A. Distance Between Buildings and Uses
With respect to assisted living facilities, senior independent living facilities and in a nursing home, land and structures shall be developed and maintained in accordance with the following regulations regarding the required distances between buildings and other uses.
1. Definitions and Measurement Standards As used in this section:
a. "Main wall" means any exterior wall(s) of a residential building containing the principal windows of a living, dining or sleeping room or rooms.
b. "Secondary wall" means any exterior wall(s) of a residential building, other than a main wall, containing minor windows of a dining room or sleeping room, principal or minor windows of a kitchen or bathroom or no windows.
c. "Overlapping wall" means a wall of a building when perpendicular lines extended from such wall intersecting the wall of a second building.
d. "Length of overlap" means the portion of one wall from which perpendicular lines will intersect a second wall. In determining the length of overlap, the minimum possible overlap shall be used for computation.
e. Although more than one set of walls may be overlapping in the relationship between two buildings, only one set of two walls shall be considered "facing". "Facing walls" mean those two overlapping walls for which the length of overlap is the greater.
2. Schedule of Distances
The minimum distance between walls of main buildings and other walls or uses shall be as set forth in the following schedule:
Building Wall | Other Wall or Use | Minimum Distance (ft.) |
Building Wall | Other Wall or Use | Minimum Distance (ft.) |
Main wall, facing... | Another main wall | 40 + X |
Secondary wall | 30 + X | |
Accessory building | 30 | |
Recreation facility | 30 | |
Private road* | 30 | |
Surface parking area | 10 | |
Secondary wall, facing... | Another secondary wall | 25 + X |
Accessory building | 20 | |
Recreation facility | ||
Private road* | ||
Surface parking area | 10 | |
Accessory building, facing... | Another accessory building | 15 |
Private road* | 10 | |
B. Design Regulation and Standards
In assisted living facilities, senior independent living facilities and in a nursing home, land and structures shall be developed and maintained in accordance with the following design regulations and standards:
1. Building Design: Assisted Living Facilities and Senior Independent Living Facilities
The maximum length of any building wall shall be 100 feet. However, building length may extend a maximum of 200 feet, provided that the walls are offset or aligned at angles approved by the Architectural Review Board. The minimum square footage for rooms in these facilities shall be as follows:
a. Assisted living facility - 250 square feet per unit.
b. Senior independent living facility without kitchen - 650 square feet.
c. Senior independent living facility with kitchen - 750 square feet.
2. Building Design: Attached Single Family
In order to enhance privacy and encourage attractive building arrangements, the alignment of attached single-family buildings should be varied and the facades of not more than every two (2) dwelling units shall be offset by at least sixteen (16) inches. Not more than eight (8) units shall be located in one building.
3. Building Design: Nursing Home
Section 856.16 of the Codified Ordinances of the City of Maple Heights shall govern. However, attractive variations in such building elements as facade, width, color, exterior materials and roof lines shall be deemed desirable. Parallel arrangements of buildings should be avoided. However, uniformity in design is not expressly prohibited.
4. Site Design
Assisted living facilities shall be designed to complement the topography of the land in order to utilize natural contours, economize in the construction of utilities, reduce required grading and maximize the conservation of trees, watercourses and other natural features.
5. Modifications to Area, Yard and Buffer Requirements
With respect particularly to properties of irregular shape, unusual topography or limited size, the Planning Commission may modify requirements regarding areas, yards, buffers and distances between uses if compliance with such requirements is either clearly infeasible or contrary to compliance with the design regulations and standards of this Section. However, the maximum permitted density shall not be increased by reason of this provision.
6. Common Open Space
At least 500 square feet of land per dwelling unit shall be reserved as common open space in the assisted living facility areas.
a. Required Characteristics
Land designated as common open space under this section shall conform with the following characteristics:
(1) Common open space shall consist of land or a combination of land or water of such condition, size and shape as to be useable for active recreation and/or scenic enjoyment as appropriate to the site, the surrounding area and the expected resident population. Such area shall contain no structures other than those related to recreational use and shall not include roads or parking areas.
(2) Required yard and buffer areas shall be excluded in the computation of common open space.
(3) Consideration shall be given to the arrangement and location of common open space to take advantage of physical characteristics of the site and to place common open space within easy access and view of dwelling units. Common open space shall not be separated from the development by existing roads.
b. Ownership and Maintenance
Such common open space, including any recreational facility proposed to be constructed in such space, shall be clearly delineated on the site plan, together with descriptive data as to the methods to be employed to preserve and maintain such open space. All common open space shown on the site plan must be subject to legally enforceable reservations and restrictions, acceptable to the City, which will ensure the preservation of such land for recreation and open space use in perpetuity and absolutely prohibit development of such land except for permitted recreation use.
7. Pedestrian Circulation
Each assisted living facility development should be served by a comprehensive walkway system adequately separated from vehicular circulation, connecting residential buildings, parking areas, recreation areas and health center buildings.
8. Utility Equipment
All utility lines serving a assisted living facility development shall be located underground. All rooftop mechanical equipment shall be enclosed in a manner which complements the architectural style of the building on which it is located.
9. Swimming Pools
Any swimming pool in which water may be collected to a depth in excess of one and one half (1 1/2) feet shall be enclosed by a wall or fence not less than five (5) feet in height, with access provided from a controlled point.
C. Assisted Living Facility Development
All assisted living facility developments must comply with all of the requirements set forth in Chapter 856 of the Business Regulation and Taxation Code of the City of Maple Heights.
(Ord. 2000-128. Passed 12-6-00.)