[Added 12-7-2004 by Ord. No. 285]
The Continuing Care Retirement Community Overlay
District is designed to promote a campus-setting continuing care retirement
community (CCRC) use on tracts of a minimum of 75 acres, as an overlay
to certain portions of the PIP Planned Industrial Park District and
incorporating a small area of the adjacent R-2 Residence District.
Section 605 of the Pennsylvania Municipalities Planning Code permits
additional classifications to be made within any district for the
purpose of making transitional provisions at and near boundaries of
districts [Section 605(1)] and for the regulation of uses and structures
at, along or near major thoroughfares, their intersections and interchanges
and transportation arteries [Section 605(2)(i)]. The Township of Concord
has determined that there exists a need within the Township to provide
for a campus-setting CCRC use, consisting of mixed-use housing and
associated services for seniors, with integrated independent apartment
living, assisted living and skilled nursing alternatives, in close
proximity to the retail and commercial uses located along Route 1
and to major transportation thoroughfares such as Route 1 and Route
322, in order to promote the health, safety and welfare of the community,
including the easing of traffic congestion along arterial roads and
the providing of housing and health-care alternatives for seniors,
and to locate such CCRCs as a transitional use between the significantly
higher-density commercial and retail uses along Route 1 and the nearby
low-density residential housing. The overlay district is designed
to provide regulations and controls relative to size, density and
other area and bulk requirements.
Buildings and lots may be used or occupied for
the following uses:
A.
Continuing care retirement community (CCRC). The regulations set forth in this § 210-280 shall govern continuing care retirement community (CCRC) use and development. The provisions of Article XVIII, PIP - Planned Industrial Park District and Article IV, R-2 Residence District, shall not apply to continuing care retirement community (CCRC) use and development.
(1)
Height requirements: The maximum height of any
building of a continuing care retirement community (CCRC) shall be
70 feet; provided, however, that no building shall be taller than
45 feet or four stories, unless such building is set back at least
300 feet from the cartway of any public streets other than Route 1,
Route 202, Route 322, Brinton Lake Road or any public street or roadway
on which the CCRC has direct access.
(2)
Yard, area and density requirements:
(a)
Minimum tract size: 75 acres. Calculation of
tract size for purposes of determining compliance with minimum tract
size requirements shall include the gross lot area of the tract, including
but not limited to areas of easement, areas of steep slope and very
steep slope, areas of floodway and floodplain and floodprone areas
(hereinafter "gross tract size"). The minimum tract size for development
of a CCRC shall not prevent the development from proceeding in sections
or stages.
(b)
Density. The maximum permitted density in a
CCRC shall be 18 CCRC independent living units per gross acre of the
gross tract size, calculated on a minimum of 75 acres. In addition
to and in conjunction with the CCRC independent living units, the
CCRC may also contain up to 0.25 units or beds in the CCRC assisted
living facilities and the CCRC skilled nursing facilities for each
approved CCRC independent living unit in the CCRC.
(c)
Impervious coverage. CCRCs shall be designed
so that total impervious coverage shall not exceed 40% of the gross
tract size.
(d)
Maximum building coverage. CCRCs shall be designed
so that building coverage shall not exceed 15% of the gross tract
size.
(e)
Minimum front yard: 55 feet.
(f)
Minimum side yard: 85 feet.
(g)
Minimum rear yard: 120 feet.
(h)
Special setback applicable to buildings containing
residential units adjacent to Township roads. All buildings containing
CCRC independent living units shall be set back at least 200 feet
from the cartway of any public road other than U.S. Route 1, Route
322, Brinton Lake Road or any public street or roadway on which the
CCRC has direct access.
(3)
Special design standards; open space. Special
conditions. The following design criteria shall apply to CCRCs, and
to the extent a particular matter is not addressed specifically below,
CCRCs shall also be subject to other standards generally applicable
to all zoning districts pursuant to other provisions of the Concord
Township Zoning and/or Subdivision and Land Development Ordinance:
(a)
Distance between buildings. All principal building
structures shall be set back at least 25 feet from other principal
structures. Notwithstanding the foregoing, all buildings may be connected
by covered/enclosed walkways within the areas separating principal
buildings.
(b)
Parking and loading requirements applicable
to CCRC uses. The total required minimum number of parking spaces
shall be 1.1 parking spaces per CCRC independent living unit, which
requirement shall be inclusive of all staff, resident and visitor
parking and inclusive of CCRC assisted living facilities and CCRC
skilled care nursing facilities within the CCRC. The required number
of loading spaces shall be one per community building over 40,000
square feet.
All campus signs are subject to the approval
of the Board of Supervisors at the time of final plan approval.
