HomeMy WebLinkAbout1994-06-09; Housing Commission; ; MANAGED LIVING UNIT ORDINANCEDate:
TO:
FROM:
SUBJECT:
STAFF REPORT
June 9, 1994
ITEM NO. 2. (New Business)
Staff Person: Evan Becker
HOUSING COMMISSION
HOUSING AND REDEVELOPMENT DEPARTME~
MANAGED LIVING UNIT ORDINANCE: Request for approval of a recom-
mendation to the City Council to approve various amendments to the Carlsbad
Municipal Code to add Managed Living Units as permitted conditional uses
within various zones of the City.
I. RECOMMENDATION
Adopt Resolution No.94-009 approving a recommendation to the City Council to approve
changes to the Carlsbad Municipal Code to allow for construction of managed living units within
certain zones of the city as recommended by the Planning Department.
II. BACKGROUND
The City of Carlsbad's Housing Element specifies that the City "consider development standards
for alternative housing types, such as hotels, Managed Living Units, homeless shelters and farm
worker housing, which would assist in meeting the affordable housing needs of low and very low
income households.
Attached as Exhibit 2 is a copy of the Planning Staff Report dated May 4, 1994 which outlines
the details of the zone code amendments which will 1) add Managed Living Units in certain
zones; 2) establish development and design regulations for Managed Living Units projects; and,
3) limit approvals to 500 rooms/5 years unless the Managed Living Unit Ordinance is extended
following a comprehensive review.
III. ANALYSIS
Consistent with the goals and programs outlined within the approved Housing Element for the
City of Carlsbad, the proposed Managed Living Unit Ordinance will provide for the development
of living accommodations for low and very low income households, while ensuring compatibility
with uses in the surrounding area.
Managed Living Units
Page 2
IV. SUMMARY
Since there is a need in Carlsbad for a variety of housing types to meet the affordable housing
needs of low and very low income households, staff supports the proposed ordinance and
recommends a recommendation of approval from the Housing Commission.
V. EXHIBITS
1. Housing Commission Resolution No.94-009 approving a recommendation to the City
Council to approve changes to the Carlsbad Municipal Code to allow for construction of
Managed Living Units within certain zones of the City as recommended by the Planning
Department.
2. Planning Department Staff report dated May 4, 1994 and May 18, 1994.
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HOUSING COMMISSION RESOLUTION NO. 94-009
A RESOLUTION OF THE HOUSING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF A ZONE
CODE AMENDMENT, AMENDING VARIOUS CHAPTERS OF TITLE 21 OF
THE CARLSBAD MUNICIPAL CODE TO ADD MANAGED LIVING UNITS
AS A PERMITTED USE IN CERTAIN ZONES, ESTABLISH
DEVELOPMENT AND DESIGN REGULATIONS, LIMIT APPROVALS TO
500 ROOMS/5 YEARS UNLESS THE ORDINANCE IS EXTENDED, AND
ADD DEFINITION OF MANAGED LIVING UNITS.
CASE NAME: MANAGED LIVING UNITS
CASE NO.: =Z=CA:...:......:::9c..::.1...:=-0=1 _____________ _
WHEREAS, the Housing Commission did consider amendments to various
chapters of the Carlsbad Municipal Code to add Managed Living Units as a permitted
use within various zones of the City during a public meeting held on June 9, 1994, and
WHEREAS, at said meeting, the Housing Commission did consider the
information submitted by staff related to the proposed code amendments to allow
Managed Living Units in Carlsbad.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing
Commission as follows:
1.
2.
That the foregoing recitations are true and correct.
That based on the information presented during the public meeting on June
9, 1994, the Housing Commission hereby recommends APPROVAL of
the amendments to the Municipal Code to allow for construction of
Managed Living Units in Carlsbad based on the following findings.
24 Findings:
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1. Managed Living Units will provide a supply of affordable living accommodations,
particularly for persons who cannot or do not wish to maintain households with
complete facilities.
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l HC RESOLUTION NO. 94-009
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Ill
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2.
3.
In order to meet the affordable housing needs within Carlsbad, it is necessary to
encourage a variety of housing types. The "Managed Living Unit" will provide
an additional type of housing which will assist the City in meeting its affordable
housing goals and objectives.
There is a shortage of decent, safe and sanitary affordable rental living
accommodations within the City of Carlsbad. The "Managed Living Unit" will
contribute significantly to the stock of low income rental living accommodations
within Carlsbad.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Housing
Commission of the City of Carlsbad, California, held on the 9th day of June, 1994, by
the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
EVAN BECKER
Housing and Redevelopment Director
ED SCARPELLI, Chairperson
Housing Commission
MEMORANDUM
DATE: MAY 18, 1994
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: ZCA 91-01 MANAGED UVING UNITS -Recommending approval of a
Negative Declaration and amendments to various Chapters and Sections of
the Carlsbad Municipal Code (Title 21) to: (1) add Managed Living Units as
a permitted conditional use in the R-T, C-1, C-2, C-T, P-C, and P-M Zones;
(2) establish development and design regulations (including parking
standards) for Managed Living Unit projects; (3) limit approvals to 500
rooms/5 years unless the Managed Living Unit Ordinance is extended
following a comprehensive review; (4) add Managed Living Unit as an
additional term defined; and (5) amend Title 3, Chapter 3.12, Section
3.12.020(1) ofthe Carlsbad Municipal Code to add non-restricted living units
of a Managed Living Unit to the definition of a hotel.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3561
recommending APPROVAL of the Negative Declaration issued by the Planning Director
and ADOPT Planning Commission Resolution No. 3562 recommending APPROVAL of
ZCA 91-01, based on the findings contained therein and recommending that the City
Council direct staff to subsequently open up the six week public review period to amend
the City's six Local Coastal Program Segments accordingly.
II. DISCUSSION
This matter was on the Planning Commission agenda of May 4, 1994 and continued to the
meeting of May 18, 1994.
