A senior active adult development is a residential community
for active adults that meets the following requirements:
A.
Comprised of one or more dwelling unit types noted below.
B.
A statement shall also be included with each application for
conditional use setting forth what particular features and facilities
are being provided to specifically serve the needs and interests of
the residents.
C.
Unit occupancy.
(1)
No more than four persons shall occupy a dwelling on a permanent
basis, at least one of whom shall be 55 years of age or older. No
persons under the age of 19 shall occupy a dwelling for more than
three months in a calendar year.
(2)
Declaration of age restriction. At the time of subdivision and/or
land development, as a prerequisite to recording of any final plan
approved, the developer shall record a declaration against the entire
tract, in a form acceptable to the Township, binding all properties
and owners to the restriction which shall require the residents of
a senior active adult development residing in individual dwelling
units within the subject development to be age 55 or older and shall
require that any resident of an individual dwelling unit within the
senior active adult development under 19 years of age not reside in
that unit for more than three months in any calendar year.
The following standards shall apply to any senior active adult
development. In the event of a conflict or contradiction between any
regulation in the Zoning Ordinance or the SALDO[1] the standards set forth in this chapter shall take precedence.
A.
Minimum site area: five contiguous acres.
B.
Maximum site impervious surface ratio, including building coverage:
55% of adjusted tract area as defined elsewhere in this chapter.
C.
Setbacks from property lines: Except as set forth below, no
principal or accessory building shall be located closer than 50 feet
from any tract boundary or 50 feet from the ultimate right-of-way
of existing Township or state streets or highways. A gatehouse/guardhouse
may be permitted within the required setback from an existing perimeter
street.
D.
Maximum density: In accordance with the following requirements,
the maximum density for a senior active adult development shall be
based on the proposed housing types that are noted below:
E.
Off-street parking per dwelling unit: As required by this chapter
or other regulations of the Township, which may include one or more
garage spaces per dwelling unit.
F.
Open space:
(1)
For dwelling types A through G, not less than 60% of the gross
area of the tract shall be retained as open space for recreation,
leisure activities, resource protection and site amenities. For dwelling
type H, not less than 35% of the gross tract area shall be retained
as open space for recreation, leisure activities, resource protection
and site amenities.
(2)
Open space having a dimension less than 30 feet in width or
containing an individual area of less than 15,000 square feet shall
not be counted toward the minimum open space requirement.
(3)
Recreation area: Of the open space that is required as part
of a senior active adult development, a portion thereof, no less than
600 square feet per dwelling unit, shall be set aside for the community
center with associated improvements and recreational uses of the type
described below.
(4)
No more than 25% of the required open space may be utilized
for central water facilities, central sewage facilities or stormwater
management facilities.
(5)
Open space areas shall be interconnected with open space areas
on abutting parcels, wherever possible.
(6)
Dedication of open space shall not be required, but any such
open space that is not offered for dedication to and/or accepted by
the municipality shall be owned and maintained by a homeowners' association.
(7)
Any land designated as open space under regulations of this
chapter must be made subject to a deed restriction prohibiting any
future development. This shall be clearly noted on the plans and shall
also run with the land and be duly recorded in the Monroe County Recorder
of Deeds Office.
G.
Pedestrian and vehicular circulation: There shall be provisions
for safe and efficient pedestrian and vehicular circulation within
the boundaries of the site.
H.
Access to public streets: Provisions shall be made to ensure
the safe and efficient ingress and egress to and from public streets
and highways serving the site, without causing undue congestion to
or interference with traffic flow throughout the region.
I.
Condominiums and lots: The division of land into individual
lots is not required; condominium ownership is permitted pursuant
to the Pennsylvania Uniform Condominium Act, the Act of July 2, 1980,
P.L. 286, No. 82, § 1 et seq., 68 Pa.C.S.A. § 3101
et seq. (the "Condominium Act"), and ownership of real estate or a
unit under the Pennsylvania Uniform Planned Community Act, the Act
of December 19, 1996, P.L. 1336, No. 180, § 1 et seq., 68
Pa.C.S.A. § 5101 et seq. (the "Planned Community Act"),
is also permitted, all as amended from time to time.
A.
