Seven Hills City Zoning Code
CHAPTER 913
Senior Residence Care District
913.01 ZONING DISTRICT PURPOSE.
(a) In recognition of the special nature of the needs of senior persons, aged fifty-five years and older, it is necessary to establish a zoning district for elderly care and living arrangements. To enable elderly persons to obtain suitable, safe, sanitary and decent housing designed to meet their special needs in areas of the City in which the location of such housing would be in accordance with the policies of the City of Seven Hills Master Plan and would promote and protect, to the fullest extent permissible under the powers of the Charter, the public health, safety, convenience, comfort and prosperity and the general welfare of the City, it is necessary to establish an additional zoning classification regulating and controlling the location of buildings designed specifically for the elderly and the relationship of such buildings with surrounding properties so as to carry out the objectives of the City's Master Plan.
(b) The provisions of this chapter shall be controlling over any inconsistent or different requirements or provisions of all other Sections of the Seven Hills Planning and Zoning Code and Subdivision Regulations.
(Ord. 03-2025. Passed 2-11-25.)
913.02 LAND USES.
(a) Permitted and Conditional Uses. A building or land use within an "SRC" zoning district shall be permitted or conditionally permitted only for the purposes set forth in the Land Use Chart found in Section 907.06.
(b) Accessory Uses. Accessory uses, buildings or other structures customarily incidental to any permitted or conditionally permitted use in an "SRC" zoning district may be established, erected or constructed; provided, that such accessory use shall comply with the building setback, height, lot coverage and any other applicable standards as provided for in this Zoning Code.
(Ord. 03-2025. Passed 2-11-25.)
913.03 REVIEW PROCEDURE.
(a) Attached and Detached Single-Family Senior Living Cluster Dwelling. New subdivision development for attached and detached single-family senior living cluster dwellings shall comply with the regulations and procedures for subdivision platting design and review as set forth in Chapters 933 and 935 in addition to satisfying all applicable requirements within this Zoning Code.
(1) Existing Lot Development. All new residential attached and detached single-family senior living cluster dwelling structures proposed for an existing lot(s) and requiring no further subdivision, lot split or lot consolidation shall follow the application and review requirements for a Building Permit and satisfy all applicable requirements within this Zoning Code.
(b) Senior Care Facility and Independent Senior Living Facility. New projects and qualifying expansions of a senior care facility or independent senior living facility shall follow the Development Plan review procedure found in Chapter 925. All applicable standards and requirements found in this Zoning Code shall be satisfied. If a subdivision of land, lot or lot consolidation is required, the applicable procedure and requirements found in the Subdivision Regulations shall be satisfied and such subdivision regulation review may be conducted simultaneously with a development plan review.
(Ord. 03-2025. Passed 2-11-25.)
913.04 DEVELOPMENT STANDARDS FOR THE SENIOR RESIDENCE CARE DISTRICT.
(a) Development Standards. The following Table provides the development standards for the Senior Residence Care District.
Development Standards | Detached Single-Family Senior Cluster Dwelling | Attached Single-Family Senior Cluster Dwelling | Independent Senior Living Facility | Senior Care Facility |
Maximum Density (units/acre) | 5 | 7/ac | 15 | 15 |
Minimum Lot Area Per Dwelling Unit | 6,400 sq. ft. | 6,400 sq. ft. | N/A | N/A |
Minimum Lot Width | 50 | 50 | N/A | N/A |
Maximum Lot Coverage by Structure | 25% | 25% | 35% | 35% |
Minimum Front Yard Setback | (b)(1) | (b)(1) | (b)(1) | (b)(1) |
Minimum Side Yard Setback | (b)(2) and (b)(3) | (b)(2) and (b)(3) | (b)(2) and (b)(3) | (b)(2) and (b)(3) |
Minimum Rear Yard Setback | (b)(2) and (b)(3) | (b)(2) and (b)(3) | (b)(2) and (b)(3) | (b)(2) and (b)(3) |
Maximum Principal Structure Height | 35' (2 stories) | 35' (2 stories) | 35' (2 stories) | 35' (2 stories) |
Minimum Livable Area Per Dwelling Unit | 1,215 sq. ft. | 1,215 sq. ft. | (b)(4) | 400 sq. ft. |
(b) Development Standards Table Notes. The following Subsections provide notes to the Development Standards Table found in Section 913.04(a).
