Article 12
Residential Institutional District (RI)

§14-1201 Purpose.

The regulations of the Residential Institutional District are specifically designed to accommodate a variety of residential uses in an institutional setting and to provide a limited number of related support facilities to these residential uses. These requirements are geared principally toward senior citizens and/or handicapped persons and include higher density living arrangements, community dining and recreation facilities, and associated health care and service facilities that are integrated into a community living arrangement.

(Ord. 2008-1, 6/9/2008, §1200)

§14-1202 Permitted Uses.

1.    Single-family detached dwellings.

2.    Hospitals, clinics, and nursing or convalescent home facilities.

3.    Retirement communities or retirement home complexes, provided that the following conditions are met:

A.    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:

(1)    Dining facilities for residents and their guests and employee.

(2)    Overnight guest rooms for visitors.

(3)    Community activity facilities.

(4)    Fitness centers, swimming pools, and other recreational facilities.

(5)    Health care facilities, including skilled and intermediate care and/or assisted living, clinics and rehabilitation services, pharmacies, and laboratories.

(6)    Administrative offices and maintenance facilities.

(7)    Personal service shops including, but not limited to, barbers/beauticians, seamstresses/tailors, laundromats, thrift shops, snack shop, banking facilities, post office, bakery, and a shop for convenience items, provided that said shops are designed primarily to serve the residents, visitors and employees of the community/complex and do not exceed the allowable densities of subsection .3.D(2).

(8)    Day care center for employees in accordance with the requirements of §14-2609 of this Chapter.

(9)    Adult day care facilities.

B.    The minimum lot size shall be 15 contiguous acres.

C.    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.

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

(1)    Said administrative and service facilities shall be principally for the site upon which they are located.

(2)    Personal service shops, as indicated in subsection .3.A(7) of this Chapter, shall comprise no more than 4 percent of the gross site area and shall be calculated as a part of the total administration and/or service facilities allowed for the community/complex.

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

F.    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 4 feet. Variety in design and construction is encouraged to enhance appearance and identify units.

G.    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.

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

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

	Public Street or Right-of-Way Line	Private Street or Parking Lot	Property Line
Single-family detached, semi-detached or attached dwellings	40 ft.	10 ft.	30 ft.
Multi-family personal care rooms or apartment building, skilled care facility	75 ft.	10 ft.	30 ft.
Administrative/support facilities or buildings	75 ft.	10 ft.	75 ft.

J.    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.

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

L.    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.

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

N.    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.

O.    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:

(1)    Right-of-way width–none.

(2)    Minimum paved cartway width–22 feet.

(3)    Improved shoulder width–none.

(4)    No on-street parking shall be permitted.

(5)    Prior to any future dedication to the Borough, all private streets shall be upgraded to meet public street standards in force at the time of dedication.

P.    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.

Q.    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.

4.    Group family dwellings, subject to the conditions listed in §14-2606 of this Chapter.

5.    Churches and similar places of worship and parish houses.

6.    Parks and playgrounds.

7.    Municipal buildings and community facilities such as police and fire protection facilities, museums, libraries, etc.

8.    Nursery, kindergarten, elementary, middle, and high schools.

9.    Guest homes, subject to the conditions listed in §14-2610 of this Chapter.

10.    Family day care homes, subject to the conditions listed in §14-2607 of this Chapter.

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

12.    Customary accessory uses and buildings incidental to any of the above permitted uses as provided for in Article 22 of this Chapter.

13.    Forestry activities, subject to the conditions listed in §14-2220 of this Chapter.

(Ord. 2008-1, 6/9/2008, §1201)

§14-1203 Conditional Uses.

Upon approval by Borough Council, the following conditional uses are permitted, provided the use complies with the conditions listed herein and the applicable requirements specified in Article 26 of this Chapter:

A.    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.

B.    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 6 feet in height above the ground level and the fence shall be equipped with a lockable gate.

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

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

(1)    A minimum lot area of 3 acres for the first 300 students or enrollees plus 1 acre for each additional 100 students or enrollees.

(2)    Dormitory or residential quarters shall be located a minimum of 100 feet from any property line.

(Ord. 2008-1, 6/9/2008, §1202)

§14-1204 Lot Area, Building Height, and Yard Requirements.

A lot width, lot area, lot coverage, yard setback and building height requirement of not less than the dimensions shown in the following table, unless otherwise specified heretofore in §§14-1202, 14-1203, or elsewhere in this Chapter, shall be provided for every dwelling unit and/or principal nonresidential building or use erected, altered, or established in this district.

A.    District Requirements.

	Lot Requirements			Yard Requirements
	Min. Lot Area	Min. Lot Width	Max. Lot Coverage	Each
Use				Front	Side	Rear
Nonresidential building	1 acre	200 ft.	30%	50 ft.	30 ft.	50 ft.
Personal care facility/retirement complex	(See §14-1202.3 of this Chapter)
Single-family detached dwelling
Public water and sewer	15,000 sq. ft.	110 ft.	30%	30 ft.	15 ft.	30 ft.

B.    Unless specified otherwise in this Chapter or authorized as a special exception, no building shall exceed two and one-half stories or 35 feet in height, which ever is less.

(Ord. 2008-1, 6/9/2008, §1203)

§14-1205 Utilities.

Every retirement residential facility or retirement living complex and every nonresidential use shall be supplied with public water and sewer facilities. All telephone, cable, and electrical lines shall be installed underground.

(Ord. 2008-1, 6/9/2008, §1204)

§14-1206 Minimum Off-Street Parking Requirements.

Off-street parking shall be provided for in accordance with Article 24 of this Chapter.

(Ord. 2008-1, 6/9/2008, §1205)

§14-1207 Signs and Advertising Structures.

Signs shall be permitted in accordance with Article 25 of this Chapter.

(Ord. 2008-1, 6/9/2008, §1206)

§14-1208 Supplementary District Regulations.

The supplementary district regulations in Article 22 shall apply, where applicable, as additional requirements for this district.

(Ord. 2008-1, 6/9/2008, §1207)

§14-1209 Environmental Improvements and Energy Conservation Requirements.

The environmental and energy requirements in Article 23 shall apply, where applicable, as additional requirements for this district.

(Ord. 2008-1, 6/9/2008, §1208)