A TI ACHMENTS:
1. Planning Commission Resolution No. 3561
2. Planning Commission Resolution No. 3562
3. Staff Report dated May 4, 1994, with attachments
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PLANNING COMMISSION RESOLUTION NO. 3561
A RESOLUTION OF THE PLANNING COMMISSION OF THE CilY
OF CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF A
NEGATIVE DECLARATION FOR A ZONE CODE AMENDMENT TO
AMEND VARIOUS CHAPTERS AND SECTIONS OF THE CARLSBAD
MUNICIPAL CODE (TITLE 21) TO: (1) ADD MANAGED LMNG
UNITS AS A PERMITTED CONDITIONAL USE IN THE R-T, C-1, C-2,
C-T, P-C, AND P-M ZONES, (2) ESTABLISH DEVELOPMENT AND
DESIGN REGULATIONS (INCLUDlNG PARKING STANDARDS) FOR
MANAGED LMNG UNIT PROJECTS, (3) LIMIT APPROVALS TO 500
ROOMS/5 YEARS UNLESS THE MANAGED LMNG UNIT
ORDINANCE IS EXTENDED FOLLOWING A COMPREHENSIVE
REVIEW, (4) ADD MANAGED LIVING UNIT AS AN ADDITIONAL
TERM DEFINED AND TO AMEND TITLE 3, SECTION 3.12.020(1)
OF THE CARLSBAD MUNIClPAL CODE TO ADD NON-RESTRICTED
LIVING UNIT OF A MANAGED LIVING UNIT TO THE DEFINITION
OF A HOTEL.
CASE NAME:
CASE NO:
MANAGED LIVING UNITS
ZCA 91-01
WHEREAS, the Planning Commission ~d on the 4th day of May, 1994, and
on the 18th day of May, 1994, hold a duly noticed public hearing as prescribed by law
to consider said request, and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, examining the initial study, analyzing the information
submitted by staff, and considering any written coi:nments received, the Planning
Commission considered all factors relating to the Negative Declaration.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission
as follows:
A) • That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Planning
Com.mission hereby recommends APPROVAL of the Negative Declaration according
to Exhibit "ND", dated December 19, 1991, and "PU", dated December 5, 1991,
attached hereto and made a part hereof, based on the following findings:
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Findings:
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2.
The initial study shows that there is no substantial evidence that the proposed
zone code amendment may have a significant impact on the environment.
The proposed zone code amendment is not associated with any development
project and therefore will not have a significant adverse impact on the
environment.
3. Any future Managed Living Unit project proposal which is processed subject to the
development standards contained within this proposed ordinance, shall be required
to undergo site-specific environmental review.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on the 18th day of May, 1994, by
the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
PEGGY SAVARY, Chairperson
CARLSBAD PLANNING COMMISSION
i ATTEST:
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11 MICHAEL J. HOLZMILLER
22 ll PLANNING D[RECTOR
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PC RESO NO. 3561 -2-
City of Carlsbad
■ :Q fi, ,i ,i i ,t• I •l=J•Slii; ,t=J ,\ I
NEGATIVE DECLARATION
PROJECT ADDRESS/LOCATION: Zone Code Amendment to be implemented Citywide
PROJECT DESCRIPTION: Amendments to various chapters and sections of the Carlsbad
Municipal Code (Title 21) to: (1) Add managed living units as
a permitted conditional use in the R-T, C-1, C-2, C-T, P-C and
PM Zones, (2) Establish development and design regulations
(including parking and floor area ratio standards) for managed
living unit projects, (3) Add managed living unit, floor area
ratio, gross floor areas, gross lot area, and net lot area as
additional terms defined, and (4) Limit approvals to 500
rooms/5 years unless the Managed Living Unit Ordinance is
extended following a comprehensive review.
The City of Carlsbad has conducted an environmental review of the above described project
pursuant to the Guidelines for Implementation of the California Environmental Quality Act
and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said
review, a Negative Declaration (declaration that the project will not have a significant
impact on the environment) is hereby issued for the subject project. Justification for this
action is on file in the Planning Department.
A copy of the Negative Declaration with supportive documents is on file in the Planning
Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the
public are invited. Please submit comments in writing to the Planning Department within
30 days of date of issuance. If you have any questions, please call Chris DeCerbo in the
Planning Department at 438-1161, extension 4445. ,
DATED: DECEMBER 19, 1991
CASE NO: ZCA 91-1
APPLICANT: MANAGED LMNG UNITS
PUBLISH DATE: DECEMBER 19, 1991
CDD:lh:vd
~o ~ •
MICHAEL J. H Z LER
Planning Director
2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161
ENVIRONMENTAL IMPACT ASSESSMENT FORM -PART II
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
CASE NO. ZCA 91-1
DATE: DECEMBER 5, 1991
BACKGROUND
1. CASE NAME: MANAGED LMNG UNITS -ZCA-91-1
2. APPLICANT: CilY OF CARLSBAD
3. ADDRESS AND PHONE NUMBER OF APPLICANT: 2075 LAS P ALMAS DRIVE
4.
5.
CARLSBAD, CA 92009
(619) 438-1161
DATE EIA FORM PART l SUBMITTED: JANUARY 31, 1991
PROJECT DESCRIPTION: Amendments to various chapters and sections of the Carlsbad
Municipal Code {Title 21) to: {l) Add managed living units as a permitted conditional use in
the RT, C-1, C-2, C-T, PC and PM Zones, (2) Establish development and design regulations
{including. parking and floor area ratio standards) for Managed Living Units and {3) Add
managed living unit, floor area ratio. gross floor area, gross lot area and net lot area as
additional terms defined, (4) Limit approvals to 500 rooms/5 years unless the MLU Ordinance
is extended following a comprehensive review.
ENVIRONMENTAL IMPACTS
STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that .the City conduct an
Environmental Impact Assessment to determine if a project may have a significant effect on the environment.
The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist
8 identifies any physical, biological and human factors that might be impacted by the proposed project and
provides the City with information to use as the basis for deciding whether to prepare an Environmental
Impact Report or Negative Declaration.
* A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or
any of its aspects may cause a significant effect on the environment. On the checklist, "NO" will be checked
to indicate this determination.
* An EIR must be prepared if the City determines that there is substantial evidence that any aspect of the
project may cause a significant effect on the environment. The project may qualify for a Negative
Declaration however, if adverse impacts are mitigated so that environmental effects can be deemed
insignificant. These findings are shown in the checklist under the headings ''YES-sig'' and ''YES-insig''
respectively.
A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under
DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing
mitigation for impacts which would otherwise be determined significant.
PHYSICAL ENVIRONMENT
WILL THE PROPOSAL D[RECTL Y OR [ND[RECTL Y:
1. Result in unstable earth conditions or
increase the exposure of people or property
to geologic hazards?
2. Appreciably change the topography or any
unique physical features?
3. Result in or be affected by erosion of soils
either on or off the site?
4. Result in changes in the deposition of beach
sands, or modification of the channel of a
river or stream or the bed of the ocean or
any bay, inlet or lake?
5. Result in substantial adverse effects on
ambient air quality?
