The senior housing overlay district (SHO) is established to provide for the development of senior citizen housing pursuant to standards that reflect the unique needs and character of senior citizen housing in the city of Coachella. As such, it is the objective of this overlay district to encourage the development of senior citizen housing with appropriate amenities tailored to the needs of seniors to address the current shortage of affordable senior housing in the city as well as the projected growth needs of the senior citizen community. The SHO District shall provide standard incentives for the development of a wide variety of specialized housing designed and restricted to residents aged fifty-five (55) years or older and qualified disabled residents.

(Ord. 991 (part), 2007)

As used in this chapter:

"Apartment" means a residential unit accessible by passage through common hallway shared with other units.

"City" means the city of Coachella, a California municipal corporation.

"City council" means the city council of the city of Coachella.

"Cluster-style development" means a development project in which buildings are concentrated together in specific areas to minimize infrastructure and development costs while achieving the allowable density. Such a project also allows the preservation of natural open space for recreation, common open space, and preservation of environmentally sensitive features.

"Condominium" means a structure of two or more units, the interior space of which is individually owned; the balance of the property is owned in common by the owners of the individual units.

"Density bonus" means those density increases, concessions and incentives granted by city for the development of senior project in accordance with Government Code, Section 65915.

"Low-income households" means those households meeting the criteria contained in California Health & Safety Code, Section 50079.5.

"Moderate-income households" means those households meeting the criteria contained in California Health & Safety Code, Section 50093.

"Senior" or "senior citizen" means, as more particularly set forth in Section 51.3 of the California Civil Code, as said section may be hereinafter amended to succeeded, a person fifty-five (55) years or older.

"Townhome" means a residence, often including two or three stories that are connected by a common wall to another residence.

"Very low-income households" means those households meeting the criteria contained in California Health & Safety Code, Section 50105.

(Ord. 991 (part), 2007)

The senior housing overlay district shall be in the form of an overlay zone and shall be established only in conjunction with another residential zone. When the SHO zone designation is added to such property, the provisions of this chapter shall apply in addition to the regulations provided by the underlying zone. Wherever there is conflict or inconsistency between the provisions of this chapter and the underlying zone, the provisions of this chapter shall be controlling. Any parcel designated with this overlay zone shall be designated on the official zoning map with the symbol "SHO" together with the underlying zoning designation (i.e., R3/SHO).

(Ord. 991 (part), 2007)

Only the primary use, accessory uses and structures related to the primary use, and support facilities directly related to the following senior housing residential facilities shall be permitted in the SHO District. Specific types of senior residential development that may occur within the SHO District include the following:

Active Retirement Community. A project in this category is specifically designed with the senior resident in mind and provides appropriate amenities and designs to accommodate the active senior lifestyle. Typical residents are healthy, active, and completely capable of independent living. Projects provide a common amenity package in return for smaller lots, unit sizes and other design incentives. Amenity packages may include a golf course, clubhouse, sport facilities, cultural facilities, and/or arts and crafts activity areas. Dwelling unit types may be single-family, attached or detached, or multiple-family attached including apartments, condominiums and townhomes.

Independent Living Units. A project designed for the senior resident who needs specialized services and amenities to accommodate their special needs and prolong their ability to live independently. Such services include meal preparation, common dining facilities, emergency call monitoring, housekeeping services, shuttle services, and delivery of groceries and pharmaceuticals. The project includes specially designed units and grounds to accommodate reduced mobility, sight, and hearing problems. Services to support the care of an ailing spouse such as adult day care services, limited nursing services may also be provided. Unit types may range from single-family detached to multiple-family clustered buildings.

Congregate Housing Community. A project in this category is designed for the senior resident who needs significant care and services including nursing care and medical services. Unit types may include smaller apartments with small kitchenettes, but also common dining facilities and community activity centers. Specific services may include security, activity centers, housekeeping, emergency monitoring and transportation.

