line shall not be less than 10 feet, with the following exceptions:

(1) Along lot lines wherein dwelling units are connected.

(2) Along lot lines on which any form of zero-lot line single-family detached dwelling unit, is coincident. In such cases, a maintenance easement shall be required on any abutting lot, the minimum width of which shall be 10 feet.

C. Access restriction. No dwelling unit within the Golf Course Residential Community may take access directly from any road with a feeder or higher classification, regardless of whether said road is existing or proposed. All dwelling units shall gain access from residential roads, internal access roads, drives, courts or similar arrangements.

D. Setbacks from golf course.

(1) The closest point on any dwelling unit or to any outdoor living space associated with a dwelling unit shall be set back a minimum distance from any playing area on the golf course (which shall be defined as the tee, fairway and green, as defined in Figure 1), in accordance with the following:

(a) Seventy-five feet from the back tee.

(b) From the center line of a fairway, the setback distance increases from 75 feet (at the tee) to 150 feet at a point 400 feet away from the tee. The setback then remains at 150 feet for the remainder of the fairway.

(c) One hundred fifty feet from the center of the green.

(2) The setbacks in Subsection D(1)(a) and (c) above may be reduced if protective screening and/or landscaping, substantially more dense than the buffer required for these areas, as stipulated in § 182-63.7 herein, is proposed in the actual layout of the golf course when said layout is prepared by an architect/landscape architect with the credentials required per § 182-63.6A herein. Any such reduction in setback shall be subject to review and approval by the Township.

E. Public road setback. A minimum building setback of 100 feet shall be required from the ultimate right-of-way of any existing frontage roadway or proposed public road of feeder or higher classification. A minimum building setback of 40 feet shall be required from the ultimate right-of-way of any existing frontage roadway or proposed public road of residential classification.

F. Other building setbacks. Building setbacks, in addition to those prescribed in other subsections of this section, shall be as prescribed in this subsection, unless a greater setback is explicitly or implicitly required by the provisions of Subsections D and E of this section or by the buffer requirements in § 182-63.7 herein, respectively.

(1) From the right-of-way line of any internal street in the community, or in the absence of a right-of-way line, from a line five feet back from the edge of the cartway/curbline: 20 feet.

(2) From a common parking area serving residential units (or access road thereto), or from a solid waste collection facility or other service area (if separate from a parking area): 20 feet.

(3) From a dwelling unit to an outdoor recreation facility associated with the development but not housed in a building [as permitted in § 182-63.2C(2) herein]: 30 feet.

(4) From a dwelling unit to another permitted nonresidential building or parking area serving nonresidential uses within the community (or access road thereto): 40 feet.

(5) Setback from the tract boundary, in which no structure or parking facility shall be placed (with the exception of entrance area guard stations, entrance roads, ponds, stormwater basins or cart paths): 75 feet.

G. Separation of residential buildings.

(1) The minimum horizontal distance between any two residential buildings within the same building group or cluster shall be 20 feet. (The required master plan shall be used to determine if buildings are within the same group or cluster; criteria to determine same shall include but not be limited to those buildings oriented toward the same street, cul-de-sac or courtyard; or those which are oriented toward the same open space area).

(2) The minimum horizontal distance between any two residential buildings not within the same building group or cluster shall be 35 feet.

H. Height regulations. The maximum height for all buildings shall be as follows:

(1) For all residential buildings: 35 feet.

(2) For a clubhouse building: 50 feet; however, the number of habitable stories shall not exceed three.

(3) All other permitted buildings: 18 feet.

I. Coverage standards. The following standards shall apply to the community as a whole:

(1) Maximum building coverage: 15%.

(2) Maximum impervious coverage: 25%.

J. Utilities. All proposed utility lines (electrical, telephone, cable TV, internal security system lines, etc.) within the Golf Course Residential Community development shall be placed underground in accordance with the requirements of Chapter 154, Subdivision and Land Development, of the Code of the Township, § 154-28D.

K. Lighting. Lighting facilities for the residential areas, clubhouse, roads, and parking areas shall be provided as needed and arranged in a manner which protects the existing frontage roads and neighboring properties from direct glare or hazardous interference of any kind. Lighting shall also be arranged to avoid direct glare into the proposed residences. As a result of the unique nature of a golf course development, in lieu of traditional streetlighting, lighting facilities may be required of the residents of the development. Such facilities shall be installed by the developer at his expense and shall be required to be illuminated during hours of darkness and controlled by the homeowners' association(s) or similar entity(ies) which shall be set up to administer and maintain common facilities. All lighting installed in the GCR District shall be in accordance with the provisions of Chapter 154, Subdivision and Land Development, of the Code of the Township, § 154-40.

