§ 255-90. Life care complexes.

   A.   Intent. It is declared to be the intent of this section to allow life care complex developments only as a conditional use in the Institutional District and to establish reasonable standards of performance and promote the desirable benefits which will follow the development of a safe and adequate life care complex and to ensure that adequate area in a suitable environment is provided. It is the further intent of this section to set forth standards which will ensure that the development of a life care complex in Upper Dublin Township will provide appropriate safety features for the residents as well as ancillary health care, recreational and community facilities as an integral part of the complex. Finally, it is the intent of this section to provide for standards of dwelling unit  density , parking space and open space areas to increase opportunity of the development of such housing in the Township through private, public or semipublic means, while providing necessary standards and controls to ensure that such life care complex will not exert an adverse impact on surrounding neighborhoods .

   B.   Definition. A life care complex is a development consisting of residential living units exclusively for persons who are 60 years of age or older and for married couples with one spouse or both spouses being of 60 years of age or older. Such developments shall provide nursing facilities, living units, health care services and meals for residents (with or without common dining facilities). Such developments may also provide the following facilities and services for the exclusive use of the residents: physical therapy facilities; auditoriums, recreation facilities; on-site service shops; and other ancillary services deemed to be appropriate by the Zoning Hearing Board.

   C.   Use regulations. Permitted uses , in conjunction with a life care complex, shall be as follows:

      (1)   Single-family attached dwellings for elderly persons .

      (2)   Apartment building and condominiums for elderly persons .

      (3)   Health care facility for elderly persons who require nursing or convalescent care for extended periods of time.

      (4)   Accessory uses exclusively to meet the needs of the occupants of the complex.

   D.   Required open space. For purposes of this section, the term "required open space" shall mean land required under the terms of this article to be permanently preserved for recreation, environmental and aesthetic purposes. Required setbacks from lot lines or street rights-of-way shall not be used in calculating the required open space.

   E.   Development regulations. The following density , area width and yard regulations shall apply to a life care complex.

      (1)   Maximum density . A maximum density of six units per acre shall be permitted. Nursing beds shall be provided for not more than 25% of allowable density and not less than 10% of allowable density of the number of residential living units.

      (2)   Minimum area. An area of not less than 25 acres shall be provided for every life care complex.

      (3)   Permanent open space. No less than 40% of the area of a tract developed as a life care complex shall be retained as permanent open space for use by the residents for recreational and leisure activities.

      (4)   Distance between buildings .

         (a)   For any two exterior facing walls, (the building of which is oriented front-to-front, front-to-rear or rear-to-rear) the minimum distance apart shall be equal to 1 1/2 times the height of the tallest building or a minimum distance of 20 feet, whichever is greater.

         (b)   For any combination of exterior facing walls not qualified under Subsection E(4)(a) above, the total distance apart shall be equal to the height of the tallest building or a minimum distance of 40 feet, whichever is greater.

      (5)   Setbacks.

         (a)   The following minimum setbacks shall be observed.

            [1]   Apartment buildings and health care facilities: 100 feet from any property line.

            [2]   Single-family attached dwellings : 75 feet from any property line.

            [3]   All buildings : 75 feet from the ultimate right-of-way of any public street .

         (b)   There shall be access provided for commercial vehicles to all sides of the building .

      (6)   Parking shall comply with the requirements set forth in Article XIX of this chapter. [Amended 6-11-2002 by Ord. No. 1089]

      (7)   Building height. The maximum building height (to the base of the roofline) shall be 35 feet.

   F.   General requirements.

      (1)   Utilities. All buildings within a life care complex shall be served by a public sewage system and public water system.

      (2)   Common areas and facilities. Provisions shall be made for the perpetual maintenance and care of all common areas , including streets , driveways, parking areas, walkways, landscaped planting areas, open space and recreation.

      (3)   Other facilities. Such other improvements , including roads , curbs and stormwater collection and control facilities, as required by Chapter 212, Subdivision and Land Development, shall be provided.

