HomeMy Public PortalAbout29) 8A-1 Attachment AORDINANCE NO. 13-972 .
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMPLE CITY AMENDING THE TEMPLE CITY ZONING CODE TO
IMPLEMENT THE PROGRAMS OUTLINED IN THE 2008-2014
HOUSING ELEMENT
ATIACHMENTA
THE CITY COUNCIL OF THE CITY OF TEMPLE CITY HEREBY ORDAINS
AS FOLLOWS:
SECTION 1. Based upon information contained in the staff report to the
Planning Commission dated July 23, 2013; and on information and public input
which was received at the noticed public hearings before the Planning Commission
on April 9, 2012 and July 23, 2013, and at the City Council and Planning
Commission Joint Study Session on September 27, 2012; and on information
contained in the 2008-2014 Housing Element adopted on May 7, 2013; the City
Council hereby amends the Zoning Code as described in Sections 3 to 17 below:
SECTION 2. This project which involves modifying sections of the Temple
City Municipal Code to assist in the development of housing to meet the needs of
low-and moderate-income households, and to address or remove constraints to the
maintenance, improvement, and development of housing, is not anticipated to result
in any significant effects upon the environment and a Categorical Exemption has
been prepared in accordance with the State CEQA Guidelines. The initial statement
as prepared indicates that there is no potential for adverse impact to the
environment as it relates to all wild animals, birds, plants, fish, amphibians and
related ecological communities, including the habitat upon which the wildlife
depends for its continued viability.
SECTION 3. Section 9362(B) of the Zoning Code, "Standards of
Development" permitted in the R-3 Zone, is hereby amended to read as follows:
"B. Buildings:
1. ·Length: No building or structure shall exceed a length of one hundred fifty feet
(150').
2. Height Limits:
a. R-3 zoned lots except those adjoining R-1 zoned lots: Buildings shall not
exceed a maximum height of three (3) stories or forty feet (40'), whichever is
less.
b. R-3 zoned lots adjoining R-1 zoned lots: Buildings shall not exceed a
maximum height of two (2) stories or thirty .feet (30'), whichever is less
3. Lot Area Per Dwelling l)nit:
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a. R-3 zoned lots except those adjoining R-1 zoned lots: Lot area per dwelling
unit shall not exceed two thousand one hundred and seventy-eight (2, 178)
square feet nor be less than one thousand four hundred and fifty-two
(1 ,452) square feet
b. R-3 zoned lots adjoining R-1 zoned lots: Minimum lot area per dwelling unit
shall be two thousand four hundred (2,400) square feet
4. Minimum Gross Floor Area for Dwelling Units:
a. Bachelor units shall contain not less than six hundred (600) square feet
b. One bedroom units shall contain not less than seven hundred fifty (750)
square feet
c. Two (2) bedroom or one bedroom and den units shall contain not less than
nine hundred (900) square feet
d. Three (3) bedroom or two (2) bedroom and den units shall contain not less
than one thousand one hundred (1, 1 DO) square feet
e. Each additional bedroom over three (3) shall require that one hundred fifty
(150) additional square feet of floor area be added to the dwelling unit
5. Stairways: No exterior stairway shall be placed in front of, and within ten feet
(1 0'), of any door or window.
6. Elevators: All buildings containing dwelling units above the third floor shall be
served with elevators in addition to the stairways otherwise required by law.
For purposes of this section the number of floors, in a building shall be
counted from the lowermost floor to the uppermost floor and shall include
subterranean off street parking areas.
7. Off Street Parking Standard: Each lot in the R-3 zone shall have, on the same
lot or parcel of land, parking spaces as provided in section 9291 as amended.
At least two (2) parking spaces shall be provided per dwelling unit and shall be
located in a garage, and one (1) additional space, which shall be open and
unenclosed, shall be provided for each two (2) units or any fraction thereof.
Such parking facilities shall be conveniently accessible and located only on
such portions of the lot or parcel of land upon which structures may be
erected. The off street parking spaces which are required to be located in a
garage shall be located upon the lot so that the vehicular access thereto is not
directly visible from a public street
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8. Off Street Parking Reduction: For R-3 zoned lots that do not adjoin R-1 zoned
lots the off street parking standard may be reduced subject to approval by the
director of a study adequately demonstrating reduced parking demand
resulting from transit accessibility or other factors.
