Strongsville City Zoning Code
CHAPTER 1254
Senior Residence Districts
1254.01 INTENT.
In recognition of the special nature of the needs of elderly persons, it is necessary to establish a special zoning district for elderly living and care where elderly persons needs, whatever level of attention they may require, can be met, ranging from minimal care in independent living units through personal intermediate and skilled nursing care. 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 Comprehensive 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 Comprehensive Plan of the City.
(Ord. 1992-33. Passed 7-6-92.)
(Ord. 1992-33. Passed 7-6-92.)
1254.02 ELDERLY PERSON DEFINED.
For purposes of this chapter, "elderly" and "elderly person" means a person who is fifty years of age or over.
(Ord. 1986-141. Passed 4-8-87.)
(Ord. 1986-141. Passed 4-8-87.)
1254.03 USE REGULATIONS.
Buildings and land shall be used, and buildings shall be designed, erected, altered, moved or maintained, in whole or in part, in Senior Residence Districts (SR-1 and SR-2), only for the uses set forth in the following schedules and regulations:
(a) Main Buildings and Uses Permitted. Community-based residential care facilities that comply with the provisions of Section 1252.37 and apartments and one- family cluster dwelling units specifically for the elderly and skilled nursing care facilities.
(b) Accessory Uses Permitted. Any accessory use is permitted which is incidental to the main use, provided it is planned and developed integrally with the main building and that it has no injurious effect on adjoining use districts, such as:
(1) Multipurpose senior community activity centers, common eating areas, health and counseling offices, craft and meeting rooms, lounge areas and areas for passive and active recreation for the elderly; and
(2) Storage garages and off street parking areas for residents, guests and employees of the elderly housing facility in accordance with the regulations set forth in Chapter 1270.
(3) Wireless telecommunication facilities may be permitted along certain interstate highways provided a conditional use permit is granted in accordance with the standards set forth in C.O. Section 1242.07 and in accordance with the provisions of C.O. Chapter 1273.
(Ord. 2010-096. Passed 6-6-11.)
1254.04 DEVELOPMENT CRITERIA.
The following development criteria are established to guide and control the development and Use of land for housing designed for the elderly in a Senior Residence District.
(a) Ancillary Facilities. All developments designed for the elderly shall contain the following ancillary facilities: a multipurpose senior center, health and counseling offices, craft and meeting rooms, a lounge area, areas for passive and active recreation and any and all other amenities required in buildings for the elderly in new construction designed for the elderly.
(b) Special Safety and Convenience Features. All multifamily housing designed for the elderly shall include any and all other special safety and convenience features required in buildings qualifying for housing assistance for the elderly in new construction designed for the elderly.
(Ord. 1986-141. Passed 4-8-87.)
(Ord. 1986-141. Passed 4-8-87.)
1254.05 AREA, YARD AND HEIGHT REGULATIONS.
Land and buildings shall be used only in accordance with the lot area regulations, and buildings shall be erected, altered, moved and maintained only in accordance with the area, yard and building height regulations set forth in the following schedule:
Dwelling Type | Minimum Lot Area Per Dwelling Unit (sq.ft.) | Maximum Density (UN/AC) | Lot Coverage by Bldg. Maximum Percent | Front Yard Depth (ft.)(a) | Side Yard Depth (ft.) | Rear Yard Depth (ft.) | Height Main Building (b) |
Apartment | (SR-1) (SR-2) | 17.5 (SR-1) 45.0 (SR-2) | 25 | l00(c) | (d) | (d) | 35 ft. (SR-1) 60 ft. (SR-2) |
One-family cluster (attached & detached) | 6.0 | -- | (e) | (f) | (f) | 2 stories | |
Skilled Nursing Care | -- | -- | 25 | 75 | 50 | 50 | 1 story |
(a) The building setback along certain major arterial and collector streets shall be not less than the setback indicated on the Zoning Map.
(b) Apartment buildings constructed in a Senior Residence District shall not exceed thirty-five feet in an SR-1 District and sixty feet in a SR-2 District. Mechanical space for building equipment placed on the roof of an apartment building may be allowed above the maximum height specified, provided that such mechanical space is set back a minimum of fifteen feet from any exterior wall, does not exceed eight feet in height and is adequately screened from view, and provided, further, that such mechanical system and screening are approved by the Planning Commission.
(c) Front yard depth may be reduced to seventy-five feet if no off street parking is located in the front yard.
(e) Yards fronting in major arterial, collector and local collector streets shall have a depth of fifty feet, and yards fronting on local streets shall have a depth of twenty feet. Building setback shall be measured from the nearest edge of the street or sidewalk pavement.
