HomeMy WebLinkAboutOrdinance 313 Amending Chapter 15 City Code ORDINANCE NO. 313
AN ORDINANCE AMENDING CHAPTER 15
OF THE SARATOGA CITY CODE
THE CITY COUNCIL OF THE CITY OF SARATOGA HEREBY ORDAINS AS FOLLOWS:
Findings
1. California Senate Bill 2 (SB2)requires General Plan Housing Elements to include polices for
the provision of transitional housing opportunities often referred to as Single-Room Occupancy
(SRO)housing.
2. The 2007-2014 General Plan Housing Element included a policy that the City amend the
zoning code to include definitions and development standards for Single-Room Occupancy
housing.
3. The City of Saratoga wishes to amend Section 15 of the City Code to include development
standards for Single-Room Occupancy housing and permitting procedures consistent with
State law.
4. These amendments were considered by the Planning Commission of the City of Saratoga
after a duly noticed public hearing on December 11, 2013 and the Planning Commission
recommended adoption of the updates to Chapter 15.
5. The City Council of the City of Saratoga held a duly noticed public hearing on September
January 15, 2014, and after considering all testimony and written materials provided in
connection with that hearing introduced this ordinance and waived the reading thereof.
Therefore, the City Council hereby amends the City Code as follows:
Section 1. Adoption.
The Saratoga City Code is amended as set forth below. Text to be added is indicated in bold double-
underlined font(e.g.,bold double-underlined)and text to be deleted is indicated in strikeout font(e.g.,
striikeout). Text in standard font is readopted by this ordinance. Text in italics (e.g., italics) is
descriptive only and is not part of the amendments to the City Code.
1. Definition of Single-Room Occupancy Building
15-06.615 Single-Room Occupancy Building
"Single-Room Occupancy (SR 1 Building" means any building containin. five or more
ren .1 ni • •di .t• • • .r•vi'in. hi sin. f• • •r on i Ii : ,ili i• h• •l• •r1 • I . •r-
income individuals. SRO buildings contain either individual or common cookin' and/or
bathroom facilities. SRO units are individual living spaces within an SRO building.
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2. Adding Development Standards for Single-Room Occupancy Buildings and Units to the C-
N(RHD) district regulations.
15-19.035 C-N(RHD) district regulations.
(a) Permitted uses. In addition to the permitted uses listed in Section 15-19.020(a) and
15-19.030(a) of this Article, the following permitted uses shall also be allowed in a C-N(RHD)
district:
(1) Mixed-use development with a minimum residential density of twenty dwelling units per
net acre and conforming to the design standards found in Article 15-58. Pursuant to Government
Code Section 65583.2(i) such development shall not constitute a "project" under CEQA.
(2) Emergency shelters, transitional housing, single-room occupancy buildings, and
supportive housing for homeless individuals and families.
(b) Conditional uses.In addition to the conditional uses listed in Section 15-19.020(b)and 15-
19.030(b)of this Article,the following conditional uses may also be allowed in a C-N(RHD)district,
upon the granting of a use permit pursuant to Article 15-55 of this Chapter:
(1) Drive-through services.
(2) Gasoline service stations; provided that all operations except the sale of gasoline and oil
shall be conducted within an enclosed structure.
(c) Site area. The minimum net site area of any lot in a C-N(RHD) district shall be ten
thousand square feet.
(d) Site frontage,width and depth.The minimum site frontage,width and depth of any lot in
a C-N(RHD) district shall be as follows:
Frontage Width Depth
60 feet 60 feet 100 feet
(e) Coverage. The maximum net site area covered by structures on any lot in a C-N(RHD)
district shall be eighty percent.
(f) Front setback area. The minimum front setback area of any lot in a C-N(RHD) district
shall be ten feet; except that on a site abutting and fronting on the same street as, or directly across
the street from,an A,R-1,HR,R-M or P-A district,the minimum front setback area shall be fifteen
feet.
(g) Side and rear setback areas.No side or rear setback areas shall be required for any lot in
a C-N(RHD) district, subject to the following exceptions:
(1) On a reversed corner lot abutting a lot in an A, R-1, or HR district,the minimum exterior
side setback area shall be not less than one-half of the required front setback area of the abutting lot.
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(2) Except as otherwise provided in subsection(g)(1)of this Section,on a lot abutting an A,R-
1,or HR district,the minimum side setback area or rear setback area abutting such other district shall
be thirty feet.
(3) On a lot directly across a street or alley from an A, R-1,or HR district,the minimum side
setback area or rear setback area abutting such street or alley shall be ten feet.
Where a side or rear setback area is required under any of the foregoing provisions, one foot
shall be added to the required setback area for each one foot of height or fraction thereof by which a
structure within thirty feet of the lot line for such setback area exceeds fourteen feet in height.
(h) Height of structures.The maximum height of any structure in a C-N(RHD)district shall
be thirty feet.
(i) Enclosure of uses.All permitted and conditional uses shall be conducted entirely within a
completely enclosed structure, except for off-street parking and loading, gasoline service stations,
outdoor dining, nurseries, garden shops and Christmas tree and pumpkin sales lots.
(j) Screening and landscaping. An area not less than five feet in depth along all property
lines that abut a street shall be landscaped with plant materials and/or improved with sidewalks or
pathways as required by the Planning Commission. All planting materials shall permanently be
maintained by the owner or occupant of the site.
