Littleton City Zoning Code
ARTICLE XXIII
Senior Residential Development
§ 173-146 Purpose.
[Amended 10-29-2018 STM by Art. 12]
The purpose of this article is to provide for a variety of housing types, sizes, settings, residential services, and price points to meet the needs of people as they age and people with disabilities.
§ 173-147 Applicability.
A.
The Planning Board may grant a Special Permit for a Senior Residential Development in accordance with this Article XXIII on any tract of land meeting the following requirements:
(1)
Two or more acres of land;
(2)
Minimum of 100 feet of frontage on a public way; and
(3)
Public water available at the street frontage.
(4)
Site within such proximity to the Village Common Business District, The Point, or the MBTA station so that, in the judgment of the Planning Board, one or more of these locations will serve to support senior health, mobility, independence and participation in the community.
[Added 10-29-2018 STM by Art. 12]
B.
A Senior Residential Development is intended for people age 55 or over. As such, buildings and site improvements in a Senior Residential Development shall provide for visitability and universal design in accordance with the provisions of this article.
§ 173-148 Uses.
A.
In the Residence, Village Common, or Business District, the Planning Board may grant a special permit for a Senior Residential Development that includes one or any combination of the following uses:
(1)
Cottage dwellings.
(2)
Two-family dwellings.
(3)
Townhouse dwellings.
(4)
Independent living units.
(5)
Assisted living residence, with or without memory care units.
(6)
Continuing care retirement community, which shall include an assisted living residence and one or more of the other uses listed above, and may include a skilled nursing facility or physical rehabilitation facility with not more than 100 beds.
B.
In the Industrial District, the Planning Board may grant a special permit for a Senior Residential Development that includes one or any combination of the following uses:
C.
An assisted living residence or continuing care retirement community may include the following nonresidential uses primarily for the benefit of residents and their guests, provided that aggregate floor area for the nonresidential uses shall not exceed 10% of the total gross floor area of the buildings in the development. These uses shall be incidental and subordinate to the principal residential uses in the Senior Residential Development.
D.
A Senior Residential Development may also include the following uses:
§ 173-149 Basic requirements.
A.
A Senior Residential Development shall comply with the following density regulations:
Use | Maximum Density | Maximum Building Height (feet) |
|---|---|---|
Cottage dwellings or two-family dwellings | 4 units/acre | 32 |
Townhouse dwellings | 8 units/acre | 32 |
Independent living units | 20 units/acre | 55 |
Assisted living residence | 16 units/acre | 40 |
B.
Maximum building coverage shall not exceed 35% of the lot area for new construction or expansion of existing structures.
C.
For cottage dwellings, two-family dwellings, and townhouses, the minimum setback shall be 30 feet from all property lines in the Residence District, and 15 feet in the Village Common or Business District, unless the Planning Board determines that a reduced setback is necessary to achieve the purposes of this section and will not have a detrimental impact on the neighborhood. The minimum setback from all property lines for an assisted living residence, independent living units, or any buildings in a continuing care retirement community shall be 50 feet in all districts, except that the minimum setback shall be 100 feet from the side or rear lot line, as applicable, abutting an existing single-family dwelling. Nothing in this section shall preclude the Planning Board from reducing or waiving minimum setback requirements between buildings or internal lots created within the Senior Residential Development.
D.
No dwelling unit in a Senior Residential Development shall have more than two bedrooms.
E.
The minimum common open space in the development shall be 30% of the lot area, and not more than 20% of the required minimum common open space shall consist of wetlands. The upland open space shall be contiguous and usable by residents of the development. A permanent conservation restriction running to or enforceable by the Town shall be recorded for the common open space area and shall include restrictions that the land be retained in perpetuity for conservation or passive recreation.
[Amended 10-29-2018 STM by Art. 12]
F.
Minimum off-street parking requirements shall be as follows:
(1)
Cottage dwellings, two-family dwellings, or townhouses: two spaces per unit.
(2)
Independent living units and Senior Apartment units: one space per unit.
[Amended 6-12-2021 ATM by Art. 31]
(3)
Assisted living residence: one space per two units.
(4)
Skilled nursing facility or physical rehabilitation center, if included in a continuing care retirement community: one space per two beds.
(5)
Guest parking: one space per three units or three beds, as applicable.
G.
All Senior Residential Developments shall include accessible common areas for seniors to congregate, sidewalks, walking paths, trails, and/or other passive or active recreation opportunities and appropriate lighting. Notwithstanding anything contained in § 173-205, for any Senior Residential Development subject to Article XXIX, Inclusionary Housing, 50% of the dwelling units shall be affordable housing; provided that the Planning Board may reduce the required number of affordable units to not less than 25% of the total dwelling units, and that in all cases the affordable units shall range from 60% to 150% AMI and the mix of affordability range of these units shall be at the discretion of the Planning Board. Section 173-212 shall not apply to Senior Residential Developments; all other requirements of Article XXIX shall remain fully applicable to Senior Residential Developments.
[Added 10-29-2018 STM by Art. 12]
H.
