[Added 3-22-2006 by Ord. No. 1740]
The intent of the Borough in permitting development
pursuant to this article is as follows:
A.
To recognize that senior citizens have different housing
needs that responds to changes in lifestyle for active adults.
B.
To provide for a greater variety of housing and to
serve the needs of senior citizens who prefer an independent residential
environment and do not require intensive individual care.
C.
To encourage redevelopment of obsolete or under-utilized
properties whose prior or present uses adversely impair the property
or surrounding properties.
D.
To promote development in areas of the Borough that
have convenient pedestrian access to goods and services.
E.
To encourage the creation of a pedestrian environment
for exercise and health of senior citizens.
All terms shall be interpreted as provided in Article II of this chapter, unless such term is defined herein, in which case such term shall be interpreted as follows:
A not-for-profit facility maintained principally as a multiple-purpose
gathering place for members of the general public, or a limited portion
thereof. The community center may include a management office, kitchen
and dining facilities, card room, billiard room, exercise and recreation
facilities.
An accessory use which may include tailor, barber, beauty
salon, shoe repair, dressmaking, newspaper sales, travel agency or
similar personal service business intended only for the use of the
residents.
A community consisting of the development and/or redevelopment
of existing buildings and properties for age-restricted independent
living residential units and ancillary retail and personal service
uses provided for the residents and not open to the general public.
A retirement village development shall be permitted on those sites designated on the Borough Zoning Map as RVOD Overlay District and when authorized as a conditional use by the governing body in accordance with § 405-3403. The following uses are permitted within a retirement village development:
The Borough Council may authorize a retirement village development as a conditional use, provided it complies with § 405-2206 of this Code, all the requirements of this article and the following specific standards:
A.
Lot area. The minimum gross area of the tract shall
be eight acres. The maximum gross area of the tract shall be 20 acres.
B.
Tract width. The minimum tract width shall be 400
feet.
C.
The tract shall have frontage on a major street, as
determined by Borough Council. The development shall not take access
solely from a local residential street.
D.
The tract shall have close proximity to rail transportation
and shall be located no more than 4,000 feet in walking distance from
a train station.
E.
The tract shall have close proximity to convenient
shopping for goods and services and shall be located no more than
2,000 feet in walking distance from a major shopping area, located
in the Borough, of no less than 40,000 square feet.
F.
The applicant shall submit the following information
with the conditional use application:
(1)
A hard-lined sketch plan, drawn to scale, of
the proposed development indicating the proposed general layout, including
building locations, parking areas, vehicular circulation, pedestrian
circulation, open spaces, recreational areas and general dimensions.
(2)
Architectural elevation sketches of all sides
of the building that indicate the form, mass, rooflines and materials
of the proposed buildings. The proposed architectural style shall
be compatible with the surrounding buildings and shall conform to
the following general guidelines:
(a)
Roofs shall be a pitched or mansard-style to
hide all rooftop-mounted equipment from view.
(b)
Flat roofs visible from the street shall be
prohibited.
(c)
Building elevations shall be composed of at
least two different building materials, one of which shall be masonry.
(d)
Building facades shall contain offsets periodically
and shall not have any continuous plane longer than 60 feet.
(e)
All external mechanical systems and service
areas shall be identified and screened.
(3)
A signage package for major signs, including
sign location(s), style, size, quantity, materials and colors and
lighting.
(4)
An aerial photograph or plan of the existing
features of the site and surrounding area.
(5)
A fiscal impact study demonstrating the economic
impact of the proposed development.
(6)
A traffic study demonstrating the traffic impact
of the proposed development.
A.
In the case of conflicts with other sections in this Chapter 405, Zoning, or the Subdivision and Land Development Ordinance,[1] the provisions of this article shall apply.
[1]
Editor's Note: The Borough's Subdivision and
Land Development Ordinance is on file and available for inspection
or sale at Borough offices.
B.
The tract 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 under consideration.
C.
Water and sewer. All retirement village developments
shall be served by public water and sewer.
D.
Utilities. All utilities located within a retirement
village community shall be located underground.
E.
Land uses. No more than 1/3 of the total building
area shall be used for nonresidential uses. The balance of the site
shall be used for residential uses and residential accessory uses.
More than one residential building may be permitted on a lot.
F.
Density. The maximum density permitted in a retirement
village community shall not be more than 18 dwelling units per gross
acre measured over the entire site, except as provided for below.
(1)
The maximum density may be increased to 24 dwelling
units per gross acre, provided that at least 1/3 of the required residential
parking is located under the building or in garages.
G.
The minimum size of a residential unit shall be 1,000
square feet.
H.
Building cover. The total building cover shall not
exceed 35% of the net site area.
I.
Impervious cover. The total impervious cover shall
not exceed 75% of the net site area.
