This Chapter contains the development standards and regulations
for the Senior Housing Overlay Zone established by the City.
(Ord. 387 § 1, 1996)
The purpose of Chapter 21.29 is to provide standard incentives in Section 21.12.040(c), Senior Housing, for the development of a wide variety of specialized housing designed, and restricted to residents over the age of fifty-five (55).
(Ord. 387 § 1, 1996)
(a)
Only the primary use, accessory uses and structures related to the
primary use, and support facilities directly related to the following
senior housing residential facilities shall be permitted in this district
(1)
Active Retirement Community. Projects in this category are more typical
in nature to conventional production housing forms. The development
is generally focused around an exterior amenity, (i.e., golf course,
community clubhouse, etc.). Housing forms include single family dwellings,
town homes, and other attached housing. Unit sizes are smaller as
residents are down sizing their housing as a result of economics and
desire.
(2)
Living Units. Projects in this category may include attached or detached
housing designed around a community atmosphere or community building.
Offered services include on-site security and emergency call monitoring.
Residents are very active in community activities and independent.
(3)
Senior Housing. Projects in this category may include smaller apartments
with kitchens with common facilities such as dining, activity centers,
and community services. Offered services include meals, security,
emergency call monitoring, housekeeping, and resident transportation.
Unit kitchenettes are more of a marketing feature representing a symbol
of continued independence rather than used extensively for home cooking.
Meals are provided as part of a service package in a common dining
room.
(b)
All development in this overlay zone shall be in accordance with
an approved site plan and Conditional Use Permit.
(Ord. 387 § 1, 1996; Ord. 734 § 3, 2021)
The density shall be determined by the base zone for which the Senior Housing Overlay is established, unless modified by the City Council, pursuant to the developer incentive programs of Section 21.12.040(c) of this Zoning Code.
(Ord. 387 § 1, 1996)
Multifamily "cluster type" residential projects, shall have
a minimum building site area of forty-three thousand five hundred
sixty (43,560) square feet.
(Ord. 387 § 1, 1996)
Individual single-family detached lots, not a part of a multifamily
"cluster type" residential project, shall have a minimum lot area
of three thousand eight hundred (3,800) square feet net, i.e. not
including streets and alleys.
(Ord. 387 § 1, 1996)
Allowable unit sizes shall vary according to presence or absence
of a common project dining facility. Each unit shall contain kitchen
including two burners, oven, refrigerator/freezer, sink, counter space
and storage.
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Habitable Space
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W/Common Dining
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W/out Dining
|
|---|---|---|
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Studio
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360 sq. ft.
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450 sq. ft.
|
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1 Bedroom
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500 sq. ft.
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600 sq. ft.
|
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2 Bedrooms
|
700 sq. ft.
|
800 sq. ft.
|
(Ord. 387 § 1, 1996)
Space within a structure for living, sleeping, eating, or cooking.
Bathrooms, toilet compartments, closets, halls, storage or utility
space, and similar areas are not considered habitable space.
(Ord. 387 § 1, 1996)
(See Section 21.60 Architecture and Landscape Review.)
(Ord. 387 § 1, 1996)
(a)
General. For single story structures, eighteen (18) foot height maximum; for two-story structures, see Section 21.27.070.
(b)
Setbacks — Single Story Structures.
(1)
For single story structures with an eighteen (18) foot height maximum:
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Front yard setback:
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20 feet
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Rear yard setback:
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10 feet
|
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Interior side yard:
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8 feet
|
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Exterior side yard:
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15 feet
|
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Garage door setback:
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20 feet
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(2)
Buildings and structures erected in this zone shall have a height
over seventy (70) percent of the horizontal roof area, not exceeding
fifteen (15) feet, which no point of the roof extending above eighteen
(18) feet in height. In no case shall the building exceed one (1)
living story above the approved pad elevation of the building site.
(3)
The buildings shall not exceed twelve (12) feet in height at the
minimum rear or side setback lines.
(4)
The maximum building height shall not be allowed within the following
distances of the property lines:
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Front:
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20 feet
|
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Rear:
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32 feet
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Interior side:
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26 feet
|
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Exterior side, corner lot:
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26 feet
|
(Ord. 387 § 1, 1996)
The minimum distance between buildings shall be ten (10) feet.
(Ord. 387 § 1, 1996)
(a)
Active Retired Community. Two (2) enclosed parking spaces per unit;
and one (1) space for every non-residential employee.
(b)
Independent Living Units.
(1)
One and one-half (1.5) parking spaces per unit. Minimum required
per unit parking may be within a permanent roofed structure with no
more than two (2) enclosed sides. Required parking shall be used or
intended to be used exclusively for the parking of one (1) or more
automobiles and or golf carts only, not for the storage of boats,
trailers, etc.
(2)
One (1) guest space for each five (5) units.
(3)
One (1) space for every non-residential employee.
(c)
Congregate Senior Housing.
(1)
One-half (0.5) parking space per unit. Minimum required per unit
parking may be within a permanent roofed structure with no more than
two (2) enclosed sides. Required parking shall be used or intended
to be used exclusively for the parking of one (1) or more automobiles
and or golf carts only, not for the storage of boats, trailers, etc.
(2)
One (1) guest space for every four (4) units.
(3)
One (1) space for every three (3) non-residential employees.
(d)
Multifamily "Cluster Type" Residential Projects. Multifamily "cluster
type" residential projects shall be provided with adequate size loading
space for standing and for loading and unloading services located
and designed as to avoid undue interference with vehicular or pedestrian
circulation, or block access to parking. Each required loading space
shall be paved with six (6) inches of concrete over a suitable base
and shall not be less than ten (10) feet wide, thirty-five (35) feet
long and fourteen (14) feet high, exclusive of driveways.
