WS Item 4CITY OF
SOUTHLAKE
MEMORANDUM
February 8, 2011
To: Shana Yelverton, City Manager
From: Ken Baker, AICP — Director of Planning & Development Services
Subject: City Council Work Session on a possible amendment to the City of
Southlake Zoning Ordinance No. 480, as it pertains to Personal
Care Facilities.
Action
Requested: Discussion and staff direction on drafting ordinance revisions to the
Zoning Ordinance, as it pertains to "Personal Care Facilities" and
other similar facilities.
Background
Information: The City of Southlake currently has a definition and regulations for
"Personal Care Facilities" within the Zoning Ordinance. Section 4
( "Definitions ") defines a "Personal Care Facility" as:
An establishment that furnishes, in one or more facilities,
food and shelter to four or more persons who are unrelated
to the proprietor of the establishment; and provides
personal care services; and in addition, provides minor
treatment under the direction and supervision of the
resident's attending physician licensed by the Texas State
Board of Medical Examiners, or services which meet some
need beyond basic provision of food, shelter, and laundry.
Incidental uses and /or services may include protective
supervision, personal care, social and recreational
services, transportation services, private or common
kitchen /dining facilities, so long as such services are
provided to residents only. (As amended by Ordinance No.
480 -Y.)
A Personal Care Facility is currently permitted in any non-
residential zoning category with the approval of a Specific Use
Permit with the following general provision (Section 45.1(31)):
Personal care facilities, are encouraged to be located
within walking distance of shopping areas, medical offices,
civic centers, public parks, religious facilities, and other
related facilities or may be located in transitional areas
adjacent to low and medium density residential
developments when compatible and shall be subject to the
requirements set forth in Section 45.8 of this ordinance.
(As amended by Ordinance No. 480 -Y.)
Section 45.8, referenced in the above excerpt, is attached to the
end of this staff report.
Additional background and research will be provided in staff's
presentation to City Council on February 15, including Texas State
licensing regulations and example facilities.
Amendment
Considerations:
Financial
Considerations:
Strategic Link
Citizen Input/
Board Review:
Legal Review:
Supporting
Documents
Staff has received some input to date regarding some possible
revisions and additions to the existing regulations:
1. Increasing floor area requirements for dwelling units and other
uses;
2. Address convenient accessibility through the number and
location of elevators;
3. Provide semi - private gathering places for families;
4. Provide computer /internet access;
5. Provide a centralized nurse station;
6. Set a minimum staff -per- resident ratio; and
7. Provide usable, walkable, and shaded open space areas with
amenities (i.e. seating area, garden, water fountain).
Staff is seeking input from City Council on these and other
proposals at this time in preparation for drafting a possible
ordinance amendment.
10 rem
Safety and Security and Quality Development.
This is the first public group discussion on this subject
following meeting timeline is currently planned:
February 15 City Council Work Session
March 8 Senior Advisory Commission
March 28 SPIN
April 7 Planning & Zoning Commission
April 19 City Council 1 St Reading
May 3 City Council 2 nd Reading
No legal review required at this time.
Section 45, Zoning Ordinance No. 480
IIT
SPECIFIC RECJIREMEN - M FOR PE=RSONAL CARE FACILI (This entire Kvtknvms
added by Ordinance No. 488 -1'.)
a. General Criteria
1) Approval of personal care ffacifibes shsall be based upon an analysis of ttte location.
the site layout and design features, tfte adequacy of water, severer. and other pu Wi c
inVrove nents necessary to support the site, the assurance that the adjoining
streets can handle higher volumes of traffic loaning peak hours of traffic loading
wiilImt a req;uirenient to divert traffic onto traditional residential streets and the
45-14
Existing Zoning Regulations
Section 45.8, Zoning Ordinance No. 480
Personal Care Facilities
This can also be viewed online by clicking here Refer to page 14.
compatibiliry of the construction vAth adjacent land uses.
2 Personal care facilities shall meet all applicai)le city codes.
3} Personal care facilities shall meet the licensing requirements of the Texas
Department of Human Services.
b. Required Amenities
In an effort to maintain a comfortable lifestyle for the residents and for the convenience
of the empl ogees and the residents° guests, the following amniti'es shal I be required:
Cafeteria andlor dining room, . housekeeping service; furnish or provide transportation to
local facilities that provide a library, ganae room, and exercise room.
