SR-8-B (40)
LUTM:PB:DKW:bz:hmless.k
council Mtg: February 18, 1992
2-r-B
fEB 1- 2 i992
Santa Monica, California
TO:
Mayor and city Council
FROM:
City staff
SUBJECT:
Recommendation to Adopt Emergency ordinance
Implementing Zoning-Related Policies of the
Homeless Task Force Report
INTRODUCTION
In December 1991, the city Council adopted comprehensive
recommendations from the Task Force on Homelessness which
addressed a wide variety of programmatic and policy actions
including recommendations which were intended to promote housing
for the homeless, as well as affordable housing in general.
Among the priority recommendations of the Task Force Report were
amendments to the City'S development regulations and procedures.
Implementation of the Task Force's recommendations is critical
both in the short term and the long term.
Several pending
proJects would be facilitated by implementation of the Task Force
policies.
In addition, implementation of this Council-adopted
report would represent a landmark action of the city council for
affordable housing development which would maintain the City'S
posi ticn as a leader in addressing the problem of providing
housing for the disadvantaged~ This report recommends adoption
of an emergency ordinance (Exhibit A) implementing the adopted
policies in the Task Force's report, and adoption of a resolution
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exempting affordable housing projects from planning processing
fees.
BACKGROUND
The "Permanent Housing" and "Planning and zoning" initiatives
(See Exhibit B) of the Santa Monica Task Force on Homelessness:
A Call to Action report, adopted by the City council in December,
1991, set forth a number of recommended changes to the way
affordable housing projects are processed in the City, and to the
development standards of the Zoning Ordinance affecting
affordable housing.
The City has little control over some of the key factors
affecting the development of affordable housing, such as land
prices, construction and lending costs, or the availability of
subsidies from state or federal sources. One of the few areas
where the City does exercise complete control is in the Zoning
Ordinance's regulation of development, both in terms of the
process by which housing is approved, and in the substantive
regulations which determine the allowable scope of development.
Procedures and standards can have a considerable impact on the
prOduction of housing. For example, some of the City'S
discretionary procedures can add months of delay. This imposes
higher holding costs, as well as sometimes jeopardizing state or
federal funding, for which there are often short timelines for
applications to qualify for funding. In addi tion, ci ty
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processing fees can add thousands of dollars to development
costs.
While procedural requirements can have a considerable cost
impact, probably the most critical area affecting affordable
housing development which is within the City's control is the
development standards of the Zoning Ordinance. Density
limitations, use restrictions, and parking requirements alone can
determine the feasibility of a project. provision of decent
housing for all income levels is one of the most important goals
of the City'S General Plan. If the City is serious about
facilitating the production of affordable housing for the
homeless and for low-income persons generally, changes to the
Zoning Ordinance must be made.
The Task Force on Homelessness, comprised of a cross-section of
the community, created a comprehensive set of recommendations
designed to encourage and facilitate affordable housing
production. The attached emergency ordinance has been developed
by the staff of the Land Use and Transportation Management
Department, Planning and Zoning Division; Community Development
Department, Housing Division and Community and Neighborhood
Services Division; and city Attorney's office to implement the
Task Force's recommendations. Some of the Task Force's
recommendations were highly specific, while others were more
general. In cases where the recommendations were general, staff
has developed specific standards implementing the
recommendations.
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Section-by-Section Analysis
Following is a summary analysis of the substantive sections of
the proposed emergency ordinance.
Section 1. This section contains the findings and purpose of the
ordinance. The findings reflect, in part, the conclusions of the
Santa Monica Task Force on Hamelessness.
Section 2. This section contains definitions of terms used in
the ordinance: some of which modify existing Zoning Ordinance
definitions, and others of which establish definitions of terms
not presently included in the Zoning Ordinance. The term
"affordable housing" is defined as housing projects in which 100%
of the dwelling units are deed-restricted for occupancy by low
and moderate income households. The purpose of this definition
is to limit certain development allowances only to such projects~
A definition of "congregate housing" is provided in the ordinance
since the zoning Ordinance presently provides no def ini tion of
this type of housing, which can be a bridge between shelters and
traditional forms of permanent housing.
