HomeMy WebLinkAboutSINGLE ROOM OCCUPANCY/LIVING UNIT SROS Ord No 3108/3110/3 Audtothwd to Publish Advaoiaemants of al kinds indudinq
publia rtodoes by Osone d the dupwios Cowl of 01mme
C=9K C29&n s.Number AW4 Sa Wr6iW 29. 1961,and -
A-Ml June 11, 1963
STATE OF CALIFORNIA
County of Orange
I am a Citizen of the United States and a
resident of the County aforesaid: I am over the
age of eighteen years, and not a party to or
interested in the below entitled matter. 1 am a
principal cleric of the ORANGE COAST DAILY
PILOT, a newspaper of general circulation,
printed and published in the City of Costa Mesa,
County of Orange, State of California, and that PUBLIC NOTICE
LEGAL NOTICE
attached Notice is a true and complete copy as ORDINANCE
was printed and published In the Costa Mesa, "AN NORDINANCE OF
THE CITY OF HUNTING-
Newport Beach, Huntington Beach, Fountain TON BEACH AMENDING
THE HUNTIN
Valley, Irvine,
� TOO the South Coast communities and ORD NANCEG COODEEACH AR-,
Laguna Beach issues of said newspaper to wit T A 908, DEFINITIONS'
ALLOW SINGLE ROOM
the issue(s) of: O C C U P UNITS
/L I V I N G
SYNOPSIS:
Ordinance No. 3108
amends Article 908 to pro-
June 13, 1991 vide Single Room Oc-
cupancy/Living Units in
Commercial Zones and
within the North Huntington
Center Specific Plan to pro-
vide alternative housing for
low and very low income
households. Single Room
Occupancy. (SRO) is de-
fined as' a building de-
signed as a residential
hotel consisting of a cluster
of guest units providing
sleeping and living facilities
in which sanitary facilities
and cooking facilities -are
provided within each unit
tenancies .are. weekly- or
monlhly
THEFULL•_'TEXT,OF THE,
ORDINANCE I&;;AVAIL-
ABLE. IN. THE'-:CITY;
CLERK'S OFFICE
ADOPTED by: the'l City
)Council of the Cityof_Hun-
itington Beach at an regular
;meeting held Monday,
,June 3, 1991,_by the,follow-
declare, under penalty of perjury, that the �-
P •J •J •J g roll call wore:.-; -. B •:.
foregoing is true and Correct. AYES: Councilinembers:
'"� 9 MacAllister, WincFellSilva;itail
Green, Kelly, Roble
Moulton-Patterson ?
Jime 13, 1 NOES: Councilmemb 'rs::
Executed on , t 99_ None`.-
ABSENT: Councilrriern=.
at Costa Mesa, California. tiers:None
OF HUNTING-
-�c:/ cTONBEACH, Connie
Brookway,City Cleikg'..
1.Published Orange Co s'
Sgnature Signature aily Pilot June 13, 1991';.
{' th322
PROOF OF PUBUCATiON
i
i PUBLIC HEARING NOTIFICATION CHECKLIST
MAILING LABELS
(6641d) 8/20/90
4 s l\ O
i
H.B. Chamber of Commerce Huntington Beach Co. ✓ City of Westminster v
2213 Main St. #32 2110 Main St. 8200 Westminster Blvd.
Huntington Beach, CA 92648 j Hunt. Bch., CA 92648-2499 Westminster, CA 92683
Attn: Kim Barone Attn: William D. Holman Attn: Planning Dir.
i
H.B./F.V. Board of Realtors ✓ Pres., H.B. Hist. Society City of Seal Beach
8101 Slater Ave. C/O Newland House Museum 211 Eight St.
Huntington Beach, CA 92647 19820 Beach Blvd. Seal Beach, CA 90740
Attn: Board President Huntington Beach, CA 92648 Attn: Planning Dir.
Amigos De Bols ica Historical Resources Bd. CA Coastal Commission
15545 Lane Comm. Services Dept. V Theresa Henry
Hunti ch, CA 92649 2000 Main St. 245 W. Broadway, Ste 380
Attn. Presiden Huntington Beach, CA 92648 Long Bch, CA 90802
Attn: Chairperson
Frie of the etlands Council on Aging �
21902 Ki ne 1706 Orange Ave.
Hunt i CA 92646 Huntington Beach, CA 92648
Attn: Charles Grant
Richard Harlow
Coast Consery ncy Golden St: Mob. Hm. Owners Leag. 18652 Florida St. , Ste 100
P.O. Box 11021 Magnolia Blvd. Huntington Beach, CA
Los es, A 90066 Garden Grove, CA 92642 92646
Attn: Ruth Ga anter Attn: Edna Littlebury
v
Huntington Beach Tomorrow County of Orange/EMA Rick Jeffrey
✓
Beachfront Development
411 6th St. Michael M. Ruane, Dir.
17162 Gothard Street
Huntington Beach, CA 92648 P.O. Box 4048
Attn: President Santa Ana, CA 92702-4048 Huntington Beach, CA
92647
BIA-OC County of Orange/EMA Judy Lenthall, PresidentHome Aid
2001 E. 4th St. #224 Thomas Mathews, Dir, Planning
Santa Ana, CA 92705 P. 0. Box 4048 1330 S. Valley Vista Dr_
Attn: Julie Vandermost Santa Ana, CA 92702-4048 Diamond Bar, CA 91765
SCAG Louie Group County of Orange/EMA Louie--Hernandez
818 We th Floor Bob. Fisher, Dir. 17162 Gothard Street
Los a CA.90017 P.O. Box 4048 Huntington Beach, CA
A n: Richar picer Santa.Ana, CA 92702-4048 g
92647
E.T. Cor 100 City of Costa Mesa
Mary Jim Miller
P.O. Box 1200 v Shelter for the Homeless
. 20 Eas d Cir. I Costa Mesa, CA 92628-1200 8291 Westminster Blvd.
Huntington Beach, CA 92646 ; Attn: Planning Dir. Suite 215
Westminster, CA 92683
Chairman, Environmental Board City of Fountain Valley
Comm. Dev. Dept. 10200 Slater Ave. . OC TD
2000 Main St. Fountain Valley, CA 92708 11222 Acacia Pkwy
Huntington Beach, CA 92648 Attn: Planning Dir. Garden Grove, CA 92942
• i i
i
J�
I
I
I
I
i
i
i
Ben Davis
Be v' Interfaith Shelter Network
a't e - 6862 Defiance
Huntington Beach, CA
6 6 a e 92647
Hun ' n on Beach, CA 914-7 ✓
Susan Oakson
OC Homeless Issues Taskfame
18012 Mitchell . Avenue
Irvine, CA 92714
i
I
I 1
I I
I
i
i
1
i
� I
i
j
I
I
PUBLIC HEARING NOTIFICATION CHECKLIST
MAILING LABELS
(1163D) 4/9/91.
H.B. Chamber of Commerce i Huntington Beach Co. City of Westminster
2213 Main St. #32 2110 Main St. J, 8200 Westminster Blvd.
Huntington Beach, CA 92648 Hunt. �Bch., CA 92648-2499 Westminster, CA 92683
Attn: Kim Barone Attn: William D. Holman Attn: Planning Dir.
H.B./F.V. Board of_ Realtors' Pres.,. H.B. Hist. Society City of Seal Beach
8101 Slater Ave. ! C/O. Newland House Museum 211 Eight St.
Huntington. Beach,, CA 92647 19820 Beach Blvd.. Seal Beach, CA 90740. .:
Attn: Board President Huntington- Beath, CA 92648 Attn: Planning Dir.
Ben Davis Historical Resources Bd. f CA Coastal Commission
Interfaith Shelter Network I Comm: Services Dept. i Theresa Henry
Huntington Beach, CA 92647 2000 Main St. .245 W. Broadway, Ste 380
Attn: President I Huntington' Beach; CA 92648 Long Bch; CA 90802
Attn: Chairperson
' a •
Susan Oakson Council on Aging Louie Hernandez
OC Homeless Issues Taskforce I 1706 Orange Ave. Louie Group
18612 Mitchell Avenue Huntington Beach, CA 92648 17162 Gothard Street
Irvine, CA 92714 Huntington Beach, CA 92647
Richard Harlow. Golden St. Mob. Hm. Owners Leag. Jim Miller
18652 Florida St., Ste 100 11021 Magnolia Blvd. Shelter for the Homeless
Huntington Beach, CA .92646 Garden Grove, CA 92642 8291 Westminster Blvd.
Attn: Edna Littlebury Ste. 215 ' .
j Westminster, CA 92683
Huntington Beach Tomorrow County of Orange/EMA OCTD
411 6th St. Michael M. -Ruane, Dir. 11222 Acacia Pkwy
Huntington Beach; CA 92648 P.O. Box 4048 Garden.Grove, CA 92642
Attn: President I Santa Ana, CA 92702-4048
BIA—OC i County of Orange/EMA 1.
2001 E. 4th •St. #224 i Thomas Mathews,. Dir;. Planning
Santa Ana, CA 92705 P. 0. Box 4048'
Attn: Julie Vandermost I Santa Ana, CA 92702-4048
Rick Jeffrey County of Orange/EMA
Beachfront Development Bob Fisher, Dir.
17162 Gothard Street P.O. Box 4048
Huntington Beach, CA 92647 _ Santa Ana, CA 92702-4048
Judy Lenthall, President City of Costa Mesa °
Home Aide P.O: Box 1200
1330 S. Valley Vista Dr. Costa Mesa, CA 92628-1200
Diamond Bar, CA 91765. Attn: Planning Dir.
Chairman, Environmental Board City of Fountain Valley
Comm. Dev. Dept. 10200 Slater Ave.
2000 Main St. . Fountain Valley, CA 92708
Huntington Beach, CA 92648 Attn: Planning Dir.
i
q 30. 5v
REQUEST FOR CITY COUNCIL ACTION
May 6, 1991
Date
Submitted to: Honorable Mayor and City Council Mem ers
Submitted by: Michael T. Uberuaga, City Administrato
Prepared by: Michael Adams, Director of Community Develo t
Subject: CODE AMENDMENT NO. 91-1/NEGATIVE DECLARATION NO. 91-2
3 log - 310 4 -- 3116
.3111
Consistent with Council Policy? D-0 Yes [ ] New Policy or Exception
Statement of Issue, Recommendation,Analysis, Funding Source, Alternative Actions,Attachments:
STATEMENT OF ISSUE•
Transmitted for your consideration is Code Amendment No. 91-1 which
is a request to amend Articles 908, 922, 937, and 960 of the
Huntington Beach Ordinance Code to allow for Single Room
Occupancy/Living Units pursuant to a conditional use permit in the
C2 (Community Business) , C4 (Highway Commercial) districts and North
Huntington Center Specific Plan.
RECOMMENDATION•
Planning Commission/Staff Recommendation:
Motion to: "Approve Negative Declaration 91-2 and Code Amendment
91-1 with the following findings by adopting Ordinance No. ,�Io$��1o9j3/low 3a/1
which would allow for Single Room Occupancy/Living Units pursuant to
a Conditional Use Permit in the C2, C4 districts, and North
Huntington Center Specific Plan. "
Planning Commission Action on February 20, 1991:
A MOTION WAS MADE BY ORTEGA, SECOND BY RICHARDSON, TO APPROVE CODE
AMENDMENT NO. 91-1 AND NEGATIVE DECLARATION NO. 91-2, WITH FINDINGS,
AND FORWARD TO THE CITY COUNCIL FOR ADOPTION, BY THE FOLLOWING VOTE:
AYES: Shomaker, Richardson, Ortega, Kirkland, Leipzig, Newman
NOES: None
ABSENT: Bourguignon
ABSTAIN: None
ANALYSIS•
Code Amendment No. 91-1 is intended to amend the Huntington Beach
Ordinance Code to allow for Single Room Occupancy/Living Units
pursuant to a Conditional Use Permit in the C2 (Community Business) ,
C4 (Highway Commercial) districts and North Huntington Center
Specific Plan area. Specifically, the code amendment amends Article
908 (Definitions) , 922 (Commercial District Standards) , 937 (North
Huntington Center Specific Plan) and 960 (Off-street Parking, \
Loading and Landscaping) of the Huntington Beach Ordinance Code.
Plo 5/85
Action Program No. 2 . 17 of the Huntington Beach Housing Element
states that the feasibility and possible ordinance to permit SRO' s
should be investigated as a mechanism for providing alternative
housing. SRO' s are considered one method for providing alternative
housing for low income individuals (elderly, low-wage service
workers, mentally and physically disabled, public-assistance
recipients and homeless) .
The Housing Committee met regularly to review and discuss the
concept of SRO housing. The Committee recognizes management and
security as the critical element to the successful operation of an
SRO. Security would include an on-site 24-hour manager, desk clerks
and video cameras for monitoring the ingress and egress of tenants
and visitors and a secured parking area. A comprehensive management
an containing management policies, operations, rental procedures,
maintenance plans, staffing needs, and a parking management plan
would •be- required to be reviewed and approved by the Planning
Commission concurrently with the Conditional Use Permit application.
In addition to the management plan and security, more recently
adopted SRO ordinances include relaxed development standards .
Typical standards for room size, parking and amenities are modified
to allow for feasible building costs and in effect affordable
rents.. A matrix comparing the various types of SRO' s is referenced
within Attachment #5 .
It was the concensus of the Housing Committee that if at all
possible, no amendments to any of the City Building/Housing codes
occur . As a result, the proposed Single Room Occupancy/Living Unit
Ordinance was formulated within the limits of existing City codes
and, therefore, would not require amendments to any of the adopted
codes .
With the assistance of San Diego, San Jose, Los Angeles and Santa
Ana Planning Departments, and the use of the Orange County SRO
Development Guide, the Committee developed a Draft Single Room
Occupancy/Living Unit Ordinance. The Draft Ordinance (Attachment
No. 2) presents all of the development standards as well as
management and security requirements for SRO' s .
The objective of the draft ordinance for living units is to allow
for housing projects that are attainable by the elderly, mentally
and physically disabled, public-assistance recipients, low-wage
service workers and homeless . The ordinance would help alleviate
overcrowding of our existing housing stock, provide alternative
housing for those living in some of our motels in which no kitchen
facilities are available, and improve the City' s jobs/housing
balance which would reduce the deterioration of air quality due to
increased traffic conditions .
RCA 3/18/91 -2- (8829d)
Following the preparation of the ordinance, the Planning Commission
held a public hearing on February 20, 1991, to review the contents
and receive public testimony of the draft ordinance. Four public
speakers spoke in favor on the draft ordinance. Judith Lenthall
(President, HomeAid) , Susan Oakson (Orange County Homeless Issues
Task Force) , Jim Miller (Director, Shelter for the Homeless) , and
Ben Davis (Director, Interfaith Shelter Network) expressed the need
for SRO housing to accommodate the working homeless, elderly, and
others on fixed or low incomes. Refer to Attachment #4 (Planning
Commission Minutes) for specific testimony.
Environmental Status :
Pursuant to the environmental regulations in effect at this time,
the Department of Community Development advertised draft Negative
Declaration No. 91-2 for thirty (30) •days, and: no comments, either
verbal or written were received. The Planning. Commission on
February 20, 1991 recommended approval- of Negative Declaration No.
91-2 . Prior to action on Code Amendment 91-1, it is necessary for
the City Council to review and act on Negative Declaration No. 91-2 .
FUNDING SOURCE:
Not Applicable.
ALTERNATIVE ACTION:
A. Motion to: "Deny Code Amendment No 91-1 with findings . "
ATTACHMENTS
1. Findings for Approval
2 . Ordinance No. with Legislative Draft (Planning Commission/
Staff recommendations) .
3 . Negative Declaration No. 91-2 .
4 . Planning Commission minutes dated February 20, 1991.
5. Planning Commission Staff Report dated February 20, 1991.
P
MTU:MA:WC: lp
RCA 3/18/91 -3- (8829d)
cx tx�ws
City of Anaheim
of La Palma
City of Brra _ Cite of U-mv Beach
City of CoSra lIN'Icsa COUNTY OF ORANGE City of Newport Beach
CALIFORNIA City of San Clemente
City of Cypress
Cit\" of Dana Paint City of Sanra Ana
City of Fullrrr\�n Lca,uc Of lllia Cities, City of Tustin
Oran,c Count\' IUivi:ion
City ot, Garden Grove Oran�c County City of �Uc,tminster
Cit\' of HL1111in,ron Bcacll Transit District Cotlnry of 01-ali"e
Building lndusrry
City of La Hater" Association of Gran;,c
Count\
Buildin, InduStry
Association Coalition
for the Hollaeless
Orange Empire Chapter,
IC130
Task Force Co-Chairman
■ Rof Cr R. Stanton ■ Daniel H. Yclun(
SUPERVItiCI)R ■ FIRtiT DltiTla(:-r `1:)OR
COUNTY NTY OF CAR. NOF CITY of SANT.-\ A\.A
Members
William Elide Christopher Norby Eva Miner
COL-INCI\IIi\IIiI:I( Cc�UNCII-\IIa IIiEI �'1:11'0l:
CITY oI AN.,\l IIi I.\I CITY iil:Fu LLGFTON CITY OF LA PAL MA
Walter Donovan Scott Diehl Joy Neu,cb.iuer
CCrn or C.i:uwi:N G!a?\'F. Crn OF S:\N CI_f\IFN IF CIT cif Wl:<i:\II;V;4Tf:N
Gracc Winchell Anit<l I-luseth Sandra Genis
C l\l_'NI:IL,\IIi\Il ia: L,lll;\cal-\Ili\IRIiR COUNCILMFNIN11:
Cnl'i Ff�l;\IIN ;n�N fil::\ial �.II5 of WFSITNIIN-;TEK Crn ofCozT:\ IM1:S:\
Richard Polis Jude Curren Donald Strauss
\(:\YOIc PRc>TE`•I C Uli\lal.\II\Ililil oI,
CITY or L:\ P:\I.al:\ On,oI U:\N:\ folN r CITI'c is Nl wi'r\r.T BFAca I
Douglas Bystry Jim Silva Patricia ,\IcGuigan
Co
"IIII CouNCII mli`IR!:It CouNI:IL�IE\uelat
CITY of L;\ HFICA CITY OF F{UNTINL;ToN Br::Nc i I CITY 01:SANTA AAA � -
•
«t
• 1G�� - �II_i_
�e
he 1980's \\;ls a dccildc of Jynanlic growth nild chan('c f0l*
Oran,;e County. The citi_ens of our Cllunty have ,'rcatly hCIIAIC'II fl-onl [hi; 11ro,ress, iuld ,l; we enter
the 1990's we look fOl-WAI-d to continuek.l progress.
As elccteCl miJ f,uHll: officials, we are char,Cd with _rlliding this
1�f1\4 IeS>, 2llld to seek new mid innovative I11Calls of incetlllg, the ch,lll,illf, IICCCIS elf the Co111111LIllit\'. This
illv(,�ti,,iltion of Sin"Ie Room OccuJ-011CV (SRO) 110u;in(1 is Ml cs<lmhle of thi; 1,uh(ic chm-c- New tech-
IliC1LICS 111 Cl11SURICtioll, Illana"ClllCllt illl I orcratioll� h1lvC l-CvivCLI this afforClahle hoLISlllll 111-OLILICE Which
has ].'Cell ahscnt front the CoLlllt)''S hoLlsin J stock for yc,u-s.
This Guide h,is hem doivelopcd Ihy huildin", land use ilild i11lminiS-
rrative proicssionals to ilssisr e,lch Oriln-,,r Coullty city in the Cv,lluarion of SRO housing proposids. The
GLlide 111-00CICS 1•CCL)111I11CIlClatlolIS 011 yal-iOLIS 1-01-)iC�, SLICII ilS 11111d LISC, hllllllill, illlo-1 fll-C Co dc's, oper;1tlolls
allll flna116110 fell- SRO hoUSill" The f,Oill WilS to CICVCIo11 ;l ,LllJC Ill SL1Ch a \\'ay aS to provide each IocC 1111\'
the f1C\Ihllity It I1CedS to CVa1Lll11C the r\TC of SRO hotlSlllg 111-OdLICt WhlC:h Will hIC11LI Illto the C0I11111L1-
llltV While I11CCtlll,I a Cl-itic;ll 11ouS111', l)CCJ-
Our thanks to our fellow Task Force members who dedicated their
rime and effort in -'n(IiMl this GLIKIC to fruiti011.
r
■ wer R. Stanton ■ Daniel H. Younf
St rel:vlsoi: ■ 1:11\sl- Dl,STRR.r M.\Yur,
COL1\7Y or ORANGE CIT OF SANT\ AN:\
I
.W, • •
e
r�=`y -,eY.+�y •� .r.s�fir;;•�=;Y<:•.+'� .
?r�6 Y -L���J�•IVYlY3 ��
Alice An-us Sandra McClynionds
l.ir\ otCo:ra \Ic;a -- _ _ . . Counr\ otOran�,c
Craig Bluell Floyd \1cLellan
�.m ,,t \CN IOl't liQ;Ich C,>lllll\
Special Ch�lnhs an\l " of 01%in�,c
Geot-c Britton recognition to Linda Miller
Count) 01 fran c Judy Lcnthall OCTP
5I1A CoAltion
George Buell for the Linda Morad
Ciry of FUIIcrC,)II l-(omcic». City of Fu11cI"t0n
Bertha Chavoya Eric Nicoll
C:ir\ of,Anah"•inl City , t .Anaheim
Churl: Dalco Steve Ratkay
C,i[\" „( l'Ullc l"Coll • C(C\ of `>>C'i C(11In'Cl'1'
Grcn DeveraLIX Christine Reed
Cit\ It n".Icn Gro\-c O. C. 131A
Gloria Edwards Mike Ruane
City (,t Brea of Oran<,c
Rich Efl:er Lauren Sacco
C,,ulm of Gran c Cir\ of FoUnCaln VAIC
Lynne Fishel Leslie Scott
Comm, of Oran,,c Janet Hester r4 Cit-v of FUIlcrron
O.C. League of Cities
Ken Frank Carl Sheppard
Cir\ of Laguna Beach Bob Honish Cite of Santa Ana
City of Santa Ana
Kathleen Freed Pat Spencer
l it<t PiSincl Suf,cl-viwr's Ed Knight Cir\- o 1-lunrin(yton 13cach
ofticc City of lama Point
Erica Taylor
Holly Hamlin Stephen Kohler Cir\ ,,t Santa Ana
City otC�f�rc<� City of I-lunrin,�ron PC;IC1)
Susan Tebo
Bart Hansen Clare LaGuardia C:ir\" „t Tustin
O.C. 111A Count' of Orillwc
Pat W'hitaker
Bob Helton Mike Lennon Cir\• of Santa Ana
Ciro of Sans :Ana O.C. 131A
Larry D. Yenblin
Scott Hess Mike Linares Cit\- „t'Smita Ana
CiI It 1-1 III t ill,tOIJ 13cacll Cite of Santa Ana
I
i
2
In this
I THE NEED FOR-A
I NEW AFFORDABLE BUILDLNG AND
.-HOUSING PRODUCT 5
Guide FIRE CODES 19 I,
Impads.-of the 5 :Authority 19
.Housing Crisis. _ I
j Definitions 19
Th6.New _ . 6 I
SRO Concept. , Develtpment
f I Standards 20
Orange County SRO 6
Task Force j Unit Requirements 20
-Purpose of the SRO 7 Project Requirements 21
Housing .
Development Guide Fire Cedes 22
Definition of a SRO 8
FINANCING
Meeting-Affordable 8 Prospective Developers 23
I
Housing Requirements
Prospective Lenders 25
LAND USE Public Financial
AND DESIGN 9 Participation 26
Zoning Designation 9. -
Options ! Indirect Public
Participation 27
General Plan 10
Considerations �, ,� �? Direct Public
- ram
1 + y �i"� ;brf°yZ rjj.,, e'•°'~ PartlCl[?atlon 28 I
Site'Selection
Federal Programs 28
Parking. 11 ,I II
Requirements -ti?= State Programs. .29 i !
Architectural 1-2 Local Programs 29
Guidelines
I and Urban Design Public Financing
i Techniques 30
i Exterior . 12
Common Area MANAGEMENT Public Investment j
AND SECURITY_ 15 Constraints 30 !!
Development 12 Management Plans 15
Standards
Staffing 15 SUMMARY 31
OPERATIONS 13 Equal and Fair
Operations Expenses 13 Housing 16 CONCLUSION 32
Internal Security 17
CHECK "LISTS - 3.3-3-7 _
Security Hardware 18
Vehicle Security 18 APPENDIX_A 38-40 j
--Sample Project— - ------
Pro Forma
Design■ City of Santa Ana-Graphics Section
Printing■County of Orange-GSA/Reprographics.
3
What is Single- ' -
Room Occupancy
Housing? i
I Single Room Occupancy
Housing (SRO) is a cluster
Of guest units within a resi-
dential hotel providing
sleeping or living facilities in
whlcll sanitary facilities slay
` be provided within the unit,
and cooking facilities may
1 be shared within the hotel.
I
i
I
I
I �
I
- LI P 00U 6i_E
Kl7C/HEN0TT-?
I - /
l_AL1NDRU J
A.
".u. J ,�
P it 51t(aLE
AGTIvITLi 10,00iv1
The El Rc-v - Semi-Independent Apartments in Seattle, Washington
4
-------___---_
I al
— - d
for a New
j I
Affordable
_ -
D . H6u a
ue to a combination studio apartment,_to $1,300
of factors, truly affordable • per month for a five-bedroom
housing opportunities for unit, excluding deposits.and
very low-income persons are - ,. monthly utilities.:
practically nonexistent in
Orange County. Some of ��� •s ,
Impacts of a.
the contributing"factors
'
include the following: ;' '.± �r, Housing Cr1s1S
'�•F.it ;, The lack of housing afford-
■ There has been substantial I able for low-income house-
' ! holds creates severe negative,
reductions of government g
funding available for impacts in the community.. j
low-income housing develop-
merit. -For example, the 1988 Overcrowding of the. "
Department of Housing and exisfing housing stock-has
Urban Development (HUD) becomecommon in many.
budget-totaled $7 billion areas of the County.:
versus the .1981 budget total I jobs will exist, predominately
of$32 billion. At the state i in the service-industry sector ■ Home lessness has continued
level,"Housing and Commu- - . (26% of jobs in Orange to increase in the county: .
pity"Development's (HCD) j County). A significant Estimates"place this popula ' .
1990-91 budget cut $9 Mil- portion of these jobs will be tion at approximately 8,000
lion from the 1989,90 level." I at.low-wage scale, further ex- persons u1 Orange County, j
acerbating the need for
■ A second significant factor affordable housing. Motels and hotels are oper-
is population growth trends: ating as poorly,run SROs.
Orange County population While demand for afford- Since these buildings were
+!
tripled between 1960 and " . able luuising neither built nor designed for.is projected to g
'1984, and is expected to grow increase, the supply is not this type of use, the results k
from the 1984 level of expected to keep pace. The are blighted conditions and H
2.1 million to 2.8 million by average home sale price for adverse impacts on the
2010. Orange County, as reported surrounding Conlllllllllty.
in Fehruary 1990 in the Los ;I
■ In the employment sector, Angeles Tunes, was estimated ■ Jobs/Housing imbalancejj
over 1 million.jobs existed in at $249,999. In the rental contributes to the
Orange County in 1984. By. market, average rents for . deterioration of the air
2010, just under 2 million units in the County range quality due to increased k`
from $500 per month for a traffic congestion.
�i
i'
- -- -- 5
I < poor.":), and the:homeless:: combined their efforts and,
The New
The latter group Z. with the-guidance Of County
SRO. Concept: is served either directly via Supervisor Roger Stanton
Single Room Occupancy is a public -..private - nonprofit, and Santa Ana.Mayo'i Daniel
not a new concept•in hour- pattnership;or by freeing.up Young, the County Wide
ing. For decades this type of limited s1 elttr.beds-as indi .;.. SRO Task Force was formed.
housing provided.affordable 'viduals seeking long=term.
shelter to low-income ind'i- affordable housing leave ++ The County Wide SRO
viduals and wage earners shelters: I Task Force is comprised of
settling in areas of locally elected officials, plus
economic boom. As the The validity of the SRO key building Industry and
characteristics of these areas concept has been demon- I community organization rep-
changed, so did the tenant_y strated by the successful resentatives. Given the lack
in these hotels. In time, j development of SROs of low-income housing Op-,
these hotels became typified i nationwide.. In Southern portunities in the county, the
as transient hotels serving California, Los Angeles and SRO Task Force has set forth
the down-and-out, or cater- i San Diego provide several, the following goals:
ing to illicit activities. examples, while communities -
Today, however, innovations 1 across the nation, including To promote a better under-
in building, land use, opera- Atlanta, Berkeley, Phoenix, standing of SROs and their
rions and management have Sacramento, San Jose, I potential role in Orange.
rekindled interest in the Seattle aild Portland have County. .
development of SROs. The developed their own SRO
new SRO concept maintains program models. +. ■ To oversee the develop-
that:new technology and I ment of a uniform guide for
innovation can make this ! Orange. County i the development of SRO
type of.housing more cost- I projects for the use of city
SRO Task Force-
effective
to build, operate, I . staffs in Orange County.
I. maintain and secure than i In mid-1989, the City/
previous SRO�products. County Coordinating Com i ■ -To promote the develop
mittee of the Orange County. ment of SROs throughout the
Division of the League of
With respect to g county through a fair share
affordability, average rents Cities formed the Homeless approach.
projected for Orange Count I Subcommittee. The missio
En
J g y i
SROs will be below those for j of the subcommittee was.to Formed from within the
studio apartments. I investigate program options County Wide Task Force is
i aimed at addressing Orange the SRO Working Group, a
SROs can provide afford- I COunty's homeless issues. 1 staff-level group Of public-
; able housing for a diverse One program Outlined for I and private-sector represen-
pOpUlatiOn, LIICIudlnh the research was SRO housing. tatives charged with develop-
elderly, mentally and ph\ Concurrent to the County ing the SRO 1 lOu;ingDevel-
tally ,disabled, public assis investigation, the City of Opment Guide. This Guide
tarice recipients, low-wage Santa Ana had initiated a is the end product Of the SRO
service workers (often re- similar investigation into the Working Group', and the
fez-red to as the "working merits of SROs. Charged with County Wide SRO Task
similar missions, Orange Force's efforts.
County and Santa Ana staff
i
i
I .
6
is
Iji
I 1
i
I I'
I
Ar
AW` b t
0 Al
a
i I FF -i
F
i
1
Purpose of the SRO Housing Development Guide
The interest sparked in the Therefore, it is the purpose of land use, security, operations,
Public, private and nonprofit this SRO Housing Develop- management and financing
sectors by the innovations in nient Guide to provide a tool matters related to SRO
SRO hoUSing will no doubt for communities in Orange housing. It will serve both
collie to Orange County. County to utilize in evaluat- the public and private sectors . I j;!!. i
However, this type of land ing potential SRO develop- in the development of SRO
use is not without its impacts. anent proposals. The Guide housing. I
will address key building,
i
7
Def1n1t10T1 Of HOW- DO SROS. 3. Redevelopirient `By law'
-redevelo menr-agencies are
Single-Roo m. Meet .Affordable required to replace housing
-Occupancy- , Housing. units removed from the
community's housing Stock
Housing Requirements? fesulting from agency
In order to set a working Many Orange County juris- activities. Redevelopment
framework for the SRO dictions are required by the, agencies, such as San-.Diego,
Housing Development federal and state government Have not only used SRO
Guide, a definition of single. -to address and provide i housing to meet this replace- j
room- occupancy housing is housing for very low, low, i merit requirement, but also 1
necessary. For the purpose of and moderate income house- to meet the re uirelilent that
! !