9. Subterranean and semi-subterranean parking shall be allowed only on R-3
zoned lots not adjoining R-1 zoned lots and shall not be considered as a story
of the building. For purposes of this section, subterranean and semi-
subterranean parking shall mean any construction project which entails
excavation, grading and/or mounding of earth so as to change the existing
grade of the lot by more than 18 inches for the specific purpose of providing off
street parking beneath living area."
SECTION 4. The following provision is hereby added in numerical order to
Zoning Code Section 9362(F), "Special Development Criteria" in the R-3 Zone, to
Section 9352(1), "Special Development Criteria" in the R-2 Zone; and to Section
9333, "Standards of Development" in the R-1 Zone under a new subsection "K"
titled "Special Development Criteria", and numbered as 1:
"New dwellings constructed within 500 feet of an arterial street or a railway
shall be provided with a mechanical ventilation system designed to attain
enhanced air filtration with the use of air filters that have a filtration
efficiency equivalent to a Minimum Efficiency Reporting Value (MERV) of
14 or higher as determined by testing methods established by the
American Society of Heating, Refrigerating and Air-Conditioning Engineers
(ASHRAE) Standard 52.2, as periodically amended. All such ventilation
system equipment and air filters shall be installed, operated, maintained
and replaced in a manner consistent with applicable building code
requirements and with the manufacturer's specifications and
recommendations. Alternative air pollution mitigation measures (e.g.,
setbacks, landscaped buffers, etc.) may be utilized where feasible if they
can be shown to have a mitigating effect that is equal to or greater than the
enhanced air filtration measures specified herein.
SECTION 5. Section 9362(1) of the Zoning Code, "Conditional Use Permit
Required" in the R-3 Zone, is hereby deleted.
SECTION 6. Section 9352(K) of the Zoning Code, "Conditional Use Permit
Required" in the R-2 Zone, is hereby deleted.
SECTION 7: Section 9362.1, "R-3 Zone Lot Consolidation Incentives", is
hereby added to the Zoning Code to read as follows:
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"9362.1: R-3 Zone Lot Consolidation Incentives:
A. Incentives: The following incentives are intended to encourage the consolidation
of smaller R-3 zoned lots into larger development sites in order to achieve the
scale and quality of development envisioned for the area.
4 to 6 lots: 15% increase in number of allowable units
10% reduction in guest parking
7 or more lots: 20% increase in number of allowable units
10% reduction in guest parking"
Through the development agreement process, the city may consider other lot
consolidation incentive bonuses such as increased building height, vacation of
alleys, reductions in processing fees, in-lieu fees, or utility connection fees. The
extent of such bonuses may vary on a case-by-case basis subject to agreement
between a project applicant and the city."
SECTION 8: Article V, "Density Bonus", is hereby added to the Zoning Code
to read as follows:
ARTICLE V. DENSITY BONUS
9470: Purpose.
This section establishes procedures to implement state density bonus law as set
forth in Government Code Sections 65915 to 65918. The incentives in this section
are used by the city as a means of meeting its commitment to encourage the
provision of affordable housing to all economic groups living within the community.
A. Applicability: The provisions of this section apply only to multi-family residential
and mixed-use development projects consisting of five (5) or more dwelling units
not including units granted as a density bonus.
B. Definitions: Certain key terms used in this article are defined under the term
"Affordable Housing Definitions" in Section 9109 ("Definitions").
9470.1: Density Bonus Allowance.
A. Density bonus allowance. A request for a density bonus shall not require any
discretionary approval by the city. A request for a density bonus pursuant to this
article shall only be granted if an applicant seeks and agrees to construct a
residential development with one of the following attributes:
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1. At least 5 percent of the dwelling units are dedicated to occupancy by very
low-income households;
2. At least 10 percent of the dwelling units are dedicated to occupancy by
low-income and very low-income households;
3. At least 10 percent of the dwelling units are dedicated for sale to and
occupancy by moderate-income households, and are located in a
development in which all of the dwelling units are available for sale to the
general public; or,
4. At least 35 dwelling units are provided in a senior housing development in
which all dwelling units are dedicated for occupancy exclusively by
persons aged 55 and older and by those residing with them.