"senior housingn is defined in the emergency ordinance to
address a deficiency of the existing definitions section, which
lists "senior group housing, II but not housing for seniors which
does not contain common services or areas.
A new definition of "shelter" is proposed. This definition is
substantially similar to that presently in the Zoning ordinance,
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but deletes unnecessary references to various sections of the
California Government Code.
A revised definition of "single room occupancy housingrl is also
recommended. The present definition assumes such housing will
only occur wi thin hotels, rooming houses, or motels, and also
effectively prohibits such housing from having bathrooms or
kitchens within the unit. The new definition provides for unit
sizes of between 150 and 300 square feet, and allows inclusion of
kitchen and bathrooms in the unit. In addition, the definition
limits occupancy of such units to no more than two persons, and
eliminates references to hotels, motels, and rooming houses.
A definition of IItransitional housing" is proposed, since the
zoning Ordinance does not address this type of housing at
present. Under the definition, transitional housing is intended
to provide housing for persons for up to two years, and may
include a variety of on-site/support services such as counseling.
section 3. This part of the emergency ordinance addresses
allowed uses and development standards for various types of
housing.
section 3 ( a) amends use restrictions in the R2, R3 , R4, OP2,
OP3, and OP4 districts, listing senior and senior group housing
as permitted uses in those districts. Presently, the Zoning
Ordinance requires a Performance Standards Permit for senior
group housing in the multi-family districts. This change would
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mean that no discretionary permit would be required for such
uses.
In addition, the use limitations of the BCD, RVC, C2, C3, C3C,
C4, C6, CM and CP districts would be altered to include single
family housing, multi-family housing, shelters of less than 100
beds, congregate housing, transitional housing, single room
occupancy housing, senior housing, and senior group housing as
permitted uses. Congregate housing, senior housing, single
room occupancy housing, and transitional housing are not
presently addressed in any of these zones. The RVC zone
presently lists single and mUlti-family units as permitted uses,
while requiring a Conditional Use Permit for shelters. In the
BCD zone, residential uses are presently listed as parmi tted
uses, while a Performance Standards Permit (PSP) is required for
senior group housing and shel ters . In the C2 zone,
residential uses are currently permitted with a PSP, as are
shelters and senior group housing. In the C3, CjC, C4, and C6
zones, shelters are now listed as a permitted use, while other
residential uses require a PSP. In the CM zone, residential
uses and shelters are currently listed as permitted uses, while
in the CP zone, residential uses and shelters are currently
permitted uses, but senior group housing requires a PSP.
In the CC zone, shelters are presently listed as a permitted use;
the emergency ordinance would add transitional housing to the
list of permitted uses.
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Section 3 (b) would allow , with approval of a Conditional Use
Permit, congregate housing, single room occupancy housing,
transitional housing, and shelters in the R2, R3, R4, OP2, OP3,
OP4, C5 and Ml districts, and would require a CUP for shelters
with 100 beds or more in the BCD, RVe, C2, C3, C3C, C4, C6, CM
and CP districts.
Section 3(c) would establish that affordable housing projects
(those in which 100% of the units are deed-restricted for low and
moderate-income households only) would not be subject to
applicable limits on the number of stories, although such
projects would remain subject to the applicable height limit in
feet. This is an amendment specifically requested by the Upward
Bound project, which is being proposed in a district with a
two-story, 30-foot height limit. It is feasible to develop three
stories of housing wi thin the 3D-foot limit, and thus provide
more affordable dwelling units.
Section 3(d) would provide a lO-foot height bonus for affordable
housing projects in non-residential zones. If the resulting
height limit exceeded the General Plan standard, and if findings
of consistency with the General Plan were required (as they are
for certain permit types), this bonus would not apply. (Recall
that "affordable housing" means all units are affordable to low
and moderate income households.)
section 3 (e) is a critical amendment, which would provide that
affordable housing developments not be restricted by the density
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limi tations otherwise established in the residential districts.
