The following uses shall be permitted, subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission:
(A) General hospitals, except those for criminals and those solely for the treatment of persons who are mentally ill or have a contagious disease, not to exceed 4 stories, when the following conditions are met:
(1) All such hospitals shall be developed only on sites consisting of at least 5 acres in area.
(2) The proposed site shall have at least 1 property line abutting a major thoroughfare, and all ingress and egress for the site shall be directly from said major thoroughfare.
(3) The minimum distance of any main or accessory building from bounding lot lines or streets shall be at least 100 feet for front, rear, and side yards for all 2-story structures. For every story above 2, the minimum yard distance shall be increased by not less than 10 feet.
(4) Ambulance and delivery areas shall be obscured from all residential view with a continuous and obscuring masonry wall 6 feet in height and the wall shall be further subject to the requirements hereof.
(B) Housing for the elderly, adult foster care large group homes and adult foster care congregate facilities, not to exceed a height of 2 stories, when the following conditions are met:
(1) All housing for the elderly shall be provided as a planned development consisting of at least 5 acres and may provide for the following:
(a) Cottage type dwellings and/or apartment type dwelling units.
(b) Common services containing, but not limited to: Central dining rooms, recreational rooms, central lounge, and workshops.
(2) All dwellings shall consist of at least 350 square feet of floor area per unit (not including kitchen and sanitary facilities).
(3) Total coverage of all buildings (including dwelling units and related service buildings) shall not exceed 25% of the total site exclusive of any dedicated public right-of-way.
(4) Housing for the elderly, adult foster care large group homes and adult foster care congregate facilities shall be constructed, maintained, and operated in conformance with applicable local, state, and federal laws.
(C) Convalescent homes, not to exceed a height of 2 stories, when the following conditions are met:
(1) The site shall be developed as to create a land to building ratio on the lot or parcel whereby for each 1 bed in the convalescent home there shall be provided not less than 1,500 square feet of open space. The 1,500 square feet of land area per bed shall provide for landscape setting, off-street parking, service drives, loading space, yard requirements and space required for accessory uses. The 1,500 square feet requirement is over and above the building coverage area.
(2) No building shall be closer than 40 feet from any property line.
(D) Boarding, rooming or lodging house.
(E) Accessory buildings and uses customarily incident to any of the above uses.
(F) Adaptive reuse and/or mixed use of existing structures. Certain structures, because of unique or peculiar circumstances with regard to location, type or size of building, and/or architectural style may be deemed desirable of preservation by the Planning Commission. Such structures may no longer be useful for the purposes for which they were designed and used because of obsolescence of a previous use, changing land use pattern or changing zoning districts. Certain uses or combination of uses (mixed uses) for the structure may be compatible and desirable if the proposed adaptive reuse of an existing structure is determined by the Planning Commission to be peculiar or unique and cannot otherwise conform with existing district regulations. In addition to all requirements in § 160.270 et seq., "Special Land Use Approval Requirements," and other regulations which might apply, the following conditions shall apply to all structures that are redeveloped as an adaptive reuse of an existing structure:
(1) A development plan shall be submitted to the Planning Commission containing the following:
(a) The building floor plan for all floors and the proposed use of each floor;
(b) The proposed use for each portion of floor in the case of a mixed use;
(c) The location of all walls;
(d) Each room shall be identified for its proposed use;
(e) The location of all utilities including electrical, heating, cooling and plumbing;
(f) The total square footage of the proposed project. Square footage of each portion of floor proposed for use in mixed-use developments shall also be submitted;
(g) The location of all doors and windows, existing and proposed;
(h) The location of all parking areas, including the number of parking spaces; and
(i) Recent color photographs of all sides of the structures shall be submitted with the site plan and kept by the Planning Commission in the development plan file.
(2) The structure shall not be enlarged nor shall its exterior be altered so that it is more out of character with surrounding buildings or uses.
(3) Landscaping elements and existing topographic features shall not be removed or altered so as to change the visual and environmental character of the site. In cases where site modification and improvements for parking, loading, or access require the removal of trees or shrubbery, new trees and shrubbery shall be replanted adjacent to the modified area providing an aggregate diameter or volume equal to the diameter or volume of the trees or shrubbery removed.
(4) No other principal building or structure shall be constructed except that an accessory building may be allowed, provided that the building is located on the same parcel of land and is not involved in the conduct of any business and provided that the development plan is amended by the applicant and approved in writing by the Planning Commission if the accessory building is proposed for construction after the development plan has been approved.
(5) Structures determined to have historic significance due to unique architecture, age or culture and are capable of preservation to the exterior shall be preserved and maintained to its current or historic style and condition, whenever possible.
(6) Parking shall be provided according to regulations of the district that the proposed use most closely resembles in the case of mixed uses. Parking requirements shall apply for each use separate from the district that each is most closely associated with. On-street parking and/or municipal parking lots may be utilized to meet all or part of the parking requirements, provided that said parking is located not more than 300 feet from the subject lot or parcel. The expected use of on-street parking shall not be such that it would cause undue negative impact upon other uses within the immediate vicinity that may rely upon the availability of such parking.
(7) The applicant shall submit supporting documents demonstrating compliance with the following requirements:
(a) Will be harmonious with and in accordance with the general objectives, intent and purpose of this section;
(b) Will be designed, constructed, operated, maintained and managed so as to be harmonious and appropriate in appearance with existing or intended character of the general vicinity;
(c) Will be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, drainage structures, refuse disposal or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such service;
(d) Will not be hazardous or disturbing to existing or future neighboring uses; and
(e) Will not create excessive additional requirements at public cost for public facilities and services.
(8) Any change in use for any floor or portion of floor shall require that the development plan be amended and said amendment be approved by the Planning Commission.
(9) Prior to acting on a request under this section, the Planning Commission shall obtain a written opinion from the Historic District Commission, or other similar body charged with historic preservation responsibilities within the city.
(Prior Code, App., § 502) (Am. Ord. 07-08, passed 1-17-2008; Am. Ord. 2019-002, passed 2-21-2019)