HomeMy WebLinkAbout- PH-5 - Attachment 3 - 7/15/2014PLANNING COMM/SS/ON
AGENDA REPORT
MEETING DATE: JUNE 23, 2014
ATTACHMENT 3
ITEM NUMBER: T) r
SUBJECT: CODE AMENDMENT CO -13-00 TO TITLE 13, CHAPTER IX, ARTICLE 8 GOVERNING
MOTELS
DATE: JUNE 13, 2014
FROM: PLANNING DIVISIONIDEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MEL LEE, SENIOR PLANNER
FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP (714) 754-5611
inel.lee@costamesaca.gov
DESCRIPTION
Staff is bringing back to the Planning Commission for consideration modifications to Title
13, Chapter IX, Article 8 of the Costa Mesa Municipal Code with regard to motels ("Motel
Ordinance").
RECOMMENDATIONS
Recommend that City Council find that the ordinance is exempt from
California Environmental ' Quality Act (CEQA) pursuant to Section
15061(b)(3) (General Rule) of CEQA because there is no possibility that the
proposed amendment to the Zoning Code will have a significant effect on
the environment.
Recommend that City Cour cil approve and give first reading to the
Ordinance.
BACKGROUND
At the April 28, 2014 meeting, the Planni I g Commission considered several amendments
to Title 13, Chapter IX, Article 8 of the Tosta Mesa Municipal Code governing "Motels".
At the meeting, a number of questions vn ere raised by the Planning Commission and the
public that staff addresses within this report. The questions included:
An explanation of how existing llong4erm tenants would be "grandfathered in"
under the proposed code requirements;
2. How long-term stays would be enforced under the code;
3. Crafting conditions of approval for granting
stays; and
4. Whether elimination of long -tern stays will
requirements.
Those issues are addressed herein.
DISCUSSION 1 ANALYSIS
conditional use permits for long-term
affect the City's affordable housing
I
GRANDFATHERING EXISTING TENAJNTS
Section 13-175 of the proposed ordinan te
provides the following language:
"Nothing in this chapter shall require an existing tenant of a long-term occupancy
established prior to the effective date of this chapter to move out of a unit they are
already occupying. Those pre4existing long-term occupancies may continue
pursuant to the terms of the ekisting lease or agreement, until that tenancy
terminates by its own terms under the law."
Attachment 2 illustrates the short-term and long-term occupancies under the current and
proposed ordinance.
28 -Day Shuffle
During the April 14, 2014 Planning Commission hearing for the revocation of the
conditional use permit for the Sandpiper Motel, the operator acknowledged that some
motel owners prohibit long-term stays by requiring guests to move out after 28
consecutive days. The motel guest then shifts to another motel for a short duration and
then, returns to the original motel ("28 -Day Shuffle").
California Civil Code Section 1940 provides a number of basic rights to tenants.
Hotel/motel guests are not included in this definition because of the transitory nature of
hotel/motel stays. However, a motel ovr ner violates this statute when motel guests are
required to move prior to 30 days so tha# the motel guest does not acquire tenants' rights
under Civil Code Section 1940.1. In this scenario, the landlord is subject to a $500 fine
in addition to any remedy provided by' local ordinance. Costa Mesa Municipal Code
Section 13-178 also makes it a violation
In terms of enforcement, the City could !bring a criminal or civil action against the motel
owner for violation of Section 13-178, and provide education and/or referral to the Fair
Housing Foundations. Otherwise, any enforcement is between the motel owner and
guest in a civil action.
2
ENFORCEMENT OF SHORT-TERM STAY REQUIREMENTS
Ensuring that motel occupants comply With the short-term stay requirements involves a
combination of physical inspections of the rooms and audits of the motel owners records.
A motel inspection by Costa Mesa Code Enforcement and the Orange County Health
Department are performed at every hoiel and motel in the City to ensure all property
maintenance and health and safety stanalards are being maintained.
Goal Achievement Strategy
Staff, working in conjunction with the City's Neighborhood Improvement Task Force
(NITF), established yearly goals to ensuire annual inspections are being performed at all
hotels and motels in Costa Mesa. Enhanced inspections are performed if a high volume
of violations are identified during the annual inspection. Complaint investigations are
performed as requested by hotel or motel guests. Below is a summary from the most
recent quarterly report prepared for the NIFT:
Hotel/Motel Inspection Goals
Annual Inspections
A motel inspection by Costa Mesa Code Enforcement and the Orange County Health
Department will be performed at each hotel and motel in the City. This inspection will be
performed on 20% of the hotel/motel rooms or 8 rooms total if the hotel/motel has greater
than 44 rooms. This annual inspection will ensure all property maintenance and health
and safety standards are being maintained at the hotels and motels throughout the City.
Enhanced Inspections
Enhanced inspections are performed at hotels or motels where a high-volume of
violations are identified during the annual inspection; in which case inspection of up to
900 percent of the rooms will be perfor6ed.
Complaint Investigations
All sub -standard housing, health and safety, and property maintenance complaints will be
documented. Cases files will be created to tract the complaints through to resolution, and
to identify and document reoccurring issues at the hotels/motels that may require an
enhanced inspection of additional room$ or additional areas of the property.
Ann6al
Enhanced
Complaint
Hotel/Motel Goals
Ins ec ions
Inspections
Investigations
20
10
As Needed
for One Year
Annual Inspections
A motel inspection by Costa Mesa Code Enforcement and the Orange County Health
Department will be performed at each hotel and motel in the City. This inspection will be
performed on 20% of the hotel/motel rooms or 8 rooms total if the hotel/motel has greater
than 44 rooms. This annual inspection will ensure all property maintenance and health
and safety standards are being maintained at the hotels and motels throughout the City.
Enhanced Inspections
Enhanced inspections are performed at hotels or motels where a high-volume of
violations are identified during the annual inspection; in which case inspection of up to
900 percent of the rooms will be perfor6ed.
