The PRC Planned Retirement Community District
is intended to provide for a planned, high-density, multifamily residential
community designed specifically for senior citizens. Although the
community may include health and nursing care facilities as well as
facilities for residents' dining, recreational and social activities,
the character of the community is to be compatible, both in terms
of the use itself and its visual and design impact, with the residential
character of the surrounding area and the Township as a whole.
A building may be erected, altered or used and
land may be used for any of the following purposes and no other:
A.
B.
Conditional uses permitted only after Township Council has authorized the specific use proposed pursuant to § 275-46 and Article XXXVI.
(1)
Multidwelling unit building designed for resident
senior citizens and located in a planned retirement community.
(2)
A planned retirement community.
(3)
Communications antennas mounted on an existing public utility transmission tower, building or other structure and communications equipment buildings, subject to the regulations set forth in § 275-216 of Article XXXIV and all other standards and criteria for approval of conditional uses in this chapter.
[Added 3-8-1999 by Ord. No. 595]
C.
Accessory uses for authorized conditional uses:
(1)
The following uses are permitted as accessory uses
to authorized conditional uses (but not to the extent that the use
takes on the character of a principal or primary use).
(a)
Common dining facilities for residents.
(b)
Recreational and social facilities for residents.
(c)
Administrative office and operational facilities
for management of the community.
(d)
Health care facilities and services for residents,
provided that, with respect to nursing care beds which shall not exceed
78 beds, nonresidents may be provided with services; however, after
seven years from the initiation of such services, not more than 50%
on an average annual basis, of such nursing care beds shall be used
to provide services to nonresidents.
[Amended 3-27-2006 by Ord. No. 672]
(e)
Snack shop and beauty shops.
(f)
Personal care units, facilities and services
to assist residents with their daily living activities, provided that
there shall be no more than 56 personal care units in a planned retirement
community; these personal care units may be used to provide services
for nonresidents of the retirement community; however, after seven
years from the initiation of such services, not more than 50%, on
average annual basis, of such personal care units shall be used to
provide services to nonresidents.
[Amended 3-27-2006 by Ord. No. 672]
The party or parties (applicant/s) proposing
to use a site as a planned retirement community must apply for and
receive Township Council's authorization to do the specific use proposed.
The applicant shall have the duty of presenting evidence and the burden
of proving to Township Council that the proposed use will comply with
all of the standards and criteria required for such authorization.
A.
Performance standards.
(1)
The architecture, landscaping and overall site layout
of the retirement community must be aesthetically and functionally
compatible with existing and/or potential (currently zoned) surrounding
residential land uses. The color, style, materials and scale of the
buildings, structures and the project itself shall not disrupt the
character of the surrounding area. Design decisions should not be
limited to marketing needs and other internal considerations. In designing
such a retirement community, the view to the site should be as important
as the view from the site.
(2)
The overall character of the community shall be residential.
By the plot plan and other material specifically describing the proposed
operation of this community, the applicant shall demonstrate that
the proposed accessory uses will not, in fact, be principal uses and
will not alter the residential character of the community.
B.
Basic
criteria. An application for conditional use authorization to develop
a planned retirement community shall not be granted unless Township
Council determines that the specific use proposed is in harmony with
the policies, purposes and Township planning upon which this chapter
is based. In determining whether or not to authorize a particular
planned retirement community, Council shall consider the following:
(1)
The relationship of the size, scope, extent and character
of the specific uses proposed to the character and type of development
in the areas surrounding the site where the specific planned retirement
community is proposed.
(2)
Whether or not, in view of its specific characteristics,
the proposed community would be an appropriate use in the area or
whether it would have a detrimental effect on existing or potential
uses in the surrounding area, which analysis will involve a consideration
of the proposed community's impact on the character of the area and
shall involve a consideration of the community's aesthetic impact.
(3)
The relationship of the proposed use to the uses permitted
in the surrounding area.
(4)
The number, extent and scope of any nonconforming
uses in the surrounding area and the impact of the proposed community
on those uses.
