East Vincent Residents Against Continuing Care Retirement Community

EV Township Leaves Phoenixville Regional Plan - Possible Impact on CCRC

2010-12-14T12:24:00.000-08:00

Please visit the following website for additional information concerning the Phoenixville Regional Plan.

www.ccoev.org/regional.php

Two of the supervisors on the board decided to leave the regional plan a few months ago and then the process began. Unfortunately, it is only a matter of time that the issue of the CCRC on Stony Run Road may resurface. Residents along this road may not fully appreciate how greatly their lives will be affected. The CCRC will be run 24/7, with no breaks. If the size and scope as planned previously remains the same, there will be a multitude of issues arrising for these residents and those living along West Bridge Street, Creamery Road, & Bethel Church Road.

We hope that the residents have seen some of the issues that have occured with Pennhurst and the traffic. At one point early on in the process of changing the zoning, it was discussed about how workers would be bused or shuttled into the CCRC for work...along with all the other workers that would use their cars. We also hope that the residents have not been frightened by talk of possible negative alternatives that could be built on this land and told tales that the other possibilites are much worse than a CCRC or made promises that the CCRC will remain small and nothing to be concerned about. Until the proposal is in writing...there is no guarantee.

Let's hope that in 2011, our Board of Supervisors keep in mind the impact of their decisions upon the residents and how we live our lives, raise our children, etc in this rural area. We bought our homes in a rural township and would like to see the township remain rural. There are more than enough CCRC's locally and all placed along major roadways.

Sincerely,

EVRACCRC
evraccrc@gmail.com

Please remain ready for a possible resurfacing of a CCRC proposal.

PC Meeting Scheduled for 9/15

2009-09-14T16:17:00.000-07:00

The CCRC is not listed on the agenda for this meeting. Please continue to follow this blog for updates.

Thank you,

EVRACCRC
evraccrc@gmail.com

Further Review of Possible CCRC Within East Vincent

2009-09-09T14:05:00.000-07:00

The Board of Supervisors of East Vincent Township has decided to table the CCRC amendment until they can better study the results of the Phoenixville & Chester County Regional Plans reports. The Board of Supervisors are also planning to work with the planning commission in order to discuss what a needs analysis would entail for a CCRC and then also placement of such facility which the Planning Commission would like the opportunity to review this issue as part of their overall study of the 724 corridor. An example of 2 senior Housing Studies (needs analysis) found through research online can be located on the right hand side of this blog.

During the meeting, a supervisor from East Vincent noted that East Pikeland has 2 successful CCRC's within their township. We concur that placement of the CCRC is critical in that it remain away from residential housing like the Cold Stream Crossing CCRC in East Pikeland. The placement of that facility is along route 113. In this case, residents are not directly impacted by the large facility. We hope that our township supervisors take into account the impact that a large facility will have in a residential area, not just the possible successful amount of revenue that the township might experience. As mentioned by another supervisor, there are other ways for the township to generate revenue.

Also, CCRC's can only be successful by reaching a certain fill rate. Having too many in an area can over saturate a region. This may or may not happen in East Vincent, but it is certainly reasonable to determine the actual needs of the residents of East Vincent for a CCRC or some other form of retirement housing. Some large businesses are invested in after careful planning and later fail. Eventually, the surge of retirees of the baby boom era will reduce in numbers, and what will become of all of the CCRC's within Pennsylvania?

We are appreciative of the supervisors' decision to table the CCRC until they can further research the topic. A CCRC is not something that any township should quickly commit to and the planning of such facility is not on the same level as planning a residential housing development. There are many more components and complexities to consider.

The next Planning Commission meeting is scheduled for September 22nd at 7 pm. Please plan to attend.

Part of the goal within the EVRACCRC is to help educate East Vincent residents which will include research. Please review any supporting documentation to the right of the blog or links contained within the post.

