It is the purpose of this chapter to encourage the production of a more diverse housing stock and more affordable housing options. In enacting this chapter, it is also the intent of the City to implement the goals, objectives, and policies of the Housing Element of the City's General Plan.

(Ord. 1647, 3-7-2023)

   A.   Housing developments containing 5 or more units 250 to 450 square feet shall be considered "Micro-Unit developments" and be subject to the standards in the underlying zoning district, specific plan or overlay and the standards in this chapter. If the standards in this chapter conflict with the underlying zoning, the standards in this chapter will take precedence. Housing developments containing fewer than 5 units 250 to 450 square feet shall not be considered Micro-Unit developments and shall be subject only to the standards in the underlying zoning district, specific plan or overlay.

   B.   Micro-Unit developments are permitted in the following zones, overlays, specific plans, and other locations that the City Council may designate:

      1.   Multi-family Residential (R-3) Zone.

      2.   Housing Overlay (HO) District.

      3.   Mixed-Use Overlay (MU-O) District.

      4.   Downtown Specific Plan (DSP).

(Ord. 1647, 3-7-2023)

   A.   Unit Size: Each unit must be at least 250 square feet in floor area but cannot exceed 450 square feet in floor area.

   B.   Unit Size Mix: 50% of the micro-units in a project must be at least 350 square feet in floor area.

(Ord. 1647, 3-7-2023)

A maximum 25% of residential units in a development may be micro-units, unless otherwise agreed to via development agreement under section 15-13C-6.

(Ord. 1647, 3-7-2023)

   A.   A development agreement pursuant to Government Code § 65854 et seq. is required for a micro-unit development proposing more than 40 total units or in excess of the 25% micro-unit limit set forth in section 15-13C-4. The foregoing notwithstanding, no development may exceed a maximum of 75% micro-units of the total number of residential units in a development.

   B.   A development agreement is required for projects with 40 or fewer total units that do not comply with the required standards, amenities, or unit mix specified in this chapter.

   C.   The Community Development Director, or designee, may require the person requesting the development agreement to include reasonable information or documentation as part of the development agreement application process.

(Ord. 1647, 3-7-2023)

Projects subject to this chapter must comply with this section's operational standards, unless otherwise provided in a development agreement pursuant to section 15-13C-6:

   A.   Onsite manager required for projects pursuant to California Code of Regulations Title 25 section 42.

   B.   The minimum length of stay shall be 30 days; short-term rentals are prohibited.

   C.   Occupancy is limited to two persons, not including children up to three years of age.

   D.   A management plan must be submitted to the Community Development Director before the City issues building permits or before a development agreement is approved for review and approval and must, without limitation, provide for the following:

      1.   Security;

      2.   Rental periods;

      3.   Tenant screening and residency requirements;

      4.   Parking; and

      5.   Occupancy limits.

(Ord. 1647, 3-7-2023)

Each micro-unit must contain the following amenities, unless otherwise provided in a development agreement pursuant to section 15-13C-6:

   A.   One kitchen in every unit, including the following minimums:

      1.   30-inch sink;

      2.   18-inch by 24-inch counter;

      3.   Stove and/or oven feature;

      4.   24-inch wide, full height refrigerator; and

      5.   Microwave.

   B.   One bathroom, including the following minimums:

      1.   Toilet;

      2.   Sink; and

      3.   Bathtub or shower.

   C.   A minimum 48 square feet of storage space in a closet.

(Ord. 1647, 3-7-2023)

Projects subject to this chapter must comply with this section's development standards for micro-units, unless otherwise provided in a development agreement pursuant to section 15-13C-6:

   A.   Vehicle Parking: One space for studio and one-bedroom units or 1.5 spaces for two-bedroom units.

   B.   Other parking standards in Chapter 15-15 (Off-street parking).

   C.   Bicycle parking - 1 rack (two-bike capacity) for every 3 units.

   D.   Deviation From Parking Standards: Any person requesting deviation from the vehicle parking requirements in section 15-3C-9 must submit a parking demand study and Transportation Demand Management (TDM) program to the City with its development agreement application, or at a later time, for review and approval by the Community Development Director or designee. The Community Development Director or designee will consider the following mobility amenities and incentives in reviewing the TDM program and proposed deviations from the parking requirements in this section:

      1.   Bicycle parking/storage beyond minimum code requirements;

      2.   Onsite bike-share station;

      3.   Onsite car-share stop;

      4.   Shuttle service to major hubs;

      5.   Onsite childcare service;

      6.   Subsidized transit passes for residents;

      7.   Unbundling parking spots from the regular rent; or

      8.   Use of point system or consideration of proximity to public transit.

   E.   Security:

      1.   Minimum lighting of 1.25 foot-candles is required in all parking areas.

      2.   Projects must comply with all applicable security code provisions in this code.

(Ord. 1647, 3-7-2023)

   A.   Private Open Space: All units must have a minimum of 50 square feet of private open space.

   B.   Common Open Space: There must be a minimum of 400 square feet of common open space for the first 30 project units overall, plus 15 square feet per each unit above the first 30 project units.

   C.   Common Indoor Space:

      1.   Projects must include common indoor space equal to at least the greater of 10 square feet per unit or 200 square feet.

      2.   Common indoor space must consist of the following amenities:

         a.   Communal Kitchen: Projects with more than 30 units must incorporate at least one common full kitchen; and

         b.   Multipurpose Space: Projects must incorporate multipurpose space on each floor that may include any of the following:

            (1)   Office/meeting room;

            (2)   Fitness room/gym;

            (3)   Game/craft room;

            (4)   Living room; or

            (5)   Other similar uses.

      3.   Required common indoor space excludes janitorial storage, laundry facilities, and common hallways.

   D.   Laundry: Projects must provide one washer and dryer per 10 units or fraction thereof.

(Ord. 1647, 3-7-2023)

Projects subject to this chapter must comply with the following design standards, unless otherwise provided in a development agreement pursuant to section 15-13C-6:

   A.   Unit Configuration: Project configuration must facilitate the future combination of micro-units into larger units.

   B.   Ceiling Height: Micro-unit ceiling height must be at least nine feet.

   C.   Access To Natural Light: Micro-units must have direct access to natural light.

   D.   Window Size: The total square-foot area of windows in a micro-unit must equal at least 15% of the unit's floor area.

(Ord. 1647, 3-7-2023)

The subdivision or individual sale of micro-units is prohibited.

(Ord. 1647, 3-7-2023)

Micro-units are subject to the same development impact mitigation fees as other multi-family residential units.

(Ord. 1647, 3-7-2023)

   A.   The City Council may establish fees by resolution for the City's ongoing administration of this chapter.

   B.   The Community Development Director, or designee, may promulgate regulations to facilitate the City's ongoing administration of this chapter, and such regulations will become effective upon publication on the City's website.

(Ord. 1647, 3-7-2023)