HomeMy WebLinkAboutPC AG 2013-04-03 #2 sE A(` •,r
ITEM
$r PLANNING COMMISSION NUMBER
STAFF REPORT 2
t
TO: Planning Commission
FROM: Jim Basham, Community Development Director
MEETING DATE: April 3, 2013
SUBJECT: Municipal Code Amendment MCA 13-1 regarding senior
housing, single room occupancy housing, transitional and
supportive housing, emergency shelters, and off-street
parking
RECOMMENDATION: That the Planning Commission hold a public hearing
regarding the proposed amendments to the Municipal
Code regarding senior housing, single room occupancy
housing, transitional and supportive housing, emergency
shelters, and off-street parking, and after considering all
information and testimony presented, adopt the attached
Resolution (Attachment A) recommending that the City
Council adopt these amendments.
LEGAL NOTIFICATION:
The legal notice of this project was mailed to 138 property owners and occupants within
a 500-foot radius of the subject property on March 18, 2013 and published in the Sun on
February 28, 2013, with affidavits of posting and publication on file.
ENVIRONMENTAL ASSESSMENT:
Pursuant to the State of California Public Resources Code and State Guidelines for the
California Environmental Quality Act (CEQA), the Community Development Department
has determined that the proposed project is categorically exempt from environmental
review per Section 15060(c)(2) of the State CEQA Guidelines.
Municipal Code Amendment MCA 13-1
April 3, 2013
Page 2 of 3
BACKGROUND:
On April 9, 2012, the City Council adopted the Seal Beach Housing Element for the
2008-2014 planning period, and on June 1, 2012, the California Department of Housing
and Community Development (HCD) issued a letter finding the element in compliance
with state law.
The 2008 Housing Element includes several programs calling for amendments to City
zoning regulations in order to comply with state housing law. Those amendments
include revisions to the Municipal Code regarding senior housing, single room
occupancy housing, transitional and supportive housing, emergency shelters, and off-
street parking.
ANALYSIS:
The proposed changes are required by state law and must be completed in order to
maintain the continued certification of the Housing Element.
1. Senior Housing (Housing Element Program 5e)
The Municipal Code currently permits senior citizen housing only in the
Residential High Density (RHD) zone subject to a conditional use permit. An
amendment is proposed to allow senior housing in any residential zone subject
to the same requirements and development standards that apply to non-age-
restricted housing.
2. Single Room Occupancy Housing (Housing Element Program 3d)
Single room occupancy (SRO) facilities are small studio-type apartments
intended for one or two persons. The proposed amendment would allow these
facilities (subject to a conditional use permit) in the Residential High Density
(RHD) zone. SRO projects would be required to comply with all development
standards that apply to other residential developments in the RHD zone but
would allow smaller unit size, shared bathrooms and shared kitchens.
3. Transitional and Supportive Housing (Housing Element Program 1d)
State law requires that transitional and supportive housing be permitted as
residential uses subject to the same standards and procedures as apply to
other residential uses of the same type in the same zone. Transitional housing
is configured as rental housing (either single-family or multi-family) and typically
operated under a program that provides assistance for six months or less.
Supportive housing is targeted to persons with disabilities who are in need of
daily assistance. Supportive services may be either on- or off-site, and there is
typically no limit on length of stay.
The proposed amendment would establish definitions in the Code for
transitional and supportive housing consistent with state law. This amendment
would not change existing regulations for group homes or "sober living" type
facilities.
4. Emergency Shelters (Housing Element Program 1 d)
State law requires that every city identify at least one zone where emergency
shelters are permitted by-right subject to appropriate development standards.
Municipal Code Amendment MCA 13-1
April 3, 2013
Page 3of3
"Emergency shelters" for purposes of this requirement are year-round facilities
providing short-term shelter with minimal supportive services for homeless
persons and families. In accordance with state law, the Housing Element
identifies the BIDS Specific Plan as the proper location for allowing emergency
shelters by right.