(5)
Whether or not the proposed community would have an
adverse effect on the public health, safety and general welfare of
the residents, existing or potential, in the surrounding area and
in the Township as a whole.
(6)
The effect of the proposed community on traffic in
the area and the nature of the surrounding traffic conditions and
the degree to which the proposed design will provide safe and adequate
access to roads and not result in excessive or hazardous traffic volumes.
(7)
The effect of the proposed community upon the logical,
efficient and economical extension of public services and facilities,
such as public water, sewers, police and fire protection and schools,
throughout the Township.
(8)
The degree to which the proposed landscaping addresses the needs for plantings at the site according to the criteria in Subsection C.
(9)
The degree to which the proposed construction will
be consistent with sound engineering and the land development design
and techniques.
C.
Plans and information. In support of an application
for authorization to develop a planned retirement community as a conditional
use, the applicant must provide to Township Council at least the following
plans and information:
(1)
A site plan, at a scale of one inch equals 50 feet,
showing at least the following:
(a)
Location and foundation outline ("footprint")
of all buildings and other structures.
(b)
Location and layout of all parking facilities
and an analysis of projected parking needs.
(c)
The internal circulation system and its ingress
and egress intersections with public roads, including the community's
projected traffic generation and flow patterns.
(d)
Location, configuration and size of green and
open space area.
(e)
Total building coverage and total impervious
surface coverage.
(2)
A landscape plan and a statement of specific performance standards which will guide the implementation of the plan in accordance with § 275-48.
(3)
An architectural analysis, prepared by a registered
architect, describing the design of the proposed buildings and major
structures, which analysis will include at least the following:
(a)
A written description of the style, scale, shape,
materials and colors to be used and the positioning of the buildings
and structures as all these factors interrelate both with respect
to the site and the community itself and importantly with the architecture
and views of surrounding land uses, both existing and potential.
(b)
Elevations and general floor plans for each
of the proposed buildings.
(c)
A statement describing why the overall design
of the buildings proposed to be constructed in the community are aesthetically
compatible with surrounding land uses.
(4)
A traffic and circulation plan, prepared by a civil
engineer with substantial traffic engineering experience, which describes
at least the following:
(a)
The community's traffic generation and parking
needs.
(b)
The impact of the community's traffic on existing
traffic at proposed ingress and egress intersections with public roads.
(c)
Emergency vehicle access.
(d)
Proposed traffic safety improvements, on and
off site, including all traffic control devices.
D.
In authorizing a planned retirement community as a
conditional use, Council may attach such conditions and safeguards,
in addition to those already required by this chapter, as it may deem
necessary to implement the purposes of the Municipalities Planning
Code and this chapter and to protect the public welfare, which conditions
and safeguards may relate to, but are not limited to, the design of
the buildings, landscaping and its maintenance as a sight or sound
screen, lighting, noise, safety and the prevention of noxious, offensive
or hazardous conditions.
A.
Residential single-family dwelling units.
(1)
Minimum lot area: one acre for each principal permitted
building.
(2)
Minimum lot width at building line: 120 feet.
(3)
Minimum lot width at street: 50 feet.
(4)
Maximum impervious surface area and building coverage:
not more than 40% of the area of any lot shall be covered by impervious
surfaces and not more than 20% of any lot area shall be occupied by
buildings.
(5)
Minimum depth of each front and rear yard: 50 feet.
(6)
Minimum width of side yards: each lot shall have at
least two side yards having an minimum average width of 30 feet; and
neither side yard shall have a width of less than 25 feet. On each
corner lot there shall be two side yards; the side yard abutting the
street shall have a width of not less than 50 feet; and, the side
yard not abutting the street shall have a width of not less than 25
feet.
(7)
Maximum height of building: 35 feet.
B.
Planned retirement communities with residential dwelling
units in multiunit buildings.
(1)
Minimum tract size: 25 acres.
(2)
Maximum building height: four stories, provided that
elevator cores shall not be considered when calculating building height.