B. Density bonus calculation. In calculating the number of affordable dwelling units
required for a density bonus, the density bonus units shall not be included.
1. The density bonus for providing dwelling units affordable to very low-income
households shall be calculated as follows.
Table 1: Increase in Allowable Density for Very Low-Income Units
2. The density bonus for providing dwelling units affordable to low-income
households shall be calculated as follows.
Table 2: Increase in Allowable Density for Low-Income Units
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16 29
17 30.5
18 32
19 33.5
20 35
3. The density bonus for providing ownership dwelling units
affordable to moderate-income households shall be calculated
as follows:
Table 3: Increase in Allowable Density for Moderate-Income
Ownership Units
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C. Senior development. The density bonus for a senior housing development
with 35 or more dwelling units dedicated for occupancy by persons aged 55
and older and those residing with them shall be 20 percent.
D. Bonuses not combined. The density bonuses that are available to a
development under this section shall not be combined.
9470.2: Concessions and Other Incentives
A Concessions and other incentives. An applicant who utilizes the density
bonus provisions of this chapter may request one or more concessions or
other incentives as follows.
1. One concession or other incentive for developments that dedicate at least
5 percent of the dwelling units for affordable occupancy by very low-income
households, 10 percent of the dwelling units for affordable occupancy by
low-income households, or 10 percent of the dwelling units for affordable
occupancy by moderate-income households when the all of the units in the
development are available for sale to the public, including the affordable
units.
2. Two concessions or other incentives for developments that dedicate at
least 10 percent of the dwelling units for affordable occupancy by very low-
income households, 20 percent of the dwelling units for affordable
occupancy by low-income households, or 20 percent of the dwelling units
for affordable occupancy by moderate-income households when all of the
units in the development are available for sale to the public, including the
affordable units.
3. Three concessions or other incentives for developments that dedicate at
least 15 percent of the dwelling units for affordable occupancy by very low-
income households, 30 percent of the dwelling units for affordable
occupancy by low-income households, or 30 percent of the dwelling units
for affordable occupancy by moderate-income households when all of the
units in the development are available for sale to the public, including the
affordable units.
B. Affordable Housing Concession Permit. An application for an Affordable
Housing Concession Permit shall be filed in compliance with the application
process in Section 9180, "Site Plan Review". The application shall be
accompanied by any supplemental information requested by the director.
C. Procedure. The procedure for review of an application for an Affordable
Housing Concession Permit shall be the same as that for a Site Plan Review
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pursuant to Section 9180, "Site Plan Review." An Affordable Housing
Concession Permit may be granted with approval by the Site Plan Review
approval body. The approval body may:
1. Approve the concession and/or other incentive described in the application
for the Affordable Housing Concession Permit.
2. Deny the concession and/or other incentive described in the application
for the Affordable Housing Concession Permit.
3. Approve one or more concessions and/or other incentives and deny one
or more other concessions and/or incentives, if more than one concession
or other incentive is described in the application for the Affordable Housing
Concession Permit.
D. Findings. A concession or other incentive shall be approved upon making the
following findings.
1. The concession or incentive is required in order for the designated units to
be affordable.
2. The concession or incentive would not have a specific adverse impact on
public health, public safety, or the physical environment, and would not
have an adverse impact on a property that is listed in the California
Register of Historical Resources. A specific adverse impact is a significant,
quantifiable, direct, and unavoidable impact, based on objective, identified
written public health or safety standards, policies, or conditions as they
existed on the date the application was deemed complete.
9470.3: Waiver of Development Standards
A. Waiver of Development Standards. If compliance with a development standard
would physically preclude construction of a residential or mixed-use project
utilizing a density bonus, and any concession or incentive approved in
compliance with this article, the applicant may submit a proposal for waiver or
reduction of the development standard.
B. Waiver of Development Standards Permit. An application for a Waiver of
Development Standards Permit shall be filed in compliance with the application
process in Section 9180, "Site Plan Review". The application shall be
accompanied by any supplemental information requested by the director.
C. Procedure. The procedure for review of a Waiver of Development Standards
Permit shall be the same as for a Site Plan Review pursuant to Section 9180. A
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Waiver of Development Standards Permit may be granted with approval by the
Site Plan Review approval body. The approval body may:
1. Approve the waiver and/or reduction of development standard; or
2. Deny the waiver and/or reduction in development standard; or
3. Approve one or more waivers and/or reductions and deny one or more other
waivers and/or reductions, if more than one waiver or reduction is described
in the application.