(1) Front Yard Setback for All Buildings. Yards fronting on major arterial, collector and local collector streets shall have a depth of fifty (50) feet. Yards fronting on local streets and private drives shall have a depth of twenty-five (25) feet. Front buildings setback on private drives shall be measured from the nearest edge of the street or sidewalk pavement.
(2) Side and Rear Yard Setback for All Buildings. The minimum side and rear yard setback for all buildings is thirty-five (35) feet.
A. The minimum separation between the exterior walls of adjacent attached cluster dwelling buildings shall be twenty (20) feet. The minimum separation between the exterior walls of adjacent detached cluster dwelling buildings shall be ten (10) feet.
B. The minimum separation between the exterior walls of adjacent attached independent senior livingfacility or a senior care facility building shall be thirty (30) feet.
(3) Additional Building Setback Requirements. All buildings in the "SRC" zoning district located adjacent to a residentially zoned property or any other property used in a residential manner, regardless of the zoning district, shall have a minimum side yard and rear yard depth of fifty (50) feet. In all other instances where a residential use is not adjacent to the building, all side and rear yards shall have a minimum depth of thirty-five (35) feet.
(4) Independent Senior Living Facility Minimum Dwelling Unit Area. The minimum dwelling unit area for a one (1) bedroom unit is six hundred (600) square feet and seven hundred fifty (750) square feet for a two (2) bedroom unit. Studio units and units with three (3) or more bedrooms are prohibited.
(c) Open Space Requirement. A minimum of twenty-five percent (25%) of the total project area shall be preserved as open space providing both active and passive uses as approved by the Planning Commission.
(1) Active Open Space. No less than twenty-five percent (25%) of the total required open space area shall contain active uses. Examples of active open space uses include, but are not limited to: active recreation, areas, seating areas, community gardens, walking path, fitness trail and similar active uses.
(2) Passive Open Space. Examples of passive open space features include, but are not limited to: conservation areas for natural resources such as landscape buffer mounding, wetlands, steep slopes, floodplains, and woodlands, storm water facilities and similar passive uses.
(Ord. 03-2025. Passed 2-11-25.)
913.05 PERMITTED PROJECTIONS INTO REQUIRED YARDS.
(a) The following are permitted projections into required yards, subject to the height and lot coverage regulations of set forth in this Chapter.
(1) Architectural features extending not more than (1) foot into a required yard.
(2) Awnings and canopies extending not more than two (2) feet into a required yard.
(3) Ground mounted or building mounted exterior air conditioner units may extend into the side yard or rear yard area provided that no portion of the unit or appurtenances thereto extend more than forty-eight (48) inches from the exterior building wall.
(4) Chimneys projecting no more than two (2) feet into a required yard.
(5) Eaves, gutters or downspouts projecting no more than sixteen (16) inches into a required yard.
(7) Patios and decks may extend into the rear yard area only.
(8) Permitted signs.
(Ord. 03-2025. Passed 2-11-25.)
913.06 SITE DESIGN GUIDELINES.
(a) Fences, Walls and Hedges. All fences, walls and hedges located in the "SRC" zoning district shall comply with the applicable fence, wall and hedge standards set forth in Section 931.04 of this Zoning Code.
(b) Garbage Container and Waste Processing Area Standards.
(1) No garbage, rubbish, waste matter, empty waste containers of any size or waste processing equipment shall be permitted outside of any building or structure unless a specific outside storage area is approved by the Planning Commission.
(2) If an outside garbage storage area is approved by the Planning Commission, such storage shall be in containers approved by the Building Commissioner, and the waste container area shall be fully screened from public view consistent with the applicable screening requirements set forth in Chapter 929.
(3) Any building undergoing an exterior remodel project shall be subject to these garbage area standards set for in this Section. For the purpose of this Section, "exterior remodel" includes any substantial change to the aesthetic treatment or materials to a building including, but not limited to, new exterior paint, new or replacement exterior materials or other architectural elements and a building expansion project.
(c) Driveways and Walkways.
