§ 27-7.2. Assisted Living District.
(a)
Purpose of district. The AL Assisted Living District is intended to permit the development of dwelling units for occupancy by persons requiring that level of care and support defined by the State of Texas as "supervised living." This district requires site planning to assure both flexibility as well as the amenities required for quality housing. Although this district is designed primarily for assisted living, nursing homes are a permitted use.
(b)
Permitted uses. The following are the only permitted uses within the AL District and are subject only to the general conditions of this section, and such other sections as are applicable:
(1)
Residences:
a.
Multifamily assisted living apartments and/or single occupancy bedrooms with private bath. The term "assisted living" shall be deemed to mean housing for persons who must receive limited personal care assistance.
b.
Nursing home.
(2)
Parks and playgrounds.
(3)
Public buildings, libraries, fire stations.
(4)
Accessory uses named in subsection (c) below.
(c)
AL accessory uses. The following uses shall be allowed only as accessory uses under AL zoning, subject to the conditions set forth herein, as well as to the general conditions of this district:
(1)
Adult day care centers providing nonresidential care; hospitals.
(2)
Staff residences not exceeding ten (10) percent of the total number of dwelling units, office, recreational, food preparation, dining facilities and other amenities serving residents.
(3)
Beauty and barber shop with a maximum floor area of one thousand (1,000) square feet.
(4)
Snack bar with a maximum of three hundred fifty (350) square feet per one hundred (100) dwelling units.
(5)
Convenience retail shop with a maximum of three hundred fifty (350) square feet per one hundred (100) dwelling units to provide for the sale of food items, nonprescription drugs, small household items and gifts to the residents and their guests, but not intended for use by the general public.
(6)
Indoor and outdoor recreational facilities.
(d)
Reserved.
(e)
General conditions:
(1)
Area requirements:
a.
Minimum lot size: Every lot within the zoning district shall be at least three (3) acres in area (one hundred thirty thousand six hundred eighty (130,680) square feet).
b.
Maximum lot coverage: No more than thirty (30) percent of the total lot area shall be covered by buildings; provided, however, if at least one (1) covered parking space is provided for each dwelling unit, up to thirty (30) percent of the total lot area may be covered by buildings.
c.
Building lot ratio: There shall be at least two thousand eight hundred (2,800) square feet of lot area for each dwelling unit built on any lot, plus four hundred (400) square feet of lot area for each nursing home bed.
(2)
Minimum assisted living unit size. Every assisted living unit hereafter erected, constructed, reconstructed or altered in this district shall have a floor area exclusive of breezeways, basements, open and screened porches, corridors, parking area, garages and accessory buildings of not less than the following:
Apartments:
One-bedroom. Five hundred (500) square feet.
Efficiency: Three hundred fifty (350) square feet.
Two bedroom: Six hundred fifty (650) square feet.
(3)
Yard requirements. Every lot within this district shall have exterior yards of at least twenty-five (25) feet. Such lot shall have minimum interior yards of at least twenty (20) feet for one-story buildings and an additional five (5) feet for each story thereafter, subject to provisions of subsection 27-21(b)(4). Every part of a required yard or court shall be maintained as open space; provided that ordinary projections may extend into a minimum side yard or court not more than twenty-four (24) inches.
In this district the following rules shall be followed in the establishment of the minimum width of a yard:
a.
When the exterior walls of one (1) building or of adjacent buildings are within sixty (60) degrees of being parallel and neither contains windows or doors, such walls shall be separated by not less than ten (10) feet of open space.
b.
When the exterior walls of one (1) building or of adjacent buildings are within sixty (60) degrees of being parallel and one (1) but not both contains windows or doors, such walls shall be separated by not less than twenty (20) feet of open space.
c.
When the exterior walls of one (1) building or of adjacent buildings are within sixty (60) degrees of being parallel and both contain windows or doors, such walls shall be separated by not less than forty (40) feet of open space.
(4)
Height restrictions. No building shall exceed thirty-five (35) feet in height, unless specifically approved for a greater height by site plan.
(5)
Fences and screening. Fences and screening shall be provided and maintained asset forth in subsection 27-21(e).
(6)
Parking. Parking as required in Table 20-3 shall be provided.
(7)
Signs. Subject to the general restrictions of section 27-22.
(8)
Accessory buildings. Accessory buildings, including garages, tool sheds, and greenhouses shall be permitted behind the front building line; provided, however, that no structure shall be allowed in any required yard.
(9)
Refuse containers. All refuse and refuse containers shall be screened from view of adjacent public streets.
(10)
Open space. In addition to paved parking and driving areas, and reserve for parking, at least fifteen (15) percent of the lot shall be maintained in landscaped open area.
(11)
Outdoor recreation space. In addition to the required minimum open space, the amount of a lot equal to twenty (20) percent of the total dwelling unit floor area shall be maintained in minimum outdoor recreation space.
(12)
Exterior wall surfaces:
a.
The exterior surface of walls of all dwellings in this district shall be at least ninety (90) percent masonry, excluding window and door openings.
b.