[Amended 6-3-2002 by Ord. No. 416]

L. Signs. All signage to be installed in any location within a golf course development shall comply with all requirements for residential signs, as stipulated in Article XIX of this chapter. All signage shall be of compatible materials and design with the buildings and other street furniture found in the development and shall be of a coordinated design throughout the development. In addition to the foregoing, the following additional sign regulations shall govern in a Golf Course Residential Community:

(1) For any single residential section of the community which has a separate identity that will distinguish it from other sections, one identification sign with the name of that section may be permitted at the main entrance to that section, the total area of which cannot exceed 25 square feet. One additional identification sign may be permitted at a secondary entrance, with an area not to exceed 15 square feet. No identification sign for any residential section shall have a sign height exceeding 12 feet.

(2) Multiple directory signs indicating the location of separate sections of the community and the location of the golf course and other recreational uses may be installed, limited to the dimensional requirements contained in § 182-151B of this chapter. No more than four such signs may be permitted in any Golf Course Residential Community and shall only be permitted at major entrances to the community or at major entrances to separate residential sections.

(3) The golf course and any other recreational uses may be identified with separate identification signs. No more than one such sign shall identify the golf course in the vicinity of the clubhouse and its associated parking, and no more than one sign shall identify any other major recreational use (such as but not limited to swim club/pool, tennis club, etc.). Such signs shall not exceed an area of 35 square feet, and not have a sign height exceeding 15 feet. In addition, incidental directional and street signs within the golf course area directing patrons to various facilities may be permitted, provided that they are internalized within the development and not seen from existing frontage roads.

M. Parking. Parking requirements in the GCR District shall be as follows:

(1) For the residents of each dwelling unit, parking shall be as required in § 182-179A of this chapter.

(2) For guest parking: in addition to the parking as required in Subsection M(1) above, 1/2 space per dwelling unit shall be provided.

(3) For golf course patrons and users of the clubhouse facility, one parking space shall be provided for each 300 square feet of gross floor area of the clubhouse. In addition, one parking space shall be provided for each employee on the largest combined shift for employees who can conceivably be on-site at the same time, for both the golf course and clubhouse facility. Dependent upon the specific mix of uses proposed in the clubhouse facility, the Board may require additional parking to be held in reserve in accordance with the allowance contained in Subsection M(5) of this section. If additional parking is to be installed, such additional parking shall not exceed twice the number of spaces otherwise required by this article.

(4) Parking lot landscaping shall be required and shall follow the requirements contained in § 182-120.10D of this chapter.

(5) When conditions warrant, the use of reserve parking is encouraged. The requirements of § 182-180 of this chapter shall be applicable.

(6) All other applicable requirements for off-street parking, as contained in Article XXII, shall be enforced in a golf course development.

(7) At least one loading/unloading area shall be provided for the clubhouse facility. Such area(s) shall be placed in such a location that there is no interference between service vehicles and parking/vehicular circulation for patron parking or golf cart circulation.

N. Dwelling mix. Throughout the entire community, a minimum of two residential uses and/or configurations of single-family attached dwellings, as defined in § 182-63.2A herein, shall be required. Within at least one of those uses/configurations, a minimum of two distinctly different architectural styles shall be required. With the exception of the minimum percentage for single-family detached units of 10%, as stipulated in § 182-63.2A(1) herein, there shall be no minimum percentage for any proposed residential use or configuration of single-family attached dwellings. Dwelling unit mix requirements need not be enforced if all dwelling units throughout the community are proposed as age-restricted adult units. The Board of Supervisors may grant modifications from the specific mix requirements herein, provided that the spirit and intent of this article and the statement of community development objectives contained in § 182-2 are observed, and that the overall density specified in § 182-63.5A herein is not exceeded. Any such variations shall be embodied in the development agreement specified in § 182-63.4D herein and reflected on the master plan required in § 182-63.8 herein. Such modifications may be made at the time of initial development plan approval for the entire community, or may be requested and granted at subsequent times as a result of market changes; any subsequent modifications shall be reflected in amendments to the development agreement and master plan.

O. Trash and refuse areas. Provision shall be made for the storage of trash, refuse, garbage and recyclables, whether inside a building(s) or within a walled or fenced area outside the building(s). The walls or fences of such trash and refuse areas must shield the contents of the enclosure from direct view from any residences and shall be of compatible design and materials with the building(s) which it services. Proper ingress and egress must be provided for removal of the trash, refuse, garbage and recyclables, without conflict with parked vehicles or circulation within the parking area. Around the non-parking-lot-side(s) of any enclosure, landscaping shall be provided to soften the appearance of the enclosure.