Buffer. Along all exterior property boundary lines [Note: "Exterior
property lines" are defined for purposes of this ordinance as a property
line of record bounding the entire senior active adult development
from adjoining property not included within or forming part of the
senior active adult development and shall be noted as such on the
plans.] there shall be a permanent, twenty-five-foot-wide landscape
buffer with the following minimum required plantings:
(1)
One flowering (eight to 10 feet in height, minimum) or canopy
tree (two to 2 1/2 inches in caliper, minimum) per 40 feet of
buffer, on average;
(2)
Plus one evergreen tree (seven to eight feet in height, minimum)
per 20 feet of buffer, on average;
(3)
Plus one shrub (24 to 30 inches in height, minimum) per four
feet of buffer, on average.
B.
Existing features. All existing deciduous and coniferous trees
larger than two inches in caliper and/or eight feet in height may
be considered to contribute to the definition of an "existing buffer"
on the property. If the amount of existing plant material, which is
that size or greater, equals any of the planting requirements, the
equivalent reduction of required plant material may be taken, at the
sole discretion of the Board of Supervisors. In all cases, existing
plant material of the above caliper and height shall be preserved
in any buffer yard, except where clearance is required to insure adequate
sight distance. Any removal shall, where feasible, involve relocation
rather than clearing.
C.
Extensive setbacks. Where principal and accessory buildings
are set back at least 250 feet from a property boundary line or existing
perimeter street ultimate right-of-way, buffering may not be required,
at the sole discretion of the Board of Supervisors.
D.
Maintenance. All required plantings shall be maintained permanently
and in the event of death or other destruction, shall be replaced
within six months by the party responsible for maintenance when death
or destruction occurred.
E.
Buffer landscape plan. A landscape plan shall be submitted with
the final plans showing all pertinent information, including the location,
size and species of individual trees and shrubs to be preserved or
planted; and where appropriate, the landscape plan shall show the
general characteristics of existing vegetation masses which are to
be preserved.
A.
Central water and central sewer. All dwelling units and other
buildings within a senior active adult development shall be served
by a publicly or privately owned central sanitary sewage collection,
treatment and disposal system and a central potable water supply,
treatment, storage and distribution system.
B.
EMS access. The applicant shall demonstrate that all proposed
site and building facilities are accessible to emergency medical service
providers.
C.
Conditional use application. The conditional use application
shall include the following:
(1)
Appropriate design plans and/or specifications of the entire
site shall conform with the requirements for land development.
(2)
Proposed phasing of the entire site plan.
(3)
Sufficient photographs depicting the different character areas
within the site.
(4)
Appropriate engineering/planning responses to any identified
or suspected site development problems.
(5)
Schematic architectural plans and elevations of the proposed
buildings.
(6)
Other related information required to support the application.
(7)
A set of regulations to control such operation, including definition
of age and income limitations to be placed upon the residents or their
activities, admissions procedures and security provisions, and setting
forth the policy to be used in determining the amount of rental and
other charges to the residents. The applicant must show, in order
to qualify, that single prospective residents of each housing unit
have attained the age of at least 55 years or that families that occupy
such units are elderly families (i.e., families whose head of household
or their spouses are at least 55 years of age or are under a disability
as defined by the Social Security Act[1] or the Developmental Disabilities Services and Facilities
Construction amendments,[2] both as amended from time to time). A statement shall
also be included with each application setting forth what particular
features and facilities are being provided to specifically serve the
needs and interest of the residents.
(8)
The plan should also show the proposed sewer and water facilities,
as well as other proposed utilities, including, but not limited to,
telephone, cable and electric service, common areas, open space delineations
and any other proposed improvements.
D.
Common areas and facilities. Provisions shall be made for the
perpetual maintenance, care and ownership of all common areas, including
streets, driveways, parking areas, walkways, landscaped planting areas,
open space, recreation and utility systems, by a homeowners' association
or other entity as approved by the Board of Supervisors.
E.
Minimum private area.
(1)
For each townhouse dwelling, there shall be a yard, balcony,
patio or other outdoor area other than a driveway immediately adjacent
to the front, back or side of each dwelling of not less than 200 square
feet.
(2)
For each multi-family/apartment dwelling, there shall be a yard,
balcony, patio or other outdoor area other than a driveway immediately
adjacent to the front, back or side of each dwelling of not less than
60 square feet.