(3)
Gross density: 17 dwelling units per acre. Each apartment
dwelling unit in a multiunit residential building and each residential
personal care unit shall constitute a dwelling unit for purposes of
calculating the density of a planned retirement community.
[Amended 3-27-2006 by Ord. No. 672]
(4)
Maximum building coverage: 20%.
(5)
Total impervious coverage area: 50%.
(6)
No building shall be less than 100 feet from the perimeter
property line, and no accessory structure shall be less than 50 feet
from such line, except for signs and those structures associated with
ingress and egress, internal circulation and lighting standards.
(7)
Antennas. Each building may contain a single master
TV antenna (preferably concealed) and no antenna shall be higher than
15 feet above the roof the building upon which it is located, constructed
in accordance with any applicable provisions of the Township Building
Code[1] or any other Township ordinance or regulation. No antenna
shall be located closer to a lot line than the height of the antenna
and no antenna shall be freestanding.
A.
Public water and public sewer service is required.
B.
All utility lines shall be placed underground.
C.
At least 1.15 parking spaces per dwelling unit shall
be provided, provided that no parking shall be required for residential
personal care units.
D.
Lighting. Outdoor lighting shall be provided for all
buildings and private street and parking areas during all hours of
darkness. Such lighting shall: provide sufficient light for the safety
of residents and other person, and be arranged and of such character
so as to protect all dwelling units on the property from glare or
direct light and all adjoining properties or streets from any direct
glare or hazardous interference of any kind. No such lighting shall
exceed 20 feet in height.
E.
Landscaping.
(1)
A landscaping plan shall be submitted at the time
when all other required plans are submitted.
(2)
The landscaping plan shall be based on the following:
(a)
The functional and aesthetic factors which relate
to the site to the principal and accessory buildings and other structures.
(b)
The desirability of concealing and/or enhancing
the views to, from and/or within the site.
(c)
The desirability of screening and complementing
proposed buildings or other structures.
(d)
The desirability of creating visual interest
for the residents of the planned retirement community.
(3)
The landscaping plan shall reflect the following:
(a)
An analysis of the site in terms of: existing
views to and from the areas which are proposed for development; existing
topography and vegetation conditions; and other existing conditions
which are relevant to the site.
(b)
An analysis of proposed planting and other landscaping
needs as related to: screening buildings and sections of buildings;
screening parking areas and other areas where vehicles are parked;
screening storage areas; screening site utilities; and other appropriate
types of screening.
(c)
The consideration of locations where plantings
and other landscaping is needed to: provide visual interest; define
outdoor spaces; compliment the proposed architectural style; and achieve
other functional and aesthetic goals.
(4)
The preliminary and final landscaping plans shall reflect the following detailed criteria. However, depending on the ways in which Subsection E(1), (2), and (3) above are analyzed relative to the particular site in question, the specific numerical requirements may be satisfied by the applicant by the proposed installation of an equivalent number and/or size of trees and shrubs on the site in the locations where plants are most needed and functional (as used here, "equivalent" means equal in terms of the total costs of the plants and their installation); and by the grouping of trees and shrubs, rather than the placement of them at specific intervals.
(a)
Shade trees shall be provided along all streets
where there are no existing shade trees. When planted, shade trees
shall be no closer than two feet from the edge of the right-of-way
line. No less than one tree of 3 1/2 inches to four inches in caliper
shall be planted for each 50 feet of roadway length (excluding service
roads and roads through parking lots). However, it is recommended
that shade trees be grouped where appropriate in accordance with specific
site needs and objectives rather than be spaced at regular intervals.
(b)
The outer perimeter of all parking areas shall
be screened. Effective screens may be accomplished through the use
of plant materials, fencing or walls and/or mounding through the use
of earthen berms.
(c)
All parking lots shall be landscaped. One shade
tree of two inches to 2 1/2 inches in caliper shall be planted for
every five parking spaces, if there are no existing shade trees. Shrubs,
ground covers and other plant materials are encouraged to be used
to complement the trees.