6. Result in substantial changes in air
movement, odor, moisture, or temperature?
7. Substantially change the course or flow of
water (marine, fresh or flood waters)?
8. Affect the quantity or quality of surface
water, ground water or public water supply?
9. Substantially increase usage or cause
depletion of any natural resources?
10. Use substantial amounts of fuel or energy?
11. Alter a significant archeological,
paleontological or historical site,
structure or object?
YES YES
(sig) (insig)
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NO
_x_
_x_
_x_
_x_
_x_
_x_
_x_
_x_
_x_
BIOLOGICAL ENVIRONMENT
WILL THE PROPOSAL DlRECTL Y OR INDIRECTLY: YES YES NO
(sig) (insig)
12. Affect the diversity of species, habitat
or numbers of any species of plants (including
trees, shrubs, grass, microflora and aquatic
plants)?
13. Introduce new species of plants into an area,
or a barrier to the normal replenishment of
existing species? _x__
14. Reduce the amount of acreage of any
agricultural crop or affect prime, unique
or other farmland of state or local
importance? _x__
15. Affect the diversity of species, habitat
or numbers of any species of animals (birds,
land animals, all water dwelling organisms
and insects? _x__
16. Introduce new species of animals into an
area, or result in a barrier to the
migration or movement of animals? _x__
HUMAN ENVIRONMENT
WILL nrn PROPOSAL DIREC11.Y OR INDIREC11.Y: YES YES NO
(sig) (insig)
17. Alter the present or planned land use
of an area?
18. Substantially affect public utilities,
schools, police, fire, emergency or other
public services?
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HUMAN ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO
(sig) (insig)
19. Result in the need for new or modified sewer
systems, solid waste or hazardous waste
control systems? _x_
20. Increase existing noise levels? _x_
21. Produce new light or glare? _x_
22. Involve a significant risk of an explosion
or the release of hazardous substances
(including, but not limited to, oil,
pesticides, chemicals or radiation)? _x_
23. Substantially alter the density of the
human population of an area? _x_
24. Affect existing housing, or create a demand
for additional housing? _x_
25. Generate substantial additional traffic? _x_
26. Affect existing parking facilities, or
create a large demand for new parking? _x_
27. Impact existing transportation systems or
alter present patterns of circulation or
movement of people and/or goods? _x__
28. Alter waterborne, rail or air traffic? _x_
29w Increase traffic hazards to motor
vehicles, bicyclists or pedestrians? _x_
30. Interfere with emergency response plans or
emergency evacuation plans? _x_
31. Obstruct any scenic vista or create an
aesthetically offensive public view? _x_
32. Affect the quality or quantity of
existing recreational opportunities? _x_
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MANDATORY FINDINGS OF SIGNIFICANCE
WILL THE PROPOSAL DlRECTL Y OR lNDlRECTL Y: YES YES NO
(sig) (insig)
33. Does the project have the potential
to substantially degrade the quality
of the environment, substantially
reduce the habitat of a fish or wild-
life 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 en-
dangered plant or animal, or eliminate
important examples of the major periods
of California history or prehistory. _x_
34. Does the project have the potential
to achieve short-term, to the dis-
advantage 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_
35. Does the project have the possible
environmental effects which are in-
dividually limited but cumulatively
considerable? ("Cumulatively con-
siderable" means that the incremental
effects of an individual project are
considerable when viewed in connection
with the effects of past projects, the
effects of other current projects, and
the effects of probable future projects.) _x_
36. Does the project have environmental
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly?
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DISCUSSION OF ENVIRONMENTAL EVALUATION
This project is a zone code amendment (ZCA) to the Carlsbad Municipal Code (Title 21) to add
Managed Living Units as permitted conditional uses in specific non-residential zones (RT, CT, C-1, C-2,
PC and PM) within the City. A Managed Living Unit is a cross between a residential hotel and a living
unit which includes guestrooms with a minimum floor area of 150 sq. ft. in which a partial kitchen and
bathroom is included and where guestroom occupancy is restricted to no more than two persons.
Recent State Legislation (Health and Safety Code Section 17958.1) allows local municipalities to
permit, by ordinance, Managed Living Units. Implementing Program 3. 7b (Alternative Housing) of the
City's revised Housing Element (October 22, 1991), this ZCA will also develop regulations for the
review of Managed Living Unit projects. These standards and guidelines set forth location criteria,
design standards and development standards for subsequent site-specific Managed Living Unit projects
proposed within the City. This new ordinance will ensure that all Managed Living Unit projects are
properly regulated, operated, maintained, and secured, as well as ensure that any future development
is done in a safe and responsible manner. Since this ZCA does not entail any project specific
development, there will be no direct environmental impact resulting from this action. Any future
Managed Living Unit project proposal processed subject to the recommended development standards,
contained herein, shall be required to undergo site-specific environmental review. In accordance, this
project (ZCA 91-1) is not anticipated to result in any significant environmental impacts.
PHYSICAL ENVIRONMENT
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BIOLOGICAL
As no site-specific project is proposed as part of this zone code amendment, no changes in
topography resulting in unstable earth conditions, erosion of soils, or alteration of deposition
pattern will occur. No geological impacts will result from this zone code amendment.
In that, no physical, site-specific development is proposed as part of this zone code
amendment, no impacts to air quality or climatological indices are expected. Each
subsequent managed living unit project will be subject to individual, site-specific review that
will evaluate potential impacts to water courses and the quality and quantity of various
water sources.
No site-specific development is proposed with this ZCA. Therefore this zone code
amendment will not deplete any natural resources or other form of energy.
This zone code amendment is strictly administrative. As such, no site-specific managed
living unit project is proposed. Only a site-specific environmental review for a particular
managed living unit could identify the existence of a significant archeological,
paleontological, or historical structure or object on site. This is an administrative, non-
project zone code amendment, therefore~ it has no impact on historical resources.
12 -16 Because this zone code amendment proposes no actual development, no impacts to the
diversity of flora or fauna condition of ecosystems, or agricultural areas or farmlands are
anticipated. • Each site-specific managed living unit project will be reviewed for possible
biological-related impacts on a project-by-project basis.
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HUMAN ENVIRONMENT
17 This is a zone code amendment. No actual site-specific development is proposed as part of
this project. This zone code amendment does not affect land use patterns as it merely
establishes the zones where a specific use may be located and under what conditions that
use may be developed. A Managed Living Unit is a new class of land use; a subclass of
existing hotel, which is proposed to be permitted only in those zones which currently permit
hotel uses. They will be considered similarly as hotel rooms, and do not qualify as
residential dwelling units.
