Chapter 17.36 — SENIOR HOUSING

Senior citizen housing districts shall be created in the same manner as property is reclassified from one zone to another, pursuant to Chapter 17.104 . An S-C-H District shall only be created in areas zoned R-2, Medium Density Residential and R-3, Multiple-Family Residential. When an S-C-H District has been so created, it shall be designated upon the Zoning Map of the City as an overlay zone by adding the parenthetically enclosed letters "S-C-H" after the zoning symbol indicating the R- 2 or R-3 Zone in which the subject property is included.

In accordance with Section 65915 of the California Government Code (Density Bonuses and Other Incentives), the City shall provide incentives for lower income housing developments for purposes and requirements of the S-C-H (Senior Citizen Housing) District. (Prior code § 19-7A.1; Ord. 1253 § 3, 10/14/13)

No person shall construct or maintain any building or structure or use on any lot included within an established S-C-H District unless such building, structure or use is permitted pursuant to the regulations applicable to such lot by reason of its underlying zone classification, and the building, structure or use is qualified by virtue of its conformance to the requirements set forth for senior citizen housing, covenants, conditions, and restrictions in California Civil Section 51.3, as said section may be amended from time to time. (Prior code § 19-7A.2)

The purpose of this chapter is to provide for the unique needs of special housing for senior citizens in a manner compatible with existing and future developments in surrounding areas and in compliance with the General Plan. (Prior code § 19-7A.3)

All properties developed pursuant to this chapter shall comply with the following development standards:

• A. Density. The S-C-H Zone permits densities ranging from 22 to 70 units per acre. For any given site, the density will be based on the following areas of concern:

  1. The capacities of the City water, sewer and storm drain systems are adequate or will be adequate to accommodate the proposed increase in density as well as all other planned land uses in the area.

  2. The increase in density will not have a significant adverse impact on traffic volumes and road capacities, and recreational resources.

  3. The character of the surrounding area will not be adversely impacted or the overall intent of the General Plan sacrificed.

• B. Height Limits. No building shall exceed a height of 40 feet or three habitable stories.

• C. Front Yard. Front yard requirements shall be 15 feet at grade level with no more than five feet encroachment for upper story balcony.

• D. Side Yard. Side yard requirements shall be five feet at grade level with no more than two feet six inches encroachment for upper story balcony.

• E. Rear Yard. Rear yard requirements shall be the same as side yard setback.

• F. Floor Area. The minimum floor area per unit shall be 450 square feet and the maximum floor area shall be 900 square feet.

• G. Lot Coverage. The maximum lot coverage by all residential and accessory buildings shall not exceed 50%. Said lot coverage shall be computed by utilizing the actual roof area of all residential and accessory buildings.

• H. Off-Street Parking. There shall be a total of one off-street parking space per living unit of which a minimum 0.2 of an off-street parking space shall be provided for each unit for the designated use of visitors.

• I. Open Space. Open space shall be provided for private and common purposes as follows:

  1. Private Open Space. All ground- or podium-level units shall have 100 square feet of private open space consisting of a patio or deck adjacent to, accessible from and at the same or

approximate elevation as the primary indoor spaces. All units above the ground floor shall have a balcony or deck of 70 square feet or more.

2. Common Open Space. Common open space shall be provided as follows:

   • a. Projects with less than 50 units shall have a main recreation area of 2,500 square feet with no dimension less than 50 feet.

   • b. Projects with over 50 units shall provide an additional 50 square feet for each unit over 50.

   • c. One-half of the common open space area may be enclosed, and one or more of the following amenities shall be provided as part of the common open space: exercise pool, jacuzzi, putting green, lawn bowling, shuffleboard, outdoor barbecue and eating area.

J. Building Separation. Building separation shall be a minimum of 15 feet. (Prior code § 19-7A.4)