Whitemarsh Township
City Zoning Code
City Zoning Code
ARTICLE XXXIV
CCRC Continuing-Care Retirement Community District
§ 116-253 Legislative intent.
§ 116-254 Use regulations.
A building may be erected or used and a lot may be used or occupied for the following purposes and no other, provided that the requirements of the sections following are met:
A.
Continuing-care retirement community. Such continuing-care retirement community shall consist of a congregate building and independent living units, as follows:
(1)
The congregate building shall contain all of the following components:
(a)
Assisted living facilities providing room, board and personal care assistance with activities of daily living (such as bathing, grooming and meal preparation) for individuals able to retain a moderate degree of independence.
(b)
Skilled nursing care facilities providing professionally supervised nursing care and related medical or other health services to individuals not in need of hospitalization, but whose needs are above the level of assisted living.
(2)
The congregate building may contain the following additional components, which shall be strictly limited to occupancy in the congregate building:
(a)
Independent apartment living units consisting of multiple dwellings.
(b)
Services for the exclusive use of residents and their guests, limited to the following:
[1]
Rehabilitation and physical therapy facilities, including wellness center, swimming pools and Jacuzzis.
[2]
Auditoriums.
[3]
Activity rooms, craft rooms, libraries, lounges and similar recreation facilities.
[4]
On-site retail and service facilities, limited to barbershop; beauty parlor; convenience store; pharmacy; newsstand; gift shop; bank; postal services; snack bar/coffee shop; bakery; and handicraft shop, staffed solely by residents of the continuing-care retirement community. In the aggregate, such facilities shall be limited to no more than 5,000 square feet of floor area.
[5]
Administrative offices used in the management of the continuing-care retirement community.
[6]
Not more than four overnight guest rooms.
(3)
The independent living units may consist of single-family detached, single-family semidetached, attached and multifamily dwellings.
[Amended 2-27-2014 by Ord. No. 936]
B.
Golf use, so long as the use does not exceed 5% of the site and does not include a chip and putt course or a driving range. The use shall be adjacent and contiguous to an existing golf course.
§ 116-255 Dimensional regulations.
In a continuing-care retirement community development, the following dimensional regulations shall apply:
A.
Minimum lot area: 90 acres.
B.
Minimum lot width at building setback line: 300 feet.
D.
Minimum setback from other property lines:
(1)
Congregate building: 300 feet, or 500 feet from any existing dwelling, whichever is greater.
(2)
Single-family detached, single-family semidetached, and attached dwelling independent living units: 100 feet.
(3)
Off-street parking facilities and refuse collection stations: 100 feet.
(4)
Facility entrance at a public street: 100 feet from side and rear lot lines.
(5)
Accessory buildings: 50 feet, or 100 feet from existing residential lots.
(6)
Stormwater management facilities: 100 feet from existing residential lots, or as otherwise required by § 116-31.1B.
(7)
Multifamily independent dwellings: 125 feet.
[Added 2-27-2014 by Ord. No. 936]
E.
Minimum building setback from common off-street parking facilities with the capacity of the six or more vehicles or entrance and exit roads: 20 feet. Entrance and exit roads shall include the main road from the site entrance up to the first internal intersection of two or more roads which intersection is the beginning point of a loop road. Minimum building setback from all other interior roads that connect to the entrance and exit road and common off-street parking facilities with the capacity of five or fewer vehicles shall be 15 feet. Building setback criteria are not to be applied to loading docks, porte-cochere areas and service areas.
[Amended 2-27-2014 by Ord. No. 936]
G.
Maximum density: 3.70 dwelling units per acre. For the purpose of this subsection, every three beds in the assisted living facilities and skilled nursing care facilities shall be deemed the equivalent of one dwelling unit.
H.
Minimum open space: 30% of the lot area. For the purposes of open space calculation in the CCRC District, "open space" shall not include public or private streets and driveways, public street rights-of-way, parking areas, any areas within 25 feet of any principal building, or other public improvements; nor shall it include the fifty-foot buffer area along the perimeter of the site.
I.
Maximum height.
J.
Maximum building area: 15%.
K.
Maximum impervious ground cover: 35%.
§ 116-256 Development requirements.
In a continuing-care retirement community development, the following development requirements shall apply:
A.
The number of assisted living facility beds and skilled nursing care facility beds shall not exceed 30% of the total number of independent living dwelling units.
B.
The number of apartment units shall not exceed 75% of the total number of independent living dwelling units.
C.
Buildings shall be in accordance with an overall plan and shall be designed as a single architectural scheme. No single wall face shall have a horizontal dimension in excess of 175 feet.
E.
Outdoor refuse collection stations shall be adequately screened and landscaped so as to be out of view of adjacent properties and public streets.
F.
Any outdoor lighting shall be arranged so that no direct rays from such lighting shall fall upon a neighboring property or street; nor shall any high brightness surface of the luminaries be visible from neighboring residential lots or from a public street. The incident spill light level off of a property shall not exceed 0.3 footcandle at the lot line and shall not exceed 0.5 footcandle at the street line. No lighting fixture shall have a height in excess of 14 feet.
G.
No deliveries or solid waste collection activities shall be permitted between the hours of 5:00 p.m. and 7:00 a.m.
H.
Any development must be serviced by public water and sanitary sewage systems.
I.
Walking trails, gardens and public gathering spaces shall be incorporated into the required open space.
[Amended 10-21-1982 by Ord. No. 442]
J.
Off-street parking. Off-street parking shall be in accordance with Article XXVI of this chapter and § 105-38 of the Whitemarsh Township Subdivision and Land Development Ordinance. Where a CCRC parking garage is utilized to provide off-street parking spaces, the following standards shall apply:
[Added 12-18-2003 by Ord. No. 783]
(1)
Parking spaces within or upon a CCRC parking garage may be located within 10 feet of a structure.
(2)
Planting strips shall not be required to separate parking areas within a CCRC parking garage.
(3)
Interior landscaping shall not be required.
(4)
Piers and/or columns may be located along the perimeter of a parking space. In no case shall supportive piers or columns reduce the overall required width of a parking space by more than 12 inches.
(5)
A two-way aisle may be reduced to a width of 20 feet in locations where such aisle does not serve (in part) as a back-up area for an abutting parking space.
(6)
Impervious coverage or building coverage, whichever is greater, shall be reduced on the site to an amount equal to the area of the planting strips and aisle reduction granted above.