(3)
Where practical, design measures shall be used to seek an appropriate
level of privacy in any rear yards. Such measures may include landscaping,
compatible fencing, walls and/or earthen berms. All such measures
shall be identified by the applicant at the time of conditional use
application, shall comply with other applicable Township regulations
and shall be subject to review and approval by the Township.
G.
Streets. All private and public streets and accessways shall
be built to Township construction standards for public streets. Any
and all streets within the senior active adult development may be
offered to the Township for dedication, and the Township shall have
the sole discretion to accept or reject such offer of dedication.
H.
Mailboxes. Mailboxes shall be located where permitted by the
United States Postal Service (USPS), which may include, but shall
not be limited to, cluster mailboxes or individual freestanding curbside
mailboxes. The location(s) and design(s) of the mailbox facilities
and areas shall be clearly detailed on the plans. In instances where
the USPS requires cluster mailboxes, elevations and details, to include
appropriate safety lighting and shelter structure(s), of the cluster
mailbox facilities shall be provided for review and approval by the
Township; provided, however, that such approval shall be consistent
with applicable requirements of the USPS.
I.
Trash bins. For any multi-family/apartment dwelling, common
trash and recycling receptacles shall be provided in locations that
are convenient for residents and for collection. Screening (in the
form of structures, fencing or dense landscaping) shall be required
for all such areas. The location(s) and design(s) of the common trash
and recycling areas shall be clearly detailed on the plans. Elevations
and details shall be provided for review and approval by the Township.
J.
Lighting plan. An overall lighting plan shall be provided for
review and shall be subject to review and approval by the Township.
K.
Utilities. All utilities servicing any and all parts of the
Active Adult Senior Development shall be installed underground.
L.
The development shall be located on or have direct access to
an existing arterial or collector street. (See Appendix C.[4] No dwelling unit shall have its own access driveway entering
onto an existing street. All access shall be from internal streets.
[4]
Editor's Note: Appendix C, Functional Classification of Streets, is included at the end of this chapter.
M.
Each dwelling unit shall contain, at a minimum, all of the following
elements:
These uses shall be specifically restricted to serve only the
residents of the senior active adult development and their invited
guests and shall include one or more of the following uses:
A.
A community center, clubhouse or similar facility consisting
of an auditorium, activity rooms, library, physical fitness and therapy
center, lounge and similar facilities shall be provided for members
of the age-qualified residential community and invited guests, with
the minimum size of the clubhouse facility equivalent to at least
75 square feet of interior clubhouse facility building area per dwelling
unit for the first 50 dwelling units and an additional 20 square feet
of interior clubhouse facility building area per dwelling unit for
each dwelling unit thereafter.
B.
Recreation facilities such as, but not limited to, swimming
pools, tennis courts, bocce facilities, shuffleboard facilities, putting
greens, chip and putt courses, hiking and/or walking trails and other
recreational facilities appropriate for Senior Active Adult Communities.
C.
Elevations and details of the proposed recreational facilities
shall be provided as part of the land development plan submission.
D.
Parking for the community center/clubhouse shall be provided
as required by this chapter or other regulations of the Township.
E.
Guard station and/or mechanical entrance gate.
F.
All of the recreational amenities shall be shown on the preliminary
subdivision and/or land development plan plat. The clubhouse shall
be completed before 25% of the dwelling units are occupied.
The following housing types are permitted in each of the zoning districts noted in Article IV of this chapter, when proposed as part of a senior active adult development.
A.
Single-family detached. A single-family dwelling on an individual
lot with private yards on all sides of the house and with public or
community open space. Detached dwellings may include dwellings constructed
on the lot, prefabricated dwellings, manufactured dwellings and/or
modular dwellings. No more than one single-family detached dwelling
shall be placed on a lot, and such detached dwelling shall be occupied
by not more than one family.
B.
Village house. A single-family detached dwelling unit on an
individual lot with private yards on all sides of the house. It differs
from other forms of detached housing in the lot size and placement
on the lot. It is similar to houses found in historic villages and
towns. The house is placed close to the street and is additionally
distinguished by planting or architectural treatments.
