Lower Pottsgrove Township
City Zoning Code
City Zoning Code
ARTICLE XXIB
Gateway Residential Overlay GRO District
§ 250-158.20 Intent.
A.
Allow for a planned, mixed-use, high-density residential development near the Sanatoga Interchange area south of State Route 422 that will encourage context-sensitive development, a pedestrian-friendly environment, and access to cultural and recreation amenities in accordance with the Sanatoga Interchange Master Plan.
B.
Maintain/improve the free flow of traffic, promote vehicular and pedestrian safety, improve access management, and foster the construction of the proposed roadways as shown on the Township's Official Map and/or the Sanatoga Interchange Master Plan.
C.
Comply with the requirements of the Pottstown Metropolitan Regional Plan while allowing opportunities for growth that are not deemed contrary to the spirit and intent of the regional plan.
D.
Protect, conserve and enhance the quality of Lower Pottsgrove Township's natural resources, including its waterways and groundwater supplies.
E.
Link development intensity with the provision of sustainable design.
F.
Promote the use of high-quality, community-based architectural design standards, including signage, that are integrated with both buildings and site.
§ 250-158.21 Permitted uses.
One or more of the following principal uses are allowed by right. These uses may be mixed with permitted uses in the GMU District.
A.
Single-family attached dwellings and two-family detached or semidetached dwellings.
(1)
These units shall not comprise more than 30% of the total dwelling units of the entire development.
(2)
No more than 50% of the single-family attached dwellings, two-family detached or semidetached dwelling units or combination thereof may consist of three-bedroom units.
(3)
Units with four or more bedrooms shall not be permitted.
C.
Age-restricted housing.
(1)
Age-restricted housing may be permitted only in mid-rise or garden apartments.
(2)
Age-restricted housing shall not have more than two bedrooms per dwelling unit.
(3)
The applicant shall dedicate and restrict all age-restricted units to persons age 55 and up in perpetuity in the form of a deed restriction or other form acceptable to the Township.
(4)
The number of age-restricted housing units shall not exceed the dwelling units per developable acre of this zoning district. Density bonuses for sustainable building measures shall apply.
D.
Accessory structures for the sole purpose of serving the residents of the community.
(1)
Garages (ground-floor parking below mid-rise apartments, carports, or otherwise attached to dwelling unit). Garages shall be designed so they fit with the architecture of the buildings and so as to not be the focal point of the building.
(2)
Community centers.
(3)
Recreation buildings and facilities, such as swimming pools, sports courts, sports fields, fitness centers, gazebos, pavilions, and other similar noncommercial activities.
(4)
Support buildings and facilities, such as facilities maintenance and storage buildings, gatehouses, bus shelters, mailboxes, and other similar support buildings.
(5)
Public art, as approved by the Board of Commissioners.
§ 250-158.22 Conditional uses.
A.
The following are permitted as conditional uses in the GRO District, as regulated in § 250-158.22B below:
(1)
Assisted living facility and/or independent senior living facility.
(a)
The number of units in assisted living or independent senior living facilities shall not exceed the dwelling unit per developable acre of this zoning district.
(b)
Such facilities shall be designed as garden apartments or mid-rise apartments.
(c)
Assisted living facility dwelling units shall have a minimum size of 250 square feet.
(d)
Independent senior living facility units shall not have more than two bedrooms. One-bedroom units shall not be smaller than 475 square feet, and two-bedroom units shall not be smaller than 725 square feet. No efficiency units shall be permitted.
(e)
Indoor common or recreational areas shall be provided at a minimum of 100 square feet of gross floor area per dwelling unit and shall include common living/sitting room, dining room, library, game room, exercise room, dance floor, arts and crafts room, music room, and other indoor recreational facilities.
(2)
Nursing home/convalescent center.
(a)
Nursing homes or convalescent centers shall not exceed 75,000 square feet, inclusive of all buildings and support facilities, with no building being larger than 70,000 square feet. Facilities over 65,000 square feet shall have at least six sustainable design initiative points, as defined in Article XXIA, governing the GMU District. For every 10,000 square feet over 65,000 square feet, the applicant shall provide one additional sustainable development point.
(b)
Such facilities shall be designed to match the architecture of other residential garden apartment or mid-rise apartment buildings in the tract. If none exist at the time of development, the Board of Commissioners, upon recommendation of the Planning Commission, shall review and approve architecture.
(c)
Such facilities shall have extra setbacks and screening.
(d)
Indoor common or recreational areas shall be provided at a minimum of 100 square feet of gross floor area per dwelling unit and shall include common living/sitting room, dining room, library, game room, exercise room, dance floor, arts and crafts room, music room, and other indoor recreational facilities.
B.
Uses permitted as conditional uses in the GRO District shall meet the following criteria:
(1)
With the exception of nursing homes/convalescent centers, a minimum of 50% of the required parking spaces for conditional uses shall be contained in either an attached, enclosed garage or a detached, multivehicle, covered parking structure. Detached covered parking shall function unobtrusively and shall be compatible with the main buildings of the facility in terms of materials, design, style and color. Detached covered parking structures, if used, shall be located near the building served. No detached covered parking structure shall accommodate more than 10 parking spaces or be located closer than 10 feet to another parking structure.
(2)
All accessory structures and buildings shall be screened from view through the use of landscaping, site element screens, and earthen berms.
(3)
Conditional use requirements in accordance with the Gateway Mixed-Use (GMU) District.