Such developments would still be governed by other applicable
standards for the district, such as setbacks, lot coverage, and
height limits. This amendment would allow a greater number of
units to be developed on a site.
Section 3(f) would establish that for affordable houisng projects
which have an alley along a side property line, half the width of
the alley may count towards the sideyard setback requirement, as
long as a sideyard of not less than four feet is provided. In
addition, affordable housing projects on parcels 70 feet wide or
more need only provide one unexcavated sideyard, instead of the
two which would otherwise be required. The Upward Bound
applicant has requested similar amendments. The unexcavated
sideyard requirement can significantly affect the number of
parking spaces which can be developed on a site, which in turn
governs the number of dwelling units.
section 4 establishes development standards for shelters, which
incorporate shelter PSP standards presently found in the Zoning
Ordinance, with the exception of the present 40-bed and
4o-person limits, and restrictions on concentration of use
limiting shelters to no more than one within a 1,OOO-foot radius.
In addition, instead of stating that typical stays are limited
to 60 days, with the ability for stays of up to 180 days, the
emergency ordinance simply provides for stays of up to 180 days.
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Section 5 establishes senior group housing development standards,
which incorporate PSP standards for such uses from the present
Zoning Ordinance, with the exception of the minimum unit size
standard. The Task Force on Homelessness recommended deletion of
this requirement.
Section 6 incorporates existing PSP standards for residential
development in commercial districts into the regulatory scheme,
under which such uses would not be required to obtain a PSP, but
would be required to conform to the existing PSP development
standards.
Section 7, revising Zoning ordinance parking requirements,
represents a recognition that certain of the city's parking
requirements are excessive. These new standards are among the
most significant proposed in the emergency ordinance, since
parking requirements are sometimes the controlling limit on many
types of development, including housing. provision of parking
spaces can be very expensive, often necessitating creation of
underground parking structures, with attendant excavation and
engineering costs, as well as inefficiencies created by ramps and
stairways. The present need, under the existing Zoning
Ordinance, to create unnecessary spaces, particularly for
affordable housing developments, should be eliminated.
Occupants of senior housing, shelters, congregate housing, and
transitional housing, as well as affordable housing generally,
are less likely than the occupants of market-rate apartments and
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condominums to have cars. Thus r this section proposes "as of
right" parking standards which address the unique nature of each
of these housing types. These reductions are based on a careful
analysis of the parking standards presently contained in the
Zoning ordinance, which recognize (although not always
adequately) some of the differences between housing types, and in
addition, review of parking standards from other jurisdictions,
and of data concerning parking demand from affordable housing
project surveys.
Presently, the Zoning Ordinance requires parking at a rate of one
space for every 10 beds for shelters. The Task Force suggested
examining this standard; after consultation with a shelter
provider, staff is recommending that it be retained. For
transitional housing, a flexible standard of 0.5 space per
separate bedroom or one space for every 10 beds if sleeping
arrangements are dormitory-style is recommended for this housing
type, and for congregate housing, a standard of one space for
every 5 beds appears appropriate.
Based on a number of sources, multi-family housing which is
deed-restricted for occupancy by low and moderate income
households generally has lower parking requirements than
comparable market-rate housing. Under the recommendations,
deed-restricted studio units would require 1 space per unit, the
same requirement as is presently found in the Zoning Ordinance.
Deed-restricted 1-bedroom units would also need 1 space per unit,
a reduction from the existing 2 space requirement, while
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deed-restricted 2-bedroom units or more would need 165 spaces per
uni t, a reduction from a 2-space requirement. The existing
requirement for 0.5 spaces per extra bedroom above 2 bedrooms
would not apply to affordable housing developments.
In considering the recommendations for mUlti-family parking
requirementsT it is noteworthy to compare the City's existing
standards to parking demand studies and data from other
jurisdictions. The 1981 ttparking Generation" report of the
Institute of Transportation Engineers (ITE) found that nthe
parking rate is always less than 2 spaces per unit, wi th the
average rate being less than 1.2 spaces per dwelling unit" for
mUlti-family rental housing projects. Most of the survey data
was from projects in Illinois, Texas and California, and although
the average project surveyed was considerably larger than a
typical Santa Monica project, the data indicate that the
recommended reductions, which would not apply to market rate
housing, are within an appropriate range. Examination of
actual parking standards from other cities is also instructive:
numerous jurisdictions evaluated in a 198B study of 115
California jurisdictions by International Parking DesignT Inc.
require only 1 space per unit for market rate single units, and
require less than 2 spaces per unit for market-rate one and
two-bedroom units.