- q
this Guide, a SRO is defined holds. These requirements a percentage of all housing
as follows: Single Room. include iileeting goals and units built within a redevel-
Occupancy (SRO) Housing is objectives set forth.in a opment project area are to be
i
a cluster of guest units within community's Housing.Assis- i affordable for very-low-
a residential hotel providing I tance Plan (HAP.), Housing I income households.
sleeping or living facilities in i Element, and in the Redevel-
which sanitary facilities may opn1e11t Agency's hg
I- be provided within the unit, requirements. SRO housing
and cooking facilities may be can provide a method of
shared within the hotel. j attaining the goals and
requirements set forth in the
Since the minimum studio i aforementioned. Outlined
{ apartment size set by the- below is the means by which
Uniform Building Code is these goals and requirements j
220.net square feet, it is can be met by SRO housing: I
presumed that SRO-units will
typically.be smaller than 1. HAP Goals: Provided
studio apartments and will newly constructed or reha-
not contain a complete. bilitated SRO units are made
kitchen in each unit. - available to. low and/or-very
low income persons, and said
persons do not pay more than-
s
_ 30 percent of their income
for Such housing, SRO L1111tS
may be used to meet HAP
4- j three-year goals.
2. Housing; Element: The
Typical Room State Department of Housing
Marvin Gardens Inn
• i and Community Develop-
Seattle,WA ! ment has set the precedent
that newly developed SRO
A units will count toward a
® locality's Housing I
vi
i .. Elenlerit goals. J
i
i
i
j
Land
•
and
Design
ey issues with respect 3.:Alloty SRO uses only with
to SROs.xevolve around land a Conditional Use Permit
use. Staff should fully (CUP), in certain zones.
analyze key land-use issues . ' '. i �. `I.I The Planning staff of each
-such as zoning, General Plan "+` respective city will need to
:r :�:}'k;' : . "i determine which zones
modifications, public transit �_;t,:., L .a
access, proximity, f retail.: residential, COmlllerClal, in-
uses, densities or height I stltutlonal, industrial, etc.)
restrictions, parking, and t' .4 a+�+ r �� ` t I and districts (e.g., R1 R2,
setbacks. Design issues such "f, ... etc.) will accommodate a
_,..,::-.Ki:-fit•' :}...-" _-,
as facade treatments, land- _. •: _.:; . - SRO use subJect to issuance
scaping and common areas - ': of a CUP.
also must be addressed in the 1
development standards of a Staff also should outline
SRO project. the conditions under which
the CUP will be.grantee{._
Conditions-should be Stan-
Zoning ilium and maximum unit size,
da_rdized or optional; as part
parking requirements, and
of the project.review process.
Designation The approval royal process for I
-possibly, affordability of . -` I E p .
Options � units. If an SRO zone I SROs with'a CUP also should
Several options-exist for local- designation is incorporated. set forth the role of the j
jurisdictions seeking'to into the code, Plannin staff I.. zoning administrator and,
g i .. public hearhi T process
provide for SROs in their- must determine which b E
zoning codes. requirements, I
General Plan designations
(e- ., residential, commercial, I
1. Enact a zoning designa- institutional, etc.) are com- 4'. A fourth uming option-for
tion specifically for SROs. patihle with the SRO zone, staff consideration is allow,
This Single Room Occu- ing SROs "by-right" in
panty zone section of the 2- Create specialized Housing certain zones. Sniff should
code can contain standards zones or overlay districts determine which zones would
applicable to proposed SRO which would include uses i permit "by-right" SRC use
developments which would and what development
I such as senior housing,
be approved "by right." The housing to meet handicapped standards criteria would have
SRO zone standards should standards, and SROs. The to be met for a project to
address permitted floor area same types of development . qualify.
ratios/building height, mini- standards outlined above in i
option (1) could be set forth . Regardless of the land use
for each distinct use allowed option selected, a public
in the zone or overlay hearing may be required to
district. adopt pertinent code
changes.
1
;
proposed SRO project, staff
General. Plan :, I , Density
alight establish a density j
:COnsidelatl.OnS 1 _ City staff and developers ex standar,,-fbased in part on the
A local jLtrisdiction'preparing perienced in developing SRO prevailing density of the
projects contend that con-
to facilitate SRO develop-> district in which the project
men[ should consider" ventional approaches to is to he located.
addressing SRO uses in two determining permitted j
densities are not applicable
elements of the General Staff also may consider
to SROs. Local jurisdictions
Plan: the Land Use Element establishing a program
I and the Housing Elemellt. analyzing appropriate densi' providing for transfer of
ties for SRO projects should
i development rights. Whether
l. The Land-Use Element consider the SRO's purpose SRO developers would be
should be modified to of providing affordable inclined to purchase develop-
allow the typical densities housing and that density mellt rights or to acquire
plays a key role in dcternlin-
necessary for SROs. The `)1 ) property in order to transfer i
I"easo11111g behold the SRO lllg Lllllt affordability. When development rights to all
exception is twofold: i
evaluating density, city staff SRO project is not known.
SROs necessitate higher should recognize the fact that
SROs are not complete units
densities to remain afford- The use of subsidies or
but rather bedrooms.
able, and the Land-Use other incentives n1a), offset
Element of the General Plan Furthermore, the unique the need for higher densities.
heeds to indicate' under what' 111anagenlellC and operation
General Plan designations requirements of SROs are
Cost Intensive thLIJ IlllpaCtlllg
SRO use is permitted.
the cash flow of the project.
2. The Housin g (These requirements are
Element
likewise should be reviewed discussed in further detail in
to address SROs. The three the Operations chapter.)
topics to he incorporated in For example, SRO project
the Housing Element are:
maintaining the affordability densities in San Diego
of SRO units, whether SRO . initially
appear startlingly
Units will be applied_lied toward I high with 500 to 700 units to
L is f p
the Regional Housing Needs �. the acre and corresponding
intensities well in excess of
Assessment goals, and
whether SRO units will be 2.0 Floor Area Ratio (FAR).
used to sleet "special needs„ In Orange County, where
hoUSillg for elderly, handi- FAR in industrial areas slay L A P E N S 1 O N E
be set lower than 0.5, and
(.Capped, of hoilcless persons. A RESIDENTIAL HOTEL
10cal pCl"IlllttCd IllUltlfalllll}'
Modification of the housing densities slay he �®
similarly limited Ill lntcnslt},
General Plan to specify
densit}- of SRO_ uses would local jurisdictions may con-
require public hearings. sider applying new density
standards for SROs. Staff
slay consider utilizing n1u1-
tiple factors, such as setbacks, E
Ilelght limitations, common
0
outdoor space and parking �o
requirements, in regulating or
determining SRO project ESIAGLISHED I.19
densities. When reviewing a A San Diego Residential Hotel
10
I �
3. Accessibility to public - 1
Site i Parking
transportation is a major -
Selection factor in the SRO site selec- i . Requil �ments
Preferred locations for SROs tion process. Guidelines that ! Parking regOirements.for
are typically in or adjacent to local jurisdictions may ! existing SROs are typically
urbanized areas and/or public choose to adopt include minimal because_most resi-
transportation nodes or locating SROs within 1/4 - dents_do not own.automo- I '
biles. Based on a survey of
Corn idors. As a lintel, C(illl- 11111e Of a.bus stop; evaluating i
inertial areas may he.most whether such bus service Atlanta, Phoenix, Portland;
provides a direct link to the San Die 7o, and Seattle, the j
Suitable for SROs. Manufac- } g
Wring and residential areas types of employment districts following findings have been
are generally considered associated with SRO resi made: is
i;
inappropriate. However, spe- dents; determining that bus
cific sites in such areas nl<i) service runs at least ever)' 30 No parking is typically re-
he considered on a cab se- \'- Minutes during peak periods quired for SROs located in
case basis. and once per hour during high-density areas such as
off-peak; and determining downtowns, and which are in I
The following factors adequacy of service during all proximity to retail services ` t
Should be evaluated in the 11Ours on weekdays, week- and/or public transportation ; li
site selection process: ends, and holida ys. lines. j E!
1 2. In meditnn-density areas, ili'. '
l. Adjacent uses need to he The purpose of such guide- Y � I!:' ,
carefully.considered in the lines is to insure that SRO. the City of Atlanta requires
site selection process. The residents, most of whom will one space for every four I
impacts of developing SRO rely on public transit, have living units (0.25) plus one
ills
projects adjacent to school or easy access to service that space per SRO employee.
residential uses should be meets their needs. The Phoenix generally requires
Closely studied. Certain Orange County Transit one space per five units (0.2). i
adjacent uses,such as adult District (OCTD) Planning
bookstores and movie then- Department should be in-- 3. in' low-density areas,
n
ters, bars or liquor stores may volved in project review, to Atlanta requires one space
be inappropriate and-may assist local agencies Ill evalu' per two units (0.5) and one
"
) g t ;illy
deter prospective SRO atino site suitability with re- space per SRO employee, and j
residents. ,yard to bus service. OCTD Phoenix generally requires I i"
!r
staff not only perform level- one space per five units (0.2).
i
2. SRO sites should be oprilent plan reviews to l
located Close to services used determine potentially 4. In areas outside of the
by SRO residents, or within significant iIllpaCtS 011 bl,s d(1wiltmvil, San Diego and {
easy access of public trans- ridership, but will consider Phoenix staff negotiate a
poll Residents should find modifying bus service to ac- CUP with developers to I`
grocery stores, retail services, C01111llodate projected rider- specify parking requireincnts.
a'
and ideally some entertain- ship needs. Resources of In San Diego, parking ratios
melt options such as movie interest available from of 0.25-0.5 spaces per unit
theaters and restaurants OCTD include, "Considers- - have been imposed.
within walking distance. tiorl of Transit in Project
Services provided by medical Development" and "Orange r Alternatives to conven-
clinics,-continuing education County Activity Centers and tional parking requirements i
institutions, and certain Employment Projections_." that must be addressed in the .
government agencies should project design process
be accessible by public trains- include provision of secure
portation. I bicycle racks and lockers.
architectural) interestin drou ht-tolerant materials
Tile parking alternatives- Y g g
outlined above may lend and varied in design—SRO_'s ;should be lisedVegetation `
themselves to modification do not have to be simple, un :-. would rl�ake the area.itloie '!
if two people�are allowed to attractive bloc_k buildings dust = -,-.attractive and cooler com
i
occupy on.e SRO unit. Park 1. to keep down costs: pared to all.corlcrete.
ing, therefore, lilay provide
one basis for limiting the Signage and identification . Exterior-common areas
number of SRO units which should be unobtrusive and be should be highly visible;with
may be occupied by two .. limited to hotel identifies no blind comers or alleyways.
persons. tion only. Being a conlmer- They should be brightly lit at
cial structure, some tyre of I night to insure security of in-
identification is necessary. dividuals using the space.
Architectural However, it should be lim-
ited and similar to conlpa-. ..
Guidelines and rabic residential pr�ijects: I , Development
Urban Design I Standards
It is strongly recommended A drop-off/pick-up area is !
Setbacks, height, landscaping
that all),, SRO.project coordi- recommended. This area
nate with and compliment also could be used by vans- . and other development
the existing architectural and/or service vehicles for
standards should comply with
style and standards of the sur- j loading/unloading adjacent the zone.district the SRO is
rouilding land uses and local to tile facility. in. This would contribute to
the building blending in with
community. If a basic design the surrounding development
or theme has become estab-
i and being compatible with
lished in.an area, this should Exterior !
the neighborhood and
be reflected in the design and Common Areas community. 1
scale of the SRO project. In Exterior conunoli are; and/
order for a SRO development !
to fit into and become part of ! of open courtyards should be
used throughout the project.
the C011llllllnity, the c c
appearance of the facility These areas double.as light L
and ventilation walls .to meet i
must not set it aside front the i
adjoining development. unifohl-i building code
requirements. These areas
i .
Maintaining the architec-
i
rural integrity of the should be made as attractive : :........................
neighborhexld, whether it is as Possible. If the common
areas arc made available forQF
FreGER^1°"
nC\V COnbtlUCt1On or the tinelioWAveUVLN
use by the occupants, the DPAWERS—.....:
renovation of existing srruC- TELEVGK)N -area should be designed to DES...............
tUre5, could help the project provide 1ds51�ic open space.
assimilate into the Cc U)111111 - i } } 1
A Courtyard with tables and
nit}, assisting ill its success.
Chairs, planters or small
There are many different garden spaces Would make
the area functional and useful
materials which can be used
for the residents. These areas
(wood, metal, block) which' should also be low niainte-
in conjunction With the \ `'
design of the building, would
nance and provide the
not add significant cost to OCCUpanCS with usable
the project. There are outdoor space. If the
examples of SRO projects in comnunon areas are not
other cities which are available for use by rile T-Ypicnl Accomodntions
Occupants, low inkiriteriance, i La Pensione
12
i
Operations
Expense
:j
s public agencies ments it is critical that they
review development understand the financial
Aproposals far SRO characteristics unique to SRO
1
housing, the will no doubt '' r � operations.
Y , I
do so within the framework
of their previous housing When projects are being
experience. Most profes- �, sx'� n; �� r i-= reviewed, properly prepared
sional administrative staffs pro
proformas can be useful to
within Orange County evaluate the value of devel- j
jurisdictions have not had r - opment concessirnzs and j
prior experience with new i subsidies. Such proformas
SRO housing development. can be helpful in understand-
Although the concept of ing the extent to which de-
single room occupancy units velopment concessions and
is in:no way new to Orange subsidies might be needed to
County, it is a product which produce a financially viable I
has been almost totally development. This itiforma-
cycled out of use in lieu of i value and performance of tion also will enable decision
other types of housing prod:- I apartment projects. These makers to maximize the
ucts. economic performance community benefit from a �!
indicators include (but are SRO and minimize the devel-
Affordable rental housing not limited to): opment costs and impacts to
constructed in Orange be born by the community at
County over the past 20 l. Operations expense in large.
years has predominately relation to project gross
consisted of attached multi- income. While apartments and
family apartment units. SROs may be similar, the
These apartments, although Z. Gross income in relation methods applied to deter-
varied in exterior elevations to market value. mine effective cash flow of
and amenities, share some an apartment unit in relation
basic components \%itbin 3. Net Operating Income in to the square footage of
their operating Budgets. relation to market valLie. improved living area can not
Investors, lenders and devel- be directly applied to a SRO .
opers have been able to 4• Gross Scheduled Income The operating budgets of
develop economic perform- in relation to improved area. SRO projects, will not fit the I
ance models.which have typical apartment industry
been used to compare the As planning, building, performance standards.
community development
professionals and elected
officials review SRO develop-
13
Neither will they exactly fit a SRO project may appeal to
the anticipated performance be high based o a revenue
standards of atypical hotel I per square foot of develop-
operation. Thus, it is essen- anent measure. However, ! I
tial that proformas-tlsed to this may be deceiving in light j
evaluate SRO development of the high operations costs
isolate those costs which are � associated with quality man-
I unique to the SRO thereby agement and operations of a
yielding a comparison to the SRO project. Thus, in-order
building industry perform- to ensure the continued level
ante standards. Nonetheless, of service and the operational
SROs should be viewed as a characteristics promised at
separate type of housing the.project approval stage it {
product, and reviewed in may be prudent to condition i
relation to`1t5 oxvi1 model of SRO projects.
econolllic performance (See
Appendix A = Sample Project The bottom line for any
' Proforin_a) newly developed residential _ -
jproject is that it provide the
The operations budget of a developer sufficient return
SRO will typically include relative to risk. The develop-
expenses «filch may total Up meat Co111111unity must
i
to twice the operation costs of compare the viability of the
j a comparably sized apartment investment in relation to
i
project. Listed below are a few other investment
of the components of a SRO opportunities. j
j project which Most often are
not included in the operations
expense of an apartment i
project:
1. Routine maid service I
2. Full project paid utilities
3. Enhanced staff support
■ Manager
■ Assistant Mamager
■ Security Guard
■ Desk Clerk
4. Onsite, full time janitor
It is important that both
the development industry and
� Y
public agencies recognize that
the potential gross earnings of
_ I
i
I
14
l
Manage—
ment
i
O O
he requirement and Staffing - The following
eiiforcenient of ccnnpre- .- staffing issues should be set
hensive management plans
forth by local jurisdictions
��,�
for SRO developers rs is critical €:=-:'_-:==_l:aT.;.-J_
and addressed in each man
-
ro the success of SRO � gement plan.
projects. These plans should -
s^ �� i
outline management, opera- 3
r � w�:z` .�_-. i 1, SRO manager -
tion and security policies and Y , r-
�4{�4° A 24-hour;-live-in manager
procedures. Each SRO should be required versus an
developer should be required a on-site manager available 24
to submit, as a condition of - I hours a day: The former has
approval of the project site i proven to be the most .
plan, a proposed manage- effective.
ment plan for review and .
approval by the local jurisdic' i 2. Support staff memb.ers'-
tion. At the very least, the _
The'numbe r:of cleaning,
management plan should desk clerk;_security,'and.
address all of the points set reviewed and approved b
1 P . Y maintenance-
personnel
forth in this.Management - !. the jurisdiction. The local
l which will be provided
and Security chapter: - jurisdiction may wish to
j I sh,6uld be delineated.
consider an annual fee.
Personnel is best based on
y I assessment to the SRO
the nu i mber of units, ameni-
The plan should be easil
accessible t' subsequent i project to cover the adminis- ties, services provided and
owners, either through trative expense of review. project size Staffing level
recordation, or as a-part of . Any proposed changes to the also should consider the
the planning process, so that operational or physical
number of hours per day
the requirements imposed nature of the project should 1 needed for service. Consid-
upon the project are clear. be subject to review and eratiOn should be given to
prior to the time of owner-
approval by the local providing sufficient security
ship transfer. jurisdicrion. staff to handle emergencies.
The plan.also should.be .
3. Staff classification - Man-
subject to annual review by- I Components of
p i agement policies should set
local jurisdictions to insure
the Management forth xhat'is to be required of
that the project:is in compli each staff position:
ance. Any:changes made to Plan +'
the approved plan should be j
PP P Staffing, equal access to A management plan
housing, internal security and I should identify the role of
vehicle security are key
components of a SRO .
project's management plan. j
- I
15
regarding operation of, and plan should speetfy rent 1 Internal Security:-The-
residency-in, the SRO:. Each -I, levels;'.collect on procedures': I local.jtirisdiction's.manage-
management plan should . ; 1 and increase mechar isms ti. j ment. olicies for SRO hotels.
specify how these items will j should address security issues,
be handled. ' 5�. Secutity payments_ _What I emphasizing residents',safety.
policy:arid:procedure;willlie`_ without Unreasonably lmpos- - I
4`. Rent rates - What policy, established for setti•rig, re ing on residents' activities.-.
if any, should be imposed by ceiving and.returning secu As is the case with any other
the local jurisdiction regard- city deposits: residential dwelling unit, tile .
ing establishment of initial perception that SRO living
rent.levels,.collection of refit, -----T-= = -- units are secure and safe will
and increases in rent? Re- be important to attracting
gardless of whether the local and keeping quality residents:
i
jurisdiction mandates rental Many successful SRO projects
policies, each management share common Security E
features built into their
design and operations. !
The'El Rey Residential Facility sNy I
Seattle,,WA
T-tr_W 4CiLZ The following design
t A R C Architects
f feature; appear to have
Insured a Secure and safe
environment for residents: I'
f
Access for both ingress I
II . . '
and egress to the facility must
be limited, preferably with a
single entry.located adjacent
_ to the manager's desk. The
�
pLirpose.is to insure that only`� • �- - .. -�=��^".;, .; ro riate individuals are a -
pp .p
- granted access to the building
at all times.
�-4 - 2. Guests should be required
to CoInplete sign-In and sign-
Out sheets at the front desk.
t ® � Each management plan i
e should specify rules as to the
number of guea; per resi-
dent, the time that guests
may arrive and must depart i
d (e.g., no visitors past 10 p.m.
or before 6:30 a.m.), and f
procedure for overnight
... ; guests.
j
each staff member in emer 2.Tenant rights - Should
: Tenant selection - Wliat_
gency situations involving policy.will be mandated; if the local jurisdiction
fire,_police,medical, disaster,, any, by the local government facilitate or mandate the
etc., and set f6.rth an interim jurisdiction which assures fair establishment of a tenant
plan for housing all residents and equal access to housing .. committee within each
while units are ilnder'repair, J as mandated by fair housing project to handle SRO
if necessary. A system for_ " laws? What policy, if any, grievances and operational
training staff in proper j will be mandated which as- complaints by tenants?
I procedures for requesting sures that residents referred
I police and fire service should by government and nonprofit " 3. Residency rules - Delinc-
be included in the"manage- agencies will be accepted ` ation of a procedur.0 should
{ ment plan. without bias? What process, be required which assures
if any, will be mandated to that each tenant receives I
Equal and Fair Housing assure fair and proper evic- copy of rules and regulations
Opportunity Affordable tion of problem residents;
housing Is a critical Issue for and what appeal, If any, will --" - ------ - "
all jurisdictions in Orange be granted evicted residents?
County. The issue is particu-
larly troublesome to those' The management plans U Q D
" residents who have such lim- should address any such O i
ited income that they are policies adopted by the local
{ unable to afford even the jurisdiction.
most modestly priced rental
housing. Since the demand - - --- - '- ----------:
for SRO housing-.has been
i great in each locality across
the nation which has facili-
.tated its development, it is
likely"that the SRO hotel
concept in Orange County
will be met with equal.
0�
demand.
A
Given the anticipated
high demand and Current
10W Supply Of SRO Ulllts In _
OrangC County, It 1S inCll111-
bent upon local jurisdictions
to ins6re that the selection of
SRO residents (and the
service provided) is fair and
in compliance with state and E ; I
federal fair housing laws. To
this end, local jurisdictions
nlay wish to consider deline-
ation of the following issues ,Lv
in their management policies
llld 1'eglllClllg each manage- lwj
ment plan to address these
topics where appropriate.
]6
,. ...-
Internal Security
regarding operation of, and plan sho'ulci specify rent j ;---`T''he'
residency-in, the SRO. Each levels;collection procedures local jurisdiction's manage
j management plan should and increase mechanisms. ment.policies for SRO Hotels..
Specify how these items will should address security.issues,
be handled. 5. Security.payments - What emphasizing•residents' safety
policy and.procedure will be without unreasonably imposr.
4. Rent rates - What policy, established for setting, re- ing on residents'-activities.
if any,'should be imposed by ceiving and returning seCti- As is the case with any tither
the local jurisdiction regard- rity deposits. residential dwelling unit, the
ing establishment of initial perception that.SRO.living
rent levels, collection of rent, units are secure and safe will
and increases in rent? Re- be important to attracting
gardless of whether the local and keeping quality residents:
jurisdiction mandates rental a._._ Many successful SRO projects
policies, each nlanagemenT Share CClllllll(lll StCUCICy
features built into their
deli(,n and operations.
The El Red Residential Facility
Seattle WA
A R C Architects The following design
features appear to have
insured a secure and safe
I "
environment for residents:
Access for both ingress ..
and egress to the facility must
be limited, preferably with a
single entry_located adjacent
to the manager's desk. The
Y / purpose is to insure that only
appropriate individuals are .
granted access to the building
at all times.
-¢ 2. Guests should be required
to complete sign-in and sign-
Out sheets at the front desk.
s ® Each Inanagcinent plan
n should specify rules as to the
= r�
o number of guests per resi-
__"_ dent, the Tina tlhat guests
J may arrive and mutt depart
a (C.(,., r., no visitos east 10 p.m.
or before 6:30 a.m.), and
— procedure for overnight
guests.
y�Y
o OC1 �
� a C
3: StrAte is laceii"Ient of the ! Securit` Hardware > New Vehicle Securit The
! g. P � y :� - Y. - The-
-
front desk must be situated to i . SRO projects have"included-a.` = ..management-policies drafted
allow monitoring.of.the front wide variety of Hardware to -;'b'y local�tirisd c"ions should
lobby entrance, the street in I insure:optirilal security for resi -.require each SRO's-manage-
front of the,project,`and - .. j dents.arid facilities: 1i ted ; merit plan to specify a .
video camera monitors. The below-are some of the types'of- vehicle security system.
font desk should be attended major security hardware corn- - Each plan should note
24 hours a day. I monly used in existing SRO �_ whether parking will be open
! projects. ! or subterranean, whether
4..Video cameras must be log-term secured parking n
strategically placed in all l. Unit doors.- Dead bolt will be provided for residents,
public areas including hall- locks or key cards are utilized and what parking facilities
ways, elevator entrances, ! by many newer SROs, rather will be provided for guests.
communal bathing areas, than a key for individual roam Where secured parking is !
lobby area, garage area, laun- access. While more expen- provided for residents, access
dry area, profit centers, and sive, key cards offer the adv an- should he coded with the
common areas. Monitoring tape.of.preventing previous same code as room key cards.
by the front desk is critical to residents from gaining access Security cameras should be
internal security.. to the units after their tenancy I provided in subterranean or
has been terminated. Addi- otheni ise secured parking
tionally, replacement cards are areas.
less expensive to supply.than
are new keys. The management plan
should indicate what com-
2. Communal bathing area _ mon storage areas will be
doors =Dead bolt locks, with provided and where.large
security access by management items such as bicycles will be.
jmaster key only in case of stored and secured..
emergency, are preferred. Pro-
vision of an emergency call !
jbutton or pull-cord in the I I
communal bathing-areas in
case a tenant slips or is injured j
in the bathing area may be
i warranted.
3. Front entry doors - The
front entry door should allow
for adClIuate Visual access into
the lobby area by police from
their patrol cars.
i -
4. Windows - Each room and
all common areas should have
operable windows, except for
first floor windows which may
he fixed for security purposes.
In turn, the SRO project
Should include heating and air
conditioning systems to insure
adequate air flow and tempera-
ture control.
18
is
Building
ndTire
Codes '
Te purpose of this 1. 1988 SMtC Buildili<"
chapter is to identify provi- ,. ,, Code
sions of the Building and Fire d�s ,
r i
�� i i i,
codes. hich may he +,, 1 )bb State f luml Ins
applicable to the constr ic- : h; .:..., �..,v f' Q F E:?; Cade
tion, use and design of single _ '
room occupancy housing. t:=,�,' `'�xd 1988 State Mechanical
This discussion also will Cede
provide direction for the
application of alternative _ 4. 1988 State Electrical
methods and materials which Cede
may he considered as excep-
tions granted for the purpose S. 1988 State Housing
Of SRO housing. Code
The State agenc}- having
Auth-ority authority for this use is the
The Health and Safety Code State Building code but may Department of Housing and
of the State of California make local amendments by i Community Developlllent
provides for the adoption of finding justification for (HCD).
the latest edition of the reasons of geography, topog-
Uniform Building Code raphy and climatology. i There will be cases in this
(UBC), as promulgated by These local amendments chapter where it is recom-
the International Conference must be approved by the mended a locality request an
of Building Officials (ICBO), applicable State agency. interpretation frollr HCD on
as the model for the State the uniform appllcatloll of a
Building Standards Code. A local jurisdiction is em- suggested alternative equlva-
The State Building Standards powered to enforce the lent.
Conullission further amends provisions of the State Build-
this model code through the ill" Code, including the local
State's adoption process and anlendnlents, provided a Definitions
specifies which State agency local building official does The following definitions are
has the authority for the not make a discretionary provided for reference.
described use. A local decision which is in conflict I Application of these defini-
jurisdiction must adhere to with the State Law (Health tions will become evident in
the State's edition of the and Safety). various areas of this chapter.
For the purpose of this
Guide, the applicable codes i
are:
i
19
SRO Unit - A SRO unit is a _ Maximum Occupancy - .
! west room within a resider - DeVelOp111e11t Maximum occupancy should
!. tial hotel providing sleeping Standards be limited to two persons. It
j or living facilities for one or ! The development standards is reconinlended that this
two persons where complete outlined below are provided level of occupancy only be .
kitchen and/or bathroom ., as-recommendations. In all allowed in units in-excess of
facilities maybe shared i cases the development 120-square feet of net floor
within a hotel.- j standard utilized by each space in the sleeping area
locality must be in full including built-in cabinets,
Complete Bathroom - compliance with state and sinks,and closets, but exclud-
A complete bathroom is a local laws. ing toilet compartments.
room \Vith a mininu1111 of 30
! square feet containing all of Recommended Unit Kitchen Facilities -
the following: a toilet, sink- Requirements A full kitchen-is not required
and shower or tub. A partial Unit Size - in every SRO unit. However,
bathroom is missing at least . It is recommended that each a kitchen sink serviced with
one of the Aove compo- 'SRO unit must haVe at least hot and cold water with
nents. 100 square feet of net floor garbage disposal and counter
space in the sleeping area in- top is recommended in every
Complete Kitchen - cluding built-in cabinets, unit. The countertop should
A complete kitchen contains sinks,and closets, but excluci- be a 111In1111L1111 of 12 inches
all of the following: a sink, ing toilet compartments. deep by 24.inches wide.
refrigerator and stove, range Based on the number of I
top or oven. A partial
kitchen is missing at least _ CORRIDOR
one of the above conipo-
nents.
DESK .I
j Common Indoor Space - r TEL. ll
Common indoor space.means w.e.
all usable interior common L_ _
areas not used for circulation
or service facilities. Com
111011 Indoor space includes , sI K j
lobby, recreation room 01" BED I 1 QI
FAN
readim, room.
L4
REF;--�
HEATER � .
CLOSET
O
O {
J
_I
TYPICAL BALTIC ROOM LAY-OUT 2' 3'
a
20
ro ect unit aiid resident - He It is required.that Janitor Closet - I
characteristics, coriirnon full every,SRO unit have heating It is recommended-that at
kiichen.facidities may be facilitie_s;_capable of inaintam= least one janitorial closet be I I'
rovided within the"pro ect" required on each floor of a •� �
p p 1 �: ing a room temperature'of 70 ' 9. .
4 degrees Fahrenheit ava point SRO.ptoject
I Bathroom=Facilities - :3 feet.above'the' floor=in all ._'
Laundry Facilities - It is rec-
A complete bathroom may habitable rooms;and-that }' I
. . not be'required in every SRO, s�ich be in`full,compliance ommended that laundry
j unit. However; it is recorn- �: witi-i State Energy Conserva- facilities be provided in a
rnended'that each.unitbe tion law.. separate room. The number
provided with a private water. of washers and dryers pro-
closet in a.separate enclosed Recommended vided will depend on the
compartment with.a mini.- Project Requirements number of project units. At
mum of 15 square feet sepa=- Showers/Bathtubs - j. least one washer and one
rated by a door. -Common:- For SRC units that are not dryer should be-provided for
area bathroom facilities.based. provided with a private i the project. Washers and
on project size and-.resident- shower and/or bathtub; i dryers may be coin operated.
y
characteristics.may be pro- -shared shower and/or.batlz=
vided in the project., Walls tubs are required. Shared. Common Indoor Space -
an"d floors for all bathrooms . " shower/bathtubs must be It is recominendea that each
must Have a iion-permeable_ provided at a ratio of at least'-. SRO project provide ade- .
surface. one for every eight units, or a quate common indoor space.
fraction thereof,.which.lack a In.no case should this space.
