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HomeMy WebLinkAbout59-Planning and Building .." CZTY OP S~BRNARDZ.O DRAPT - APRZL~ 1991 sinale Room Occunancv (SRO} Facilities pronosed Develonment Code Amendments 1. Definition Add the following definitions to section 19.02.050 Definitions of the Development Code: Sinale Room Occunancv (SRO} Facilitv A cluster of seven or more units within a residential hotel of weekly or longer tenancy providing sleeping or living facili- ties for 1 or 2 persons in which sanitary facilities may be provided in the unit, and cooking facilities may be shared within the hotel. Defensible Snace A design concept term used to de- scribe a series of physical design characteristics that maximize resident control of behavior, particularly crime, within a public, semiprivate or private area, structure or community. II. Allowed Zones / Review Process Add to Table Districts) the Facilities as Conditional Use Districts. 6.01 (Table of Allowed Uses in Commercial listing of single Room occupancy (SRO) an allowed use with an approved Permit in the CG-2 and CR-2 Land Use III. Snecific Standards Tables Add to Table 6.03 (Table of Applicable Specific Standards in Commercial Districts) Single Room occupancy Facility Standards as a requirement for development. IV. Snecific Standards Add to Section 19.06.030 - Land Use District Development Standards for Commercial Districts the following specific standards: SINGLE ROOM OCCUPANCY (SRO) FACILITY STANDARDS Single Room Occupancy (SRO) facilities are subject to Conditional Use Permit review and approval and shall conform to the following standards: 1. SRO's shall not be located within 250 feet of a parcel which has a school for children, adult bookstore, bar or liquor store. 2. SRO's shall be located within 1/4 mile of a bus stop with service runs every 30 minutes during peak periods and once per hour during off-peak periods. sr - ". - ~ Single Room occu~y (SRO) Facility Proposed Development Code Amendments April 1, 1991 Page 2 o 3. SRO's shall comply. with the following parking requirements: 1 per full time SRO employee at maximum shift and 1 per 10 occupants 4. Secured bicycle or motorcycle spaces shall be provided at a ratio of 1 space per 5 guests. 5. Any design of a SRO project shall coordinate with and compliment the existing architectural style and standards of the surrounding land uses and local community. If a design theme has become established in an area, this should be reflected in the design and scale of the SRO project. 6. An unrestricted drop-off / piCk-Up / loading / temporary parking area shall be provided near a single entry located adjacent to front entry/desk area with a minimum of 5 parking spaces. 7. Exterior common areas and/or open courtyards should be provided throughout the project. If common areas are made available, these areas shall be designed to provide passive open space with tables, chairs, planters, or small garden spaces to make these areas useful and functional for the resi- dents. Exterior common areas, including parking areas, shall be illuminated with a minimum of 2 footcandles by low pressure sodium lighting from dusk to dawn. 8. Each guest unit shall be following minimum amenities: provided with the Adequate heating, conditioning. and ceiling fan or air , Kitchen sink with garbage disposal. Counter top measuring a minimum of 12 inches deep and 24 inches wide. Space and proper wiring for a microwave and small refrigerator. (These appliances must be available for rent.) Pre-wired for telephone and cable television. Toilet and sink in a separate room that is a minimum of 20 square feet. One bed space per person. ~ u , Single Room OCCUp~y (SRO) Facility Proposed Development Code Amendments April 1, 1991 Page 3 o One closet per perso~. One storage/desk arrangement per person. Intercom system. Lockable door, which is a minimum of 36 inches wide, opens inward, and has a reprogrammable key card access from a secured enclosed interior hallway or common area. 9. The maximum occupancy and minimum unit size (not including toilet compartments) shall be: 1 person - 150 square feet. 2 persons - 175 square feet. The maximum unit size shall be 220 square feet. 10. Elevators shall be required on new SRO's which are 3 stories or more in height. 11. A full common kitchen facility shall be provided on each floor, if complete kitchens are not provided in each unit. If complete bathrooms are not provided unit, shared showers shall be provided at of 1 per 7 occupants or fraction thereof same floor with interior lockable doors. shall be directly accessible from indoor areas or indoor hallways. 13. SRO facilities shall provide for one handicapped- accessible unit for every 25 units or fraction thereof for up to 100 units and one handicapped- accessible unit for every 40 units or fraction thereof for the number of units over 100. 12. in each a ratio on the These common 14. At least one janitor closet and trash chute shall be provided on each floor. 15. Common laundry facilities shall be provided with 1 washer '1 dryer for every 25 units. Keyed access for tenants only shall be provided. Defensible space concepts shall be employed in the design and location of the laundry facility areas. 16. Common furnished and secured indoor space shall be provided at the following ratios: 4.5 sq. ft. per 150 to 159 sq. ft. unit 4.0 sq. ft. per 160 to 169 sq. ft. unit !Oc';t-' . . single Room OCCUp~y (SRO) Facility proposed Development Code Amendments April I, 1991 Page 4 o 3.5 sq. ft. per 170 to 179 sq. ft. unit 3.0 sq. ft. per 180 and up sq. ft. unit 17. A complete manager's residential dwelling unit shall provided. 