(e)
Reduced Parking Requirement. Projects which, by their design, are
intended for age categories significantly older than sixty-two (62)
years, may request a reduced parking requirement if it can be demonstrated
that less demand will be generated.
(Ord. 387 § 1, 1996; Ord. 734 § 3, 2021)
See Section 21.27.120.
(Ord. 387 § 1, 1996)
See Section 21.27.140.
(Ord. 387 § 1, 1996)
See Section 21.27.13.
(Ord. 387 § 1, 1996)
See Section 21.27.110.
(Ord. 387 § 1, 1996)
Accessory structure requirements for individual single-family detached lots not a part of a multifamily "cluster type" residential project, shall be in accordance with Section 21.20.100, of the Residential Development Standards, General.
(Ord. 387 § 1, 1996)
(a)
All utilities services shall be installed underground to the buildings.
(b)
All utilities such as gas meters, electrical meters, telephone pedestal-mounted
terminal boxes, surface-mounted electrical transformers, fire hydrants
or any other potential obstructions shall not be located within the
required parking or turning area or driveway.
(c)
All utility meters shall be screened from view from public or private
streets.
(Ord. 387 § 1, 1996)
See Section 21.90.060.
(Ord. 387 § 1, 1996)
The City Council may approve a Conditional Use Permit modifying
the minimum property development standards in this Section for affordable
housing. The proposed modification shall be requested in writing by
the applicant, accompanied with necessary documentation which will
serve to demonstrate the need for a reduction of development standards.
Modifications to the standards may include but are not limited
to the number of required parking spaces, the parking enclosure requirement,
and open space. The specific standards(s) from which the applicant
is requesting relief shall be identified and alternative development
standard(s) proposed.
(Ord. 387 § 1, 1996)
(a)
Drawers and Shelves. To assist in reaching, drawers and shelves shall
be on gliders or rotating.
(b)
Lever Handles. For easy grip, lever handles shall be used instead
of knobs.
(d)
Storage Space. A minimum of one hundred (100) square feet of storage
space per unit shall be provided.
(e)
Unit Orientation and Window Location. The living room or living space
with the greatest square footage, other than a bedroom, shall have
an operable window facing front or rear yard. For easy visibility
from a sitting position within the unit, at least one (1) window in
the living room shall have a sill no greater than thirty (30) inches
from the floor.
(f)
Recreation Rooms. Every senior housing development shall contain
at least one (1) recreation room, containing not less than four hundred
fifty (450) square feet of floor area.
(g)
Elevators. All dwelling units other than those on the ground floor,
shall be served by elevators. At least one (1) of the required elevators
shall be of the two thousand five hundred (2,500) pound service type
suitable for handling ambulance stretchers. The elevator requirement
may be waived by the Planning Commission when stairways are specifically
designed and maintained for the elderly and comply with the Americans
with Disabilities Act (42 U.S.C. § 12101 et seq.) and Title 24
of the California Code, of Regulations.
(h)
Ramps. Ramps shall be provided between every change of elevation
intended to be used by pedestrians or persons in wheelchairs, other
than change of elevation between stories served by elevators.
(i)
Emergency Signal. Every dwelling unit shall be provided with a mechanism
that will activate an emergency signal at an approved central location.
(j)
Common Areas. All common areas shall be wheelchair accessible.
(k)
Handicapped Units Required. The number of accessible units as specified
in California Code of Regulations, Title 24, Section 1214, shall be
the minimum number of handicapped accessible units required for any
senior housing residential facility.
(l)
Compliance Required. A condition of issuance of said permit shall
be a common ownership of the entire multiple-family unit to be maintained
in one (1) person, firm, partnership or corporation, and that a covenant
binding said owner, or the heirs, executors or assigns thereof, to
the use of said property for such housing of the elderly or handicapped
be recorded in the office of the Riverside County Recorder. Said covenant
shall be in the form and fashion approved by the City Attorney prior
to recordation, and shall run with the land in favor of the City of
Indian Wells, and all tenant occupants of said structure, containing
therein the agreement and promise of said owner, or the heirs, executors
or assigns thereof, that said property will not be used for any purpose
other than the housing of the elderly or handicapped.
No one other than those persons defined as elderly or handicapped
shall occupy any unit constructed and maintained pursuant to a Conditional
Use Permit under this Section, and no person shall permit any person
to violate this Section. No persons shall rent or provide any housing
for which a Conditional Use Permit has been issued pursuant to this
Section to any person who may not lawfully occupy the same in accordance
with the provisions of this Section.
(Ord. 387 § 1, 1996)
Overall requirement is that a total of one hundred (100) square
feet of usable open space shall be provided for each unit.
(a)
Private Open Space. A minimum of fifty (50) square feet of open space
directly adjoining the living areas of dwelling units, which is intended
for all private enjoyment of the residents of the dwelling unit shall
be provided. Private open space shall be defined so that its boundaries
are evident. The minimum horizontal dimension of balconies shall be
five (5) feet.
(b)
Common Open Space. A minimum of fifty (50) square feet of open space
within a single unified development owned, designed, and set aside
for all occupants of the development, or by occupants of a designated
portion of the development, shall be provided. The minimum horizontal
dimension of patios, decks, courtyard areas, and other common space
shall be ten (10) feet.
(Ord. 387 § 1, 1996)
