§ 17.37.040. Mixed-use projects—Development standards.
The following standards shall apply to the development of a mixed-use project within the C-G and site-specific C-L zones:
A.
The parcel(s) upon which the mixed-use development is located shall conform to the requirements prescribed herein and shall comply with all underlying applicable zoning requirements of the C-G and C-L zones. In the event that there is a conflict between standards, the more restrictive standards shall apply.
B.
The number of dwelling units shall be limited to a maximum density of twenty-two units per acre, except that a maximum of forty dwelling units per acre shall be permitted at 627 Deep Valley Drive.
C.
At least three hundred square feet of usable outdoor open space per dwelling unit must be provided, except for single room occupancy (SRO) facilities. This area may include private "open" balconies/terraces and common outdoor spaces. Parking and loading areas (including required landscaping in parking and setback areas), recreation/community rooms and laundry/mechanical rooms will not be considered usable open space.
D.
Where residential units are in the same structure as the commercial use, access to residential units shall be provided separately from commercial access.
E.
Mixed-use projects shall conform with California Title 24 handicapped laws.
F.
Separate parking facilities shall be provided for residential uses and commercial uses except that residential visitor parking and commercial parking may be shared, as determined during project review. Parking shall be required at one space per unit for one bedroom units, two parking spaces for two and three bedroom units. The planning commission may require more parking for larger units as determined under development review. Guest parking shall be counted at one space for every three units. Senior housing parking requirements shall be one space per unit and three parking spaces for every four units for guest and employee parking. Senior housing parking requirements may be adjusted on an individual project basis (as determined under development review), subject to a parking study based on project location and proximity to services for senior citizens including, but not limited to, medical offices, shopping areas, mass transit, etc.
G.
Each residential unit shall be plumbed and wired for a washing machine and dryer, or shall provide common laundry facilities of sufficient number and accessibility, consistent with the number of living units.
H.
Adequate internal and external lighting shall be provided for security purposes. The lighting shall be energy efficient, stationary, deflected away from adjacent properties and public right-of-ways, and of an intensity compatible with the underlying zone.
I.
Solid waste receptacle(s) of sufficient size to accommodate the solid waste generated shall be provided on the premises. The receptacle(s) shall be within an enclosure and adequately screened from public view. The enclosure shall be architecturally compatible with the building and located within close proximity to the residential units which they are intended to serve. Commercial loading areas and solid waste storage areas shall not be shared with residential uses unless so determined during project review.
J.
The city may require a bus stop location and shelter to be installed for the mixed-use project if deemed appropriate during project review.
K.
General residential care facilities are subject to the following additional development standards:
1.
The total floor area of the facility must average at least four hundred square feet per resident, excluding parking.
2.
The facility may not contain more than twenty beds or serve more than twenty persons at any one time.
3.
Parking requirements are one space per bedroom and two spaces for every five bedrooms for guest and employee parking.
4.
No general residential care facility is allowed to be located within one thousand feet of the boundaries of a parcel with another such facility.
5.
The required findings in Section 17.37.020(A) do not apply to a general residential care facility.
L.
Single room occupancy (SRO) facilities are subject to the following additional development standards:
1.
Parcel Size. The maximum permitted parcel size for a SRO facility is one-half acre.
2.
Unit Size. The minimum size of a unit is two hundred fifty square feet and the maximum size of a unit is three hundred fifty square feet.
3.
Occupancy. Each unit must be designed to accommodate a maximum of two individuals.
4.
Common Area. Notwithstanding Section 17.37.040(C), a minimum of ten square feet for each unit or three hundred square feet, whichever is greater, must be provided for a common area. All common area must be within the structure. Dining rooms, meeting rooms, recreational rooms, or other similar areas may be considered common areas. Shared bathrooms and kitchens are not considered common areas.
5.
Bathroom Facilities. Each unit must provide a full bathroom consisting of a tub and shower combination or shower, sink, and a toilet. The bathroom must be separated from the main living space.
6.
