A.   Alzheimer's facilities;

B.   Assisted living facilities;

C.   Congregate housing facilities;

D.   Hospices;

E.   Medical services, limited;

F.   Nursing care facilities;

G.   Transitional care developments; or

H.   Other similar land uses that are constructed and used primarily for long term or permanent residence by the elderly and persons with a disability.

A.   Permitted And Conditional Uses: Permitted and conditional uses allowed within institutional care zones shall be set forth in section 9-21-070, table 9-21-1 of this chapter. Permitted and conditional uses are indicated by a "P" or "C", respectively, in the appropriate column. Uses not permitted are indicated by "NP". Any permitted or conditional uses not shown on section 9-21-070, table 9-21-1 of this chapter, shall be prohibited unless the zoning administrator determines the use is substantially the same as a permitted or conditional use.

B.   Accessory Uses: The permitted and conditional uses set forth in section 9-21-070, table 9-21-1 of this chapter, shall be deemed to include accessory uses and activities that are necessarily and customarily associated with and incidental and subordinate to such uses.

1.   Accessory uses shall be subject to the same regulations that apply to permitted and conditional uses in the same zone except as otherwise expressly provided in this title.

2.   No accessory use, building, or structure shall be allowed on a lot or parcel unless a permitted or conditional use has been established. (Ord. 760, 6-26-2007)

A.   Building Materials: All main buildings shall utilize a variety of building colors and materials.

1.   Color utilization should be sensitive to existing development within the vicinity and the natural landscape in which the project is situated.

2.   Materials shall include a combination of brick, stone, ceramic tile, masonry materials and wood composite siding. Exposed concrete, cinder block and concrete masonry unit is not permitted, except for minimal foundation exposure. Stucco, wood siding, or wood composite siding is to be used as an accent material only.

3.   A minimum of three (3) colors per elevation is required.

4.   All projects within the institutional care zone shall submit a sample board containing examples of all exterior surfacing materials and colors, including roofing material and color, in accordance with subsection 9-5-090D1d(6)(B) of this title.

B.   Building Design:

1.   All buildings shall have a residential look and incorporate design elements such as dormers, a pitched roof, porticoes, quoins, shutters, or other residential elements consistent with the immediate residential neighborhood as determined by the planning commission during review.

2.   Long, continuous rooflines greater than fifty feet (50') shall not be permitted.

3.   The front facade of institutional care structures shall exhibit visual relief through an array of architectural features and varied setbacks and shall protrude beyond any garage door by at least five feet (5').

4.   Side and rear elevations that are visible from public and private streets shall match the architectural detailing of the front facade.

5.   Shared entrances shall be centrally located, accentuated with architectural detailing, and well lit.

6.   Carports and garages shall complement the project architecture in terms of design, materials, and colors.

7.   Notwithstanding the height limitations shown in section 9-21-070, table 9-21-2 of this chapter, greater building height may be allowed pursuant to approval of a conditional use permit.

C.   Building Placement And Orientation:

1.   All buildings in the institutional care zone shall front onto a right of way that is accessible to emergency vehicles.

a.   The planning commission may grant an exception from this requirement, if the following findings can be met:

(1)   Buildings front onto an open space such as a courtyard or park that is determined to provide a substantial number of public amenities and is accessible to all residents.

(2)   Standard emergency vehicle access is accommodated for all structures.

b.   Any building with frontage on a public street shall orient units toward the public street unless an alternately appropriate orientation toward an inner courtyard or green space is determined by the planning commission.

D.   Site Plan:

1.   All institutional care developments and uses shall have a formal site plan review, pursuant to section 9-5-090 of this title, or subsequent sections. All site plans shall be approved by the planning commission. Site plan review may be applied for concurrently with the conditional use permit approval process.

2.   Parking areas, service areas, buffers, entrances, exits, yards, courts, landscaping, graphics, and lighting shall be designed as integrated portions of the total development and shall project a residential character.

3.   Building spaces. Each development shall provide reasonable visual and acoustical privacy for dwelling units. Fences, insulation, walks, barriers, landscaping, and sound reducing methods shall be used as appropriate for the aesthetic enhancement of property and the privacy of its occupants, the screening of objectionable views or uses, and the reduction of noise.

4.   Pedestrian and automobile circulation shall flow in a logical manner and integrate neighborhood street connectivity.

a.   The number of road connections and access points for an institutional care development shall be proportional to the number of units according to the international fire code.

b.   To encourage connectivity, institutional care developments shall emulate the existing neighborhood street pattern and design and connect to public street networks and adjacent private street networks at all logical points.

c.   Traffic calming measures such as lateral shifts, raised crosswalks, bulb outs, or chicanes shall be incorporated where appropriate.

d.   Institutional care developments shall install sidewalks on both sides of all private streets. Sidewalks shall be a width of no less than five feet (5'). The planning commission may modify the requirement for sidewalks on both sides of a private street by eliminating the sidewalk or a portion of the sidewalk on one side of the street upon a finding that: 1) the second sidewalk or portion of the sidewalk does not facilitate pedestrian connectivity; 2) ample pedestrian circulation has been provided and is otherwise satisfied; and 3) the purpose and intent of the development standards set forth in this chapter are met. The granting of this modification shall be within the planning commission's discretion and is intended to be utilized in limited circumstances where design and site layout adequately provide pedestrian circulation within the project and the second sidewalk or portion thereof is unnecessary and/or undesirable.

e.   Pedestrian pathways shall be provided between access points, entryways, public gathering nodes, and parking areas. Pedestrian access points shall be installed between the project and the external neighborhood.