In addition I households occupying deed-restricted units tend to
have fewer cars than "market-rate" households according to
studies conducted by Community Corporation of Santa Monica and
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other affordable housing providers. A 1990 survey by Community
Corporation of 324 units under its management found from 0.4 to
0.6 vehicles per bedroom owned by low income households. Of 44
senior households surveyed, only 3% owned two vehicles, 57% owned
one vehicle, and 40% owned no vehicle. Further, 1990 Census data
for Santa Monica indicate that 49.6% of all households in Santa
Monica are occupied by just one person, with another 30% occupied
by only two persons.
Requirements for senior and senior group housing would also be
reduced from the present requirement of 1 space per unit, to a
requirement of 0.5 space per unit. The Zoning ordinance provided
a reduction to 0.5 spaces per unit for low- and moderate-income
senior units; this requirement would be lowered to 0.25 spaces
per unit for units restricted to low income households. The
ITE study cited above found average weekday parking demand for a
limited sample of senior projects to be 0.27 spaces per unit,
average Saturday demand of 0 . ] 2 spaces per unit, and average
Sunday demand of 1.0 spaces per unit.
The Zoning Ordinance contains no standard for single room
occupancy housing: the proposed ordinance would provide a
standard of 0.5 spaces per unit for market-rate projects, and
0.25 spaces per unit for affordable housing units of this type.
Another change to the parking requirements would be to allow 40%
compact parking for affordable units. The 40% compact standard
has applied to all types of commercial parking since 1988.
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section 8 of the ordinance would establish a 25% floor area bonus
for affordable housing projects non-residential zones to enhance
the feasibility of such projects, as well as to allow additional
units to be created.
processing Fees
Also proposed is adoption of a resolution amending Planning fees
to eliminate processing fees for affordable housing projects.
Such fees are not insubstantial: a CUP fee is $1,630: a
Development Review fee is $2,250: a variance fee is $600.
BUDGET/FINANCIAL IMPACT
Although the elimination of Planning processing fees for
affordable housing developments would have an adverse fiscal
impact, due to the low numbers of such projects, such impact
would not be significant, likely amounting to less than $10,000
per year.
RECOMMENDATION
It is respectfully recommended that the City Council:
1. Adopt the attached Emergency Ordinance (Exhibit A)
2. Adopt the attached resolution amending Planning fee
requirements for affordable housing developments (EXhibit C).
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3. Direct staff to prepare permanent zoning Ordinance amendments
corresponding
to
those
of
the
emergency
ordinance
for
consideration by the Planning Commission.
Prepared by: Paul V. Berlant, LUTM Director
D. Kenyon Webster, Planning Manager
Julie Rusk, Acting eNS Manager
Charles Elsesser, Housing Manager
Exhibits:
A. Emergency Ordinance
B. Task Force Zoning-Related Recommendations
C. ReSOlution Amending Planning Fee Requirements
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2/5/92/1
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CA:RMM:tp86/hpadv
city Council Meeting 2-18-92
Santa Monica, California
ORDINANCE NUMBER
(city Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA MODIFYING ZONING
AND DEVELOPMENT STANDARDS TO
FACILITATE SHELTERS, TRANSITIONAL HOUSING,
AND OTHER AFFORDABLE HOUSING ON AN INTERIM BASIS
AND DECLARING THE PRESENCE OF AN EMERGENCY
WHEREAS, the Santa Monica Task Force On Homelessness ("Task
Force") has recommended that the City Council adopt measures to
promote the development of affordable housing in Santa Monica;
and
WHEREAS, the Task Force has found that the City's planning
and zoning restrictions and implementation make it difficult to
develop affordable housing within the city limits, and has
recommended the modification or elimination of current zoning
regulations which slow down or prohibit the development of a
range of housing opportunities for the homeless and special needs
populations;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES ORDAIN AS FOLLOWS:
SECTION 1. Findinqs and Purpose. The City Council finds
and declares:
(a) There is a growing population of homeless and other
persons in the City in need of a range of housing opportunities
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including transitional housing, congregate housing, homeless
shelters, single room occupancy housing units and deed-restricted
affordable housing .