P. Additional development regulations. The following additional regulation(s) shall be applicable to a Golf Course Residential Community, in recognition of the unique type of development which it represents, wherein the Township believes such regulation(s) to be adequate, based upon review and recommendation of the Township Engineer.

(1) In instances where the road's function allows, the cartway on any private interior roads may be reduced to a width as narrow as 24 feet. In addition, such roads shall have a minimum of five feet back from the edge of the cartway/curbline on each side of the road, in place of a right-of-way, such that the total width devoted to the roadway is a minimum of 34 feet.

(2) Concrete rolled curb may be installed on private interior roads, in lieu of the stand-up curbing required in Chapter 154 of the Township Code, Subdivision and Land Development.

(3) Secured or gated road entrances to the development may be permitted.

(4) Private cul-de-sac courtyards may be permitted which exceed the maximum permitted length as stipulated in Chapter 154 of this Code, as long as emergency access, as may be required by the Township, is provided.

(5) Sidewalks, as normally installed in conformance with the requirements of Chapter 154 of the Township Code, may be eliminated and replaced with a pedestrian walkway system, as provided for in § 182-63.8C of this article.

(6) Shade trees, as normally installed in conformance with the requirements of Chapter 154 of the Township Code, may be eliminated. A coordinated landscape plan, showing development-wide landscaping, buffering (as required in § 182-63.7 herein) and any proposed shade trees shall be implemented. Landscaping shall be installed, and the landscape plan drafted, in accordance with the provisions of § 182-120.10A and E, respectively, of this chapter.

§ 182-63.6 Golf course requirements.

In any development proposed pursuant to the requirements of this article, the following specific requirements pertaining to the golf course portion of the development shall be met:

A. The golf course shall contain 18 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. The golf course shall be designed by an architect/landscape architect who is a member of the American Society of Golf Course Architects and/or has designed a minimum of five regulation golf courses.

B. Building permits for a maximum of 25% of the total number of dwelling units approved for all phases of the community may be issued prior to commencing the construction of the golf course. At such time as 50% of the building permits shall have been issued, the Board of Supervisors may request that financial security be posted for the remaining improvement costs for completion of the golf course, with the form of financial security to be determined by the Board. The improvement costs to be secured would be for the golf course only; costs for construction of associated uses as permitted in § 182-63.2C herein shall be excluded. Building permits shall not be issued for more than 75% of the total number of dwelling units approved for all phases of the Golf Course Residential Community, until such time as the construction of the golf course is substantially complete, which shall be construed to mean that the golf course is playable and is being utilized.

C. Any clubhouse must be situated such that it is internal to the Golf Course Residential Community, with the exception that it may front onto one of the existing frontage roads. Except for any such roadway frontage, it shall abut any or all of the following: an internal community roadway, the golf course, other open space associated with the community or residential development within the Golf Course Residential Community.

D. The clubhouse and any other permitted nonresidential buildings shall be of a residentially compatible design. Building bulk and shapes, rooflines and building materials shall be compatible with the residential buildings constructed within the Golf Course Residential Community.

E. The golf course shall be maintained by an entity satisfactory to the Board of Supervisors. If the golf course ceases to be used for the operation of a golf course for any reason, the area shall be preserved as passive open space and maintained as such. No other use shall be permitted thereon unless and until the operation of a golf course is resumed.

F. The golf course may be made available to the general public on any day that it is open.

§ 182-63.7 Landscape and buffer requirements.

[Amended 8-1-2011 by Ord. No. 517]

A coordinated landscape plan, showing golf course landscaping, landscaping within the residential sections of the community, buffering as required herein, and any proposed shade trees shall be submitted. Landscaping shall be installed and the landscape plan drafted in accordance with the provisions of §§ 154-36 and 154-12G, respectively, of Chapter 154, Subdivision and Land Development.

A. General landscaping requirements. Landscaping throughout the community shall be planned in accordance with the following guidelines:

(1) Shade trees shall be installed along all public and private streets, in accordance with the requirements of Chapter 154, Subdivision and Land Development, of the Code of the Township, § 154-36C. However, if it is more appropriate, based upon the site design proposed, some or all of these trees may be redistributed elsewhere throughout the community, with the approval of the Township.

(2) Landscaping within the golf course shall be based upon the design and play of the course as prescribed by the Golf Course Architect.

(3) Landscaping within the golf course may be credited against the requirements for those Type 1 buffers required in Subsections C and D of this section. The Township may permit such credits in those instances wherein the golf course landscaping would equal or exceed the buffering qualities of the Type 1 buffer in a specific location(s).

