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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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 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: 25 26 27 28 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. ·-· - l HC RESOLUTION NO. 94-009 PAGE2 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Ill Ill 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 l 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 I 20 21 22 23 24 25 26 27 28 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: 3 4 5 6 7 a 9 10 11 12 13 14 15 l6i I 17! I Ji l8i Findings: 1. 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: 19! 11 ,I 201 1 ,! 1· 2lil 11 MICHAEL J. HOLZMILLER 22 ll PLANNING D[RECTOR 231 241 251 261 27 28 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) -2- 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? -3- 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_ -4- 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? -5- 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 1 -4 5-8 9 -10 11 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. -6- 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. -7- 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 -8- 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) -9- 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 -10- l. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 ! I 19 I 'f 11 20 II 211· I 22/ 23 24 25 26 27 28 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. l 2 3 4 5 6 7 8 9 10! 11 12 13 14 15 16 17 18 i ii 1911 20[! 21, 22 23 24 25 26 27 28 2. 3. 4. 5. 6. 7. 8. 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- l 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 j 20 I 21 22 23 24 25 26 27 28 ! 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 -··-