(b) The lack of
particularly affordable
health and safety.
(c) There are several projects currently proposed or
contemplated which, if completed, would help meet the need for
affordable housing in the ci ty . Present zoning restrictions
hinder the development of these projects.
(d) The Zoning Ordinance requires review and revision with
respect to eliminating barriers to the development of affordable
housing.
a range of housing
housing, threatens the
opportunities,
public peace,
(e) Pending such review and revision, and in order to
facilitate the processing and development of currently pending or
contemplated affordable housing projects, it is necessary to
modify on an interim basis the zoning standards governing the
development of affordable housing.
SECTION 2. Definitions. The following words or phrases as
used in this ordinance shall have the following meanings:
Affordable Housing Project. Housing in which 100% of the
dwelling units are deed-restricted for occupancy by low or
moderate income households. Such projects may also include
non-residential uses, as long as such uses do not exceed 33% of
the floor area of the total project.
Conqregate Bousinq. A residential facility with shared
kitchen and sanitary facilities providing long-term shelter and
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services which may include meals, housekeeping, and personal care
assistance as well as common areas for residents of the facility.
"Moderate" and "Low" Income Levels. For purposes of this
Ordinance, determined periodically by the City based on the
united states Department of Housing and Urban Development (HUD)
estimate of median income in the Los Angeles-Long Beach Primary
Metropolitan statistical Area. The two major income categories
are: "moderate income" (61% to 100% of the area median) and "low
income" (60% or less of the area median). Further adjustment
shall be made by household size as established by the City. The
Housing Department shall make available a list of moderate and
low income levels as adjusted, which list shall be updated
periodically by the City and filed with the City Clerk.
senior Housinq. Residential dwellings in which each unit
is restricted for occupancy by at least one person in each
household who is 62 years of age or older. without restriction
as to age of occupant, units may also be occupied by management
or maintenance personnel who are required to live on the
premises.
Shelter. A residential facility operated by a provider,
other than a community care facility, which provides temporary
accommodations to persons and/or families with low income. The
term "temporary accommodations" means that a person or family
will be allowed to reside at the shelter for a time period not to
exceed six (6) months. For the purpose of this definition, a
uproviderll shall mean a government agency or private non-profit
organization which provides, or contracts with recognized
community organizations to provide, emergency or temporary
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shelter, and which may also provide meals, counseling, and other
services, as well as common areas for residents of the facility.
single Room Occupancy Housing. Buildings containing
dwelling units with a minimum floor area of 150 square feet and a
maximum floor area of 300 square feet which may have kitchen
and/or bathroom facilities. said dwelling units are restricted
to no more than two persons and are offered on a monthly rental
basis or longer.
Transitional Housing. A residential facility that does not
restrict occupancy to six months or less and that provides
temporary accommodations to low and moderate-income persons and
families for periods of up to two years, and which also may
provide meals, counseling, and other services, as well as common
areas for residents of the facility.
SECTION 3. Interim Zoninq and Development Standards.
Notwithstanding any provisions of the Santa Monica Municipal Code
to the contrary, the following zoning and developments standards
shall apply to the following types of housing:
(a) Permitted Uses. In addition to the uses
permitted in the zone, the following uses shall be
uses in the R2, R3, R4, OP2, OP3, and OP4 districts: senior and
senior group housing.
In addition to the uses currently permitted in the zone,
the following uses shall be permitted uses in the BCD, RVC, C2,
C3, C3C, C4, C6, CM, and CP districts: single family dwelling
units, multi-family dwelling units, shelters with less than 100
currently
permitted
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beds, congregate housing, transitional housing, single room
occupancy housing, senior and senior group housing.