Refrigerator/Microwave complete private.shower/ be less than 200.square feet
Ove"n It'is recommended bathttib. .Each shower bath in any project. The follow-
.- .
that.a refrigera"tor and micro j tub must be on the same floor i-ngstandards are provided as .
wave oven be provided in,.or. as the units it is intended to. �. a.point of reference only. ..
available for residents, for ` serve and must-be directly
each.SRO unit: Work-area. accessible from a common 4:5 sq. ft. per .
electrical circriit•outlets for - area or hallway. I 1.00/159 sq. ft..unit
these appliances-must.be I
provided in proximity to the . _ It is recoiilinended that 4.0.sq. ft. per..
sink and counter top as each shared shower/bathtub_ ;- 160/169 sq. ft. unit_-
provided by the-National facility be provided with an
Electrical Code. interior lockable door. 3.5 sq. ft. per
170/179 sq. ft. unit
Telephone/Cable Television Handicapped Access
- It is recommended that Each SRO project must 3.0 sq. fr. per
each SRO unit be pre-wired comply with State and/or 180 and up sq. ft. unit
for both telephone and cable local laws pertinent to
television service. handicap access. It is recom-
mended that at least one
Closets - A closet and desig- handicapped-accessible unit
hated storage space must be be provided for every 20
provided in every-Unit. residental units:
Manager's Unit F>Te COde
is fecom It mended that a .
Re u>Tementsmplete manager's d� elli:'c g
unit be
provided and de- Recommendations
signed.into_each.SRO .
AII.SRO.buildings should be �
project:: equipped with fully auto-
{
Front Desk Design = matic fire sprinkler systems,
designed and installed per S
It is recommended that each N.F.P.A..Standard No. 13.
SRO project have a front As a trade-off for this re-
desk with full view of the quireiilent, SRO buildings
entry area,-staffed 24 hours a (rii, to gild .including four
day, seven days a week, and stories in height).may be
an operAtional outdoor entry given consideration by the
intercom system with inter- Building Official to allow al-
coms in each unit and the ternative equivalents where
mangers apartment. fire sprinkler systems are
required pursuant to this
Supply Room section.
It is recommended that a
j supply room be provided in Determination of the use
each SRO project and that of alternative equivalents for
such room be adjacent to the the-construction of SRO
I managers unit. housing (or the retrofit of
existing buildings) should be I
done on a case-by-case basis
- . by the Building Official. All -
alternative equivalents must
be consistent and in compli-
ance with local and state
laws.
22
i
i
i
i
1
Financing
Te purpose of.this ■ Construction.
section is to provide aii Direct.(building materials, !-
overview of the cost compo-- ;:,_ ._,. f �; r labor, et(f.)
nents and considerations �.,•F,:�', Indirect (permit process-
inv ol
7 if`1'S�,➢L1.• x,S.'. ,A'}Y �. I
�ed in the development ; ;; ,t,•` '�,. ,_,;Y : in fees builder,
s over.
of SRO housingprojects, i - head etc.
,.vhether.the development )
involves new construction - ;, a {rry I : .
j '+:s ..,� ^�<,;�;.;; i Mortgage/debt service.
acquisition and rehabilita- r
tion, or conversion/rehabili- <, ,;'- Operation, management
tation.. The followingdiscus-
and i and reserves -
sion.identifies the.types of
prospective developers, lend- i The purpose of identifying.
ers, and resources currently these various components is :
available to
i- support.SRO i to highlight the front-end
projects; examines the-ra I I. ' ._ I
1. , and ongoing costs associated,- �
tionale for public financial with a SRO project: .\larious
support of certain SRO cost reduction and financings-z. -
and highlights areas contract, lending practices .
.projects; techniques can and'should be
of direct and indirect public;-: change,.and legislative and
P considered in light of provici-
regulatory issues are ad-.
sector contributions to assist I M' ing the'most cost-effective
such ro'ects. dressed, SRO projects-will
P J `I contributions to SRO I.
typically be developed and
financed 6n a case-by-case projects in general, and to:.
As with most affordable individual projects where
ro rams, acount -
basis which responds to the
housin i j
g P g County-
certain and particular certain public purposes are it
wide approach to SRO served.
projects must recognize the
issues and objectives of the j.
likelihood that the financial jurisdiction ��here a proposed
project is located.
P j
structuring of individual {
Prospective
developments will depend on The following are the i Developers
the specific resources.and
major categories included in
techniques employed by a : Prospective developers of
i a typical SRO development
particular Jurisdiction in fa- SRO projects-include
cilitating the provision of _ budget (See Appendix A - for-profit and nonprofit.
this type of affordable Sample Project Proforma):_hous- � � +developers and a variety of
ing. As policies evolve; I. public/private/nonprofit
Land acquisition i
financial resources expand or. - partnership opportunities.
On-site and off-site I
improvements
23
For-profit developers - Nonprofit developers - in<, prospective projects.
To a large extent, Orange Orall�,'e Corinty has feel', If These factors, along with it
COLIIIt\' jurisdictions Will any, established nonprofits nonprofit's le"gal commitment
rely on priVatC, for-profit w-hick arc oriented toward to operate projects with at
developel-S to produce SRO SRO projects. FlIn •ever, least So111c or all afforciaMe
Projects. This group also there are several experienced units, usually make it
incJudCS Owners of existing and ne"Iy Gin" d Nonprofits nonprofit highly dependent
hotels, morels or other Within Scitlthcrn California uN suhstantial arluunits of
huil�lin�'s SuirlhlC fur reha- which may he interesrcd in financial assistance (in the
hilitation and conversion to sponsoring, local SRO form of grants and Imv-
SRM In Adirirnl to being j-�rojccts. interest or deferred payment
kno\VlCd�_ICah1C and Cxperi- loans) from federal, state
enced professionals, local QllallfiCd nonprofit dCVC1- an.1/or local i1gcncics.
JCvClopers bring, an il1lpor- oilers prOOLIC certain
t;lllr advantage to the SRC advantages which call In order to rcali_e the
devch1wenr process through contrihure to reduced project ad van rages of for-profit and
their established working, rc- costs. For example, nonprofit nl.�nprofir dCvelupment
lati( nships with lending, in- o"mrs of affordable SRO opportunities, it May he
Srlrll Ons. Local de\'clorcr� holl.Slll�, are CII,'IhIC f01 1pf�lof�l"I;ItC for local jtlrlShcC-
Sall 111-00dC the CdllCatloll Certain propci-ty tax CXCIIIi)- . dolls to CIICoura,C the
and CncouragClIICnr lenders bons which reduce project fornlarion of partnerships to
May heed hCforC the\' will l)flCratlll�.' e\pCIISCS alld spollsor SRC f�rojccrs. De-
offer financing''for SRO facilitate lower rents. Ill pendin, on a jurisdiction's
projects. addition, such deVCioperS are of.)jccti\-es, it is also possible
reCfuircd and nlotiVatcd to four a public a,,Crlcy to play a
"recycle" any project profits partnership role in the
(i.e., earnings in excess of all LICvCloprllent of SRCs.
expenses and dchr service)
into their existin, or ne\v
housin, projects. Further-
more, nonprofit developers
may he able to access certain
sources of financial assistance
(typically C011dIuollCd upon
the provision of long-tellll af-
fordability) not otherwise
available to fur-profit
development entities.
Two of the limitations
which charactcri_C most
nonprofit housing, corpora-
tions arc a lack o f pre-devd-
opment capital with which to
initiate projects, and a risk
averse approach in evaltlat-
24
!
Prospective
SRC rc,�idcntinl hl)rel I'rl)j- CIVM-cLl I)t)tentiAl SOLII-CCS Of,
CCES arul experienced in kink tinuncill" \\'hiCh \\OUld
Lenders un,ICI-WI-irin�" SIRO ll)all). be ;Ivilil;ll,le to SUI)I) rt SRO -
Ti%iditic)n;ll l:\)ilsrl-LI tit)il and IlC\'el0j)l1lcnts.
nli)rr�,a��e !en<lcr;, i.c., haul:;, I�atlk financin�� i)I'SRi�
alhl sa\'lll"s mid loYlll Illsr([ll- rrojccr,� Ill;ly hC a\'allahle as all 11LIt.T,rOWth of,
rll)Ils, \\'Ill I'rt)hAhl\' ;Cl'\'C ;lS I'allf<s �rrivc to IIICC[ the C "Illlllulllty Reilivestlllellr
the nlajl)r pilrticipilncs in G)nl Ill Lill ir\' RCin\'e�rrllcrlt AC1_0rien[Cd acti\'iries,
(ilmllclll, SI,�� ['ri)jeCC�. Acr (C RA) CO-ItlitCHICn[ti R) ��'\'el'aI 11CR' Iencll[l , el1CIClCS
I-CIl1,ICl-s alre;llk' acti\'C.in [11C I'I'MIJe �i)nlc Ic\el of, IoCA ha\C heen CstahlisheLl whose
01-; I11C COLIMA' I_C;ll CSr;M2 acCl\'Itic:� ;lrC llllllred to
11MI-keL, Involved \\'Irh ll)clil Illl\ ['ri)fCct,� li)carcd Inch- milking lt);llls for 'Iffordable
JL:VCll)f)Cl:S, shUlilil he ;lp l'alll lll'_ 01M_Il long. Al- hou.,Im'' I-woj.C'C[J, IIICILIll111(y
I'ruachCLl ;l> nC\\ are rhl)u h <uch l,)c;Il tin;ulcial �R���. For cs;ttnhlc, a ccm-
f'rl)f�l)sC�l. :`�llcli[IOIl;lll\ '411'1'1)rt cm) hC 1'1'0VIJCJ Ill ;1 01'Lallftlrllla b"Illhs,
lClll ere who h;l\'C SLlf_)h01'teJ Varlet\' of �Ca\�, Illall\' l';mkl I:IIt)wn as the ( lllfUrrml
'RCS projects in other Coo- ha\'c l'ecCll[l\ SClr[Cd CO Lls- C.1)I)llllLllllt\' I\CI11\'CjtlllCnt
tllulllrlei, �Llcll as s;111 on -;I)Cclflc 1)C Cor['l)ril[liill, Ilow offers
Illa)' he \\'Illln'" to Cl)lliid(:I_ ;lSsisvilw ;111ord;ll`lC hc)LI-�III1 1;Ivor;lhlc CilIMIC111" to proj-
01-M)"C C i)LIIIUV f'rl)fCCC'�. f'rl)fecr<. Ill cl)IIILlllcl I011 Cc CS \\'I[ll a -�llhstallClal-
;uch lendQrs \\'iulLl the Will) increased <cl-111i11v of anliunlr (;lt least 49 percent)
dh'an[gc i)f'liClil c- link,; f.i)t C RA c,)il mir- f tllil[s al'tordilhle to low-
gLl;lllltCJ With [hC Ilatllrc of Illcnt,;, llc\\' !Y,Cus h;l, ;1I1,1 \eI'\' low-Income
I'e�lclelll�.
CII 'm_ m ID m m_�
m t\T\ OIh �� m0 DD���'''''���1 (,''I m W ^� • I� E m 10 10 [DID 8
1
TE c" u1 0 I ( M- -IM-----IDD---------
--
I .
I
m ° W ■
o a
- ee ee-
-Fig EF PC 011'!
----
Hco-hm— Place Inn - Rob Wellin,,ton QuIgIcy, A. I. A., San Die,;ro,CA
RD 25 i
There also are. several ne\w IN.IMlestnlent by actively.
Rationale for
j.
Wlldlll�' IIICelltl\'e5 alld 11 01lltorlll!(y the Illallltenallce
reyuirenlcnrs being' provided PUblic Financial L;f assisted SRO projects.
to lendill" irlStirurionS 111 While this ohject1Ve is parr
Participation
Order Cs) Sllpporl ill"fordable of Che :SRO progralll evcll
l uhlic participiluo l ill SRC)
houSin!, cltOrts. These \\"here pLIHiC fL111LIS arc not
funlin�' nr,ly serve se\'eral
include the `n)Vi;ikon; of the used, City or Count° financial
} publiC purposes. GiVCI) the
FiniulCi;ll hlsrirllrions lac- , - support prcwidcs a sn-ai!,Ilt-
ilhilitw of ShOS to expiuld
Forn1, Recover\ and EnforCe- forward rationale foi- it local
the ilim lllr alld Uyl)c of
Mcm Acr of 1981) (FIRRE-A), Ift )rll;lhle housin!_' aVililal`ll jurisdiction's overseeing'SRO
it) which tiilvillgs ,Itl,l IO.,Itl III- throu 'hl)ur (_r.ln!,e C�,unr\. hn;ject �)perlrions. The es-
SrlttitltlllS Intl\' i1CCCSS 11CIOW- rilblishlllcllt and ellfol-Cclllent
such projecrS offer local juris-
nulrl:cr rare funds to lend to diCrions it Illcth').l ro fulfill 01 speCitic illiulilmemenr and
[OW-111COMC 1AMISill" pCt)jeCCS" �)elleral Plall I-lo11S111!� Millllrell',lilCe Sralldilyds 1()l"
Element !;Dais in Cooperation
PROS \\ ill insure the loll(
.'-
It is worth norim, rhilr ncc \with the local inco(i!" i-xitm terlll economic and physical
Sim Diegm 1_RO experience \"iilhilir\" of this type of
opmenr industry. C�thcr
hilS ShOW11 Char C1)IlVCIl)I ll)lll1I affoRdahle hoLIS111g, alld \\'Ill
pLIHiC pLll"poSCS SCI-ved 11MV
lelldill" plactices do Ilot t1"tilt plotcct ill_'Lllllsr prol,c ty dete-
ilI lode Contrih1.1111)" ro iln
�R�_)S ili CC IICiII ho1i5111!� I`roJ 1"k)CilCloll midball defalllCS.
C'CCS for ball IIll�ler\\'I"Itlll!� Illlpl"o\"ell Jol`��hollSlll!� bal-
ance Chl"()ll!�hollC the COLI1lC\, A pul`hC rc)lc in SRO
purpo,cs. To Mitre, lender
and pro\-idin�' (rhrou!�h deed
willitl!, to finance SRO dcvd- resrricrions or otllcr cove- development slily also make
ol'Illems have provided Ilo llalltti) Cl rCalll SRC-) Ulllt at projecCS ilffclydill_)IC: 01' I'LlitRI`IC
more than 60 percenr of a for specifically tilr"eted
Pro ect's total &\-do,mellr rents affordable to tar< eteld "C""Nests of the population.
Costs. Developers that: typi- populations. In addition' Public financing may be
California redeVclopmerlt
tally provide only 10-20 appropriate ill those projects
a"ClICICS are 1"CCJLIII"ell to
percent of CLJLliry � o
for renrill deli 'ncd to serve special-
CtS fi1Ce it ft. "ill) f expend a portion of their Cax 11CCCIS "rc)LI,S SLICK ilS the
lIro 1C' T • } lllCl"e C:\'lllellt I" C11Ues 011 Io\w- } '
u}, to 40 percent in SR�� Illciltidl\ ill, disabled, frail
and nu)derate-income hous-
projects. Until SRO projects elderly, Veterans and
Ill.. SLICK ilgCI1CINS illSo fL1Ce
develop a tract: record of certain replacement housing homeless.
econom e ic fasibility and rcCluirements related to
credit-\worthiness as reliahle commercial revitali%anon
real estate investments, locill projects. SROS nlilY ,rovio-le
government financim llla�,
the means for certain recle-
he neCcssary arid Crucial to velopillent programs to meet
the development of SRO
Chew I"eIIUIrelllellCS.
PLIhliC sector iIlVolvenlcnr
Ill the IMIllagC Illent and op-
eratloll Of SAID J)rOj(2CCS Illay
SUVC to insure the long-term
Clualiry of these projects as a
component of the affordable
housing stock. Where public
funds are used to support the
Creation of SROs, the coll-
tributing local jurisdiction
Will he motivated to protect
26
........ � tea- �-w•-.- w- _ - - 1 � 1'•z�- - .�z+:
_' ,.; `".'°' ±'.'Cf°`Ha'.'r1°R3►YUYY'rz+F;-sY*. ,. �Pli^ ;v.xpr.�cn-
include ��radin�, and land- � En��iniirin��/Suhdivision:�
Indirect PUbliC sc;t �in�� rig uirenlenrs, Ili;-
l l I locessim, fees arc chained
Participation toric sire preservarions, park/ for the rc\•icw and finaliza- j
A local jurisdicriorl scekirl" open space dedications, site Lion of suhdi\•isitln rccIuire- �I
ro ficilim c t11c devclopmellr de\•eluhnlcnt st;ll"I&II-ols (Set- nlcllts and iInprovenlerlts.
of SR )s hill ;Iv;IiLIHC a v,lri- hacks and parkin), huildirl,
etv of direct- and indirect codes; and proccssirl" time• Capital Facility"/Conilec-
INMVrs, resourccs, ,lnd tech- Thcsc reyuirelIlctlts should tion: Fees nlay be levied to
nit.fues With Which ro JCC0lIl- he reviewed, ,old poccnrial 111-ovide fllrldin" h1r oft-site
plish this ohjccri\c. The modifications or CNCCI)riolls facihrics, or capacity for
ludo\\ in-, discussion provides addressed in the code revs- arterial llihways; fire sta-
a stllllllmi-N. i)I Ill:lll\' of nccie sioils IICCCsia1-y UO pel'lllir dolls; dllliniwc taclhrlcs;
mcrhods. While some of, SRO dcvclopnlenr. scWC1'_ fiICIIIriei; school bilild-
111(2sc appro;Ic lies 11MV be inks; etc. (Note: Some of
?. \X/ai\cr oI deve.lo�ntenr
adc)pred ai SI��� hR)ieCi I 111eie tees, illCll it.; ie\\'ef .
policy, it is more likely than Iccs — Development fees for haul:-up chill;l;cs, Coale under
Illdl\•Idllal Itll'IidiCtiOI`1i \\'III Ile\\' profeCtS are lliscised h\' the Illl-Isdil hull of all illde-
\\'allr t,) c\aillllle the aphllc;l- Iocal Illl"Ii_1iCrlolli C)) a�ldreii I,elldellC ircci;ll district "111d,
hull\' o each mcthod ,)Il ;1 llscal, socl;ll, ellviromilcllt;ll, ;ls SuCh. Could Ilot be \\'al\'Cd
Caie-h\'-C:Isc i;lsis. alnl plIb11C tllClht\' 11CCJs. I'\' it CIC\' 01- the COLIIIt\-.)
Follow in" is it list of C,)Illl1101)
Thcrc arc several mctho,li fee recfllirelllerlts th;lt should hark Fccs: Srarc la\v allows
available to public ;l"encie; be reviewed for applicahiliry jurisdicriorls ro chars fees or
\\'hlCh Call C))Iltl'Ihure k) the Vo SRO projects. Where 11Cc.el,t ill-llCll dCdlClltllllls f01'
f"inanci;ll fcilsihiliry of SRO ;t Ice clues not appear to park land and improvements.
development projects. lndi- directly apply, or \\•here the Generally, park fees are
rcct pul,lic suhporr is in- Jurisdiction decals an cxcep- ilsscssed on residential proj-
i
rcilded to ;lcconlplish cost tiull shay be warrallred, the ccts onl\•.
reduction in the intirest of cn;lhlin" ordinances nla\: he
hotll ccollOIlllc Ictlslhlliry and I-c\.ic\\-ed and milcildco.l to 3. TIN Abatements -
irlcreascd afti)rduhility con- allo\v fcc \\-aivcr; in cseh;IIl0C State Llw provides that it
siduiltiolls, Without direct for provision of identified lo\v-income rental hollSillf;
financial participation on the public henefits. property owned in whole or
part of it City, county; or rcdc- in part by a nonprofit corpo-
\clopment agency. Clearly, Environmental Review: r ition, and at least partially }
Soule of these indirect tech- These fits are typically financed by public funds, is
niclrles do result in a rcdllc- ch u;t;i�l to cover proccsiill� cli_,ible fur it partial or full
rion ill local (,ovcrnnlcllt costs to comply with rile property tax excnlptiorl.
rc\•c'nucs; however, they California Environnlcmid This cxelIlpr1011 provides it
provide all effective method Quality Act. valuable 01)<"oin-11 savin(Ys in
to ItIl'thel" rile public purpose project uperatin ; costs. To
of crcarin, aflurd;lblc SROS. . [Tannin;;: Several process nce extent feasible and legal,
ink fee schedules may apply, county and city ordinance
l . Modify rC\luircnlcnrs nut depcndi11,11 upon the del,initions of SRO housing
prcCluded I,\: public safety property's General Him projects should carefully
considerations in order to sUatus and zonin and the identify such dcvcicipincnts
lllrthCl' all identified public need for plaillllll(1/zonill in it nr<ulner which would al-
purpose — Typical non-fcc a lllClldlllellts, tcnrati\•i soh- low the County Assessor to
recluirinlents that may affect division slaps, and site plans. apply the property tax ex-
tile cost of llcw llousin" emption to a gUillified
project. �I
27
- ----- --- - —..-...- - ----- ----------- - ---- -- ---
Another form of tax dilate- method can he Used to effect for assistailce if at least 20 .:
tll1ent rh:lr could he applieLl r,) more affordable sire acduisi- percent of the units arc af-
SROs involves Transietlt riot) Which conrril"urea di- fordable to low-inalrlle
0CCLIPancy Tax (TOT) or reedy to the improved cco- persons (i.e., those earning .
hcd tax. \1a11v cities in Or- nonlic feasibility of-.I SRO up to 80 percent of median
tinge County change Tram- dc\'elopment. income),
Nieli,r Occupancy Taxes
(r:llwill" from 6 to 10 per- Dll"LC1 PLtblic 2. Stc\\•,ll't B. i\�icKinney
cent) on rCVCIlue from room Honicicss Assistance I'ro-
re Participation '"ran): Under tills
ntals less than l�. da\s in _ } ro. 1'alll,
len._;rh. The imposirion and \":uicry�,f lederal, stare and I�ians and "rants arc available
local "o\'ertlnlent fundirl."
M1101111[ k,( rile Ct,x is sLlhjccr fol, projects which dellu>n-
ro local discretion. C:lcarl\, pr(Wranls :1rc :l\•:lil:ll'lc to strare cooperative efforts
sLllip�lrt SR( pn�lecrs. �alh i
rile inl},�,;irion ol�rile TOT l ct\\•cen local jurisdictions
on SRC) rc-iticnriA llorcls resource is suhjcc[ ro indi\ iLl- and cli,,ihlc nonprofit
inlh;lcrs the :14ord<lhilir\ of
ua1 rc,ularions and badger or�ani_ation<.
the rent,)) r;lres. A cit\- could Appropriations, wilich are
exempt SRNs from this r;Ix suhjCCF to ch:ln,c. The 3. RcnrAl Rch<lhilimtion:
h\' h:Issin_� 11 resolution ol, follo\\'irl; list idcnrifisu The I-IUD Rental Rchabilita-
ordinance WC1,cnclin, on pro�r:ulls And adminisrellll`= Lion Pr(wralll offers lo:lns aml
11MV rile r;lX \\'as csCal,llshCkl): ilg1CI1Cles of \':ll-IOLIs PUNIC "rallrs IllroLl,h some jLlrtSlllC-
resources. DepenLlill" on the
This cxcnll)rion \\'oul,l need Lions for rchabilir<ltion of
R0 set ollr CrItCrla defllllll T\'he of {��� hrt,jeLT (lie\\' CNiStlll" I-ClltLll tlllitS. Where
construction, rchahilitatiotl,
SROs and the Circunrstanccs a jurisdiction has received an
under Which tll(2�? WOLIId be etc.) udder consideration, a allocation, fLI1111s can he ap-
czelll,teLl fl-dill such ly- IoCal jurisdiction should },roved for a s�ecific project
I investigate the current rules t } J
Illent. As all altcrmitive to at ally Lillie Cluring the year Ill
exemption, a city should and availability of the }cilia\\" an amount up to a 50/50
potentia un lll inn l SRO fd "
eSalllille the potential Llse of March for private investtllent
TOT funds as a financial SoulCCS. funds. 1_0a11 nlaxinlurlls and
resource to support SRO occupancy objectives are
developments. Federal Programs -Five subject to HUD policy. The
programs administe1eL1 rental rehab program can
by the U.S. Department of
4. Eminent Domain - provide Section 8 certificates
The public po\\er of cminellt Housing and Urban Develop" or housing vouchers for each
Illent (HUD) may be consid-
dotllain offers n fourth ap- unit rehabilitated. Non-dis-
proach to indirect public clod: placenlent and relocation
participation. In certain in- 1 rules apply regarding existing
stances, It imly be Appropriate- 1 Community Develop- Cellallts.
� a public agency to use its nlent Block Grants (CDBG):
for
powers of cnlinerlt donrlin to Under the CDBG program, 4. Section 8 Rental Ass is-
conLlenln property for the
<Yrants and loads can he ranee: Under rile Section 8
,lcyuisition or development a\1'Alclecl to fund pre-develop- program for SRO dwellings,
Illellt Costs, titre aCC LIISItI011,
of SRO housing. The I . public housing authorities
techniL7uc of"friendly con- off-site improvements and can submit applications
denlnatiorl" by a government rehabilitation of existing (during the appropriate
IloLlsirl". In general, funds
agency affords certain tax application period, as cstab-
play not be used for new con-
hellefits (capital ;;airs cx- lisped by HUD) for participa-
crllptions) to the invol\•ecl struction of housing. Recent tion Ill the Section 8 Moiler-
; property owner(s). This changes to federal regulations ate Rehabilitation Program
appear to make SROs eligible for SRO dwellings for ho►ne-
28
,. .ems-,�. z•:eK ......_.u:-..-..... ..., �<.,-. �ra�-. sr.��S
IeS indiVidualS authori--Cd Local Programs - These funds, as WC11 -1S the
Milder Title IV, SLII'LiLIC I LIC With repCCt U" ILIC;II Pk)- 1NMers 'A all a.CnC\ Can bC
the NlcKinncy ACC. . gralll.s, redevelopment ages- USCLI in a VarlCL\? o{ 1 ;lys Co
Cie nla�' prOvide several make a particular project or
5. %Iorr_a,e lnsuranCe: pOtcllrial funding Source f)l- program possible. The
HUD plans to inlplenlent a SRO projects. nurllher Of units Which niuSt
Illol C�atie insurance 1)rogralll I)C hrOVldCd Ill eaCh of.-ChCSe f
i
for SRO Ile\\- CollStRICtii>n l. TIN Increment: Roth insuance, the terms of af-
and rchahilirltion I'rojecrs. regular raN incl-Cnlent ;1n"I IOrdakility, and the income:
The availability Of federal 0 IM-CCllt h0USiII1 Set-a-SidC level OI tllc gr(nlp whiCh
mOrr�a�e inSUranCC Will tends nrly he used rO Create Wiest he Served depend Welt
CI)COUragc ICllders vo make ;IffordabIC hOLISi l '. In 1"f1CC, kllll\' UI'Ull U"hlCh rC,_ILlII-C-
SR0 COnsmicrion mid devei rile California State Health nlenr is heirlg addreSSCd, but
ormcllt loans. i1nd S;if'cr\- L.O,Ie rC,ILIIrC� rh;lt when the rcdcvcl(jvncnt l
rcdcvekq-)mcni proicct arl l w;ls established.
provide affordable IOC\"- to
State Programs nlOderare inCOnle hOusin, ill Housing Autlloril}- Re-
Several pro raills which nlav rhC followin,r inStance<: <Cr\ Cs: 'Also ar the local
Ile used 1'�_ IOCal �_'0\CrnnlenrS leVel, hOUSIn.( aurllin'ities
and JCVL2l0I1CI_S ro SLIhpOri (a) HOUSIII�, �Cr-aSide ILIIIJ� milt' hilve sufficicni: excess
SRC prOjeCtS ;il-e adlllini- are tO he expended to in- administrative fCes (Operat-
StCrCd at Ube state 1Cvel by Create and improve [he III , re�crvc.i) to provide
the SLlhpl\' of IO\\'- alld IlloJCI';lr:- hillited gilp financing for
I-lolliing and CAM"1 unary inalme hoUsix In a comm- �R)0 I'll)jCCLS WhlCh lllCILlde
Development. Thee Wire; S1n11C Or all units at rents
include: (h) Redevelopment ilgC11- affordable to low and very
CieS mutt replaCC IO\\'- and low incoll)c tenants. j
1. Rental HotlSirl' 1110deratc-income hOUSin,
Construction Progrllll rhar is destroyed as a result of J. Linkage Fees: Local juris-
a redevelopment Project; diCtii)ns 111a�: opt to re(,fuire
2. Rental 1-IoL sim-,, (C) Agencies I isr Cake dcvult)pers to pa mirigatlon
Rehabilitation I'rOgralll SCCI)S to "uaranuce that a por- fees (linkagc fees) to offset
Lion Of all hOUSing Con- the lack MEMO units
3. Urban Pre-development snocted in a redevelopment within their new pnnects.
Loan Fund. project Arai be affordable CO These fees must be used to
IOw- and moderate-inCO111C support low- and moderate-
Funds are available for some perSOns and families. il)COnre hOUSing' CIS6Vhere
Of these prO�,IranlS aS a result Within their jurisdictions.
Of file passage of srarewldC S(l11jCCr ro a CIt\"S 11OUSing
bOnd propositions. Future policies and Objective, SILOS
hoed prOgranls nla�_ expand which nicer affordability re-
these activities or Create ad- �,jUil-CIllelltS Would appear to
ditional hrOgraills applicable he an cli<_iNC USC of Such
to tiRO financing. 1LIIlLIS.
4. 1-IOUSing Trust Fund: If
IOcahry has established a
Housin!; Trust Fund, SROS
also nvy be KIM to lileet
the Trust'; Objectives.
i
f
29 i
ubl1C F111anc l.11Cf to assist aidditional SRO or 3. Rules ,mcl RC17ILIlatiuns -
�7 OC1lC1 ill -dablC hOLI.Sin� dC SRO }'r(.)fCCCS Supported b\
`TechniqueS \•elopnlents. n10rC Chilli One public
piihlic a(1enc\' nr.ly (on)viLlc resourcc Will h,lve to Comply
(iminclal Support for SEGO I• Grants - L1r;111Cs rCj)I-C�Cllr Will) I-LI1CS i1nd I-C"LIl,16011S
projects in ,I VilrlCCy Of \\';l\'S, ;I Ol1C-CIll1C, I10111'CCOVerill,le thaC apple- to C;ICh SOLIrCC. 11)
ill of Which ;ore subject CO the expenditure of public fund; general, the most resrricrivc
rules mid I-C,ulariuns ,()verll- \\hiCh COuld bC used tO COnllitiuns (I-C!,ardiIW terms
;IchiCVC cxrl-CIIICI\ lo\\� rents and Conditions of;ltt,)rd,lhil
in, rhL specific iLulLlill,
SOIIrCC ;Is Well :ls IOC,II p011- \\'lrhlll ;l SRI� pl1)jCCC• itv, wiwc rafC>, CCC.) \\'Ill
tics. Them ;11-C hour h;lsic ;l(,- pI'CV;Iil.
proaChCs It) usin, publiC
funds to assist :1 IRO de\'cl- PLlhllc Invest111ent
ohrllent: (;IX COnStrailZt5
CxenlpC rcvenLle bonds, del-CCU The I- d1m\ in(I I'NLIIrenlClles
luaus, ,lnd
ale\'c10hIl1Cl1C hrOj�
Cas IIIVOIvin" public IlIvesl-
I . Lever;l"'in, - Levcra�,in" FM
nlent. J
il)VAVes usin', puhliC re-
SOLIrCCS to ;Irtr,ICr lill-C I11
I. Article 34 - Article )4 of
iIII10 111US Of pl'I\;ICC C;II,Irid.
the California COnSCiCLICIOII
For calmple, ,I L:in' couldreyuires that a publicly li-
commit funds n) serve as 21 n;ulced SRO which ha; more
�Llaralltee oil it bank IOall to a Chill 49 I)CI-CCllt of it-,; UniU5 -- '"'1T
SRO developer, or use: the restricted to lower-income
same funds to write down CCMIntS nla}! be SulhjCCt to
(i.e., reduce) the interest rate Voter referendum al,hn)\' ll.
on it conventional hank loan. \llan�- cities have existing, 0771
These methods miiy fac111tatC Article 34 auth0l-IrV rh;lt
a developer's ;lhility to uhtaill \\ould suffice it needed. As
bank tlll'<mclng OChCrwIse not
all alternative to illectim, the
ava0a111,e or aft�ordahlc to it Article 34 reLlull"(-'-I11CIltS, it
SRO residential development public agency Could May it
project. smaller or modified mole in
oject.
