Chapter 17.38 — SENIOR CITIZEN HOUSING

The purpose of this chapter is to:

• A. Encourage the development of affordable senior citizen housing that offers easy access to needed services.

• B. Recognize senior citizen housing as a special land use associated with the needs of elderly and low income persons.

• C. Establish standards to ensure that senior housing is designed for the intended occupancy and is also compatible with other permitted uses within the same zone.

• A. This chapter shall apply to applications for senior citizen housing developments, as defined in Part 7 (Definitions).

• B. In the event of any inconsistency between regulations in this chapter and those outside of this chapter, the provisions of this chapter shall govern.

• A. The review and decision-making authority for senior housing developments shall depend on the permit required by the zone in which the senior housing development is proposed. Refer to Part 2 (Zoning Districts, Land Uses, and Development Standards) of the Zoning Ordinance for land use regulations for each zoning district. Refer to Part 5 (Land Use and Development Approval Procedures) of the Zoning Ordinance for permit application procedures.

• B. The review authority shall be guided by the provisions of this chapter when reviewing a senior housing application, in addition to the standards of the zone in which the senior housing project is proposed. In the event of any inconsistency between regulations in this chapter and those outside of this chapter, the provisions of this chapter shall govern.

• A. A senior citizen housing development shall comply with all applicable requirements of the underlying zone, except as provided in Section 17.38.050 (Design and Performance Standards).

• B. A senior citizen housing development shall be consistent with the criteria and standards of Section 17.38.060 (Parking Concessions) below and the associated findings for approval of the permit application as specified in Part 5 (Land Use and Development Approval Procedures) of the Zoning Ordinance.

• A. A senior citizen housing development shall have a floor area that is at least 80 percent of the minimum floor area required for the respective zone.

• B. A senior citizen housing development shall provide a minimum of 100 square feet of outdoor living space for each unit. At least 50 square feet of that space shall be private outdoor living space for each unit.

• C. A senior citizen housing development shall provide one or more of the following common facilities for the exclusive use of the senior citizen residents:

  1. Central cooking and dining room.

  2. Beauty salon/barber shop.

  3. Small pharmacy.

  4. Recreation room.

  5. Library.

• D. A senior citizen housing development shall provide laundry facilities at a ratio of no less than one washer and dryer for every 10 dwelling units, if washers and dryers are not provided in individual units.

• E. A senior citizen housing development shall provide an on-site manager's unit for rental projects exceeding 15 or more units.

• F. A senior citizen housing development may be permitted to exceed the density, floor area ratio, and height standards of the underlying zone pursuant to Chapter 17.17 (Density Bonus Program).

• G. A senior citizen housing development may be permitted to vary from the standards of the underlying zone at the discretion of the review authority, provided the intent of softening the impacts of mass and bulk is met.

• H. A senior citizen housing development may provide services and programs such as:

  1. Social and recreational programs.

  2. Continuing education, information and counseling services.

  3. House cleaning/cooking.

  4. Inside/outside maintenance services.

  5. Emergency and preventative health care programs/services.

  6. Transportation services.

• I. The senior citizen housing applicant/developer shall record a covenant (and covenants for each unit in the case of for-sale housing) with the San Bernardino Recorder's office restricting the use of the project to senior citizen housing and describing the continuing responsibility for the operational features approved as part of the project. Such restrictions shall apply unless and until an alternative use is approved by the City that complies fully with all standards applicable to the underlying district.

• J. Each person in residence in each dwelling unit shall be 62 years of age or older. All owners of rental senior citizen housing projects approved pursuant to this section shall be required to submit, in December of each calendar year, an updated list of all project tenants and their age to the Development Services Director.

• A. A senior citizen housing development shall provide one space for each unit with half the spaces covered, plus one guest parking space for each 10 units.

• B. Refer to Section 17.17.080 (Parking Concessions) for additional parking concessions.