In addition to the uses currently permitted in the zone,
the following use shall be permitted in the CC district:
transitional housing.
(b) Conditionally Permitted Uses. In addition to the uses
currently conditionally permitted in the zoning district, the
following uses shall be conditionally permitted uses in the R2,
R3, R4, OP2, OP3, OP4, C5 and Ml districts: Congregate housing,
single room occupancy housing, transitional housing, shelters.
In addition to the uses currently conditionally permitted
in the zoning district, the following uses shall be conditionally
permitted uses in the C5 and Ml districts: mUlti-family dwelling
units, senior, and senior group housing.
In addition to the uses currently conditionally permitted
in the zoning district, the following use shall be conditonally
permi tted in the BCD, RVC, C2, C3, C3C, C4, C6, eM, and CP
districts: shelters with 100 or more beds.
(c) Maximum Building Height. There shall be no limitation
on the number of floors of any Affordable Housing Project, as
long as the building height does not exceed the maximum number of
feet allowed in the underlying zoning district, or as allowed in
section 3(d) of this Ordinance.
(d) Height Bonus In Non-Residential Districts. The
height of an Affordable Housing Project located in a
non-residential district may exceed by 10 feet the maximum number
of feet allowed in the underlying zoning district.
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(e) Maximum unit Density. There shall be no limitation on
the number of units contained within any Affordable Housing
Project located in a residential district.
(f) Setback Requirements. Affordable Housing Projects
located on a corner parcel, the street frontage dimension of
which requires that the property line adjacent to the alley be
deemed a side parcel line, may count one-half of the width of the
alley as a portion of the required side yard setback, as long as
a minimum setback of 4 feet from the property line is maintained.
Affordable Housing Projects need only provide and maintain
the unexcavated area required by section 9040.17 of the Santa
Monica Municipal Code on one side of the property.
SECTION 4. Development Standards Applicable to Shelters.
Shelters shall not be subject to the issuance of a performance
standards permit in any zoning district. Shelters located in any
district shall comply with the following development standards:
(a) Property Development Standards. Shelters shall conform
to all property development standards of the zoning district in
which it is located except as modified below.
(b) Lighting. Adequate external lighting
provided for securi ty purposes. The lighting
stationary, directed away from adj acent properties
rights-of-way, and of an intensity compatible
neighborhood.
(c) Laundry Facilities.
laundry facilities or services
residents.
shall be
shall be
and public
with the
The development
adequate for
shall provide
the number of
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(d) Common Facilities. The development may provide one or
more of the following specific common facilities for the
exclusive use of the residents and staff:
(1) Central cooking and dining room(s).
(2) Recreation room.
(3) Counseling center.
(4) Child care facilities.
(5) Other support services.
security. Parking and outdoor facilities shall be
to provide security for residents, visitors, and
(e)
designed
employees.
(f) Landscaping. On-site landscaping shall be installed
and maintained pursuant to the standards outlined in Subchapter
5B.
(g) Outdoor Activity. For the purposes of noise abatement
in residential districts, organized outdoor activities may only
be conducted between the hours of 8:00 A.M. to 10:00 P.M.
(h) Refuse. Homeless shelters shall provide a refuse
storage area that is completely enclosed with masonry walls not
less than five (5) feet high with a solid-gated opening and that
is large enough to accommodate a standard-sized trash bin
adequate for use on the parcel. The refuse enclosure shall be
accessible to refuse collection vehicles.
(i) Shelter Provider.
operating the shelter shall
requirements:
(1) Temporary shel ter shall
residents for no more than 180 days.
The agency
comply with
or organization
the following
be
available to
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(2) Staff and services shall be provided to assist
residents to obtain permanent shelter and income. Such services
shall be available at no cost to all residents of a provider's
shelter or shelters.
(3) The provider shall not unlawfully discriminate
in any services provided.
(4) The provider shall not require participation by
residents in any religious or philosophical ritual, service,
meeting or rite as a condition of eligibility.