(Ord. 991 (part), 2007)

The density shall be determined based upon the base zone for which the SHO Districts is applied and shall be consistent with density of the general plan designation. Increased density may be granted for affordable housing projects pursuant to the provisions of California Government Code, Section 65915.

(Ord. 991 (part), 2007)

The city council may approve a conditional use permit that modifies the project's density and development standards for qualified affordable projects. The proposed modification shall be requested in writing by the applicant and accompanied by documentation that demonstrates that the project qualifies as a project for very low-, low-, and/or moderate-income residents as defined by state law.

In the event that the city council determines that the project qualifies as an affordable housing project, they may approve an incentive program designed to assist the project in achieving affordability. The incentive program may include, but is not limited to, an increase in density, a reduction in parking, setbacks, open space, or a modification of any other design requirement as determined by the city council.

(Ord. 991 (part), 2007)

All development within the SHO District designation shall be subject to architectural review in accordance with Section 17.72.010 of this title.

(Ord. 991 (part), 2007)

A.

Minimum Building Area. The minimum total lot area for multifamily senior housing projects shall be twenty thousand (20,000) square feet.

Individual single-family residential lots developed in a "cluster" style shall have a minimum lot area of two thousand five hundred (2,500) square feet.

B.

Minimum Dwelling Unit Size. The minimum unit size for senior residences shall vary according to the presence or absence of a common dining facility within the project that is available to all residents within the project. Each unit shall contain a kitchen/kitchenette that will include at least two burners, an oven, a refrigerator/freezer, sink, counter space and storage. Minimum unit size by unit type shall be:

C.

Parking. Parking requirement shall be based upon the type of senior housing facility proposed.

1.

Active Retirement Community.

a.

Single-Family Units. Two enclosed parking spaces per unit; one space for every nonresidential employee on the largest shift.

b.

Townhome/Condominium. Two enclosed parking spaces per unit with at least one space must be enclosed; one space for every nonresidential employee on the largest shift; one guest space for every five units.

c.

Apartment. One space for every bedroom within the comple; one space for every nonresidential employee on the largest shift; one guest space for every five units.

d.

Additional parking may be required based upon the amenity package of the project and may include supplemental parking for golf cart or other vehicle types.

2.

Independent Living Units. One covered or enclosed parking space for each unit; one parking space for every nonresident employee on the largest shift; one guest space for every five units.

3.

Congregate Housing. One-half covered or enclosed space per unit; one parking space for every nonresident employee on the largest shift; one guest space for every five units; one space for every two nonresident employee on the largest shift.

4.

Loading. All multifamily senior housing projects shall provide designated loading space of an adequate size to meet the loading and unloading needs of the project. These designated loading areas will be for the loading and unloading of both goods and people. All loading areas shall be located so that they do not interfere with vehicular or pedestrian traffic or block access to parking areas. Each designated loading area shall be paved with six inches of concrete over suitable base and shall be not less than ten (10) feet in width and thirty-five (35) in length, with a minimum of fourteen (14) feet clearance, exclusive of driveways.

5.

All parking lots shall include spaces designated for handicapped parking in compliance with the provisions established under Section 070.03(D) of the Zoning Ordinance. Additional handicapped spaces may be required based upon the specific project and resident needs.

6.

Reduced Parking Standards. Parking requirements may be reduced if the applicant provides evidence that the project will serve residents of an age category that is over sixty-two (62) years of age or other evidence that the proposed project will generate less demand for parking.

D.

Binding Covenant or Agreement. A covenant or agreement shall be recorded against the property with the Riverside County recorder's office. The covenant and/or agreement shall bind owners, successors, heirs and assigns to use the property as a multifamily senior housing project by senior citizens and/or the handicapped and may include approved affordability covenants. The covenant and/or agreement shall be in a form and fashion as approved by the city attorney of the city of Coachella, shall be recorded prior to issuance of an occupancy permit for the building(s) and shall run with the land in favor of the city of Coachella, and all tenant occupants of said project stating that the property shall not be used for any purpose other than for the housing of senior citizens and handicapped.