2. Tax Exc ;•
m nu pt Revenue assisting ,in SRO pr
Bonds - A city may be able to =EJ
2. Davis-Bacon - Da\'is-
ISSLIC tax-exempt reVellLIC Bilco 1 wage fate rCLlull-C-
bollds to SLlhhO1-t it SRO prof Il1eIlC5 apply' CO Most -" PLt:i;
ect sponsored by a nonprc'fit federally fLlnded COIlSLI-L1CtlOn -
huusing Corporation. projects. Under Davis-Bacon,
,ill COnSCCIICCIOII workers 1111ISC
3. Direct Loans - Direct be paid at least the U.S. Baltic inn Room Plan
loans made by a public Department of Labor's
agency COLIld prOVIL1C full OI- ,1L\ l'lin 7 wage rate for the
partial SRO project finanC- I b
al-ea. These I"CL1Lllrelnents
ing; loan rates, repayment Often result in higher level-
terns, and project affordabil- e1pment costs which niay or
ity Conditions are negotiable. nrly not he Offset by the
Loan payments to the agency
federal funding assistance
can be accumulated and used provided.
,I
i
r
At
1C,)Il1C I1CI:�l)Ilti lllla
h,lll�ill� II) C„Illll)IIIIICIC� h,)II;CII,)la< Cilll hC I11-,1\'IaCa If
thro ,hom II)i' Unitcd Iurlsdlc(i )Cl.-� rCCX;1111I11C cock,,
�I;11L" I I> rC\C;IIC,I Ill;Ir [Illy Ill�l tIC\'C1,1I1111C11t SC;llbkll-as.
h,nl.'�in I'n)auct k just (MC
C,,InI`,)nCnC of ;l I;ll-,_,cr
l-1)i> tiRO 1-1, Iw I)c\cl-
h,ul�in�, �rr;ll�_\. In thC�e ,)1'm�`nr � ,lllaC h;l, been
C,1IllI11lIIIICIC �I���; ri-m-ldc \\'!-ICCCI) I'\- 1.111a-11�e, 1111[lal(l,
I'll,' f11:NiC !illl 011 1-1112 11,)tl�lil_ I'111111C �;IICC\ , ;llllllllll>frl1C1\'�`,
I:I,lacr; th;11 i , ncc nl,)s[ ;ilea ciccrca idficl.lk 6R0111
;ll�t,,ra;lhl,_•, �;11�, ;u�a accent
IIIR)II Il,1[I[ orl1I1 .,)lll11
I1,1[I>III I1r,)a11CI ;I\',111211,1t'. f1)F VII I'llrl',)'�C ISC11)
(.AI) C\';Ilu;I('I0l) Of C11Ch CIC\ III ChC C,ll IM' \\ ICII
(_iRlllr\' S ;[,)CI, the C\',lI l:l[!,)1) of 1T\O
\\',,llla illC:VIC;II'1\' I-C\'CA CIl;1C N1-m1\- of, the
ChlS I'Ii)aIICC I.-� a11SC11C Ill 1110'�U SCCurll-\- fC1I[lll-C?, (1'C'r11C1,)n
_) hn)ccaurc<. huilalll!" MIJ
_MWC C,)unt\ CiliC�.)
�II1�1C I\u,)Ill ��CCUI�;li1C.\' IIICt)Illl' 1)(11 11;1C1,)n Of ;l lill"Id-LISC C0I1SI,ICI_iI1I )Ili
howl in!', Am) 1111� hccn urili_ca C,)I111111IIlIC\ — SIll111C ;laulrS. hi!,hli!,hrca in rhiS ( uiac
I'\- nccsc Con)lilt]Ili Iic.1; r,) 1-IMVC\'Cr, Att,lra,Ihlc Arc;la\ keen
Ill CCt hill<lll!, Alli-21C1,1nS I'l;llls 101- Cl1C Cntirc L.tlill'.C\' II11I'ICII)Cl1CCa Ill \;ll-IOLIS COM-
Clrher 111,111a;1CCa h\' l;l\\' t)I I1CCa h) I,CC,)1_'111-C ncc ncc,i` 11)uI11tIC.-� C111-01,1!1111OLIt rhC
aicI;Irca h\' ,)ciA ,lcriun l)t ;111 ,C!,mcnr� ,)I the vcl�- United r;1rc>. The Succc;
,)I'ICCCI\'Cj. IOW ll1C0Il1C I',)I1lll;ll-1011. I-,)I- Of I'l-o"l-mils hrl)\'Iacs
c�anlhlc, f'r()!,r;ln); ;uch ;1; C\'iacncc rh;lt well hl;ulnca
,IROS 11;1\'C 1'CCII rCCU�- 111 hIC!�l) I_I\'lll�' Ulll[ lllhl I1l;l1Y1.,Ca SRO hU[lilll!"
I)I=Ca ;ls ;I \'Cr\' Cost Cf'fccti vc hilve hCCll ic\.Cl()I-,C,l which IlMV I-C �l \ M111C h,)ll>Illti
I11C;111s ,)f'I11CCC111!" the Illcl,l-h()r;1CC 111C concCI'Cs, I'r,)aUCC f111 ()r;III"C C,O[IIItV
h,1ll>IIl!� I1Cl'a� ,1f UI1C I rincipICs, mid11111,1\';lC1,111> cilics which 111G-ICs consia-
sC!,Il1CIlC ,)Il CIIC \'Cr\'_l,ril' 11r SROhllll�lll, II1C,) ;1 I1r,1a' Cr;lClun.
uct Which I'r„vl,kc�
t()r c01,1111CS. St: call ,)thcr
C,)I111111I11itiCS M-C CSI1C1-Il1ll2ll1-
Ill!, with 11,111,1ilw links Iol'
f;lnlilic�, [hc cl�lcrl\, ;ula
ai�;lhlCa. A rccurrin!, thcnle
hrc;en[s itself ill Al Ih*CSC
I'ru,r;lIlls— truly' ;llt,lra;lhle
h,nlsin!, ulll,,lrrunir CS tc)r
it
• i
' - *7t
tt���-'��stW �.^�`ia�•E t,�, e-��' F.11.�,� � � r'2
� � �,+'��i�•x� r*� RKa J�i 75.+���L`tL"#•S. �1. •
y,
'a
f
r,
�I
O-Ml"C CO[IMV fICCS
�I rll�u-ti)I�! huusin�.L f�rohlcm:
I L(11,0\6111' Shurta,e of 11uusin"
for [hc low income SC(Inlcnt
Of the f-)ofI[ll;ltioll MICI risill,L
11[lnll,crs of 11111iViLILKAIs MALL �
fiullilics. W1111C SRO -,uld
Sinlil.11- units plc) nut offer �l
[or<ll solution to this shorta,c
of,Iffonllhlc housirl'" fur IM
inConlC huusChoLls, SRO
�Ic�clof,n,cnt rep-went., II
significilnr Stcp in ilddi-cssill"
the Flousin� fIrcihlcnl While
,lctim, ns fI Calmlvsl fur
llcvCIOj-)lllCllt. of OthCI- iIffc)I-d
;IhIC housin, })r011uCtS.
l�c�clof,nlcnt c)f SRO 's ,u1d
sillllll)r f-)l'OJCCts provides -,Ill
IllllllcChA[C, 011-00ill" SO[II-CC I -.
Of hc)[ISill" ill.respollsc to the
01-llllr;C C011lltl' 1101-ISill",
I.
Crisis.
32
Affordable
Housing
Requirements
Check List
<R() I1MISin,, 111.1\' I)C LISCJ
I-0 I11CCI- ,Ill'l
I�lll'�11aI1C R) ,(,\'C111111C11r
rc"ul.u-iOns. Thi< chcck Ii.1�1
� )OLIIJ I,c LISCJ a.< ,I I-Clll I Il,lc I'
Cis r1kc 101' LIIIIC.-�
IIn)JLICC,l 01- rcla 11 ilirurc 1.
FOI- IIcCaIICJ
cu�h ircnl, refer C , Chc ,uidc
I�,I,c nunll�cr iIIJIC,ucJ.
k
' I
f
Z Z
Assil�eanc e
Plan (Pa,c S)
EIC111CI1C
i
GO 1> (P-1we 8)
RcrLICCI11CllC
I-ImIsin" ( iwc 8)
1,\CJC 'CILlhnlcnr
Project A rca i
I-luu;in" (P,I�,C 8)
t
I
t�[F
t`[t
P
tI
k
33
L��N I �_� Land use SITE SELECTION
Check List ► -
f z
SR�> zon J Pn?xirniry rl1
l�e�iyn;lri„n C.�r„�cr\ Store I:
;J ,J �J .
l �i rri�r T11c I_,u1�1 Usc �:Ilccl: I_i:r 1,t;lll serviccS
-111u1111 he LISCJ r,
I,1milllll� ;Ill,l lerl 11 t,�'rlc 11 ?
( : nairi011;ll J _j I I ?xinlity rc? ;J J
U-�c Permit
�� �� sel"\'lle,�
�`1"t?1114i[ 11,111 e\'Vlltl;lrl,?Il o
I;I11\1 tl�e Is�tic�. F,,I ,Ict;Illc,l
:.li\ I�i�l1r�� � :J J i'r0sinliry
Z,'nin-, li'sCtl' i' ? l 011 c;lch ircnl, Enrcrr;lirinlcnr
r0cr r,? the "tliJe Il im-
her in,lic mcd.
ENER.-\L PLAN X•fc, ie;ll Service;
10)
I'r xinliry rc? ;� J __1
Lind L-,'<e E'duc;lmm Scrvicc
Element-
Gover11111cm Services
Element Proximiry rt1 (D j
,Ml ddlc�lrio n, Ptlhlic Transit
i
DENSITY PA 'KING
(P;lyc 10) (P,ryc 1 I )
Units Per J ❑ Pit1"kiny RC, ui1-Cd O J
Acre
(Raricl )
Floor Arc;l J J
l'Vlriu X11?rorcycic O
P<l I"k I Il
Units Per O %J ❑
S��uruc Fu,?r Bicycle
of Development- P;Irkim,
Prcv;liliny ARCI-11TECTURAL
j ID
Adj,lcent DESIGN
Lind Use (Paye 12)
O J ❑
EXTERIOR
COMMON AREAS
(Faye 12)
O � ❑
34
,MAN AC,E\-1ENT Management
PLAN I:EQCJII:ED and INTERNAL SECURITY
ST.\FFING (continued)
Security
,. -
Check List Z z
On-Sire Th. \iana<,crnenr anJ I,arh Door
\tan;t�c1 Secllriry (_"heck List will Lock Options
rrovldc a lisp of,clenlent; Kc)/Dolt
oI Supporr (;11),1 ()(such) \\'hiCh
r
hould Fhc included in a SROElectronic -J J
St:ll1 \hi);l anent Plan. Fora Key Carl
Je(.lilCd di.<cussion ,)n e:lch
Stipporr SmI J J item, refer ro the ,uide h:1_c Emcr,cncy O
ol) nunlher indicared. Call Cord/Phone
C LISSIlicarion` [�e�luireJ
Front- Door/
F.\I R Lo I,I,\ V-10V
HOUSING PLAN (.0111 Street
(Pa._e 16) Rc�iuired
Tenant J J Firer Floor O .J ❑
Selection Inorcr;thle
PUOCCdUrc Window
INTERNAL SECURITY Rcyuired
Dclineatiotl O J 'J
(Pale ale l%)
Rights J ,z z VE111CLE SECURITY
DCIIIICation O ;J
1n(,rc s/E(,ress O !J J (Pa�c 1�)
of Rcsi�lenc) to Facility a O J ❑
Pm-king, Are .
Rule Guest O I J Video Cameras
Si��n-h1 Pruce" Required
Rental Ratc O J
Increase Police Front Desk Secured O ❑
O J iJ
Location
l)icycic
Security O 1_J J with Eyc� Lock-Up
Dcrosit Policy Arca RC,luired
on the
Sr[-eet I�e�luircd
Security' O IJ `J
Video
Cameras I�c�luired
Unit Door
Lock Options
Key/Bolt
Electronic ❑
Key Card
Building
DEVELOP\-(ENT and. Fire
STANDARDS Check List
L%lilt Pl•U1ecr <
llll'ellll'IICti The h� 1\l'l�lllrellll'11C� � � L
1 tlilllill,l anal Fire Check
J
7 7— Lilt 1s f rovil ld to) ;l\lilt Ill
Unit Si_e J .J the e\-aluariom Of I'uil,lirl,
;illtl till' Code I'elltllrelllo2nrS I-IaII�IICa1�1�C11 0 J
;lull possihlc ;lltcrn;lriv A"";
l'�1U1\'a1eIlCS. 1[ k 11;lrilll OL111C
000LJj)MlC� ['()I- 1mlirl)r O J J['()I- a each lL)calir\- r)) co)nll're-
Kitchen O J J
hen�l all �ratl' anJ I�)c;ll huilJ C log Cr
FaClhClcs II1 , ;lllol f11-C Ct),112'� ;lls rl)c\'
rrlarc to SRO }�r))jccr�. It i; Laundry O 'D �
Sir1111ar1\' 11111'OffilllC th;lr all FaciliticS
Complerc J
_
Kitchen •J J e�1Ul\'alellC alCl'I'll;l[I\'C� Common
�--� •--�
co llsidcrcd irl�ur1• 111 IlCaltll
aryl safer\' of,n))r only Che hl'llu)r
,r�) llC resi�lcnrs, l ut the Space
Kitchen 1
C0111I111I11IC\ ;l's ;1 Whole. lt;ill\' iJ iJ
yuestil)lls un CoJ'1illtcrn;lti\'c \'I;ula,,er's O
C�unnlc)n .O ,J J Unit
Kitchell i1pplicahility arise', Ct)llsult
tile 1()Ca1 hUll'llll_ off ckil
Front O 0 IDCO111111011 alhl/�)r Clle Statl' DC1�a1'C111CRC L�c'jk
Toilet an(1 1)t Huusin, ail�l C_ �nununit} Design
De\•elopillcrlr.
/ Bild'Ituh O J ❑ F St11-11,1V O J ❑Fora �Ictail�,l �liscussi)ln
�)ll each item, lll :1- to rhl Ro'IIll
Pri\•ate Encl�)scll
Toilet O J I (1uille 11ac llllllll`�'r
/ Shower O J ❑ indicated. FIRE CODE
_ STANDARDS
Refl-i"CriltOr (Page 22)
i/Iici-O\va\,c O J ❑
Fire Ol ❑
Pre -Telephone O J ❑ Sprinkler
/TV Cahlc O J ❑ Sy.�rcrll
(Per N.F.P.A.
Closets O ;J ❑ Srilno-lard No. 13)
1-Icating O J ❑
36
\IA 0R COSTS REVIE\V Finance 7 z
(Pt'`^e 23) Check List
CDI�G O 0 ❑
V. <
,J J \fuJ�r,lcc
:-\i�lui�irictn
Lind
IZrhahilir;ttion
l�n-�Ifc D -.J The F mince Chcck Liar i<
/Off'Slrc Illllil-tl\"elllCnrS l'I"t�\'Ideal ro IIl rile
Rcllml
cv llll;ttioll of ,-�Ro project Rch;lhilir,triun
I�irccr 0 J
�.i�n�rl"llcCl ll -t)�t�
l'r��lllhr l l
�eclloll �
Cl� l , lr I l \1 kc:r
ru ,tchic�c l�url�u��, Rcnr;ll A;;i;ran��
;l l)tll,lIC
In�lirccr J J LII I--ink, V,Iriou'� IiII;ulcc
Construction CO�4S tools. For ;t dcr;lilcd dkols-
�•1urt�,;t�,c �O iJ 'J
sioll ull e;lch Ircill, I-cfcl" ru III�UI;IIICC
\lurt,;l,c J .J tllc "uidc l�;t,c nunll,cr
indic;uc�l. Sr;ttc
/Dcl�r Scrvicc ,
hcnr;tl Huusin�,
l�l�cr,triun�, _/ J Con>rruction Li�an
\l;ur,l�,cnlcnr, Rc�cr�c> ,
I�C1lC;ll I-It�ll�lll�� O �J J
DE\!El_Ol'EI� (Rl�-,c ?3) Rrlr,tl�ilitariun Lo;ul
For-prof i t O J J Fcc \V;t i Vcr
L L U rh;ul
Nun-Prolit O _1 -D Lnvlronmcnml :� J ❑ 1'rc-Dcveluhmcnt Lunn
is
I';u"rncrshih � ;J _J Local
(Type ) Him
Ttu Intl"cmellr O V J
1-luu�in
(;uvcrnnlenr � J J
A�cnc�' Authority Reserves
En,inccrin, O J J
LENDERS Wiwc 25) C;lhiml F,iciliticsO J J Link;we Fecs O .I
I'Vilk O Oj .I /Connection
I-lousing
S;lvirl�,s Q '=1 h;u-k Fccs O J J Trust Fund
;old I-ollll
T;tx Al,;ltemcm PUBLIC FINANCING
II)SUI-;Illcl` O J J Prohcruy T;tz O J J TEC.;I-1NILUES (I't e 3Q)
( olill-mlly r"kircmenr
Fund (D OJ �-!
(;uvcrrinlcnt J -1 l I-;In.Slcllt T;tx Excnlht liund�0 -1
A,cnc\- Occul,;u)cy T;Ix l�irccr l_u;tn .J
C R A Friendly O J D PUI'LIC INVESTMENT
RCLlUlrelllellCi CundCllln;lrioll
CONSTRAINTS Mlyc 30)
INDIRECT PUBLIC DIRECT PUBLIC �
Article 34 ASSISTANCE (Rige 2 7) ASSISTANCE D;lvis-13;tc ison O rJ ❑
O j Q
(Piave 28)
Modified Q (� ❑ Fundin" Proyr ull O ❑ ❑
Rc�ul;ltions
Development SmIldilyds
- 37
pircctCo:ts Appendix A Indirect Costs -
Off-Site $ Sample AI"c►,it,cetu1* $
Project EIZ,�inccl-il,
Pro Forma Pel"mita
L.1n.I:�aE�in, ;111d Fees
PAGE 1
lntere�t '
Buildin" Durin" Construction
Shell
L.u�d Ciu"ry
Furnirur�,
FISCUl-CS P,ukin
Equil,ment (StRI CurC)
P�u"kin� }�uildin
Surtiue
f<irkirw
(P,lvin,) N 1-)`1
Land Costs Ne,iitive . - -
Lilnd $ Cil�h Flews
Structure (E3uil�lin�,
P.u"kin`� Site)
(Res. 01110 Financinu
Fees -
Land
SCI"uCCUl— -
(Sllrf ice LC 21a1n P u"kin`, Pm-kin�q if Necessary)
(Res. & Ret.) (Retail) —
TOTAL $
LAND Lc�al
COSTS /Closing - - -- --- -----
TOTAL $
TOTAL
DIRECT LAND Taw
COSTS ---- - --- ---
COSTS /IntiUranCe
TOTAL Development
DIRECT Milliagement
COSTS
TOTAL Contingency
INDIRECT
COSTS
TOTAL
$ TOTAL $
DEVELOPMENT INDIRECT
COSTS COSTS
- - - - -- -'
34
I
I
Income Appendix A
R,cmil Rent $ Sample GROSS $
Project wcC�\iE
RcsiJenti,,l Rent Pro Forma
(Less ( )
PAGE 2 V.lc,ulcv
ilnd
B.ld Deht)
\i,ul;cr B
Lmv A
$
EFFECTIVE
INCOME
Very
Lmv A
(L111) ( )
- Ret�lil
Very
Low B
(Less) ( )
Profit Center/ EzF,cn>es
LiMlIdl)' Resl'lerltl.,ll
/ iMiscellM)C11L1s Vm-iilhlc
(Less) (Less)
( ) ( )
Expen<c; .
Unit - ResidentiA I
Fixed `f
I
$
NET INCOivIE
BEFORE
DEBT SERVICE
39
i
f
t
•
Appendix A
Sample
Ret>_Irn on Total Investment Project Value Upon Completion
Nct Income $ Pro Forma Nrr lncomc
Bcl-ore Dcht PAGE 3 Bef01-C Dchr
Srrvice
Scl-vicc $
Return on C,IE�it,Ili_ed
Tor,Il I nvc:rment V,IIuC
Plug Fcdcr,il
T,IN CI-CC1CS
Touil $ PIuS SMUC
W,u-r��nted
Investment Tax Credits
Ins c<rmcnt Develohmenr
Co�rj
Bcforc T,Ix
Fedcral (Less)
Tax Credit; Co'Zr of Sale -- --- — --
State (Le `)
Tax Credits Development
Profit
TOTAL $
WARRANTED
INVESTMENT RESIDUAL
(Less)
VALUE $ - - - -
Development /(REQUIRED
Costs ASSISTANCE)
AND
CARRYING
RESIDUAL COSTS
VALUE $
/(REQUIRED
ASSISTANCE)
AND RESIDUAL
CARRYING VALUE $
COSTS /(REQUIRED
ASSISTANCE)
RESIDUAL
VALUE $ _
/(REQUIRED
ASSISTANCE)
i
40
Printed oil rcc�cic�l.l�al�cr
For Adclitiomil Copies Of the
��rany� COL111f\"
SRC I-lllll�ln�'
hcvcic,l,lnenr_GuidC
Write to:
Callfur111a I ea"uC Of Cities,
Ora1111e COLInty Division
600 West Santa Ami &n11cvard,
Suite 410
Salltll Ana, California 92701
i
Or Telephone:
i
(714) 972-0077
RPM
i
�\�•i:.vv •� r.:fC:<v:5.;�:.::}iy.:. �4:vi`..\J}}At<��v\ �\y�,}�
;::f..:S:isv>.\:-.;'�:j::::�:;i:)i;.%1::::..::};i5.';:<:::�:i:Qw:::.vv...v.•.wv.:L;y:�d�.,v,:;;::.:is ... •v.v .i
Median Age-----=------ -32
sex:
Men ------------------ 66%
Women............................ 34%
Race:
Anglo------------------------ 61%
.........:............. .17% ;
Latino=---------------- 16% i
American Indian------ 3%
Asian..:._............._........... 1%
Marital Status:
Single----------=----- 48%
Married_.....:............:....... 17%
Divorced---------------- 20% '
Education:__
�. Higfi:SchoolGrad._...:. 63%::
Some College- 25%
Degree--'--.:----- - 9%
Employment:..
Unemployed____:_____. 67% .
:. Disabled___----__;___-_ 14%
Working part tfine'
or full time _ 110/c
Len gth..of:Time Homeless: ..
Tyvo Years__
.d "Aree'Years-
ii Reasons:Became:Homeless;.
li_ 50%.
Unaffordable:Housing'
'' Family Proble.his` :: .. . 20%
vict Eion';
is 29%
i'Notes::Due.to'survey fomat;;ilgures In
many cal ego fles do not equal
-!Sources'0•range County Homeless.Issues
,;Task For'ce'sFebruary,1990,survey.of .
V 974 homeless men,women and children
Pywho,sought.§&Wces.f 0n..l6 county..
�.agencles;and;charifles:�
Los Angeles Times.
a( d q
1
Austwowd to Publish Advardssmvnts at al kinds induding Y �o �--b
public Ids by Come d the duwior cowl at arange
CaM Caitcmil..NlanborMM4, Sailtwbar 29. 1961.and
AgMl June 11.1963
STATE OF CALIFORNIA
County of Orange
1 am a Citizen of the United States and a
resident of the County aforesaid: I am over the
age of eighteen years, and not a party to or
interested in the below entitled matter. I am a
principal cleric of the ORANGE COAST DAILY
PILOT, a newspaper of general circulation,
printed and published in the City of Costa Mesa,
County of Orange. State of California, and that
attached Notice is a true and complete copy as
was printed and published in the Costa Mesa
Newport Beach, Huntington Beach, Fountain _'POiLIc"NOTICE
Valley, Irvine, the South Coast communities and LEGAL NOTICE
ORDINANCE
Laguna Beach issues of said newspaper to wit NO.3109
the issue(s) of: AN ORDINANCE OF
THE CITY OF "
HUNTINGTON BEACH
AMENDING THE
June 13, 1991 HUNTINGTON BEACH
ORDINANCE CODE
ARTICLE 922,
COMMERCIAL
DISTRICT
STANDARDS I
SINGLE ROOM
OCCUPANCY/
LIVING UNITS
SYNOPSIS:
Ordinance No. 3109I
amends Article 922, Com-
mercial District Standards,)
to set forth requirements
for Single Room- Oc-
cupancy/Living Units. Sin-
gle Room Occupancy/Liv-
1ng Units will provide alter-
native housing for low and
very low income house-
holds.
THE FULL TEXT OF THE -
ORDINANCE IS AVAIL-
ABLE IN THE .CITY
CLERK'S OFFICE
ADOPTED by the City
declare under penalty of perjury, that the Council of the City of 9 regular
, � � tin ton Beach at an re ular
meeting held Monday,
foregoing is true and correct. June 3,1991,by the follow-
ing roll call vote:
AYES, Councilmembers:
Executed
13, 1 MacAllister, Winchell,'Silva,
Executed on , ���� Green, Kelly, R'obitaille,
t Costa Mesa, Califomia. Moulton-Patterson
NOES: Councilmembersi
a
None
ABSENT: Council members,
None
CITY OF HUNTINGTON�
BEACH, Connie Brock-1
Signature way,City Clerk
Published Orange Coast+
Daily Pilot June 13 1991 I
Th323
PROOF OF PUBLICATION
A u mirimd to Publish Advowdsomw+ts at all kinds intudirg -'O
pnbtia nodoos br come d the superior Caws of Om g. y 3 0—
caun*cam.,Number A 214.saplambor 29. 1961.aid .
A.ZM1 J"11,19M
STATE OF CALIFORNIA
County of Orange
I am a Citizen of the United States and a
resident of the County aforesaid: I am over the
age of eighteen years, and not a party to or
interested in the below entitled matter. I am a
principal cleric of the OrIMG€ COAST DAILY .
PILOT, a newspaper of general circulation,
printed and published in the City of Costa Mesa,
County of Orange, State of California, and that
attached Notice is a true and complete copy as
was printed and published in the.Costa Mesa.
Newport Beach, Huntington Beach, Fountain
Valley, Irvine, the South Coast communities and
Laguna Beach issues of said newspaper to wit
the issue(s) of:
PUBLIC NOTICE
PUBLIC.NOTICE
June 13, 1991 LEGALNOTICE .. bor ,
. s.h". :M acAlllster,
ORDINANCE NO 3110WI„chell,-Sliva, Green,'
AN ORDINANCE OF- I Kelly,-Robltaille, Moul-
THE CITY OF ton•Patterson
i HUNTINGTON BEACH NOESd Councllmem�;
AMENDING THE bers:•None
HUNTINGTON BEACH ABSENT: Council-
ORDINANCE CODE members:None
937, CITY OF HUNTING-
ARTICLE
I NORTH H 9:37 JTON BEACH, Connie
_ = i CENTER :1 Brockway,City Clerk
SPECIFIC PLAN Published Orange Coast
TO ALLOW SINGLE i Daily Pilot June 13,19th
:ROOM OCCUPANCY/ th324
LIVING UNITS
SYNOPSIS: '1'
Ordinance No. 3110-
amends Article 937,
North.Huntington Spe.
�dlfic Plan, to allow Sin.
gle Room Occupancy/
I.Living Units. Single
Room Occupancy/Liv.
I declare, under penalty of perjury, that the I„g Units will provide
foregoing Is true and Correct. alternative housing for
'"� 9 low and very low in.
come households.
Executed On Jtme 13, 1 THE FULL TEXT OF
199� THE ORDINANCE IS
AVAILABLE IN THE
at Costa Mesa. Calffomim CITY CLERK'S OFFICE
ADOPTED by the City
Council of the City of
Huntington Beach at
an regular meeting
Signature held Monday,: June 3,
1991, by the following I
roll call vote:
AYES: Councllmem.
PROOF OF PUSUCATION
Aullmlized to Publish AdvenhompM d al kinds inducting
pubfia natbos by Dome d the Superior Caws of orange
Cowls%Cairforrin.Number A404, So mfnber 29. 1961.and .
AQMI June 11.IM
STATE OF CALIFORNIA
County of Orange
I am a Citizen of the United States and a
resident of the County aforesaid; I am over the
age of eighteen years, and not a party to or
interested in the below entitled matter. I am a -- Punic NOTICE
principal cleric of the ORANGE COAST DAILY
LEGAL NOTICE
PILOT, a newspaper of general circulation, j
ORDINANCE
NO.3111
printed and published in the City of Costa Mesa, AN ORDINANCE OF
CITY OF
County of Orange, State of California, and that HUNTIi GTON BEACH.
CO as
attached Notice is a true and complete AMENDING THE
P � HUNTINGTON BEACH
was printed and published in the Costa Mesa, ORDINAARTINCE
CODE
Newport Beach, Huntington Beach, Fountain OFF-STREET
Valley, Irvine, the South Coast communities and PARKING,LOADING
AND LANDSCAPING
TO ALLOW.
Laguna Beach issues of said newspaper to wit SINGLE ROOM , L-
OCCUPANCY/,'-
the issue(s) of: LIVING UNITS;'
SYNOPSIS :, ;:
Ordinance No:.;3:1.1:1-
amends Article' ..l60
June 13, 1991 Off-street.•P.arkin-9,
Loading, and. Land-
scaping, to allow Sin-
gle Room Occupancy/
Living Units to'provide.
alternative housing.for
low and very low -114
come households. Or-
dinance No 3.1'11 des-
i(gnates parking, space
;requirements for ':Sin-
al Room Occupancy/I
living-
Units.
THE -FULL TEXT OFj
THE ORDINANCE.. IS
AVAILABLE,.IN THEj
CITY CLERK'S�OFFICE '
ADOPTED:tiy,the City
Council,of the City ofj
Huntington Beach at�
an regular meeting
held Monday,rrJune=3,
I declare, under penalty of perjury, that the roll c by the fogow(ngl
doll call vote
AYES: Councilmem-
foregoing is true and correct. bars: MacAllister,
Winchell, Silva, Green,;
Kelly, Robitailte, Moul-I
June 13, 1 ton-Patterson i
Executed on 1199 NOES: Couricllmem•,
at Costa Mesa, Califomia. bar$:None
ABSENT::
Council-'
members:None
CITY OF HUNTING-
TON. BEACH, Connie
Brockway,City Clark.