E.   Lighting:

1.   Lighting for all uses shall be in accordance with chapter 20, "Outdoor Lighting", of this title.

2.   All institutional care developments shall submit a lighting plan that illustrates lighting accommodation for automobile and pedestrian networks.

a.   Exterior lighting along streets shall be pedestrian in scale with a maximum height of fourteen feet (14').

b.   Low level bollard lighting is encouraged for illumination of internal pedestrian pathways.

F.   Landscaping:

1.   Landscaping for all uses shall be in accordance with chapter 23, "Landscaping And Screening", of this title.

2.   All institutional care projects shall submit a landscaping plan in accordance with chapter 23, "Landscaping And Screening", of this title.

3.   The preservation of natural features that enhance the development and will benefit the community, including trees, scenic points, view corridors, historic buildings or locations, unique geological formations and other community assets shall be preserved and incorporated into the overall landscape plan.

4.   The landscaping upon the entire site shall conform to the following minimum requirements:

a.   Front setback: A minimum of twenty feet (20') measured from the front property line from the existing or planned right of way. This standard shall apply to both frontages of a corner parcel.

b.   Side and rear setback:

(1)   A minimum of fifteen feet (15') between parking areas and side or rear property lines.

(2)   A minimum of five feet (5') between an access driveway and a side or rear property line unless said driveway is to be used for common access by an adjacent commercial parcel.

G.   Screening At District Boundaries: Where the planning commission determines it appropriate, an opaque screen shall be installed and maintained along all district boundaries, other than streets, where the premises abut areas zoned for residential uses, unless otherwise provided.

1.   Except where otherwise provided, the screen shall have a minimum height of six feet (6').

2.   Acceptable construction materials for screens shall only include ceramic tile, stone, brick, concrete panel, concrete block, vinyl, or such other materials as the planning commission may approve. Concrete panels and posts must be reinforced with rebar and wire as determined by the building official.

3.   No signs or sign supports shall be permitted on any required screen or fence.

4.   Fencing no higher than six feet (6') shall be allowed a public street under the condition that a maximum of three feet (3') of the height may be opaque material with the remaining height of the fence consisting of a material that does not limit views into the development, such as wrought iron.

5.   For the purpose of calculating the required land use buffer, any development in the institutional care zone shall be considered to have a land use intensity factor of 5. (Ord. 760, 6-26-2007)

A.   Off Street Parking: Parking for all uses shall be calculated through a parking study pursuant to subsection 9-25-090C of this title. No parking shall be permitted in the minimum front, side, or rear landscape setback areas. Unless otherwise approved by the planning commission, no parking shall be permitted between the street and all main buildings.

B.   Loading: All loading and unloading operations shall be performed on the site. The site shall allow for adequate turning and maneuvering as well as a covered or enclosed area for drop off or pick up types of activities for residents and/or patients. Loading and unloading areas with drop off parking areas may be permitted between the street and all main buildings. (Ord. 760, 6-26-2007)

A.   Amenities Required: The following amenities are required for all developments under this section, including all multi-unit developments, and similar developments intended for independent or assisted living:

1.   Elevators: All two-story or greater multi-unit buildings shall include at least one elevator per building.

2.   Common Areas: All projects shall provide accessible common areas. Such indoor common areas may include a meeting area, laundry facilities, furnished lobby, library, reading room, game room, exercise room, artwork within the hallways, pharmacy, beauty salon, ancillary interior convenience store for residents only, nursing station, classrooms, kitchens, dining rooms, and patios.

3.   Transportation: All institutional care facilities should provide transportation options for its residents. Such transportation may include van service operated by the facility or contracted out to a multifacility provider. Such facilities are encouraged to be located near current or proposed mass transit lines to provide alternative travel options for its residents. Such facilities shall provide connections to public sidewalks, trail systems and other compatible land uses.

4.   Twenty Four Hour On Site Facilities Manager: All institutional care developments shall provide at least one on site facilities manager twenty four (24) hours per day, seven (7) days per week. The position may either be a live-in manager or regular employee staffing.

B.   Outdoor Amenities For Smaller Projects: Projects of fewer than fifty (50) dwelling units or beds shall provide an outdoor amenities package appropriate for the project size and location.

C.   Number Of Amenities Per Units: Institutional care projects shall include at least one amenity per fifty (50) units or beds from the following list:

1.   Community garden;

2.   Courtyard with benches;

3.   Picnic tables and barbecue area with shade structures;

4.   Swimming pool;

5.   Sports courts;

6.   Natural open space area with benches/viewing areas and/or trails; or

7.   Other active or passive recreational areas that meet the intent of this guideline. (Ord. 760, 6-26-2007)