Township of Upper Chichester, PA
Delaware County
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Table of Contents
Table of Contents
A. 
The Continuing Care Retirement Community (CCRC) District is designed to promote a campus-type setting, continuing care retirement community (CCRC) use on tracts of a minimum of 24 gross acres, whereby housing for senior citizens which provide a continuum of services are developed in a configuration which preserves open space for the community as a whole.
B. 
The Township of Upper Chichester has determined that there exists a need within the Township to provide for a campus-type setting CCRC use, consisting of mixed-use housing and associated activities and services for seniors, with integrated independent apartment living, assisted-living and skilled nursing facilities, centrally located within the community, yet close to major transportation thoroughfares, in order to promote the health, safety and welfare of the community, including the easing of traffic congestion along arterial roads and the providing of housing and health-care alternatives for seniors.
C. 
The CCRC District is designed to provide regulations and controls relative to size, density and other area and bulk requirements.
A continuing care retirement community as a district will be allowed as a conditional use in accordance with all applicable provisions of Article XXII, Standards and Procedures for Conditional Uses. Buildings and lots may be used or occupied for the following uses:
A. 
Conditional uses:
(1) 
Continuing care retirement community (CCRC).
(2) 
CCRC independent-living units.
(3) 
CCRC assisted-living facilities.
(4) 
CCRC skilled care nursing facilities.
(5) 
Independent senior housing, provided that no more than 25% of the total units on the tract are detached from the CCRC building.
(6) 
Accessory uses.
(a) 
CCRC accessory uses and services, such as common dining facilities, gift shop, physical therapy facilities, personal services such as a barbershop or beauty shop, library, administrative offices.
(b) 
Off-street parking and loading.
A. 
Continuing care retirement community (CCRC). The regulations set forth in this section shall govern continuing care retirement community (CCRC) use and development.
(1) 
Height requirements. The maximum height of any building of a continuing care retirement community (CCRC) shall be 75 feet or five stories; except that the maximum building height may be increased to 104 feet or eight stories if the following conditions are met:
(a) 
At least 5% of the total required parking is built below the dwellings.
(b) 
No part of a building in excess of 75 feet shall have materials that are white in color.
(c) 
The building(s) of the CCRC shall achieve at least a "silver" level of certification rating as defined by the United States Green Building Council (USGBC) under the Leadership in Energy and Environmental Design (LEED) Green Building Rating System for new building design and construction.
(2) 
Yard, area, and density requirements:
(a) 
Minimum gross tract sizes: 24 acres. Calculation of tract size for purposes of determining compliance with minimum tract size requirements shall include the gross lot area of the tract, including but not limited to areas of easement, areas of steep slope and very steep slope, areas of floodway and floodplain and flood-prone areas (hereinafter "gross tract size"). The minimum tract size for development of a CCRC shall not prevent the development from proceeding in sections or stages.
(b) 
Dwelling unit density. The maximum permitted density in a CCRC shall be 50 CCRC independent-living units per gross acre of gross tract size.
(c) 
In addition to and in conjunction with the CCRC independent-living units, the CCRC may also contain up to 0.25 units or beds in the CCRC assisted-living facilities and the CCRC skilled nursing facilities for each approved CCRC independent-living unit in the CCRC.
(d) 
Impervious coverage. CCRCs shall be designed so that total impervious coverage shall not exceed 65% of the gross tract area.
(e) 
Maximum building coverage. CCRCs shall be designed so that building coverage shall not exceed 40% of the gross tract area.
(f) 
Minimum front yard: 75 feet.
(g) 
Minimum side yard: 75 feet.
(h) 
Minimum rear yard: 75 feet.
(3) 
Special design standards: open space. The following design criteria shall apply to CCRCs. CCRCs shall also be subject to other standards generally applicable to all zoning districts pursuant to other provisions of this chapter and Chapter 505, Subdivision and Land Development.[1]
(a) 
Distance between buildings. All principal buildings shall be set back at least 20 feet from other principal buildings. Notwithstanding the foregoing, all buildings may be connected by covered/enclosed walkways within the areas separating principal buildings.
(b) 
Parking and loading requirements applicable to CCRC uses shall comply with Article XVIII of this chapter and the following: The total required minimum number of parking spaces shall be 0.85 parking space per CCRC independent-living unit, which requirement shall be inclusive of all staff, resident and visitor parking and inclusive of CCRC assisted-living facilities and CCRC skilled care nursing facilities within the CCRC. The required number of loading spaces shall be one per 500 dwelling units.
(c) 
Any CCRC shall provide all three levels of care including independent-living, assisted-living, and skilled nursing care.
(d) 
Any tract of land on which a CCRC is located shall be held in single ownership or shall be the subject of an application filed jointly by the owners of the tract. The tract shall be developed according to a single plan under single direction.
(e) 
A minimum of 20% of the gross tract area shall be retained as permanent open space and recreational area.
(f) 
An earthen berm, or wall, or sound barrier of at least eight feet in height, shall be installed and maintained along all adjoining highways in order to reduce noise. Such feature(s) shall serve as a sound and visual buffer to high traffic. All earthen berms shall be landscaped with evergreen trees at least six feet in height. If noise reduction is not attained with such buffer features, the Township may require taller berms, walls, sound barriers and plantings to achieve the desired noise reduction.
(g) 
The overall dimension of a multifamily building, assisted-living, personal care, nursing, rehabilitative, dementia care or common facility building, shall not exceed 360 feet in a single direction. However, variations in building walls shall be made at least every 60 feet to provide architectural variety and diversity through recesses and projections, bay windows, porticos, porches, and the like.
(h) 
All independent-living, assisted-living and personal care units in a CCRC shall provide a minimum habitable floor area of 450 feet per person residing in the dwelling.
(i) 
A paved pedestrian system interconnecting all dwelling units, service areas, common facilities, recreational facilities, health care facilities and parking areas shall be provided and shall be a minimum of five feet in width.
(j) 
Solid waste collection stations and parking areas shall not be located within any minimum yard setback area. Solid waste collection stations shall be fully screened by a solid wall, fence, evergreen tree planting or a combination thereof.
(k) 
The Board of Commissioners shall retain the right of architectural control as part of the conditional use process, the subdivision and land development plan review process, and the building permit application process.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
All signs for the CCRC District shall be subject to the approval of the Township.