A. Purpose; Where Permitted. This Section is established in recognition of the unique housing needs of senior citizen residents, and to provide standards for the development of housing that responds to those needs, including but not limited to proximity to shopping, services, and public transit; reduced demand for parking; medical support and similar services; and assistance obtaining appropriate nutrition. Housing development planned for the exclusive occupancy by senior citizen residents shall be permitted in all residential zones, provided such housing development conforms to all requirements of this Chapter 10.10 (Residential Zones) and specifically, this Section 10.10.100 (Senior Citizen Housing Developments).
B. Density Bonus Permitted. Pursuant to § 65915 and § 65917 of the California Government Code, the City shall grant a density bonus for a senior citizen housing development, provided such development complies with all provisions of this Chapter 10.10 (Residential Zones) and specifically, Sections 10.10.090 (Density Bonus for Affordable Housing) and this Section 10.10.100 (Senior Citizen Housing Developments).
C. Occupancy Compliance Required. No one other than a senior person shall be the principal occupant or lessee of a unit constructed in compliance with this Section. No person shall permit any person to violate this Section. No person shall rent any housing to any person who may not lawfully occupy the same in compliance with the provisions of this Section.
D. Recordation of Covenant. Prior to the granting of a building permit for any approved senior citizen housing development, the owner of the property shall execute and record a covenant, approved as to form by the City Attorney and by its terms binding upon the heirs, successors, and assigns of the owner, agreeing to restrict occupancy of all senior citizens dwelling units within such project to persons, at least one of whom is a senior citizen. The covenant shall further restrict the age of all other occupants of senior citizens dwelling units within such project to the greatest extent legally permissible under the provisions of Section 51.3 of the Civil Code of the State of California.
E. Location Criteria. Senior citizen housing developments shall be located within reasonable walking distance proximity to the following services: food store,drugstore, public transit stop, beauty parlor and barber shop, bank, restaurants, and post office. If reasonably locating senior citizen housing developments proximate to these services is not feasible, the City may require that the operator provide a van or mini-bus on a daily basis and free of charge to all project residents.
F. Development Standards. Senior citizen housing developments, in addition to complying with the development standards for the zone in which they are located, shall comply with the following requirements.
1. Building Height. Building height may be increased as a concession for a requested density bonus, but in no case shall any building exceed five stories.
2. Elevators. Elevators shall be provided for any senior citizen development as required by State and Federal laws.
3. Unit Size. No individual dwelling unit shall contain more than two bedrooms. The following minimum sizes shall apply to individual units:
Type of Unit | Minimum Unit Size |
Bachelor | 400 sf |
One-bedroom | 550 sf |
Two-bedroom | 700 sf |
4. Indoor Common Area. For developments containing 20 or more dwelling units, indoor common area space shall be provided. The size of the space shall be no less than 625 square feet. Such space shall be located within the development to be readily accessible to all residents, and shall be designed in a manner that allows for multi-purpose functionality.
5. Outdoor Common Area. Unless otherwise set forth herein, the following standards shall apply:
a. Common open space shall be required for developments having nine or more units.
b. Common open space shall be provided at a ratio of 200 square feet of open space per one dwelling unit. Any single common open space area shall have minimum dimensions of 20 feet by 20 feet.
c. Such common open space shall be located in an area within the development that is easily accessible to all residents.
d. Common open space areas shall be provided with landscaping and other improvements that meet the needs of the residents. All such landscaping and improvements shall be maintained in a safe and usable condition.
6. Parking Requirements. Parking shall be provided as established in Chapter 10.30 (Off-street Parking and Loading).
G. Support Facilities and Services. Senior citizen housing developments may include facilities and services intended to meet the special needs of seniors with respect to minor and routine medical assistance, physical therapy, recreation therapy, nutrition, and similar support services. Such facilities and services, when proposed, shall be reviewed and addressed as part of the Conditional Use Permit process.
H. Basis for Denial of Application. In reviewing an application for senior citizen housing, the City shall take into account the surrounding environment of the proposed senior citizen housing and conditions existing in that environment that could have potential adverse impacts on senior residents with respect to the existence or probable occurrence of noise, dust, vibration, excessive traffic, large gatherings of people, or other conditions that will interfere with the peaceful and quiet enjoyment of such housing for senior citizens. The finding or findings that such adverse conditions exist may serve as a basis for denial of an application.
No Conditional Use Permit for a senior citizen housing development shall be approved that would create an adverse living environment to the residents due to limited open space, lack of amenities, and/or insufficient facilities to promote a positive living environment. (Ord. 935 § 3 (part), 2015)