La Canada Flintridge
City Zoning Code
City Zoning Code
CHAPTER 11
18 STANDARDS FOR SPECIFIC RESIDENTIAL USES
§ 11.18.010 Purpose.
The purpose of this chapter is to provide for housing to serve the needs of various segments of the population, including lower income families and individuals, the homeless, and individuals with disabilities. This section addresses development standards for emergency shelters, transitional and supportive housing, and single room occupancy (SRO) housing, and reasonable accommodation as required by state law.
(Ord. 419 § 39, 2014)
§ 11.18.020 Emergency shelters.
A.
Purpose. In accordance with state law, the city of La Cañada Flintridge has a responsibility to provide adequate sites for emergency shelters that serve homeless individuals and families. This chapter establishes development standards for emergency shelter facilities.
B.
Definition. As used in this chapter, "emergency shelter" means a temporary residential facility that provides overnight accommodations and residential services for homeless persons and/or families on a short-term basis.
C.
Standards for Emergency Shelter Facilities.
1.
Minimum Separation. Emergency shelters shall be located at least 300 feet away apart, measured in a straight line between property lines of each shelter without regard to intervening structures or objects.
2.
Maximum Number of Beds. Emergency shelters shall have no more than 30 beds.
3.
Limited Terms of Stay. The maximum term of stay at an emergency shelter is 30 days in any consecutive 12 month period.
4.
On-Site Waiting Area. Emergency shelters shall provide an enclosed or screened waiting area that is physically separated from the public right-of-way in order to accommodate clients and to prevent queuing into the public right-of-way. Waiting areas shall be at least ten square feet per bed.
5.
Lighting. Exterior lighting shall be provided for pedestrian pathways and parking areas that serve emergency shelters. Lighting shall be adequate for security and designed to prevent spillover on adjacent properties.
6.
Parking. The minimum number of parking spaces required for emergency shelters is one space for every four beds, one-half space for every bedroom designated for families, and one space per each staff member provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.
7.
On-Site Security. Emergency shelters shall provide on-site security during all hours when shelters are open.
8.
Exterior Maintenance. Emergency shelter operators shall ensure that the exterior of shelters, including signs and accessory structures, are properly maintained. Emergency shelter sites shall be kept free of litter and graffiti at all times. Graffiti shall be removed within 48 hours of discovery.
9.
Supervision. Emergency shelters shall provide on-site supervision at all times when shelters are open. Shelter operators or their designees shall patrol areas within 1,000 feet of the shelter when shelters are open and for one hour after the closing each morning to ensure that shelter residents and/or individuals who have been denied shelter access do not congregate in the adjacent neighborhoods.
10.
Management Plan. Emergency shelter operators shall provide the city a management plan that addresses management experience, client supervision, client services, standards to govern expulsions, good neighbor issues, transportation, lights-out times, and food services provided. The management plan shall also include a floor plan that demonstrates compliance with the physical standards of this chapter, as well as contact information for the shelter operator. Management plans shall be submitted to and approved by the community development director prior to start of operations.
D.
Design and Amenities.
1.
Facility Layout. Living, dining, and kitchen areas within emergency shelters shall be physically separated from sleeping areas.
2.
Sleeping Area. Sleeping areas within emergency shelters shall be at least 35 square feet per bed.
3.
Secure Area. Secure areas shall be provided for personal property in emergency shelters.
4.
Bathroom Facilities. Emergency shelters shall provide facilities for personal care (i.e., bathroom and shower facilities).
5.
Telephone Services. Emergency shelters shall provide telephone services that are separate from the office phones to protect privacy. Any payphone provided at an emergency shelter shall allow for call-out service only.
6.
Emergency shelters shall post operator contact information at shelter entrances.
(Ord. 419 § 39, 2014; Ord. 521, 6/4/2024)
§ 11.18.030 Transitional housing.
A.
Purpose. This section regulates the development and operation of transitional housing uses, which facilitate the transition of homeless individuals and families from temporary to permanent housing. State law requires the city to permit transitional housing as a residential use subject only to those restrictions that apply to comparable residential uses in the same zone.
B.
Definition. For the purposes of this section, "transitional housing" means buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of assistance.
C.
Location. Transitional housing units shall be subject to the same permit requirements and development standards that apply to comparable residential uses in the same zone.
(Ord. 419 § 39, 2014)
§ 11.18.040 Supportive housing.
A.
Purpose. This section regulates the development and operation of supportive housing uses. State law requires the city to permit supportive housing as a residential use for a target population, subject to those restrictions that apply to comparable residential uses in the same zone.
B.
Definitions.
1.
As used in this section, "supportive housing" means housing with no limit on length of stay, that is occupied by the target population, and that is linked to on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
2.
As used in this section, "target population" means persons with low incomes who have one or more disabilities, including mental illness, HIV, AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.
C.
Development Standards.
1.
Supportive housing uses shall be subject to the same permit requirements and development standards that apply to comparable residential uses in the same zone.
