Recognize the housing needs of senior citizens;

Provide a mechanism and standards for the development of rental or for-sale housing available to senior citizens;

Provide comprehensive standards and regulations to ensure housing is designed to meet the special needs of senior citizens (i.e., physical, social and economic needs);

Facilitate the establishment of housing for senior citizens within certain zones subject to the approval of a site development plan;

Comply with state and federal laws prohibiting age discrimination in housing; and

Provide standards and regulations for housing for senior citizens construed in accordance with California Civil Code Sections 51.2, 51.3 and 51.4, the Federal Fair Housing Act, and the Federal Code of Regulations Title 24 Sections 100.300 to 100.308.

The proposed project should be located in close proximity to a wide range of commercial retail, professional, social and community services patronized by senior citizens; or have its own private shuttle bus which will provide daily access to these services;

The proposed project should be located within a reasonable walking distance of a bus or transit stop unless a common transportation service for residents is provided and maintained;

The proposed project should be located in a topographically level area; and

Development of housing for senior citizens at the proposed location should not be detrimental to public health, safety and general welfare.

Parking shall be provided consistent with the standards specified in Chapter 21.44, unless otherwise specified in this section.

Whenever possible, parking spaces should be laid out at either a thirty, forty-five or sixty degree angle; and

Required parking spaces shall be available to residents of the project at no fee.

The minimum amount of common area required in each project shall be no less than twenty square feet per dwelling unit;

Common space excludes all stairwells and any balconies of less than forty square feet;

Unless the building is serviced by an elevator, common rooms shall be located on the ground floor; and

Adjacent toilet facilities for men and women shall be provided.

Social and recreational programs;

Continuing education, information and counseling services;

House cleaning/cooking;

Inside/outside maintenance services;

Emergency and preventative health care programs/services; and

Transportation services.

Tubs and/or showers equipped with, or adaptable for, at least one grab bar;

Tubs and/or showers equipped with temperature regulating devices;

Slip resistant tub and/or shower bottom surfaces; and

Peepholes in entry doors.

A dwelling unit should be designed to be accessible or adaptable for disabled access;

An adaptable dwelling unit has all accessible features that a fixed accessible unit has but allows some items to be omitted or concealed until needed so the dwelling unit can be better matched to individual needs when occupied; and

In an adaptable unit, wide doors, no steps, knee spaces, control and switch locations, grab bar reinforcing and other access features must be built in. Grab bars, however, can be omitted and installed when needed. Knee space can be concealed by installing a removable base cabinet that can be removed when needed. Counter tops and closet rods can be placed on adjustable supports rather than fixed at lower heights as required for wheelchair users.

The preliminary review application shall include the following information:

After review of the preliminary application, the planning division shall provide to an applicant a letter identifying project issues of concern to staff, and the incentives or assistance that the City Planner can support when making a recommendation to the final decision-making authority.

In addition to the application requirements specified in Chapter 21.06, a minor site development plan or site development plan application for housing for senior citizens shall include the following information:

The decision-making authority for the minor site development plan or site development plan shall be as specified in Chapter 21.06 of this title, unless the project involves a request for financial incentives from the city. If financial incentives are requested, the City Council shall have the authority to approve, conditionally approve or deny:

The project is consistent with the various goals, objectives, policies and programs of the general plan, the provisions of municipal code Title 21 (zoning ordinance), the local coastal program (if applicable), and/or the provisions of an applicable master or specific plan;

The project site is adequate in size and shape to accommodate the proposed project;

The project is properly related to and will not adversely impact the site, surroundings and environmental settings, and will not be detrimental to existing uses specifically permitted in the area in which the proposed project is to be located;

The project shall not result in density or design that is incompatible with other land uses in the immediate vicinity, and the project will provide and maintain all yards, setbacks, walls, fences, landscaping, and other features determined necessary to provide compatibility with existing or permitted future uses in the neighborhood;

The street system serving the proposed project is adequate to properly handle all traffic generated by the project; and

The request for a density bonus and/or additional incentive(s) is consistent with the provisions of Chapter 21.86 of this code. (This finding shall only apply to projects requesting a density bonus and/or additional incentives.)

Limitations on occupancy, residency or use on the basis of age;

In a "senior citizen housing development," upon the death, dissolution of marriage, or upon hospitalization, or other prolonged absence of the qualifying resident, any qualified permanent resident, as defined in this chapter and Section 51.3 of the California Civil Code, shall be entitled to continue his or her occupancy, residency, or use of the dwelling unit as a permitted resident. This provision shall not apply to a permitted health care resident;

In a "senior citizen housing development," a permitted health care resident shall be entitled to occupy a dwelling unit during any period that the person is actually providing live-in, long-term, or hospice health care to a senior citizen or qualifying resident for compensation, which includes the provision of lodging and food in exchange for care;

In a "senior citizen housing development," upon the absence of the qualifying resident, a permitted health care resident shall be entitled to continue his or her occupancy, residency, or use of the dwelling unit only if: a) the qualifying resident became absent from the dwelling unit due to hospitalization or other necessary medical treatment and expects to return to his or her residence within ninety days from the date the absence began; and b) the absent qualifying resident, or an authorized person acting for the qualifying resident, submits a written request to the owner, HOA, Board of Directors, or other governing body stating that the qualifying resident desires that the permitted health care resident be allowed to remain in order to be present when the qualifying resident returns to reside in the development. The HOA, Board of Directors, or other governing body may permit a permitted health care resident to remain for a period longer than ninety days, but not to exceed an additional ninety days;

In a "senior citizen housing development," for any person who is a qualified permanent resident, as defined in this chapter, whose disabling condition ends, the owner, HOA, Board of Directors, or other governing body may require the formerly disabled resident to cease residing in the development, subject to the provisions of California Civil Code Section 51.3(b)(3); and

In a "senior citizen housing development," CC&Rs or other documents or written policy shall allow temporary residency for a guest, who may be less than fifty-five years in age, of a qualifying resident, or qualified permanent resident, for periods of time, not less than sixty days in any year, that are specified in the CC&Rs or other documents or written policy.