In addition to the general goals listed in the statement of purpose, § 129-102, and community development objectives, § 129-105, is the purpose of this district to provide transitional uses from the western portion of the Township into the Village of Sadsburyville. Aside from providing uses to serve the needs of village residents the uses contemplated provide for an orderly progression of activities out of the village leading to the more intense commercial uses which characterize highway-oriented activities. This district will also encourage and promote pedestrian access into the western edge of the Sadsburyville Village.
A. 
By-right uses. A building may be erected, altered or used and a lot may be used or occupied for one or more of the following:
(1) 
Professional, administrative or medical offices.
(2) 
Agricultural or nursery uses.
(3) 
Assisted-living facilities.
(4) 
Township/municipal uses.
(5) 
Bank or financial institution with drive-in capabilities.
B. 
Conditional uses. Buildings or other structures may be erected, altered or used and a lot may be used for any use or aggregate of uses or more of the following uses, when authorized as a conditional use by the Board of Supervisors pursuant to Article XVII:
(1) 
Hotel (subject to provisions of § 129-1320) with conference and banquet facilities.
(2) 
Veterinary clinic, animal hospital or kennel (subject to provisions of §§ 129-1306 and 129-1323)
(3) 
Mixed-unit developments with first floor being limited village Commercial (no single use being larger than 3,000 square feet) and the second and third floors being professional offices, hotel use.
(4) 
Limited village commercial where no single use is larger than 3,000 square feet.
(5) 
Medical rehabilitation facilities.
(6) 
Educational and vocational facilities in buildings less than 10,000 square feet.
(7) 
Indoor commercial recreation limited to 10,000 square feet.
(8) 
Indoor self storage limited to 10,000 square feet.
(9) 
Commercial day-care centers for prekindergarten, senior citizen and disabled individuals.
(10) 
Senior Apartments (rental or condominium) when the primary occupant is 55 years of age or older and no occupant is under 35 years old.
C. 
Accessory uses. Uses on the same lot, customarily incidental to any of the foregoing uses and pursuant to the provisions of § 129-1302, shall be permitted:
(1) 
Off street parking areas pursuant to the provisions of Article XIV.
(2) 
Signs pursuant to the provisions of Article XV.
A. 
The following regulations shall apply to uses other than specific uses herein identified in the Western Gateway District:
(1) 
Minimum lot size.
(a) 
Area: 40,000 square feet.
(b) 
Width:
[1] 
At street line: 100 feet.
[2] 
At building setback line: 100 feet.
(2) 
Minimum yard dimensions.
(a) 
Front yard: 50 feet.
(b) 
Each side yard: 25 feet.
(c) 
Rear yard: 50 feet unless it boarders an existing residential use, then 100 feet.
(3) 
Coverage.
(a) 
Building coverage 25% maximum.
(b) 
Lot coverage 60% maximum.
(4) 
Maximum building height: 40 feet.
B. 
The following regulations shall apply to senior apartments uses in the Western Gateway District:
(1) 
Purpose and permitted accessory uses:
(a) 
Purpose. Senior rental/condo apartments are designed to permit housing alternatives for senior citizens in the Township. Senior apartments are best located in proximity to other forms of senior housing including continuing care, and assisted-living facilities. Senior apartments are envisioned to be in a structure form with each unit functioning independently but sharing some common areas and in certain instances limited services. No unit shall have more than two bedrooms.
(b) 
Permitted accessory uses (limited in total to no more than 5% of the total building square feet) shall permit:
[1] 
Community center.
[2] 
Indoor recreation facilities.
[3] 
Chapel.
[4] 
Administrative offices.
[5] 
Maintenance shop, emergency power and utility room, central laundry, common community activity area.
(2) 
Minimum lot size.
(a) 
Area: 20 acres minimum.
(b) 
Lot width.
[1] 
At street line: 200 feet minimum.
[2] 
At building line: 200 feet minimum.
(3) 
Minimum yard dimensions.
(a) 
Front yard: 100 feet minimum.
(b) 
Each side yard: 100 feet each.
(c) 
Rear yard: 100 feet minimum.
(d) 
Building separation: 75 feet minimum.
(e) 
No building shall be closer than 150 feet from a tract boundary.
(4) 
Coverage.
(a) 
Impervious cover: 50% maximum.
(b) 
Building coverage: 25% maximum.
(c) 
Open space: 50% minimum of which 25% shall be unconstrained by environmental limitations such as but not limited to step slopes, floodplains, wetlands, or alluvial soils.
(5) 
Height.
(a) 
Maximum height: 45 feet maximum.
(b) 
Maximum number of stories: four stories maximum.
(6) 
Density. Density shall be no greater than 10 units per acre.
(7) 
Parking. Parking for senior rental apartments shall be calculated in accordance with the following standards.
(a) 
All one-bedroom units: 1.50 spaces.
(b) 
All two-bedroom units: 2.00 spaces.
(c) 
Guest parking: 5% above the minimum parking requirement for all units.
(d) 
Reserve parking areas shall be set aside and graded with sufficient security in the opinion of the Township that will enable additional parking to be created within 36 months of the last unit to be occupied. No less that 10% of the required parking count shall be in the reserve parking.