2.
No off-street parking spaces for units occupied by supportive housing residents shall be required for supportive housing located within one-half mile of a public transit stop.
(Ord. 419 § 39, 2014; Ord. 521, 6/4/2024)
§ 11.18.050 Single room occupancy facilities.
A.
Purpose. The purpose of this section is to provide for the development of single room occupancy (SRO) facilities within the city to serve the housing needs of lower-income residents, and to regulate the development and operation of SRO facilities within the city.
B.
Standards for SROs.
1.
Unit Size. The minimum size of a single-occupancy SRO unit shall be 200 square feet. The minimum size of a double-occupancy SRO unit shall be 350 square feet.
2.
Occupancy. An SRO unit shall accommodate a maximum of two persons. Double occupancy units shall make up no more than ten percent of an SRO facility.
3.
Common Area. SRO facilities shall provide a minimum of ten square feet of interior common area for each unit within the SRO facility, or 200 square feet total, whichever is greater. Common areas shall not include: (a) janitorial storage; (b) laundry facilities; (c) shared kitchen facilities; or (d) common hallways.
4.
Parking. The minimum number of parking spaces required for SRO facilities is one space per employee or resident manager, and one space per unit.
C.
Design and Amenities.
1.
Kitchens. Each SRO unit shall have a kitchen sink with hot and cold water, a garbage disposal, a counter top measuring a minimum of 18 inches wide by 24 inches deep, a refrigerator, a stove/oven unit and/or microwave. If the SRO unit does not have a stove/oven unit then at least one stove/oven unit shall be provided on each floor of the structure in a common kitchen available for residents.
2.
Bathrooms. Each SRO unit shall include a bathroom containing a sink, toilet, and shower or bathtub. If the unit is double occupancy, the bathroom shall be in a separate enclosed compartment within the unit with an interior lockable door. This compartment shall be a minimum of 15 square feet.
3.
Closets. Each SRO unit shall have a separate closet located within the unit.
4.
Laundry Facilities. SRO facilities shall provide laundry facilities in a separate room at the ratio of one washer and dryer for every ten SRO units, with at least one washer and dryer per floor.
5.
Cleaning Supply Room. SRO facilities shall provide a cleaning supply room or utility closet on each floor, including a wash tub with hot and cold running water.
D.
Management.
1.
A management plan shall be submitted to the community development director for review and approval with the conditional use permit application. Approval or denial shall be at the discretion of the community development director.
2.
The management plan shall contain management policies and operations, rental procedures and rates, tenant screening procedures, procedures for handling tenant grievances, maintenance plans, residency and guest rules and procedures, security procedures, and staffing expectations.
3.
A SRO manager shall be on-site at all times.
4.
The SRO owner shall file an annual report with the community development director that includes the range of monthly rents charged, occupancy rates, and the number of vehicles owned by residents parked at the site.
5.
SRO units shall be rented for a minimum of one month. Rental terms shall not exceed six months per term.
(Ord. 419 § 39, 2014)
§ 11.18.060 Reasonable accommodation for individuals with disabilities.
A.
Purpose. It is the policy of the city, pursuant to the federal Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act (hereafter called "fair housing laws"), to provide individuals with disabilities reasonable accommodations in rules, policies, practices and procedures to ensure equal access to housing, facilitate the development of housing for individuals with disabilities, and remove constraints to housing for persons with disabilities. This chapter establishes a procedure for making requests for reasonable accommodation in land use, zoning and building regulations, policies, practices and procedures of the jurisdiction to comply fully with the intent and purpose of fair housing laws.
B.
Definitions. The following definitions are applicable to this chapter.
1.
"Abutting" means a property adjacent or adjoining the subject property.
2.
"Act" means The Fair Housing Amendments Act of 1988.
3.
"Applicant" means an individual making a request for reasonable accommodation pursuant to this division.
4.
"Reasonable accommodation" in the land use and zoning context means providing individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use and zoning and building regulations, policies, practices and procedures, or waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities.
5.
"Disabled person" means any person who has a temporary or permanent physical or mental impairment that substantially limits one or more major life activities; anyone who is regarded as having such impairment; or anyone who has a record of such impairment.
C.
Procedure for Requesting a Reasonable Accommodation. Permit Application Requirements. Any individual with a disability, or someone acting on his or her behalf, may request a reasonable accommodation from land use, zoning, and building regulations, policies, practices, and procedures. Such individual desiring to obtain a reasonable accommodation shall file an application with the director on a form provided by the director. The application form shall contain the following information:
1.
Name and address of the applicant. If the disabled person is not the applicant, the identity of the disabled person(s), and the applicant's relation to the disabled person(s).
2.
Name and address of all persons owning any or all of the subject property.
3.
A statement that the applicant is either an individual with a disability or is applying on behalf of one or more individuals with a disability.
4.
Evidence that the applicant is the owner of the subject property or has written permission of the owner or owners to make such request.
5.
Location of the subject property, including address (or vicinity) and assessor's parcel number(s).
