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)