To recognize housing needs for residents as they get older and life-style preferences changes.

To provide for developments consistent with the provisions of the Federal Fair Housing Act amendments of 1988, or as subsequently amended.

To provide for such developments consistent with the Township's Comprehensive Plan goals.

To recognize that lesser impacts and smaller household sizes associated with age-restricted communities can justify higher densities than typical development in the underlying districts.

To encourage flexible site design which respects the Township's natural features.

To encourage the creation of individual neighborhoods.

The residential uses which are permissible in an age-restricted residential community are as follows:

Certain additional uses shall be developed in conjunction with an age-restricted residential community, including the following; provided, however, that none is intended as an independent, freestanding commercial use:

Additional uses which may be developed in conjunction with an age-restricted residential community may include the following, provided, however, that none is intended as an independent, freestanding commercial use:

No-impact home based businesses in accordance with the standards set forth in § 300-25 herein.

Home occupations, provided that all of the requirements of § 300-26 herein shall be met.

An age-restricted residential community development shall meet all provisions of the Federal Fair Housing Act amendments of 1988, or as subsequently amended. As part of the declaration of restrictive covenants as required pursuant to § 300-350 herein, the applicant shall include a declaration against all dwelling units proposed to be age-qualified. The declaration shall permanently bind a minimum of 80% of the dwelling units to be permanently occupied by at least one person age 55 or older; a greater percentage may be so restricted as part of the declaration. No permanent occupant of an age-qualified dwelling unit may be less than 18 years of age.

Any tract of ground, or contiguous group of tracts which are the subject of an application for conditional use approval as an age-restricted residential community pursuant to this article, shall contain a minimum of 50 acres, exclusive of area within the ultimate rights-of-way of existing public roads.

Any tract of ground, or contiguous group of tracts which are the subject of an application for conditional use approval as an age-restricted residential community pursuant to this article, shall have a minimum of 350 feet of frontage, measured along the ultimate rights-of-way, on roads with a collector or higher classification according to the Township's adopted Ultimate Right-Of-Way Map. Any individual area of such frontage less than 100 feet in length shall not be credited towards this frontage requirement.

A traffic impact study and community impact analysis, submitted in forms as described in § 300-438E and I of this chapter, respectively, shall be required for any conditional use application submitted pursuant to this article. Evaluation of the community impact analysis shall be in accordance with the procedure set forth in § 300-207 of the chapter. In addition to those requirements of § 300-438I, the community impact analysis shall include a separate section describing the market feasibility of the proposed community, documenting the demand for age-restricted units and the types of dwelling units proposed.

Ownership. The tract of land to be developed shall be in one ownership or shall be the subject of an application filed jointly by the owners of the entire tract, and it shall be agreed that the tract shall be developed under single direction in accordance with an approved master plan and declaration of restrictive covenants pursuant to §§ 300-349 and 300-350 herein, respectively, and in accordance with approved subdivision and/or land development plans as shall be required. The master plan, declaration of restrictive covenants, and development agreement required in Subsection D of this section shall be binding upon all assignees or purchasers of property in the District.

Sewer and water facilities. The tract shall be served by public sewer and public water facilities deemed acceptable by the Board of Supervisors.

Development plans. In addition to the master plan required pursuant to § 300-349 herein, actual application for development of all or part of a tract of land in this District, shall be accompanied by subdivision and/or land development plans which shall comply with Chapter 270 of the Township Code, Subdivision and Land Development. The plans shall be subject to the tentative, preliminary, and final plan stages in accordance with the requirements of that chapter.

Development agreement. In addition to the declaration of restrictive covenants required pursuant to § 300-350 herein, approved development of all or any portion(s) of a tract in this District shall be executed in accordance with a development agreement in form and substance satisfactory to the Township. The owner, developer and Township shall enter into said agreement embodying all details regarding compliance with this article to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with the final development plan for the tract, or phases(s) or portion(s) thereof, as appropriate. Should any final plans be amended subsequent to original recording, an approved amended final plan shall be recorded, together with an amended development agreement, as necessary.

Density. The maximum density for development pursuant to this article shall be 2.5 dwelling units per developable acre. A density increase of up to .25 dwelling unit per developable acre may be permitted as a conditional use by the Board of Supervisors (for a potential maximum of 2.75 dwelling units per developable acre) in the event a minimum of 10% additional open space, above and beyond that which is required by § 300-347C herein, is provided. Regardless of the proposed ownership of the by right required open space, said additional open space shall be offered for dedication to the Township, which shall have the discretion to accept or reject the offer. In the computation of density, whether by right or as a conditional use, the number of units shall be rounded down to the nearest whole number. Compliance with the standards in this article does not guarantee that the maximum number of dwelling units will be achievable in all cases. The applicant's ability to develop the maximum number may be reduced as a result of the applicant's choices of dwelling types, building and/or lot sizes, physical constraints of the development site, or other factors.