6.
Legal description of the subject property.
7.
Description of the current use of the property.
8.
A description of the requested accommodation, including the specific regulations, policies, procedures and/or standards that are requested to be waived or modified.
9.
A statement setting forth the basis for the request, including verifiable documentation of disability status.
10.
Copies of memoranda, correspondence, pictures, plans, or background information reasonably necessary to reach a decision regarding the need for the accommodation.
11.
Any additional information deemed necessary by the director of community development to facilitate proper consideration of the request.
D.
Approval of Reasonable Accommodation.
1.
Reviewing Authority. The director shall be the reviewing authority for a request for reasonable accommodation except as provided in subsection (E)(3) of this section.
2.
Findings. The director shall grant a request for reasonable accommodation where all of the following findings can be made:
a.
The accommodation requested is intended to be used by an individual with a disability who resides or will reside on the property;
b.
The requested accommodation is necessary to afford an individual with a disability equal opportunity to use and enjoy a residential use;
c.
The requested accommodation will not impose an undue financial or administrative burden on the city; and
d.
The requested accommodation will not require a fundamental alteration in the nature of the land use and zoning of the city or unreasonably impact adjoining residential property.
3.
Conditions. The director may impose conditions upon the approval of the reasonable accommodation request deemed reasonable and necessary to ensure that the reasonable accommodation would comply with the findings required by subsection (D)(2) above. Conditions of approval may include, but are not limited to, those that provide for any or all of the following:
a.
Inspection of the affected premises prior to and/or after any physical alteration.
b.
Removal of the alteration if the need for which the accommodation was granted no longer exists.
c.
That upon transfer of ownership of the property the affected premises be returned to its physical condition, if reasonable to do so, unless the transferee of ownership applies for and is granted a new reasonable accommodation.
E.
Notice of Determination.
F.
Appeals.
1.
An appeal shall be made in writing within seven calendar days of the determination.
2.
The appeal shall be heard by the city manager.
3.
Only parties receiving notice of the determination, including the applicant may appeal the determination.
4.
Notice of appeals must be filed in the office of the city clerk and shall be accompanied by a written statement setting forth the reasons for the appeal.
5.
A determination on the appeal shall address and be based upon the same findings required in accordance with subsection (D)(2).
G.
Effect of Reasonable Accommodation. A reasonable accommodation is granted to an individual, shall not run with the land, and shall be removed, if reasonable to do so, when the grantee of the reasonable accommodation no longer requires the accommodation unless the decision-making authority finds that the modification is physically integrated on the property and cannot feasibly be removed or altered.
H.
Confidentiality. Any information pertaining to an applicant's disability shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection unless otherwise required by law or court order.
(Ord. 521, 6/4/2024)
§ 11.18.070 Low barrier navigation centers.
A.
A low barrier navigation center development shall be permitted if it meets the following requirements:
1.
It offers services to connect people to permanent housing through a services plan that identifies services staffing;
2.
It is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. "Coordinated entry system" means a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals;
B.
Standards for Low Barrier Navigation Centers.
1.
Low barrier navigation centers shall include no more than 40 beds, which may be located in shared or private rooms.
2.
Exterior lighting shall be provided for pedestrian pathways and parking areas that serve low barrier navigation centers. Lighting shall be adequate for security and designed to prevent spillover on adjacent properties.
3.
Operators shall ensure that the exterior of navigation centers, including signs and accessory structures, are properly maintained. The site shall be kept free of litter and graffiti at all times. Graffiti shall be removed within 48 hours of discovery.
4.
Low barrier navigation centers shall have at least one staff member present on site at all times.
5.
Operators shall provide the city with a management plan that addresses management experience, client supervision, client services, standards to govern expulsions, good neighbor issues, transportation, and services provided. The management plan shall also include a floor plan that demonstrates compliance with all physical standards of this chapter, as well as contact information for the shelter operator. Management plans shall be submitted to and approved by the director prior to the start of operations.
6.
Living, dining, kitchen, bathroom, and service areas within low barrier navigation centers shall be physically separated from sleeping areas.
7.
Sleeping areas within low barrier navigation centers shall be at least 35 square feet per bed. When beds are located within shared rooms, partitions shall be provided between beds.
8.
Amenities provided in low barrier navigation centers shall include private bathroom facilities, secure areas for personal property, computer and telephone services designated for client use, and laundry facilities.
9.
Pets shall be allowed in designated areas of low barrier navigation centers.
10.
Operator contact information shall be posted at the low barrier navigation center entrance.
C.
An application for a low barrier navigation center shall be submitted with the director on a form provided by the director. When an application for the development of a low barrier navigation center is submitted, the director shall notify the developer whether the application is complete within 30 days.
D.
Within 60 days of receipt of a complete application for development of a low barrier navigation center, the director shall act upon the application.
E.
This section shall be in effect until January 1, 2027, and shall be repealed on that date unless extended under state law.
(Ord. 521, 6/4/2024)