(4) Based upon review of the submitted landscape plan, the Township may require landscaping in addition to those minimal requirements herein where unusual field conditions exist, or if circumstances arise which were not contemplated by this article.

B. General buffering requirements. General buffer requirements shall be followed, as stipulated in § 182-120.10B of this chapter; specifications for the various buffer types listed herein shall be as stipulated in § 182-120.10C of this chapter. In those instances in which berms are not required, they may be used as a substitute for some of the plant material in a specific buffer situation, if the Township concurs, in its review of the landscape plan, that the berms equal or exceed the buffering qualities necessary in that specific buffer situation. Buffers shall be installed in those situations as prescribed in Subsections C and D of this section, unless golf course landscaping in accordance with Subsection A(3) of this section, or berms in accordance with this subsection, are permitted by the Township as substitutions.

C. Buffers for dwelling units:

(1) Between a dwelling unit and an existing frontage roadway: Buffer Type 3 required.

(2) Between a dwelling unit and an abutting, off-site residential use or district: Buffer Type 2 required.

(3) Between a dwelling unit and an abutting, off-site nonresidential use or district: Buffer Type 3 required.

(4) Between a dwelling unit and parking areas for residential units: Buffer Type 1 required.

(5) Between a dwelling unit and parking area serving a nonresidential use: Buffer Type 2A required.

(6) Between a dwelling unit and the edge of a tee, fairway, or green: no buffer required. (The Board of Supervisors shall require additional planting where there is a high probability of the ball leaving the playing area.)

(7) Between a dwelling unit and any other permitted building within the golf course development: Buffer Type 2 required.

(8) Between a dwelling unit and an outdoor recreational facility associated with the development, but not housed in a building: Buffer Type 1 required.

(9) Between two dwelling unit groupings within the Golf Course Residential Community: Buffer Type 1 required.

D. Buffers for golf course use:

(1) Between the golf course and an abutting, off-site residential use or district: no buffer required. (The Board of Supervisors shall require additional planting where there is a high probability of the ball leaving the playing area.)

(2) Between the golf course and an abutting, off-site nonresidential use or district: Buffer Type 3 required.

(3) Between the golf course and an existing frontage roadway: no buffer required. (The Board of Supervisors shall require additional planting where there is a high probability of the ball leaving the playing area.)

§ 182-63.8 Master plan requirement.

In any development pursuant to this article, a master plan of the entire development tract shall be submitted for approval by the Board of Supervisors. Once approved, said plan shall be recorded prior to or simultaneously with the recording of the initial subdivision and/or land development plan for any portion of the tract. The following are the minimum requirements for said plan:

A. As a minimum, said plan shall be drawn to tentative sketch plan requirements, pursuant to § 154-11 of Chapter 154, Subdivision and Land Development. The master plan shall show relationships between the proposed developed areas of the tract with the golf course and other open space areas. It shall show how development of the entire tract, once executed in accordance with this plan, will function cohesively as an integrated development. The master plan shall depict proposed buildings/building groupings, lot lines, vehicular circulation, parking, a general layout of the proposed golf course, usage of other open space areas and a generalized landscaping scheme for the entire tract.

B. Preservation of natural features shall be assured; demonstration of this shall be documented through the master plan and on subsequently required subdivision and/or land development plans and landscape plans. The following shall be addressed in terms of natural features preservation:

(1) Floodplains and wetlands shall be protected in accordance with the Floodplain Conservation District, Article III of this chapter and § 154-12C(5)(d) of Chapter 154, Subdivision and Land Development, respectively, as well as all applicable state and federal regulations.

(2) Steep slopes shall be protected in accordance with the Steep Slope Conservation District, Article XVIII of this chapter. When, in the opinion of the Township Engineer, soils information does not adequately depict steep slopes, topographic information shall be used to supplement it.

(3) Disturbance of woodlands and other vegetation shall be minimized. § 154-35B, Tree preservation, of Chapter 154, Subdivision and Land Development, shall be enforced. When more than 25% of the trees with a minimum of a six-inch caliper must be removed, compensatory planting shall be provided at a rate of one inch of new caliper for every four inches of caliper removed. Every replacement tree shall have a minimum of two-and-one-half-inch caliper. Alternative types of compensatory planting may be permitted, with the concurrence of the Township. No grade changes, installation of impervious cover or equipment storage shall be permitted within the dripline of any tree to be preserved; fencing shall be placed at the dripline before any site work is begun, including tree removal or grubbing.

(4) Topsoil shall be protected in accordance with § 154-35C, Topsoil preservation, of Chapter 154, Subdivision and Land Development.

