Franconia Township City Zoning Code
ARTICLE XIA
Residential Living for Older Adults Overlay District
[Added 2-17-2026 by Ord. No. 433]
§ 145-62.1 Overlay concept.
A.
It is the express intent of the Board of Supervisors that the Residential Living for Older Adults Overlay District, the areal boundaries thereof being described by ordinance and delineated on the Township zoning map, is deemed an overlay on any other zoning district that may lie within the boundaries of the Residential Living for Older Adults Overlay District. Any lot, land or tract of ground may be used for any purpose allowed in such other district subject to standards and regulations governing such other district.
B.
Should the Residential Living for Older Adults Overlay District be declared inapplicable to any tract by reason of an action of the Township Supervisors in amending this chapter or the Zoning Hearing Board or any court of competent jurisdiction in interpreting the same, the zoning applicable to such lot shall be deemed to be the district in which it is located without consideration of this overlay district.
C.
Should the zoning of any parcel or any part thereof in which the Residential Living for Older Adults Overlay District is located be changed through any legislative or administrative actions or judicial discretion, such change shall have no effect on the Residential Living for Older Adults Overlay District unless such change was included as part of the original application.
§ 145-62.2 Use restrictions.
A.
Residential living for older adult communities may be permitted when authorized as a conditional use in compliance with the requirements of §§ 145-62.3 and 145-28.2 of this chapter. The following shall be permitted in residential living for older adults communities as authorized by conditional use:
(1)
Permitted dwellings.
(a)
Single-family detached dwellings.
(b)
Single-family semi-detached dwellings.
(2)
Accessory uses.
(a)
Community center or clubhouse, recreation facilities and other similar uses or common facilities intended for the use of residents and their guests.
§ 145-62.3 Development requirements.
A.
Site requirements.
(1)
Residential living for older adults communities shall comprise a single gross tract area of not less than 25 acres of adjoining and contiguous land area and shall operate as part of, and in conjunction and common ownership with, a life plan community with residents receiving the benefits of the life plan community.
(2)
The tract boundary must be located within 2,500 feet of the tract boundary of an existing life plan community.
(3)
The tract of land to be developed shall be in one ownership.
(4)
All proposed dwellings, accessory structures, access driveways, sidewalks, pedestrian walkways, recreational facilities, gardens, open space, and other related improvements and infrastructure shall be in one ownership.
(5)
Residential living for older adults communities shall be managed and maintained as a single campus.
(6)
All dwellings shall be served by municipal sanitary sewer and municipal public water facilities.
(7)
All dwellings and facilities shall be accessed by a series of private access driveways.
(8)
Parking.
(a)
At least two parking spaces, consisting of at least one garage parking space and a paved designated parking space, shall be provided per dwelling unit;
(b)
Parallel parking shall be permitted in designated areas along one side of common facility roadways, provided that the width of the paved cartway is no less than 32 feet where parking is designated;
(c)
Garage parking spaces shall be counted in determining compliance with parking requirements provided that no portion of a garage shall be used as living space.
(9)
A continuous system of sidewalks shall be provided along all of the primary common facility roadways of the community.
B.
Dimensional regulations.
(1)
The maximum density shall be four dwelling units per acre of gross tract area.
(2)
There shall be a building setback around the perimeter of the tract which shall be no less than 40 feet in depth from the tract property line, with 50 feet required for a front yard setback from a legal right-of-way.
(3)
The maximum building coverage on a lot shall be 20%.
(4)
The maximum impervious coverage on a lot shall be 50%.
(5)
Height. The maximum height for buildings or structures shall be 35 feet, not exceeding 2 1/2 stories.
(6)
Building separation distance. All dwellings, other than those which are attached to each other, must be separated from other dwellings by a distance of no less than 12 feet, vertical wall surface to vertical wall surface.
(7)
Distance from common facility roadways. All structures shall be set back from the pavement edge of a common facility roadway a minimum of 15 feet.
C.
Landscape buffers. A permanent landscape buffer shall be provided in compliance with the requirements of Article IX of Chapter 122 (Subdivision and Land Development).
D.
Open space.
(1)
At least 30% of the tract area shall be maintained as common open space for the use of the older adult residential development's residents.
(2)
Common open space shall preserve and enhance the natural environmental features of the site.
(3)
Common open space shall incorporate planted and maintained vegetation and shall contain a pedestrian trail system.
(4)
Common open space may include, but not limited to the following:
(a)
Community greens.
(b)
Community gardens.
(c)
Orchards.
(d)
Pergolas.
(e)
Paved terraces.
(f)
Outdoor dining areas.
(g)
Pedestrian walkways.
(h)
Fountains/water features.
(i)
Fire pits/outdoor fire places.
(j)
Walls and fences no greater than 48 inches in height.
(k)
Recreation courts.
(5)
Stormwater facilities may be located in the common open space.
(6)
Provision for maintenance of the common open space shall be made in a manner so as to ensure its preservation.
§ 145-62.4 Conditional use standards.
On granting or denying a conditional use, the following standards shall be applied in addition to the standards set forth § 145-28.2 of this chapter.
A.
The applicant shall establish through a traffic study that sufficient parking is provided and that the additional peak hour traffic generated by the proposed use with not have a material adverse impact on immediately surrounding intersections.
B.
A clubhouse or community center shall be completed and available for use by all residents prior to the issuance of a use and occupancy permit for any dwelling in excess of 75% of the proposed dwellings or 36 months after the issuance of the first use and occupancy permit for a dwelling in the development, whichever shall first occur.
C.
The applicant shall establish by credible evidence the operational and ownership connected to a life plan community.
D.
The applicant shall demonstrate adequate means of transportation between the site and the main campus of the life planned community.