Signature Published Orange Coast:
'Daily Pilot June 13,1991
th325.
I
2�'�� PROOF OF PUBLICATION
A &A asd to Publish AdveiridsmWIS d sit kinds ittdndinp
public nodes by Dune d the$uWiw Court of Omnpo r;PUBLIC NOTICE
CCU^CIINWlil NUMbW A M4- SlIPWilibW 2% 1061.Rd NOTICE OF
AQ401 June its 190 "=PUBLIC HEARING
CODli"AMENDMENT
NO.91'-A IN
CONJUNCTION WITH
NEGATIVE
STATE OF CALIFORNIA DECLARATION
-NO.91.2
(SINGLE ROOM
OCCUPANCY/
County of Onenge LIVING UNIT
ORDINANCE)
NOTICE IS HEREBY
GIVEN that the Hunti
ngtdnil am a Citizen of the United States and a Beach City Counc will
hold a public hearing in the
� resident Of the County aforesaid, I am over the Council Chamber at the i
age of eighteen years, and not a party to or Huntington Beach Civic
Center, 2000 Main Street,
if-
interested in the below entitled matter. I am a Huntington '.Beach; at
orni_a, on'tlie date-and
at
thie tirrie'indicated below to'
principal clerk of the ORANGE COAST DAILY receive and consider the
statements of all persons;
PILOT+ a newspaper of general cilation+ de-
who wish to be heard r P Tav .. rcu five to the application de-i
printed and published in the City of Co Mesa, scribed below.
sta DATEMME: Monday, May1991,7:00 PM
County of Orange, State of Cafifomia, and that 6A PPLICATION NUMBER:
Code Amendment No. 91-
attached Notice is a two and complete copy as 1/Negative Declaration No.
was printed and published in the Costa Mesa, 91-2 APPLICANT: City of Hunt-
ington Beach
Newport Beach, Huntington Beach, Fountain ZONE:C2&C4(Commer-
he
Valley, Irvine, the South Coast communities and No Districts)and within ter
North'-Huntington' Center`
Specific Plan
Laguna Beach issues of said newspaper to wit REQUEST: Amend Article
g p 908, Definitions; 922;jCom-
the IS$Ue($) of. meicial District Standards;
937,-N6rth Huntington Cen-
ter Specific Plan; 960, off_
Street Parking Loading and
Landscaping to allow for
April 19, 1991 Single.,Room occupancy
Housing.products pursuant
to.a conditional use permit.
ENVIRONMENTAL STA-
TUS: Covered by Negative
Declaration No. 91.2 which
will also-be considered by
City Council.
COASTAL STATUS: Fol-
lowing City Council approv-
al, Code Amendment No.
91-1 will be forwarded to
the California Coastal Com-
mission for final approval.
and incorporation into the
City's Local Coastal Pro-
gram: Implementing Ordi-
nances for those properties.
'within the Coastal Zone.
ON FILE: A copy of the
proposed request is on file
in tWCommunity Develop-
mdnt'''Department; 2000
1Main Street,. Huntington
�Beach, Cajifornia_,92648,
for Inspection by the-pub-
1 re
declare, under penalty of perjury, that the the-pub-
lic. A copy of ilab]6 t in-
port:will be available to-in-
terested parties at City Hall
f0 oin is true and Correct. or, the_ Main.•Cltyi;Wbrary
"'� 9 (7111,a7albeif Avenue) after
ALL INTERESTED 'PER-!
EC, April 19 1 SONs are invited to attend!
xecuted on , t 99 said.hearings.and express.
opinions or. submit eyi-
at Costa Mesa. California. dencefor or against flier
application as outlinedl
above. If Were are any fur
p9r4ijuestions, .please calll
&,_CAV Wayne=. ry Caalh0 Project
Planner at 536-5271.
Signature Connie Brockway,
Huntington Beach City \
O Clerk
C, Published Orange Coast
3 Daily Pilot April 19, 1991
F383
PROOF OF PUBLICATION
REQUEST FOR CITY COUNCIL ACTIO
June 3, 91
Date
Submitted to: Honorable Mayor and City Council Members
Submitted by: Michael T. Uberuaga, City Administrat r
Prepared by: Michael Adams, Director of Community Developm
Subject: AMENDED SINGLE ROOM OCCUPANCY (SRO) ORDINANCES
ORDINANCE NOS. 3108, 3109, 3110 AND 3111
Consistent with Council Policy? D4 Yes [ ] New Policy or Exception
Statement of Issue, Recommendation, Analysis, Funding Source,Alternative Actions,Attachments:
STATEMENT OF ISSUE•
Second reading of Single Room Occupancy and related Ordinances as
amended by City Council.
RECOMMENDATION•
Motion to:
"Approve Ordinance Nos . 3108, 3109, 3110 and 3111 as amended. "
ANALYSIS•
On May 20, 1990, City Council recommended modifications to the
Single Room Occupancy Ordinance. The first issue concerned the
identification of potential tentants and limiting the description to
households of low and very low. The first issue concerned the
incomes and removing language which specified types of residents .
The second issue was to request further clarification as to the
items which should be included in the management plan. Additional
language has been included in the attached ordinance to reflect
these issues .
FUNDING SOURCE:
-w
Not applicable.
ALTERNATIVE ACTION: Co
r*iprnc
Sal 7^ T O
Continue for additional information. a
ATTACHMENTS: c�
1. Ordinance No. 3108
2 . Ordinance No. 3109
3 . Ordinance No. 3110
4 . Ordinance No. 3111
MTU:MA: kjl
(9838d)
Plo 5/85
1 � .
� 1
f
f
16301 Beach Blvd.
Huntington Beach, GA 92647.
Phone: (714) 841-1812
✓Y -
7-7
Zvi✓
1-� r
iril+N nH
OjAr3o3r�
9220 . 15 Single Room Occupancy/Living Units
Single Room Occupancy/Living Units shall comply with
the following requirements :
a. General Provisions.
1. All projects shall comply with the most
recently adopted City Building, Plumbigg,
Mechanical, Electrical, Fire, and Housing
Codes .
2 .. No more than one person shallZbepermitted to
reside in any, unit which .iso"O'less than two
hundred twenty (220) tspu44'e feet in size.
3 . No more than two persons shall be permitted
to reside in any u Yi�t, including the
manager' s unit.
4 . A management an shall be submitted for
review and a •proval with the Conditional Use
Permit (CUE, application. The Management
Plan shal/ contain management policies; -
operati s, emergency procedures, security
�NG program v deo cameras monitoring
build' ng access points, rental procedures~4 P+'
mai enance plans, and staffing needs . t'ttJ�3�
5 . A on-site, 24-hour manager is required in
very SRO project . In addition, a manager ' s
unit shall be provided which shall be
designed as a complete residential unit, and
be a minimum of 220 square feet in size.
Rental procedures shall allow for both weekly
and monthly tenancies only; deposit
requirements shall be specified for each type
of tenancy.
7. All units within SRO projects shall be
restricted to very low and low income
individuals as defined by the city' s housing
element, with the exception of the 24-hour
manager.
8 . Each SRO project shall be subject to annual
review by the City which includes the review
of management services . The SRO project
-2-
NOTICE OF PUBLIC HEARING
CODE AMENDMENT NO. 91-1 IN CONJUNCTION WITH
NEGATIVE DECLARATION NO. 91-2
(SINGLE ROOM OCCUPANCY/LIVING UNIT ORDINANCE)
NOTICE IS HEREBY GIVEN that the Huntington Beach City Council will
hold a public hearing in the. Council Chamber at the Huntington Beach
Civic Center, 2000 Main Street, Huntington Beach, California, on the
date and at the time- indicated below to receive and consider the
statements of all persons who wish to be heard relative to the
application described below.
DATE/TIME: Monday, May 6 , 1991, 7 : 00 PM
APPLICATION NUMBER: Code Amendment No. 91-1/Negative Declaration
No . 91-2
APPLICANT: City of Huntington Beach
ZONE: C2 & C4 _ (Commercial Districts) and within the North
Huntington Center Specific Plan
REOUEST: Amend Articles 908, Definitions; 922, Commercial
District Standards; 937, North Huntington Center
Specific Plan; 960, Off-Street Parking, Loading and
Landscaping to allow for Single Room Occupancy Housing
products pursuant to a conditional use permit .
ENVIRONMENTAL STATUS : Covered by Negative Declaration No . 91-2
which will also be considered by City
Council .
COASTAL STATUS: Following City Council approval, Code
Amendment No . 91-1 will be forwarded to the
California Coastal Commission for final
approval and incorporation into the City' s
Local Coastal Program: Implementing
Ordinances for those properties within the
Coastal Zone.
ON FILE: A copy of the proposed request is on file in the
Community Development Department, 2000 Main Street,
Huntington Beach, California 92648, for inspection by the
public. A copy of the staff report will be available to
interested parties at City Hall or the Main City Library
(7111 Talbert Avenue) after May 2, 1991 .
ALL INTERESTED PERSONS are invited to attend said hearing and
express opinions or submit evidence for or against the application
as outlined above. If there are any further questions please call
Wayne Carvalho, Project Planner at 536-5271 .
Connie Brockway
Huntington Beach City Clerk
(9308d)
FINDINGS FOR APPROVAL — CODE AMENDMENT NO, 91-1:
1. Code Amendment No. 91-1 to amend the zoning code to allow for
Single room Occupancy/Living Units pursuant to a conditional use
permit is consistent with the goals and policies of the General
Plan and the following" policies of the Housing Element .
a. "Promote housing which meets the special needs of the
handicapped and elderly persons (Policy 1. 0) . " This code
amendment will permit an alternative housing type which
contains smaller units in a secured project that has proven
to be ideally suited for the elderly and handicapped.
b. "Encourage the provision .and •continued availability of a
range of housing types throughout the community, with
variety in the number of rooms and level of anemities
(Policy 2 . 0) . " This code amendment creates additional
housing opportunities that are currently precluded by the
Zoning Code.
C. "Facilitate the development of mixed-use projects containing
residential and non-residential uses which can take
advantage of shared land costs to reduce the costs of land
for residential uses (Policy 2 . 0 and Program 2 .7) . " This
code amendment will permit an SRO housing project in a
commercial zone which may be part of a mixed use project.
d. "Investigate the development of single room occupancy (SRO)
hotels to provide housing opportunities for very low income
residents (Policy 2 . 0 and Program 2 . 17) . " SRO/living unit
type housing projects will be permitted pursuant to the
provisions of this code amendment.
e. "Locate residential uses in proximity to commercial and
industrial areas and transportation rates to provide
convenient access to employment centers (Policy 3 .0) . " The
code amendment allows for a unique type of residential
housing to be permitted only in commercial zones and
contains development standards that encourage locations near
transportation routes .
2. Code Amendment No. 91-1 to allow SRO/Living Units offers greater
opportunities for providing alternative housing for very low and
low income households . This facilitates the City' s requirement
to accommodate these additional households as projected by the
Regional Housing Needs Assessment (RHNA) .
ATTACHMENT #1
(8831d)
ENVIRONMENTAL CHECKLIST FORM
CITY OF HUNTINGTON BEACH
PLANNING DIVISION
ENVIRONMENTAL ASSESSMENT NO. 91-2
1. Name of Proponent City of Huntinqton Beach, Planning Department
Address 2000 Main Street
Huntington Beach, CA 92648
Phone Number 014) 536-5271
2. Date Checklist Submitted for Review February 6, 1991
3. Concurrent Entitlement(s) Code Amendment No. 91-1
4. Project Location City wide within the C2 and C4 zones and the
North Huntington Center Specific Plan.
S. Project Description Code Amendment to amend the Zoning Code to
allow for Single Resident Occupancy/Living Unit Proiects pursuant to
Conditional Use Permit approval in the C2 (Comunity Business) and C4
(Highway Commercial) zones and North Huntington Center Specific
Plan Articles 908 (Definitions), 922 (Commercial Districts). 937
(North Huntington Center Specific Plan) and 960 (Parking and
Landscaping) of Division 9 of the Huntington Beach Ordinance Code
are to be amended.
ENVIRONMENTAL IMPACTS
(Explanations of answers are included after each subsection.)
Yes Maybe No
1. Earth. Will the proposal result in:
a. Unstable earth conditions or changes in geologic substructures? _ _ X.
b. Disruptions, displacements, compaction or overcovering of the soil? _ _ X
C. Change in topography or ground surface relief features? _ _ X
d. The destruction, covering or modification of any unique geologic or physical features? _ _ X
• Yes Maybe No
e. Any increase in wind or water erosion of soils, either on or off the site? X
f. Changes in deposition or erosion of beach sands, or changes in siltation, deposition
or erosion which may modify the channel of a river or stream or the bed of the ocean
or any bay, inlet or lake? _ X
g. Exposure of people or property to geologic hazards such as earthquakes, landslides,
mudslides, ground failure, or similar hazards? _ _ X
2. Air. Will the proposal result in:
a. Substantial air emissions or deterioration of ambient air quality? _ _ X
b. The creation of objectionable odors? _ — X
C. Alteration of air movement, moisture, or temperature, or any change in climate, either
locally or regionally? _ _ X
3. Water. Will the proposal result in:
a. Changes in currents, or the course of direction of water movements, in either marine or
fresh waters? X
b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? _ i X
C. Alterations to the course or flow of flood waters? _ _ X
d. Change in the amount of surface water in any water body? _ _ X
e. Discharge into surface waters, or in any alteration of surface water quality, including
but not limited to temperature, dissolved oxygen or turbidity? _ _ X
f. Alteration of the direction or rate of flow of ground waters? _ — X
g. Change in the quantity of ground waters, either through direct additions or withdrawals,
or through interception of an aquifer by cuts or excavations? _ X
h. Substantial reduction in the amount of water otherwise available for public water
supplies? _ _ X
i . Exposure of people or property to water related hazards such as flooding or tidal waves? _ _ X
4. Plant Life. Will the proposal result in:
a. Change in the diversity of species, or number of any species of plants (including trees,
shrubs, grass, crops, and aquatic plants)? _ _ X
b. Reduction of the numbers of any mature, unique, rare or endangered species of plants? _ _ X
C. Introduction of new species of plants into an area, or in a barrier to the normal
replenishment of existing species? _ X
d. Reduction in acreage of an agricultural crop? _ _ X
Environmental Checklist —2— (8529d)
• • Yes Mavbe No
5. Animal Life. Will the proposal result in:
a. Change in the diversity of species, or numbers of any species of animals (-birds, land
animals including reptiles, fish and shellfish, benthic organisms or insects)? _ _ X
b. Reduction of the numbers of any unique, rare or endangered species of animals? _ _ X
C. Introduction of new species of animals into an area, dr result in a barrier to the
migration or movement of animals? _ — X
d. Deterioration to existing fish or wildlife habitat? _ _ X
6. Noise. Will the proposal result in:
a. Increases in existing noise levels? _ X
Discussion: Single Resident Occupancy/Living Unit Projects will introduce new 24—hour noise sources,
associated with residential use, and are therefore anticipated to generate nighttime noise not typically
associated with commercial uses. Introduction of new nighttime noise may be considered prominent in
relatively quiet environments such as residences, which abut some commercial properties; however, Single
Resident Occupancy/Living Unit Projects will be subject to the same setback requirements as commercial
projects adjacent to residential property. Noise impacts generated from residential uses are generally not
anticipated to be significant. Furthermore, noise impacts will predominately be related to project design
and location. Project specific impacts will be addressed through the entitlement process. No significant
impacts are anticipated.
b. Exposure of people to severe noise levels? _ X
Discussion: The Code Amendment proposes permitting Single Resident Occupancy/Living Unit Projects in
commercial zones which are typically adjacent to arterials. Noise levels along some arterials in the City
exceed the 60 CNEL standard for residents and, therefore, may potentially expose future Single Residence
Occupancy/Living Unit Project residents to severe noise levels. However, Living Unit projects will be
required to comply with the City's Noise Ordinance which requires that indoor residential noise not exceed
45 CNEL; no significant adverse impacts are anticipated.
7. Light and Glare. Will the proposal produce new light or glare? _ X
Discussion: Increases in light and glare will be those associated with any type of development. Increases
in light and glare resulting from Living Unit Housing Projects are not anticipated to be significant.
8. Land Use. Will the proposal result in a substantial alteration of the present or planned
land use of an area? X _
Discussion: Code Amendment will alter land uses by allowing for residential projects within commercial
zoned districts. The residential uses will be high density in nature but are anticipated to resemble a
motel , opposed to a standard high density residential project, and are anticipated to be compatible with
commercial uses.
The Code Amendment will allow for an additional type of land use in the Commercial Zone but will not reduce
the inventory of commercial land in the city. No significant impacts to the commercial land inventory is
anticipated.
Environmental Checklist —3— (8529d)
• • Yes Maybe No
9. Natural Resources. Will the proposal result in:
a. Increase in the rate of use of any natural resources? X
b. Substantial depletion of any nonrenewable natural resource? _ _ X
10. Risk of Upset. Will the proposal involve:
a. A risk of an explosion or the release of hazardous substances (including, but not
limited to oil, pesticides, chemicals or radiation) in the event of an accident or
upset conditions? _ X
b. Possible interference with an emergency response plan or an emergency evacuation plan? _ _ X
11. Population. Will the proposal alter the location, distribution, density, or growth rate of
the human population of an area? X
Discussion: The Single Resident Occupancy/Living Unit Projects will alter the location distribution, and
density of the human population in that they are residential projects within commercial areas. The Code
Amendment is being initiated to provided alternative housing opportunities for those living in substandard
or overcrowded housing as well as for the homeless and elderly in the City. Based upon the City's need for
providing low income housing opportunities, as identified by the 1989 Housing Element Update (See Attachment
3), it is anticipated that the living units developed as a result of the Code Amendment will primarily be
occupied by individuals who are working and/or living with Huntington Beach and surrounding area.
Therefore, the Code Amendment is not anticipated to substantially excelerate the growth rate in the City.
No significant impacts are anticipated.
12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? _ _ X
13. Transportation/Circulation. Will the proposal result in:
a. Generation of substantial additional vehicular movement? _ X
Discussion: Although the Single Resident Occupancy/Living Unit Projects are high density residential
projects and do have the potential for generating substantial vehicular movement, due to the nature of the
unit type it is anticipated that most of the Living Unit Housing Project residents do not own vehicles and
rely on public transportation. Furthermore each individual project will be analyzed for project specific
traffic impacts and any impacts identified will be addressed through the Entitlement process. Therefore, no
significant impacts are anticipated to result from the Code Amendment.
b. Effects on existing parking facilities, or demand for new off—site parking? _ X
Discussion: Parking requirements for Single Resident Occupancy/Living Unit Projects have been included as
part of the Code Amendment. All parking will be required to comply with standards contained therein. No
additional off—site parking will be required.
Environmental Checklist —4— (8529d)
• • Yes Maybe No
c: Substantial impact upon existing transportation systems? _ X _
Discussion: As discussed above (see 13a) it is anticipated that Single Resident Occupancy/Living Unit
Project residents will rely largely on public transportation services. Therefore, it is anticipated that
development of Living Unit Housing Projects will increase bus usage. However, no significant increase in
additional equipment or service routes are anticipated to be required as a result of the proposed code
amendment. Projects will be reviewed on an individual basis. Any additional facilities required for a
specific project will be addressed through the entitlement process.
d. Alterations to present patterns of circulation or movement of people and/or goods? _ _ X
e. Alterations to waterborne, rail or air traffic? _ _ X
f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? _ X
Discussion: Due to the increase in intensity of use, there may be a slight increase in vehicular and
pedestrian hazards; however, the increase is not anticipated to be significant. Any potential impacts
resulting from a specific project will be evaluated and mitigated as necessary at the time of entitlement.
14. Public Services. Will the proposal have an effect upon, or result in a need for new or
altered governmental services in any of the following areas:
a. Fire protection? _ X _
Discussion: Developments will be required to comply with Fire Department standards to provide sufficient
fire safety for each Living Unit Housing development. The project specific impacts of each development will
be evaluated and mitigated as necessary through the entitlement process. No significant increases in fire
manpower or facilities are anticipated to be generated by the proposed Code Amendment.
b. Police protection? _ X
Discussion: The proposed code amendment is not anticipated to result in a need for substantial additional
police manpower or facilities. The Police Department's concerns are primarily related design and location
and would be project specific. Project specific police impacts will be addressed through the entitlement
process. No significant impacts are anticipated.
C. Schools? _ X
Discussion: Single Resident Occupancy/Living Unit Projects are primarily designed for single adult
tennants. The proposed code amendment is not anticipated to result in a need for additional school
facilities. No significant impact is anticipated.
d. Parks or other recreational facilities? _ X
Discussion: Single Resident Occupancy/Living Unit Projects will be required to provide common recreation
areas. The proposed code amendment is not anticipated to result in a need for substantial additional park
and recreation services or facilities. Projects will be reviewed through the entitlement process. Project
specific impacts will be addressed at that time. No significant impacts are anticipated.
e. Maintenance of public facilities, including roads? _ _ X
Discussion: Single Resident Occupancy/Living Unit Projects will -be maintained and operated by private
entities.
Environmental Checklist —5— (8529d)
• • Yes Maybe No
f, Other governmental services? _ _ X
Discussion: The development of additional low income housing opportunities may increase the need for health
and social services in the City. However, based upon the 1989 Housing Element Update, it is anticipated
that the majority of the individuals which will be occupying these units already reside or work in the
Huntington Beach area and are currently served by existing health and social services. No substantial
increase in need for governmental services is anticipated to result from the proposed Code Amendment.
15; Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or energy? _ _ X
b. Substantial increase in demand upon existing source of energy, or require the
development of sources of energy? _ _ X
16. Utilities. Will the proposal result in a need for new systems, or substantial alterations
to the following utilities:
a. Power or natural gas? _ _ X
b. Communication systems? _ _ X
C. Water? _ _ X
d. Sewer or septic tanks? _ _ X
e. Storm water drainage?
f. Solid waste and disposal? _ _ X
Discussion(a—f): Existing utilities systems are expected to be adequate to serve Single Resident
Occupancy/Living Unit projects. Project specific utility needs will be addressed through the entitlement
process. No significant impacts are anticipated.
17. Human Health. Will the proposal result in:
a. Creation of any health hazard or potential health hazard (excluding mental health)? _ _ X
b. Exposure of people to potential health hazards? _ _ X
18. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to
the public, or will the proposal result in the creation of an aesthetically offensive site
open to public view? _ _ X
Discussion: Aesthetic impacts are anticipated to be similar to those of a hotel/motel, which are currently
allowed in the commercial zones. Project specific aesthetic impacts will be addressed through the
entitlement process. No significant impacts are anticipated.
19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing
recreational opportunities? _ _ X
Discussion: See 14d.
Environmental Checklist —6— (8529d)
• Yes Maybe No
20. Cultural Resources.
a. Will the proposal result in the alteration of or the destruction of a prehistoric or
historic archaeological site? _ _ X
b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric
or historic building, structure, or object? _ _ X
C. Does the proposal have the potential to cause a physical change which would affect
unique ethnic cultural values? _ _ X
d. Will the proposal restrict existing religious or sacred uses within the potential
impact area? _ _ X
Discussion(a—d): The proposed code amendment is not anticipated to impact cultural resources in the city.
Project specific impacts to cultural and historical resources will be addressed through the entitlement
process. No significant impacts are anticipated.
21. Mandatory Findings of Significance.
a. Does the project have the potential to degrade the quality of the environment, sub—
subantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife
population to drop below self sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major periods of California history or
prehistory? _ _ X
b. Does the project have the potential to achieve short—term, to the disadvantage of
long—term, environmental goals? (A short—term impact on the environment is one which
occurs in a relatively brief, definitive period of time while long—term impacts will
endure well into the future.) _ _ X
C. Does the project have impacts which are individually limited, but cumulatively consid—
erable? (A project may impact on two or more separate resources where the impact on
each resource is relatively small, but where the effect of the total of those impacts
on the environment is significant.) _ _ X
d. Does the project have environmental effects which will cause substantial adverse-effects
on human beings, either directly or indirectly? _ _ X
Environmental Checklist —7— (8529d)
• DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a _✓
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there _
will not be a significant effect in this case because the mitigation measures described on an attached
sheet have been added to the project. A NEGATIVE DECLARATION WILL
BE PREPARED.
I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
46, ao
Date Signature
Revised: March, 1990 For: City of Huntington Beach
Community Development Department
Environmental Checklist —8— (8529d)
• •S
4 . Fire Department requirements are" as follows : -
Automatic sprinkler systems shall be installed in dwellings
5, 000 square feet or greater in compliance with the Fire
epartment and Uniform Building Code standards .
b. Fir lanes shall be designated and posted to comply with
City ndards .
C. Future secu ' ty gates shall be designed to comply with City
standards .
d. Individual address umbers shall be sized a minimum four (4)
inches with a brush oke at one-half (1/2) inch.
e. Fire access roads and tur arounds shall be provided subject
to Fire Department requireme s .
f . Names of streets must be approve y the Fire Department
prior to acceptance of final parcel ap by the City Council.
g . Fire Protection Plan shall be submitte nd approved prior
to issuance of building permits .
h. All oil production facilities shall be abando ed to Fire
Department and Department of Oil and Gas stand a ds .
i . The project shall comply with all provisions of Ch ter
17 . 04 . 085 of the Huntington Beach Municipal code and ity
requirements for new construction within the methane g
overlay districts .
B-2 CODE AMENDMENT NO. 91-1 IN CONJUNCTION WITH NEGATIVE DECLARATION
NO. 91-2 (CONTINUED FROM THE FEBRUARY 5, 1991, PLANNING
COMMISSION MEETING) :
APPLICANT: CITY OF HUNTINGTON BEACH
LOCATION: C2, C4 Commercial Districts North Huntington Center
Specific Plan
Code Amendment No . 91-1 is a request to amend the zoning code to allow
for Single Room Occupancy/Living Units pursuant to a conditional use
permit in the C2 (Community Business) , C4 (Highway Commercial) and
North Huntington Center Specific Plan area . Specifically, the code
amendment amends Articles 908 (Definitions) , 922 (Commercial District
Standards) , 937 (North Huntington Center Specific Plan) and 960
(Off-Street Parking, Loading and Landscaping) of the Huntington Beach
Ordinance Code.
PC Minutes - 2/20/91 -9- (9164d)
Single Room Occupancy Housing or SRO' s can be defined as a cluster of
guest units within a residential hotel providing sleeping or living
facilities in which sanitary facilities may be provided within a unit,
and cooking facilities may be shared within the hotel (Orange County
SRO Development Guide) .
STAFF RECOMMENDATION:
Approve Negative Declaration No. 91-2 and Code Amendment No. 91-1 with
findings and forward to the City Council for adoption.
The Commission questioned staff regarding short term occupancy for
emergencies and why is there a maximum size. Staff stated that they
are stressing weekly occupancy and a small maximum size to keep rents
low.
THE PUBLIC HEARING WAS OPENED.
Jim Miller, 15202 Yorkshire Lane, spoke in support of the request .
Mr . Miller stated that he currently works with homeless shelters, and
expressed the need for such in Huntington Beach. He believes the
SRO' s are an ideal solution.
' Susan Oakson, 18012 Mitchell, Irvine, spoke in support of the
request . Ms . Oakson expressed her concern for minimum wage workers
who cannot afford to live in Orange County. She feels the SRO' s are
an ideal solution.
Judy Lenthall, Homeaid, 1330 S. Valley Vista, Diamond Bar, spoke in
support 'of the request . Ms . Lenthall feels that this is an excellent
ordinance. She congratulated the City for moving forward with the
SRO' s and urged approval .
Ben Davis, 6862 .Defiduce, spoke in support of the request . Mr. Davis
stated that the cost of living in Orange County is too high and low
cost housing is needed in Huntington Beach for those who cannot afford
the high prices .
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
The Commissioners questioned staff regarding what assurance there is
that the housing costs will stay down and the avoidance of
discrimination if such housing will be limited. Staff ' s response was
a good management plan, annual reviews and public assistance.
A MOTION WAS MADE BY ORTEGA, SECOND BY RICHARDSON, TO APPROVE NEGATIVE
DECLARATION NO. 91-2, BY THE FOLLOWING VOTE:
AYES: Richardson, Newman, Shomaker, Kirkland, Ortega, Leipzig
NOES: None
ABSENT: Bourguignon
ABSTAIN: None
MOTION PASSED --
PC Minutes - 2/20/91 -10- (9164d)
Single Room Occupancy Housing or SRO' s can be defined as a cluster of
guest units within a residential hotel providing sleeping or living
facilities in which sanitary facilities may be provided within a unit ,
and cooking facilities may be shared within the hotel (Orange County
SRO Development Guide) .
STAFF RECOMMENDATION:
Approve Negative Declaration No . 91-2 and Code Amendment No . 91-1 with
findings and forward'-to the City Council for adoption.
The Commission questioned`-staff regarding short . term occupancy for
emergencies and why is there' a maximum size. Staff stated that they
are stressing weekly occupancy -.and a small maximum size to keep rents
low.
THE PUBLIC HEARING WAS OPENED.
Jim Miller, 15202 Yorkshire Lane, spoke in -support of the request .
Mr . Miller stated that he currently works with homeless shelters, and
expressed the need for such in Huntington Beach. He believes the
SRO ' s are an ideal solution.
;jusan Oakson, 18012 Mitchell , Irvine, spoke in support of the
request . Ms . Oakson expressed her concern for minimum wage workers
who cannot afford to live in Orange County. She feels the SRO' s are
an ideal solution .
Judy Lenthall, Homeaid, 1330 S. Valley Vista, Diamond Bar, spoke in
support of the request . Ms . Lenthall feels that this is an excellent
ordinance. She congratulated the City for moving forward with the-
SRO' s and urged approval .
Ben Davis, 6862 Defiduce, spoke in support of the request . Mr . Davis
stated that the cost of living in Orange County is too high and low
cost housing is needed in Huntington Beach for those who cannot afford
the high prices .
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
The Commissioners questioned staff regarding what assurance there is
that . the housing costs will stay down and the avoidance of
discrimination if such housing will be limited . Staff ' s response -was
a good management plan, annual reviews and public assistance .
A MOTION WAS MADE BY ORTEGA, SECOND BY RICHARDSON, TO APPROVE NEGATIVE
DECLARATION NO. 91-2, BY THE FOLLOWING VOTE:
AYES : Richardson, Newman, Shomaker, Kirkland, Ortega, Leipzig
NOES: None
ABSENT: Bourguignon
ABSTAIN: None
MOTION PASSED —
PC Minutes - 2/20/91 -10- (9164d)
A MOTION WAS MADE BY ORTEGA, SECOND BY RICHARDSON, TO APPROVE CODE
AMENDMENT NO: 91-1 WITH FINDINGS AND FORWARD TO THE CITY COUNCIL FOR
ADOPTION, BY -THE FOLLOWING VOTE:
AYES: Richardson, Newman, Shomaker, Kirkland, Ortega, Leipzig
NOES: None
ABSENT: Bourguignon
ABSTAIN: None
MOTION PASSED
FINDINGS FOR APPROVAL - CODE AMENDMENT NO. 91-1:
1 . Code Amendment No . 91-1 to amend the zoning code to allow for
Single room Occupancy/Living Units pursuant to a conditional use
permit is consistent with the goals and policies of the General
Plan and the following policies of the Housing Element .
a . "Promote housing which meets the special needs of the
handicapped and elderly persons (Policy 1. 0) . " This code
amendment will permit an alternative housing type which
contains smaller units in a secured project that has proven.
to be ideally suited for the elderly and handicapped.
b. "Encourage the provision and continued availability of 'a
range of housing types throughout the community, with variety
in the number of rooms and level of amenities (Policy 2 . 0) . "
This code amendment creates additional housing opportunities
that are currently precluded by the Zoning Code. .
c. "Facilitate the development of mixed-use projects containing
residential and non-residential uses which can take advantage
of shared land costs to reduce the costs of land for
residential uses (Policy 2 . 0 and Program 2 .7) . " This code
amendment will permit an SRO housing project in a commercial
zone which may be part of a mixed use project.
d. "Investigate the development of single room occupancy (SRO)
hotels to provide housing opportunities for very low income
residents (Policy 2 . 0 and Program 2 . 17) . " SRO/living unit
type housing projects will be permitted pursuant to the
provisions of this code amendment .
e. "Locate residential uses in proximity to commercial and
industrial areas and transportation rates to provide
convenient access to employment centers (Policy 3 .0) . " The
code amendment allows for a unique type of residential
housing to be permitted only in commercial zones and contains
development standards that encourage locations near
transportation routes .