C. Pedestrian accommodations shall be included on the development tract in locations logical to provide pedestrian movement between buildings, between buildings and parking areas and between the residences and the golf course and other open space areas. Said pedestrian accommodations shall be reflected on each subsequently approved land development plan. In addition to accommodation for pedestrians, accommodations shall be made for golf carts and for the handicapped. For any crossings of roadways with a feeder or higher classification in accordance with the Township's Ultimate Right-Of-Way Map, grade-separated accommodations shall be provided. In any instance wherein a pedestrian, golf cart or handicapped crossing is proposed for a roadway of lesser classification, suitable markings and signage shall be provided to alert motorists of the crossing.

D. Any change to proposed lots, buildings, circulation, parking, golf course or open space configuration, landscaping or extent of natural features preservation which is substantive in the opinion of the Board of Supervisors will necessitate that a revised master plan to be submitted, approved and recorded to replace any prior master plan(s). The Board may permit modifications, including but not limited to modifications to the layout of dwelling units within the same grouping and minor adjustments in the location of groupings of dwelling units, without submission of a revised master plan. However, any changes approved which are not shown on the currently recorded master plan shall be reflected on the master plan next required. No subdivision or land development for any development on the subject development tract shall be approved without a current recorded master plan.

E. The most current recorded master plan must contain a tabulation of the ratio of open space provided on the development tract and a tabulation of the number of dwelling units proposed and tract-wide density which will result once said units are constructed. Said tabulations shall be kept current through the most recently approved subdivision and/or land development. A revised master plan must be recorded simultaneously with the recording of each subsequently approved subdivision and/or land development in order that the open space ratio is continually updated. In addition, as each land development plan is approved on an individual lot, a perpetual deed restriction shall be placed on that lot restricting any further subdivision of that lot and further restricting the amount of impervious coverage, to that percentage which was approved as part of the land development plan.

F. Phasing of a development in the GCR District is expected due to its scale. Phasing shall be reflected on the master plan, with changes to the phasing required to be reflected on a revised master plan. Subdivisions and/or land developments to implement all or a portion of any phase shall be processed in accordance with the requirements for same in Chapter 154 of the Township Code; their depiction on the master plan is required once they are approved by the Township.

G. Subdivisions for mortgage or similar purposes may be permitted, following the requirements set forth in § 154-10F of Chapter 154 of the Township Code. Subdivisions, duly processed in accordance with the usual requirements for the same as contained in Chapter 154, to allow sections and/or phases of the residential component of the development to be developed separately and/or at different times, may also be permitted. All subdivisions approved by the Township, regardless of purpose, shall be reflected on the most recent master plan.

§ 182-63.9 Declaration of restrictive covenants.

Accompanying the master plan, a declaration of restrictive covenants must be approved by the Township and recorded. Said declaration shall provide all of the restrictions necessary to assure that a proposed development will operate as depicted on the master plan. The following are the minimum requirements for the declaration:

A. Provisions for the establishment of a homeowners association(s) or other similar entity as approved by the Township, with mandatory membership by the current owner of each dwelling unit represented in the master plan.

B. Parties to the declaration of restrictive covenants shall be bound by all restrictions contained therein and shall include, at a minimum, members of the aforementioned association(s), developer, mortgagees of any lot and/or building on the tract, legal entity responsible for golf course operations and entity (if different) responsible for the operations of the clubhouse and its associated facilities, and any other parties having any interest in all or any part of the proposed development, and the Township. Provisions shall be included to permit Township enforcement of the restrictions contained in the declaration in the event that the responsible association(s) or other entities fail to do so.

C. Cross easements shall be included, which shall assure proper circulation throughout the development and access to all common recreation and open space areas, roadways and common parking areas.

D. Maintenance provisions shall be included for the golf course, clubhouse and related facilities, other recreational facilities, separate rest room facilities, halfway house, circulation network, common parking areas, landscaping and all other areas not individually controlled by a homeowner in fee title.

E. Provisions to ensure that development of any buildings, parking or other similar improvements be prohibited on any lots to be utilized solely for open space purposes, as indicated on the most currently approved master plan.

F. Provisions stipulating each lot owner/resident's rights with respect to common areas.

G. Any additional restrictions which will be applied to the development which are stricter than existing Township regulations.

H. Any change to cross easements, maintenance responsibilities or other applicable restrictions which is substantive, in the opinion of the Board of Supervisors, will necessitate an amendment to the declaration of restrictive covenants to be submitted, approved and recorded to replace any prior such document. No subdivision or land development for any development on the subject development tract shall be approved without a current recorded declaration of restrictive covenants.