Senior Residential Developments under this bylaw are subject to Article XXIX, Inclusionary Housing. Notwithstanding anything contained in Article XXIX, for any Senior Residential Development 50% of the total number of dwelling units shall be affordable housing; provided that the Planning Board may reduce the required number of affordable units to not less than 25% of the total dwelling units, and that in all cases the affordable units shall range from 60% to 150% AMI and the mix of affordability range of these units shall be at the discretion of the Planning Board. Section 173-205 shall not apply to Senior Residential Developments. All other requirements of Article XXIX shall remain fully applicable to Senior Residential Developments.
[Added 6-12-2021 ATM by Art. 31]
§ 173-150 Age-appropriate design.
A.
A Senior Residential Development shall be designed to provide housing options in a setting that encourages and supports aging in community. While units do not have to be age restricted by deed to adults 55 years and over, they must be "visitable" and designed for people as they age. At minimum, these terms mean that a Senior Residential Development shall have the following features:
B.
Single-family, two-family, and townhouse units shall provide for:
(1)
At least one zero-step entrance;
(2)
Doorways with a thirty-six-inch clear passage space;
(3)
Master bedroom and an accessible en suite bathroom located on the same floor as the kitchen, living room, and dining room, all being on the same floor as the zero-step entrance;
(4)
Master bedroom and en suite bathroom designed and equipped for seniors and people mobility impairments; and
(5)
Indoor or structured parking.
C.
Independent living units and assisted living facilities shall comply with the accessibility requirements of the Massachusetts Architectural Access Board.
D.
Outdoor facilities, such as walkways, gardens, and recreation areas, shall be designed for universal access.
§ 173-151 Development standards.
As part of the Planning Board's special permit review process, the Board shall evaluate the proposed Senior Residential Development for conformance to the following minimum design standards.
A.
Architectural planning and design shall incorporate energy efficient design techniques, such as natural heating and cooling systems, use of sun and wind energy generation systems, and so forth.
B.
Structures located near the project property lines shall be designed and located in a manner that reflects consistency and compatibility with neighboring areas, and shall include appropriate use of building density, heights and design to minimize any intrusion on neighbors.
C.
Outdoor recreation or gathering areas, particularly those that may generate significant noise and/or light and glare, shall be located to minimize intrusion on neighboring properties.
D.
Structures shall be clustered to reduce site disturbance and protect open spaces, natural and environmentally sensitive areas.
E.
Building design shall avoid use of long, unbroken facades, and shall include use of balconies, offset walls, trellises and other design elements to provide visual interest.
F.
Building design, colors, and materials shall generally correspond to the natural setting of the project site, and to any prevalent design styles that may occur in neighborhoods within the general project area.
G.
The development shall be served by public water.
§ 173-152 Procedures.
A.
The special permit application, public hearing, and decision procedures shall be in accordance with this article, the Planning Board's Rules and Regulations, and § 173-7 of this Zoning Bylaw.
B.
The Applicant shall submit a Senior Residential Development special permit application together with the size, form, number, and contents of the required plans and any supplemental information as required in the Planning Board's Rules and Regulations.
§ 173-153 Decision.
A.
The Planning Board may grant a Senior Residential Development special permit with any conditions, safeguards, and limitations it deems necessary to mitigate the project's impact on the surrounding area and to ensure compliance with this article, only upon finding that:
(1)
The proposed Senior Housing Development will not have adverse effects that outweigh its beneficial effects on either the neighborhood or the Town, in view of the characteristics of the site and of the proposal in relation to that site, considering each of the following:
(2)
The design of building form, building location, egress points, grading, and other elements of the project could not reasonably be altered to:
(a)
Improve pedestrian, bicycle, or vehicular safety within the site and egressing from it;
(b)
Reduce the visual intrusion of parking areas viewed from public ways or abutting premises;
(c)
Reduce the volume of cut or fill, or reduce erosion;
(d)
Reduce the number of removed trees six inches trunk diameter and larger; and
(e)
Provide safer and more efficient access to each structure for fire and service equipment.
(3)
The Senior Residential Development meets the purposes, requirements, and development standards of this Article XXIII; and
(4)
The Senior Residential Development is consistent with the goals of the Littleton Master Plan.
§ 173-154 Senior apartments.
[Added 6-12-2021 ATM by Art. 31]
A.
Pursuant to this bylaw, the Planning Board may grant a Special Permit for a Senior Residential Development comprised exclusively of Senior Apartments.
B.
Senior Apartments, permitted as Senior Residential Development under § 173-154, may be developed with a maximum density of 20 units per acre, provided that the application conforms to the following requirements.
(1)
Senior Apartment dwelling units may be permitted in the form of cottage dwellings, townhouses, or multifamily dwellings, as those terms are defined in § 173-2, provided that the proposal complies with all of the basic requirements of § 173-148, with the exception of the prescribed maximum unit density which shall be 20 units per acre.
(2)
All Senior Apartments shall be affordable housing units which shall range from 30% to 60% of AMI and the mix of affordability range of these units shall be at the discretion of the Planning Board.
(4)
All deeds, condominium unit deeds, trusts, or other documents referring to permitted Senior Apartment units shall incorporate the affordability, age, and disability restrictions required by § 173-154B(3)-(4) of this bylaw.
(5)
Senior Apartments shall be a variety of Studio, One-Bedroom, and Two-Bedroom units, the mix of which shall be subject to the approval of the Planning Board.
(6)
Senior Apartments shall incorporate universal design principles.