(A) Intent. Alternative housing opportunities for those persons capable of independent living who do not need the level of care provided at convalescent facilities may be provided, subject to the provisions of this section. This article will provide needed housing for those persons who have been identified as impacted groups by the county general plan. This section provides a standard for distinguishing between congregate care residential facilities and other multi-family uses.
(B) Development standards. The following standards of development shall apply for congregate care residential facilities.
(1) Density. The allowable density for a project shall not exceed the density permitted by the underlying zoning classification or the applicable general plan land use category, whichever is less.
(2) Location. The project shall be located in accordance with all applicable developmental and locational guidelines under the general plan and shall be located in those areas which offer appropriate services for the residents of these facilities, including necessary medical, transportation, shopping, recreational, and nutritional programs.
(3) Elevators. No building shall be constructed that exceeds one story in height unless it contains elevators for the use of the occupants. Elevators shall be spaced in a manner which will minimize the walking distance from the elevators to the residential units.
(4) Dwelling units.
(a) The net livable area for each unit shall not be less than 400 square feet for a studio unit, 550 square feet for a one-bedroom unit, and 700 square feet for a two-bedroom unit;
(b) Not less than 4% of the residential units shall be accessible for the handicapped, and all other units shall be adaptable for the handicapped. The handicap units shall be distributed equally throughout the project. All handicap units shall meet the standards set forth in the California Building Code (Cal. Code of Regulations, Title 24, Part 2);
(c) Kitchenettes may be permitted provided that they are sized to meet the immediate needs of the occupants of the unit;
(d) No more than 30% of the units shall be studio units.
(5) Hallways and walkways. Hallways should be kept to a minimum length to avoid the appearance of an oversized home or an institution. Paved pedestrian walkways five feet in width shall be installed between the dwelling units and the recreational areas of the project. All hallways and pedestrian walkways shall be maintained with a minimum of five feet of unobstructed width and adequate vertical clearance to provide unobstructed walking capability. Not less than one accessible route for handicapped persons to all on-site facilities shall be provided. Hallways shall be designed to accommodate the use of walkers, canes, or other mechanical assistance.
(6) Open space and recreation facilities. Not less than 40% of the net area of the project shall be used for open space, recreational facilities, or a combination thereof. Not less than 25% of the required open space area shall be used for active recreational facilities, such as pool, spa, tennis, and gardening by residents. Recreational, public assembly, and similar buildings may be permitted within the project if they are intended for the primary use of persons residing within the project and are located so as not to be detrimental to adjacent properties.
(7) Yard setbacks. Building setbacks from a project’s exterior streets and boundary lines shall be the same as those prescribed by the zone in which the project is located; however, in no case shall such building setbacks for any project be less than those prescribed in the zoning district it is in. The minimum building setback for interior drives and parking areas shall be ten feet.
(8) Building height. The height of buildings shall not exceed that which is permitted in the zone in which the project is located. The maximum permitted height limits must be reduced if it is determined to be necessary for a planned development to achieve compatibility with the area in which the development is located.
(9) Trash areas. Adequate enclosed trash pickup areas, convenient to the residents which they are intended to serve, shall be provided in the project. Trash areas will be screened by a six-foot-high decorative block wall.
(10) Parking. The number of required automobile storage spaces shall be determined at the time of the approval of the project; however, notwithstanding any provision of this code to the contrary, a 20% reduction in the total number of required vehicle parking spaces for residential purposes may be allowed if appropriate, and an additional 5% reduction may be allowed if the applicant proposes alternative senior citizen transportation programs; however, in no case shall the reduction of parking spaces exceed 25% of the total spaces required. Public street parking and tandem parking shall not be counted in this requirement. All required parking spaces shall be located entirely within the development, accessible to the units which they serve, and no parking space shall be located more than 150 feet from the unit it is designed to serve. Parking requirements for other facilities within the development may not be reduced. Not less than 10% of the required parking spaces shall be designed and designated for use by handicapped persons; however, there shall be at least one designed and designated handicapped parking space provided for each handicapped resident. Handicapped parking spaces shall be distributed evenly throughout the parking areas.
(11) Access. The number and location of vehicular access openings into a project shall be as specified by the Public Works Department.
(12) Supportive services. Services that support the residents shall be provided. At a minimum, the following services shall be provided.
(a) Laundry facilities. One washing machine and dryer shall be provided for every 20 rooms;
(b) Housekeeping and linen service. At a minimum, weekly service shall be provided;
(c) Communications. A “panic button,” intercom, or other similar device shall be provided in each room for communication with the central office/security desk;
(d) Central dining. A central dining room shall be provided. The size of the room shall be sufficient to accommodate the residents. The minimum room size shall be the product of the proposed maximum number of residents in the facility multiplied by five square feet per resident; however, in no instance shall the central dining room be less than 350 square feet;
(e) Miscellaneous facilities. The following services are permitted within a congregate care residential facility provided they do not exceed 5% of the total square footage of the area in the building:
1. Barber and beauty services;
2. Religious facilities;
3. Commercial uses that are compatible with the proposed use and provide a service to the residents. Such uses may be open to the general public.
(13) Public transit access. Public transit shall be addressed in the project’s design.
(14) Airport influence area. Proposed facilities shall not be located within the airport influence area, as depicted on the maps included in the most recently adopted version of the Hollister Municipal Airport Land Use Compatibility Plan.
(Ord. 1043 § 3 (part), 2022)