Complaint Investigations
All sub -standard housing, health and safety, and property maintenance complaints will be
documented. Cases files will be created to tract the complaints through to resolution, and
to identify and document reoccurring issues at the hotels/motels that may require an
enhanced inspection of additional room$ or additional areas of the property.
Record Keeping Audits
The motel code enforcement officer petformed an audit of the transient occupancy tax
exemption certificate submittals of all 30 hotels/motels in Costa Mesa to assess the
number of occupancies greater than 30 days at each hotel/motel for the last 12 months.
This audit showed that 20 of the 30 hotels/motels claimed less than 10% long-term
occupancy over the time period examined. Six of the 30 were between 10% and 25%
long-term occupancy. The other 4 hotelslmotels are either in the process of being audited
by the Finance Department or are incorrectly combining government rates and long-term
occupancy stays, resulting in the skewing of long-term occupant numbers. The officer is
scheduling meetings with each motel's owner or manager to ensure they understand the
long-term occupancy definitions and report long-term occupancy accurately.
Motel Inspection Database
A relational database has been created to compile and analyze the data from motel
inspections. The database will track, among other things, current case status; number of
the room that is inspected and re-inspedted; types and incidences of violations including
trending data and staff hours used to obtain compliance. This information will be used to
track ongoing motel compliance to ensure that inspections and re -inspections result in
better overall management and a reduction in repetitive code violations. This information
will also be useful in the event the City seeks to recoup its costs for excessive uses of
City resources.
CONDITIONS OF APPROVAL FOR LONG-TERM STAYS
Under Section 13-177 of the proposed ordinance, a property owner/motel operator would
have to demonstrate compliance with the following conditions in order to be granted a
conditional use permit authorizing long-term stays:
■ Minimum number of rooms,
• Minimum room size,
■ Fireproof safety deposit boxes,
• Daily central maid, mail, and room services,
• On-site laundry service,
■ Compatibility with the surrounding uses.
Of the aforementioned requirements fora Conditional Use Permit approval, the Planning
Commission suggested elimination of central entry and on-site or adjacent restaurant.
The Planning Commission requested irhformation on room size, number of rooms and
amenities for existing motels in creating these conditions of approval. Attachment 3
reflects this information with respect to existing motels operating within the City.
Additionally, in a survey of surrounding cities including Santa Ana, Newport Beach,
Fountain Valley, Irvine, and Huntington Beach, only Santa Ana had a minimum room size
requirement of two -hundred twenty square feet (220 SF). None of the cities have
statistics on average room size.
Single Room Occupancy (SRO) Residential Hotels
In 1991, The City Council adopted policy 500-5 for the conversion of motels and hotels
into Single Room Occupancy (SRO) units, a copy of which is attached to this report.
(Attachment 4). The policy includes development standards which, through approval of
a conditional use permit, a conversion can be permitted. These development standards
include minimum unit sizes based on single or double occupancy, number of on-site
parking spaces, on-site security, and minimum open space. Most of these standards
could also be applied to long-term occupancy units under the proposed ordinance.
LONG-TERM STAYS AND AFFORDABLE HOUSING
The reduction in long-term stays under the proposed ordinance will not eliminate
affordable housing within the City of Costa Mesa for a number of reasons. First, the
proposed ordinance does not affect the use of motels for transitional housing that is
intended to provide temporary housing until participants move into permanent housing.
Government Code Section 65582
In the 2008-2014 planning period, the City included long-term stays as part of its
transitional housing strategy. Senate Bill 2 contemplates regular rental housing, not long-
term stays, as transitional housing. Therefore, the City's has adopted a strategy to
convert underperforming (old) motels into regular housing, i.e. Single Room Occupancy
(SRO) housing that can be used to satisfy the city's transitional housing needs.
With respect to the City's Regional Housing Needs Allocation, in the 2008-2014 Housing
Element planning period, the City recognized the need to use long-term stays as an
alternative affordable housing choice (Attachment 5; p. HOU 85 of the 2008-2014
Housing Element). However, for the more recent 2014-2021 Housing Element period,
the City eliminated long-term stays as an affordable housing alternative at the behest of
public comments from affordable housing advocates. Specifically, in a letter dated June
21, 2013, the Costa Mesa Affordable Housing Coalition provided public comment that the
City should "Reinstate Program 12: Single -Room Occupancy (SRO), Family Residential
Occupancy (FRO), Extended Stay Units, as a stand-alone program from the 2008-2014
Housing Element to the current draft 2014-2021" (Attachment 6; p. HOU-A3 through A5
of the 2014-2021 Housing Element). The same public comment was echoed by the
Kennedy Commission (Attachment 6; p. HOU-A2).
In response, the City eliminated long-term stays as an affordable housing alternative
(Attachment 6; p. HOU-A14). Specifically, the City's response was "Currently, most
motels in the City already incorporate an,extended stay component. Based on comments
from stakeholders at public meetings, FROs or existing motel rooms are not an
appropriate housing arrangement for families. The City has introduced a new program to
facilitate and encourage adaptive reuse of motels into permanent housing for families
(Program 10)." In accommodating the public comment, the Housing Element adopted
5
Program 10 Adaptive Reuse for Multi -Family Housing which promotes the expansion of
"housing options in the community, the City may allow, subject to a Zoning Code
Amendment authorized by the City Council, the adaptive reuse of an existing motel use
to a residential use for multi -family housing (Attachment 6; p. HOU-70).
PUBLIC NOTICE
Code -required public notice was provided via the following methods:
Publication of a display ad in the local newspaper (Daily Pilot). Additionally,
notice of the public hearing was mailed to the motel owner/operators in the
City.
ENVIRONMENTAL DETERMINATION
The ordinance has been reviewed for compliance with the California Environmental Quality
Act (CEQA), the CEQA guidelines, and the City's environmental procedures, and has been
found to be exempt pursuant to Section 15061(b)(3) (General Rule) of CEQA because there
is no possibility that the proposed amendment to the Zoning Code will have a significant
effect on the environment.