C. 
The following regulations shall apply to assisted-living facilities is the Western Gateway District.
(1) 
Purpose and permitted accessory uses:
(a) 
Purpose. Assisted living is designed to permit alternative housing opportunities for those individuals who need assistance in their everyday living. The range of assistance may be broad based on individual needs for assistance with dressing, eating, medications or mobility to more advanced assistance ranging from Alzheimer's to dementia. Such living arrangements contemplate on-site twenty-four-hour presence of staff, common dining, recreation and outdoor sequestered areas.
(b) 
Permitted accessory uses:
[1] 
Common reception, dining, recreation areas (including indoor and outdoor).
[2] 
Administrative offices, medical examination rooms, pharmaceutical facilities when directly related to the needs of residents.
[3] 
Maintenance, central cleaning, and laundry facilities.
[4] 
Centralized kitchen facilities.
[5] 
Chapel.
[6] 
Personal service shop limited to no greater than 600 square feet.
(2) 
Minimum lot size.
(a) 
Area: 3.5 acres.
(b) 
Lot width.
[1] 
At street line: 200 feet.
[2] 
At building line: 100 feet.
(3) 
Minimum yard dimensions.
(a) 
Front yard: 75 feet.
(b) 
Each side yard: 75 feet.
(c) 
Rear yard: 75 feet.
(d) 
Building separation: 100 feet.
(4) 
Coverage.
(a) 
Impervious cover: 60%.
(b) 
Building cover: 30%.
(c) 
Open space: 30%.
(5) 
Height.
(a) 
Maximum height: 45 feet maximum.
(b) 
Maximum number of stories: four maximum.
(6) 
Density. Density shall be no greater than 25 units per acre.
(7) 
Parking.
(a) 
Parking for assisted-living facilities shall be calculated in accordance with the following standards:
[1] 
For all units: 0.70 spaces each.
[2] 
For staff/visitors and guest parking: 8% above the minimum parking required for all units.
[3] 
Reserve parking area shall be set aside and graded with sufficient security in the opinion of the Township that will enable additional parking to be created within 36 months of occupancy if, in the opinion of the Township, additional parking is required. No less than 10% of the required parking count shall be set aside for reserve parking.
D. 
Other requirements applicable to all uses in the Western Gateway District.
(1) 
Solid waste facilities must be hidden from public view and screened by fencing and not be located within any required setback area.
(2) 
Public water and public sewer shall be required for all uses other than:
(a) 
Agricultural and nursery accessory uses.
(b) 
Township/municipal uses.
(c) 
Single-family detached housing on lots greater than one.[1]
[1]
Editor's Note: So in original.
(3) 
A plan acceptable to the Board of Supervisors shall demonstrate an adequate pedestrian improvement from the development area to either the village or other commercially zoned properties.
(4) 
For senior apartments, two separate points of access shall be required, neither of which shall be to an existing residential street (other than an emergency access lane).
(5) 
All open space required shall be eased in perpetuity.
(6) 
No more than 30% of the minimum required open space shall be on lands containing floodplains, wetlands, steep slopes, proposed stormwater facilities or other natural constraints. Any required open space shall be no less than 75 feet wide or less than one acre in size.
(7) 
In addition to the landscaping requirements found elsewhere in this chapter and Chapter 109, Subdivision and Land Development, the developer shall be required to create an opaque landscape screen of no less than 65% when the proposed use adjoins existing residential uses.
(8) 
Buffering. A landscape buffer shall be required in accordance with § 129-1404 for any property perimeter which adjoins lands adjacent which are zoned or used for residential purposes.
(9) 
All other applicable provisions and regulations of this and other Township ordinances shall be complied with, including but not limited to general provisions and performance standards of this chapter.
E. 
In addition to the applicable general conditional use standards in this chapter, the following additional standards must be met for the Board of Supervisors to grant conditional approval of an apartment-style independent-living facility. In the event that any of these standards conflict with the general requirements of the Western Gateway District, these standards shall control.
(1) 
The apartment-style independent dwelling units shall be leased or owned by age-qualified individuals under this section who are generally independent with respect to their daily living activities, such as bathing, dressing and grooming.
(2) 
The apartment-style independent-living facility is restricted to primary occupant being 55 years of age or older and must qualify for the exemption to the prohibition against discrimination based on familiar status found in Sections 3607(b)(1) or 3602(b)(2) of the United States Fair Housing Act, 42 U.S.C. § 3601 et seq., and the Housing for Older Persons Act of 1995 and the regulations promulgated thereunder.
(3) 
The accessory uses which are provided within the apartment-style independent-living facility shall not occupy more than 5% of the gross floor area of the building and shall be for the exclusive use of the residents.
(4) 
If a sundries/convenience shop is provided within the apartment-style independent senior living apartment building as an accessory use, the purpose of the shop is to afford an opportunity for the residents of the facility to purchase necessary toiletries and other miscellaneous dry goods and snack food items, and related retail items provided for the convenience of the residents. The maximum size of the shop shall not exceed 500 square feet.
(5) 
The building and all units therein shall be connected to public water and public sewer.