D. Findings. A Waiver of Development Standards Permit shall be approved upon
making the following findings.
1. The waiver or reduction in a development standard is required for
construction of the development project at the density to which the project is
entitled and with all concessions or other incentives approved for the project.
2. The waiver or reduction in a development standard will not have a specific
adverse impact on public health, public safety, or the physical environment,
and will not have an adverse impact on a property that is listed in the
California Register of Historical Resources. A specific adverse impact is a
significant, quantifiable, direct, and unavoidable impact, based on objective,
identified written public health or safety standards, policies, or conditions as
they existed on the date the application was deemed complete.
3. The waiver or reduction in a development standard is necessary because
application of the development standards would physically preclude
construction of a project utilizing a density bonus, concession or incentive.
9470.4: Child Day-Care Center Bonus or Concession
A. Floor area bonus or concession for inclusion of child day-care
facility. An application for a development project that complies with the
density bonus requirement of this section and also includes a child day-care
center that will be located on the premises as part of the project, or at a
location adjacent to the project, may request one additional bonus or
concession ;;~s follows.
1. Additional net floor area for housing units that is equal to or greater than
the net floor area in the child day-care center.
2. A concession that contributes significantly to the economic feasibility of
the construction of the child day-care center.
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B. Child Day-Care Bonus or Concession Permit. An application for a Child Day-
Care Bonus or Concession Permit shall be filed in compliance with the
application process in Section 9180, "Site Plan Review". The application
shall be accompanied by any supplemental information requested by the
director.
C. Procedure. The procedure for review of a Child Day-Care Bonus or
Concession Permit shall be the same as for a Site Plan Review pursuant to
Section 9180, "Site Plan Review". Child Day-Care Bonus or Concession
Permits may be granted with approval by the Site Plan Review approval
body. The approval body may:
1. Approve the bonus or concession described in the application for the Child
Day-Care Bonus or Concession Permit, if the findings below are made.
2. Deny the bonus or incentive described in the application for the Child Day
Care Bonus or Concession Permit, if the necessary findings cannot be
made.
D. Findings. A child day-care bonus or concession shall be approved upon
making the following findings.
1. The bonus or concession would contribute significantly to the economic
feasibility of the construction of the child day-care center.
2. The bonus or concession would not have a specific adverse impact on
public health, public safety, or the physical environment, and would not
have an adverse impact on a property that is listed in the California
Register of Historical Resources. A specific adverse impact is a
significant, quantifiable, direct, and unavoidable impact, based on
objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed
complete.
E. Conditions of approval. The child day-care center shall comply with
conditions of approval as follows.
1. The child day-care center shall remain in operation for a period of time
that is equal to or longer than the period during which the dwelling units in
the development that are dedicated for affordable occupancy are required
to remain affordable.
2. Of the children who attend the child day-care center, the children from
households of very low income, low income, or moderate income shall
equal a percentage that is equal to or greater than the percentage of
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dwelling units in the development that are dedicated for affordable
occupancy by households of very low, low or moderate income.
9470.5: Bonus for Donation of Land
A. Bonus for Donation of Land. An applicant for a tentative subdivision map, parcel
map, or other residential development approval who donates land to the city
which is suitable for the development of dwelling units affordable to very low
income households shall be entitled to a bonus in residential density for the
entire development above the density allowable under this chapter and the land
use element of the general plan.
B. Requirements for bonus. The donation of land shall meet the following
requirements in order to be eligible for a density bonus.
1. The applicant shall donate and transfer the land no later than the date of
approval of the final tract or parcel map, or application for the construction of
residential units.
2. The developable acreage and zoning classification of the land being
transferred shall be sufficient to permit construction of units affordable to
very low income households in an amount not less than 10 percent of the
number of residential units of the proposed development.
3. The transferred land shall be at least one acre in size or of sufficient size to
permit development of at least 40 dwelling units, has the appropriate general
plan designation, is appropriately zoned for development as affordable
housing, and is or will be served by adequate public facilities and
infrastructure.