(k) Alternative standards for multi-family dwellings.Notwithstanding any other provisions
of this Section, where multi-family dwellings will be located upon a site, the project shall comply
with the development standards set forth in Article 15-17 of this Chapter. The density of
development above twenty dwelling units per net acre shall be as determined in each case by the
Planning Commission, based upon its findings that:
(1) The project will not constitute overbuilding of the site; and
(2) The project is compatible with the structures and density of development on adjacent
properties; and
(3) The project will preserve a sufficient amount of open space on the site; and
(4) The project will provide sufficient light and air for the residents of the site and the
occupants of adjacent properties.
1 D•v•11 ,m•nt :re fir intl I ' im 1 • .n ilsints :n' nit
(1) Single Room Occupancy Buildings
(a) Four square feet of common area per living unit shall be provided,with a minimum
of 200 square feet in area of interior common space, excluding janitorial storage. laund
facilities and common hallways.
(b) Laundry facilities must be provided in a separate room at the ratio of one washer
and one dryer for every 20 units or fractional number thereof, with a least on washer and
dryer per floor.
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(c) A cleaning supply room or utility closet with a wash tub with hot and cold running
water shall be provided on each floor of the SRO Facility.
(2) Single Room Occupancy Units
(a) A unit shall have a minimum size of 150 square feet and a maximum of 400 s•uare
feet
b A uni shall a smmsd: • : maximum of i o •rssn .
(c) A unit may contain partial or full bathroom facilities. A nartial bathroom facili
shall hav• •t 1•ast silt •n• 'nk• : f 11 s :thr s •m f. ill' hall hav• : t s it• ink :nd
b. ht s sh i wer or b:th b/sh S w•r om sin, i n If a f 11 1 , hroom fa ili i not s rovi s • •
ommon •a hr s om f: ili i•s shit s • s ro is • • in •c sr' in • ith the :lifor i. B ildin• od•
for congregate residences.
(d) A unit is not required to but may contain partial or full kitchen facilities. A full
kitchen in 1 d•s a sink • r•fri'er: or in• . s s v• r:n'a to or iv•n. A artial kitch•n is
lacking at least one of these a• •fiances. If a full kitchen is not provided common kitchen
facilities shall be provided with at least one full kitchen per floor.
(e) Each unit shall have a separate closet.
(f) All units shall com 11 with all requirements of the California Buildin• Code. All units
shill i m 1 ith all : • Ili : 1 1• :c • i f .n• : s : tabili i re s it•ments All ommon
areas shall be fully accessible.
(3) Management
An R I s ill in• wi h 10 or mor• ni h•11 !r i ide . 24-h• r resid•nt man,••r An
SRO building with less than 10 units shall provide a management office.
(b) A mana• •ment 01,n h.1113. s i mi •d ith he • •v•1 1 ,m•n a_s lira fin fora R I
building. The management plan shall address management and o eration of the facility
rent:1 i r n • • res saf• i .ni • ri of r• id•n s ,n• buil s in' main •n:nc•.
(4) Off-street parking shall be provided consistent with Section 15-35-030
(5) Tenancy of SRO units shall be for not less than 30 days.
(6) An •xistin• r ur• m • • 1 nv•rt• • o •n RO buildin• c•n isten with the
provision of this Section.
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3. Parking requirements for Single-Room Occupancy Units
15-35.030 - Schedule of off-street parking spaces.
Off-street parking spaces shall be provided in accordance with the following schedule:
Use Spaces Required
(t) Single-Room In• , : • f, •_ h ni .1 n• 0 : • f i h• I - ' • mini •
Occupancy Building wh•n r• I it• s s i n• s : • fir • ,ch : s .iii •m i
Section 2. Severance Clause.
The City Council declares that each section,sub-section,paragraph,sub-paragraph,sentence,clause
and phrase of this ordinance is severable and independent of every other section, sub-section,
paragraph,sub-paragraph,sentence,clause and phrase of this ordinance. If any section,sub-section,
paragraph, sub-paragraph, sentence, clause or phrase of this ordinance is held invalid, the City
Council declares that it would have adopted the remaining provisions of this ordinance irrespective
of the portion held invalid,and further declares its express intent that the remaining portions of this
ordinance should remain in effect after the invalid portion has been eliminated.
Section 3. California Environmental Quality Act
The Community Development Department completed an Initial Study and Negative Declaration
which included a review of the environmental impact of all of the policies included in the adopted
2007-2014 General Plan Housing Element. This review included Policy Action 4-4.8: Zoning to
Encourage and Facilitate Single-Room Occupancy Units (SRO's).
Section 4. Publication.
A summary of this ordinance shall be published in a newspaper of general circulation of the City of
Saratoga within fifteen days after its adoption.
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Following a duly notice public hearing the foregoing ordinance was introduced at the regular
meeting of the City Council of the City of Saratoga held on the 15th day of January 2014,and was
adopted by the following vote on February 5, 2014.
COUNCIL MEMBERS:
AYES: Mayor Emily Lo, Vice Mayor Howard Miller, Council Member Manny
Cappello, Chuck Page, Jill Hunter
NOES: None
ABSENT: None
ABSTAIN: None
SIGNED:
Emily Lo
MAYOR, CITY OF SARATOGA, CALIFORNIA
ATTEST:
(�
K�C &0 L t 0 DATE: j2-Q
Crystal othelio
CITY CLERK
APPROVED AS TO FORM:
DATE: RZ I )IP
Richard Taylor
CITY ATTORNEY
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