Group living facilities as defined by this chapter and where authorized as a special exception are subject to the following:
(A) Group Living Facilities Must Meet the Following Criteria:
(1) Occupancy. Each group living facility shall meet or exceed the minimum requirements for occupancy as stipulated in Chapter 155 (Housing Code) of the Forest Park Code of Ordinances.
(2) Recreational Activities. Suitable space shall be provided for indoor and outdoor recreational activities based upon the foreseeable need of the clientele expected to live in the group living facility.
(3) Exterior Alterations. No exterior alterations of an existing structure shall be made which will depart from the character of the building and of the neighborhood. All structures proposed shall be of a bulk, size and shape similar to other buildings in the immediate vicinity and shall have setbacks and yards required under the zoning code applicable to the neighborhood, providing that the Planning Commission may require larger yards if in its judgment they are necessary to provide adequate recreational space for the foreseeable clientele to occupy the group living facility or to accommodate the foreseeable off-street parking needs.
(4) Lighting. All exterior lighting shall be suitably directed and shaded to prevent any glare upon adjoining residential properties.
(5) Off-street Parking Requirements. One space for every three persons residing in the group living facility.
(6) Building and Fire Codes. The building must be inspected and approved by the Forest Park Building and Fire Departments for compliance with applicable building and fire codes.
(7) Quantity and Distribution. With respect to zoning districts R-1, R-2 or R-3, there shall not be more than one group living facility for each increment of 1000 single-family dwelling units, and there shall be a minimum of 1000 feet between any two lots or parcels containing group living facilities.
(B) Planning Commission Findings. In the review of each proposed facility, the Planning Commission shall make specific findings of fact in regard to the following criteria of the proposed residence.
(1) Zoning and Compatibility. Whether or not the proposed design, construction, and location of the building on the lot, are consistent with the requirements of the applicable zoning regulations and similar to structures in the immediate neighborhood.
(2) Use Compatibility. Whether or not the design and construction will be consistent with officially-planned uses in the general vicinity and will not change the character of the neighborhood.
(3) Hazards. Whether or not there are hazards identifiable by the fire inspection.
(4) Nuisance. Whether or not the structure or any planned addition to it will cause a nuisance to the neighborhood as a result of noise, lights, congestion, or traffic generation that would be incompatible to other uses in the same neighborhood.
(5) Public Facilities and Services. Whether or not there are adequate essential public facilities and services such as highways, streets, police and fire protection, drainage, refuse disposal, water and sewage resources, schools, or other community resources that will be needed by the foreseeable occupants of the residence, and the effect a proposed facility will have on the cost of providing such services.
(6) Detrimental to Area. Whether or not the proposed use, activities, or operations will be detrimental to persons, property or the general welfare.
(7) Natural, Scenic, or Historic Features. Whether or not the proposed land use will result in the destruction, loss or damage of natural, scenic or historic features of importance.
(8) Compliance with Criteria. Whether or not the facility meets the criteria set forth in § 150.151(A) above.
(C) Planning Commission Responsibility. The Planning Commission must make findings set forth in § 150.151(B) and shall grant a special exception permit to an applicant if it meets the criteria either with or without special conditions designed to accommodate the needs of the foreseeable occupants of the residence or necessary to assure compatibility between the group living facility and the immediate neighborhood.
(D) Adjustments. It is intended for the special exception granted herein to be for the purpose set forth in the application for same. Any change in the type of group living facility or in an increased number of non-family occupants specified in the application, after it has been approved by the Planning Commission, will be reviewed in the following manner:
(1) Substantial Revision. Any substantial revision to the original application and approval involving a new plan, additional buildings or structures, or changes in the type(s) of group living facility or an increase in the number of non-family occupants will be treated as a new group living facility and the procedures for the review and approval of same must be followed.
(2) Minor Revision. In the course of the operation of an approved facility, minor adjustments or rearrangements other than those specified in division (D)(1) hereinabove may be requested by the proponents. Providing the requests conform to the criteria established by § 150.151 and any conditions placed upon the facility at the time of the Commission approval, such adjustments or rearrangements may be authorized by the Planning Commission without a public hearing within 50 days after receipt of a written request for same.
(E) Termination of Approval. The Commission approval of a group living facility shall automatically terminate when:
(1) The facility is sold to a new owner; or
(2) The facility remains vacant for six consecutive months; or
(3) The use of the structure as a group living facility is discontinued for six consecutive months.
Note: For the purposes of division (E)(3), the use of a group living facility shall not be considered as discontinued until there are no non-related individuals as specified in the application occupying the structure for six consecutive months.
(Ord. 21-1988, passed 7-5-88) Penalty, see § 150.999