The proposed amendment would help to implement the Housing Element by
establishing a definition and development standards in the Zoning Code for
emergency shelters consistent with state law. (Note: see related Agenda
Report for Specific Plan Amendment 13-2 for a discussion of the
proposed revisions to the Boeing Specific Plan.) Proposed development
standards for emergency shelters are as follows:
• Maximum of 10 beds.
• Minimum separation of 300 feet between emergency shelters.
• Approval of a Management Plan, which shall establish hours of operation,
staffing levels, maximum length of stay, size and location of exterior and
interior onsite waiting and intake areas, and security procedures.
Applications for emergency shelters would be reviewed and approved by the
Community Development Director if all requirements are satisfied.
5. Off-Street Parking (Housing Element Program 3f)
This amendment would enhance the development feasibility of affordable studio
and one-bedroom apartments by reducing the required off-street parking to one
space when the units are reserved for low- or moderate-income households.
Under the state density bonus law, the City must allow this parking ratio when a
project meets the minimum affordability requirements.
CONCLUSION:
It is recommended that the Commission conduct the public hearing and consider
adoption of the attached resolution.
Prepared by:
John Douglas, AICP J m Basham
J.H. Douglas &Associates Director of Community Development
Attachment:
A. Resolution No. 13-4 (MCA 13-1)
Exhibit:
A. Draft Ordinance for Municipal Code Amendment 13-1
ATTACHMENT A
Resolution No. 13-4
Municipal Code Amendment (MCA 13-1)
RESOLUTION NO. 13-4
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION RECOMMENDING ADOPTION OF
MUNICIPAL CODE AMENDMENT 13-1 REGARDING
SENIOR HOUSING, SINGLE ROOM OCCUPANCY
HOUSING, TRANSITIONAL AND SUPPORTIVE
HOUSING, EMERGENCY SHELTERS, AND OFF-STREET
PARKING
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY
FIND AND RESOLVE
Section 1. On April 3, 2013 the Planning Commission held a duly noticed public
hearing to consider Municipal Code Amendment 13-1, which would amend the
Municipal Code regarding senior housing, single room occupancy housing, transitional
and supportive housing, emergency shelters, and off-street parking as set forth in the
draft ordinance included as Exhibit A to this Resolution.
Section 2. Municipal Code Amendment 13-1 has been reviewed for compliance with
the California Environmental Quality Act, Cal. Pub. Res. Code § 21000 et seq. ("CEQA")
and the State CEQA Guidelines, 14 C.C.R. § 15000 et seq. The Planning Commission
finds that it is exempt from CEQA pursuant to Sections 15060(c)(2) and 15305 of the
State CEQA Guidelines.
Section 3. The Planning Commission recommends that the City Council adopt
Municipal Code Amendment 13-1.
PASSED, APPROVED AND ADOPTED by the Seal Beach Planning Commission at a
meeting thereof held on April 3, 2013, by the following vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
-1-
57296-0001\1540806v2.doc
Planning Commission Resolution Number 13-4
Municipal Code Amendment 13-1
April 3, 2013
Sandra Massa-Lavitt
Chairperson
ATTEST:
Jim Basham
Planning Commission Secretary
S7296-0001\1 540806v2.doc _2_
Planning Commission Resolution Number 13-4
Municipal Code Amendment 13-1
April 3, 2013
EXHIBIT A
DRAFT ORDINANCE
MUNICIPAL CODE AMENDMENT 13-1
57296-0001\1 540806v2.doc _3_
EXHIBIT A
ORDINANCE
AN ORDINANCE OF THE CITY OF SEAL BEACH
APPROVING MUNICIPAL CODE AMENDMENT 13-1
REGARDING SENIOR HOUSING, SINGLE ROOM
OCCUPANCY HOUSING, TRANSITIONAL AND
SUPPORTIVE HOUSING, EMERGENCY SHELTERS, AND
OFF-STREET PARKING
THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES ORDAIN AS
FOLLOWS:
Section 1. Table 11.2.05.010 of the Municipal Code is hereby amended as
follows:
Residential Use RLD RMD RHD Additional Regulations
Types
Senior Citizen Housing P P CP See Section 11.4.05.125
Section 2. Section 11.4.05.125 of the Municipal Code is hereby amended as
follows:
§ 11.4.05.125 Senior Citizen Apartments and Independent
Living Facilities.