SECTION 5. Development Standards Applicable to Senior
Group Housing. Senior Group Housing shall not be subject to the
issuance of a performance standards permit in any zoning
district. senior Group Housing located in any district shall
comply with the following development standards:
(a) Property Development Standards. The senior group
housing shall conform with all local, state, and federal
requirements for senior group housing. The senior group housing
facility shall conform to all property development standards of
the zoning district in which it is located, except as modified
below.
(b) Maximum Number of Dwelling units. The number of
dwelling units may exceed that which is permitted in the
underlying zoning district if the dwelling units consist of
individual rooms that contain full bathrooms and small,
efficiency kitchens located in a building that also contains a
common kitchen, dining and living space, adequate to serve all
residents.
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(c) Lighting. Adequate external lighting
provided for security purposes. The lighting
stationary, directed away from adj acent properties
rights-of-way, and of an intensity compatible
residential neighborhood.
(d) Laundry Facilities. The development shall provide
laundry facilities adequate for the residents.
(e) Common Facilities. The development may provide one or
more of the following specific common facilities for the
exclusive use of the senior citizen residents:
shall be
shall be
and public
with the
(1) Central cooking and dining room.
(2) Beauty salon and barber shop.
(3) Small pharmacy.
(4) Recreation room.
(5) Library.
(f) Security. Parking and outdoor facilities shall be
designed to provide security for residents, guests, and
employees.
(g) Landscaping. On-site landscaping shall be installed
and maintained pursuant to the standards outlined in subchapter
5B.
(h) Minimum Age. Residential occupancy shall be limited
to single persons 62 years of age or older, or to couples in
which one person is 62 years of age or older.
SECTION 6. Development Standards Applicable to Residential
Uses in Commercial Districts. Residential uses shall not be
subject to the issuance of a performance standards permit in any
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zoning district. Single family dwelling units, mUlti-family
dwelling units, congregate housing, transitional housing, single
room occupancy housing, and senior housing, located in the BCD,
RVC, C2, C3, C3C, C4, C6, CM, and CP districts, and transitional
housing located in the CC district, shall comply with the
following development standards:
(a) Location. The residential units shall not be located
on the ground floor street front except where specifically
permitted. Residential units may be located on the ground floor
provided they are at least 50 feet from the front property line.
(b) Access. The residential units shall have a separate
and secured entrance and exit that is directly accessible to the
parking.
(c) Parking. Residential use parking shall comply with
Subchapter 5E, except as modified by this Ordinance. Parking may
be shared when the commercial or manufacturing use generates a
parking demand primarily during the hours of 8: 00 A.M. to 5: 00
P.M., Monday through Friday.
(d) Noise. Residential units shall be constructed so that
interior noise levels do not exceed 55 decibels for more than 60
minutes in any 24 hour period and 45 decibels for more than 30
minutes between the hours of 11:00 P.M. and 7:00 A.M.
(e) Lighting. All lighting shall comply with section
9040.27.
(f) Design. The floors devoted to residential units shall
provide an exterior appearance and character which denotes it as
housing and is visibly different from the commercial or
manufacturing floors through the use of patios changes in
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fenestration, and appropriate levels of detail, while maintaining
a cohesive quality.
(g) Landscaping. Landscaping shall be used to minimize
traffic noise with the possibility of creating unique rooftop
gardens overlooking the streets.
(h) Refuse storage and Location. The residential units
shall maintain a refuse storage container separate from that used
by the commercial or manufacturing business. It shall be clearly
marked for residential use only and use by commercial or
manufacturing businesses is prohibited.