18. Ingress and egress shall be strictly limited and monitored by the use of a front desk area which has a full view of the entry/lobby area, is staffed 24 hours a day, 7 days a week, and has an operational outdoor entry intercom system with intercoms in each unit, common areas, and the manager's apartment. Entrance into the hallways of common areas where individual units are located shall be regulated by the front desk clerk through the use of "buzz-in" doors. Each resident and guest must be cleared by the front desk clerk before entry is permitted. The required secondary egress areas shall also be alarmed and monitored. A notice shall be posted in the common indoor lobby area regarding contact procedures to investigate code compliance promblems. At least one pay telephone, a drinking fountain and individual mail boxes shall be provided in the lobby/front desk area. 19. A supply room shall be provided near the manager's unit. 20. SRO's of any size shall be required to have fully automatic fire sprinkler systems with a central monitoring system, alarm and fire annunciator in compliance with Fire Department standards. A manual fire alarm system shall also be installed. 21. All provisions of the Uniform Building Code and Uniform Fire Code must be complied with for hotels. However, reasonable equivalent alternatives to Fire and Building Code requirements may be utilized, if approval is obtained from the Chief Building Official and Fire Chief on a case-by-case, item-by item basis. 22. Defensible space concepts shall be employed in the design and location of SROs and shall be subject to the review of the Development Review Committee. 23. Interior least 1 surface. hallways shall be brightly lit with at footcandle of lighting on the floor - L . . single Room OCCUp~y (SRO) Facility Proposed Development Code Amendments April 1, 1991 Page 5 o 24. All lighting fixtures are to be vandal and graffiti resistant. All common areas, including hallways, elevators and shower facilities shall be made graffiti resistant through the use of special paint, texturing, carpeting or other means as approved by the police Department. 25. A Management Plan shall be submitted for review and approval, or approval with modifications. This Plan shall be comprehensive and shall include but not be limited to the following components: a. A staffing/personnel section with job descrip- tions for each position. A 24 hour, live-in manager is required. The number of cleaning, desk clerk, security and maintenance personnel shall be delineated. Adequate numbers of personnel shall be provided based. on the number of units, amenities, services provided and project size. staffing levels shall be provided in consideration of the number of hours per day needed for service. Considera- tion should be given to providing sufficient staff to handle emergencies. Housekeeping service shall be provided at an acceptable level to maintain clean rooms and sanitary living conditions. b. An emergency response section shall be prepared which outlines the roles of each staff member in emergency situations involving fire, police, medical and disasters. A system for training staff in proper emergency procedures shall be included. Emergency response hardware (ie. shut-off valves) shall be adequately labeled and identified for staff members in their training. c. Policies regarding compliance with state and federal fair housing laws shall be delineated, as well as a tenant selection/screening method. Residents referred by government or nonprofit agencies shall be accepted for screening without bias. Fair and legal eviction procedures, including an appeal process, shall be delineated. A tenant committee shall be established to handle SRO grievances and operational complaints by tenants. This committee's procedures/bylaws shall be delineated. d. Residency rules shall be delineated and provided and explained to each resident prior to rental of a unit. Single Room occup~y (SRO) Facility Proposed Development Code Amendments April 1, 1991 Page 6 o e. Rental rate policies shall be delineated. These shall include the initial rent levels, policies on the collection of rent, how increases in rent will be made and implemented in a fair manner. These policies shall also establish how security deposits, if any, will be set, received and returned. Limitations on rental rates to lower income persons may be made if public subsidies are provided. f. Guest policies shall be delineated and shall include rules regarding the allowed number of quests per resident, the time that quests may arrive and must depart. Guests shall be required to complete sign-in and sign-out sheets at the front desk and provide valid photo identification. Failure by a resident to conform to the quest policies shall subject the occupant to immediate termination of tenancy by the manager. OVernight quests are not permitted. g. If a resident is arrested on the premises (including the parking area) for drug or prostitution violations, the resident shall be evicted and prohibited from tenancy for a minimum of 6 months. The management shall not rent rooms to known prostitutes or Penal Code 290 or Health and Safety Code 11590 registrants, as identified by the Police Department. h. A minimum of weekly tenancy shall be required. 