PC Minutes - 2/20/91 -11- (9164d)
2 . Code Amendment No. 91-1 to allow SRO/Living Units offers greater
opportunities for providing alternative housing for very low and
low income households . This facilitates the City' s requirement
to accommodate these additional households as projected by the
Regional Housing Needs Assessment (RHNA) .
B-3 SPECIAL SIGN PERMIT NO, 90-12 :
APPLICANT: HEATH & COMPANY
LOCATION: 5856 Warner Avenue (South Side, approximately 550
feet west of Springdale Street)
Special Sign Permit No . 90-12 is a request to reface an existing
non-conforming freestanding sign for Del Taco, pursuant to Section
9610 . 7 of the Huntington Beach Ordinance Code. The new sign face
would utilize the current Del Taco logo and colors .
The Special Sign Permit has been initiated because the proposal does
not comply with the Huntington Beach Ordinance Code, Article 961 .
Section 9610 . 5 specifies that the maximum height of a free standing
sign on a parcel of this size shall be 7 feet and the maximum sign
area shall be 50 square feet . The applicant is requesting to
maintain the existing sign structure, allowing for a sign that is
16 . 5 feet in height and 98 square feet in area.
STAFF RECOMMENDATION:
Staff recommends that the Planning Commission deny Special Sign
Permit No . 90-12 with findings .
THE PUBLIC HEARING WAS OPENED.
Pat Scott, 5856 Warner Street, franchisee, stated that the mutual
owners of the center have been in contact and no one wants to come
up with a specific plan for the entire centers sign. Mr . Scott also
stated that the center is in disarray, and the block wall and City
tree line blocks the view for his Del Taco sign.
Fred Siavoshi!•, 3225 Lacy Street, Los Angeles, applicant, stated that
all he is asking is to change the colors on the sign face. He said
if he lowered the sign it would reduce visibility because of the
flood wall .
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
PC Minutes - 2/20/91 -12- (9164d)
f
2 . Code Amendment No . 91-1 to allow SRO/Living Units offers greater
opportunities for providing alternative housing for very low and
low income households . This facilitates the City' s requirement
to accommodate these additional. households as projected by the
Regional Housing Needs Assessment (RHNA) .
3 SPECIAL SIGN PERMIT NO. 90-12 :
APPLICANT: HEATH & COMPANY
L CATION : 5856 Warner Avenue (South Side, approximately 550
feet west of Springdale Street)
Special Sign rmit No . 90-12 is a request to reface an existing
non-conforming reestanding sign for Del Taco,, pursuant to Section
9610 . 7 of the H tington Beach Ordinance Code. The new sign face
would utilize the urrent Del Taco logo and colors .
The Special Sign Permit has been initiated because the proposal does
not comply with the Hu ington Beach Ordinance Code, Article 961 .
Section 9610 . 5 specifies that the maximum height of a free standing
sign on a parcel of this ' ze shall be 7 feet and the maximum sign
area shall be 50 square fee The applicant is requesting to
maintain the existing sign s ucture, allowing for a sign that is
16 . 5 feet in height and 98 squ re feet in area .
STAFF RECOMMENDATION:
Staff recommends that the Planning mmission deny Special. Sign
Permit No . 90-12 with findings .
THE PUBLIC HEARING WAS OPENED.
Pat Scott, 5856 Warner Street, franchisee, tated that the mutual
owners of the center have been in contact an no one wants to come
up with a specific plan for the en`ire centers sign. Mr . Scott also
stated that the center is in disarray, and the ock wall and City
tree line blocks the view for his Del Taco sign.
Fred Siavoshi , 3225 Lacy Street , �Los Angeles, applic t, stated that
all he is asking is to change the colors on the sign ce. He said
if he lowered the sign it would reduce visibility becau of the
flood wall .
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST HE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
PC Minutes - 2/20/91 -12- (9164d)
huntington beach department of community development
sraf f
EPOR
TO: Planning Commission
FROM: Community Development
DATE: February 20, 1991
SUBJECT: CODE AMENDMENT NO. 91-1/NEGATIVE DECLARATION NO. 91-2
(CONTINUED FROM FEBRUARY 5, 1991)
APPLICANT:. City of Huntington Beach DATE ACCEPTED:
2000 Main Street January 15, 1991
Huntington Beach, CA 92648
REQUEST: To amend the zoning code to ZONE: C2, C4, North
allow for Single Room Occupancy Huntington Center
/Living Units pursuant to Specific Plan
a conditional use permit in
the C2, C4 and North Hunting- GENERAL PLAN: General
ton Center Specific Plan Commercial; Mixed
area. Development/Mixed
Uses
1. 0 SUGGESTED ACTION:
Approve Negative Declaration No. 91-2 and Code Amendment No. 91-1 with
findings and forward to the City Council for adoption.
2 . 0 GENERAL INFORMATION:
Code Amendment No. 91-1 is a request to amend the zoning code to allow
for Single Room Occupancy/Living Units pursuant to a conditional use
permit in the C2 (Community Business) , C4 (Highway Commercial) and
North Huntington Center Specific Plan area. Specifically, the code
amendment amends Articles 908 (Definitions) , 922 (Commercial District
Standards) , 937 (North Huntington Center Specific Plan) and 960
(Off-Street Parking, Loading and Landscaping) of the Huntington Beach
Ordinance Code.
Single Room Occupancy Housing or SRO' s can be defined as a cluster of
guest units within a residential hotel providing sleeping or living
facilities in which sanitary facilities may be provided within a unit,
and cooking facilities may be shared within the hotel (Orange County
SRO Development Guide) .
This code amendment is being submitted for review and recommendation
by the Planning Commission. Once acted upon, it will be forwarded to
the City Council for final action.
ACE&
A-F M-23E
3 . 0 ENVIRONMENTAL STATUS:
Pursuant to the environmental regulations (CEQA) , in effect at this
time, the Department of Community Development has advertised draft
Negative Declaration No. 91-2 for thirty (30) days. Public comments
are to be received by March 13, 1991. CEQA requires that the comment
period close prior to final action by the approving body (City
Council) . In this. particular case, the comment period will end prior
to action by the City Council, tentatively scheduled for March 18,
1991. Staff, in its initial study of the project, has recommended
that a negative declaration be issued.
4 . 0 COASTAL STATUS:
An amendment to the Huntington Beach. Local Coastal Program,
Implementing Ordinances, will be filed with the ;California Coastal
Commission to incorporate the changes of this -code amendment following
approval by the Planning Commission and City Council.
5 . 0 REDEVELOPMENT STATUS: Not applicable.
6 . 0 SPECIFIC PLAN: Not applicable.
7. 0 SUBDIVISION COMMITTEE: Not applicable.
8 . 0 ISSUES AND ANALYSIS:
Code Amendment No. 91-1 will amend Articles 908, 922, 937 and 960 of
the Huntington.-Beach Ordinance Code to allow Single Room Occupancy
(SRO)/Living Unit housing projects, pursuant to a conditional use
permit, within the C2 and C4 zoning districts and within the North
Huntington Center Specific Plan.
Various methods for providing alternative housing for low income
individuals (elderly, low-wage service workers, mentally and
physically disabled, public-assistance recipients and homeless) were
analyzed by staff. Action Program No. 2 . 17 of the Huntington Beach
Housing Element states that the feasibility and possible ordinance to
permit SRO' s should be investigated as a mechanism for providing
alternative housing.
The Housing Committee met regularly to review and discuss the concept
of SRO housing. Committee members included Mayor Pro Tempore Jim
Silva, Councilwoman Grace Winchell, Planning Commissioner Ken
Bourguignon, and Planning Commission Chairman Kirk Kirkland. In
addition, representatives from the Building, Planning, Fire,
Redevelopment, and Housing Departments and City Attorneys Office
attended the meetings .
The Housing Committee acknowledged the potential for providing
affordable housing to low income individuals by allowing single room
occupancy products in Huntington Beach. However, the Committee was
also well aware of the downfalls previous SRO' s had encountered due to
the lack of security and management .
Staff Report - 2/20/91 -2- (8715d)
The more recently adopted SRO Ordinances require City approval that
include stringent development standards for all new construction. The
most important provision includes the review and approval of a
comprehensive management plan that would contain management policies,
operations, rental procedures, maintenance plans, staffing needs, and
a parking management plan.
The Housing Committee recognizes management and security as the
critical element to the successful operation of an SRO. Security
would include an on-site 24-hour manager, desk clerks and video
. cameras for monitoring the ingress and egress of tenants and visitors
and a secured parking area.
There are a wide variety of SRO (Single Room Occupancy) type projects
in Southern California with units ranging in size from seventy (70)
square feet with no bathrooms or ki=tchens to'- four-hundred (400) square
feet that include bathrooms and kitchens . SRO housing can be
classified in two categories, residential hotels and living units .
Residential hotels are usually located within an urban core area near
public transit. Residential hotels generally contain smaller units,
with common kitchen and bathroom facilities. In addition, residential
hotels often do not have any parking requirements. On the contrary,
Living Unit projects generally have larger units with more amenities,
with parking requirements based upon location and need. A matrix
comparing the various types of SRO' s with the proposed Living Unit
(SRO) Ordinance is referenced on Attachment No. 3 .
With the assistance of San Diego, San. Jose, Los Angeles and Santa Ana
Planning Departments, and the use of the Orange County SRO Development
Guide, the Committee- developed a Draft Single Room Occupancy/Living
Unit Ordinance. The Draft Ordinance (Attachment No. 1) presents all
of the development standards as well as management and security
requirements .
The objective of the draft ordinance for living units is to allow for
housing projects that are attainable by the elderly, mentally and
physically disabled, public-assistance recipients, low-wage service
workers and homeless . The ordinance would help alleviate overcrowding
of our existing housing stock, provide alternative housing for those
living in some of our motels in which no kitchen facilities are
available, and improve the City' s jobs/housing balance which would
reduce the deterioration of air quality due to increased traffic
conditions .
It was the concensus of the Housing Committee that if at all possible,
no amendments to any of the City codes occur. As a result, the
proposed Single Room Occupancy/Living Unit Ordinance was formulated
within the limits of existing City codes and, therefore, would not
require amendments to any of the adopted codes .
Staff Report - 2/20/91 -3- (8715d)
9 . 0 RECOMMENDATION:
Staff recommends that the Planning Commission approve Negative
Declaration No. 91-2 and Code Amendment No. 91-1 with the following
findings and forward the- proposed ordinance to the City Council for
adoption based upon the following findings:
FINDINGS FOR APPROVAL - . CODE AMENDMENT NO, 91-1:
1. Code Amendment No. 91-1 to amend the zoning code to allow for
Single room Occupancy/Living Units pursuant to a conditional use
permit is consistent with the goals and policies of the General
Plan and the following policies of the Housing Element.
a. "Promote housing which meets the special needs of the
handicapped and elderly persons (Policy 1.0) . " This code
amendment will permit an alternative-.housing type which
contains smaller units in a secured project that has proven
to be ideally suited for the elderly and handicapped.
b. "Encourage the provision and continued availability of a
range of housing types throughout the community, with
variety in the number of rooms and level of anemities
(Policy 2. 0) . 11 This code amendment. creates additional
.. housing oppor.tuniti.es that. are. currently .precluded by the
Zoning Code.
C. "Facilitate .the development of mixed-use projects containing
residential and. non-residential uses which can take
advantage of shared land costs to reduce the costs of land
for residential uses (Policy 2 . 0 and Program 2 . 7) . " This
code amendment will permit an SRO housing project in a
commercial zone which may be part of a mixed use project .
d. "Investigate the development of single room occupancy (SRO)
hotels to provide housing opportunities for very low income
residents (Policy 2 . 0 and Program 2 . 17) . " SRO/living unit
type housing projects will be permitted pursuant to the
provisions of this code amendment.
e. "Locate residential uses - in proximity to commercial and
industrial areas and transportation rates to provide
convenient access to employment centers (Policy 3 . 0) . " The
code amendment allows for a unique type of residential
housing to be permitted only in commercial zones and
contains development standards that encourage locations near
transportation routes.
2. Code Amendment No. 91-1 to allow SRO/Living Units offers greater
opportunities for providing alternative housing for very low and
low income households . This facilitates the City' s requirement
to accommodate these additional households as projected by the
Regional Housing Needs Assessment (RHNA) .
Staff Report - 2/20/91 -4- (8715d)
•
ATTACHMENTS•
1. Draft Ordinance
2 . Legislative Drafts (Articles 908, 922, 937, & 960)
3 . Matrix on types of SRO' s
4 . Staff report dated February 5, 1991
HS:'WQC�:kj l
Staff Report - 2/20/91 -5- (8715d)
ORDINANCE NO,
. AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING
ARTICLE 908, DEFINITIONS; 922, COMMERCIAL DISTRICT STANDARDS;
. 937, NORTH HUNTINGTON CENTER SPECIFIC PLAN; AND
960, OFF-STREET PARKING, LOADING AND LANDSCAPING TO ALLOW
SINGLE ROOM OCCUPANCY/LIVING UNITS
WHEREAS, Ordinance No. amends Article 908, 922, 937;
and 960, with the intent of allowing Single Room Occupancy/Living
Units in 'Commercial Zones and within the North Huntington Center
Specific Plan; and
Allowance of Single Room Occupancy/Living 'Units will provide
alternative housing for the elderly; low wage service workers,
mentally and physically disabled, public assistance recipients, and
homeless population; and
The investigation of Single Room Occupancy housing has been
consistent with the goals and policies of the Housing Element which
requires the investigation and feasibility of an SRO Ordinance as a
mechanism for providing affordable housing.
NOW, THEREFORE, the Planning Commission 'of the City of
Huntington Beach does hereby ordain as follows :
SECTION 1. Article 908, Definitions, of the Huntington Beach
Ordinance Code is hereby amended to read as follows :
9080 Living Unit
A unit` within an SRO suited to accommodate up to two persons
(see Single Room Occupancy [SRO] ) .
9080 Single Room Occupancy (SRO)
A cluster of guest units within a residential hotel providing
living facilities in which sanitary and cooking facilities
are provided within each unit.
SECTION 2 . The Huntington Beach Ordinance Code, Article 922,
Commercial District Standards, Section 9220 . 1(d)S. is hereby amended
by adding the following:
9220 . 1(d) List D-C2, C4 districts -- Conditional Use Permit,
S. Single Room Occupancy/Living Units pursuant to Section
9220. 15
SECTION 3 . The Huntington Beach Ordinance Code, Article 922,
Commercial District Standards, is hereby amended by adding the
following:
9220 . 15 Single Room Occupancy/Living Units
Single Room Occupancy/Living Units shall comply with the
following requirements :
(a) General Provisions .
(1) All projects shall comply with the most recently
adopted City Building, Plumbing, Mechanical,
Electrical, Fire, and Housing Codes .
(2). No more than one person shall be permitted to reside
in any unit which is less than two hundred twenty
(220) square feet in size.
(3) No more than two persons shall be permitted to reside
in any unit.
(4) A management plan shall be submitted for review and
approval with the Conditional Use Permit (CUP)
application. The Management Plan shall contain
management policies, operations, rental procedures,
maintenance plans, and staffing needs .
(5) An on-site, 24-hour manager is required in every SRO
project .
(6) Rental procedures shall allow for both weekly and
monthly tenancies only; deposit requirements shall
be specified for each type of tenancy.
(7) Each Living Unit project shall be subject to annual
review by the City. The Living Unit project owner
shall be responsible for filing an annual report to
the Department of Community Development which
includes the. range of monthly rents, the monthly
income of residents, occupancy rates, the number of
vehicles owned by residents and the adequacy of
management services .
-2- (1116D)
(8) The Planning Commission or City Council reserves the
right to revoke the Conditional Use Permit if any
violation of conditions or any of the adopted
Huntington Beach Codes occurs .
(b) Unit Requirements .
(1) Minimum unit size shall be one hundred seventy (170)
square feet .
(2) Maximum unit size shall be four hundred (400) square
feet.
(3) The average size of all living units within the
project shall not exceed two hundred seventy five
(275) square feet.
(4) Each unit shall contain a kitchen and fully enclosed
bathroom.
(i) Kitchens shall contain a sink with garbage
disposal, counter top (minimum 16" X 24") ,
refrigerator, and stove or microwave oven.
(ii) If stoves are not provided in each unit, then
stoves shall be provided in a common kitchen
area(s) .
(i.ii) ...Bathrooms. shall contain ,a lavatory, toilet,
and shower or bathtub.
(5) Each unit shall have a minimum 48 cubic feet of
closet/stor-age space.
(c) Project Requirements .
(1) Common recreational space shall be provided in each
project as follows:
(i) Minimum common recreational space shall be
four hundred (400) square feet.
(ii) For projects exceeding thirty (30) units in
size, additional square footage is required as
follows:
Units less than 220 sq. ft . 10 sq. ft./unit
Units 220 sq. ft. or greater 15 sq. ft ./unit
(iii) Common recreational space may be indoor or
outdoor provided there is at least 40% alotted
toward indoor space and 40% outdoor space; the
balance may be either indoors or outdoors .
(iv) Common recreation space may be in separate
areas provided each space is not less than two
hundred (200) square feet in size and has no
less than a ten (10) foot dimension.
-3- (1116D)
(2) A single controlled entryway for routine ingress and
egress shall be situated adjacent to and in full view
of the manager' s desk.
(3) A mailbox shall be provided for each unit .
(4) Handicap access facilities shall be as required by
applicable state or local law.
(5) At least one handicapped - accessible unit shall be
required for every twenty (20) units .
(6) Laundry facilities shall be provided in a separate
room in a location near the common indoor
recreational space. Washers and dryers may be coin
operated.
(7) A cleaning supply storeroom and/or utility closet
with at least one laundry tub with hot and cold water
on every floor shall be provided.
(8) Storage Lockers
(i) Storage lockers shall be provided in a secured
area.
(ii) The cumulative total of locker space .shall be
no less than a ratio of ten (10) cubic feet
per unit.
'(9)° All common indoor space areas shall have posted in a
conspicuous location a notice from the City' s
Department of Community Development regarding contact
procedures to investigate housing code violations .
(10) Bicycle racks shall be provided in a secured and
enclosed area.
(11) Trash disposal chutes as well as a centralized trash
area shall be provided.
SECTION 4 . The Huntington! Beach Ordinance Code, Article 937,
North Huntington Center Specific Plan, Sections 9374 (p) is hereby
amended by adding the following:
9374 Site III Regulations . Uses permitted.
(p) Single Room -Occupancy/Living Units pursuant to Section
9220 . 15 .
SECTION 5. The Huntington Beach Ordinance Code, Article 960,
Off-Street Parking, Loading and Landscaping, Section 9602 .2 is
hereby amended by adding the following:
-4- (1116D)
9602 .2 Non-residential Use
Use Parking Spaces Required
Single Room One half (0 . 5) space per unit if project
Occupancy/Living is within two thousand (2, 000) feet of
Units a public bus stop; or
One (1.0) space per unit if project is
. not within two- thousand (2, 000) _ feet of
a public bus stop.
One -(.1. 0) space for each 24-hour staff
member
One-half (0 . 5) space for all remaining
personnel
SECTION 6 . This ordinance shall :.take effect thirty (30) days
after its passage.
PASSED AND ADOPTED by the City Council of the City of
Huntington Beach at a regular meeting thereof held on the day
of 1991.
Mayor
ATTEST: APPROVED AS TO FORM:
City Clerk . City Attorney
REVIEWED AND APPROVED: INITIATED AND APPROVED:
City Administrator Director of Community
Development
(1116D)
-5- (1116D)
9220--9220.l(a)
LEGISLATIVE DRAFT
Article 922
COMMERCIAL DISTRICT STANDARDS
(730-10/59, 810-1/61 , 881-1/62, 917-8/62, 961-6/63, 975-7/63, 995-9/63,
1061-7/64, 1108-1/65, 1140-6/65, .1342-9/67, 1395-3/68, 1480-4/69,
1532-11/69, 1548, 2/70, 1549-2/70, 1602-10/70, 1672-10/71 , 1839-7/73,
1860-8/73, 2060-6/76, 2454-10/80, 2503-8/81 , 2522-12/81 , 2730-11/84,
2765-7/85, 2773-7/85, 2829-5/86, 2957-9/88, 2958-10/88,
2987-3/89, 3063-11/90)
Sections-
9220 General provisions
9220.1 Permitted uses
9220.2 Restricted uses
9220.3 Minimum parcel size/frontage
9220.4 Maximum density/intensity
9220.5 Maximum building height
9220.6 Maximum site coverage
9220.7 Setbacks
9220.8 Fencing
9220.9 Parking, loading and landscaping
9220.10 Outside uses--Storage and display
9220.11 Game arcades
9220.12 Dancing/live entertainment
9220.13 Hotels/motels
9220.14 Service stations
9220.15 Single Room Occupancy/Living Units
9220.1 Permitted uses. The following section lists uses permitted in the
commercial districts and the applicable approval process for each one.
s
(a) List A - All districts. Initial establishment of use and occupancy for
List A uses shall be permitted in the Cl , C2 and C4 districts subject to
plan review approval by the Director. In the Cl district, the individual
uses shall not exceed thirty-two hundred (3200) square feet.
11/90
9220.1(a)B--9220.1(b)I
0 •
B. Retail bakeries (maximum seating capacity of 12)
C. Candy stores
D. Drugstores
F. Florists
H. Hair salons
I. Ice cream stores
L. Laundromats and tailor shops/dressmaking
M. Markets, meats and groceries
P. Professional offices
R. Restaurants (take-out and dine-in with maximum seating capacity of 12)
S. Shoe repair
(b) Litt B - C2. C4 districts. Initial establishment of use and occupancy for
List B uses shall be permitted in the C2 and .C4 districts subject to plan
review approval by the Director.
A. Animal grooming; no boarding or outdoor kennels
Automotive parts
B. Bicycle shops
Blueprint, copy, and print shops
Bookstores and newsstands
D. Department and clothing stores
Dry cleaning (retail )
E. Electronic part supply
F. Financial institutions
Frozen food lockers (retail )
Furniture and appliance stores
H. Home improvement, including paint, electrical , plumbing, and hardware
supplies
Health clubs with less than twenty-five hundred (2500) square feet
Legislative Draft -2- (8703d)
I. Ice storage, limited to five (5) ton capacity
J. Jewelry stores
M. Marine supplies
Movie theatres
Music conservatories
N. Nurseries (retail )
0. Office supplies and stationery
P. Pet stores
Photography studios, equipment and sales
R. Repair shops, appliances and electronics only
(c) List C - C2 and C4 districts--Use permit. Initial establishment of use
and occupancy for List C uses shall be permitted subject to the approval
of a use permit by the Zoning Administrator within the C2 and C4 districts.
A. Automobile minor repair pursuant to section 9730.58
Automobile, motorcycle, and recreational vehicle sales, including
service and repair as an accessory use
C. Carwash
Clinic with less than 2500 sq. ft. (2957-9/88)
G. Game arcades pursuant to section 9220.11
M. Mortuaries
0. Outside uses pursuant to section 9220.10
P. Personal Enrichment Service with less than 2500 sq. ft. (2957-9/88)
R. Restaurants, including drive-through and dine-in
Retail uses and services not specifically listed under (a) or (b) but
of a similar nature
Legislative Draft -3- (8703d)
(d) List D - C2. C4 districts--Conditional use permit. Initial establishment
of use and occupancy for List D uses shall be permitted within the C2 and
C4 districts (except as specified) subject to the approval of a
conditional use permit application by the Planning Commission.
Conditional use permits issued shall be nontransferable for the uses below
which are preceded by an asterisk. (See Definitions for nontransferable
restriction.)
A. *Adult businesses pursuant to Article 975
Alcoholic Beverage Sales pursuant to Article 963 (2987-3/89)
Animal clinic
D. , *Dancing and/or live entertainment, including dancing for patrons
under the age of twenty-one (21 ) pursuant to section 9220.12
F. *Fortunetelling (C4 only)
H. Hotels and motels (C4 only, pursuant .to section 9220.13)
S. Service stations pursuant to section 9220.14
Single Room Occupancy/Living Units pursuant to Section 9220.15
U. Unclassified uses pursuant to Article 963 (282975/86)
9220.15 Single Room Occupancy
Single Room Occupancy/Living Units shall comply with the
following requirements:
a. General Provisions
(1) All projects shall comply with the most recently
adopted City Building, Plumbing, Mechanical ,
Electrical , Fire, and Housing Codes.
(2) No more than one person shall be permitted to reside
in any unit which is less than two hundred twenty
(220) square feet in size.
(3) No more than two persons shall be permitted to reside
in any unit.
(4) A management plan shall be submitted for review and
approval with the Conditional Use Permit (CUP)
application. The Management Plan shall contain
management policies, operations, rental procedures,
maintenance plans, and staffing needs.
Legislative Draft -4- (8703d)
(5) An on-site, 24-hour manager is required in every SRO
project.
(6) Rental procedures shall allow for both weekly and
monthly tenancies only; deposit requirements shall be
specified for each type of tenancy.
(7) Each Living Unit project shall be subject to annual
review by the City. The Living Unit project owner
shall be responsible for filing an annual report to
the Department of Community Development which
includes the range of monthly rents, the monthly
income of residents, occupancy rates, the number of
vehicles owned by residents and the adequacy of
management services.
(8) The Planning Commission or City Council reserves the
right to revoke the Conditional Use Permit if any
violation of conditions or any of the adopted
Huntington Beach Codes occurs.
(b) Unit Requirements.
(1) Minimum unit size shall be one hundred seventy (170)
square feet.
(2) Maximum unit size shall be four hundred (400) square
feet.
(3) The average size of all living units within the
project shall not exceed two hundred seventy five
(275) square feet.
(4) Each unit shall contain a kitchen and fully enclosed
bathroom.
(i) Kitchens shall contain .a sink with garbage
disposal , counter top (minimum 16" X 24"),
refrigerator, and stove or microwave oven.
(ii) If stoves are not provided in each unit, then
stoves shall be provided in a common kitchen
area(s).
(iii) Bathrooms shall contain a lavatory, toilet,
and shower or bathtub.
Legislative Draft -5- (8703d)
5. Each unit shall have a minimum 48 cubic feet of
closet/storage space.
(c) Project Requirements.
(1) Common recreational space shall be provided in each
project as follows:
(i) Minimum common recreational space shall be
four hundred (400) square feet.
(ii) For projects exceeding thirty (30) units in
size, additional square footage is required as
follows:
Units less than 220 sq. ft. 10 sq. ft./unit
Units 220 sq. ft. or greater 15 sq. ft./unit
(iii) Common recreational space may be indoor or
outdoor provided there is at least 40% alotted
toward indoor space and 40% outdoor space; the
balance may be either indoors or outdoors.
(iv) Common recreation space may be in separate
areas provided each space is not less than two
hundred (200) square feet in .size and has no
less than a ten (10) foot dimension.
(2) A single controlled entryway for routine ingress and
egress shall be situated adjacent to and in full view
of the manager's desk.
(3) A mailbox shall be provided for each unit.
(4) Handicap access facilities shall be as required by
applicable state or local law.
(5) At least one handicapped - accessible unit shall be
required for every twenty (20) units.
(6) Laundry facilities shall be provided in a separate
room in a location near the common indoor
recreational space. Washers and dryers may be coin
operated.
(7) A cleaning supply storeroom and/or utility closet
with at least one laundry tub with hot and cold water
on every floor shall be provided.
(8) Storage Lockers
(i) Storage lockers shall be provided in a secured
area.
(ii) The cumulative total of locker space shall be
no less than a ratio of ten (10) cubic feet
per unit.
Legislative Draft -6- (8703d)
(9) All common indoor space areas shall have posted in a
conspicuous location a notice from the City's
Department of Community Development regarding contact
procedures to investigate housing code violations.
(10) Bicycle racks shall be provided in a secured and
enclosed area.
(11) Trash disposal chutes as well as a centralized trash
area shall be provided.
Legislative Draft -7- (8703d)
LEGISLATIVE DRAFT
ARTICLE 937
NORTH HUNTINGTON CENTER SPECIFIC PLAN
9374 Site III Regulations. Uses Permitted. The following uses
are permitted in Site III of the North Huntington Center Specific
Plan: (2730-10/84, 2791-10/85)
(a) Retail stores.
(b) Restaurants, sidewalk cafes, nightclubs, coffeehouses, snack
bars and other related facilities.
(c) Services such as barber shops, beauty shops, shoe repair.
(d) Art galleries, art studios, art .shops, antique shops., book
stores, photography studios and shops, gift shops, newspaper
and magazine shops, import shops and interior design studios.
(e) Travel agencies.
(f) Banks.
(g) Motion picture theaters, legitimate theaters.
(h) Handicraft shops, leathercraft -shops and hobby-related shops.
(i ) Hotels and motels.
(j) Offices for professional services.
(k) Art, drama, music, dancing or language schools.
(1 ) Automobile parking facilities.
(m) Any other use which the Planning Commission may find to be similar in
character consistent with the uses permitted in Site II.
