A.
The
special housing (SH) combining zone is intended to encourage special
housing types that warrant special development standards.
B.
With
respect to senior citizen housing, the objectives of this Article
are:
1.
Facilitate
development of areas suitable for senior citizen residential use.
2.
Recognize
the special needs of a senior citizen residential development as distinguished
from other type residential development.
3.
The
regulations as they pertain to senior housing are further intended
to provide for the opportunity to combine the (SH) zone with any other
zone if the City deems it to be in the public interest.
(Ord. 2004-884; Ord. 2011-968 § 10; Ord. 2019-1056 § 3)
A.
Planned
senior residential developments when constructed in conjunction with
an approved Federal, State, or local program found to be in the public
interest, and when at least one occupant in each unit is 62 years
of age or older. The City may upon specific request approve the inclusion
of facilities for the handicapped. Such developments shall be subject
to approval of a conditional use permit unless classified as affordable
units, in which case, the project shall be subject to design review.
B.
Accessory
uses or structures incidental to the permitted use.
C.
Any
use permitted by the underlying zone when the Planning Commission
and/or City Council determine that both uses are compatible and within
the intent of both the underlying zone and the special housing (SH)
zone.
(Ord. 2004-884; Ord. 2011-968 § 11; Ord. 2019-1056 § 3)
Eligibility. To be eligible for the property development standards
set forth in subsection C of this section, the developer must meet
the applicable provisions of Government Code Section 65915, including
that the developer proposes to construct a housing project containing
at least 50 percent of the units for senior citizens. The term "senior
citizen" as used herein shall have the same meaning as set forth in
Civil Code Section 51.3(b)(1) and shall mean a person 62 years of
age or older, or 55 years of age or older in a "senior citizen housing
development." The term "senior citizen housing development" as used
herein shall have the same meaning as set forth in Civil Code Section
51.3(B)(4) and shall mean a residential development consisting of
at least 35 dwelling units, which is developed for, or substantially
rehabilitated for, senior citizens.
(Ord. 2004-884; Ord. 2011-968 § 12; Ord. 2019-1056 § 3)
The following development requirements shall apply to all senior
citizen developments:
A.
General
Requirements.
1.
The
senior citizen development shall be designed and developed in a manner
compatible with and complementary to existing and potential development
in the immediate vicinity of the project site. Site planning on the
perimeter shall provide for the protection of the property from adverse
surrounding influences as well as protection of the surrounding areas
from potentially adverse influences within the development.
2.
All
exceptions that apply under State and Federal law for residents under
age 62 shall also apply under this article.
B.
Specific
development standards. The specific site development requirements
outlined in Table 18.18-1 shall apply to a senior citizen development
in any overlay zone. The requirements are minimum unless otherwise
stated. In the event that the underlying zone has more restrictive
setback requirements, then the more restrictive requirement shall
govern.
|
Table 18.18-1
SENIOR CITIZEN PROJECT DEVELOPMENT STANDARDS
| |
|---|---|
|
|
Standards
|
|
Minimum site area
|
2 acres
|
|
Minimum lot size
|
None
|
|
Minimum front yard setback
|
20 ft.
|
|
Minimum side yard setback, interior
|
10 ft.
|
|
Minimum side yard setback, street
|
20 ft.
|
|
Minimum rear yard setback
|
20 ft.
|
|
Minimum space between buildings
|
10 ft.
|
|
Maximum building height1
|
35 ft.
|
|
Maximum density
|
25 units/net acre
|
|
Maximum site coverage
|
60%
|
|
Minimum dwelling unit size
|
Floor area to be determined by a conditional use permit.
|
|
Minimum parking spaces per unit
|
As required by conditional use permit.
|
|
Occupancy
|
Senior citizen or handicapped; at least one occupant per unit
is 62 years of age or older.
|
|
1
|
Or as otherwise approved by the Planning Commission in conjunction
with a conditional use permit or design review.
|
C.
Open
Space.
1.