Thank you for your support,

EVRACCRC
EVRACCRC@gmail.com

Planning Commission Requests Needs Analysis Concerning CCRC

2009-08-28T16:59:00.000-07:00

During the August 18th planning commission meeting, the Planning Commission recommended that the Board of Supervisors table the Continuing Care Retirement Community (CCRC) amendment and conduct a needs analysis. If a need exists in East Vincent for a CCRC then the Planning Commission would like to be involved with the planning of this amendment in coordination with their 724 corridor review. Unanimously (all were present). It was further suggested that the Board of Supervisors should study the reports prepared by the Chester County Regional Plan and Phoenixville Regional Comprehensive Plan since they raised many valid issues about the allowance of a CCRC in a residential area.

The amendment is currently being considered for the Ruth Tract located on Stony Run Road within a residential area across the street from Kolb Meats. For the residents surrounding this location, the impact will be great. As sited previously, many issues will arise and if the CCRC is allowed and actively running, we residents must all deal with the consequences to our rural residential lifestyle which will change possibly in a drastic way. The time to get involved and be heard is now before the final decision is made by the board of supervisors who we hope consider the impact on the residents that would have to live next to or near a fully operating CCRC. A CCRC is not legally necessary and the density far exceeds East Vincent's projected density. There are many problems pointed out by both the regional and county planning committees.

Those residents who would like to have a CCRC in East Vincent should request that the placement and size of such a facility be carefully studied to provide the best possible living experience for the residents and their neighbors. Recent studies have shown that those facilities that are smaller and allow residents interaction with the rest of the community are better than the large institutions tucked away from the community. There is also a continuing interest in placing large retirement communities or CCRC's near college campuses and urban settings. Please see section on right hand side of this blog under Information Regarding CCRC's for supporting documentation.

Please let the Board of Supervisors know your opinion on this subject by attending the meeting on September 2nd at 7:30 in the East Vincent Township building.

SHORT SUMMARY OF THE REPORTS & FINDINGS FROM THE REGIONAL PLANS:

Within the local areas, it appears that East Pikeland, Schuylkill, and West Vincent townships already offer CCRC's or facilities similar to a CCRC. In addition, Phoenixville offers a life care facility and Charlestown an assisted living and independent living facility. Not all uses must be provided for in each of the member townships as long as they are provided for within the Region. CCRC's or facilities similar to a CCRC are currently provided for within the Region.
A needs analysis should be performed to ascertain whether East Vincent truly needs this type of facility for their aging population. If the need is present, then the scale of the CCRC should be determined in proportion with the need within the district.
A traffic analysis should be performed.
Potential to create significant impacts in the township with the combination of densities up to 14.5 independent living units per acre and a minimum lot size of 50 acres would add 725 new dwelling units and 1,100 parking spaces. Cursory survey of open parcels are greater than 60 acres in the area, which would yield an even greater number of potential dwelling units.
Township Solicitor should review the TDR Fee Option ordinance provisions to verify that they are consistent with the township's existing ordinance provisions and state law.

POINTS & QUESTIONS TO BE ADDRESSED TO THE BOARD OF SUPERVISORS:

Increased road traffic surrounding the CCRC as deliveries, ambulances, staff, visitors and residents become frequent drivers on our country roads. How will both East Vincent and East Coventry Townships handle the traffic volume?
Have the East Vincent board of supervisors spoken to the East Coventry board of supervisors for their opinion since this property is very close to the East Coventry township line? Are the residents of East Coventry aware of this possible CCRC on land so close to their border?
A CCRC is a 24/7 operation.
Lighting of the facility may be an issue for the neighbors surrounding the facility.
Will your property value diminish if you reside near a CCRC? Property values play an important role to residents even if you have no plans of selling your home. Home equity loans use property values as a determination factor of the amount allowed to borrow or loan.
Will there be an environmental impact on the Stony Run creek?
Why only 30% open space?
Is a CCRC really needed for East Vincent? Logically, a needs analysis must be performed before a final decision of this scale is made.
Why does the amendment include 3 different zoning types (Low Density Residential, Medium Density Residential, High Density Residential)? Are we opening up the door for even more CCRC's in our township? And why only in residential areas? The CCRC should be restricted to areas that have water, sewer and be allowed in other districts along the 724 corridor.
Why would our supervisors support this large amount of increased density?

