[Added 10-23-2000 STM, Art. 12 (Amdt. No. 143)]
A.
BUFFERS
DWELLING BUILDING
DWELLING UNIT
INDEPENDENT SENIOR HOUSING (ISH)
RESIDENT
The following definitions apply only to terms used in this Article XVII.
Dense natural or planted vegetation areas which provide suitable
screening of abutting properties.
A building for single-family or multifamily living with separate
access to each dwelling unit by means of a lockable door or doors.
A living area of two or more rooms designed to be occupied
by one or more senior individuals as private living quarters.
A dwelling building, with each dwelling unit restricted to
occupancy by households with all resident members 55 years of age
or older.
A person occupying a dwelling for 45 days or more in a year
or fewer as defined by the organizations set up by each independent
senior housing development.
B.
Objectives of independent senior housing. The objectives
of establishing independent senior housing are to provide alternative
housing for a maturing population; to provide a type of housing which
reduces resident burden of property maintenance and which reduces
demands on municipal services; to promote flexibility in land use
planning in order to improve site layouts, protection of natural features
and environmental values; and to provide for the utilization of larger
tracts of developable land in harmony with neighboring properties.
Independent Senior Housing (ISH) is permitted
in the Independent Senior Housing Overlay District by special permit
with site plan approval from the Planning Board, subject to the following
requirements.
The Independent Senior Housing Overlay District
(ISH Overlay District) is hereby established.
Residency is limited to households having all
resident members 55 years or older. One dwelling unit in the ISH development
may be occupied by a household not having members 55 years of age
or older, if one or more household members is employed as building
manager for the ISH development.
The minimum lot area required for establishment of ISH shall be subject to existing zoning requirements. Minimum lot requirements in Chapter 165 regarding intensity of use in Zone RA for multifamily units shall be reduced to 5,000 square feet per unit.
[Amended 5-1-2006 ATM, Art. 36 (Amdt. No. 159); 5-7-2007 ATM, Art. 30
(Amdt. No. 163)]
Maximum number of dwelling units per continuous
buildable area (CBA): no more than two times the number that would
be permitted under a conventional ("grid") subdivision that complies
with the Town Zoning Bylaw and the Subdivision Rules and Regulations
of the Planning Board and any other applicable laws and regulations
of the Town or the state.
Maximum number of dwelling units per dwelling
building: three.
Maximum number of bedrooms per dwelling building:
six; exception: In the district zoned RA the maximum shall be three.
Maximum number of bedrooms per dwelling unit:
two; exception: In the district zoned RA the maximum shall be one.
Two parking spaces shall be provided for each
dwelling unit (with the exception of one-bedroom units which will
require one parking space per unit) in reasonable proximity to the
dwelling. Additional parking in proximity to any additional facilities
serving residents in common or guest parking shall contain no more
than 12 parking spaces, and all such areas shall be adequately landscaped.
Dimensional requirements (minimum distances)
shall be subject to review by the SPGA but shall not be less than
as set forth in the district's current zoning requirements.
Maximum number dwelling units per ISH development: not more than 25 in all districts with the exception of RA where the maximum shall be 12. The SPGA may approve the construction of more than 25 units if the applicant designates at least 15% of the total number of units for use as affordable housing dwelling units as defined in § 165-71, provided that such affordable dwelling units shall also be restricted to occupancy by households having all resident members 55 years or older. First priority for occupancy in such affordable units shall be given to Georgetown residents or their immediate relatives and former Georgetown residents by a process agreed to and documented as part of the special permit. The applicant must also provide additional open space in an amount to be determined by the SPGA. The SPGA must make a finding that the construction of additional units will not be detrimental to the neighborhood.
Allowable lot coverage: not more than 35% however
an additional 5% may be allowed for amenities such as tennis courts,
pools, community meeting hall.
Maximum number of dwelling units allowed Town
wide: not more than 10% of the total number of single-family units
existing Town wide at the beginning of the year in which the application
is filed.
Design shall be according to the Planning Board's
rules and regulations for the subdivision of land unless specific
requirements are waived by the Planning Board.
