Land classified in a S-H Zone shall also be classified in an A, E, R-1 or R-2 Zone and the following regulations shall apply in the S-H Senior Housing Zone unless otherwise provided in this chapter.
(Ord. 3407, 1970; Ord. 3710, 1974)
A. 
These regulations are designed and intended to insure the orderly development of land in conformance with the comprehensive scheme contemplated by the General Plan of the City of Santa Barbara by permitting the enforcement of restrictions other than those imposed by the other zone districts in this title where justified by the existence of the following findings:
1. 
The Planning Commission finds that a substantial need exists in the community for additional housing facilities for elderly persons of low and moderate incomes.
2. 
The Planning Commission finds that the characteristics of the site development proposed are such that the surrounding properties will not be adversely affected by the proposed senior housing project.
3. 
The Planning Commission finds that sufficient safeguards exist which will assure the long term continued use of the premises in accordance with the intent of this section and the conditions of approval of the development.
4. 
The design of the buildings shall be such that it is compatible and/or convertible to uses consistent to the zone in which the buildings are located.
B. 
These regulations are further designed and intended to insure that development occurs substantially in conformance with the developer's plans submitted as a basis for a proposed rezoning; to avoid the possibility of providing an excessive area of land zoned for the same uses as a result of failure to fully develop the land so zoned; and to minimize the use of rezoning primarily as a method of appreciating the value of a specific parcel of land for speculative purposes when such rezoning excludes comparable rezoning of other properties.
C. 
These regulations recognize that more than one parcel or group of parcels of land may be suitable for a specified use but that if all such suitable parcels are zoned for such use there would result an imbalance in the area zoned for various types of uses to the detriment of the community or the district as a whole.
(Ord. 3407, 1970; Ord. 3710, 1974; Ord. 3877, 1977)
For purposes of this part, elderly persons or senior citizens are defined as follows: Low and moderate income persons, 62 years of age or older.
(Ord. 3407, 1970; Ord. 3710, 1974)
A. 
Adoption of an amendment applying the provisions of this section to any property shall be accomplished only following application by the property owner in accord with the procedure established herein and, where effective, shall be indicated on the zoning map by the symbol S-H in combination with the symbol for the basic A, E, R-1 or R-2 Zone.
B. 
To apply for a S-H Zone, the applicant shall file with the Division of Land Use Controls a rezoning request and fee together with a development plan as hereinafter described. After review by the Division of Land Use Controls for compliance with applicable ordinances the application shall be considered by the Planning Commission which may approve, modify or deny the application. Action of the Planning Commission shall be subject to appeal to the City Council in the manner set forth in Chapter 28.92 of this title.
C. 
After approval of the development plan by the Planning Commission the City Council may adopt the development plan as an amendment to the Zoning Ordinance, incorporating such modifications and conditions as have been recommended by the Planning Commission. At the same time the zoning map shall be changed to show the S-H symbol on the subject property.
D. 
Subsequent to the effective date of the amendment and within any time limitations established in the amendment or any time extensions granted by the Planning Commission, the applicant shall file with the Planning Commission a precise plan incorporating all buildings and structures proposed to be constructed in the first stage of development. The precise plan shall not be considered unless it is in a form acceptable to the Division of Land Use Controls for processing building permits thereon and conforming to the City Building Division for processing building permits thereon and conforming to the conditions of the approved development plan or any approved modifications thereof. The Planning Commission shall review the precise plan for substantial conformance with the development plan and the requirements of the amendment incorporating the development plan; no grading or building permits for buildings or structures proposed for construction under this section shall be issued prior to approval of the precise plan by the Planning Commission.
E. 
The plans and elevations for all buildings and structures to be erected in a S-H Zone shall be reviewed in the manner and according to the procedure as set forth in Chapter 22.68 or 22.69 of the Santa Barbara Municipal Code, depending on whether the proposed buildings are single family residences or multi-family residences.
(Ord. 3407, 1970; Ord. 3710, 1974; Ord. 5416, 2007)
In order to insure continued use of the development for affordable housing for elderly persons, prior to the approval of any precise plan for development under this chapter, the applicant shall submit evidence satisfactory to the Planning Commission that an enforceable regulatory agreement exists to assure the continued operation of the facility for its intended use for not less than 30 years. Said agreement shall be reviewed by the Office of the City Attorney.
No variance, modification or other waiver to this section shall be granted.
(Ord. 3407, 1970; Ord. 3710, 1974; Ord. 3877, 1977; Ord. 4364, 1985)
A. 
Any use permitted in the basic zone in which the land is classified, and when so used subject to all of the provisions contained in sections defining said zone.
B. 
Housing developments for elderly persons, including group dining and recreation facilities accessory thereto subject to the provisions of this chapter.
(Ord. 3407, 1970; Ord. 3710, 1974)
Neither the Planning Commission nor the Division of Land Use Controls shall accept for filing an application and development plan which does not comply with all of the following provisions:
A. 
No building shall exceed a height of two stories.
B. 
No building shall contain more than four units.
C. 
No building containing residence units shall exceed a gross floor area of 2,200 square feet exclusive of garages or carports.
D. 