FACTS ABOUT THE PROPOSAL:

Change to the zoning for all Low, Medium & High Residential areas
725 plus Independent units, up to a possible 997 for the Ruth Tract specifically
Up to 3 occupants per unit, possibly over 2000 occupants overall
Up to 4 1/2 stories tall structure (55 feet tall building)
No underground parking mentioned
Only 30% open space

Please attend the next Board of Supervisor's meeting and possible future Public Hearing concerning the CCRC. You have the right to voice your concerns, and we hope to see our neighbors from East Coventry also attending our township meetings concerning this issue.

Thank you,

EVRACCRC

EVRACCRC@gmail.com

Large CCRC Proposed for Ruth Tract Location on Stony Run Road

2009-07-15T11:28:00.000-07:00

At the most recent EV Board of Supervisors meeting in July, an amendment to the zoning for the Ruth Tract (68.8 acre) property was presented. 2 of the supervisors voted in favor of having the East Vincent planning commission & Chester County planning commission review the proposal. Mr Paul Bucco now owns the "Ruth Tract" property located across the street from Kolb's Meats and 1241 West Bridge Street. One supervisor voted not to review the proposal.

The proposed amendment may be found at:

http://eastvincent.org/index.asp?Type=B_PR&SEC=%7b0CCE7244-C6F4-484A-B2B5-40E11E9289F2%7d&DE=%7bE062F4E5-D4A0-44A3-84A7-07DC0210E9B1%7d

Upon review of the amendment, the following information may be obtained about the size and scope of the proposed CCRC for this location:

725 + Independent Units, up to a possible 997 for the Ruth Tract specifically
Up to 3 people per unit, possibly over 2000 occupants
Up to 4 1/2 stories tall (55 ft building)
No underground parking mentioned
30% open space
Amendment includes Light, Medium and High Residential areas

This proposal is twice as large as the one proposed for the West Bridge Street location when you consider the larger amount of acreage on the W Bridge Street location.

The Ruth Tract location is currently zoned light residential, while the West Bridge Street location or Latshaw property is zoned rural conservation.

Residents in East Vincent and East Coventry should become aware of this proposal and learn about the ramifications of such a large facility near their homes by reviewing the historical information on this website which can be found by locating the previous blog submissions and newspaper articles on the right hand side of the website.

We strongly encourage residents in East Vincent and East Coventry townships to attend the next Planning Commission meeting on July 21st at 7 pm located at the East Vincent Township building on route 23, in front of the east vincent park. The next Board of Superviors meeting should be scheduled for the 1st Wednesday in September. Due to the Labor Day Holiday, we will wait to post the specific date until it is confirmed.

Should you wish to join our email list for additional updates concerning this CCRC proposal or to assist with educating the residents, please send an email to EVRACCRC@gmail.com

We have many questions concerning this proposal. Please join us at the meetings in order to learn the facts and become involved in the process. If a CCRC of this size is allowed into the township, much will change for the residents surrounding it's location. Some points & questions to consider are the following:

Increased road traffic for those roads surrounding the CCRC as deliveries, ambulances, staff, visitors and residents will become frequent drivers on our country roads. We believe that the entrance would be located on Stony Run. Where would the emergency entrance be located? How will the township deal with the increased traffic on the roads, etc?
Lighting of the facility may be an issue at night for those residents close to the property.
A CCRC is a 24/7 operation.
Will your property value diminish if you reside near a CCRC of this size?
Will there be an environmental impact on the Stony Run creek?
Why did the amount of open space reduce from 60% in the previous proposal of last year to 30%?
Is a CCRC really needed for our township when there are other retirement communities and facilities near by? Has an analysis of EV's needs been accomplished?
Why does this amendment include three different zoning locations? Are we opening up the door for even more CCRC's in our township?
Why would our township want this large level of density within a residential area?

