HomeMy WebLinkAboutAS03-Planning and Building
. CITY OF SAN BERtt:,RDINO -
REQUEST ~R COUNCIL ACTION
From: Larry E. Reed. Ass i stant Di rector
Dept: Planning and Building Services
Date: July 12, 1991
Subject: Dra ft Deve 1 opment Code
Single Room Occupancy
Mayor and Common Council Meeting of
July 15, 1991
Synopsis of Previous Council action:
On March 6, 1991, the Planning Commission voted to recommend to the Mayor and
Common Council to approve the proposed-draft Development Code amendments and
to adopt the Negative Declaration.
Recommended motion:
That the Mayor and Common Council direct Planning staff to prepare an ordinance to
amend the Development Code as appropriate to incorporate provisions as shown in
Attachment B
r
Signature
Larry E. Reed
Phone:
384-5357
Contact person:
Supporting data attached:
FUNDING REQUIREMENTS: Amount: N/A
Attachment A - Staff Memo
Attachment B - SRO Provision Source: (Acct. No.l
Attachment C - Planning Commission
Staff Summary (Acct. DescriPtion)
Ward:
City-Hide
Finance:
Council Notes:
75-0262
Agenda Item No
AS -3
~~ity of San Bernardino 0
~NTEROFFICE MEMORANDUM
9107-3301
FROM:
Larry E. Reed, Assistant Director of
Building Services
Planning
and l{tJ
TO:
Mayor and Common council
SUBJECT: SINGLE ROOM OCCUPANCY (S.R.O)
DATE: July 5, 1991
COPIES: John Montgomery, principal Planner; Al Boughey,
Director of Planning and Building Services
On June 19, 1991, a meeting was held to discuss the draft SRO
ordinance. Attendees included: Judith Lenthall, John
Lightburn, Lt. Tom Meier of the Police Department, Sandra
Paulsen, Senior Planner, and myself. Several issues were
raised and resolved to everyone's satisfaction. Following is
a summary of the meeting.
John Lightburn's primary concern centered around conversion
of existing motels to residential facilities, including
facilities for people who are mentally impaired but capable
of independent living if minimally supervised. Mr. Lightburn
was advised that the type of facility he proposed could be
classified as a residential care facility and would not
necessarily be required to meet the standards of the SRO
provisions. A result of the discussion was to add clear
language to the ordinance specifying that he SRO standards
are for new construction only. It is recommended a separate
ordinance be drafted regarding conversion of existing struc-
tures into SRO facilites. Judith Lenthall stated she had
never seen a successful conversion due to the layout of
motels and the fact that motels usually contain fewer units
making management more costly per unit. The combination of
these two factors makes motel to SRO conversions economically
unviable.
Other changes included:
IV. Specific Standards (2) This was changed to eliminate
the imposition of bus schedules as a location determi-
nant, keeping the requirement that SROs be located
within 1/4 mile of a bus line.
ATTACHMENT A
o
INTEROFFICE MEMO~UM: 9107-3301
SINGLE ROOM OCCU~CY (S.R.O)
July 5, 1991
Page 2
It was recommended that (5), (7) and (22) be moved to
guidelines. Staff does not support this recommendation
for 2 reasons. First, it does not match the established
format of the Development Code. Second, and more
important, the mandatory language has been revised and
the 3 items in question state that the standards SHOULD
be incorporated in the design of a project. This
provides the City with flexibility in reviewing an SRO
project on a case-by-case basis.
(25) It was questioned who would review
management plan. We explained that the
included as a condition of approval of
Use Permit. The Planning Commission
authority.
(e)
and approve the
plan will be
the Conditional
is the review
the words
from the
clause.
"in a fair manner" were deleted
rent collection and increases
(f) the termination of tenancy clause was re-
worded for clarification.
(g)
the tenant arrest
include the words
clarification.
clause was reworded
"at the facility"
to
for
(26) Security provisions
(f)
(g)
the fencing requirement of wrought iron
made more flexible by adding the phrase
alternative materials compatible with
architectural style"
the security guard requirement will not
mandatory unless there is a failure
management or violations of conditions
approval are found:
was
"or
the
be
of
of
the identification of guests requirement
charged so that "valid" identification
required but "photo" identification is
required.
There were no other comments or concerns. Planning staff has
incorporated these changes into a newly revised draft of SRO
facility standards.
(h)
was
is
not
If you would like more information, please call.
