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Richmond Heights City Zoning Code

CHAPTER 1144

RS Senior Housing District

1144.01 INTENT.

   The RS Senior Residence District is established to provide locations for residential facilities which are occupied exclusively by older persons. As provided herein and as documented by site plans approved by the City, these residential facilities may include a variety of dwelling units or other residential arrangements and accessory uses which are consistent with and supportive of the residential activities of older persons and which are compatible with the uses of abutting properties and with the character of the community as a whole. This Chapter includes provisions intended to ensure that these residential facilities are designed and built in a manner which is orderly and of high quality.
(Ord. 16-99. Passed 5-11-99.)

1144.02 USES.

   Dwellings and other residential facilities in the RS Senior Residence District shall be designed for and restricted to occupancy by persons aged 60 years or older. Employees who reside in residential facilities in the district are exempted from this age restriction.
   (a)    Permitted Uses.
      (1)    Dwelling units, which may include one-family, two-family efficiency type, or multiple family dwellings, except that dwelling units shall not be located on individual lots.
      (2)    Residential use facilities which may be other than dwelling units, providing private rooms for sleeping and bathing, but with congregate facilities for dining and other activities.
      (3)    Nursing home, rest home, assisted living facility, or independent living facility.
   (b)   Accessory Uses. The following accessory uses are permitted, provided that they are designed and operated solely for use by residents, staff and guests.
      (1)    Restaurant and other food service facility, limited retail and personal services, except that advertising to non-resident customers shall be prohibited.
      (2)    Medical care facilities.
      (3)    Indoor and outdoor recreation and leisure facilities.
      (4)    Meeting rooms, social rooms.
      (5)    Signs.
      (6)    Parking and loading.
      (7)    Administration and maintenance facilities.
      (8)    Adult day care center, with a capacity not to exceed 30 persons.
         (Ord. 16-99. Passed 5-11-99.)

1144.03 LOT, YARD, AREA AND BULK REQUIREMENTS.

   (a)    Minimum District Area. An RS Senior Residence District shall contain at least three (3) contiguous acres, which may be in one or more lots.
   (b)    Minimum Setbacks. The following minimum setbacks shall be required for all buildings, including accessory buildings:
      (1)    Front. Minimum 90 feet from the front property line.
      (2)    Side and Rear. Minimum 50 feet from side and rear property lines.
      (3)    Side or rear setback for a parking garage or accessory building not less than fifteen (15) feet, if screened by landscaping.
   (c)    Maximum Height. Building height shall not exceed thirty (30) feet and shall not exceed two (2) stories.
   (d)    Density. A lot in the RS District shall contain at least 2,000 square feet of land for each dwelling unit located thereon.
   (e)    Maximum Lot Coverage. The area of a lot covered by buildings shall not exceed 25% of the total lot.
   (f)    Minimum Dwelling Unit Floor Area. A dwelling unit shall contain at least the following minimum floor area, measured as defined at Section 1123.04 (e)(3), "Floor Area of Dwelling Units, Multi-family Dwelling Units":
 
(1)    Efficiency Type    -    400 square feet
(2)    One-bedroom Unit    -    600 square feet
(3)    Two-bedroom Unit    -    800 square feet
         (Ord. 16-99. Passed 5-11-99.)

1144.04 OFF-STREET PARKING

   Off-street parking and loading facilities shall be constructed and maintained in conformance with the following provisions and with the provisions of Chapter 1175 . In cases of conflict, the more restrictive provisions shall prevail.
   (a)    Parking Spaces. Off-street parking shall be provided as follows:
 