(n) Adult dancing and/or live entertainment as a primary or secondary use
subject to the issuance of a conditional use permit and the requirements
contained in Section 9730.83 of this code. (2730-10/84, 2791-10/85)
(o) Teen dancing for patrons under the age of twenty-one (21), subject to the
issuance of a conditional use permit and the requirements contained in
Section 9730.82. (2730-10/84, 2791-10/85)
(p) Single Room Occupancy/Living Units pursuant to Section 9220.15
Legislative Draft -8- (8703d)
LEGISLATIVE DRAFT
ARTICLE 960
OFF-STREET PARKING. LOADING AND LANDSCAPING
9602.2 Non-residential use. (3054-11/90)
Use Parking spaces required
A. Auto and machinery service garages 1/200 square feet, but no less
than 5 per business
Auto, boat, trailer sales and 1/1000 square feet of indoor/
rental agencies; other outdoor outdoor sales and/or display
commercial uses including retail lot area accessible for public
nurseries viewing, .but no less than 10; plus
1/300 sq. :ft. office area; 1/200
sq. ft.� auto service area
B. Bed and breakfast 1 per guest room and 1
owner/manager plus 1 visitor
Boat marina .75 per boat slip
C. Car wash
(1 ) Full-service 10
(2) Self-service 1 .5 per wash stall
(3) With fuel sales 12
Churches, theaters, clubs, lodges, 1 per 35 square feet of public
social halls, auditoriums, funeral assembly area, or 1 per 3 fixed
homes and mortuaries seats (18 inches shall be 1 seat)
whichever is greater
F. Food and beverage establishment/
nightclubs with more than twelve
(12) seats:
(1 ) Separate parcel 1/60 square feet
(2) Within integrated complex 1/100 square feet
(3) Ancillary dance floors 1/50 square feet of area
devoted to dancing
Legislative Draft -9- (8703d)
• •
Furniture and appliance stores 1/500 square feet, excluding areas
used for storage or loading but no
less than 5
H. Hair/nail salons
(1) Separate parcel 2.5 per chair or station
(2) Within integrated complex 1/200 square feet
Hospitals 1 .5 per bed
Hotels and .motels 1 per unit or bedroom, whichever
is more restrictive, plus 1
employee space per 10 guest rooms,
plus 2 spaces for any manager's
unit, .plus spaces required for
ancillary uses
12/90
9602.2--9602.2 (continued)
9602.2 Non-residential use. (3054-11/90) (continued)
Use Parking spaces required
I. Industrial uses
(1) Speculative buildings 1/500 square feet (maximum 10%
office area)
'(2) Manufacturing, research 1/500 square feet
assembly, packaging
(3) Wholesaling, warehousing and 1/1000 square feet
distributing space
(4) Outside uses: Storage, wrecking/ 1/5000 square feet, but no
salvage and lumber yards less than 5
(5) Offices 1/250 square feet ancillary to
industrial uses if square feet
exceeds 10 percent of gross floor
area.
(6) Mini-storage facilities
Single story 1/5000 square feet
Multistory 1/2000 square feet
Plus 2 spaces for any caretaker' s
unit
M. Medical/dental (includes out patient 1/175 square feet
medical/surgery centers)
Legislative Draft -10-
(8703d)
0. Office uses, general
(1 ) Less than 250,000 square feet 1/250 square feet
(2) Greater than 250,000 square feet 1/300 square feet
R. Retail uses not otherwise specified, 1/200 square feet
including department stores, arcades,
gymnasiums and health spas, financial
institutions, food and beverage
establishments with 12 seats or less
S. Schools
(1 ) Preschools, nursery, day care 1 per staff member, plus 1 per
classroom
(2) Elementary, junior high 1 .5 per classroom
(3) High school/college 7 per cliassroom
(4) Trade schools, music .1/35 square feet of instruction
conservatories, personal area
enrichment services
12/90
9602.2--9602.3
9602.2 Non-residential use. (3054-11/90) (continued)
Use .. .Parking spaces required
Service stations
(1) Full serve/repair garage 1/500 square feet, but no less
than 5
(2) Self serve 2 per use
(3) With convenience markets 1/200 square feet of retail space
but no less than 8
(4) With car wash 12
Single Room Occupancy/ One half (0.5) space per unit if
Living Units project is .within two thousand
(2,000) feet of a public bus stop.
One (1 .0) space per unit if
project is not within two thousand
(2,000) feet of a public bus stop.
One (1 .0) space for each 24-hour
staff member
One-half (0.5) space for all
remaining personnel
Legislative Draft -11-
(8703d)
Stables 1 per 3 corrals plus 1 horse trailer
space for each 10 corrals plus 2 for
caretaker' s unit
T. Tennis/racquetball 3 per court or alley lane
courts, bowling alleys
(3054-11/90)
Legislative Draft -12-
(8703d)
ATTACHMENT NO, 3
SINGLE ROOM OCCUPANCY PROJECTS
PROPOSED
TYPICAL TYPICAL H.B.
RESIDENTIAL HOTEL LIVING UNIT LIVING UNIT
UNIT:
Min. Unit 120 sf/1 person 150 sf/1 person 170 sf/l. person
Size 170sf/2 persons 220 sf/2 persons 220 sf/2 persons
Max. Unit 400 sf 400 sf 400 sf
Size
Max. Avg. --------- 275 sf 275 sf
Kitchen not required partial required full required
Bathroom not required partial required full required
PROJECT:
Recreation 200 sf min. 200 sf . min. 10 sf/unit for
Space additional area units less than
per unit size: 220 sf .
150-9 sf/4 . 5 sf reqd 15 sf/unit for
160-9 sf/4 . 0 sf reqd units 220 sf or
170-9 sf/3 . 5 sf reqd greater.
180+ sf/3 . 0 sf reqd 40% of total
indoor.
40% of total
outdoor
remainder either
in/outdoor.
Parking No parking to .25 space/unit if 0 . 5 space/unit if
.3 space/unit within 2000 ' of within 2000 ' of
if within 2000 ' public transit; public transit;
of public transit; else 1.0 space/ else 1. 0 space/
else 1. 0 space/ unit unit
unit
Tenancy Daily, Weekly Weekly or Weekly or
or monthly monthly monthly
J• ` CITY OF HUNTINGTON BEACH
INTER-DEPARTMENT COMMUNICATION
HUNTINGTON BEACH
r I,.
Pat Dapkus 'Mike Adams , Director
To Management Assistant From Community• Development
SINGLE ROOM OCCUPANCY March 14 , 1991
Subject Date
In response to your follow up request , I have addressed the concerns
brought forward by Council at the March 4 Sti.idy Session . Single
Room Occupancy hotels would fit into the overall affordable housing
component by providing affordable rental units to very low and low
income individuals . As discussed, there would be a maximum of two
persons in one unit .
SRO ' s would be financially self-sustaining . There would be no city
involvement , unless decided otherwise. SRO ' s would typically be
privately operated . In the event the City were to become involved
with a project , specific agencies may be requested to manage the
hotels . i
• The whole issue of management and security would be covered within
an extensive management plan. The management pia*ri' would require
security doors , video cameras , a 24 hour on-site manager; 24 hour
surveillance from the front counter,. a secured parking garage,
maid/maintenance service and emergency services , to name a few .
This plan would be reviewed by the staff and Planning Commission
concurrently with the Conditional Use Permit application.
in regards t.o transiency, SRO ' s would all ocr for weekly and
monthly tenancies . Daily tenancies would be strictly prohibited .
Therefore, one must be willing to reSjde for at least one veek.
If there should be any further questions , staff will be able to
address them at the next Study Session.
MA:WC: lp S O
(9024d)
r
CITY OF HUNTINGTON BEACH Ax;
INTER-DEPARTMENT COMMUNICATION
HU.NTINGTON BEACH �.
To Mike Adams , Director_ From Ronald E . Lowenberg,
Community Development Chief of Police
Subject SRO HOUSING Date April 3 , 1991
In accordance with City Council direction and as a follow-up
to my previous communication, this memorandum addresses the
concerns and suggestions of the Police Department regarding
the establishment of Single Room Occupancy Housing within
the City. As expressed in my previous communication on this
matter, we continue to have concerns about the nature and
type of tenants that will be attracted, the locations where
this housing might be located in relation to existing police
problem areas , and the adequacy and security of parking
facilities .
We have contacted persons from both the Police Department
and the Planning Department in the City of San Diego,
regarding their experiences with SRO Housing. This housing
in San Diego is concentrated primarily in the downtown area .
.The four newer facilities , such as Trolley Court, that have
been built within the past 5 years , have not been_ a police
problem. However, they have several older buildings , mostly
hotels that now serve as SRO Housing, that are continuing
policing problems and attract transients , drug dealers ,
prostitutes and various other persons who tend to be
involved in criminal activity.
T he. San Diego Police Department believes the difference in
the need for law enforcement is due to the way the newer
buildings are constructed and managed . The Planning
Department said the City does not have any particular
building requirements or ordinances requiring specific
management or security measures . To this point, the
measures taken voluntarily by the builders/owners have been
adequate. We were also told that parking provided is
adequate, because many tenants do not have four-wheeled
vehicles .
Based on the good and bad experiences in San Diego, it seems
apparent that controlled entry .and . 24-hour, active
management are imperative to maintaining a secure, safe, and
relatively trouble-free facility. It is our suggestion that
any SRO housing established in Huntington Beach, be required
to comply with the following conditions :
1 . All facilities be constructed with a single
exit/entrance, except for outward opening -fire
escapes .
P
2 . A manager or building superintendent must be
on duty 24-hours a day, every day of the week and
must be in a position to constantly see and
monitor access and egress of residents and
visitors .
3 . All visitors must sign-in on a visitors log
and no resident be permitted more than two
visitors at the same time .
4 . If hallways and common rooms are not monitored
by closed-circuit cameras , they may be required if
deemed necessary for safety reasons by the City.
5 . All tenants should have a supportable income
.from legitimate sources .
6 . Parking should be at least 1./2 space per
tenant and provide additional parking for bicycles
and motorcycles . The parking should be secured,
preferably underground.
we believe the measures suggested above will greatly enhance
the actual and perceived security and safety of occupants
without being onerous .
ooe
r
ea
C�ianr6er of�nrinerce 'V' 0 1991
CITY OF HUNTIN 'TON BEACH
CITY COUNQL OFFIOE
May 6 , 1991
The Honorable Peter Green , Mayor
and Members of the City Council
City of Huntington Beach
2000 Main St .
Huntington Beach , CA 92648
Subject: SRO Ordinance
Dear Mayor Green :
The Board of Directors of the Huntington Beach Chamber of Commerce
recently voted to support the proposed ordinance changes to
allow for Single Room Occupancy/Living Units .
Our Board recognizes this as one part of the solution to the
problem of providing affordable housing for those who work in
Huntington Beach.
We encourage the Council to continue to seek out innovati've--
ways in which to encourage builders to voluntarially provide
affordable housing in the city.
Sincerely,
?yce Riddell
Executive Vice President
JR:mmd
cc : Mike Uberuaga , City Administrator
Ray Silver , Assistant City Administrator
Mike Adams, Director of Community Development
2213 Main Street,Suite 32
Huntington Beach,CA 92648
714/536-8888
(FAX)714/960-7654
ORDINANCE NO. 3111
AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH
AMENDING THE HUNTINGTON BEACH ORDINANCE CODE ARTICLE 960
OFF-STREET PARKING, LOADING AND LANDSCAPING
TO ALLOW SINGLE ROOM OCCUPANCY/LIVING UNITS
WHEREAS, the City of Huntington Beach desires to allow
Single Room Occupancy/Living Units in Commercial Zones and
within the North Huntington Center Specific Plan; and
Allowance of Single Room Occupancy/Living Units will provide
alternative housing for low and very low income households; and
The investigation of Single Room Occupancy housing has been
consistent with the goals and policies of the Housing Element
which requires the investigation and feasibility of an SRO
Ordinance as a mechanism for providing affordable housing .
NOW, THEREFORE, the City Council of the City of Huntington
Beach does hereby ordain as follows :
SECTION 1. The Huntington Beach Ordinance Code, Section
9602 .2(S) is hereby amended to read as follows :
Use Parking spaces required
S. Schools
(1) Preschools, nursery, 1 per staff member, plus
day care 1 per classroom
(2) Elementary, junior high 1. 5 per classroom
(3) High school/college 7 per classroom
(4) Trade schools, music 1/35 square feet of
conservatories, personal instruction area
enrichment services
-1-
Service stations
(1) Full serve/repair garage 1/500 square feet, but no
less than 5
(2) Self serve 2 per use
(3) With convenience markets 1/200 square feet of retail
space but no less than 8
(4) With car wash 12
Single Room Occupancy/ One half (0 . 5) space per
Living Units unit if project is within
two thousand (2, 000) feet of
a public bus stop.
One (1. 0) space per unit if
project is not within two
thousand (2, 000) feet of a
public bus stop.
One (1. 0) space for each
resident staff member .
One-half (0 . 5) space for all
remaining personnel .
Stables 1 per 3 corrals plus 1
horse trailer space for
each 10 corrals plus 2 for
caretaker ' s unit
SECTION 2 . This. ordinance shall take effect thirty (30)
P
days after its adoption.
PASSED AND ADOPTED by the City Council of the City of Huntington
Beach at a regular meeting thereof held on the 3rd
day of June 1991.
.4
Mayor
ATTES APPROVED AS TO FORM:
City Clerk ��/y�l City Aft6iney R.. q
1
I A R V INITIA AND A PROVED:
G
City A inistrator Dir ctor o Co unity
Development
-2-
Ord. No. 3111
STATE OF CALIFORNIA )
COUNTY OF ORANGE ss:
CITY OF HUNTINGTON BEACH
I, CONNIE BROCKWAY, the duly elected, qualified City
Clerk of the City of Huntington Beach and ex-officio Clerk of the
City Council of the said City, do hereby certify that the whole number
of members of the City Council of the City of Huntington Beach is seven;
that the foregoing ordinance was read to said City Council at a regular
meeting therof held on the 20th day of May
19 91 , and was again read to said City Council at a regular
meeting therof held on the ;.3td day of ;1emp 1991 , and
was passed and adopted by the affirmative vote of at least a majority of
all the members of said City Council .
AYES: Councilmembers:
MacAllister, Winchell, Silva, Green, KElly, Robitaille, Moulton-Patterson
NOES: Councilmembers:
None
ABSENT: Councilmembers:
None
City Clerk and ex-offici Clerk
of the City Council of the City
of Huntington Beach, California
ORDINANCE NO. 3110
AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH r
AMENDING THE HUNTINGTON BEACH ORDINANCE CODE
ARTICLE 937, NORTH HUNTINGTON CENTER SPECIFIC PLAN
TO ALLOW SINGLE ROOM OCCUPANCY/LIVING UNITS
WHEREAS, the City of Huntington Beach desires to allow
Single Room Occupancy/Living Units in Commercial Zones and
within the North Huntington Center Specific Plan; and
Allowance of Single Room Occupancy/ Living Units will
provide alternative housing for low and very low income
households; and
The investigation of Single Room Occupancy housing has been
consistent with the goals and policies of the Housing Element
which requires the investigation and feasibility of an SRO
Ordinance as a mechanism for providing affordable housing .
NOW, THEREFORE, the City Council of the City of Huntington
Beach does hereby ordain as follows :
Section 1 . The Huntington Beach Ordinance Code Article
937 is hereby amended by adding new Section 9374(p) to read as
follows :
9374 Site III Regulations . Uses permitted.
(p) Single Room Occupancy/Living Units pursuant to
Section 9220. 15 .
-1-
i
Section 2 . This ordinance will take effect 30 days after
its adoption.
PASSED AND ADOPTED by the City Council of the City of Huntington
Beach at a regular meeting thereof held on the 3rd day of
June , 1991.
1
Mayor
ATTEST: APPROVED AS TO FORM:
L�1�7�T'Ll.�i
City Clerk s/iz�4� City torney
REVIEWED AND APPROVED: INITIATED A D APPROVED:
1Mn
City Administrator Directo of Community
Development
-2-
Ord. No. 3110
STATE OF CALIFORNIA )
COUNTY OF ORANGE ss:
CITY OF HUNTINGTON BEACH
I, CONNIE BROCKWAY, the duly elected, qualified City
Clerk of the City of Huntington Beach and ex-officio Clerk of the
City Council of the said City, do hereby certify that the whole number
of members of the City Council of the City of Huntington Beach is seven;
that the foregoing ordinance was read to said City Council at a regular
meeting therof held on the 20th day of may
19 91 and was again read to said City Council at a regular
meeting therof held on the '3rd day of June 19_2L, and
was passed and adopted by the affirmative vote of at least a majority of
all the members of said City Council .
AYES: Councilmembers:
MacAllister, Winchell, Silva, Green, Kelly, Robitaille, Moulton-Patterson
NOES: Councilmembers:
None
ABSENT: Councilmembers:
None
City Clerk and ex-officio lerk
of the City Council of the City
of Huntington Beach, California
ORDINANCE NO. 3109
AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH
AMENDING THE HUNTINGTON BEACH ORDINANCE CODE
ARTICLE 922, COMMERCIAL DISTRICT STANDARDS
SINGLE ROOM OCCUPANCY/LIVING UNITS
WHEREAS, the City of Huntington Beach desires to allow
Single Room Occupancy/Living Units in Commercial Zones and
within the North Huntington Center Specific Plan; and
Allowance of Single Room Occupancy/Living Units will provide
alternative housing for low and very low income households; and
The investigation of Single Room Occupancy housing has been
consistent with the goals and policies of the Housing Element
1 which requires the investigation and feasibility of an SRO
Ordinance as a mechanism for providing affordable housing.
NOW, THEREFORE, the City Council of the City of Huntington
Beach does hereby ordain as follows :
. SECTION 1. The Huntington Beach Ordinance Code, Article
922, is hereby amended by amending Section 9220 . 1(d) (S) to read
as follows :
S. Service stations pursuant to Section .9220 . 124 ;
Single Room Occupancy/Living Units pursuant to
Section 9220 . 15.
Section 2 . The Huntington Beach Ordinance Code, Article
922, is hereby amended by adding new Section 9220 . 15 to read as
follows :
-1-
9220 . 15 Single Room Occupancy/Living Units
Single Room Occupancy/Living Units shall comply with
the following requirements :
a . General Provisions .
1. All projects shall comply with the most
recently adopted City Building, Plumbing,
Mechanical, Electrical, Fire, and Housing
Codes .
2 . No more than one person shall be permitted to
reside in any unit which is less than two
hundred twenty (220) square feet in size.
3 . No more than two persons shall be permitted
to reside in any unit, excluding the
manager ' s unit.
4 . A management plan shall be submitted for
review and approval with the Conditional Use
Permit (CUP) application. The Management
Plan shall contain management policies,
operations, emergency procedures, security
program including video cameras monitoring
building access points, rental procedures and
proposed rates, maintenance plans, staffing
needs, and tenant mix, selection and
regulations .
5 . An on-site, 24-hour manager is required in
every SRO project. In addition, a manager ' s
unit shall be provided which shall be
designed as a complete residential unit, and
be a minimum of 220 square feet in size.
6 . Rental procedures shall allow for both weekly
and monthly tenancies only; deposit
requirements shall be specified for each type
of tenancy.
7. All units within SRO projects shall be
restricted to very low and low income
individuals as defined by the city' s housing
element, with the exception of the 24-hour
manager.
8 . Each SRO project shall be subject to annual
review by the City which includes the review
of management services. The SRO project
-2-
owner shall be responsible for filing an
annual report to the Department of Community
Development which includes the range of
monthly rents, the monthly income of
residents, occupancy rates, and the number of
vehicles owned by residents .
9 . The Planning Commission or City Council may
revoke the Conditional Use Permit if any
violation of conditions or any of the adopted
Huntington Beach Codes occurs .
b. Unit Requirements .
1. Minimum unit size shall be one hundred
seventy (170) square feet.
2. Maximum unit size shall be four hundred (400)
square feet.
3 . The average size of all living units within
the project shall not exceed two hundred
seventy five (275) square feet .
4 . Each unit shall contain a kitchen and
bathroom.
i . Kitchens shall contain a sink with
garbage disposal, counter top (minimum
16" x 24") , refrigerator, and stove or
microwave oven.
ii . If stoves are not provided *in each
unit, then stoves shall be provided in
a common kitchen area(s) .
iii . Bathrooms shall contain a lavatory,
toilet, and shower or bathtub.
5 . Each unit shall have a minimum 48 cubic feet
of closet/storage space.
C. Project Requirements
1. Common recreational space shall be provided
in each project as follows :
i . Minimum common recreational space
shall be four hundred (400) square
feet .
ii . For projects exceeding thirty (30)
units in size, additional square
footage is required as follows :
-3-
Units less than 220 sq. ft .-10 sq. ft ./
unit over 30
Units 220 sq. ft . or greater-15 sq. ft ./
unit over 30
iii . Common recreational space may be indoor
or outdoor provided there is at least
40% allotted toward indoor space and 40%
outdoor space; the balance may be either
indoors or outdoors .
iv. Common recreation space may be in
separate areas provided each space is
not less than two hundred (200) square
feet in size and has no less than a ten
(10) foot dimension.
2 . A single controlled entryway for routine
ingress and egress shall be situated adjacent
to and in full view of the manager ' s desk.
3 . A mailbox shall be provided for each unit .
4 . Handicap access facilities shall be as
required by applicable state or local law.
5 . At least one handicapped-accessible unit
shall be required for every twenty (20) units .
6 . Laundry facilities shall be provided in a
separate room in a location near the common
indoor recreational space. Washers and
dryers may be coin operated.
7 . A cleaning supply storeroom and/or utility
closet with at least one laundry tub with hot
and cold water on every floor shall be
provided.
8 . Storage Lockers
i . Storage lockers shall be provided in a
secured area.
ii . The cumulative total of locker space
shall be no less than a ratio of ten
(10) cubic feet per unit.
9 . All common indoor space areas shall have
posted in a conspicuous location a notice
from the City' s Department of Community
Development regarding contact procedures to
investigate housing code violations .
-4-
10 . Bicycle stalls shall be provided at a minimum
of one (1) stall per ten units in a secured
and enclosed area.
11. Trash disposal chutes as well as a
centralized trash area shall be provided on
all multi-story projects .
12. A minimum of two (2) pay telephones shall be
provided in the lobby area. The telephone
service shall only allow outgoing calls .
Section 3 . This ordinance shall take effect 30 days
after its adoption.
PASSED AND ADOPTED by the City Council of the City of Huntington
Beach at a regular meeting thereof held on the 3rd day of
June 1991.
t J__ )OZ
Mayor
ATTEST: APPROVED AS TO FORM:
City Clerk ./I City Attorney
REVIEWED AND APPROVED: INITIATED AND APPROVED:
A,:�7 M I
l
City Admin s rator Dir'ectorVf Community
Development
-5-
Ord. No. 3109
STATE OF CALIFORNIA )
COUNTY OF ORANGE ss:
CITY OF HUNTINGTON BEACH
I, CONNIE BROCKWAY, the duly elected, qualified City
Clerk of the City of Huntington Beach and ex-officio Clerk of the
City Council of the said City, do hereby certify that the whole number
of members of the City Council of the City of Huntington Beach is seven;
that the foregoing ordinance was read to said City Council at a regular
meeting therof held on the 20tday of May
19 91 , and was again read to said City Council at a regular
meeting therof held on the 3rd day of June 19 91 and
was passed and adopted by the affirmative vote of at least a majority of
all the members of said City Council .
AYES: Councilmembers:
MacAllister, Winchell, Silva, Green, Kelly, Rob; ailla-mouli-nn-Patterson
NOES: Councilmembers:
None
ABSENT: Councilmembers:
None
1
City Clerk and ex-offici Clerk
of the City Council of the City
of Huntington Beach, California
ORDINANCE NO. 3108
AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH
AMENDING THE HUNTINGTON BEACH ORDINANCE CODE
ARTICLE 908, DEFINITIONS
TO ALLOW SINGLE ROOM OCCUPANCY/LIVING UNITS
WHEREAS, the City of Huntington Beach desires to allow
Single Room Occupancy/Living Units in Commercial Zones and
within the North Huntington Center Specific Plan; .and
Allowance of Single Room Occupancy/Living Units will provide
alternative housing for low and very low income households; and
The investigation of Single Room Occupancy housing has been
consistent with the goals and policies of the Housing Element
which requires the investigation and feasibility of an SRO
Ordinance as a mechanism for providing affordable housing .
NOW, THEREFORE, the City Council of the City of Huntington
Beach does hereby ordain as follows:
SECTION 1. Article 908, Definitions, of the Huntington
Beach Ordinance Code is hereby amended to read as follows :
Section:
9080 Definitions
A Accessory building
Accessory use
Adult business
Alley
Animal clinic
Antenna, satellite dish
Apartment
Architectural projections or appurtenances
Arterial
Attached units
Auction
Automobile/vehicle repair
-1-
Automobile storage or parking space
Automobile storage yard
Automobile wrecking
B Basement
Bed and Breakfast Inn
Bedroom
Block
Boarding or rooming house
Building
Building height
Building, site
Building, main
Business or commerce
C Child day care facility
Carport
Church
City
Clinic
Club
Commercial recreation use
Commercial vehicle
Commission
Compensation
Community apartment project
Condominium
Convenience Market
D Density bonus
Director
Disposal service operation
District
Dry cleaning agency
Dwelling
Dwelling, multiple unit
Dwelling, single unit
Dwelling second unit
Dwelling, . studio unit
Dwelling unit
E Educational institution
Erected
Equestrian
Equine
F Family
Fast Food Restaurant
Final approval
Final environmental evaluation
G Game arcade
Garage, private
General plan
Grade
Gross acreage
Gross floor area
Gross site area
H Health club
Hedge
Home occupation
Horticulture
-2-
3108
Hospital
Hostel
Hotel
I Industrial use
J Junk, wrecking, dismantling or salvage yards
K Kennel
Kitchen
L Landscaping .
Laundry
Line of sight
Liquor store
Living unit
Loading space
Local street
Lot
Lot area
Lot depth
Lot frontage
Lot line
Lot line, front
Lot line, interior
Lot line, rear
Lot, rever.se corner
Lot, through
Lot, Width
M Mobilehome/manufactured home
Mobilehome accessory structure
Mobilehome lot or space
Mobilehome park
Model Home
Motel
Motor vehicle
Maximum wind energy conversion system height
N Net site area
Nonconforming building
Nonconforming parcel
Nonconforming use
Nontransferable conditional use permit
0 Occupancy, change of
Occupied
Open or public land
Open space
Oversize vehicles
Overspeed control
P Parking structure
Person
Personal Enrichment Services
Permanent open space
Place of public assembly
Planned residential development
Private street
R Recreational vehicle park
Recreational vehicle
t Recreation space
Rental unit
Residence
Restaurant
-3-
3108
Retail store
Retaining wall
S Senior citizen housing
Service station
Service station, idle
School
Setback line, front yard
Setback line, side or rear yard
Single room occupancy (SRO)
Site
Site coverage
Site plan
Stable, commercial
Stock cooperative
Story
Street
Street line
Structure
Structural alteration
Structure, temporary
T Temporary outdoor event
U Ultimate right-of-way
Use
W Wall or fence
Warehouse
Waterfront lot
Wet bar
Wholesale use
Wind energy conversion system
Y Yard
Yard, front
Yard, rear
Yard, side
Z Zone
Zoning district maps
9080 Definitions . Words and phrases wherever used in this
division shall be construed as defined in this article unless
the content clearly indicates otherwise.
When not inconsistent with the context, words used in the
present tense include the future tense; words used in the
singular number include the plural number; and words of the
masculine gender include the feminine and neuter .gender. The
word "shall" is always mandatory and the word "may" is
permissive.
A. Accessory building. A detached building on the same site as
a main building, the use of which is incidental to that of
the main building, and which is used exclusively by the
occupants of the main building.
Accessory use. A use customarily incidental and accessory to
the principal use of a lot or a building located upon the
same site.
-4-
3108
Adult business. A business as defined in Article 975 .
Allev. A public or private thoroughfare, permanently
reserved which affords a secondary means of access to
abutting property.
Animal clinic. A place where animals or pets are given
medical or surgical treatment and are cared for during the
time of such treatment. Kennel uses shall be incidental to
such hospital use and limited to short-time boarding for
medical purposes .
Antenna, satellite dish. An apparatus capable of receiving
communications from a transmitter or transmitter relay
located in planetary orbit .
Apartment. A room or suite of two (2) or more rooms in a
multiple family dwelling occupied or suitable as a
residence for one (1) family.
Architectural projections or appurtenances. Features on
buildings which provide visual variation and/or relief but
do not serve as interior or exterior living or working
space.
Arterial. Any street, highway or road designed as an
arterial in the general plan circulation element .
Attached units. Separate residential or commercial units
sharing one or more common walls but with no common
interior space.
Auction. The sale of new and used merchandise offered to
bidders by an auctioneer for compensation.
Automobile/vehicle repair. A retail and service business
engaged in the following activities:
(a) Minor repair: Light repair and sale of goods and
services for vehicles including brake, muffler, tire
shops, oil and lube and their accessory uses, but not
including any of the activities listed below as major
repair.
(b) Major repair: Heavy automotive/vehicle repair
including but not limited to transmission, battery,
radiator, and engine repair or overhaul; welding;
turning brake drums; steam cleaning, body and fender
work; painting; and upholstery.
Automobile storage space or parking space. A permanently
maintained, privately-owned space on the same site as the
use it is intended to serve and located and arranged to
permit the readily accessible temporary storage of an
-5-
3]OR
average size automobile under its own power . Such space
shall be exclusive of driveways, walks, ramps and columns .
Automobile storage yard. A storage yard for motor
vehicles whether impounded or not on any portion of a
lot . This definition shall not include any dismantling,
wrecking or repair of any vehicle.
Automobile wrecking. The dismantling or wrecking of motor
vehicles or trailers, or the storage, sale or dumping of
dismantled, obsolete or wrecked vehicles or their parts
outside of an enclosed building, but not including the
incidental storage of vehicles in connection with a repair
shop provided the storage period of any one vehicle does
not exceed sixty (60) days .
B. Basement. A story partly underground and having at least
one-half its height below the average adjoining grade as
measured from the floor to the finished ceiling . A
basement shall be counted as a story if the vertical
distance from the average adjoining grade to its finished
ceiling is over five (5) feet .
Bed and Breakfast Inn. A residential dwelling in which
rooms are rented to paying guests on an overnight basis
with breakfast served daily, the entire service to be for
one stated price for a total period of time not to exceed
14 �days during any consecutive 90-day period. Bed and
Breakfast Inn does not include rest homes, convalescent
homes, hotels, motels or boarding houses .
Bedroom. Any room which meets the minimum requirements of
the building code for a habitable room, which is
constructed in such a manner that less than 50 percent of
one wall is open to an adjacent room or hallway and which
can be readily used for private sleeping purposes shall be
counted as a bedroom in order to determine the parking
areas or other requirements . Exceptions to this
definition shall be those rooms which regularly make up a
standard dwelling unit such as one kitchen, living, family
or recreation room and dining room, and the customary
sanitary facilities .
Bloc The real property abutting the side of a street
between two consecutive cross streets or between a city
limit line and the nearest cross street .
Boarding or rooming house. A building where lodging and
meals are provided for a minimum of six (6) , but not more
than fifteen (15) persons, not including rest homes .
Building. Any structure that is completely roofed and
enclosed on all sides or supported by- columns and which is
build and maintained for the support, shelter, or
enclosure of persons, animals, chattels, or property of
any kind.
-6-
3108
Building height. The vertical distance above a reference
datum measured to the highest point of the coping of a
flat roof or to a deck line of a mansard roof or the
average height of the highest gable of a pitched or hipped
roof . For the Single Family Residential District only,
the highest point of any roof shall not be more than five
feet above the maximum permitted height. The reference
datum shall be selected by either of the following,
whichever yields a greater height of building:
(1) The elevation of the highest adjoining sidewalk or
ground surface within a five (5) foot horizontal
distance of the exterior wall of the building when
such a sidewalk or ground surface is not more than
four (4) feet above the lowest grade. ]
(2) An elevation four (4) feet higher than the lowest
grade when the sidewalk or ground surface described
in (1) above is more than four (4) feet above lowest
grade.
Building site. The ground area occupied or to be occupied
by a building together with all yards and open spaces
adjacent thereto .
Building, main. A building in which the principal use of
the lot is conducted. In a residential district, any
dwelling shall be deemed to be a main building .
Business or commerce. The purchase, sale, or other
transaction involving the handling or disposition of any
article, substance, or commodity for profit or livelihood;
or the ownership or management of offices, recreational or
amusement enterprises; or the maintenance and use of
office by professions and service trades .
C. Child day care facility. A facility which provides
nonmedical care to children under eighteen (18) years of
age in need of supervision on less than twenty-four (24)
basis . Child care facilities include:
(a) Small Family Day Care Homes . A single family
residence in which care is provided to six (6) or
fewer children.