Where allowed by Part II: Base District Regulations, age-restricted senior
citizen apartments shall comply with the same regulations that are
applicable to other non-age-restricted residential developments of the
same type in the same zone of this SeG#Ge .
A. Dermlt Requirement. Conditional Use D it approval pursuant�antto
ter-��e�er� �
ohapierc�- 1 1.5.20. Development D SGhall he required to establish a
Senior Citizen Apartment or an independent Living l-aG'I*h'
R Monomu n; Qualifying Age The development must he deed restriotei-d for
senior GitTC nit/or phvsir /mentally disabled F86idents the life of
th�aGtWe. The deed restrintion shell limit r�e�y n senior oitizens
The urr-mrrr cv�crrtvr-cnTCCrra
and/or phySiGal!Wmentally disabled residents in GOMplianGe with state law.
G. RequiXed Findings. in deteF mini teeth to ant a Conditional Use
Dermi r s for niti� or if gFant na a and tent
T-rmT en,or���°�-a�a��e�s, e , �rt�+r��e�c«
Of Genrditions to impose on the permit the Commission shall make finrdinos
i
aG an with Se tion '1'I 5. 20.020: Required Finrdinns addition to
mac Ee-av-rcrrvcE nvrrrT� "`7"'
the following nonsirderatiens•
she nati ire and i ise of real ptope_rty within 500 feet of the pmpesed site.
4
Ordinance Number
2.
r'rnrvAf°c d .M uate—buff�eFi"n y from iRGOR;patable Iand uses through the icrs�°�of
6ed—s°tbaGks, landSG pi 7, SGr°eRing - valra, the lvc'cBt -o f
3. AGGess and proximity to shopping •
> rnediGal 6eFViGeS,
steps, and other provide FS of needs paFtinUlaF to senior nitizens
D. Development Standards. EaGh s.enierricr'c°enr apartment projeGtt--ssrhiall
eeFnpl with the a pment-features iset fovrrth inn Table 11.41 nF '125�
C°nior Citizen Residential PrelleGt Development F°atUF°s
Table 11.4.05.425
Senior Gmtiz°n Res_odential RroieGt• Deyelopn;en+ FeatUFes
Deyelonrrient Feat RequiFernep+
Maximum Building Hek ht 3 stori°slM f°°t
fWax tY°nc4 40 uniittS per aGr°
Maximum Lot GoveFage 6"o
7n f+ with minimum 15 f+
-mac
nhetweeR building and any
Minimum S*de Yard Setback
interne .i"
Street Side -F 4 µ
d-tt
Minima im DwellinglWrit''ze 55 GGGG
Off street parking
1r-EeVef d spaGe per unit nit e nd 1
quest span° foF pane
Open SpaGe C°° C°n+ion 11 n nF 11n Q•
open
C ndsGapinM The appli nt shall submit a Ianr•Isoape plan fer
a c--a�rrEa„r-a„z+„�avmr�-a--ra,�a�c
approval. I=andSGape design, instalrlu nr, and mrain+°nunGe shun
romply with Chapter 11.4.30. I ani-lsnapinn ape•) Buffer Varrls
Up equired land�ape area may be instalT ed with
hard6Gape materials, at the diE;Gr-etw0R of the [)*reGt()r-.
S7296-0001\1540806v2.doc _cJ_
Ordinance Number
C Ad lil•ienal Aw,en"t"esTaGh dwelling unit shall be ern .