18 -19 This zone code amendment which provides for managed living unit development in designated
zones within the City does not affect the supply or demand for any public utilities or services.
Demand for these facilities or services would be addressed on a site-specific basis, at the time
that a project is proposed.
20 -22 Since no site specific development is associated with this zone code amendment, no site
related nuisances such as, excessive noise, light and glare, releases of hazardous substances,
and explosions will occur.
23 -24 This zone code amendment provides for managed living units to be permitted in designated
zones. Managed living units are a commercial use which will be a source of affordable
housing. However, as a commercial use, they will not effect density caps or substantially
alter density of the human population of an area. This housing type will not create a
demand for additional housing. It is the intent of this ordinance to provide standards for
the development of a new affordable shelter alternative within the City.
25 As this zone code amendment does not involve any physical development, no traffic is
generated. Individual, site-specific managed living units however, will undergo site-specific
environmental review that will evaluate potential traffic generation impacts.
26 The parking standards recommended as part of the managed living unit zone code
amendment were researched and analyzed. Based upon this research the parking standards
proposed within this ZCA appear adequate. Parking will be commensurate with the need
generated by guests of these facilities and no offsite effects are anticipated.
27 -30 Since this zone code amendment does not propose site-specific development, no impacts to
existing transportation systems or waterborne, rail, or air traffic will occur. The possibility
of a specific managed living unit project producing traffic hazards or interfering with
emergency circulation plans will be evaluated on a project-by-project basis.
31 -32 This zone code amendment does not involve physical development. In accordance, no
degradation of the environmental habitat of fish or wildlife will result. Individual, site-
specific projects will undergo environmental review on a project-by-project basis.
34 -36 Since this project doe.c not propose any site-specific development, and as indicated above,
does not affect geological, biological, or cultural resources, neither long term or cumulative,
significant environmental impacts will result from this project.
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ANALYSIS OF VIABLE ALTERNATNES TO THE PROPOSED PROJECT SUCH AS:
a) Phased development of the project,
b) alternate site designs,
c) alternate scale of development,
d) alternate uses for the site,
e) development at some future time rather than now,
0 alternate sites for the proposed, and
g) no project alternative.
A) Phasing the implementation of this proposed zone code amendment (ZCA) will not
substantially reduce environmental impacts associated with the comprehensive
implementation of this ZCA. Ordinance provides phasing -limit of 500 rooms and five
years with evaluation and review preceeding any extension.
B) N/A
C) N/A
D) This proposed ZCA will be implemented Citywide. There is no specific site
involved/actual development proposed.
E) This ZCA implements Program 3. 7. b. (Alternative Housing) of the City's Revised Housing
Element (Oct. 22, 1991). Without the implementation of this housing program, managed
living units as an alternative housing type within the City would not be feasible.
(F) Managed living units are regarded as commercial uses. To ensure proper siting/land use
compatibility this ZCA has been crafted to permit such uses as conditional uses in
commercial zones.
(G) The no project alternative would not substantially effect the environmental findings for
this project.
CDD:lh:vd
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DETERMINATION (To Be Completed By The Planning Department)
On the basis of this initial evaluation:
..L I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATlVE
DECLARATION will be prepared.
I find that the proposed project COULD NOT have a significant effect on the environment, because the
environmental effects of the proposed project have already been considered in conjunction with
previously certified environmental documents and no additional environmental review is required.
Therefore, a Notice of Determination has been 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 Conditional Negative
Declaration will be proposed.
I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENT AL
IMPACT REPORT is required.
Date Signature
Dfue' Planning Direcn:r
LIST MITIGATING MEASURES (IF APPLICABLE)
ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE)
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APPLICANT CONCURRENCE WITH MITIGATING MEASURES
THIS IS TO CERTIFY THAT [ HAVE REVIEWED THE ABOVE MmGATING MEASURES
AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJECT.
Date Signature
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PLANNING COMMISSION RESOLUllON NO. 3562
A RESOLUTION OF THE PLANNING COMMISSION OF THE CI1Y
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
ZONE CODE AMENDMENT TO AMEND VARIOUS CHAPTERS AND
SECTIONS OF THE CARLSBAD MUNICIPAL CODE (TITLE 21) TO:
(1) ADD MANAGED LMNG UNITS AS A PERMITTED
CONDITIONAL USE IN THE R-T, C-1, C-2, C-T, P-C, AND P-M
ZONES, (2) EST AB LISH DEVELOPMENT AND DESIGN
REGULATIONS (INCLUDING PARKING STANDARDS) FOR
MANAGED LMNG UNIT PROJECTS, (3) LIMIT APPROVALS TO 500
ROOMS/5 YEARS UNLESS THE MANAGED LMNG UNIT
ORDINANCE IS EXTENDED FOLLOWING A COMPREHENSIVE
REVIEW, (4) ADD MANAGED LMNG UNIT AS AN ADDITIONAL
TERM DEFINED AND TO AMEND TITLE 3, SECTION 3.12.020(1)
OF THE CARLSBAD MUNICIPAL CODE TO ADD NON-RESTRICTED
LMNG UNIT OF A MANAGED LMNG UNIT TO THE DEFINITION
OF A HOTEL.
CASE NAME:
CASE NO:
MANAGED LMNG UNITS
ZCA 91-01
WHEREAS, the Planriing Commission did on the 4th day of May, 1994, and on the
18th day of May, 1994, hold a duly noticed public hearing as prescribed by law to
consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all
factors relating to the Zone Code Amendment; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as
follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented • at the public hearing, the Commission
recommends APPROVAL of ZCA 91-01, according to Exhibit "X", dated May 4,
1994, attached hereto and made a part hereof, based on the following findings and
subject to the following findings.
Findings:
1. The proposed amendment is consistent with the various elements of the General
Plan.
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Managed living units will provide a supply of affordable living accommodations,
particularly for persons who cannot or do not wish to maintain households with
complete facilities.
In order to meet the "Regional Share" affordable housing objectives established for
the City, it is necessary to encourage a variety of housing types. The "Managed
Living Unit" will help the City to meet the goal established.
There is a shortage of decent, safe sanitary affordable rental living
accommodations in the City of Carlsbad. The "Managed Living Unit" will
contribute significantly to the stock of low-income rental living accommodations
in the City of Carlsbad.
The proposed amendment will ensure that Managed Living Units are constructed
in a safe and respoDSI"ble manner.