4. The transferred land shall have appropriate zoning and be subject to
development standards that would allow feasible development of the
affordable units. No later than the date of approval of the final subdivision
map, parcel map, or of the residential development, the transferred land shall
have all of the permits and approvals, other than building permits, necessary
for development of the very low-income housing units on the transferred
land.
5. The transferred land and the affordable units shall be subject to a deed
restriction approved by the city attorney ensuring continued affordability of
the units, consistent with Section 9470.8 ("Enforcement of Affordability").
6. The land shall be transferred to the City of Temple City or to a housing
developer approved by the City of Temple City.
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7. The transferred land shall be located within the boundary of the proposed
development or, with approval of the director, within one-quarter mile of the
boundary of the proposed development.
8. A bonus shall not be granted unless a source of funding for the very low
income units has been identified not later than the date of approval of the
final parcel or tract map or application for the construction of residential units.
C. Density bonus. The density bonus for donation of land for development of
dwelling units affordable to very low income households shall be based on the
number of such affordable dwelling units that can be developed on the donated
land as a percentage of the otherwise maximum residential density allowed for
the development, calculated as follows.
Table 4: Increase in Allowable Density for Donation
of Land for Very-Low Income Units
D. Bonuses may be combined. A bonus for the donation of land may be combined
with a bonus granted under Section 9470.1, "Density Bonus Allowance," up to a
maximum combined density bonus of 35 percent.
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9407.6: Condominium Conversions
A. When an applicant for approval to convert an apartment complex to a residential
condominium complex agrees to make at least thirty-three (33) percent of the
total dwelling units of the proposed condominium complex affordable to persons
and families of low or moderate income for thirty (30) years, or make fifteen (15)
percent of the total dwelling units of the proposed condominium complex
affordable to low or very low income households for thirty (30) years, and agrees
to pay for the administrative costs incurred by the city to process the application
and to monitor the future occupancy of the affordable dwelling units, the city
shall either: (i) grant a density bonus with an increase in dwelling units of up to
25 percent over the number of apartments to be provided within the existing
structure or structures proposed for conversion, or (ii) provide other incentives of
equivalent financial value to be determined by the city.
B. The city may place such reasonable conditions on the granting of a density
bonus or other incentives of equivalent financial value as it finds appropriate,
including, but not limited to, conditions which assure continued affordability of
dwelling units to subsequent purchasers who are persons and families of
moderate, low or very low income households.
C. For purposes of this section, "other incentives of equivalent financial value" shall
not be construed to require the city to provide cash transfer payments or other
monetary compensation but may include the reduction or waiver of
requirements, other than those related to Building Code requirements or other
health and safety standards, which the city might otherwise apply as conditions
of conversion approval.
D. Nothing in this section shall be construed to require the city to approve a
proposal to convert apartments to condominiums.
E .. An applicant shall be ineligible for a density bonus or other incentives under this
section if the apartments proposed for conversion constitute a housing
development for which a density bonus or other incentives were previously
provided.
9470.7: Alternative Parking Standards
A. An applicant that is entitled to a density bonus may request the following
alternative parking standards for the development.
Table 5: Alternative Parking Standards
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1. If the total number of parking spaces required for the development is other
than a whole number, the number shall be rounded up to the next whole
number.
2. A development may provide on-site parking through tandem parking or
uncovered parking on the development site.
9470.8: Enforcement of Affordability
A. Low and very low income affordable units. Before issuance of a building permit
for a development with a density bonus for provision of dwelling units affordable,
as defined in the Health and Safety Code Sections 50053 and 50052.5, to low
and/or very low income households, a covenant or other document approved by
the city attorney shall be recorded and shall ensure that the dwelling units
affordable to low and/or very low income households are at all times rented or
sold at a price affordable to such households with the applicable income level
for at least 30 years, all in a manner consistent with the applicable provisions of
Government Code Section 65915(c).