LEGAL REVIEW
The draft ordinance has been reviewed by the City Attorney's office.
CONCLUSION
As noted earlier, the proposed amendments will provide regulatory framework to ensure
that future long-term stays are operated in a manner that is compliant with applicable
codes as well as compatible with surrounding properties and uses.
ALTERNATIVES
If the proposed ordinance is not recommended for adoption by the Planning Commission,
the proposed ordinance could still be considered and adopted by the City Council.
MEL LEE, AICP
Senior Planner
JEFRI� GU�iR r CffV�7, AICP
lnter Assi Director Economic and
Development Services
Distribution: Director of Economic & Development(Deputy CEO
Senior Deputy City Attorney
Public Services Director
City Engineer
Transportation Services Manager
Fire Protection Analyst
Staff (4)
File (2)
Attachments: 1. Draft Ordinance
2. Definition of Short- and Long -Term Occupancies Under Current Code and
Proposed Code
3. Survey of Motel Room Sizes in Costa Mesa
4. City Council Policy 500-5 for Single Room Occupancy (SRO) Residential
Hotels
5, 2008-2014 Housing Element Excerpts Referenced In This Report
6. 2014-2421 Housing Element Excerpts Referenced In This Report
Attachment No. 1
TITLE 13 - PLANNING, ZONING AND DEVELOPMENT
CHAPTER IX. - SPECIAL LAND USE REGULATIONS
ARTICLE 8. MOTELS
ARTICLE 8. MOTELS
Sec. 13-171. Purpose and intent.
Sec. 13-172. Definitions.
Sec. 13-173. Operational and development standards.
Sec. 13-174. Application to existing businesses.
Sec. 13-175. Application to existing tenants.
Sec. 13-175. Procedure for compliance.
Sec. 13-177. Conditional use permit for long-term occupancies.
Sec. 13-178. Termination of tenancy.
Sec. 13-171. Purpose and intent.
The purpose of this article is to establish operational and development standards, and
requirements for motels which will ensure the continued availability of transient visitor and
automobile tourist lodging within the city, and to ensure the continued use of motels in the manner
intended to provide such lodging.
(Ord. No. 97-11, § 2, 5-5-97)
Sec. 13-172. Definitions.
A. "Long-term occupancy" shall mean any occupancy in a motel in the city for a period
exceeding thirty- (30) consecutive days or thirty (30). days within any sixty (60) consecutive day
period.
B. "Short-term occupancy" shall mean any occupancy of a motel in the city for a
period that does not fall within the definition of a long-term occupancy.
Sec. 13-173. Operational and development standards.
The following operational and development standards shall apply to all motels in the city and
shall be included in conditions imposed upon the granting of any conditional use permit for such
business, unless specifically modified by the conditional use permit:
A. No property owner, motel operator or manager shall rent a room for a period that
exceeds thirty (30) consecutive days or thirty (30) days within any sixty (60) consecutive
day period, unless the property owner or motel operator has obtained a conditional use
permit authorizing long-term occupancies pursuant to section 13-177.
Costa Mesa, California, Code of Ordinances
C*7
Attachment No. 1
TITLE 13 - PLANNING, ZONING AND DEVELOPMENT
CHAPTER 1X. - SPECIAL LAND USE REGULATIONS
ARTICLE 8. MOTELS
B. On-site management shall be available twenty-four (24) hours a day.
C. Each guest room shall be provided regularly -scheduled maid and housekeeping
services. Such services shall be provided at [east once every three (3) days during any
consecutive occupancy and at least once between each occupancy.
C. In -room telephone service for emergency response purposes shall be provided in all
guest rooms of the motel.
E. Persons responsible for the renting of a room in any motel shall provide their name and
permanent address, as verified by presentation of a valid driver's license or other valid
identification, and the license number, state of license, make, model and year of any
vehicle parked on-site or off-site. The registration information shall also include the dates
of occupancy, length of stay and room rate. Such information shall be maintained for at
least one year past the last day of stay of the guest.
F. No room, suite or bed shall be assigned or rented more than twice within any twenty-four
(24) hour period.
G. The property owner/motel operator shall comply with the provisions of Chapter IV of Title
15 of the Costa Mesa Municipal Code pertaining to the operator's responsibility for the
collection of transient occupancy tax.
H. The business shall be conducted, at all times, in a manner that will allow the safe and
quiet enjoyment of the surrounding neighborhood which includes, but is not limited to,
security and operational measures to comply with this requirement.
(Ord. No. 97-11., § 2, 5-5-97)
Sec. 13-174. Application to existing businesses.
The requirements: of this chapter, specifically including the long-term occupancy
restrictions in Sections 13-173A, small apply to all motels in the city, whether it is new or was in
existence prior to the effective date of this ordinance.
Sec. 13-175. Application to Existing Tenants.
A. Nothing in this chapter shall require an existing tenant of a long-term occupancy,
established prior to the effective date of this chapter, to move out of a unit they are already
occupying. Those pre-existing long-term occupancies may continue pursuant to the terms
of the existing lease or agreement, until that tenancy terminates by its own terms under
the law..
B. Whenever a long-term occupancy terminates, for whatever reason, the property
owner/motel operator shall not re -lease that unit for a new long-term occupancy, except
to the degree the motel will be in compliance with the requirements of this chapter.
(Ord. No. 97-11, § 2, 5-5-97)
Costa Mesa, California, Code of Ordinances
Attachment No. I
TITLE 13 - PLANNING, ZONING AND DEVELOPMENT
CHAPTER IX. - SPECIAL LAND USE REGULATIONS
ARTICLE 8. MOTELS
Sec. 13-176. Procedure for Compliance.