The proposed amendment will ensure that Managed Living Units are compatible
with the surrounding uses in Carlsbad.
With the development standards, design criteria, and special room amenities
required, Managed Living Units will maintain a high quality of life for residents.
The proposed parking standards will be adequate to meet the parking demand for
Managed Living Units.
PC RESO NO. 3562 -2-
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on the 18th day of May, 1994, by
the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
MICHAEL J. HOLZMILLER
Planning Director
PC RESO NO. 3562 -3-
PEGGY SAVARY, Chairperson
CARLSBAD PLANNING COMMISSION
DATE: MAY 4, 1994
STAFF Pl.Al
STAFF REPORT
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
,HRIS DECERBO
®
SUBJECT: ZCA 91-01 MANAGED UVING UNITS -Recommending approval of a
Negative Declaration and amendments to various Chapters and Sections of
the Carlsbad Municipal Code (Title 21) to: (1) add Managed Living Units as
a permitted conditional use in the R-T, C-1, C-2, C-T, P-C, and P-M Zones;
(2) establish development and design regulations (including parking
standards) for Managed Living Unit projects; (3) limit approvals to 500
rooms/5 years unless the Managed Living Unit Ordinance is extended
following a comprehensive review; ( 4) add Managed Living Unit as an
additional term defined; and (5) amend Title 3, Chapter 3.12, Section
3.12.020(1) of the Carlsbad Municipal Code to add non-restricted living units
of a Managed Living Unit to the definition of a hotel.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3561
recommending APPROVAL of the Negative Declaration issued by the Planning Director
and ADOPT Planning Commission Resolution No. 3562 recommending APPROVAL of
ZCA 91-01, based on the findings contained therein and recommending that the City
Council direct staff to subsequently open up the six week public review period to amend
the City's six Local Coastal Program Segments accordingly.
IT. PROJECT DESCRIPTION AND BACKGROUND
Housing Program 3.7.b. of the City's Housing Element, specifies that the City "Consider
development standards for alternative housing types, such as, hotels, Managed Living Units,
homeless shelters, and farm worker housing alternatives which would assist in meeting the
City's share of housing for low-and very low-income households. Authorize alternative
housing projects through a Conditional Use Pennit or Special Use Permit."
Consistent with Housing Program 3.7.b., this project is a zone code amendment (ZCA 91-
01) to the Carlsbad Municipal Code (Title 21) to: (1) Define "Managed Llving Unit"; (2)
add Managed Living Units as permitted conditional uses in non-residential zones (RT, CT,
C-1, C-2, PC and PM) within the City; and (3) establish development standards and design
regulations for Managed Living Unit projects. This zone code amendment will also limit
ZCA 91-01 -MANAGED L1.. 1NG vNITS
MAY 4, 1994
PAGE 2
the number of Managed Living Units permitted within the City to a maximum of 500
rooms prior to a comprehensive review of the Managed Living Unit regulations.
A "Managed Living Unit" is a new type of hotel which would be allowed under a
conditional use permit only in those zoning districts (R-T, C-T, C-1, C-2, P-M, P-C) in
which hotels are currently permitted. A Managed Living Unit can be characterized as a
cross between a Single Room Occupancy (SRO) residential hotel and a studio apartment,
in which a partial kitchen and full bathroom would be included in each guest room and
where occupancy of a guest room is restricted to no more than two persons. The Managed
Living Unit may have daily, weekly, or monthly tenancy, and would include some form of
indoor/outdoor common area. Functionally, the Managed Living Unit is intended to serve
those individuals making a minimum wage who cannot afford existing apartment rents.
Such facilities may also provide a viable housing option for the elderly or persons on a
fixed income.
As discussed in the City's Revised Housing Element, Carlsbad's housing market is not
meeting the need for affordable housing, especially for lower-income, wage-earning
households. The lack of affordable housing for low-and very low-income households can
create severe negative impacts in the community including jobs-to-affordable-housing
imbalance, overcrowding, and homelessness. Managed Living Units would provide a
critically needed supply of affordable shelter, particularly for persons who cannot or do not
wish to maintain households with complete facilities. It is the purpose of these regulations
to encourage the construction of Managed Living Units in the City, increasing the variety
and quantity of living accommodations available for low-and very low-income individuals.
Included within the City's Revised Housing Element are a number of new programs and
policies for providing lower-income housing. Development of lower-income housing will
be accomplished through a variety of housing programs. The Managed Living Unit
affordable housing alternative is one additional tool by which the City can attain "Regional
Share" housing objectives.
Following successful projects in other cities, developers have approached the City regarding
the possible development of Managed Living Units in Carlsbad. However, as the City
currently does not have guidelines or specific requirements for the review and regulation
of such projects, the developers were discouraged from pursuing Managed Living Units in
the City. In 1990, City staff conducted meetings with a committee of non-profit and
Managed Living Unit developers for purposes of identifying the standards and design
guidelines which should be included within the ordinance to enable the development of
successful Managed Living Unit projects within the City. The major recommendations of
this committee have been incorporated into this ordinance. The approval of the proposed
ordinance will provide developers the alternative of pursuing Managed Living Units within
the City, while providing staff the tools needed to ensure that development and long term
management of Managed Living Units is done in a safe and responsible manner.
ZCA 91-01 -MANAGED LlvL.NG uNITS
MAY 4, 1994
PAGE 3
m. ANALYSIS
Planning Issues
1. What are the differences between single room occupancy hotels, typical living units
and Managed Living Units?
2. Is the Managed Living Unit considered a dwelling unit under growth management?
3. How will these developments maintain a high quality of life for residents?
4. Will Managed Living Units be compatible with surrounding uses?
5. How will the City ensure proper management and security of these projects?
6. Will the proposed parking standards be adequate to meet parking demand for
Managed Living Units?
7. Will Managed Living Units be subject to Transient Occupancy Tax (TOT)?
8. Should the City place a limitation on the number of Managed Living Units permitted
in the City prior to a review of the Managed Living Unit Ordinance?
9. Is the proposed zone code amendment consistent with the various elements of the
General Plan?
DISCUSSION
1. SINGLE ROOM OCCUPANCY HOTELS 1YPICAL IJVING UNITS AND MU.J's
DEFINED
The Managed Living Units proposed by this ordinance are different from both the "typical"
Single Room Occupancy (SRO) residential hotel and the "typical" living unit (see Table
"A"). These differences reflect ·particular goals and objectives of the City of Carlsbad, as
well as the established character of the City. Managed Living Units in Carlsbad will have
rooms between 150 -350 square feet in size; will contain partial kitchens and full
bathroom facilities; must have a minimum of 20 square feet of common area per room; and
have parking standards which are tied to the provision of restricted low-income and very
low-income guest rooms. The proposed ordinance mandates that a minimum of 20% and
5% of the guestrooms of a Managed Living Unit project be restricted and affordable to low
and very low-income households respectively.
