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.

The ISH Overlay District encompasses the Residential A, Residential B and Residential C Zoning Districts as described in §§ 165-2 and 165-3 of the Code of the Town of Georgetown.

Residency is limited to households having all resident members 62 years or older. One dwelling unit in the Independent Senior Housing development may be occupied by a household not having members 62 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.

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 20% 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 62 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.

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%.

ISH developments shall not be subject to the provisions of Chapter 165, Article III, Rate of Development Bylaw of the Code of the Town of Georgetown.

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.