'I. An mien and stove•
1
2 A norhoive i-lirpGsal•
r
Cn ;
4. A�cast 150 square feet of indeeer steerage, coonll1di n�et6j a��a
iniMllm of 100 Guh�eetG ^� ^� S}nrro, ne wi a
minim)Im rlimencinn of -30 inehe61 G Moire of the dwelling unit;
pFevided thCtrtFfC.se 6terage areas shall not he visible from a nllhlin
street.
G. SG.vurie�y Rgi�ement . EaaGh Qe�v�Gtizen ane }t de_veInonmee-nR
44all innllv-1e the folIE)Winn %GUFity provisions to safeguaF•1 residents:
1F='eG ered entFy gates aGGessed at o nentrel In +inn•
�r�c�-u -aru-vGrra'ur'rvF.azrvrr
7 24 holly mediGal alarm seGurity system nnnnented to -tile
'-I'IVC7Tfl"fGQTGPTa7L7T'1'I'1-OG T'fC�J�7.�i Tr�G�T'fTTG�CGC�
1 ;
3. Smoke detersteFs on all 1 1 1 aPA
4. An\/ ether nerve ity meeseFes deemed nleGesseni by the Chief of
i . Ar.Gess ry Alen-r FS"c�Ttial Faviiie deRieT apartments! and
WRdepeadent living nenters may be allowed additional residential
faGffikmes, innludinn inteFmediate Gare fanllities,-and peF ennui-v ryin
example, beauty salon�ny_SiGalthT r�)�nllnh�Genditionelna Use Fermi
approval pursuant ter 11.5.20: v Development D Its without a
urr�tt�vY1Q"p•cc.Ty -Ce'v'el(-�pi'rrGrr�r-ea�'rca�vvrtrrvu�
reel lirement for additinnal parkins prnvi`terl that the facilities shell only he
1
for the private use of prnient residents
Section 3. Section 11.6.05.010 of the Municipal Code is hereby amended by
the addition of the following definition of"single room occupancy":
Single room occupancy (SRO): A residential facility that provides living
and sleeping facilities and a toilet and sink for one or two persons per unit
and that is rented on a weekly basis or longer. Shower, kitchen, and
laundry facilities may be shared by one or more SROs.
Section 4. Table 11.2.05.010 of the Municipal Code is hereby amended by -the
addition of "SRO" under Residential Use Types as a conditionally permitted use in the
RHD zone with additional regulations per Section 11.4.05.127
57296-0001\1540806v2.doc _6_
Ordinance Number
Section 5. Section 11.4.05.127 is hereby added to the Municipal code to read
as follows:
11.4.05.127. Single Room Occupancy
Single room occupancy hotels (SROs) shall conform to the following
requirements:
(1) Occupancy shall be limited to maximum two persons per unit.
Minimum unit sizes (not including toilet compartment) shall be:
a. One person: 150 square feet.
b. Two persons: 175 square feet.
(2) Each SRO unit shall be provided with the following minimum
amenities:
a. Kitchen sink with aq rbage disposal.
b. A toilet and sink located in a separate room within the unit
that is a minimum 20 sg/ft.
C. One closet per person.
d. Telephone and cable TV hookups.
(3) If full bathrooms are not provided in each unit, shared showers shall
be provided on each floor at a ratio of one per seven occupants or
fraction thereof on the same floor, with doors lockable from the
inside.
(4) If full kitchens are not provided in each unit, shared kitchen facilities
shall be provided on each floor consisting of a range, sink with
garbage disposal, and refrigerator.
(5) If laundry facilities are not provided in each unit, common laundry
facilities shall be provided, with one washer and one dryer on the
premises for every 25 units for the first 100 units and one washer
and one dryer for every 50 units over 100.
(6) Elevators shall be required for SROs of two or more stories.