(b) Large Family Day Care Home. A single family
residence in which care is provided to seven (7) to
twelve (12) children.
(c) Day Care Center. Any child day care facility other
than family day care home and includes infant
centers, preschools, extended day care facilities .
Carport. A permanent roofed accessory structure with not
more than two (2) enclosed sides which is intended for
automobile storage for the occupants of the premises .
-7-
3108
Church. A permanently located -building commonly used for
religious worship and conforming to applicable
requirements for design and construction.
City. The city of Huntington Beach, California .
Clinic. A place used for the care, diagnosis and
treatment of sick, infirm or injured persons and those in
need of medical or surgical attention, but which does not
provide room and board or permit persons to stay on the
premises overnight.
Club. A nonprofit association for persons who are bona
fide members , and pay regular dues, which is organized for
some common purpose, but not including a group primarily
organized to provide a commercial service or enterprise.
Commercial recreation use. Any recreational facility
operated as a business and open to the general public.
Commercial vehicle. Any motorized or non-motorized
vehicle used or maintained to transport property for
profit, or persons for hire or compensation.
Commission. The Huntington Beach Planning commission.
Compensation. The word "compensation" means anything of
value.
Community apartment project. A project in which an
individual interest in the land is coupled with the right
exclusively to occupy an individual unit.
Condominium. An estate in real property consisting of an
undivided interest in common in a portion of a parcel of
real property together with a separate interest in space
in a residential, commercial, or industrial building on
such real property, such as an apartment, office or
store. A condominium may include a separate interest in
other portions of such real property. The duration of the
estate may be an estate of inheritance or perpetual
estate, an estate for life, or an estate for years such as
a leasehold or subleasehold.
Convenience market. A retail use in conjunction with
gasoline sales in which the sales room exceeds two-hundred
(200) square feet.
D. Density bonus. A density increase over the otherwise
maximum residential density allowable by the zoning code
and general plan. A density bonus may be processed only
for a housing development on a lot which is allowed five
(5) or more dwelling units prior to a density bonus .
Director. The Director of Community Development for the
city of Huntington Beach or a duly authorized
representative.
-8- 3108
Disposal service operation. Any area for the storage and
maintenance of vehicles and equipment used in the
collection, transportation, and removal of garbage and
rubbish, but not including storage or dumping of the
garbage and rubbish.
District. Any classified area shown by specific
designation on ' the zoning maps which are a part of the
ordinance code.
. Dry cleaning agency. A commercial use in which the
cleaning of clothes is incidental to a laundry or
coin-operated dry cleaning service and which uses
nonvolatile materials .
Dwelling. A building or portion thereof designed and
occupied exclusively for residential purposes including
single-unit and multiple-unit dwellings, but not including
hotels or boarding houses .
Dwelling, multiple unit. A building or buildings designed
with two (2) or more dwelling units .
Dwelling, single unit. A detached building designed
primarily for use as a single dwelling, no portion of
which is rented as a separate unit, except as permitted by
this Code. Attached single family dwellings shall be
considered as multi-family.
Dwelling, second unit. A fully equipped dwelling unit
which is ancillary and subordinate to a principle dwelling
unit located on the same lot in the R1 zone.
Dwelling, studio unit. A dwelling unit consisting of one
(1). kitchen, one (1) bathroom, and one (1) combination
living room and sleeping room. The gross floor area shall
not exceed 500 square feet or it shall be considered as' a
one bedroom unit. Also known as a single, a bachelor, or
an efficiency unit.
Dwelling Unit. One or more habitable rooms with only one
kitchen, and designed for occupancy as a unit by one or
more persons living as a household unit with common access
to all living, kitchen, and bathroom areas .
E. Educational institution. Any school, college or
university providing general instruction as determined by
the California State Board of Education.
Erected. The word "erected" includes built, built upon,
added to, altered, constructed, reconstructed, moved upon,
or any physical operations required prior to building .
Ecauestrian. That which pertains to horses or horseback
riders .
-9 3108
Equine. A horse, mule, pony, jackass, and other
quadripeds of the genus equus .
F. Family. Two or more persons living together in a dwelling
unit, sharing common cooking facilities, and possessing
the character of a relatively permanent single bona fide
housekeeping unit in a domestic relationship based upon
birth, marriage, or other domestic bond of social,
economic and psychological commitment to ..each other, as
distinguished from a group occupying a boardinghouse,
club, dormitory, fraternity, hotel, lodging house, motel,
rehabilitation center, rest home or sorority.
Fast-food restaurant. Any commercial establishment
serving food or drinks which encourages consumption at
home or on other premises .
Final approval. Ten (10) days after approval by the
discretionary body and no appeal of that decision has been
filed.
Final environmental evaluation. That point in time prior
to the decision on an entitlement for a project where an
environmental assessment and a recommended action have
been provided to the discretionary body. Dates shall be
determined as follows :
Exempt projects : Date of application acceptance.
Negative declaration: Expiration date of the required
posting period.
Environmental impact report: The date when public
hearings on the project are concluded.
G. Game arcade. Any place of business with more than four
(4) commercially-operated amusement devices .
Garage, private. An accessory building or a portion of a
main building used for the storage of self-propelled
vehicles of not more than one-ton rated capacity and other
goods owned or operated by the occupants of the main
building and where there is no service or storage for
compensation.
General plan. The general plan map and text for
Huntington Beach adopted by the City Council .
Grade. The surface of the ground or pavement at a stated
location as it exists prior to disturbance in preparation
for a project by this code, includes natural grade.
Gross acreage. The area computed within all of the
exterior property lines of a proposed development
including the area to the center line of any abutting
streets .
-10- 3108 .
Gross floor area. The total area of each floor within the
building exterior walls .
Gross site area. The area computed within the lot lines
of a parcel of land before public streets, easements, or
other areas to be dedicated or reserved for public use
have been deducted.
H. Heath club. A commercial or private health center
providing opportunities for recreational and physical
fitness activities such as, but not limited to, handball,
racquetball, weight training and dance exercises .
Hedge. A plant or series of plants, shrubs or other
landscape material so arranged as to form a physical
barrier or enclosure.
Home occupation. A- business use incidental and secondary
to the principal use of a residential dwelling, subject to
the standards outlined in this division.
Horticulture. The science and art of growing fruits,
vegetables, flowers, vines, trees, or field crops for
wholesale purposes .
Hospital. An institution for the diagnosis, care and
treatment of human illnesses .
Hostel. A supervised, inexpensive lodging for use by
youth. See Hotel .
Hotel. A building designed for or occupied as a temporary
abiding place for individual who are lodged with or
without meals in which there are six (6) or more guest
rooms and in which no provision for cooking is made in any
individual suite.
Industrial use. The manufacture, assembly, storage or
wholesale distribution of a product .
J. Junk, wrecking. dismantling or salvage yards. The use of
one hundred (100) or more square feet of any parcel of
land for outside storage, wrecking or dismantling of any
used materials, including but not limited to lumber, auto
parts, household appliances, pipe, drums, machinery or
furniture.
K. Kennel. A use in which four (4) or more dogs or cats over
four (4) months of age are kept on any lot for any purpose.
Kitchen. Any room or portion thereof containing
facilities designed or used for the preparation of food
including a sink and stove, oven, range and/or hot plate.
Kitchen shall not include a wet bar.
-11- 3108
L. Landscaping. The planting and continued maintenance of
suitable plant materials and which includes an adequate
irrigation system.
Laundry. A building or portion of a building where
clothing and fabrics are washed.
Line of sight. A visual path emanating from an average
eye level adjudged to be five (5) feet above ground level .
Liquor store. Any establishment in which the primary use
is to offer any alcoholic beverage for retail sale for
consumption off-premises .
Living unit. A unit within a Single Room Occupancy suited
to accommodate up to two persons .
Loading space. An off-street space for the temporary
parking of commercial vehicles while loading or unloading
and which has a permanent means of access .
Local street. A low-speed, low-volume thoroughfare used
primarily for access to abutting residential or other
properties . A local street has on-street parking and a
significant amount of pedestrian traffic.
Lot. Any numbered or lettered parcel shown . on a recorded
tract map, a record of survey pursuant to an approved
division of land, or a parcel map. A lot includes any
area of land under one ownership abutting upon at least
one street, alley or recorded easement .
Lot area. See net site area .
Lot depth. The average horizontal distance between the
front and rear lot lines measured in the mean direction of
the side lot lines .
Lot frontage. The linear length of a lot measured along
the property line adjacent to a street or easement.
Lot line. Any line bounding a lot. "Property line" means
the same as "lot line.
Lot line, front. On an interior lot, the front lot line
is the property line abutting the street . On a corner or
reverse corner lot, the front lot line is the shorter
property line abutting a street, except in those cases
where the subdivision or parcel map specified another line
as the front lot line. On a through lot, or a lot with
three or more sides abutting a street, or a corner or
reverse corner lot with lot lines of equal ilength, the
Director shall determine which property line shall be the
front lot line for the purposes of compliance with yard
and setback provisions of this division. On a private
street or easement, the front lot line shall be designed
as the edge of the easement .
-12- 3108
Lot line, interior. A lot line not abutting a street .
Lot line. rear. A lot line not abutting a street which is
opposite and most distant from the front lot line; in the
case of an irregularly shaped lot, a line within the lot,
having a length of not less than ten feet. A lot which is
bounded on all sides by streets may have no rear lot lines .
Lot, reverse corner. A corner lot, the side line of which
is substantially a continuation of the front lot lines of
the ,lot to its rear, whether across an alley or not.
Lot, through. A lot having frontage on two dedicated
parallel or approximately parallel streets .
Lot width. Lot width shall be calculated as indicated for
the following types of lots :
(a) Rectangular lot shall be measured along a line
equidistant to and twenty (20) feet from the front
property line.
(b) Cul-de-sac and knuckle lots shall be measured twenty
(20) feet from the front property line along a line
perpendicular to the bisector of the front property
line.
(c) Cul-de-sac lots siding on another street, channel, or
similar properties shall be measured along a line
perpendicular to the interior side property line and
twenty (20) feet from the front line property line.
M. Mobilehome/manufactured home. A structure transportable
in sections which is a minimum of eight (8) feet in width,
forty (40) feet in length, and which when erected is a
minimum of three-hundred and twenty (320) square feet, and
which is built on a permanent chassis and designed to be
used as a dwelling with or without a permanent
foundation. Manufactured home includes a mobilehome
subject to the National Manufactured Housing Construction
and Safety Act of 1974 (42 U.S.C. sections 5401 et seq. ) .
Any structure not meeting the requirements of this
definition except for size requirements shall be deemed a
mobilehome/manufactured home provided the manufacturer
voluntarily files certification and complies with these
provisions .
Mobilehome accessory structure. A subordinate building
located on a mobilehome space or lot, the use of which is
incidental to that of the main dwelling.
Mobilehome lot or space. An improved plot within a
mobilehome park which is designated for the occupancy of a
mobilehome.
-13- 3108
Mobilehome park. Any area or tract of land where
mobilehome lots .are rented or leased or held out for rent
or lease to accommodate mobilehomes used for human
habitation. The rental fee paid shall be deemed to
include rental for the lot the mobilehome occupies .
Model home. A dwelling or residential building intended
to be temporarily utilized as an example of the dwellings
which have been or are proposed to be built within the
same subdivision. Such building shall be constructed upon
a lot previously designated as a model home site in the
approved site plan, and in a subdivision for which a final
map will be recorded.
Motel. A building containing guest rooms designed or used
primarily for the accommodation of transient automobile
travelers and which has sleeping rooms with direct outside
access and conveniently located parking spaces . A maximum
twenty-five (25%) percent of such sleeping units may have
kitchens .
Motor vehicle. A self-propelled device used or intended
for the transportation of passengers or freight upon
streets or highways .
Maximum wind energy conversion system height. The height
of the tower and furthest vertical extension of the rotor
measured from grade.
N. Net site area. The total horizontal area within the
property lines of a parcel of land exclusive of all
rights-of-way or easements which physically prohibit the
surface use of that portion of the property for other than
vehicular ingress and egress .
Nonconforming building. Any building or structure or
portion thereof which was legal when established, but
which now is in conflict due to the amendment of the
provisions applicable to the district in which it is
situated.
Nonconforming parcel. Any lot or parcel which was legal
when created, but which now is in conflict due to the
amendment of the provisions applicable to the district in '
which it is situated.
Nonconforming use. Any use of land, buildings or a
portion thereof which was legal when established, but
which , now is in conflict due to the amendment of the
provisions applicable to the district in which it is
situated.
-14-
3108
Nontransferable conditional use permit. A conditional use
permit which may not be sold, transferred or assigned by a
permittee, or by operation of law, to any other person or
persons . Any such sale, transfer or assignment, shall be
deemed to constitute a voluntary surrender of such permit
and such permit shall thereafter be null and void; except
that if the permittee is a partnership and one or more of
the partners should die, one or more of the surviving
partners may acquire, by purchase or otherwise, the
interest of the deceased partner or partners without
effecting a surrender or termination of such permit. In
such cases, the permit shall be placed in the name of the
surviving partners after notifying the Director of
Community Development. A conditional use permit issued to
a corporation shall be deemed terminated and void when any
outstanding stock of the corporation is sold, transferred
or assigned after the issuance of the permit; or any stock
which is authorized but not issued at the time of permit
approval is thereafter issued, sold, transferred or
assigned.
O. Occupancy. change of. A discontinuance of an existing use
and a substitution of another use of a different kind or
class .
Occupied. Includes used, arranged, converted to, rented,
leased, or intended to be occupied.
Oven or public land. Public parks, waterways, school
sites, flood or electric line rights-of-way or easements .
Oven space. Any part of a lot or parcel unobstructed from
the ground upward, excepting architectural features
extending no more than thirty (30) inches from the
structure and excluding any area of the site devoted to
driveways and other parking areas .
Oversize vehicles. Any vehicle which exceeds twenty-five
(25) feet in length, seven (7) feet in width, or seven (7)
feet in height, motorized or non-motorized. Oversize
vehicles include, but are not limited to trucks, buses,
truck tractors, trailers, campers, and recreational
vehicles, as well as any equipment or machinery regardless
of size.
Oversveed control. A mechanism used to limit the speed of
blade rotation to within the design constraints of the
wind energy conversion system.
P. Parking structure. A structure used for parking of
vehicles where parking spaces, turning ratio, and drive
aisles are incorporated within the structure.
Person. The word "person" includes association, company,
firm, corporation, partnership, copartnership or joint
venture.
-15- 3108
Personal enrichment services. Provision of instructional
services or facilities, including but not limited to, fine
arts, crafts, dance or music studios, driving schools, and
business or trade schools except those leading to a degree
as defined by the State of California Education Code.
Permanent open space. The phrase shall include golf
courses, park sites, public utility easements, flood
control rights-of-way a minimum of one hundred (100) feet
in clear width; and for the purposes of establishing
dancing, live entertainment or a game arcade, a parking
lot or landscaped area a minimum of two hundred (200) feet
in width.
Place of Public assembly. Any place designed for or used
for the gathering of twenty (20) or more persons in one
room where such gathering is of a public nature such as an
assembly hall, church, auditorium, recreation or dance
hall, theater, or amusement enterprise.
Planned residential development. A residential
development, including statutory and non-statutory
condominiums, cluster housing, townhouses and community
apartments, in which common open space is integrated into
the overall development. Common areas in which each
resident has an undivided interest may include outdoor
recreational. facilities and assembly buildings intended
for the use of residents within the development.
Private street. A privately owned and maintained roadway
used to provide vehicle access to abutting properties .
R. Recreational vehicle park. Any area or tract of land
where one or more lots are rented or leased or held out
for rent or lease for the use of recreational vehicles or
tents to be occupied for temporary purposes . Exclusive
occupancy of any site shall not exceed thirty (30)
continuous days, nor one hundred and twenty (120) days in
any calendar year.
Recreational vehicle. A travel trailer, pickup camper or
motorized home with or without a mode of power and
designed for temporary human habitation for travel or
recreational purposes .
Recreation space. Open space used for recreational uses
such as sundecks, balconies and patios; and walkways,
tennis and shuffleboard courts, swimming and boating
areas, bridle paths, playgrounds and playing fields .
Rental unit. A room, bath, and kitchen as a separate unit.
Residence. A building used or intended to be used as a
dwelling place for one or more families .
-16- 3108
Restaurant. A comprehensive term meaning an eating house
providing service to the general public.
Retail store. A business of selling goods, wares and
merchandise directly to the ultimate consumer .
Retaining wall. A structure designed to protect grade
cuts or retain the fill of dirt, sand or other grading
material .
S. Senior citizen housing. Any housing exclusively designed
wherein at least one person per unit is over sixty (60)
years of age.
Service station. Any lot or portion of a lot used for the
dispensing of motor fuel and/or the servicing of motor
vehicles . Such servicing may include sale of motor fuels
and oils; lubrication; car washing, waxing, and polishing
(with no steam equipment) ; sale and service of tires,
tubes, batteries; and service of auto accessories . Such
service shall not include tire recapping, sale or
rebuilding of engines, battery manufacturing or
rebuilding, radiator repair or steam cleaning, body
repair, painting or upholstery.
Service station, idle. Any service station which has not
been open for business for at least sixty (60) , eight (8)
hour days out of any one hundred and eighty (180.)
consecutive days .
School. An institution conducting regular academic
instruction at kindergarten, elementary, secondary or
college levels, operated by a governmental or
nongovernmental organization.
Setback line. front yard. The line which defines the
depth of the required front yard. Such line shall be
parallel to the property line and removed therefrom by the
perpendicular distance described as the front yard setback.
Setback line, side or rear yard. The line which defines
the width or depth of the required side or rear yard.
Such line shall be parallel to the property line and
removed therefrom by the perpendicular distance described
as the side or rear yard setback.
Single Room Occupancy (SRO). A building designed as a
residential hotel consisting of a cluster of guest units
providing sleeping and living facilities in which sanitary
facilities and cooking facilities are provided within each
unit; tenancies are weekly or monthly.
Site. Any legally created parcel of land bounded by
property lines after dedication.
-17- 3108
Site coverage. The building area of all structures on a
site as measured from all exterior building surfaces,
including any patio covers, and any balconies and
stairways with or without support posts . Architectural
features such as bay windows, eaves and fireplaces that do
not project more than thirty (30) inches, and decks that
do not exceed more than forty-two (42) inches in height
are excluded.
Site plan. A plan prepared to scale, showing accurately
and with complete mentioning, all of the buildings,
structures and uses and the exact manner of development
proposed for a specific parcel of land.
Stable, commercial. A stable for horses which are used,
hired or boarded on a commercial basis and for
compensation.
Stock cooperative. A corporation formed for the primary
purpose of holding title to, either in fee simple or for a
term of years, any real property where the shareholders of
the corporation receive a right of exclusive occupancy in
a portion of such real property and where the right of
occupancy is only transferable by the transfer of shares
of stock in the corporation.
or That portion of a building included between the
surface of any floor and the surface of the floor next
above it or the finished under surface of the roof
directly above it.
Street. A public or an approved private thoroughfare or
road easement which affords the principal means of access
to abutting property, not including an alley.
Street line. The boundary line between a street and
abutting property.
Structure. A mobilehome or anything constructed or
erected, an edifice or building of any kind, or any piece
of work artificially built up or composed of parts joined
together in some definite manner which requires location
on or in the ground, .except swimming pools, patios, walks,
tennis courts, and similar paved areas .
Structural alteration. Any change in or alterations to
the structure of a building involving the bearing wall,
column, beam or ceiling joists, roof rafters, roof
diaphragms, foundations, tiles, retaining walls or similar
components .
-18-
3108
Structure, temporary. A structure which is readily
movable and used or intended to be used for a period not
to exceed ninety (90) consecutive days . Such structure
shall be subject to all applicable property development
standards for the zone district in which it is located.
T. Temporary outdoor event. A temporary use of property not
exceeding an aggregate of twenty-one (21) calendar days
per year, the purpose of which is to conduct a
specialized, short-term event such as an art show,
fund-raising events, amusement attractions, sporting
events and rabies clinics . Public services which benefit
the community such as, but not limited to, bloodmobile or
chest X ray are included in this category. Any such
event if sponsored by a nonprofit organization shall be
exempt from the requirements of Article 973 .
U. Ultimate right-of-way. The adopted maximum width for any
street, alley or thoroughfare as established by the
general plan; by a precise plan of street, alley or
private street alignment; by a recorded parcel map; or by
a standard plan of the Department of Public Works . Such
thoroughfares shall include any adjacent public easement
used as a walkway and/or utility easement.
Use. The purpose for which land or a building is
arranged, designed, or intended, or .for which it is
occupied or maintained.
W. Wall or fence. Any structure or device forming a
physical barrier . This definition shall include wood,
concrete, concrete block, brick, stone or other masonry
material .
Warehouse. A building or the use of a building for
storage of goods of any type in any area greater than
five hundred (500) square feet and where no retail
operation is conducted.
Waterfront lot. Any lot or portion thereof abutting a
navigable waterway such as a bay, cove or channel .
Wet bar. A fixed installation within a dwelling unit
providing cold and/or hot water to a single sink without
a garbage disposal at a location other than a kitchen or
laundry. A wet bar area shall not include a stove,
range, or similar appliance usually found in a kitchen,
and if such wet bar is located in a room or a portion of
a room with a stove, .hot plate, range, oven or other type
kitchen facility, it shall be deemed a separate kitchen.
-19-
3108
Wholesale Use. A business which stores large 'stocks of
goods and sells them in bulk quantities to retail
outlets . Sales to the general public do not occur on the
site, nor is the location of the business advertised
through newspapers, flyers or other media designed to
reach the consumer.
Wind energy conversion system. A machine which converts
the kinetic energy of the wind into a usable form of
electrical energy, such as a windmill or turbine.
(2836-6/86)
Y. Yard. An open, unoccupied space on a lot on which a
building is situated and, except where provided in the
ordinance code, is completely unobstructed, from the
ground to the sky. (2836-6/86)
Yard, front. A yard extending across the full width of
the lot between the side lot lines and between the front
lot line and either the nearest line of the main building
or the nearest line of any enclosed or covered porch.
The front lot line shall be deemed to be the existing
nearest right-of-way line of the abutting street, road or
highway, unless a different right-of-way line for future
use shall have been precisely fixed by formal action of
the City Council pursuant to law or ordinance.
Yard, rear. A yard extending across the full width of
the lot between the side lot lines and measured between
the rear lot line and the nearest rear line of the main
building or the nearest line of any enclosed or covered
porch. Where a rear yard abuts a street or is adjacent
to or facing a front yard of residentially zoned
property, it shall meet front yard requirements of the
district; excepting walls and fences and R1 zoned
property abutting arterial highways .
Yard, side. A yard extending from the front yard to the
rear yard between the side property line and the nearest
line of the main building or any accessory building .
Z . Zone. A district as defined in the state Conservation
and Planning Act shown on the official zoning maps and to
which uniform regulations apply.
Zoning maps. The official zoning maps of. the city of
Huntington Beach which are a part of the comprehensive
zoning ordinance.
-20-
3108
SECTION 2 . This ordinance shall take effect 30 days
after its adoption.
PASSED AND ADOPTED by the City Council of the City of Huntington
Beach at a regular meeting thereof held on the 3rd day of
June , 1991.
Mayo r
ATTEST: APPROVED AS TO FORM:
A�G 7'7U?Tb
City Clerk �,1- �� City Att e-y
REVIEWED AND APPROVED: INITIATED AND APPROVED:
City Admin strator Director of
Community Development
-21-
3108
I `
Ord. No. 3108
STATE OF CALIFORNIA )
COUNTY OF ORANGE ss:
CITY OF HUNTINGTON BEACH
I, CONNIE BROCKWAY, the duly elected, qualified City
Clerk of the City of Huntington Beach and ex-officio Clerk of the
City Council of the said City, do hereby certify that the whole number
of members of the City Council of the City of Huntington Beach is seven;
that the foregoing ordinance was read to said City Council at a regular
meeting therof held on the 20th day of May
19 91 , and was again read to said City Council at a regular
meeting therof held on the ,3.td day of Jame 1991 and
was passed and adopted by the affirmative vote of at least a majority of
all the members of said City Council .
AYES: Councilmembers:
MacAllister, Winchell, Silva. rrcn, KP11y., RobitaillP, Moulton-Patterson
NOES: Councilmembers:
None
ABSENT: Councilmembers:
None
City Clerk and ex-officio Clerk
of the City Council of the City
of Huntington Beach, California
SINGLE ROOM OCCUPANCY
INFORMATION PACKET
CONTENTS:
A. Single .Room Occupancy/Living Unit Ordinance Outline
B . Management Plan Outline
C. Orange County SRO Housing Development Guide
D. Demographic Profile of Homeless in Orange County, L .A.
TIMES Exerpt, February 18 , 1991
SINGLE ROOM OCCUPANCY/LIVING UNIT
ORDINANCE OUTLINE
(3-4-91)
A. PURPOSE AND INTENT
The intent of this ordinance is to allow Single Room
Occupancy/Living Unit housing projects in commercial
zones and within the North Huntington Center Specific
. Plan area for the purpose of providing alternative
housing for the elderly, low-wage service workers,
mentally and physically disabled, public-assistance
recipients, and homeless .
B. GENERAL PROVISIONS
The following provisions shall apply to all Living Unit
Projects :
1 . Living Unit Projects shall be permitted in the
following zones : C2 (Community Business) , C4 (Highway
Commercial) , and North Huntington Center Specific Plan.
2 . All projects shall comply with the most recently
adopted City Building, Plumbing, Mechanical,
Electrical, Fire and Housing Codes .
3 . No more than one person shall be permitted to reside in
any unit which is less than 220 sq. ft . in size; and
further provided no more than two persons shall be
permitted to reside in any unit .
4 . A management plan shall be submitted for review and
approval with the Conditional Use Permit (CUP)
application. The Management Plan shall contain
management policies, operations, emergency procedures,
security program with video cameras monitoring building
access points, rental procedures, maintenance plans and
staffing needs .
5 . An on-site, 24-hour manager is required in every SRO
project . In addition, a managers unit shall be
provided which shall be designed as a complete
residential unit, and a minimum 220 square feet in size.
6 . The rental procedures must allow for both weekly and
monthly tenancies only and specify deposit requirements
for each type of tenancy.
7 . Each Living Unit Project shall be subject to annual
review by the City. The Living Unit project owner
shall be responsible for filing an annual report to the
Community Development Department which includes the
range of monthly rents, the monthly income of
residents , occupancy rates , the number of vehicles
owned by residents and the adequacy of management
services .
8 . The Planning Commission reserves the right to revoke
the Conditional Use Permit if any violation of
conditions or any of the adopted Huntington Beach Codes
occurs .
C. UNIT REQUIREMENTS
The following requirements shall apply to all Living Units :
1 . Each Living Unit shall not be less than 170 square feet
or greater than 400 sq. ft . in size. The average size
of all units within the project shall not exceed 275
sq. ft .
2 . Each kitchen shall contain a sink with garbage
disposal, counter top, (minimum 16" X 24" ) ,
refrigerator, and stove or microwave oven. If stoves
are not provided in each unit, then stoves shall be
provided in a common kitchen area(s) .
3 . Each unit shall contain a bathroom with a lavatory,
toilet and shower or bathtub.
4 . Each unit shall have closet/storage space minimum 48
cubic feet in size.
Ordinance -2- (1098D)
D. PROJECT REQUIREMENTS
The following requirements shall pertain to all Living Unit
projects :
1 . Common recreational space shall be provided in each
project as follows :
a . The minimum sq. ft . of common recreational space
shall be 400 sq. ft . For projects exceeding 30
units in size, additional sq. ft . is required as
follows :
Units less than 220 square feet: 10 square feet/unit
over 30
Units 220 square feet & greater : 15 square feet/unit
over 30
b. The common recreational space may be indoor or
outdoor provided there is at least 40% alotted
towards indoor space and 40% outdoor space; the
balance may be either indoors or outdoors .
c. The common recreational space may be in separate
areas provided each space is not less than 200 sq.
ft . in size and has no less than a 10 ' dimension.
2 . The project shall be designed so as to have a single
controlled entryway for routine ingress and egress
situated adjacent to and in full view of the manager ' s
desk.
3 . A lobby area shall be provided and shall contain a
minimum of two (2) pay telephones-(no incoming calls) ,
and a mailbox for each unit .
4 . Handicap access facilities shall be as required by
applicable state or local law. In addition, at least
one handicapped - accessible unit shall be required for
every 20 units .
5 . Laundry facilities shall be provided in a separate room
in a location near the common indoor recreational
space. Washers and dryers may be coin operated.
Ordinance -3- (1098D)
6 . A cleaning supply storeroom and/or utility closet with
at least one laundry tub with hot and cold water on
every floor shall be provided.
7 . Storage locker(s) shall be provided in a secured area .
The cumulative total of the locker area(s) shall be no
less than a ratio of 10 cubic feet per unit .
8 . All common indoor space areas shall have posted in a
conspicuous location a notice .from the City' s
Department of Community Development regarding contact
procedures to investigate housing code violations .
9 . Bicycle stalls shall be provided at a .minimum of 1
stall per ten units in a secured and enclosed area .
10 . Trash disposal chutes as .well as a centralized trash
area shall be provided on all multi-story projects .
E. MINIMUM PARKING REQUIREMENTS
The following parking requirements shall apply to all
Living Unit projects :
1 . Projects within two thousand (2, 000) feet of a public
bus stop shall have a minimum one-half (0 . 5) space per
unit . Projects not within two thousand (2, 000) feet of
a public bus stop shall provide one (1 .0) space per
unit . In addition, one (1. 0) space for resident staff
member and one-half (0 . 5) space for all remaining
personnel shall be provided.
Ordinance -4- (1098D)
Management Plan Outline
I . The Role and Responsibilities of the . Owner and His,/H I-*,.
Relations and. Delegations of Authority to the Managing
Agent
A. Conditions under which managing agent must consult
gwne-r
B. Managing agent decision without consulting sponsor
C. Contact person for agent from the sponsoring
organization
D. The responsibilities of Owner and Management Agent
1. Owner
2 . Managing Agent
3 . Expenses to be paid by Agent from HIS fee
II . Personnel Policy and Staffing
A. Equal employment opportunity employer
B. Projected staffing needs for the project
C. Project residents
D. Training and promotion opportunities
1 . Hiring of Personnel
2 . Fringe Benefit
3 . Grievance Procedures
III . Plans and Procedures for .Publicizing and ' Ach.ieving Early
Occupancy
A. Tenant Certification and Rent-up Procedures
B. Economic and Racial Mix
C. On-site Office Hours
D. Unit Showing
E. Orientation Session
F. Resident Selection Process
IV. Plans for Carrying out an Effective Maintenance Program
A. Inventory
B. Building General Maintenance
C. Rubbish Removal
D. Major Repairs
E. Joint Suite Inspection
F. Scheduled Decorating
V. Rent Collection Policies and Procedures
A. Rent Collection
B. Referral Services
C. Eviction Policy and Procedure
VI . Program for Maintaining Adequate Accounting Records
and Handling Necessary Forms and Vouchers
VII . Plans or Tenant-Management Relations
A. Grievance Procedure
B. Leasing Policy
y
ORANGE COUNTY
em s` AM�"
RtK nit k".��'"`' s`fut-wy"�i - j�.ei•!- •s - � �°.
3; f1�I
l f v a
------------