A. Within thirty (30) days of the effective date of this ordinance, the city shall notify the owners
and operators of each motel in the city of the ordinance's adoption. The City shall send a
copy of the ordinance, a "long-term occupancy form", and a schedule for compliance via
certified return receipt mail. If a notice is returned, the city shall send the notice via
standard U.S. Mail,
B. Within thirty (30) days of the mailing of the notice in Section 13-176A, the property
owner/motel operator shall submit a fully completed "long-term occupancy form" to the city
that provides the total number of rooms used as long-term occupancies during the
preceding sixty (60) days; identify the long-term occupant by a valid driver's license or
other valid identification; the make, year, and model of any vehicle parked on-site or off-
site; and any other information to demonstrate compliance with the ordinance. If a
property owner/motel operator fails to submit the long-term occupancy form, in addition to
taking any other action authorized by law, the city shall estimate the total number of rooms
used as long-term occupancies at zero (0).
Sec. 13-177. Conditional Use Permit for long-term occupancies.
A property ownerlmotel operator may apply for a conditional use permit authorizing the
facility to exceed the long-term occupancy limits in Section 13-173A, subject to restrictions of
the issuing authority. In order to be granted a conditional use permit under this section, the
property owner/motel operator must demonstrate compliance with, and the city shall make a
finding that, each of the following standards have been met:
(1) The motel must have a minimum of at least seventy-five (75) rooms.
(2) f=ireproof safety deposit boxes must be available to all occupants of the motel.
(3) Each guest room shall be serviced daily with central maid, mail, and room
services.
(4) Each room shall be a minimum of three hundred seventy five (375) square feet.
(5) The motel shall maintain on-site laundry services.
(6) The proposed use is compatible with the surrounding neighborhood, uses, zoning and
general plan.
Costa Mesa, California, Code of Ordinances
I()
Attachment No. 'I
TITLE 13 - PLANNING, ZONING AND DEVELOPMENT
CHAPTER IX. - SPECIAL LAND USE REGULATIONS
ARTICLE 8. MOTELS
Sec. 13-178. Termination of Tenancy.
The provisions of this article shall not be used to terminate a tenancy in violation of the
requirements of California Civil Code Section 1940 et. seq.
Costa Mesa, California, Code of Ordinances
DEFINITION OF SHORT- AND LONG-TERM MOTEL OCCUPANCIES UNDER THE CURRENT CODE AND THE
CURRENT CODE
Occupant
PROPOSED CODE
I .TUNE I JULY I AUGUST I
X28 DAY PERIOD
(CONSECUTIVE)
DAY PERIOD
CONSECUTIVE)
PROPOSED CODE
Occupant
(CONSECUTIVE)
01530 DAY PERIOD
(NONCONSECUTIVE)
= SHORT TERM OCCUPANCY (STO)
= LONG TERM OCCUPANCY (LTO)
m
ry
Motels
Name/Address
Area (sq. ft.)
# of Units Kitchenette
Sandpiper
700
1 No
1967 Newport
418
2 Yes
24 No
332
12 Yes
2961
324
4 No
276
1 Yes
2571
121 No
1961
121 No
Name/Address Area (sq. ft.) I # of Units I Kitchenette
Costa Mesa Motor Inn 3121 1351 No
2277 Harbor 3121 1011 Yes
Name/Address Area (sq. ft.) I# of Units I Kitchenette
Residence Inn 5691 36 Yes
881 Baker 5111 108 Yes
Name/Address
Area (sq. ft.)
J# of Units lKitchenette
Ana Mesa
472.5
20 Yes
3597 Newport
457
16 Yes
24 No
317
14 No
Name/Address
Area (sq. ft.}
# of Units Kitchenette
Travel Lodge Newport
366
9 No
1951 Newport
338
14 No
24 No
325
34 No
Name/Address
Area (sq. ft.)
# of Units Kitchenette
Dayslnn
446
2 No
2100 Newport
360
14 No
24 No
345
14 No
Name/Address Area (sq. ft.)
1# of Units I Kitchenette
Blvd 350
41 No
2430 Newport 325
26 No
286
241 No
Name/Address Area (sq. ft.) # of Units Kitchenette
Motel 6 Gisler 264 421 No
1441 Gisler 222 541 N❑
Name/Address Area (sq. ft.) # of Units Kitchenette
vagabond 325 34 No
3205 Harbor 275 93 No
Name/Address Area (sq. ft.) I # of Units I Kitchenette
Regency 2861 54 Na
2544 Newport
Name/Address Area (sq. ft.) # of Units Kitchenette
Superb 343 72 No
2645 Harbor
ATTACHMENT
Name/Address
Area (sq. ft.)
# of Units Kitchenette
Harbor Bay
280.5
42 No
2026 Harbor
275
2 No
24 No
271.33
4 N❑
Name/Address Area (sq. ft.) # of Units Kitchenette
Tern Inn 275 9Yes
2154 Newport 161 9 No
Name/Address Area (sq. ft.) # of Units Kitchenette
Motel 6 Newport 315(average) 87No
2274 Newport
Name/Address Area (sq. ft.) # of Units Kitchenette
Cary Inn 360(average) 27 No
325 W Bay
Name/Address jArea (sq. ft.) 1# of Units I Kitchenette
La Quinta1325(average) 1 1381 No
1515 South Coast 1 2651 241 No
Name/Address Area (sq. ft.)
# of Units Kitchenette
New Harbor 520
2 No
2205 Harbor 520
1 Yes
365
6 Yes
310
24 No
2881
2 No
2961
6 No
Name/Address Area (sq. ft.) I#ofUnits JKitchenette
Star Inn 302(average} I 33 No
2656 Newport
Name/Address Area (sq. ft.) # of Units Kitchenette
Best Western 405(average) 94 No
2642 Newport
Name/Address Area (sq. ft.) # of Units Kitchenette
Travel Lodge OC Airport 312(average) 120 No
1400 Bristol
Name/Address
Area (sq. ft.)