Section 6. Section 11.6.05.010 the Municipal Code is hereby amended by the
addition of the following definitions of"transitional housing" and "supportive housing":
Transitional Housing: Housing operated under program requirements that
terminates assistance to residents and recirculates the assisted unit to
another eligible program recipient at some predetermined future point in
S7296-0001\1540806v2.doe _7_
Ordinance Number
time, which shall be no later than six months from the initial occupancy
date of the recipient. Transitional housing is a residential use subject to
the same regulations and procedures that apply to other residential uses
of the same type in the same zone.
Supportive Housing: Housing occupied by a specified target population
that has no limit on length of stay, and that is linked to onsite or offsite
services that assist the resident in retaining the housing, improving his or
her health status, maximizing his or her ability to live, and —when possible
— work in the community. Supportive housing is a residential use subject
to the same requlations and procedures that apply to other residential
uses of the same type in the same zone.
Section 7. Section 11.6.05.010 the Municipal Code is hereby amended by the
addition of the following definition of"emergency shelter":
Emergency Shelter: Housinq with minimal supportive services for
homeless persons that limits occupancy by homeless persons to six
months or less and that does not deny emergency shelter due to a
person's due to a person's inability to pay.
Section 8. Section 11.4.05.140 the Municipal Code is hereby added to
Chapter 11.4.05, as follows:
11.4.05.140 Emergency Shelters
This Section sets forth requirements for the establishment and operation
of emergency shelter facilities.
A. Permit and Operational Requirements. The approval and
operation of an emergency shelter shall be subject to the following
requirements:
1. Zoning Conformance Required. Emergency shelters
may be established and operated in the Boeing Integrated Defense
Systems (BIDS) Specific Plan District subject to non-discretionary
approval of a Zoning Conformance in compliance with Chapter
11.5.250: Director Determinations;
2. Management and Operations Plan. An application for
a permit to establish and operate an emergency shelter shall be
accompanied by a Management Plan, which shall establish hours
of operation, staffing levels, maximum length of stay, size and
location of exterior and interior onsite waiting and intake areas, and
security procedures.
S7296-000 I\1 540806v2.doc _$_
Ordinance Number
B. Development Standards. In addition to other standards set
forth in -the BIDS Specific Plan, emergency shelters shall conform to the
following standards.
1. Maximum of 10 Beds.
2. Minimum separation of 300 feet between emergency
shelters.
Section 9. Table 11.4.20.015.A.1 the Municipal Code is hereby amended as
follows:
Two-Unit Dwelling; 2 spaces per dwelling See also Section
Multiple-Unit Residential unit for 11.2.05.015.N:
each unit. Limitations on Parking
and Garage Frontage
1 guest space for every 7 All spaces except
units guest spaces must be
located in a garage or
1 space per dwelling unit, carport.
inclusive of quest
parking, for each studio
or one-bedroom unit in a
development meeting the
minimum requirements of
Chapter 11.4.55
(Affordable Housing
Bonus).
Section 10. The City Clerk shall certify to the passage and adoption of this
Ordinance and shall cause the same or a summary thereof to be published and posted
in the manner required by law.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Seal
Beach at a meeting thereof held on the day of , 2013.
Gary A. Miller
Mayor
57296-0001\1540806v2.doc -9-
ATTEST: APPROVED AS TO FORM
Linda Devine Quinn M. Barrow
City Clerk City Attorney
STATE OF CALIFORNIA }
COUNTY OF ORANGE } SS
CITY OF SEAL BEACH }
I, Linda Devine, City Clerk of the City of Seal Beach, California, do hereby certify
that the foregoing ordinance is an original copy of Ordinance Number on file in
the office of the City Clerk, passed, approved, and adopted by the City Council of the
City of Seal Beach, pursuant to the City Charter and Government Code § 36967(b), at a
meeting held on the day of , 2013 by the following vote:
AYES: Council Members
NOES: Council Members
ABSENT: Council Members
ABSTAIN: Council Members
and do hereby further certify that Ordinance Number has been published
pursuant to the Seal Beach City Charter and Resolution Number 2836.
Linda Devine
City Clerk
-10-
S7296-0001\1540806v2.doc
