Retirement communities or retirement home complexes shall include a variety of housing types designed for mature or handicapped residents. Housing may include independent and/or assisted living units such as single-family detached, semi-detached, or attached dwelling units; apartment units; efficiency or studio units, or other types of housing designed specifically for the mature or handicapped resident. These living units shall comply with all the specifications for each style of housing as defined by this Chapter, excepting that single-family units need not be located on individual lots when located within such a community or complex. Retirement communities or retirement home complexes may also include some or all of the following facilities which shall be designed and located to serve principally the residents of said community/complex:

The minimum lot size shall be 15 contiguous acres.

The maximum density shall be six dwelling and/or living units per acre of the gross site area, subject to the setback and coverage requirements of this Chapter. In the calculation of overall site density, every five beds located within the skilled care center, nursing home, or similar hospital situation shall equal one housing unit and shall be included in determining the total number of housing units allowed under the terms of this Chapter.

A maximum of 15% of the gross site area shall be used for administrative and/or service facilities.

Every retirement community or retirement home complex shall reserve at least 40% of the gross site area for open space use or active and/or passive recreation.

No group of single-family attached units shall exceed five units, with no more than three continuous dwellings with the same front or rear setback, each variation of the setback being at least four feet. Variety in design and construction is encouraged to enhance appearance and identify units.

The campus shall primarily serve the needs of the retirement-aged person. At least one resident of each household unit shall be at least 55 years old, be the remaining spouse of a deceased resident who was at least 55 years old, or possess some handicap that can be treated within a setting like a retirement community.

The building coverage of the development in this district shall not exceed 40% of the gross site area.

Required setbacks shall be provided for the following uses and/or structures located in a retirement residential community or retirement complex:

Single-family detached, semi-detached and attached dwellings shall be constructed no less than 10 feet apart on sides and 40 feet apart when the front or back of a unit faces another unit. Similarly, detached multi-family personal care or apartment buildings, skilled care medical facilities and nonresidential buildings or structures shall maintain an isolation distance of 20 feet from all other buildings or structures.

No building shall be higher than 45 feet in height, unless authorized by a conditional use.

Plans for all living and service facilities shall be approved by the applicable local and State agencies, including but not limited to the Department of Labor and Industry and the Department of Health.

The development shall have direct access to a public street or road.

With the exception of single-family detached and semi-detached dwelling areas, sidewalks and/or pedestrian paths shall be provided to interconnect all living units with the community service areas, parking lots, dining areas, and health care facilities to be utilized by the residents living therein. Sidewalks, or other forms of clearly marked pedestrian walkways, may be required elsewhere if deemed necessary for the safe and convenient movement of residents within the community. Furthermore, adequate lighting shall be provided along said walks and parking areas for the safe passage of residents and employees.

The design and construction of private streets located within the retirement residential communities or retirement home complexes shall comply in all respects with the Cornwall Borough Subdivision and Land Development Ordinance [Chapter 13], except that private streets located within such uses may be reduced as follows:

All commercial uses shall be strictly related and subordinate to the residential/medical character of the campus and shall serve principally the residents and employees of, or visitors to, the facility. Such uses shall be accessible only via the private street, sidewalk, or pathway system of the campus and should be limited in size and scope to that necessary to serve campus residents.

Commercial, medical, and recreational uses located should be located for the convenience of residents and designed to encourage pedestrian travel rather than the use of vehicles by residents.

Golf courses, country clubs, and semi-public or private recreation areas and structures operated by membership clubs solely for the benefit of their members and not for gain, subject to the conditions listed in §14-2618 of this Chapter.

Employee/executive retreats and training centers, swimming and/or tennis clubs provided that no principal building, accessory structure, pool, tennis court, or parking area is located within 100 feet of any road right-of-way line or lot line. Additionally, swimming pools associated with these uses shall be completely enclosed with a continuous, impenetrable fence no less than six feet in height above the ground level and the fence shall be equipped with a lockable gate.

Home businesses, subject to the conditions listed in §14-2612 of this Chapter.

Institutions of higher education, convents, and monasteries provided that the following conditions are met:

District Requirements.

Unless specified otherwise in this Chapter or authorized as a special exception, no building shall exceed 2 1/2 stories or 35 feet in height, which ever is less.