(f) The minimum distance between the exterior walls of adjacent attached cluster unit buildings of four or more units, the distance between exterior walls of such buildings and any use area or zoning district line shall be determined by the schedules set forth in Section 1252.05
. Detached cluster dwelling units and attached cluster buildings of three or less units shall be set back not less than fifteen feet from any permanent open space area and thirty-five feet from any adjacent single family side and rear property line.
(Ord. 2012-085. Passed 9-17-12.)
1254.06 PARKING.
(a) Parking in any Senior Residence District shall be provided in accordance with the following schedule:
Apartment | ½ space per dwelling unit plus one space for each employee |
One family cluster (attached and detached) Dwelling unit size: Less than 1,499 sq. ft. 1,500 sq. ft. and above | 1 enclosed space per unit 2 enclosed spaces per unit |
Skilled nursing care facility | ½ space per bed plus one space for each employee. |
(b) The design and construction of off street parking areas shall be in accordance with Chapter 1270. Additional guest off street parking shall be required as determined by the Planning Commission.
(Ord. 1992-33. Passed 7-6-92.)
(Ord. 1992-33. Passed 7-6-92.)
1254.07 DWELLING UNIT SIZE.
The minimum floor area of dwelling units in any Senior Residence District shall be as indicated in the following schedule:
Apartment | Minimum Floor Area (sq. ft.) |
No-bedroom unit | 390 |
One-bedroom unit | 500 |
Two-bedroom unit | 650 |
One-Family Cluster | |
One-story | 1, 100 |
Two-story | 1, 320 |
(Ord. 1986-141. Passed 4-8-87.)
1254.08 PRELIMINARY PROPOSAL FOR CONSTRUCTION OF HOUSING FOR THE ELDERLY.
Any developer may submit to the Planning Commission a preliminary proposal for construction of housing designed for the elderly on any parcel of land located in a Senior Residence District in accordance with the provisions of this chapter and other applicable parts of this Zoning Code. Such proposals shall contain a specification of those special safety and convenience features and facilities which will be provided in order to accommodate the needs of elderly residents.
(Ord. 1986-141. Passed 4-8-87.)
1254.09 APPROVAL OF PRELIMINARY PROPOSAL.
Within sixty days from the date of receipt of a proposal from any developer for the construction of housing designed for the elderly on a parcel of land located in a Senior Residence District, the Planning Commission shall evaluate the proposal to determine whether or not it conforms with the requirements for construction of housing for the elderly and shall inform the developer of its findings. If the Commission finds that the proposal conforms with the requirements for construction of housing for the elderly in this District, it shall approve such preliminary proposal. In the event that such proposal does not conform with these requirements, the Commission shall indicate and specify the particulars in which such proposal fails to conform with such requirements.
(Ord. 1986- 141. Passed 4-8-87.)
(Ord. 1986- 141. Passed 4-8-87.)
1254.10 FINAL PLAN FOR CONSTRUCTION OF HOUSING FOR THE ELDERLY.
Any developer proposing to construct housing designed for the elderly on any parcel or parcels of land situated in a Senior Residence District may, within six months after a preliminary proposal for such construction has been approved by the Planning Commission, submit to the Commission a final plan for construction of housing designed for the elderly. The final plan shall include, in addition to all other items required under the applicable provisions of the Building and Zoning Codes, detailed construction and engineering drawings of the building and all site improvements and those special features included in the approved preliminary proposal.
(Ord. 1986-141. Passed 4-8-87.)
(Ord. 1986-141. Passed 4-8-87.)
1254.11 APPROVAL OF FINAL DEVELOPMENT PLAN.
Within sixty days after receipt of a final development plan for construction of housing designed for the elderly to be located in a Senior Residence District, the Planning Commission shall examine such final development plan and, if it conforms to the Comprehensive Plan, all applicable provisions of the Zoning and Building Codes, other ordinances of the City, all engineering requirements as determined by the City Engineer, any special requirements imposed for construction of housing designed for the elderly, and the preliminary proposal previously approved by the Commission, the Commission may approve such development plan.
After Commission approval, the developer may apply for a building permit which shall be issued by the Building Commissioner if the building and improvement plans are found to comply with the Building Code and applicable engineering requirements.
(Ord. 1986-141. Passed 4-8-87.)
(Ord. 1986-141. Passed 4-8-87.)
1254.12 SKILLED NURSING CARE FACILITY.
In addition to compliance with all applicable regulations of this chapter, any nursing care facility shall comply with Guidelines for Construction and Equipment of Hospitals and Medical Facilities promulgated by the U.S. Department of Health and Human Services.
(Ord. 1992-33. Passed 7-6-92.)
(Ord. 1992-33. Passed 7-6-92.)