I # of Units I Kitchenette
Ramada
400
18 No
1680 Superior
355
69 No
1321
330
52 No
Name/Address Area (sq. ft.) # of Units Kitchenette
Ali Baba 336 42 No
2250 Newport
Name/Address
Area (sq. ft.)
j#ofUnits
lKitchenette
Tahiti Inn
??????
I l0
No
2645 Harbor
1321
9
No
)3
SRO
Name/Address Area jsq. ft.] # of Units Kitchenette
Park Place 446 3 Yes
1662 Newport Blvd 312 55 Yes
Name/Address Area (sq. ft.) # of Units Kitchenette
Costa Mesa Village 676 1 Yes
2450 Newport Blvd 338 95 Yes
Name/Address Area (sq. ft.) # of Units Kitchenette
Newport Senior Living 432 18 Yes
2080 Newport Blvd 364 53 Yes
Iq
CITY OF COSTA MESA, CALIFORNIA
COUNCIL POLICY
SUBJECT SINGLE ROOM OCCUPANCY (SRO)
RESIDENTIAL HOTELS
BACKGROMW
ATTACHMENT 4
POLICY I EFFECTIVE
NUMBER DATE PAGE
500-5 09/01/91 1 of 4
Title 13 of the Costa Mesa Municipal Code establishes what uses are
allowed by right -and with conditional use permits in various zones.
Single Room Occupancy (SRO) residential hotels are not mentioned in
the Code: The City can decide what similar uses can be considered
with a conditional use permit in commercial. zones.
PURPOSE
It is the purpose of this policy to:
1. Allow SRO residential hotels to be considered with a
conditional use permit in all commercial zones where
hotels are allowed with a conditional use permit.
2. Establish guiaelines to assist the City in the future
review of SRO proposals.
3. Provide
citizens
segments
portion
that is
housing
segment,
for this
Mesa.
POLICY
1. racess
the means for establishing housing available to
of Costa Mesa within the low and very low income
of the population recognizing that there is a
of the labor force within the business community
in these lower income levels. Traditional
in Costa Mesa is simply not affordable to this
SRO's should provide a new source of housing
segment of the employment population of Costa
SRO residential hotels may be considered with a conditional
use permit in any commercial zone where hotels are allowed and
where the General Pian designation is either General
Commercial or Commercial Center.
Proposed SRO developments should be brought to a study session
with the Planning Commission and the Staff very early in the
process to get initial feedback on the proposals.
15'
CITY of COSTA MESA, CALIFORNIA
COUNCIL POLICY
POLICY EFFECTIVE
SUBJECT SINGLE ROOM ocCUPANCY (Sgo) NUMBER DATE PAGE
RESIDENTIAL HOTELS 500-5 09/01/91 2 of 4
2. ovation
SRO residential hotels should be located within proximity
(1,000 ft.) to transit stops or within proximity to major
employment areas. Ideally, SROs should also be located within
proximity to grocery Stores, retail stores, and services.
3. ROOM Si es and Oocupancy Limits
The following limits should apply to new SRO developments.
Minimum size for single occupancy 175 sq.ft.
Minimum size for double occupancy 220 sq.ft.
Maximum size 450 sq.ft.
Maximum percent double occupancy .10%
Average unit size should not exceed ado sq.ft. The maximum
unit size of 450 sq.ft. should only be considered for
coversion projects or SROs designed exclusively for senior
citizens.
4. Unit Requirenents
Each unit should be furnished with a bed, chair_, table, color
television, and telephone. Each unit should have a kitchen
and fully enclosed bathroom.
SRO hotels should be parked at 0.5 space per single occupancy
guest room. Parking should increase to a minimum of 0._8 space
per unit for single occupancy guest rooms that are larger than
the minimum room size standard. Parking should further be
increased to 1 space per unit for any rooms that are at the
maximum size limit, unless the units are restricted to senior
citizens. Double occupancy units should have double the
parking requirement of single occupancy rooms based on the
proceeding formula.
Secure bicycle parking should also be provided.
6. Management and Securit
A complete management- plan shall be submitted with each
project. The plan should address hotel staffing; maid ser-
vice, 24-hour live-in manager, desk clerk,' security, and jani-
torial service staff. The plan should discuss both internal
and exterior security including controlled entry and exit,
guest sign -in and regulations on guests, and- video camera
monitoring of common use areas including parking and open
space.
is
CITY OF COSTA MESA, CALIFORNIA
COUNCIL POLICY
POLI-CY EFFECTIVE
SUBJECT SINGLE ROOM OCCUPANCY (Sgo) NUMBER DATE PAGE
RESIDENTIAL HOTELS 540-5 09/01/9. 3 of 4
7. Rental Term
SRO rooms may be rented on a monthly, weekly or daily basis.
Daily rentals should be limited to a maximum of lot of all
rooms or a -total of 5 roams whichever is less. Monthly
rentals should be predominant.'
8. Rental Rates
All SRO units should be rented at or below the low income
affordable rental rate with at least 50% of the units
affordable to very low income tenants. Additionally, 50% of
that segment should be available at rentals not to exceed 20%
of 50% of the median income for the low end of the very low
income classification. Every effort should be made to
establish rental rates that are affordable to service workers
at the low end of the Very low income classification.
9. Common Areas
Common areas should be provided as follows:
400 sq.ft. minimum.
If the project exceeds 30 units the common areas should
be increased by 10 sq.ft. per unit above 34 units. The
common area should be divided between interior and
exterior areas with neither having less than 40% of the
total.
10. Sta age Areas
Each unit should be provided with a closet and/or storage area
of at least 44 cu.ft. and a locker of at least 10 cu.ft.
should be provide for each unit.
11. Transient Occupancy Ta
SROs processed in accordance with this policy should be exempt
from the City's Transient occupancy Tax.
