(A)

In all R-3-A Districts, no buildings or land, except as otherwise provided in this Ordinance, shall be erected or altered except for one (1) or more of the following uses:

1.

All uses permitted in R-1-A, R-1-B, and R-1-C Districts.

2.

Congregate living projects for senior citizens.

3.

An accessory building and use customarily incident to a use authorized by this section.

4.

Reserved.

(Ord. No. 30-681, § 1(10B.01), 7-24-84; Ord. No. 30-859, § 2, 3-26-96)

(A)

Dwelling, Congregate Living.

A building or portion thereof containing a minimum of twenty-four (24) living units designed for occupancy by senior citizens living independently of each other except that cooking, kitchen, and dining accommodations are provided in a central area and not located within the individual living units.

(B)

Living Unit, Congregate Living.

The individual area within a given Congregate Living Dwelling or project that provides an enclosed living environment for those activities relating to self-maintaining behavior such as sleeping, grooming, bathing and toileting. Each living unit may be occupied by no more than two persons.

(Ord. No. 30-681, § 1(10B.02), 7-24-84)

In considering the designation of an R-3-A District, the Warren Planning Commission and City Council shall apply the following criteria:

A.

That those districts shall be developed for the express purpose of providing living space for senior citizens. Senior citizens for the purpose of this section are those persons sixty-two (62) years of age or older.

B.

That every parcel of land in an R-3-A District on which a congregate living project is constructed shall provide not less than 2,000 square feet of lot area for each living unit.

C.

That all congregate living projects will provide for is residents living space with a minimum of 350 square feet including a separate full bathroom, closet and visitation area. Each unit, however, shall not be provided with more than one bedroom, nor its own kitchen or cooking facilities except for a manager's unit.

D.

That each congregate living project shall provide for centralized kitchen and dining areas providing all meals for all persons living in the project. Combinations of more than one centralized kitchen and/or dining area are permitted in larger congregate living projects provided that each such area serves a minimum of twenty-four (24) living units.

E.

All congregate living dwelling projects shall be constructed with the assistance of mortgage financing or other financial assistance insured by or procured through or with the assistance of municipal, State or Federal government agencies, and is constructed and maintained on a non-profit basis by a charitable organization which is organized pursuant to the provisions of Michigan's General Corporation Act (P.A. 1931 No. 327).

(Ord. No. 30-681, § 1(10B.03), 7-24-84)

No building hereafter erected or altered in an R-3-A District shall exceed thirty-five (35) feet in height or two (2) stories, except that if the height of any such building exceeds thirty-five (35) feet, then such building shall be set back from all lot lines not less than one (1) foot in addition to the required yard dimensions for each foot such building exceeds the height allowed.

(Ord. No. 30-681, § 1(10B.04), 7-24-84)

In R-3-A Districts, each lot shall have a lot area of not less than two (2) acres.

(Ord. No. 30-681, § 1(10B.05), 7-24-84)

In R-3-A Districts, the total land coverage shall be no more than thirty (30) per cent of the lot area.

(Ord. No. 30-681, § 1(10B.06), 7-24-84)

In R-3-A Districts, every building shall have a front yard of not less than thirty (30) feet. If a circular drive is proposed in the front yard, a distance equal to the width of the drive shall be added to the front yard setback.

(Ord. No. 30-681, § 1(10B.07), 7-24-84)

In R-3-A Districts, every building shall have two side yards, each of not less than fifty (50) feet.

(Ord. No. 30-681, § 1(10B.08), 7-24-84)

In R-3-A Districts, each lot shall have a rear yard of not less than fifty (50) feet where such building does not exceed two (2) stories or thirty-five (35) feet in height. Where any such building exceeds two (2) stories or thirty-five (35) feet, then such building shall set back in accordance with Section 13B.03 of this Ordinance.

(Ord. No. 30-681, § 1(10B.09), 7-24-84)

For each square foot of total floor area devoted to individual living units, there shall be a minimum of one (1) square foot of useable outdoor recreation space. The site plan submitted to the Planning Commission shall include the locations and use of such recreation space areas. Useable recreation areas may include but not be limited to gardens, court yards, reflecting pools, shuffleboard courts, putting or bowling greens provided that all such areas be located outside the front yard setback.

(Ord. No. 30-681, § 1(10B.10), 7-24-84)

In R-3-A Districts, plans for buildings shall be subject to the approval of the Warren Planning Commission with respect to area and bulk regulations, all site and planting plans, useable recreation space, and building elevations, prior to submitting plans to the Building Department for approval and issuance of a building permit.

(Ord. No. 30-681, § 1(10B.11), 7-24-84)

Off-street parking facilities shall be provided as hereinbefore specified in Section 4.32(h)(25) of this Ordinance.

(Ord. No. 30-681, § 1(10B.12), 7-24-84)