The purpose of this district is to:
A. Provide for certain institutional uses with suitable
access in areas where institutional uses already exist or existed.
B. Provide for institutional and continuing care retirement
community uses which will be located on relatively large parcels of
land and designed to preserve substantial amounts of open space and
natural areas for both buffer and aesthetic purposes so that the principal
institutional uses will be compatible with and a benefit to existing
surrounding land uses and be appropriate neighbors for higher-quality
residential development.
A building or combination of buildings may be
erected, used and occupied and land may be used as follows:
A. Permitted principal uses.
(1) Boarding and nonboarding schools, postsecondary schools
or schools for special students.
(2) Agricultural uses and buildings.
(3) Silvaculture, wildlife and natural preserve or other
conservation uses.
(4) 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.
(5) Open space and active and passive recreation space.
B. Conditional uses.
(1) Continuing care retirement community consisting of
a combination of independent living units, personal care facility
and skilled nursing facility, provided it meets all of the criteria
for a conditional use for a continuing care retirement community as
set forth in this article, including all area and bulk regulations
and all other standards for a conditional use set forth in this article.
(2) Communications towers, subject to the standards for communications towers as conditional uses set forth at §
275-216.1, and communications equipment buildings, subject to the regulations set forth in §
275-216 of Article
XXXIV.
C. Permitted accessory uses for permitted uses.
(1) Accessory uses which are customarily incidental to
and on the same lot with the principal permitted use.
The party or parties [applicant(s)] proposing to use a site as a continuing care retirement community must apply for and receive a conditional use from Township Council. The applicant for conditional use shall have the burden of presenting evidence and proving to Township Council that the proposed use will comply with all of the standards and criteria required for conditional use under this article and Article
XXXVI, §§
275-236 and
275-237.
A. Performance standards.
(1) The architecture, landscaping and overall site layout
of the continuing care 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 continuing care retirement community, the view
to the site should be as important as the view from the site.
(2) The overall character of the continuing care retirement
community shall be residential. The applicant must demonstrate that
the proposed accessory uses will not, in fact, be principal uses and
will not alter the residential character of the continuing care retirement
community.
B. Basic criteria. In determining whether or not to authorize a conditional use for a continuing care retirement community, Council shall consider the following in addition to standards and criteria set forth in §
275-236:
(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.
(2) Whether or not in view of its specific characteristics,
the proposed continuing care retirement 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 shall involve
a consideration of the proposed continuing care retirement community's
impact on the character of the area.
(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 continuing
care retirement community on those uses.
(5) Whether or not the proposed continuing care retirement
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 continuing care retirement
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 continuing care retirement
community upon the logical, efficient and economical extension of
public services and facilities, such as public water, sewers, police
and fire protection, emergency medical services 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 §
275-88E.
(9) Conformity to all relevant provisions of Chapter
210, Subdivision and Land Development, and any other applicable ordinance, code and regulation.
C. Plans and information. In support of an application for a continuing care retirement community as a conditional use, the applicant must provide to Township Council, in addition to the requirements of Chapter
210, Subdivision and Land Development, and the requirements of this article, 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 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 §
275-87.
(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 continuing care retirement community itself and
importantly with the architecture and views of surrounding land uses,
both existing and potential.
(b)
Elevations and general floor plans for all of
the proposed buildings.
(c)
A statement describing why the overall design
of the buildings proposed to be constructed in the continuing care
retirement 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 continuing care retirement community's traffic
generation and parking needs.
(b)
The impact of the continuing care retirement
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 continuing care retirement community
as a conditional use, Council may attach such conditions and safeguards,
in addition to those already required by this article, as it may deem
necessary to implement the purposes of the Municipalities Planning
Code and this article and to protect the public welfare, which conditions
and safeguards may relate to, but are not limited to, the design of
the buildings, the presentation or reuse of existing historical buildings
and structures, landscaping and its maintenance as a sight or sound
screen, lighting, noise, safety and the prevention of noxious, offensive
or hazardous conditions.
A continuing care retirement community shall
consist of a multiple-dwelling-unit building or buildings containing
a combination of independent living units, personal care units and
a skilled nursing facility.