ZCA 91-01 -MANAGED LL. LNG .JNITS
MAY 4, 1994
PAGE 4
TABLE A
AFFORDABLE HOUSING ALTERNATIVES
[:] TYPICAL SRO
I I
PROPOSED CARLSBAD
RESIDENTIAL TYPICAL MANAGED LMNG
HOTEL* LMNG UNIT* UNIT
Min. Unit 120 sf/1 person 150 sf/1 person
Size 170 sf/2 persons 220 sf/2 persons 150 sf/ 1 or 2 persons
Max. Unit 400 sf 400 sf 350 sf
Size
Max. Avg. 275 sf
Kitchen not required partial required partial required
Bathroom not required partial required full required
PROJECT:
Recreation 200 sf min./hotel 200 sf. min./hotel 20 sf per room
Space additional area
per unit size:
150-159 sf/ 4.5 sf reqd
160-169 sf/4.0 sf reqd
170-179 sf/3.S sf reqd
180+ sf/3.0 sf reqd
Parking No parking to .3 .25 space/unit if 1.0 space per non-
space/unit if within within 2000' of public restricted unit; 0.70 space
2000' of public transit; transit; else 1.0 per low-income restricted
else 1.0 space/unit space/unit unit; 0.30 space per vecy
low-income restricted unit
Tenancy Daily, Weekly or Weekly or monthly Daily, weekly, or monthly
monthly depending upon
management agreement
* City of San Jose Living Unit and Residential Hotel Study, 1990.
ZCA 91-01 -MANAGED L _NL ..,NITS
MAY 4, 1994
PAGE 5
It is important to distinguish between what Carlsbad is proposing for a Managed Living
Unit, and both traditional SROs and variations on MLUs in other Cities.
Single room occupancy (SRO) hotels are generally a commercial use in which the facilities
contain single rooms, shared bathroom and kitchen facilities and some form of common
area. These SROs also have an on-site manager and management operations.
The "living unit" is a concept which has been made possible by State legislation for
"efficiency units", (See Senate Bill 586 attached). A ''living unit" is another name for an
•tefficiency unit". Senate Bill 586 allows local municipalities to permit, by ordinance,
efficiency units which have a minimum floor area of 150 square feet and partial kitchen
and bathroom facilities for occupancy by no more than two persons. It is under this new
legislation that the "Managed Living Unit" ordinance is proposed.
Compared to SROs, the Managed Living Unit allows for units with both larger rooms and
increased amenities, including partial kitchens and full bathrooms.
Compared to living units, the Managed Living Units proposed in Carlsbad would include
a full bathroom instead of a partial bathroom, and an on-site manager and management
operations.
2. THE TREATMENT OF MANAGED LMNG UNITS UNDER GROWI'H MANAGEMENT
The Managed Living Unit is not a residential product, with the full facilities of a dwelling
unit. The major differences between a Managed Living Unit and a dwelling unit are that
a Managed Living Unit does not include a full kitchen, and the Managed Living Unit is
required to have an on-site manager and residency rules and regulations. Because the
Managed Living Unit is more similar to a hotel, dormitory or time share condominium, it
would not be counted as dwelling unit under growth management. Like a hotel, the
Managed Living Unit is a commercial use, located in the same commercial zones that hotels
are permitted. The Managed Living Unit may have daily, weekly, or monthly rates, like
a hotel. Though the rooms of a Managed Living Unit are generally small, they have many
amenities, including full bathroom facilities, partial kitchens, beds and storage areas.
As a commercial land use, this unique shelter type is not subject to density provisions of
the General Plan or Local Facility Management Zone Plans. Additionally, as commercial
uses, these projects would be excluded from participation in any program for transfer of
residential density, or similar programs.
3. LMNG AREA DESIGN STANDARDS
Guest rooms in Managed Living Unit hotels will contain no more than 350 square feet of
space. By placing a cap on the maximum room size, projects will remain affordable. As
room sizes are limited, it is important that each project provide adequate common areas.
ZCA 91-01 -MANAGED L .NL .JNITS
MAY 4, 1994
PAGE 6
Common areas may provide for socialization opportunities among residents as well as aid
in improving their quality of life. Examples of common areas would be courtyards with
tables and chairs, small garden spaces, recreation or television rooms, or large balconies
with seating areas. The proposed ordinance contains standards (20 square feet of open
space/ guestroom) to ensure adequate common areas.
In an effort to maintain a high quality of life for residents, particular amenities have been
required for each guest room, including a complete bathroom, a separate sink and counter
top, pre-wiring for, and provision of microwave ovens and refrigerators, individual
telephone and cable/satellite television hook-ups, and individual closets and storage space.
These specific requirements address the special needs of residents of the Managed Living
Unit. These amenities are costly on a square foot construction basis, but as the floor area
of each room is small, and the number of rooms constructed per project is large, Managed
Living Units can be affordably constructed.
4. COMPATIBILI1Y WITH SURROUNDING USES
[t is important that Managed Living Units, like all uses in the City, be compatible with the
surrounding area in terms of use, intensity of development, and architectural character.
As Managed Living Units are an intense use, they would be limited exclusively to
commercial and planned industrial zones. Additionally, the proposed ordinance includes
specific site selection criteria and the provision of distinct development and design
standards to ensure compatibility.
Generally, the preferred locations for Managed Living Units are in or adjacent to urbanized
areas and/ or public transportation nodes or corridors. Additionally, areas of other types
of lower-wage employment such as planned industrial areas or planned resort areas may
also be appropriate due to the number of lower-paid service oriented jobs that are
generated in these areas. The proposed ordinance establishes specific findings to be made
to ensure that these projects are located where they are most compatible.
[t is also important that any Managed Living Unit project complement the existing
architectural style and standards of the surrounding land uses and the overall community
as a whole. [n order for the Managed Living Unit to fit into the surrounding area, the
appearance must blend with that of the surrounding area. To ensure visual compatibility
and to maintain the established character of an area, specific development and design
standards have been included in the proposed ordinance.
