[Added 12-13-2004 by Ord. No. 659]
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.
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.
A.
The following uses are permitted as accessory uses
to a continuing care retirement community:
(1)
Common dining facilities for residents.
(2)
Recreational and social facilities for residents.
(3)
Administrative offices and operational facilities
for management of the community.
(4)
Fitness center, swimming pool, physical therapy and
other health care facilities and services for residents.
(5)
Snack shop and beauty shops.
(6)
Community center for residents.
A.
For permitted uses.
(1)
Density. The maximum density shall not exceed 3,875
square feet of gross floor area per gross acre (i.e., acreage, including
buffer areas).
(2)
Buffer area. A buffer area of 200 feet shall be provided
along United States Route 1 and Pennsylvania Route 352, and a one-hundred-foot
buffer shall be provided along other roads and property lines. The
buffer area shall be measured from the street line or other property
line.
(3)
Height regulations. The maximum height of structures erected, enlarged or used shall be 35 feet, except as provided in the special provisions of this chapter, Article XXXIV, which provide for exceptions to height regulations for certain structures. The height of structures used for institutional purposes may be increased to a maximum of 45 feet within any area that is set back at least 500 feet from perimeter property lines.
(4)
Maximum impervious surface area. Not more than 35%
of the area of any lot shall be occupied by buildings and other impervious
surfaces.
(5)
Building placement.
(a)
No building shall be located within the required
buffer areas.
(b)
No building or permanent structure shall be
located less than 50 feet from any internal road or street line, or
50 feet from any internal side or rear property line.
(c)
The distance at the closest point between any
two buildings, including accessory buildings, shall be at least as
great as the average height of the two buildings, but not less than
30 feet. Connecting corridors may be permitted at the discretion of
the Fire Marshal.
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.
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.
A.
Minimum tract size: 30 acres.
B.
Maximum building height: four stories provided that
elevator cores shall not be considered when calculating building height.
C.
Maximum density: four dwelling units per acre. each
independent living unit and each personal care unit in a personal
care facility shall constitute a dwelling unit for purposes of calculating
density. Every five beds in a skilled nursing facility shall be considered
a dwelling unit for purposes of calculating density. Independent living
units shall constitute at least 80% of the total dwelling units and
skilled nursing beds in a continuing care retirement community.
D.
Maximum building coverage: 20%.
E.
Total impervious coverage: 50%.
F.
No building or accessory structure shall be less than
100 feet from the perimeter property line, except for signs and those
structures associated with ingress and egress, internal circulation
and lighting standards.
A.
Public water and public sewer service is required.
B.
All utility lines shall be placed underground.
C.
Parking. 1.15 parking spaces for each independent
dwelling unit, one parking space for each four personal care units
and one parking space for each four beds in a skilled nursing facility.
D.
Lighting. Adequate lighting shall be provided for
all buildings, private roads and parking areas. Such lighting shall
provide sufficient light for the safety of residents and other persons;
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 15 feet in height.
E.
Landscaping.
(1)
A landscaping plan shall be submitted at the time
when all other required plans are submitted. The applicant will make
every effort to preserve existing trees greater than 10 inches in
caliper.
(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 continuing care 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 of 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]
Five evergreen and/or deciduous shrubs shall
be planted for every 20 feet of length of building facade.
[4]
Trees and shrubs shall be grouped in accordance
with specific needs and objectives.
(f)
Other landscaping shall be 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 locations, 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 to 50 feet. It shall be totally
coordinated with the overall site plan and shall contain the following:
(6)
One color rendering of a preliminary landscaping plan
shall be submitted for review by the Township, in addition to the
number of prints which are 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)
Where and whenever possible existing historical buildings
or structures will be preserved and/or reused. The Township Council
will consider up to a 25% increase in the density of dwelling units
in proportion to the size and number of historical buildings that
are preserved or reused.
(4)
Residential buildings and other structures shall be
located and situated to promote pedestrian and visual access to open
space.
(5)
Multi-dwelling-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 creating a campus atmosphere.
(6)
Development near the perimeter of the property shall
be designed to be harmonious with neighboring land uses.
(7)
No common parking area shall be closer than 25 feet
to any building.
(8)
No principal building shall be erected closer than
30 feet from another principal building.