(1) All driveways and walkways shall be constructed of concrete, decorative stamped concrete or brick pavers. No top coatings shall be applied to any approved pavement material for a driveway or a walkway.
(2) No driveway shall be wider than twenty (20) feet.
(3) Driveways accessing garages or parking areas on lots where the minimum front footage is seventy-five (75) feet or more, shall be set back at least five (5) feet from any adjacent lot line.
(4) No driveway or other hard-surfaced vehicular area shall cover more than thirty-five percent (35%) of the front yard area or thirty-five percent (35%) of the rear yard area.
(5) In all cases with front load garages, the front door and porch shall be connected to the driveway with a minimum three (3) foot wide walkway.
(d) Paved Patios. Paved patios must be set back the same distance from the side lot line as the main structure or the required set back and twenty (20) feet from the rear property line in the
"SRC" zoning district and shall not cover more than thirty percent (30%) of a required rear yard.
(e) Landscaping and Lighting.
(1) The entire lot shall be landscaped with a combination of trees, shrubs and grass as set forth in Chapter 929. All lot area landscaping must be fully completed within one hundred twenty (120) days of the any dwelling unit being occupied.
(2) Ground Mounted mechanical equipment is also subject to landscaping and screening requirements found in Chapter 929.
(f) Utility Standards. All utilities, including cable television, telephone, gas and electrical systems shall be constructed underground within the "SRC" zoning district, provided that the appurtenances to these systems may be located above ground but shall be effectively screened.
(g) Repair or Replacement of Permitted Yard Features. Any fence, including any fencing along any single lot line, any wall and other permitted yard structure or landscape feature that is in need of repair or replacement, or which is repaired or replaced, to an extent of fifty percent (50%) or more shall conform to the provisions of this Section.
(h) Parking Standards.
(1) All applicable off-street parking requirements for the "SRC" zoning district shall be in accordance with Chapter 927. In the event of a conflicting regulation, the regulation set forth in this Chapter shall control.
(2) Attached and Detached Single-Family Senior Cluster Dwelling Parking Requirements. A attached or detached single-family senior cluster dwelling shall provide for a minimum of one (1) enclosed parking space per unit.
A. Additional guest parking spaces shall be determined by the Planning Commission during the Development Plan review and approval process.
B. Off street parking areas shall be set back not less than twenty (20) feet from any street right-of-way line or the nearest edge of a private drive and twenty-five (25) feet from any adjacent zoned residential lot or lot used for residential, regardless of the zoning district.
(3) Whenever possible, parking areas should be located behind residential structures, rather than along the primary frontage, to minimize visual impact to the street. Parking areas must be recessed behind the front wall of the building.
(4) Where individual garages are incorporated into projects, common driveways, private streets or alley-loaded access is encouraged. The design of these structures should relate to the primary building.
(5) Carports. Carports are not permitted in an attached or detached single-family senior cluster dwelling development. Carports are permitted to serve an independent senior living facility and a senior care facility. Flat roofed carports are prohibited.
(i) Gas and Oil Wells. No gas or oil well shall hereafter be drilled within five hundred (500) feet of any residence except in accordance with the terms of a special permit to be issued by Council. (Ord. 03-2025. Passed 2-11-25.)
913.07 ARCHITECTURAL DESIGN GUIDELINES.
(a) Architectural Design Guidelines Purpose and Application. The purpose of these architectural design standards is to define the criteria that will guide applicants as they design new and rehabilitated senior focused residential living and care buildings that will achieve long term community quality. The ultimate result will be to preserve property values while maintaining a cohesive residential character and appeal.
(1) These architectural design guidelines shall apply to all new and expanded independent senior living facility structures and senior care facility structures within the "SRC" zoning district.
(2) Attached and detached single-family senior cluster dwelling structures proposed under an "SRC" zoning district shall follow the architectural design guidelines set forth in Section 909.07.
(b) Exterior Building Materials.
(1) A minimum of seventy-five percent (75%) of the front building façade and fifty percent (50%) of all other building facades shall be constructed of brick, stone, or individual cultured stone with the remaining building faced area consisting of cement siding or stucco.
A. Fiber cement panels or similar panel materials, emulating brick or stone, may be considered by the Planning Commission for use as an exterior building material on a case-by-case basis.