Consistent with the City's new building height standards, the maximum permitted building
height for a Managed Living Unit project is 3 stories or 35 feet. However, the ordinance
contains a provision which would allow the City Council to approve a maximum height of
four stories, or 45 feet provided that: (1) at minimum, 25% and 7% of the guestrooms of
a Managed Living Unit project must be restricted and affordable to low-income and very
low-income households respectively; (2) the height of the building(s) will not adversely
ZCA 91-01 -MANAGED Lr iG ilTS
MAY 4, 1994
PAGE 7
affect surrounding properties; (3) the building(s) will not be unduly disproportional to
other buildings in the area; and ( 4) the building(s) conform to the requirements of Section
18.04.170 of this Code. This flexibility has been incorporated into the ordinance in order
to enable the production of a greater number of lower-income guestrooms per project, and
to reduce the affordability gap per unit.
Minimum required structural setbacks from property lines (i.e., 15 foot frontyard, 5 foot
sideyard and 10 foot rearyard) have also been established to ensure compatibility with
. adjacent land uses and an acceptable quality of life for prospective residents of Managed
Living Unit projects. These recommended setbacks are consistent with the City's existing
multi-family residential (RD-M) zone.
The height limitations in conjunction with the proposed setbacks will help to ensure
compatibility with surrounding land uses.
5. MANAGEMENT AND SECURI1Y
Experience in San Diego, and elsewhere has shown that the key to a successful Managed
Living Unit project is the management plan of the project. As a condition of approval of
a Managed Living Unit project, each developer will be required to submit a comprehensive
management plan. As required under the proposed ordinance, this management plan shall
contain a program for internal and vehicular security; delineate the type of onsite
management; provide for a 24-hour manager; delineate tenant selection procedures and
rights; delineate residency rules and regulations; establish rental increase policy; establish
security deposit policy; establish maintenance plans; establish rental procedures; delineate
the procedures for qualifying low-income and very low-income tenants, establish respective
rental rates; and, establish a monitoring system to report on the continued operation of the
low-income and very low-income restricted guests rooms.
6. PARKING STANDARDS
Experience indicates that parking requirements for Managed Living Units and SRO hotels
are minimal because most residents do not own automobiles. Based on a survey of ten
ci~ies the following findings were made (See Table "B'').
ZCA 91-01 -MANAGED L .N~ ..,NITS
MAY 4, 1994
PAGES
TABLE B
RESIDENTIAL HOTEl./LMNG UNIT
PARKING SURVEY
Residential Hotel/Living Parking Spaces Required
City Unit Ordinance Per Room
Atlanta1 Yes 0.5
Berkeley Yes 0.2
Glendora2 No 1.0
Huntington Beach Yes Within 2,000 ft. of public trans.: 0.5;
farther than 2,000 ft. from public
trans.: 1.0.
Phoenix1 Yes 0.2
Riverside2 No 1.0
Sacramento2 No 1.0
Santa Barbara Yes 1.0
San Diego1 Yes 0.25 -0.5
San Jose Yes Within 2,000 ft. of public trans.: 0.25;
Farther than 2,000 ft. from public
trans.: 1.0.
1 Standards for lower density areas of the city
2 Standard hotel parking requirements are used by the city for these projects.
To date, the_ majority of cities do not have Managed Living Unit ordinances in place, and
therefore currently must rely on the City's general hotel development standards for review
of such projects. Many of the communities surveyed however, were either working on
preparing a Managed Living Unit or similar SRO ordinance, or felt that a Managed Living
Unit ordinance was desirable.
In comparing the data, it appears that in general, communities characterized by lower
intensity development (similar to Carlsbad), had parking standards which ranged from one
(1) space per five (5) guest rooms, to one (1) space per two (2) guest rooms. These
standards, however, apply to all guest rooms without taking into consideration the specific
income levels of prospective residents. Recognizing that low-income, reduces an
individual's ability to afford a car, this ordinance delineates different standards for parking
for non-restricted guest rooms, low-income restricted guest rooms, and very low-income
ZCA 91-01 -MANAGED Llv1Nu 0NITS
MAY 4, 1994
PAGE 9
restricted guest rooms. The differences in these standards reflect the anticipated demand
for parking at each income level. These standards also recognize that there are minimal
facilities for residents to entertain guests in these types of projects. Therefore, when a
guest of a resident wishes to get together with friends, they go out. For this reason, no
required guest parking is proposed to be required for these projects. The parking
standards, as recommended in this ordinance, are as follows:
* NON-RFSfR.ICTED GUEST ROOMS
One (1.0) standard space shall be provided for the manager's unit and each full time
employee at maximum shift, plus one (1.0) space for each non-restricted guest
room.
* LOW-INCOME RESrRICTED GUESf ROOMS
Seven tenths (0.7) spaces for each guest room restricted to lower-income guests.
* VERY LOW-INCOME RFSfRICTED GUEST ROOMS
Three tenths (0.3) spaces for each guest room reserved for very low-income guests.
A primary intent of this Managed Living Unit ordinance is to provide the opportunity for
developers to construct low-and very low-income shelter in the City of Carlsbad.
Recognizing that lower-income individuals are less able to afford cars, the demand for
parking decreases. By establishing appropriate parking standards for those income levels
that are anticipated to have a reduced demand for parking, an incentive for developers to
produce low-and very low-income units may be achieved, while still adequately providing
parking for the project. These standards are supported by the experience of other cities.
7. TRANSIENT OCCUPANCY TAX
The City currently requires that a 10% Transient Occupancy Tax (TOT) be paid on hotel
stays of less than 31 days. In accordance, staff is recommending that Section 3.12.020(1)
of the Carlsbad Municipal Code be amended to require that non-restricted Managed Living
Unit guestrooms be subject to the transient occupancy tax (TOT) for guests who stay less
than 31 days. However, in that the TOT would increase the operating costs on Managed
Living Unit projects, making it more difficult to provide low and very-low income units,
staff is recommending that low and very-low income units be exempted from the TOT.
Industry representatives have indicated that such an exemption would be very helpful. As
we currently do not have Managed Living Units in Carlsbad, the City would not be losing
out on current revenues.
ZCA 91-01 -MANAGED L .• £1\. JNITS
MAY 4, 1994
PAGE 10
8. UNIT LIMITATIONS PRIOR TO COMPREHENS£VE REVIEW OF ORDINANCE
Staff is recommending that the Managed Living Unit Ordinance set a limit on the number
of Managed Living Units approved within the City prior to a comprehensive review of the
Managed Living Unit Ordinance. This unit limit being recommended is 500 units, or 5
years from the effective date of the Ordinance, whichever occurs first. This safeguard is
recommended for purposes of being able to adequately monitor the success of the existing
projects relative to the objectives of the program. If after a review of the projects and the
Ordinance it is determined by the City Council that approvals of additional Managed Living
Units is in the public interest, then additional Managed Living Unit projects may be
processed for approval.