Required
open space shall comprise at least 20 percent of the total area of
the planned development. Land occupied by buildings, street, driveways
or parking spaces may not be counted in satisfying this open space
requirement; provided however, that land occupied by recreational
buildings and structures may be counted as required open space.
2.
All
or any part of the required open space shall be reserved for use in
common by the residents of the development. The Planning Commission
may require that open space easements over the required open space
be conveyed to the City.
3.
Each
building shall be surrounded on all sides by relatively level open
space having a slope no greater than 10 percent and extending a minimum
distance of 10 feet in all directions measured from the furthest projection
of the external walls of the building.
D.
Setback
Adjacent to Streets and Common Areas. No building, except as hereafter
provided, shall be located closer than five feet from any interior
vehicular or pedestrian way, trail, court, plaza, open parking lot
or any other surfaced area reserved for public use or for use in common
by residents of the development. Such setback shall generally be measured
from the nearest edge of a surfaced area; provided, however, that
where no sidewalk exists in conjunction with a public or private street,
such setback shall be measured from the nearest edge of the street
right-of-way or private road easement.
E.
Streets.
All public streets within or abutting the proposed development shall
be dedicated and improved to City specification for the particular
classification of street. When the developer desires to retain any
streets within the development as private streets, such streets shall
be permanently reserved and maintained for their intended purpose
by means acceptable to the Planning Commission and the City Attorney.
Other forms of access, such as pedestrian ways, courts, plazas, driveways
or open parking lots shall not be offered for dedication.
(Ord. 2004-884; Ord. 2019-1056 § 3)
Prior to submitting an application for a senior housing development,
the applicant or prospective developer should hold preliminary consultations
with the Community Development Department and other City staff to
obtain information and guidance before entering into binding commitments
incurring substantial expense in the preparation of plans, surveys
and other data. Such preliminary consultations should be relative
to Federal, State, and local program requirements in guaranteeing
the project's consistency with the objective of this combining zone.
Additionally, during the pre-application process, the developer should
be prepared to discuss any requests for incentives and/or a density
bonus.
(Ord. 2004-884; Ord. 2011-968 § 13; Ord. 2019-1056 § 3)
An application for a senior housing development must be for
a parcel or parcels of land which is under the control of the person,
corporation, or entity proposing the development. The application
shall be accompanied by the following plan and maps:
A.
A boundary survey map of the property or if the applicant proposes to subdivide the property, a subdivision map in compliance with Chapter 17.08.
B.
Topography
of the property and the preliminary proposed finished grade shown
at contour intervals of not to exceed two feet.
C.
The
gross land area of the development, the present zoning classification
and land use of the area surrounding the proposed development, including
the location of structures and other improvements.
D.
A general
development plan with at least the following details shown to scale
and dimensions:
1.
Location
of each existing and each proposed structure in the development area,
the use or uses to be contained therein, the number of stories, gross
building and floor areas, approximate location of entrances thereof;
2.
All
streets, curb cuts, driving lanes, parking areas, public transportation
points and illumination facilities for the same;
3.
All
pedestrian walks, malls and open areas for use of occupants and members
of the public;
4.
Location
and height of all walls, fences and screen planting, including a detailed
plan for the landscaping of the development and the method by which
such landscaping is to be accomplished;
5.
Types
of surfacing, such as paving or turfing to be used at various locations;
6.
A
preliminary grading plan of the area.
E.
Plans
and elevations of building and structures sufficient to indicate the
architectural style and construction standards.
F.
The
proposed means for assuring the continuing existence, maintenance
and operation of the project as an affordable housing project.
G.
Such
other information as may be required by the Community Development
Director to allow for a complete analysis and appraisal of the planned
development.
(Ord. 2004-884; Ord. 2011-968 § 14; Ord. 2019-1056 § 3)
All development within the (SH) zone shall comply substantially
with the site plans as approved by the design review or conditional
use permit. Any modification shall be as prescribed in 18.36.275.
(Ord. 2004-884; Ord. 2019-1056 § 3)