B. Glass is a permitted exterior material, however, for the purpose of determining the amount of required exterior material to use, all windows and other glass features on a building wall face shall be excluded from the calculation.
(2) Aluminum siding used as an accent or trim detail may be considered by the Planning Commission on a case-by-case basis.
(3) A stucco finish of varying textures is permitted as a supplementary exterior material only.
(4) Siding shall have a maximum six inch (6") lap and be trimmed in a traditional manner.
(5) Minimum trim board dimensions are as follows: comer trim- eight inches (8"); door trim - six inches (6"); window trim - four inches (4"); frieze board - six inches (6") (unless otherwise noted for lap siding and trim).
(6) Blank building elevations are prohibited.
(7) All building elevations shall be treated with architectural detailing to enhance the character.
(8) Continuing masonry veneers around comers is required.
(9) Building Material Samples Required. Samples (color / texture selections) for all exterior materials including but not limited to the following shall be submitted to the Planning Commission as part of the Development Plan submittal documents.
A. Roof materials.
B. Exterior building material color and material type.
C. Window material and color.
D. Trim color.
E. Entry door design(s) and color.
(c) Building Massing. Front facades shall incorporate variation in mass through one or more of the following methods for every thirty (30) feet of façade frontage:
(1) Wall offsets in the form of projections and/or recesses in the façade plane. Wall offsets shall have a minimum depth of two (2) feet.
(2) Bay windows.
(3) Façade color changes.
(4) Use of pilasters, columns, or other detailing to articulate the facades.
(5) Roofline changes when coupled with correspondingly aligned façade material changes.
(d) Roof Design Guidelines.
(1) All new principal structures permitted in this zoning district containing up to two (2) occupied or unoccupied stories shall be constructed using a minimum 8/12 pitched roof design.
(2) The roof area located over any porch and entrance portions of the principal structure shall be constructed using a minimum 6/12 pitch design.
(3) Minimum overhang length of sixteen (16) inches shall be provided over all faces of the exterior walls of a principal structure.
(e) Roof Penetrations and Mechanical Equipment.
(1) To the degree practicable, all roof vents, pipes, antennas, satellite dishes, and other roof penetrations and equipment (except chimneys) shall be located on the rear elevations or configured to have a minimal visual impact as seen from the street.
(2) Wall mounted mechanical, electrical, communication equipment, downspouts, gutters, service doors, and other building-mounted utility fixtures, shall be painted and maintained to match the building or be screened from view.
(3) Mechanical equipment such as transformers and HVAC units shall not be located in front yards.
(4) All mechanical equipment, including both ground-mounted and roof-mounted equipment, shall be screened from view from adjacent public and private rights-of-way, as well as from all property zoned or used for residential purposes.
(5) Screening elements shall include walls (same material and color as principal structure), landscaping, mounds, parapets or enclosures constructed of the same materials used on the majority of the principal structure or any combination or as otherwise approved or required preliminary plan review.
(6) The screening of mechanical equipment will be reviewed on a case-by-case basis based upon the following determinations:
A. Site location relative to adjacent properties and public rights-of-way.
B. Topography of the subject site relative to adjacent properties and public rights-of-way.
C. Whether the subject screening creates visual inconsistencies with surrounding areas.
D. Whether the screening substantially meets the overall intent of these multi-family architectural guidelines.
(f) Architectural Design Standards for Building Expansions and Alterations. Where a principal building or accessory building is proposed to be expanded or altered in the "SRC" zoning district, the expansion or alteration shall meet the following standards for materials:
(1) The expansion or alteration shall be constructed of materials and proportions similar to the façade that is being extended or altered (i.e., if the side façade of a building is constructed of brick and will be extended or altered, the expanded or altered area shall also be constructed of brick).
(2) In all cases, an expansion or alteration may be constructed of materials on the list of approved exterior building materials set forth in Section 913.07(b).
(3) Where an existing building is constructed with brick, stone, cultured stone, cement siding, wood, stucco or synthetic stucco material, such materials shall not be removed and replaced with vinyl or aluminum siding. The siding may only be replaced with the same material or materials on the list of approved exterior building materials set forth in Section 913.07(b).
(Ord. 03-2025. Passed 2-11-25.)