9. GENERAL PLAN CONSISTENCY
The Land Use Element of the General Plan calls for land uses to be arranged "so that they
preserve community identity and are orderly, functionally efficient, healthful, convenient
to the public, and aesthetically pleasing''. The Managed Living Unit ordinance is consistent
with this policy. Additionally, the Land Use Element calls for development to be designed
and constructed with sufficient off-street parking facilities. Based upon experience in other
cities, the Planning Department believes the standards set-out above will provide adequate
parking.
As was described in the Project Description section of this report, the Housing Element of
the General Plan sets forth several goals and programs which would be implemented by
the proposed Managed Llving Unit Ordinance including the following:
GOAL 2: (QUANTITY AND DIVERSITY OF HOUSING STOCK)
New housing developed with a diversity of types, prices, tenures, densities
and locations and in sufficient quantity to meet the demand of anticipated
City and regional growth.
GOAL 3: (GROUPS WITH SPEClAL NEEDS, INCLUDING LOW AND MODERATE INCOME
HOUSEHOLDS)
Sufficient new, affordable housing opportunities in all quadrants of the City
to meet the needs of groups with special requirements, and in particular, the
needs of current low-and moderate income households and a fair share
proportion of future lower-and moderate-income households.
PROGRAM 3.7.b. (ALTERNATIVE HOUSING)
Consider development standards for alternative housing types, such as,
hotels, Managed Living Units, homeless shelters and farm worker housing
ZCA 91-01 -MANAGED LlvIN'-JNITS
MAY 4, 1994
PAGE 11
alternatives which would assist in meeting the Citys share of housing for
low-and very low-income households. Authorize alternative housing projects
through a Conditional Use Permit or Special Use Permit.
Consistent with the intent of these goals and program, the proposed Managed Living Unit
Ordinance would provide for the development of living accommodations for low-and very
low-income households, while ensuring compatibility with the surrounding area.
IV. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not have a significant impact
on the environment and, therefore, has issued a Negative Declaration on December 19,
1991. The environmental analysis identified that, since this Zone Code Amendment does
not entail any project specific development, no significant environmental impacts resulting
from this action are anticipated. Any future Managed Living Unit project proposal which
is processed subject to the recommended development standards contained within this
proposed ordinance, shall be required to undergo site-specific environmental review. There
were no public comments received in response to the Notice for a Negative Declaration.
SUMMARY
Staff has researched the issues associated with the development of Managed Living Units
in detail. After thoroughly analyzing the infomiation available, staff has set-out reasonable
development standards and guidelines for the development of Managed Living Units in
Carlsbad. Staff believes that this unique type of shelter can go far in assisting the City in
achieving its affordable housing objectives. Given the above, staff recommends approval
of ZCA 91-01.
ATTACHMENTS
1. Planning Commission Resolution No. 3561
2. Planning Commission Resolution No. 3562
3. Exhibit "A" Managed Living Unit Ordinance Summary
4. Senate Bill No. 586.
CD:vd
March 14, 1994
EXHIBIT "A"
MANAGED LIVING UNIT ORDINANCE
SUMMARY
LAND USE TYPE:
ZONING DISTRICTS:
TENANCY:
ROOM UNIT SIZE:
DESIGN STANDARDS:
BATHROOM:
CLOSET/STORAGE SPACE:
KITCHEN:
COMMON AREA:
TRASH STORAGE:
PARKING:
PERMIT REQUIRED:
SETBACKS:
MANAGEMENT PLAN:
COMMERCIAL, HOTEL
R-T, C-T, C-1, C-2, P-M, P-C
DAILY, WEEKLY, OR MONTI-ILY
MIN. 150 S.P.
MAX. 350 S.P.
SPECIFIC DESIGN CRITERJA APPLY TO ALL PROJECTS
COMPLETE BATiiROOM PER GUEST ROOM
40 CU. FT. PER UNIT
PARTIAL KITCHEN REQUIRED TO INCLUDE:
SINK, COUNTER TOP, REFRIGERATOR, AND
MICROWAVE
20 S.F. PER ROOM
2 GAL. OF TRASH STORAGE AREA PER ROOM
NON-RESTRICTED UNITS: 1.0/ROOM
0.7/ROOM
0.3/ROOM
1.0/PROJECT
1.0/EMPLOYEE
LOW-INCOME UNITS:
VERY LOW-INCOME UNITS:
MANAGER'S UNIT:
EMPLOYEE:
COUNCIL MAY GRANT REDUCTIONS TO THESE
STANDARDS FOR QUAIJFYING PROJECTS
CONDITIONAL USE PERMIT
FRONlYARD:
SIDEYARD:
REARYARD:
15 FEET
S FEET
10 FEET
REQUIRED FOR EACH PROJECT
----------
ATTACHMENT 4
Senate Bill ~o. 586
CHAPTER 208
An act to add Section 17958.l to the Health and Safety Code,
relating to building standards.
[Approved by Governor July 22. 1987_ Filed with
Secretary of State July 23, 1987.]
LECISLHl\'E COt.;~SEL'S DIGEST
SB 586, Ellis. State Housing Law: minimum floor area.
Existing provisions of the State Housing Law, with certain
exceptions, require local building regulations for residential
occupancies to conform to specified regulations adopted by the
Department of Housing and Community Development.
This bill would add an exception authorizing counties and cities to
permit defined "efficiency units" for occupancy by 2 or fewer
persons, to have a minimum 150 square feet of floor area and partial
kitchen or bathroom facilities.
The people of the State of California do enact as follows:
SECTIOX 1. Section 17958.1 is added to the Health and Safetv
Code, to read: •
17958.1. :,.;otwithstanding Sections 17922, 17958, and 17958.5, a
city or county may, by ordinance, permit efficiency units for
occupancy by no more than ·two persons which have a minimum
floor area of 150 square feet and which may also have partial kitchen
or bathroom facilities, as specified by the ordinance. In all other
respects, these efficiency units shall conform to minimum standards
for those occupancies otherwise made applicable pursuant to this
part.
"Efficiency unit," as used in this section, has the same meaning
specified in Section 1208 of the 'l,;niform Building Code of the
International Conference of Building Officials, as incorporated by
reference in Chapter 2-12 of Part 2 of Title 24 of the California
Administrative Code.
0
95 50
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