E.

Building Setbacks. Building setbacks shall be provided along all property lines. Building setbacks for detached single-family senior housing shall be:

F.

Building Height. Building heights of single-family detached senior units shall not exceed eighteen (18) feet in height. All building and structures shall have a height of over seventy (70) percent of the horizontal roof area, not exceeding fifteen (15) feet of which no point of the roof extending above eighteen (18) feet.

For every foot of building height over eighteen (18) feet, an additional one foot of setback is required.

G.

Unit Design Standards. All senior residential units shall be designed to reflect the safety and convenience needs of senior residents. Specific design features shall include:

1.

Drawers and Shelves. All drawers and shelves shall be on gliders or rotating to assist in reaching;

2.

Door Handles. All door handles shall be of a lever design instead of knobs for easier grip;

3.

Security. All units shall have the following:

a.

A front door peep hole,

b.

A dead bolt lock on all exterior doors,

c.

A mechanism that will activate an emergency signal at a designated central location;

4.

Convenience Features. Multifamily senior projects should be designed in a manner that offers convenience to their residents. Convenience features that shall be provided for all multifamily senior housing projects include:

a.

Long hallways should be avoided,

b.

A minimum of one hundred (100) cubic feet of storage space per unit shall be provided. Storage space may be provided as part of individual units or combined into combined areas with individual locked storage compartments,

c.

The living room or living space with the greatest square footage shall have an operable window facing an open space or landscaped area. At least one window in the living room or living space shall have a window with a sill no greater than thirty (30) inches from the floor,

d.

Every multifamily senior housing project shall contain at least one common recreation room for use by all project residents. Spaces shall be provided for both and passive activities. The total usable area shall not be less than four hundred fifty (450) square feet,

e.

All buildings housing senior residential units that are over one story in height shall be served by at least one elevator. At least one elevator shall be capable of handling a two thousand five hundred (2,500) pound load suitable for handling ambulance stretchers. The requirement for elevators may be waived by the city council if evidence is provided that the residents of the project are capable of accessing upper floors without the need for an elevator and that stairways have been designed and maintained in compliance with the Americans with Disabilities Act (42 U.S.C. § 12101 et seq.) and Title 24 of the California Code of Regulations,

f.

Ramps shall be provided between every change of elevation intended to be used by pedestrians or persons in wheelchairs except for any change in elevation between stories that is served by an elevator,

g.

All common areas shall be wheelchair accessible,

h.

All multifamily senior residential projects shall provide for units that are handicapped accessible as specified in Title 24, § 1214 of the California Code of Regulations;

5.

Roof-Mounted Equipment. Roof-mounted mechanical equipment is not permitted;

6.

Outdoor Lighting. All outdoor lighting shall be low-level, hooded fixtures along walkways, open space and recreation areas. Lighting, per Chapter 17.54 of the Zoning Ordinance shall be provided in all parking areas;

7.

Structural Appendages and Projections. Structural appendages and projections shall be located entirely within the maximum height and setback envelope of the unit without exception.

a.

Open Space. Usable open space shall be provided for all senior housing projects. The total usable open space shall total one hundred (100) square feet for each unit and will include:

i.

Private Open Space. A minimum of fifty (50) square feet of private open space shall be provided adjacent to each dwelling unit. Private open space shall be defined so that its boundaries are evident. The minimum horizontal dimension of balconies shall be five feet;

ii.

Common Open Space. A minimum of fifty (50) square feet of open space per unit shall be provided within a unified project for the use by all residents within a project or designated portion of a project. The minimum horizontal dimension of patios, decks, courtyard areas, and other common open space shall be ten (10) feet. Common open space shall be designed for active and passive recreational uses and be of a type and intensity compatible with the residents' lifestyle and health.

(Ord. 991 (part), 2007)