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