(d)
Landscaping and planting areas shall be reasonably
dispersed throughout the parking lot, except that landscaped "islands"
shall be provided at the end of each parking bay. Such islands shall
be a minimum of eight feet in width and 18 feet in length, and shall
be provided to enhance the appearance of the parking area and to control
access and movement within the parking area.
(e)
All buildings shall be landscaped in accordance
with the following criteria:
[1]
A combination of evergreen and deciduous trees
and shrubs shall be used as "foundation" plantings, i.e., plantings
to be installed in reasonable proximity to the facades.
[2]
One specimen deciduous tree four inches to five
inches in caliper shall be planted for every 25 feet of length of
building facade measured from end to end of buildings, without regard
to indentations and the like in the building, facades and excluding
enclosed walkway connectors and elevator cores, such tree to be a
minimum of 11 feet to 13 feet in height at the time of planting; and
one eight-foot-to-ten-foot specimen evergreen tree shall be planted
for every 50 feet of length of building facade, measured as set forth
above.
[3]
For every foot in height above 45 feet of building
height, the required evergreen trees shall be installed at an additional
1/2 foot in height, e.g., for fifty-five-foot buildings, one thirteen-foot-to-fifteen-foot
evergreen tree shall be planted for every fifty-foot length of building
facade.
[4]
Five evergreen and/or deciduous shrubs shall
be planted for every 20 feet of length of building facade.
[5]
Trees and shrubs shall be grouped in accordance
with specific needs and objectives.
(f)
Other landscaping shall provided along walkways,
in courtyards, around sitting areas, at the entrance to the site and
in other highly visible locations, especially along property lines
where planting will screen views and provide privacy.
(g)
The location, type, size, height and other characteristics
of landscaping shall be subject to the review and approval of Township
Council.
(5)
The preliminary landscaping plan shall be drawn at
a scale of at least one inch equals 50 feet. It shall be totally coordinated
with the overall site plan and shall contain the following:
(6)
One color rendering of preliminary landscaping plan
shall be submitted for review by the Township, in addition to the
number of prints which is otherwise required. The color rendering
shall reflect total coordination with the overall site plan in terms
of its relationship to proposed buildings, roads, parking areas, walks,
walls, fencing, benches, signs, lighting and other like structures.
(7)
After the Township has reviewed the preliminary landscaping
plan and submitted comments on the plan to the applicant, a final
landscaping plan shall be submitted. The final landscaping plan shall
be drawn in greater detail than the preliminary plan. It shall be
totally coordinated with the overall site plan and shall contain the
following:
(b)
A plant list wherein the botanical and common
name of the proposed plants are tabulated, along with the quantity,
caliper, height and other characteristics.
(c)
Details for the planting and staking of trees,
the planting of shrubs and any other details which depict other related
installation.
(d)
Information in the form of notes or specifications
concerning planting beds to be used for herbaceous plants, areas to
be devoted to lawns, areas to be devoted to meadows and the like.
Such information shall convey the proposals for seeding, mulching
and the like.
F.
Buildings.
(1)
The topography and natural features of the site and
the direction of prevailing winds and solar orientation shall be considered
in planning, designing, locating, orienting and constructing all residential
and accessory buildings and other structures to improve the aesthetics
and energy efficiency of the development.
(2)
Residential buildings and other structures shall be
located, oriented and designed to create architectural interest and
to preserve amenities of light and air, recreation and visual enjoyment.
(3)
Residential buildings and other structures shall be
located and situated to promote pedestrian and visual access to open
space.
(4)
Multidwelling unit buildings shall be designed and
constructed in staggered groups, the arrangement of such buildings
shall create a physical distinction in the lines of the facades and
roofs.
(5)
Development near the perimeter of the property shall
be designed to be harmonious with neighboring land uses.
(6)
No common parking area shall be closer than 25 feet
to any building.
(7)
No principal building shall be erected closer than
25 feet from another principal building.