c_ Pern ,amenities
in an effort to enhance tie resiudents' quality of I ife, certain other special facilities and
services for resklents- employees and guests are encouraged (e.g, chapel, swimming
pool, Jacuzzi, home theater, arts and crafts facilities, greenhouse, and related uses)-
Permitted Ancillary Uses
The following ancillary uses shall be pem)itted by right to provide on -si gods and
service , for residents and thei r guests, Nit are not intended for use by the general
public:
1) Snack bar;
2) Beauty or 6ar 3er shop for resid ent use r$*,
3) Convenience retafl shop to provide for the sale of food item, non -prescription dnrgs,
small household item. and gifts
4) Phiarmacy for resident use only;
S) Medical treataxant services for resident use only (e-g-, medical clinic, physical
therapy services i therapy, and other related u&—_).
e. Concept Plan and Site Plan Required
Any applicant seeking approval far a personal care facility shall su bmit a Concept Plan
-At ich meets the requ irements of Section 41 or a Site Plan A°h ich mee the
requirements of Section 4D of this ordinance, as amended. A Site PI an shall be
approved by the City Council prior to issuance of a building permit. x'I Corcept Plans
and Site Plans may only lie approved by the City Council after a rucomn ru�,::Dr by
the Planning and Zoning Commission in accord ance with the sp arre notice rind hearing
retirements for zoning changes as set forth in Section 46 of this ordina ice. as
amended.
In addition to the requirements set forth above. the applicant shall also prf-, ide:
1) A letter descri bing the facilit/s services, amenities, and ancillary uses ',e. g., level of
daily patient care, housekeeping, recreational, and support services available. and
the percentage of housing units by type and the site's gross density)., the type of
proposed buildingfs;i, including the type of facade and the number of stories, and
the proposed numlaer of occupants and service personnel;
2) A floor ptan and list of intended uses and the percentage of total floor area that each
use will occupy.
f. C— evelopment Rewulations
45-15
The fol lowing standards and regulations shall appty unless a more stringent standard is
required by the undeNng zon ing district or the Corridor € veday Zorn (in, which case,
the more stringent regulation shall apply):
1) Height: When located within one hundred (100) feet of property vaned as single
family re klentiial or designated as low or mediu n3 density residentiihl on the cWs
land use plan_ No building or structure shall exceed one 1, a story, nor shal I it
exceed thirty -fibre (35) feet in h6ght.
When located more than 109 9 from property zoned as single family residential or
designated as low or medium density residential on the city's land use plan:
Buildings and structures shall be governed by the height regulations of the
underlying zoning distri ct_
2) From: Yard= There shall be a minimum fiwrt yard setback of not less than thirty (301)
feet. except where the lot abuts property zarmed as single - family residential or
designated as low or medium density residential on the city's land use plan, there
shall be a minimum front yard setback of not less than forty (4D) feet
3) Side 'Yard: There shall be a minimum side yard setback of riot less than thirty (30)
feet, except where the lot abuts property zoned as single - fancily residential or
designated as low or medium density residential on the city s land use pian, there
shall be a minimum side yard setback of not less than one hundred (100) feet
4) Rear Yard: There shal I be a minimum rear yard setback of not less than forty (40)
feet, except mere the lot abuts property zoned as single - family residential or
designated as low or medium density residential on the city's land use plan there
shall be a mini mum rear yard setback of not less than one hundred (1 DD) feet_
5) Maximum Lot Coverage: All buildings or structures shall have a maximurn lot
coverage not exuding the lesser of the followi n9: undedying zoning distri ct
reguladorl or fifty 1,50:1 percent of the lot area.
8) Lot: area= The "nimunn lot area sha!I be determined after an analysis o4l t,e
location, the site design and the impact and compatibility with adjacent land uses.
7) Floor Area: Each housing unit shall have a minimum floor area based on the unit
350 s.f. far efficiency unit
450 s.f. for one -bedroom unit
550 s.f. for t%%D- bedroom unit
8) Maximum Density: The rr>aximum number of housing units per acre shall be t�tiel* -.e
(12) provided at least twenty (20) percent of the lot area is devad6ed to open space.
9) Maximum Innperviaus Coverage: The maximum impervious coverage shall k)e in
accordance with the underlyi ng zoning distmi ct requi rements. (As amended by
Ordironoe No. 430 -BB-)
45-10
10)Bu r&: Bulf•eryards shall Ise required in accordance with the umJeriying zoning
district and corridor overlay gone bufferyard requirements, if appl icable.
11) Interior Landscaping Areas: Interior landscaping .hall be required in accordance
with the current landscaping ordinance and conidor overlay zone requirements, if
appticatrle.
12) Pad&g: Ten 000 spac plus 1.5 spaces per each 3 beds..
. Licensing
Every Personal Care Facility shall be licensed by the Texas Department or Human
Services as required by the Personal Care Facility Li'cen ,i nag Act, Section 247.1321, Tex.
Health and Safety Code, %f_T.C.A.