B. Moderate income affordable units. Before issuance of a building permit for a
development with a density bonus for provision of dwelling units designated for
sale at a price affordable, as defined in the Health and Safety Code Section
50052.5, to moderate income households, a covenant or other document
approved by the city attorney shall be recorded and shall: (a) ensure that the
moderate income affordable units are initially occupied by persons or families
with a moderate income, (b) ensure that such units are sold at a price that is
affordable to moderate income households, and (c) provide the terms governing
any subsequent resale of the affordable dwelling unit. A dwelling unit affordable
to moderate income households may be offered for subsequent sale to another
moderate income purchaser at a price affordable to the moderate income
household and subject to the terms of the recorded covenant or other document
satisfactory to the city attorney with respect to subsequent resale, or to an
above-moderate income purchaser provided that the sale to an above-moderate
income purchaser shall result in a recapture by the city, or its designee, of a
financial interest in the dwelling unit equal to: (i) the difference between the
initial moderate income level sale price of the dwelling unit and its appraised
value at the time of the initial sale, and (ii) a proportionate share of any
appreciation in value of the dwelling unit since its initial sale, all in a manner
consistent with the applicable provisions of Government Code Section 65915(c).
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C. Forfeiture of funds. Any individual who rents-out a dwelling unit in violation of
this article shall be required to forfeit all rents above the applicable affordable
rate; and any individual who sells a unit in violation of this article shall be
required to forfeit all profits from the sale exceeding the difference between the
sale price and the applicable affordable sales price. Recovered funds shall be
deposited in a city fund that is intended to support development of affordable
housing in the community.
9470.9: Administrative Procedures
The city manager or the city manager's designee may adopt administrative
procedures for implementation of this article.
SECTION 9: Section 9109 of the Zoning Code, "Definitions", is hereby
amended as follows:
a) to delete definitions of: "ALCOHOLISM HOSPITAL", "CHILDRENS
TREATMENT CENTER (Emotionally Disturbed)","FACILITIES FOR
DRUG ADDICTS", "FAMILY", "FAMILY HOME (Mentally Ill)", "FAMILY
HOME (Mentally Retarded)", "RESIDENT FACILITY (Mentally
Retarded)", "RESIDENT SCHOOL (Mentally Retarded)"; and,
b) to add the following definitions in their alphabetical order as follows:
"ARTERIAL STREET: A major thoroughfare or primary roadway, used primarily for
through traffic rather than for access to abutting land, that is characterized by high-
vehicular capacity and continuity of movement. The street is either divided or
undivided and its main function is to carry non-local traffic at medium speeds."
"EMERGENCY SHELTER: A managed housing facility with minimal supportive
services for homeless persons and in which occupancy by a homeless person is
limited to a term of six (6) months or less. No individual or household may be
denied emergency shelter because of an inability to pay. (Health and Safety Code
Section 50801(e)). Supportive services may include, but are not limited to, meal
preparation, an activities center, day care for children of homeless persons,
vocational rehabilitation and other similar activities."
"FAMILY: Two or more individuals living together as a single housekeeping unit in
an apartment or a dwelling unit."
"SINGLE HOUSEKEEPING UNIT: The functional equivalent of a traditional family
whose members are a non-transient interactive group of persons jointly occupying a
single dwelling unit, including the joint use of common areas and sharing household
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activities and responsibilities (e.g., meals, chores and expenses). This does not
include a boarding house."
"COMMUNITY CARE FACILITY/LARGE: Any facility as defined in the Health and
Safety Code Section 1502(a), which provides nonmedical care on a 24-hour a day
basis to seven (7) or more persons including, but not limited to, persons with
substance abuse illnesses, physically handicapped, mentally impaired, incompetent
persons, and abused or neglected children. Large community care facility shall be
considered a conditionally permitted use in the R-2, R-3, C-1, C-1-R, C-2, and C-3
Zones."
"COMMUNITY CARE FACILITY/SMALL: Any facility as defined in the Health and
Safety Code Section 1502(a), which provides nonmedical care on a 24-hour a day
basis to six (6) or less persons including, but not limited to persons with substance
abuse illnesses, physically handicapped, mentally impaired, incompetent persons,
and abused or neglected children. Small community care facility shall be
considered a permitted use within all residential zoned districts."
"SINGLE ROOM OCCUPANCY (SRO) BUILDING: Any building containing five or
more guestrooms or units which are used, rented, or hired out to be occupied for
sleeping purposes by residents, and which is also the primary residence of those
residents. The individual units may lack either cooking facilities or a full bathroom, or
both. However, for purposes of this definition, an SRO does not include residential
care homes, senior housing projects, rooming and boarding houses, hotels and
motels, bed and breakfast lodging, extended care facilities or hospitals."