(1)
Each unit shall meet two or more of the following characteristics; provided, however, that the options and in Subsection B(1)(e) and (f) cannot be utilized together to meet the minimum requirements of this ordinance:
(a)
An unenclosed porch, running across at least 3/4
of the house front, being at least seven feet in width.
(b)
A front yard raised above sidewalk grade by at
least 30 inches and a retaining wall of at least 18 inches at the
sidewalk line.
(c)
A front yard enclosed by a wall or fence of permanent
construction at least 30 inches in height and one flowering shrub
per 60 inches across the width of the front of the house, on average.
(d)
Hedge of shrubs, planted 18 inches on center for
the width of the yard facing the street, and two flowering trees.
(e)
Two canopy trees per lot or three flowering trees
per lot. (See landscape requirements herein.)
(f)
One canopy tree, one flowering tree and one flowering
shrub per 90 inches for the width of the yard facing the street. (See
landscape requirements herein.)
C.
Duplex. A single-family semiattached unit having only one dwelling
from ground to roof and only one wall in common with another dwelling
unit.
D.
Twin. A single-family semiattached dwelling unit with one dwelling
unit located above another dwelling unit. The dwelling units share
a common lot area which is the sum of the required lot areas of all
dwelling units within the building. There shall be no more than two
dwelling units per structure.
E.
Courtyard cluster housing. A group of three to eight single-family
detached dwellings with private yards on all sides of the house and
with public or community open space. Dwelling units are sited together
with a common street access, are closely spaced and share a common
front courtyard. Courtyard cluster housing units may be condominiums
or units. [Note: The terms "condominium" and "unit," as used herein,
shall have the same meaning and definition as utilized in the Condominium
Act and the Planned Community Act, as amended.]
(1)
(2)
Dwellings shall be arranged in clusters of any combination of
between three and eight dwelling units. The clusters shall have a
minimum 25 feet of separation from other clusters. Garages shall be
integral with each dwelling unit and cannot be used to meet the minimum
required living area.
(3)
All internal motor courts serving each courtyard cluster shall
have a minimum paved width of 24 feet for safe and efficient vehicle
circulation.
F.
Multiplex. An attached dwelling unit which may be arranged in
a variety of configurations: side by side, back to back, or vertically.
The dwelling units share a common lot area which is the sum of the
required lot areas of all dwelling units within the building. The
essential feature is the small number of units attached. No less than
four or more than six units shall be attached in any structure.
(1)
Area and dimensional requirements.
(a)
Minimum lot area (per building): 8,000 square feet.
(b)
Minimum lot area (per dwelling unit): 2,000 square
feet.
(c)
Minimum lot width at setback line (per building):
60 feet.
(e)
Minimum building spacing: 30 feet.
(f)
Minimum required living area per dwelling unit:
750 square feet.
(g)
Maximum building height: 45 feet.
G.
Townhouse. A single-family attached dwelling unit with one dwelling
unit from ground to roof, having individual outside access. Townhouse
units may be condominiums or units. [Note: The terms "condominium"
and "unit," as used herein, shall have the same meaning and definition
as utilized in the Condominium Act and the Planned Community Act,
as amended.]
(1)
Area and dimensional requirements:
(a)
Minimum lot area (per dwelling unit): 2,000 square
feet.
(b)
Minimum lot width at setback line (per dwelling
unit): 20 feet.
(d)
Minimum rear yard: 30 feet.
(e)
Minimum building spacing: 30 feet.
(f)
Maximum building length: 192 feet.
(g)
Minimum required living area per dwelling unit:
1,000 square feet.
(h)
Maximum building height: 45 feet.
(2)
Dwellings shall be arranged in groups or clusters and not in
long rows parallel to street lines. No less than three and no more
than eight dwelling units may be so attached in any one group.
(3)
To create architectural interest in the layout and character
of housing fronting streets, various setbacks, materials and design
shall be encouraged. In any case, a minimum variation of two feet
in setback shall occur at least every third dwelling.
H.
Senior mid-rise. A grouping of dwelling units sharing common
elements which are specifically designed for the needs of senior citizens.
Shared common elements may include, but are not limited to, entrance
areas, corridors and community rooms. A senior mid-rise shall have
elevator access to all floors. All units and common areas of the building
must comply with current Americans with Disabilities Act (ADA)[1] accessible guidelines.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