17
CITY OF COSTA MESA, CALIFORNIA
COUNCIL POLICY
POLICY EFFECTIVE
SUBJECT SINGLE ROOM OCCUPANCY (SHO) NUMBER DATE PACE
- RESIDENTIAL HOTELS 500--5 09/01/91 4 of 4
12, Lau dry Facilities
Laundry facilities (coin operated washers and dryers) shall be
provided near the carman indoor open space area.
13. Additional Standards
The Uniform Building Cade and Uniform Fire Code shall also
apply to SROs.
-_ -- - - ATTACHMENT 5
r
r
r
If
If
19
A total of 789 motel rooms from chain and independent motel operators may be
converted to SROs, FROs, or extended stay units. The City projects that about
20 percent of this motel inventory may become alternative long-term housing
options to low/very low income households. This amounts to approximately 78
SRO, FRO, or extended stay units by Year 2014. Given that the Newport Senior
Villas currently contributes 91 SRO units to the City's housing stock, this
projection is considered reasonable.
ABILITY TO ACCOMMODATE THE RHNA
Based on units constructed, preserved, under construction, and approved, as
well as vacant and underutilized sites available, the City of Costa Mesa is able to
fully accommodate its RHNA (see Table HOU-47).
TABLE HOU-47
SUMMARY OF RHNA STATUS
Extremely
single parent households, single female head -of -households, or other special
needs households with three to four members.
RHNA _
The City may encourage the conversion of motels into SRO and FRO units to
LOW
289
meet the demand for affordable housing by single -parent households or small
Above
Moderate
710
families. The City may waive the conditional use permit fee for these types of
Constructed
development applications and also allow increased flexibility with integration
13
SRO and FRO units within in the same motel complex. Because these
154
affordable units would provide rental housing and not ownership housing, the
Preserved (Completed or Planned)
payment of park impact fees is not required.
72
Extended Stay Units
_ -
The City recognizes a need to use motelfhotel rooms as a housing alternative for
The
Units Approved/Under Construction
extended stay. City of Costa Mesa Zoning Code allows by right (without a
3
conditional use permit) a specified number of motel rooms to serve as extended
1,376
stay dwellings. A maximum 25 percent of the total number of rooms in each
motel in the City may be rented to persons whose occupancy exceeds 28
Vacant Sites (Table HOU-44)
consecutive days or 28 days in any 60 -consecutive -day period. This provision
_—
does not apply to those motel rooms (maximum two units) designated for
34
occupancy by paid employees. The extended stay units provide alternative
Underutilized Sites (Table HOU-45)
affordable housing choices.
r
r
r
If
If
19
A total of 789 motel rooms from chain and independent motel operators may be
converted to SROs, FROs, or extended stay units. The City projects that about
20 percent of this motel inventory may become alternative long-term housing
options to low/very low income households. This amounts to approximately 78
SRO, FRO, or extended stay units by Year 2014. Given that the Newport Senior
Villas currently contributes 91 SRO units to the City's housing stock, this
projection is considered reasonable.
ABILITY TO ACCOMMODATE THE RHNA
Based on units constructed, preserved, under construction, and approved, as
well as vacant and underutilized sites available, the City of Costa Mesa is able to
fully accommodate its RHNA (see Table HOU-47).
TABLE HOU-47
SUMMARY OF RHNA STATUS
HOUSING ELEMENT* PAGE HOU-85
Extremely
RHNA _
Low/
Very Low
353
LOW
289
Moderate
330
Above
Moderate
710
Total
1,682
Constructed
16
13
---
154
183
Preserved (Completed or Planned)
88
72
-
_ -
160
Units Approved/Under Construction
5
3
807
1,376
2,191
Vacant Sites (Table HOU-44)
_—
528
34
562
Underutilized Sites (Table HOU-45)
122
123
89
487
821
SRO/FRO Units
80
80
__
160
Additional Capacity in 19 West Urban
Plan A �endix C� ^ _
96
�-
g8
TOTAL CAPACITY
407
-
291
1,424
2,051
4,155
HOUSING ELEMENT* PAGE HOU-85
r
r
■
r
r
r
r
r
Costa
June 21- 2013
Chair.lim Fi^oatrici, and
Cin^ Mesa
?air
t DT!Ve give
Costa Mesa, CA 92626
RE. Comments on Draft 201
Dear Chair Fitcn„atrick and
Affordable Housing CaaRtion
Commissioner Members
.Housing Element Update (114ay 2013)
Comn- ssinn ivtetaben:
CITY OF COSTA MESA
ATTACHMENT 6
On behalf of the Costa Mesa Afbrdable Housing Coalition !the Coalition), -we thank you for the
nitcv to review and corrint on the City of Costa Mesa's 201A--2021 draft Housing
emerrt. Ly*;= t,�t reviaT.ved— the�41-1.ft and a,-- public ennmerts.
As the City moms Forward with
to sul;txvt and create eff4..ti ve p
lower income working fxr!tilies.
Revior_al Housing Needs Assess
income households- it is importa
maxirtatn ceiling for future deve
.Element makes clear :hat the R11
lower income wonting families
these :tnraaet housing needs, •wc a
ee*ine the -,or-, housi
1~ lerleni-
e :':raft Housing Element lapdate. ttze Coalition urges the Cita
cies that interni«7e ate development of homes affardable to
though for this new planning period the City has a total
:nt (RENA) of —two dwelling units for very low- and I
to note that the RKNA is the bare minimum and not a
pment in the City. Si mificantly. the Cin•'s draft Housing
A does not reflect or address the exiving housing needs for
I special needs residents jiving in the City. Given the depth of
undc-rstandably disappointed at the Gay's lack of progress in
rrrodnction goals set forth in the 2009-2034 Housing
Mindful of the need for new, e-, tive policies that will lead io the aLmai development of homes
affordable to lower incorne wo, , ng fatuities. the Coalition pro=ides the following
recammendavons for the City-
£. Meaain2fullry angagc and 0ollaborate with the Coalition and community stakeholder, to
dei,elop effective housing policies and programs that will increase affordahle home
opportunities for'•ower income working households.