Kitchen Facilities. Each unit must provide a kitchen area with a functioning cooking appliance, sink with garbage disposal, refrigerator, and dining table/counter area.
7.
Closet. Each unit must have a separate interior closet.
8.
Laundry Facilities. A shared washer and dryer appliance for residents must be provided on each residential floor.
9.
Management Plan. A management plan must be submitted for review and approval. The management plan must contain the following:
a.
Management policies and operations;
b.
Rental procedures and rates, including tenant screening and low-income residency requirement certification, minimum tenancy of thirty days, and rates affordable to persons of low income;
c.
Maintenance plans;
d.
Residency and guest rules and procedures, including clear standards for grievances, tenant behavior, and evictions;
e.
Security procedures and staffing needs including job descriptions;
f.
Provision for a twenty-four-hour resident manager for any SRO facility with ten or more units. The manager may not occupy a SRO unit. A SRO facility with nine units or less must provide a management office on-site.
10.
Parking. Parking (which may be uncovered) must be provided at a ratio of 1.5 spaces per unit.
11.
Separation. A SRO facility may not be located within five hundred feet of any other SRO facility, emergency shelter, or other similar program, unless such program is located within the same building or on the same lot.
12.
Findings. The required findings in Section 17.37.020(A) do not apply to a SRO facility.
M.
In addition to the standards of the mixed-use overlay district, senior independent living facilities, residential care facilities for the elderly, and skilled nursing facilities are subject to the following additional provisions:
1.
Minimum Separation. No facility with a residential care for the elderly component or skilled nursing component may be located within one thousand five hundred feet of any other facility with either such component as measured from the nearest property line.
2.
Minimum Unit Size.
a.
For senior independent living facilities, the following minimum unit sizes are required:
Studio units: 400 square feet One-bedroom units: 540 square feet Two-bedroom units: 700 square feet b.
For residential care facilities for the elderly, minimum individual room size per licensed bed is four hundred square feet, or as required by applicable state law or building codes, whichever is greater. For skilled nursing and dementia/memory care facilities, minimum room size per licensed bed is three hundred square feet or as required by applicable state law or building codes, whichever is greater.
3.
Open Space. A minimum of two hundred square feet per unit (for senior independent living units) or per bed (for residential care facilities for the elderly and skilled nursing facilities) must be provided as open space, which may be provided as private patios/balconies or common areas. At least one common usable outdoor open space area must be provided. Up to fifty percent of the open space requirement may be provided as indoor common recreational and social areas. Dining rooms may satisfy a portion of the open space requirement only if they are available for use by residents at all times.
4.
Parking. Off-street parking, including guest and employee parking, must be provided at the following rate:
a.
Senior Independent Living Units. As required by Section 17.37.040(F) for senior housing.
b.
Residential Care Facilities for the Elderly (excluding memory care/dementia beds). One space per two licensed beds plus one space per two employees on the largest shift.
c.
Skilled Nursing Facilities and Memory Care/Dementia beds. One space per two employees on the largest shift.
The operator must provide a parking management plan demonstrating how peak period demand (e.g., Mother's Day) will be accommodated, which may include shared parking agreements with neighboring properties. In addition, a plan for shuttle transportation to local shopping services for residents of assisted living facilities may be required as determined during project review.
5.
Deviations from these standards for unit size, open space and parking may be approved through the conditional use permit process based on a site-specific analysis. Any other deviation from applicable development standards will require approval of a variance pursuant to Chapter 17.66 of this code.
6.
When a senior project includes more than one type of facility on the same campus, each component of the project must conform to the development standards applicable to that type of facility.
7.
The required findings in Section 17.37.020(A)(5) do not apply to a residential care facility for the elderly or a skilled nursing facility.
(Ord. 633 § 3, 2007; Ord. 629 § 16, 2005; Ord. 591 § 1 (part), 1997)
(Ord. No. 689, §§ 3—5, 12-10-2013; Ord. No. 694, § 5, 9-23-2014)