   G.   Buffer and screening requirements.

      (1)   Buffer.

         (a)   General requirements. Along all exterior property boundary lines there shall be a permanent buffer at least 15 feet in depth, unless this is waived pursuant to Subsection G(1)(c) or (d) below. A screen buffer (as defined herein) shall be provided wherever the development abuts existing residential uses , with the exception of mid-rise or high-rise structures and where abutting other types of uses when deemed necessary by the Township governing body to provide sufficient buffering and transition. A softening buffer (as defined herein) shall be provided wherever the development abuts mid-rise or high-rise residential uses ; existing commercial, office industrial and institutional uses ; any existing street [as modified by Subsection G(1)(c) below], drive or parking area; or open (not wooded) undeveloped land. An open buffer shall be provided wherever the development abuts wooded undeveloped land or where extensive buffers are deemed unnecessary by the governing body.

         (b)   Components. The minimum component of each type of buffer shall be as follows:

            [1]   Screen buffers. The primary components of a screen buffer shall be a row of evergreen trees, at the height of not less than six feet when planted, spaced not more than 10 feet apart on-center, and these trees shall be of such species to attain a height at maturity of not less than 20 feet. Also required as a secondary component of the buffer is one of the following: mounding (the use of which is encouraged), provided that the slopes shall be a maximum of 3:1; visually opaque fencing not greater than six feet in height; and coniferous shrubbery. Any combination of evergreen trees, coniferous shrubs or other natural vegetation or mounding is allowable, provided that an effective visual screen at least 15 feet in height above the adjacent ground elevation in the development is achieved within a reasonable time. But whenever only vegetation is used, there shall be at least a double row of evergreen trees, with the trees in one row offset five feet from the trees in the other row and the rows at least five feet apart.

            [2]   Softening buffer. The primary component of a softening buffer shall be a row of trees, spaced not more than 25 feet apart on-center, at least 25% of which shall be evergreens. The evergreen trees shall be at least six feet in height when planted and shall attain at least 20 feet in height at maturity. Any deciduous trees shall be at least 1 1/2 inches in caliper and eight feet in height when planted and shall attain a height of not less than 20 feet at maturity. These trees shall be interspersed with other allowable components, including any other type of trees, shrubs, mounding, fencing and/or similar natural or man-made elements having a visible vertical dimension or any combination thereof.

            [3]   Open buffer. The open buffer shall at a minimum consist of grass, ground cover and/or similar vegetative material and may include trees, shrubs or other natural landscaping materials.

         (c)   Street boundaries. Rather than the extensive buffer described in Subsection G(1)(b) above, the use of a single row of deciduous trees at least eight feet in height when planted and at least 20 feet in height at maturity, with a spacing of not more than 40 feet on-center, may be provided along all property boundaries which abut a street , wherever necessary for adequate sight distance or where the governing body determines this to be a sufficient buffer to protect the welfare and safety of the community.

         (d)   Existing buffers. In cases where an edge(s) of a development occurs along natural features which function as buffers, including but not limited to mature vegetation, significant grade changes or stream valleys, which are likely to be permanently preserved, buffering may be waived along that edge(s) upon approval of the governing body.

         (e)   Maintenance. All vegetation shall be maintained permanently, and in the event of death or other destruction shall be replaced within one year by the persons responsible for maintenance when death or destruction occurred.

         (f)   Buffer landscape plan. A landscaping plan shall be submitted with the final plans showing all pertinent information, including the location, size and species of all individual trees and shrubs to be preserved or planted or alternatively the general characteristics of existing vegetation masses which are to be preserved.

      (2)   Screening.

         (a)   Loading zone. Truck loading zones shall be maintained and clearly marked and shall be used only for their intended purpose. Truck loading zones shall be screened from view from the ultimate right-of-way and from any adjacent residential use or district. To the fullest extent possible, truck loading zones shall be located to minimize potential auditory impacts on any adjacent residential use or district.

         (b)   Refuse. All refuse shall be kept or stored within the building or buildings of the development .