SECTION 7. Parkinq Standards. The following parking
standards shall apply to the following types of housing:
Unit Type Spaces Required Compact Percentage
Congregate Housing 1 space/5 beds 40%
Housing units Deed-Restricted
for Low and Moderate Income
studio, no bedroom 1 space/unit
1 bedroom 1 space/unit
2 bedroom or larger 1.5 space/unit
visitor 1 space/5 units
40%
40%
40%
40%
senior and Senior Group
Housing 0.5 space/unit
Senior and Senior Group
Housing Deed Restricted to
Low and Moderate Income 0.25 space/unit
visitor 1 space/5 units
Shelters 1 space/10 beds
40%
40%
40%
40%
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Single Room Occupancy 0.75 space/unit 40%
visitor 1 space/5 units 40%
single Room Occupancy
Deed Restricted to Low and
Moderate Income 0.5 space/unit 40%
visitor 1 space/5 units 40%
Transitional Housing. 0.5 space/separate bedroom 40%
or 1 space/10 beds if
dormitory style
SECTION 8. Density Bonus for Inclusion of Housing in
Non-Residential Zones. In addition to any other applicable
provision of this Ordinance, Affordable Housing Projects located
in non-residential zoning districts may have a Floor Area Ratio
equal to the applicable FAR limitation of the underlying zoning
district plus .25 times the floor area devoted to such units. In
mixed-used projects, such bonus may be utilized in the
residential portion of the project only.
SECTION 9. This Ordinance shall be of no further force and
effect 45 days from its adoption, unless prior to that date,
after a public hearing, noticed pursuant to section 9131.5 of the
Santa Monica Municipal Code, the City Council, by majority vote,
extends the interim ordinance for up to 10 months and 15 days.
SECTION 10. This ordinance is declared to be an urgency
measure adopted pursuant to the provisions of section 9120.6 of
the Santa Monica Municipal Code and section 615 of the Santa
Monica City Charter. It is necessary for preserving the public
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peace, health and safetYl and the urgency for its adoption is set
forth in the findings above.
SECTION 11.
Any provision of the Santa Monica Municipal
Code or appendices thereto inconsistent with the provisions of
this Ordinance, to the extent of such inconsistencies and no
further, are hereby repealed or modified to that extent necessary
to effect the provisions of this Ordinance.
SECTION 12. If any section, subsection, sentence, clause,
or phrase of this Ordinance is for any reason held to be invalid
or unconstitutional by a decision of any court of any competent
jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance.
The City Council hereby
declares that it would have passed this Ordinance, and each and
every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether
any portion of the Ordinance would be subsequently declared
invalid or unconstitutional.
SECTION 13. The Mayor shall sign and the city Clerk shall
attest to the passage of this Ordinance.
The city Clerk shall
cause the same to be pub 1 ished once in the official newspaper
within 15 days after its adoption. This Ordinance shall become
effective upon adoption.
APPROVED AS TO FORM:
~~,~
~ ~"-~ --~ U
ROBERT M. MYERS
City Attorney
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CA:RMM:tp89jhpadv
City council Meeting 2-18-92
santa Monica, California
RESOLUTION NUMBER
(City council Series)
AN RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA MODIFYING
PLANNING, ZONING AND LAND USE FEES
WHEREAS, the Santa Monica Task Force On Homelessness ("Task
Force") has recommended that the city council adopt measures to
promote the development of affordable housing in Santa Monica;
and
WHEREAS, the Task Force has found that the City's planning
and zoning restrictions and implementation make it difficult to
develop affordable housing within the City limits, and has
recommended the modification or elimination of current zoning
regulations which slow down or prohibit the development of a
range of housing opportunities for the homeless and special needs
populations; and
WHEREAS, Municipal Code section 9210 authorizes the setting
of planning, zoning, and land use fees by resolution, and
WHEREAS, the City Council has adopted Resolution Number
7607 (CCS) and Resolution Number 8082 (CCS) setting planning,
zoning and land use fees, and
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WHEREAS, it is necessary to amend these fees with respect
to affordable housing in order to encourage the development of
such housing in the City,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES RESOLVE AS FOLLOWS:
SECTION 1. Residential housing projects in which 100% of
the dwelling units are restricted for occupancy by low or
moderate income households shall be exempt from the fees
established by Resolution No. 7607 (CCS) and 8082 (CCS).
SECTION 2. The city Clerk shall certify to the adoption of
this Resolution, and thenceforth and thereafter the same shall be
in full force and effect.
APPROVED AS TO FORM:
~~.~.,~
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ROBERT M. MYERS
City Attorney
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