CITY OF ~ BERNARDINO DRAFT - JUNE ~ 1991
Sinqle Room Occunancv (SRO) Facilities
pronosed Develonment Code Amendments
I. Definition
Add the following definitions to Section 19.02.050
Definitions of the Development Code:
Sinqle Room Occunancv (SRO) Facilitv A cluster of
seven or more units within a newly constructed
residential hotel of weekly or longer tenancy providing
sleeping or living facilities 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
maX1m1ze resident control of behavior, particularly
crime, within a public, semiprivate or private area,
structure or community.
II. Allowed Zones / Review Process
Add to Table 6.01 (Table of
Districts) the listing of
Facilities as an allowed
Conditional Use Permit in
Districts.
Allowed Uses in Commercial
Single Room Occupancy (SRO)
use with an approved
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
Standards for Commercial Districts the
specific standards:
Development
following
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 b~s
stop.
ATTACHMENT B
Single Room Occu~y (SRO) Facility
Proposed Developm~t Code Amendments
June 24, 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 should 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, should be illuminated with a minimum of 2
footcandles by low pressure sodium lighting from
dusk to dawn.
8.
Each guest unit shall be provided with
following minimum amenities:
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.
Single Room Occu~cy (SRO) Facility
Proposed Develop~t Code Amendments
June 24, 1991
Page 3
o
One closet per person.
One storage/desk arrangement per person.
Intercom system.
Lockable door, which
wide, opens inward,
card access from a
hallway or common area.
is a minimum of 36 inches
and has a reprogrammable key
secured enclosed interior
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.
12. If complete bathrooms are not provided in each
unit, shared showers shall be provided at a ratio
of 1 per 7 occupants or fraction thereof on the
same floor with interior lockable doors. These
shall be directly accessible from indoor common
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.
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 should 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
.
Single Room occuar\cy (SRO) Facility
Proposed Developm~t Code Amendments
June 24, 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 should be employed in the
design and location of BROs.
23.
Interior
least 1
surface.
hallways shall be brightly lit with at
footcandle of lighting on the floor
Single Room Occu~y (SRO) Facility
Proposed Develop~ Code Amendments
June 24, 1991
Page 5
o
24. All lighting fixtures shall be vandal and graffiti
resistant. All common areas, including hallways,
elevators and shower facilities should 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 as part of
the Conditional Use Permit. 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
single Room Occu~y (SRO) Facility
Proposed Developm~ Code Amendments
June 24, 1991
Page 6
o
to rental of a unit.
e. Rental rate policies shall be delineated.
These shall include the initial rent levels,
~olicies on the collection of rent, how
1ncreases in rent will be made and imple-
mented. 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
guests per resident, the time that guests may
arrive and must depart. Guests shall be
required to complete sign-in and sign-out
sheets at the front desk and provide valid
identification. If a resident fails to
conform to the quest policies, the resident
shall be evicted pursuant to applicable State
law. OVernight guests 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 at the SRO
facility 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
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.
shall be provided in the
NOTE: Infrared detectors are to activate a
flashing light to help direct monitoring staff
to specifc area of the facility.
b.
Unit
locks
shall
doors shall be equipped
and key card entrance
be reprogrammable.
with interior
systems which
.
Single Room Occu~y (SRO) Facility
Proposed Develop~ Code Amendments
June 24, 1991
Page 7
o
c. Shower area doors shall be equipped with
interior locks with access by a management
master key. An emergency call button or pull
cord shall be provided.
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 or alternative
materials compatible with the architectural
style, 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. Pursuant to 19.06.030(27) or (28), if "failure
by management" has occured or violations of
conditions of approval are found, then a
private security guard may be required to be
provided on a 24 hours a day basis. The
security guard shall be fully uniformed,
bonded, P.O.S.T certified and licensed by the
State to bear firearms.
h. Valid photo identification shall be required
as a condition of registration. 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 required by tenants and a
valid identification for their guests (photo
identifaction not required), and that the
registration information will be presented to
the Police Department upon demand.
i. Management is to keep and maintain comple~~
and accurate tenant registration cards 1n
duplicate, including photocopies of required
photo identification. Registration
.