In every ISH development there shall be an organization
of the homeowners of the dwelling units which shall be responsible
for the maintenance and repair of internal roads and driveways, snow
plowing, landscape maintenance, trash removal, utility services and
maintenance and repair of other common elements and facilities serving
the residents.
The projected increase to existing local roads
shall be within the capacity of the existing road network and shall
not impair pedestrian safety.
Lighting shall be only to provide security,
safety and landscaping amenities as needed and shall be designed so
that direct rays of light will not shine off site.
Utilities shall be located underground.
The entire site shall be of a size and shape
and the site plan shall be designed to provide an ISH development,
which, in the opinion of the Planning Board, is in harmony with the
natural terrain and other features of the site and which will preserve
significant natural and historic characteristics of the site and the
character of the surrounding neighborhoods.
Dwelling buildings and accessory buildings shall
be consistent and complimentary in exterior style and design with
surrounding residential neighborhoods. Accessory buildings and structures
including clubhouse, swimming pool, tennis courts cabanas, storage
and maintenance structures garages and other customary accessory structures
shall be shown on the site plan.
The special environmental and historical features
of the proposed ISH development site, including woodlands, ponds and
streams, hilltops, important biological habitats and areas of special
significance, shall be left undisturbed as far as possible. Indigenous
trees and shrubs and other elements such as stone walls and earth
berms shall be used to create effective screening. The applicant must
submit a landscaping plan prepared by a registered architect or landscape
architect which must be reviewed and approved by the Planning Board
as part of the site plan approval process.
At least 35% of the total lot area shall be
upland open space and shall be set aside as common land. This common
land may be used for walking/jogging trails, arboretum uses, park
benches, gazebos and similarly typical passive enjoyment. The open
space shall be owned in common by the owners of the dwelling units
in the ISH, or by an organization or entity owned and controlled by
such dwelling unit owners or can be offered to the Town, or another
nonprofit organization whose principle purpose is the preservation
of open space, for conservation purposes. An enforceable restriction
shall be recorded on all open space parcels providing that such land
shall be kept open or natural in state and not be built on for residential
use or development for accessory uses such as parking or active recreation.
The developer shall consider the needs of independent
senior households in providing safety, security and fire protection.
No charges shall be levied in connection with
the use of any facilities by nonresidents of the development and no
facilities shall be used by the public at large or used for promotional
activities unless specifically authorized in the special permit issued
by the Planning Board.
No site on a plan for which approval is granted
under this section may be subdivided so as to create additional buildable
lots, and a notation to this effect shall be shown on the plan.
ISH dwellings constructed under this section
shall not be eligible for conversion to conventional apartments or
be used for other than independent senior citizen housing.
[Added 5-1-2006 ATM, Art. 36 (Amdt. No. 159)]
In order to ensure that the new residential development being granted special consideration under this bylaw will, at minimum, meet its own share of providing for the diversity and balance of housing in Georgetown, the percent of affordable housing units required under § 165-71, Housing balance, shall be no less than 20%.
Independent Senior Housing shall be allowed
by special permit with site plan approval by the Planning Board (SPGA)
which shall follow the procedural requirements for special permits
as set forth in MGL c. 40A, § 9. The special permit shall
lapse within six months from its approval if substantial use or construction
has not commenced by such date except for good cause shown by the
applicant; and provided further that such construction once begun
shall be actively and continuously pursued to completion based upon
the proposed schedule submitted with the application.
Any person having a legal interest in the subject land may submit to the Planning Board an application for a special permit within the ISH District subject to the provisions of this article. Information required for submission of a definitive subdivision plan required by Planning Board Regulations (Chapter 365), Special Permits (MGL c. 40A, § 9) and Site Plan review (Chapter 165, Article XIII) and all other provisions contained in this Article XVII will generally satisfy the application requirements.
The findings, including the basis of such findings
of the Planning Board shall be stated in the written decision of approval,
conditional approval or denial of the special permit application and
shall require a 4/5 majority for approval or conditional approval.
The Planning Board may impose, in addition to any applicable conditions
specified in this article, other conditions as it finds reasonably
appropriate, to safeguard the neighborhood or otherwise implement
the intent of this article.