"SUPPORTIVE HOUSING: Housing with no limit on the length of stay and that is
occupied by persons from the target population as defined by Health and Safety Code
Section 53260(d) as the same may be amended from time to time, and that provides a
significant level of onsite and offsite services that assist the supportive housing
residents in retaining the housing, improving their health status and maximizing their
ability to live, and when possible, to work in the community. Supportive housing may
be provided under all residential housing types. In all cases, supportive housing shall
be treated as a residential use under this chapter and shall be subject only to those
restrictions that apply to other residential uses of the same residential housing type
located in the same zoning district."
"TRANSITIONAL HOUSING: Housing operated under program requirements that call
for (1) the termination of assistance to an existing program recipient occupying a
transitional housing unit and (2) the subsequent reassignment of the assisting
residential unit to another eligible program recipient at some predetermined future
point in time that shall be no less than six months into the future (Health and Safety
Code Section 50675.2(h)). Transitional housing services may include, but not be
limited to, meals, counseling, and other services as well as common areas for
residents. Transitional housing may be provided under all residential housing types. In
all cases, transitional housing shall be treated as a residential use under this chapter
ORDINANCE 13-972
Draft Zoning Code Amendment to Implement the 2008-2014 Housing Element
Page 17
and shall be subject only to those restrictions that apply to other residential uses of the
same residential housing type located in the same zoning district."
"AFFORDABLDE HOUSING DEFINITIONS: The following indented terms and
phrases are defined for the purposes of Article V (Sections 9470 to 9470.9 of the
Zoning Code relating to density bonuses):
CONCESSIONS OR OTHER INCENTIVES: Concessions or other
incentives include a reduction in a site development standard or
modification of another Zoning Code requirement or design standard, but
not including Building Code requirements or other health and safety
standards, that results in an identifiable, financially sufficient, and actual
cost reduction; or, approval of mixed-use zoning in conjunction with the
housing project if commercial, office, industrial, or other land uses will
reduce the cost of the housing development and if the commercial, office,
industrial, or other land uses are compatible with the housing project and
the existing or planned development in the area where the proposed
housing project will be located; or other concession or regulatory incentive
that results in an identifiable, financially sufficient, and actual cost reduction,
as determined by the city in its sole discretion. A concession or other
incentive does not include additional density beyond that allowed in
Sections 9470 to 9470.9 of the Zoning Code relating to density bonuses.
DENSITY BONUS: A density bonus is an increase in density above the
otherwise maximum allowable residential density under this title and the
land use element of the general plan as of the date the development
application for the project is deemed complete. The amount of the density
bonus to which the applicant is entitled shall vary according to the amount
by which the percentage of affordable dwelling units meets the percentage
established in Sections 9470 to 9470.9 of the Zoning Code. When
calculating the number of density bonus units allowed, any fraction of a
residential unit shall be counted as a whole unit. An applicant may elect to
accept a lesser percentage of density bonus units. An applicant may not
seek a density bonus greater than that provided in Sections 9470 to 9470.9
of the Zoning Code relating to density bonuses, or by state law.
DEVELOPER: Any association, corporation, firm, joint venture, partnership,
person, or any entity or combination of entities, which seeks City approval
for all or part of a residential development project.
DEVELOPMENT STANDARD: For Sections 9470 to 9470.9 of the Zoning
Code relating to density bonuses, a development standard includes a site or
construction condition that applies to a residential development pursuant to
any ordinance, general plan element, specific plan, charter amendment, or
other local condition, law, policy, resolution, or regulation. A development
ORDINANCE 13-972
Draft Zoning Code Amendment to Implement the 2008·2014 Housing Element
Page 18
standard subject to waiver does not include additional density beyond that
allowed in Sections 9470 to 9470.9 of the Zoning Code relating to density
bonuses.
LOW-INCOME HOUSEHOLDS: Households whose gross income does not
exceed 80 percent of the median income for Los Angeles County as
determined annually by the U.S. Department of Housing and Urban
Development.
MODERATE-INCOME HOUSEHOLDS: Households whose gross income
does not exceed 120 percent of the median income for Los Angeles County
as determined annually by the U.S. Department of Housing and Urban
Development.