J.
Open space. A minimum of 10% of the net site area
shall be open space for recreation. A portion of the recreation area
shall be reserved for active recreational uses such as bocce, shuffleboard,
fitness circuits or other appropriate activities. The development
shall contain a central green. The green shall count toward the open
space requirement. If the site is located adjacent to an existing
Borough trail, the developer shall provide pedestrian access to the
trail and, where feasible, provide an extension of the trail system.
At the discretion of Borough Council, a fee in lieu of for all or
part of the open space shall be permitted.
K.
Setbacks.
(1)
All buildings shall be set back a minimum of
30 feet from the street line. A sidewalk shall be installed along
all road frontages with a minimum width of 60 inches, which may be
reduced by Borough Council to match the width equal to the prevailing
sidewalk width on adjacent properties, but in no case shall such sidewalk
be less than 48 inches in width.
(2)
Primary buildings shall be set back a minimum
of 20 feet from all property lines. Accessory buildings shall be set
back a minimum of 15 feet from all property lines.
(3)
All parking areas shall be set back a minimum
of 15 feet from the street line. Parking areas or parking lots that
abut a street shall include a thirty-inch- to thirty-six-inch-high
architectural wall or similar landscape buffer abutting the sidewalk
along the street frontage.
(4)
All parking areas shall be set back a minimum
of 10 feet from all property lines.
N.
Parking.
(1)
Parking areas established for professional offices
and community center uses shall be equally available to all patrons
and customers.
(2)
Parking shall be provided off street and on
lot on the following basis:
(a)
Age-restricted residential. Parking shall be
provided on the basis of 1.5 parking spaces per dwelling unit.
(c)
Other uses shall provide parking as determined pursuant to § 405-1703, provided that, if applicant can demonstrate efficiencies due to shared parking and joint usage as well as complementary land uses, then the parking requirements of § 405-1703 and this section may be reduced up to a maximum of 25%.
O.
Special conveyancing (mortgage subdivision). When
the development of a tract and the uses therein are in accordance
with an approved master plan, a conveyance of a lot or parcel within
the development shall be permitted upon compliance with the following
conditions:
(1)
The creation and recording of irrevocable cross-easements
or the creation and recording of a condominium or planned community
declaration in a form satisfactory to the Borough in favor of and
duly binding on all title owners, their successor and assigns, within
the area of the development with respect to use, control and maintenance
of the common areas, access, green space and parking.
(2)
Application of zoning regulations, including,
but not limited to, building coverage, floor area ratio, impervious
surface coverage, required open space, parking, loading, landscaping
and signage, as well as required area, width and yard regulations,
shall apply to the overall tract approved for development as a single
master plan. Individual lots or parcels conveyed pursuant to this
article need not comply with these zoning requirements.
P.
Sign regulations. The master plan shall include a master sign plan indicating the height, size and location of all signs, except for those signs normally associated with and permitted by § 405-1605, Banners and temporary signs, and § 405-1607, Special signs, which shall be permitted in addition to the following.
(1)
Monument signs: one sign per street frontage for each land use permitted in § 405-3402A through C. Total area per face equals maximum 50 square feet, having a maximum height of eight feet measured from mean ground elevation. Corner lots may have one of the permitted signs located at the intersection.
(2)
Residential building: one wall sign per main
entrance. Total area per face not greater than 50 square feet, having
a maximum height of 25 feet measured from mean ground elevation.
(3)
Professional office in a group: one wall sign
not greater than 35 square feet per establishment per front or side
facade and one wall sign not greater than 15 square feet per establishment
on the rear facade.
(5)
The sign face of monument and freestanding signs
shall be set back not less than four feet from the rear edge of a
sidewalk.
Q.
Landscaping.
(2)
Buffers shall be provided along property lines
in accordance with § 420.4 of the Borough Subdivision and
Land Development Ordinance, unless an alternative number, location
or buffer type is mandated by Borough Council.
(3)
Parking lot landscaping shall be provided in
accordance with § 420.5 of the Borough Subdivision and Land
Development Ordinance.
R.
Lighting. Appropriate period-style lighting of pedestrian
and vehicular circulation areas shall be provided to create a safe
and secure environment for the residents.
S.
Occupancy.
(1)
Declaration of age restriction. At the time
of subdivision and land development, as a prerequisite to any final
plan approved, the developer shall record a declaration against the
entire tract, in a form acceptable to the Borough Solicitor, binding
all residential properties and owners to the restriction which shall
require that all units be restricted as to the age of the occupants
in conformance with the regulations of the Federal Fair Housing Act,
as amended, and that individuals under the age of 18 years of age
shall not reside in that unit for more than three months in any calendar
year.
T.
Council may modify or waive specific requirements
if it determines an improved development plan or better traffic circulation
will result.