Notwithstanding the definitions of masonry contained in the building code, stucco, as that term is defined in this chapter, may be utilized to fulfill up to one-third of the masonry requirements. The use of stucco within three (3) feet of the top of the slab is prohibited. If a type of construction other than concrete slab is utilized, stucco is prohibited below four (4) feet above grade.
(13)
Required amenities: The following are minimum requirements:
a.
Meeting rooms, dining halls, indoor recreation space: Seventy-five (75) square feet multiplied by the number of assisted living units.
b.
The project must have kitchen and dining facilities adequate to serve all residents.
c.
Housekeeping services.
d.
Safety enhancements.
1.
Automatic sprinkler systems.
2.
Two-way calling system with provisions for notification.
3.
Grab bars around tubs/showers and toilets.
4.
Doors in areas into which residents may be expected to go shall be wide enough to accommodate wheelchairs.
5.
Electrical outlets at least twenty-four (24) inches above floor.
6.
Safety devices to prevent scalding injuries in bathrooms.
7.
Flameless cooking surfaces in dwelling units.
8.
All floor surfaces in areas normally open to residents shall be nonskid.
9.
Wherever steps are located in areas normally open to residents, ramps or elevators shall be provided in addition.
10.
Corridors shall be at least six (6) feet wide with hand rails.
11.
A minimum of fifty (50) percent of living units bathrooms shall provide five (5) feet clearance to wheelchairs.
e.
Individually adjustable refrigerated air/central heat in each dwelling unit.
f.
Groundskeeping.
g.
Transportation services (mini-bus or van service for residents).
(14)
Reserved.
(15)
Site plan approval. All uses within this district require site plan approval.
(16)
Site plan information. The site plan shall show at least the following items of information:
a.
The land area included with the site, the land area of all abutting sites and the zoning classification thereof, all public and private rights-of-way and easements bounding and intersecting the site and the abutting sites which are proposed to be continued, created, relocated and/or abandoned.
b.
The proposed finished grade of the site, shown to contour intervals of not to exceed two (2) feet.
c.
A legal description of the proposed site and the boundaries thereof.
d.
The location of each existing and each proposed structure on the site, the general category of use or uses to be contained therein, the number of stories, gross floor area, and the location of entrances and exits to buildings.
e.
A columnar chart of the following data: number and square footage of each type of dwelling unit; number of nursing, assisted living, and hospital beds; square footage of all other accessory uses.
f.
The location of all on-site facilities for liquid and solid waste disposal.
g.
The location and width of all curb cuts and driving lanes.
h.
The dimensions and capacities of parking areas and loading areas, and the character and location of illumination facilities for same.
i.
All pedestrian walks, malls and open areas for use by tenants or the public.
j.
The location, height and design of all walls and fences.
k.
The location, size, height, orientation and design of all signs.
l.
The types of surfacing, such as paving, turfing or gravel, to be used at the various locations.
m.
The location of fire hydrants.
n.
Drainage plans and information as may be available to show that the development will not be adversely affected by flooding action.
o.
Detailed architectural renderings of front, back and side elevations of each building.
p.
Recreational facilities plan depicting indoor and outdoor structures and amenities.
q.
A final landscaping and irrigation plan showing the following information: location and type of vegetation; official count of existing tree stand and the designation of those trees that will be preserved as a permanent part of the landscaping; total square footage and percentage of site maintained as landscaped open space; formal landscaped entry ways.
r.
Transportation service plan designating the following items: number and type of vehicles to be utilized; storage and maintenance of vehicles; proposed routes and schedule of services to be provided to the residents of the retirement complex.
s.
Security system plan depicting location of gates, guard stations and surveillance equipment (only applicable to projects providing this service).
(17)
Site plan changes. On approval of the site plan, all necessary permits or certificates authorized thereby may be issued. Subsequent to such approval, minor changes may be authorized by the enforcing officer when such minor changes will not cause any of the following circumstances to occur:
a.
A change in the character of the development.
b.
An increase in the ratio of the gross floor area in structures to the area of any lot.
c.
An increase in the intensity of use.
d.
A reduction in the originally approved separations between buildings.
e.
An increase in the problems of circulation, safety and utilities.
f.
An increase in the external effects on adjacent property.
g.
A reduction in the originally approved setbacks from property lines.
h.
An increase in ground coverage by structures.
i.
A reduction in the ratio of off-street parking and loading space to gross floor area in structures.
j.
A change in the subject, size, lighting or orientation of originally approved signs.
(f)
Planned development standards.
(1)
Planned development regulations: RH PD uses shall be subject to RH general conditions; provided, however, that the following RH general conditions may be specifically modified by the site plan or ordinance adopting such site plan:
a.
Minimum lot size;
b.
Minimum lot width;
c.
Yard requirements;
d.
Maximum building height;
e.
Access;
f.
Building to lot ratio;
g.
Maximum lot coverage;
h.
Parking and loading;
i.
Sign regulations;
j.
Landscape regulations;
k.
Exterior wall surface;
l.
Screening requirements;
m.
Transportation services.
(Ord. No. 1191, § 1, 5-26-87; Ord. No. 1577, §§ I, II, 7-22-97; Ord. No. 1625, §§ 1, 2, 6-23-98; Ord. No. 2010, §§ 2, 4, 4-10-07)