Lotting exclusion. In order to allow the maximum flexibility in site design and ownership arrangements, lotting is not required in any development built pursuant to this article, nor is any minimum lot size. However, in cases wherein lots are not utilized, however:

Open space. A minimum of 30% of the tract shall be permanently preserved as open space.

Access restriction. No dwelling unit within the age-restricted residential community may take access directly from any road with a feeder or higher classification, regardless of whether said road is existing or proposed. All dwelling units shall gain access from residential roads, internal access roads, drives, courts, or similar arrangements.

Public road and property boundary setback. There shall be a minimum setback to any lot line or equivalent lot line of 50 feet from the ultimate right-of-way of any existing frontage roadway or proposed public road of feeder or higher classification and from any property boundary of an age-restricted residential development.

Other building setbacks. In addition to those prescribed in other subsections of this section, building setbacks shall be as prescribed in this subsection, unless a greater setback is explicitly or implicitly required by other provisions of this chapter or by the buffer requirements in § 300-348 herein, respectively.

Height regulations. The maximum height for all buildings shall be as follows:

Coverage standards. The following standards shall apply to the development tract (tract area approved for conditional use) as a whole:

Architectural standards. Age-restricted dwellings shall be subject to the following standards:

Utilities. All proposed utility lines (electrical, telephone, cable TV, internal security system lines, etc.) within the age-restricted residential community development shall be placed underground in accordance with the requirements of Chapter 270, Subdivision and Land Development, of the Code of the Township, § 270-59D.

Lighting. Lighting facilities for the residential areas, community center, roads, and parking areas shall be provided as needed and arranged in a manner which protects the existing frontage roads and neighboring properties from direct glare or hazardous interference of any kind. Lighting shall also be arranged to avoid direct glare into the proposed residences. All lighting shall meet the applicable requirements of Chapter 270, Subdivision and Land Development, § 270-76.

Signs. All signage to be installed in any location within an age-restricted development shall comply with all requirements for residential signs, as stipulated in Article XXXIII of this chapter. All signage shall be of compatible materials and design with the buildings and other street furniture found in the development and shall be of a coordinated design throughout the development.

Parking. Parking requirements in the ARR District shall be as follows:

Trash and refuse areas. Provision shall be made for the storage of trash, refuse, garbage and recyclables, whether inside a building(s) or within a walled or fenced area outside the building(s). The walls or fences of such trash and refuse areas must shield the contents of the enclosure from direct view from any residences and shall be of compatible design and materials with the building(s) which it services. Proper ingress and egress must be provided for removal of the trash, refuse, garbage and recyclables, without conflict with parked vehicles or circulation within the parking area. Around the nonparking lot side(s) of any enclosure, landscaping shall be provided to soften the appearance of the enclosure.

Additional development regulations. The following additional regulation(s) shall be applicable to an age-restricted residential community in recognition of the unique type of development which it represents, wherein the Township believes such regulation(s) to be adequate based upon review and recommendation of the Township Engineer.

A coordinated landscape plan, showing street (shade) trees, buffering as required herein, and any additional landscaping proposed within the entire community, shall be submitted. Landscaping shall be installed, and the landscape plan drafted, in accordance with the provisions of Chapter 270, Subdivision and Land Development, § 270-32G.

General landscaping requirements. Landscaping throughout the community shall be planned in accordance with the following guidelines:

General buffering requirements. General buffer requirements shall be followed, as stipulated in Subsection D of this section; specifications for the various buffer types listed herein shall be as stipulated in Chapter 270, Subdivision and Land Development, § 270-68D(5). In those instances in which berms are not required, they may be used as a substitute for some of the plant material in a specific buffer situation if the Township concurs, in its review of the landscape plan, that the berms equal or exceed the buffering qualities necessary in that specific buffer situation. Buffers shall be installed in those situations as prescribed herein unless berms are permitted by the Township as substitutions.

Buffers for dwelling units:

As a minimum, said plan shall be drawn to tentative sketch plan requirements, pursuant to § 270-31 of Chapter 270, Subdivision and Land Development. The master plan shall show relationships between the proposed developed areas of the tract with open space areas. It shall show how development of the entire tract, once executed in accordance with this plan, will function cohesively as an integrated development. The master plan shall depict proposed buildings/building groupings, lot lines, vehicular circulation, parking, usage of other open space areas, and a generalized landscaping scheme for the entire tract. The master plan shall not replace the need for a tentative sketch plan submission for individual phases or sections of the proposed development as would otherwise be required by Chapter 270, Subdivision and Land Development, § 270-30A.