2. Prioritize and 'Facilitate th de*reloarnent of near rental homes affordable to lower income
N��rieins families, specifi Ily including two- and,"., e- I:edv-mm units for Isrze farni!iei.
on c;- =-cwned .=ices (e.g, erior Center parking lot site).
a. Create Request fot! Proposals (RFPs) on city-owzaed sites to leverage the land and
funding to create *eper af-ordabiliry levels.
HOUSING ELEMENT • PAGE HOU-A3
%sta Mesa General Plan.
Chair Fitzpatrick and Planning
June 21, 2013
Page 2 of i
sioner Members
3. Provide attractive by -right itives and concessions of certain development standards
that developers are not other n.1 entitled to, in exchange for a dedication of 20% of
homes affordable to extremelyvlow-, very Iorz- and low-income families in the Cit;.
4. Amend the City's overlay zon
Specific Flan) to facilitate the
commercial and ligh.andustri
f also zffered in the current do
deferral of fees for affordable
re: til homes for lower incom,
incentivize the development e
del,eiopments in the o='=ay z
homes constructed are set-asii
5. Commit specific funding or
affordable for ea-tremely for
Examples include:
s (e.g., 19 wesk Urban Plan Area. and North Costa Mesa
ievelopment of a7ordable homes in arms with existing
uses. l-Ic3tising Program 4 in the past planning period
I Element) promoted density bonus incentives and the
some developments bui it hes not effiectisely , roduced
families in mixed-use designations in the City. To
affordable homes, residential and mixed-use
n should be allowed by -richt if at least 2ffs of the
as affordable for lower income working families.
jai resources to facilitate the development of homes
ne. ti eri low, and low-income working families.
a Levera g housing fu3ds and. resources (e.g_ in -lien fees or impact fees) on
potential candidate sites (e.g., Senior Center par'aing ]nt) for lower income homes
that will help increase Oedevelopment's competitiveness whet: applying fm -
Low -Income Housing ax Credits.
b. Proriti2ing 20% of SE RAF reKmeuts (boame=- funds) to proposer)
extremely low-incomeaffordable rental devclopments Shat le.eraqe additional
Sinding sources (e.g., ow -Income Housing ax Credits).
& Create an affordable housing tegie pian similar to the City of Anahcirr. w fere the
City commits to consveting specific number of multi -family rental homes that will be
affordable to lower incorne rldng families.
7. Prioritize the it plemer Cation
specifically regarding the Cit
Center and its pmject propon
on this site." I
8- continue monitoring and
or have affordability covt
peTiod-
Chapter5 2013-2021 Housing, Cin•
HOUSING ELEMENT • PAGE HOU-A4
T -,m rarn 4• Incentives for Affordable Housing
support to `work —Mth the Fairview Uevelopmet:tal
towards the arovision or 10011/a affordable imusineunits
ating the preservation of affordable homes that are at risk
that are set to ex-pire during the 2014-2021 planning
Mesa, p.67, Mi r' 2013.
C2I
CITY OF COSTA MESA
Chair Fitzpatrick and Planning Cormnitommcr Members
.lune 21, 2013
Page 3 of 3
9. Reduce the parking requiiemem for Granny units From two to one space to snake these
units less cx xrsiveto develop
Given the City's high housing costs and
especially those on the lower economic
and work in this City. The significant in
homes not only hurt workers and familia
and attractiveness to major employers- F
affordable homes in ilte City means wor
congestion and spending manes and tim
their money in the City.
earth of affordabie homes. malty workers and families,
ng, overpay for housing and struggle finarteially to live
acts of high housing costs and lack of affordable
but also impact the city's economic competitiveness
im a major employees pe:spective, the lack of
=rs have to eommuze from elsewhere. adding to
on commuting rattier than spending and reinvesting
Given the importance of the draft 2014 021 Housing Element update. the Coalition welcomes
the opporn-mity to continue our dialogue on how we can partner with City staff to ensure that the
draft housing Element includes specific policies slues will result in new affordable homes for
extremely low-, very low -and low-income working families in the City.
Please keep us informed of any revisi�
Rousing Element and if you have any
kmesfahani(a),attame"
Sincerely,
Kathy Esfahani
Member, Costa Me -a Affordable Hot
cc: Lisa Bates, California 111ousing a3
Christian Abasto, Public Law Cel
Cesar Covamnmbias. The Kennedy
, updates and meetings regarding the draft 2014-2021
estions, please free to contact me at: (714) 932-1174 or
Coalition
Development Department
HOUSING ELEMENT + PACE ROU -A5
A
HOUSING ELEMENT • PACE 110U -A2
Costa Mesa General Plan
-.zXennedy
C) M M 1 5 5 1 e
dune 21, 2013
www.kcrriedycommission.M
17791 Cowan Arc, Sai200
Iry9sne, CA 92514
949 250 0909
Fax 949 263 0647
Chair Jim Fitzpatrick and Planning Con
missioner Members
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
RE: Comments on Draft 2€114-2021 Housing
Element Update (May 2013)
Dear Chair Fitzpatrick and Planning Co
ion Members:
The Kennedy Commission (the Commi
ion) is a broad based coalition of residents and
community organizations that advocat
for the production of homes affordable for families
earning less than $20.000 annually in 0-ange
County. Formed in 2001, the Commission has been
successful in partnering and working w
th jurisdictions in Orange County to create effective
policies that has led to new construchor
of homes affordable to lower income working families.
The Commission is submitting this lett
in support of the Costa Mesa Affordable Housing
Coalition's letter dared June 21, 2013 it
regards to the City's 2014-2021 draft Housing Element.
' implement
The Commission looks forward to wor
in partnership with the City to create and
effective policies and programs in theCity's
draft Housing Element that will mcentivize the
development of homes affordable to lower
income working families. Please keep us updated on
the City's responses to the Coalition's rmommendations
and on any revisions regarding the draft
Element.