Facility or use
Spaces required
Independent living without
congregate dining
1 space per unit for resident plus .25 space per unit for guests and employees
Independent or assisted living
with congregate dining
.5 space per unit for resident plus .25 space per unit for guests plus 1 space for each week day shift employee
Nursing homes
.25 space per bed for guests plus 1 space for each week day shift employee
   (b)   Site Plan. The applicant may submit information which projects the parking demand for the proposed use. The City may approve a site plan which provides land for future construction of parking facilities which will comply with the above requirements, but may permit a lesser amount of parking to be constructed, provided that the balance of the required parking area is temporarily retained in landscaped open space. Prior to approval of the site plan, the applicant shall make a commitment to construct the additional parking at such time as the City determines that the parking is necessary for the operation of the use.
   (c)    Setbacks and Screening. Unenclosed parking and other paved areas shall be set back at least twenty-five (25) feet from a front, side or rear property line except that the side or rear setback may be reduced to fifteen (15) feet if screened by landscaping and/or fencing as approved by the City. The front parking setback area shall be landscaped as approved by the City.
   (d)    Interior Parking Lot Landscaping. A parking lot containing more than twenty (20) parking spaces shall include at least one interior planting island, at least 400 square feet in area, per twenty (20) parking spaces, which shall be landscaped as approved by the City.
   (e)    Loading. Loading facilities shall be provided and screened with fencing, walls or landscaping as approved by the City, except that no loading facility shall be located in the front yard and no loading facility shall be located closer than fifty (50) feet to any lot line.
(Ord. 16-99. Passed 5-11-99.)

1144.05 WALLS AND LANDSCAPING.

   (a)    All provisions of Chapter 1177 , Walls, Landscaping, and Ecological Preservation, which apply to multiple-family developments, shall apply to development in the RS District.
   (b)    A landscaped open space shall be provided for the purposes of outdoor leisure use by residents of the lot. The space shall include at least fifty (50) square feet of area per dwelling unit on the lot and shall not be located in any required building setback area unless approved by the City. The landscaped open space shall be designed to provide access conforming to federal accessibility standards and may include walkways, gardens, sitting areas, outdoor dining areas, swimming pools and similar facilities.
(Ord. 16-99. Passed 5-11-99.)

1144.06 SIGNS AND LIGHTING.

   (a)    All provisions of Chapter 1179 , Signs, which apply to multiple-family developments shall apply to development in the RS District.
   (b)    All exterior site lighting shall be designed to eliminate glare and spillover lighting onto adjacent properties.
(Ord. 16-99. Passed 5-11-99.)

1144.07 SITE PLAN REVIEW.

   (a)    An owner of land in the RS District shall submit for approval by the City a site plan which describes and illustrates any proposed development and which contains, at a minimum, the information required at Section 1123.07 (p), "Site Plan", and any other information required to determine compliance with the ordinances of the City.
   (b)    No building or structure shall be erected or land used in the RS District unless the site plan has been approved by Council. Council shall not approve the site plan unless it receives a report and recommendation from the Planning Commission, but Council may act on the site plan if a report and recommendation is not received from the Commission within sixty (60) days after the site plan has been presented to the Commission.
   (c)    When recommending approval of a site plan for the RS District, the Planning Commission may recommend such additional conditions as are necessary to secure the following objectives:
      (1)    That all the development features, including the principal and accessory buildings, open spaces, service roads, driveways, and parking areas shall be located so as to encourage pedestrian and vehicular traffic safety; and
      (2)    That the design of such land use will not discourage the appropriate development or impair the value of existing or proposed development in the area surrounding the subject development.
         (Ord. 16-99. Passed 5-11-99.)

1144.08 VARIANCES AND MODIFICATIONS.

   (a)    Upon recommendation of the Planning Commission, or upon its own initiative, Council may permit reasonable variances and minor modifications of the plans from the strict interpretation of the provisions of this chapter for any specific project upon specific findings that the variance or modification is:
      (1)   Necessary for the preservation and enjoyment of substantial property rights or is necessary to prevent practical difficulty to the proponent of the plan;
      (2)    Not contrary to the spirit and intent of the Zoning Code; and
      (3)    Will not adversely affect adjacent or neighboring properties.
   (b)    In authorizing any such variance or modification, Council may attach thereto such conditions regarding the location, character or other features of the proposed structure or use as it may deem necessary in the interest of the furtherance of the purposes of the Zoning Code and in the public interest.
(Ord. 16-99. Passed 5-11-99.)