From East Vincent Township Zoning Ordinance, the following may be found as it relates to this situation:

http://www.eastvincent.org/vertical/Sites/%7B5B8F1E55-6CA8-450E-BB40-12A8385B1313%7D/uploads/%7BC31849A6-9663-4124-9DCE-BEB9C11DD084%7D.PDF

See Page 53...

Within the LR-Low Density Residential District the following uses may be permitted by the Zoning Hearing Board as a special exception in accordance with Part 20. Special exception uses shall be compatible with the surrounding neighborhood and shall not be detrimental to public health, safety or welfare:

Nursing home or convalescent home, or home for handicapped individuals.

Under the Conditional Use section concerning Hospitals, the following may be found in the same document:

The intensity of use shall not exceed five beds per acre, including patient beds and on site living accomodations for staff persons.

As a comparison of the proposal submitted to the planning commission and the current Zoning allowance, you will find the following difference in density:

Hospital - 5 beds per acre
CCRC Proposal - 44 beds per acre

This results in an almost 9 fold increase! A CCRC facility is not specifically mentioned in the zoning ordinance.

These questions and many more need answering. Please know that you have a voice in what happens to your property and surrounding area. Join us at the meetings and get involved.

Thank you,

EVRACCRC

EVRACCRC@GMAIL.COM

New CCRC Proposal - Stony Run Road - Ruth Tract

2009-05-14T05:33:00.000-07:00

During the East Vincent Township meeting last night, we became aware of Mr Bucco's interest in rezoning for a CCRC to be located on Stony Run Road on the Ruth Tract. This property is near the West Bridge Street location and across the street from Kolb's Meats. As we learn more information, we will post it here.

Thank you for your continued support,

EVRACCRC

CCRC - Current Status

2008-08-22T15:39:00.000-07:00

Our group has not heard about any revised plans for the CCRC proposal to be located on West Bridge Street. We will continue to attend the township meetings and inform you about any new or future development at this site. Thank you for your support.

EVRACCRC

2008 CCRC Proposal for 1241 W Bridge Street Rural Conservation Site

2008-06-21T07:47:00.000-07:00

At the June 17th meeting of the planning commission, residents of East Vincent learned about the 2008 Continuing Care Retirement Community proposal for 1241 W Bridge Street which is located in the Rural Conservation District. We recorded the meeting for accuracy.

The property sits on almost 90.7 acres of land, some of which consists of wetlands and the STONY RUN CREEK/WATERSHED.

The proposed CCRC is larger than last year’s version and will consist of the following:
· 1026 Parking Spaces (not including cottages)

· Independent:

o 375 Flats
o 204 Cottages
o 96 Villas

· 125 Assisted Living Units

· 75 Skilled Nursing Units

Over 1000 new residents… All buildings will meet the 35 feet height requirement. The Flats, Assisted Living and Skilled Nursing facilities will be 3 stories tall. The Cottages and Villas will be 35 feet tall. The cottages will be on average about 1500 square feet. The main entrance will include a guard station and will be located on West Bridge Street. An emergency access road will be located on Ellis Woods Road. Some of the parking will include sub-surface parking areas. Open space was reduced greatly due to the decrease in building height. It appears that a large wooded area will be removed. Currently, 2 historic homes exist on the property, based on the proposed plan that was shown to the public on June 17th, both historic sites would be removed.

The current owner of the property, Mr Paul Bucco, is seeking a rezoning of this piece of land in order to accommodate the building of the CCRC. It is unknown to the residents who the actual developer or owner of the CCRC will be since Mr Bucco’s intentions are to sell or “flip” the property to a CCRC developer. We do not know whether the ultimate owner will have non-profit status.