If you have any questions. please free
contact Cesar Covanubias at (949) 250-0909 or
cesarc@kennedycommission.org,
Sincerely,
Cesar COvarrubias
Executive D'ir'ector
cc: Lisa Bates, California Housing and
Community Development Department
Christian Abasto, Public Law C
Kathy Esfahan, Costa Mesa Affiai.dable
er
Housing Coalition
A
HOUSING ELEMENT • PACE 110U -A2
Cassa Mesa General~
Comment 2: Continue to support the development of affordable homes on the Fairview Developmental
Center site.
Response: The Fairview Developmental Center withdrew its application to develop affordable
housing on site. The City has included a monitoring component in Program 12 (Adequate Sites) to
monitor the State's intent for the site.
Comment 3: Support and identify a specific $ite for the development of an emergency shelter.
Response: As required by law, the City has identified the PD Industrial zone to permit emergency
shelters by right. The City only has the authority to designate a zone for allowable uses but does not
have the authority to designate private properties for public uses.
Comment 4: Reinstate Program 12 - Single�Room Occupancy, Family Residential Occupancy (FRC) as
a stand-alone program.
Response: Currently, most motels in the City already incorporate an extended stay component.
Based on comments from stakeholders at public meetings, FRCs or existing motel rooms are not an
appropriate housing arrangement for families. The City has introduced a new program to facilitate
and encourage adaptive reuse of motels into permanent housing for families (Program 10).
Comment 5: Prioritize and facilitate the development of new rental homes affordable to lower income
working families on City owned sites. Create an Affordable Housing Land Trust and issue RFP on City
owned sites for affordable housing.
Response: The City owns only a few prpperties — two City -owned parking lots serving under -parked
commercial areas; Senior Center with associated parking lot; and a vacant property at 111 Fair Drive
that is set aside for an institutional use. Given the small portfolio, an Affordable Housing Land Trust
is not an appropriate or feasible tool. No affordable housing developers have expressed interest in
utilizing the Senior Center parking lot. rurthermore, the City is in the process of updating its Land
Use c=lement, which will consider various options for the site.
Comment 8: Provide attractive by -right incentives and concessions of certain development standards
that developers are not otherwise entitled to, in exchange for a dedication of 20 percent of homes
affordable to extremely low, very low, and low income families.
Response: The City does not have an inclusionary housing ordinance. Given the current market
conditions and the Governors veto of AB 1229 (to restore 'inclusionary housing policies), the City is
not in the position to consider inclusionarly zoning at this time.
Comment 7: Amend the City's overlay zones to include effective incentives that will facilitate the
development of affordable homes in areas with existing commercial and light industrial uses.
Response: The overlay zones (in Urban Plan areas) allow residential and mixed use developments
in areas that normally do not allow residential uses. The flexible development standards are
established to encourage a range of housing options in these areas. Affordable housing incentives
are available citywide, including fee defelrrals and density bonus.
The City has recently amended the Specific Plan to allow high density residential at 28 units per acre
on Sakioka Lot 2. Overall, the City's residential sites inventory far exceeds its RHNA allocation of two
units. Furthermore, as part of the City's General Pian update, the City is considering other areas for
future residential development.
Comment 8: Commit specific funding or financial resources to facilitate the development of homes
affordable for extremely low, very low, and low income working families. Leverage housing funds on
�C
HO ELEMENT 4 PAGE 110U -A14 1
C��ta Mesa Gene�i-al� I
conversion. Provide information regarding HUD's special vouchers set aside for
households losing project -based Section 8 assistance (applicable to Casa Bella
only). Work with property owners and nonprofit housing providers to pursue State
and federal funds for preserving at -risk housing. For density bonus projects, require
property owners to inform the tenants of affordable units at least two years in
advance of the expiration of affordability controls to allow tenants adequate time to
explore other affordable housing options. Work to replenish the City's affordable
housing inventory via: the City's Density Bonus ordinance to create new affordable
units.
Funding Sources: State and federal preservation funds
Responsible Agencies: Development Services Department/Housing and
Community Development Division
9. Condominium 0onversion
According to the 2010 U.S. Census, the percentage of owner -occupied households
compared to renter ,households is 43% (owner) and 57% (renter). The City
recognizes the importance of offering affordable homeownership opportunities in
order to promote a balanced and diverse community. The City will revisit its
condominium conversion ordinance to remove potential constraints to conversion.
Specifically, many apartment developments would not be able to meet the City's
current parking and open space requirements. The City will adopt an ordinance to
promote development streamlining and condominium conversion.
2013-2021 Objectives: Adopt condominium conversion ordinance in Zoning Code
in 2014 with the objective of removing constraints to conversion.
Funding Sources: Department/Division budget provided by General Fund
Responsible Agencies: Development Services Department/Planning Division
10. Adaptive Reuse for Multi -Family Housing
To expand housing pptions in the community, the City may allow, subject to a
Zoning Code Amendment authorized by the City Council, the adaptive reuse of
an existing motel use. to a residential use for multi -family housing.
2013-2021 Objectives: Process Zoning Code Amendment in 2014/15 to allow a
discretionary review of motel conversions to multi -family housing.
Funding Sources: Department/Division budget provided by General Fund
Responsible Agencies: Development Services Department/Planning Division
11. Supportive Services for Persons with Special Needs
The City recognizes certain segments of the population require additional
Im
assistance to secure decent housing and supportive services. Special creeds
groups in Costa Mesa include: seniors, persons with disabilities (including
developmental disabilities), homeless and at -risk homeless. and low income families
Im
(including large households, female -headed households).
Through the annual action plan process for the CDBG program, the City evaivates
the needs of various. special needs groups and allocation CDBG Public Service im
dollars accordingly. The City will continue to expend CDBG funds in a manner that
A
HOUSING ELEMENT + PACE HOU-70