26. Security provisions shall be following manner: a. Video cameras equipped with infrared detectors must be strategically placed in all public areas including hallways, elevator entrances, lobby areas, garage areas, laundry areas, profit centers and other common areas, and monitored for internal security. The monitoring staff shall be separate from the front desk staff in order to provide for adequate monitoring. provided in the . Single Room occup~y (SRO) Facility Proposed Development Code Amendments April 1, 1991 Page 7 o b. unit locks shall doors shall be equipped and key card entrance be reproqrammable. with interior systems which c. Shower area doors shall be interior locks with access by master key. An emergency call cord shall be provided. equipped with a management button or pull d. Front entry areas shall allow for adequate visual access into the front desk/lobby area by police from patrol cars. e. Each room and all common areas shall have operable windows, except for the first floor which may be fixed, if a reasonable equivalent alternative is approved by the Chief Building Official and Fire Chief. f. Adequate measures shall be taken to provide for vehicle parking security including limited secured access by electronic wrought iron security gates and fencing, night lighting and video camera monitoring. OVerride devices for gates shall be provided for the Police and Fire Department. Parking shall be restricted to staff and occupants only, guests must park in the temporary parking facility. g. A private security guard may be required to be provided between the hours of 6:00 p.m. to 6:00 a.m. for SRO facilities under 75 units in size, and on a full time, 24 hours a day basis, for SRO facilities 75 units or more in size. The security guard shall be fully uniformed, bonded, P.O.S.T certified, licensed by the state to bear firearms and bearing firearms while on duty. h. Valid photo identification shall be required as a condition of registration and entry clearance. A valid photo identification is a state or official driver's license, a military identification card, an official state identification card or a San Bernardino Police Department registration card. Management shall post in the registration area signs declaring that photo identification is re- quired by tenants and their guests, and that the registration information will be presented to the Police Department upon demand. - 1 Single Room occup~ (SRO) Facility Proposed Development Code Amendments April 1, 1991 page 8 o i. Management is to keep and maintain complete and accurate tenant registration cards in duplicate, including photocopies of required photo identification. Registration information shall include the name of the occupant, unit number, rental rate, vehicle type and vehicle license number. The duplicate copies of the reqistration cards shall be taken to the San Bernardino Police Department weekly. Reqistration information shall be provided to the Police Department upon demand. 27. A condition of approval of a SRO facility shall be compliance with Municipal Code Section 5.82 (Busi ness Permit Requlation's). A SRO facility with excessive druq or prostitution arrests may be brouqht before the Police Commission for review. If the Police commission determines that a "failure by manaqement" has occurred, in that a findinq is made that excessive druq or prostitution arrests are occurinq at the SRO facility, the Conditional Use Permit and Business License for the SRO facility shall be revoked, and a 30 day termination notice to the operator and occupants of the SRO facility shall be sent. Further operation of the SRO facility shall not occur without first processinq and obtaininq approval for a new conditional use permit. 28. Condition compliance inspections by the City may be made, and the costs of such inspections shall be paid by the SRO facility operator. Any violation(s) of the conditions of approval, municipal codes, or state or federal laws or requlations pertaininq to SRO facilities, as they exist at the time of the inspection, shall be corrected within the time period(s) specified in the notice of violation. If the Director makes a findinq that the corrections have not been made within the specified time period(s), the Conditional Use Permit and Business License for the SRO facility shall be revoked, and a 30 days termination notice to the operator and occupants of the SRO facility shall be sent. Further operation of the SRO facility shall not occur without first processinq and obtaininq approval for a new Conditional Use Permit. - .LI - Single Room occup~y (SRO) Facility proposed Development Code Amendments April 1, 1991 Page 9 o 29. The maximum number of SRO units to be brought into service within the city of San Bernardino after the effective date of the Development Code, shall be the number that accomodates 500 occupants. Prior to any proposed amendments to these SRO standards or to an increase in the maximum number of SRO units- in-service, the Department of Planning and Building Services shall present a report to the City Council with the following information: the number and location of permitted SRO projects, the number and capacity of existing SRO . units, the average occupancy rate, the rent levels, the average number of vehicles per resident, and the perceived adequacies or deficiencies of the management services provided in the SRO facilities. JM/das SROFACILITIES