The total number of residence buildings in the development shall not exceed the product of the net area of the site in acres multiplied by the following appropriate density factor for the basic zone in which the site is located:
BASIC ZONE
RESIDENCE BUILDINGS
DWELLING UNITS PER ACRE
A-1
0.8
3.2
A-2
1.5
6.0
E-1
2.3
9.2
E-2
3.6
14.4
E-3
4.6
18.4
R-1
5.6
22.4
R-2
5.6
22.4
This provision shall not be construed as granting any right to the applicant to the maximum number of buildings and units represented by the above density factors. The Planning Commission and/or City Council may, in order to carry out the intent of this chapter, further limit the total number of buildings in the development and/or density of buildings per acre of net site area.
E. 
Any single uncovered parking area shall not provide more than 10 parking spaces. A parking area containing spaces on both sides of a common aisle shall be counted as one parking area.
F. 
Carports and garages shall be attached to and made a part of a main building. No carport or garage shall provide more than three auto parking spaces.
G. 
No more than 10% of the number of buildings in a development shall have a flat roof. All other roofs shall be hipped or gabled. The intent of this provision is to minimize the contrast between the architectural character of the development and the typical or standard architectural style of single-family dwellings in the community.
H. 
All buildings shall be located on the site in a manner similar to the way residences might be located in the zone in which the property is classified. For example, if PUD, they may be clustered; if single-family, they should be laid out like a standard subdivision. To demonstrate this, the applicant shall submit, in rough form, a practical subdivision scheme of the property with the proposed buildings shown thereon. Lot sizes, frontages, street alignments, setbacks and all other aspects of such hypothetical subdivision shall be in accordance with applicable Zoning Ordinances and Subdivision Ordinance requirements.
(Ord. 3407, 1970; Ord. 3710, 1974; Ord. 3877, 1977)
Setback requirements shall be the same as in the base zone in which the property is located.
(Ord. 3407, 1970; Ord. 3710, 1974; Ord. 5459, 2008)
The minimum distance between buildings shall be the same as required in the basic zone in which the property is located.
(Ord. 3710, 1974)
Off-street parking shall be provided as required in Chapter 28.90 of this title.
(Ord. 3407, 1970; Ord. 3710, 1974)
Signs shall be permitted as provided in the basic zone in which the property is located.
(Ord. 3407, 1970; Ord. 3710, 1974)
The Planning Commission may recommend and the City Council may adopt as part of the development plan, and may require in the precise plan, requirements, regulations, limitations and restrictions more restrictive than those specified elsewhere in this title, and designed to protect property values in the vicinity of the subject property and the public peace, health, safety and general welfare of persons residing, working in and passing through the neighborhood.
(Ord. 3407, 1970; Ord. 3710, 1974)
A. 
Any ordinance amendment establishing an S-H classification under this chapter shall establish a time limitation within which a precise plan or a substantial portion thereof must be approved by the Planning Commission, provided that such time limitation shall not exceed two years from the effective date of said ordinance amendment.
B. 
An ordinance amendment establishing an S-H classification shall terminate and the affected property shall automatically revert to the district classification represented by the basic symbol at the end of the time limitation if the precise plan or a substantial portion thereof has not been approved by the Planning Commission. For good cause shown, the Planning Commission may extend such time limitation for not to exceed a total additional time of six months. Any precise plan which has not been disapproved within 60 days from the date that it was submitted to the Planning Commission shall be deemed approved unless the applicant agrees to a time extension.
C. 
Any ordinance amendment adopted under the provisions of this section terminates and the affected property shall automatically revert to the district classification represented by the basic symbol if, within 18 months after Planning Commission approval of a precise plan, the construction incorporated in the precise plan has not been substantially commenced. Such 18 month period may be extended by the City Council upon the showing of good cause.
(Ord. 3407, 1970; Ord. 3710, 1974; Ord. 3877, 1977)
Any application for the establishment of an S-H Senior Housing Zone shall be accompanied by a development plan drawn to scale together with supporting data and showing the following:
A. 
The boundaries of the property, the width, location and names of surrounding streets and uses of adjacent properties.
B. 
A plot plan drawn to scale showing the location and dimensions of all existing and proposed structures, landscaping, parking areas and other proposed uses on the subject property supplemented by a narrative description of all improvements proposed to be installed and the general types of uses on each portion of the property.
C. 
Schematic drawings and renderings showing the architectural design of buildings and structures proposed to be constructed.
D. 
A schedule of time for construction of various portions of the development if the construction is to occur in stages.
The development plan and any supplemental data shall be filed as a permanent record in the Office of the Division of Land Use Controls.
(Ord. 3407, 1970; Ord. 3710, 1974)
A. 
The precise plan shall consist of a map or maps together with supplemental descriptive data which shall show the location of all buildings and structures to be constructed or maintained upon the property or properties and such other information as may be needed to fully describe and locate all features of the proposed development. The precise plan and any supplemental data shall be filed as a permanent record in the Office of the Division of Land Use Controls.
B. 
After the effective date of the amendment applying the S-H symbol to a parcel of property, no grading shall be commenced, nor shall any building or structure be erected, moved, altered, enlarged or rebuilt on such property except in compliance with the precise plan approved by the Planning Commission.
(Ord. 3407, 1970; Ord. 3710, 1974; Ord. 4364, 1985)
The maximum permitted occupancy of units developed in an S-H Overlay Zone is restricted as follows:
A. 
Efficiency or studio unit: One resident.
B. 
One bedroom unit: Two residents.
C. 
Two bedroom unit: Four residents.
D. 
For units having three or more bedrooms, the maximum permitted occupancy of such units shall be restricted to two persons per bedroom per unit.
(Ord. 3407, 1970; Ord. 3710, 1974)