Single Room OccuRr\Py (SRO) Facility
Proposed Developm~ Code Amendments
June 24, 1991
Page 8
o
information shall include the name of the
occupant, unit number, rental rate, vehicle
type and vehicle license number. The
duplicate copies of the registration cards
shall be taken to the San Bernardino Police
Department weekly. Registration 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 Regulation's). A SRO facility with
excessive drug or prostitution arrests may be
brought before the Police Commission for review. If
the Police Commission determines that a "failure by
management" has occurred, in that a finding is made
that excessive drug or prostitution arrests are
occuring 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 BRO facility
shall be sent. Further operation of the BRO
facility shall not occur without first processing
and obtaining 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 BRO facility operator. Any
violation(s) of the conditions of approval,
municipal codes, or state or federal laws or
regulations pertaining to BRO 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
finding that the corrections have not been made
within the specified time period(s), the
Conditional Use Permit and Business License for the
BRO 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 BRO facility shall not occur without first
processing and obtaining approval for a new
Conditional Use Permit.
Single Room occu~y (SRO) Facility
Proposed Developm~t Code Amendments
June 24, 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
CITY OF SAN _ .JERNARDINO
C
-
..JEMORANDUM
c:
To Planning Commission
From Larry E. Reed, Director
Subject Amendment of SBMC Sections
19.02.050 and 19.06.030
Date March 6, 1991
Approved Item No. 4
Date
REOUEST
To amend and add to the San Bernardino proposed Development
Code to permit the construction, operation and regulation of
Sinqle Room Occupancy (SRO) facilities subject to conditional
use permit approval in RM, Residential Medium, RMH, Residen-
tial Medium-Hiqh, RB, Residential Hiqh, and CR-2, Commercial
Reqional (Downtown), General Plan desiqnated land use dis-
tricts.
CALIFORNIA ENVIRONMENTAL OUALITY ACT STATUS
An Initial Study was prepared on the proposed Amendment
chanqes and additions and presented to the Environmental
Review Committee (ERC) members at their regularly scheduled
January 31, 1991 meetinq. The ERC members recommended a
Neqative Declaration on the proposed SRO facilities amendment
chanqes and additions. The Amendment was advertised, commen-
cinq a public review period that extended from February 7
throuqh February 27, 1991. No public comments have been
received reqardinq the SRO facilities amendment chanqes and
additions as of the writinq of this memorandum.
ANALYSIS
The sinqle Room Occupancy (SRO) Amendment chanqes and addi-
tions have been proposed to both meet the needs for this type
of sleepinq and livinq facilities as well as provide a means
for their orderly regulation within the City's limits. For
some time there has been a recoqnized and qrowinq need in San
Bernardino and other southland communities of similar size
and labor pool make-up, to provide smaller one or two person
sleepinq and livinq facilities with weekly or lonqer term
tenancy. Presently, such facilities have developed unchecked
and larqely unregulated in various motel, hotel and apartment
dwellinqs in areas throuqhout the City, with few controls,
exceptinq the use of code violation proceedinq.
The proposed development code amendments and additions of the
SRO facilities will desiqnate four (4) specific land use
districts only where these developments shall be permitted,
subject to an approved conditional use permit, namely, within
the RH, Residential Medium, RM8, Residential Medium-Hiqh, RB,
Residential Hiqh, and CR-2, Commercial Reqional (Downtown).
:R!OE .~
~IN PROGRESS
~~~/
ATTACH~lENT C
Amendment of SBMcQctions
19.02.050 and 19. 030
Planning Commissio Meeting of
March 6, 1991
Page 2
o
By limiting these SRO facilities to the four specific desig-
nated districts, and requiring a conditional use permit
approval to insure a full and careful screening of all
proposed sites, surrounding property compatibility and
provisions for sound design. Amenities as well as adoption
of a management plan and security regulations, the City will
be able to best regulate these facilities and see that they
are properly maintained and security safe for their
occupants. When any such facilities are found to be in
violation of the management and security plan regulations,
their business license shall be revoked and no further
operation will be allowed until a new conditional use permit
is processed and receives Planning Commission approval.
RECOMMENDATION
That the Planning Commission recommend to the Mayor and
Common Council:
To approve the amendment and additions of the proposed
Development Code on single Room occupancy (SRO) facili-
ties to permit their construction, operation and regu-
lation in RM, RMH, RH and CR-2 designated land use
districts, subject to Conditional Use Permit approval.
R~~C:f;;- ;;;;ed,
~E. Reed, Director
Planning and Building Services
?~(;.~
Paul G. scrogg"V
Assistant Planner
Attachments A - SRO Facilities Proposed Amendments Draft
B - Initial study
SRAMEND1902050