During the session, no studies were presented by Mr Bucco or Mr Grafton for the project such as traffic impact studies, updated fiscal impact study for the larger complex, market analysis, ratio of staff to resident, etc. Mr Grafton spoke on Mr Bucco’s behalf and presented the proposal to the commission. Mr Grafton serves as East Coventry’s Township Planner. Mr Grafton stated that the facility would help to employ residents of East Vincent, but later remarked about “busing” in the housekeeping and food preparation staff. He also stated that the facility was needed for East Vincent residents, but then commented about the trend of placing elderly parents closer to their children which means that some of the residents could likely be from outside of our township. Mr Grafton also mentioned that many residents bring their vehicles only to abandon them on the property.

EVRACCRC are concerned about the environmental impact that a facility of this size and scope will have on the STONY RUN CREEK/WATERSHED, various wetlands and animal inhabitants such as Bog Turtles, etc. Another concern is about the cost for our elderly to afford entrance into such a facility. In order to meet the financial requirements of being a resident of a CCRC, the applicant will undergo a financial review. Some CCRC’s may charge for this review. Mr Grafton remarked that the entrance fee is “RELATIVELY EXPENSIVE.” He stated that in Chester County, the entrance fee ranged from $200,000 - $800,000 and would include a monthly maintenance fee with no exact figure clearly stated. As resident needs and services provided increase, so would the monthly fee. In other words, as a resident moved from the cottage and villas to the flats, assisted living and skilled nursing, the monthly fee would increase for those services. In our research for Chester County, the monthly fees range from slightly over $1,000 – almost $6,000 per month for assisted living. Comparatively, for independent living in Chester County, the monthly fees range from over $600 – over $5,000 per month. This research can be found in the Guide to Retirement Living Source Book, Winter 2007 edition. Mr Grafton also remarked that the average age of an individual in this CCRC would be in their 80’s.

Besides the obvious concerns that we have about the traffic, noise, lights, water, & sewer, we are also concerned about the over saturation of such facilities in Pennsylvania. We are concerned about what will happen to this facility in the future when the number of elderly in the country and Pennsylvania decreases and there are not enough residents to fill these units as there are currently in the baby boom era. Will there be abandoned buildings and cars on the property when the need for CCRC’s decline in coming years?

The members of EVRACCRC have many questions that remain unanswered.

Continuing Care Retirement Community (CCRC) Proposal Resurfaces

2008-05-30T05:27:00.000-07:00

East Vincent Township has allowed Paul Bucco to present a proposal to the planning commission scheduled for June 17th at 7:00 pm. As before, we believe that most of the residents of this township are against a CCRC on West Bridge Street along with all the possibilities of future commercialization of that street which could occur should this type of proposal be allowed. This most recent proposal is actually larger in size than the previous one.

Please see recent Mercury Newspaper Article concerning this issue:

http://www.pottsmerc.com/WebApp/appmanager/JRC/Daily;jsessionid=PgYtL7vBL0xJBW12Lz8Kfy218cDW23DjK24fTWzkKwZ51rgbv1TL!819070101?_nfpb=true&_pageLabel=pg_article&r21.pgpath=%2FPTM%2FHome&r21.content=%2FPTM%2FHome%2FTopStoryList_Story_2103401

We are asking for your help by attending the next Board of Supervisors Meeting on June 4th at 7:30 pm to raise your concerns about this proposal and how it will affect our rural residential community. The proposal will be presented at the next Planning Commission Meeting on June 17th at 7 pm. Your attendance at this meeting is very important. We are also hoping that you may want to help join our efforts by becoming part of our group of citizens against such development in our area by contacting us directly via email. Team members will discuss strategy, become more educated about the ramifications of a CCRC in our community, options for the land, etc. Please consider becoming more involved in our community. If interested, please contact us via email at evagainstccrc@comcast.net

Many of us, when we bought our homes on or near West Bridge Street or elsewhere in East Vincent Township, could not have envisioned such large scale development near us. I’m sure that we all expected residential homes…not CCRC’s, Malls, or commercialization. Nor did we expect the traffic from the staffing requirement of a CCRC and it’s residents. Local streets will probably be impacted as well by the traffic in order for workers to find short cuts to the location. So, we are sure that Stony Run, Bethel Church, Reitnoir, and others will see increased traffic.