Preservation of natural features shall be assured; demonstration of this shall be documented through the master plan and on subsequently required subdivision and/or land development plans and landscape plans. The following shall be addressed in terms of natural features preservation:

In addition to sidewalks which are otherwise required by Township ordinances, pedestrian accommodations shall be included on the development tract in locations logical to provide pedestrian movement between buildings, between buildings and parking areas, and between the residences and open space areas. Said pedestrian accommodations shall be reflected on each subsequently approved land development plan. In addition to accommodation for pedestrians, accommodations shall be made for the handicapped. For any crossings of roadways with a feeder or higher classification in accordance with the Township's Ultimate Right-Of-Way Map, grade-separated accommodations shall be provided unless the Township specifically approves an on-grade arrangement. In any instance wherein a pedestrian or handicapped crossing is proposed for a roadway of lesser classification, suitable markings and signage shall be provided to alert motorists of the crossing.

Any change to proposed lots, buildings, circulation, parking, or open space configuration, landscaping, or extent of natural features preservation which is substantive in the opinion of the Board of Supervisors will necessitate a revised master plan to be submitted, approved and recorded to replace any prior master plan(s). The Board may permit modifications, including but not limited to, minor modifications to the layout of dwelling unit/lots, and minor adjustments in the location of groupings of dwelling units, without submission of a revised master plan. However, any changes approved, which are not shown on the currently recorded master plan shall be reflected on the master plan next required. No subdivision or land development for any development on the subject development tract shall be approved without a current recorded master plan.

The most current recorded master plan must contain a tabulation of the ratio of open space provided on the development tract and a tabulation of the number of dwelling units proposed and tract-wide density which will result once said units are constructed. Said tabulations shall be kept current through the most recently approved subdivision and/or land development. A revised master plan must be recorded simultaneously with the recording of each subsequently approved subdivision and/or land development in order that the open space ratio is continually updated. In addition, as each land development plan is approved on an individual lot, a perpetual deed restriction shall be placed on that lot restricting any further subdivision of that lot and further restricting the amount of impervious coverage, to that percentage which was approved as part of the land development plan.

Phasing of a development in the ARR District is expected due to its scale. Phasing shall be reflected on the master plan, with changes to the phasing required to be reflected on a revised master plan. Subdivisions and/or land developments to implement all or a portion of any phase shall be processed in accordance with the requirements for same in Chapter 270 of the Township Code; their depiction on the master plan is required once they are approved by the Township.

Subdivisions for mortgage or similar purposes may be permitted following the requirements set forth in § 270-30F of Chapter 270 of the Township Code. Subdivisions duly processed in accordance with the usual requirements for same as contained in Chapter 270 to allow sections and/or phase of the residential component of the development to be developed separately and/or at different times, may also be permitted. All subdivisions approved by the Township, regardless of purpose, shall be reflected on the most recent master plan.

Provisions for the establishment of a homeowners' association(s) or other similar entity as approved by the Township, with mandatory membership by the current owner of each dwelling unit represented in the master plan.

Parties to the Declaration of Restrictive Covenants shall be bound by all restrictions contained therein and shall include, at a minimum, members of the aforementioned association(s), developer, mortgagees of any lot and/or building on the tract, legal entity responsible for the operations of the community center and its associated facilities and any other parties having any interest in all or any part of the proposed development and the Township. Provisions shall be included to permit Township enforcement of the restrictions contained in the declaration in the event that the responsible association(s) or other entities, fail to do so.

Cross easements shall be included which shall assure proper circulation throughout the development and access to all common recreation and open space areas, roadways and common parking areas.

Maintenance provisions shall be included for any community/recreation center and related facilities, other recreational facilities, circulation network, common parking areas, landscaping and all other areas not individually controlled by a homeowner in fee title.

Provisions to ensure that development of any buildings, parking, or other similar improvements be prohibited on any lots to be utilized solely for open space purposes as indicated on the most currently approved master plan.

Provisions stipulating each lot owner/resident's rights with respect to common areas.

Residency restrictions applicable to a development in this District shall be included in the Declaration of Restrictive Covenants and as additionally specified herein. Residents of an active adult community shall be limited by deed, and by lease where applicable, to households including at least one permanent resident age 55 years or older, and shall prohibit occupancy by any person age 18 or younger, except as follows:

Any additional restrictions which will be applied to the development which are stricter than existing Township regulations.

Any change to cross easements, maintenance responsibilities, or other applicable restrictions which is substantive in the opinion of the Board of Supervisors will necessitate an amendment to the Declaration of Restrictive Covenants to be submitted, approved and recorded to replace any prior such document. No subdivision or land development for any development on the subject development tract shall be approved without a current recorded Declaration of Restrictive Covenants.