VERY LOW-INCOME HOUSEHOLDS: Households whose gross income is
equal to 50 percent or less of the median income for Los Angeles County as
determined annually by the U.S. Department of Housing and Urban
Development."
SECTION 10: Section 9202 of the Zoning Code, "Conditional Use Permit,
When Required", is hereby amended as follows:
a) To add the following land uses in their alphabetical order:
(i) "Single Room Occupancy (SRO) Building (C-3 Zone only)."
(ii) "Community Care Facility/Large, including the R-2 and R-3 zones, and the
C-1, C-1-R, C-2, and C-3 zones only.";
b) To delete the following land uses:
(i) "Alcoholism hospital"
(ii) "Children's treatment center (emotionally disturbed)"
(iii) "Dwelling unit(s), one or more new are added on an R-2 or R-3 zoned lot
that currently has one dwelling unit and one or more of the following criteria
are met for the second unit(s):
Unit exceeds one hundred percent (100%) of the floor area of the primary
unit.
Unit exceeds two thousand (2,000) square feet, including a garage.
Unit is a two-story unit."
ORDINANCE 13-972
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Page 19
(iv) "Dwelling units, three (3) or more located on the same lot to include
apartments."
(v) "Emergency shelters and transitional housing (M-2 zone only)"
(vi) "Facilities for drug addicts"
(vii) "Family care home for six (6) or less"
(viii) "Pad fill greater than twelve inches (12") in height from the natural grade on
an R-1, R-2 or an R-3 zoned lot"
(ix) "Resident facility (mentally retarded)"
(x) "Resident school (mentally retarded) (including R-3)".
SECTION 11: Section 9331 (A) of the Zoning Code, "Principal Uses" permitted
in the R-1 Zone, is hereby amended to add the following land uses in their
alphabetical order:
(i) "Community care facility I smalL";
(ii) "Supportive housing."; and,
(iii) "Transitional housing.".
SECTION 12: Section 9350(A) of the Zoning Code, "Principal Uses" permitted
in the R-2 Zone, is hereby amended to add the following land uses in their
alphabetical order:
(i) "Community care facility I smalL" ;
(ii) "Supportive housing." , and,
(iii) "Transitional housing.".
SECTION 13: Section 9360(A) of the Zoning Code, "Principal Uses"
permitted in the R-3 Zone, is hereby amended to add the following land uses in
numerical order as follows:
"(5) Community care facility I smalL
ORDINANCE 13-972
Draft Zoning Code Amendment to Implement the 2008-2014 Housing Element
Page 20
(6) Supportive housing.
(7) Transitional housing.".
SECTION 14: Section 9390(A) of the Zoning Code, "Principal Uses"
permitted in the C-3 Zone, is hereby amended to add the following land uses in
their alphabetical order:
(i) "Emergency shelter (per Section 9454.2).", and,
(ii) "Single Room Occupancy (SRO) Building (subject to CUP approval and the
provisions of Section 9454.1).".
SECTION 15: Sections 9454, 9454.1, 9454.2 (relating to housing for
persons with special needs) are hereby added to the Zoning Code to read as
follows:
"9454: Housing for Persons with Special Needs:
Purpose: The following section accommodates development of housing for
individuals with special needs.
9454.1: Single Room Occupancy (SRO) Building:
The provisions of this section are intended to accommodate the development of
permanent, affordable housing for small households or persons with special needs.
A. Location: An SRO building shall be permitted to locate in the C-3 Zone
subject to the approval of a conditional use permit pursuant to Section 9202
of this chapter.
B. Standards of Development:
1. C-3 Zone Standards: An SRO building shall be subject to the standards
of development that apply to the C-3 zone. There is no density standard
applicable in the C-3 zone.
2. Unit Size: An SRO unit shall contain a floor area of not less than 150
square feet and not more than to 400 square feet.
3. Occupancy: An SRO unit shall accommodate a maximum of two (2)
persons.
ORDINANCE 13-972
Draft Zoning Code Amendment to Implement the 2008-2014 Housing Element
Page 21
4. Kitchen: An SRO unit may have no kitchen, a partial kitchen or full
kitchen facilities. A full kitchen includes a sink, a refrigerator and a
stove, range top or oven. A partial kitchen is missing at least one of
these appliances. If a full kitchen is not provided, common kitchen
facilities shall be provided with at least one full kitchen per floor.
5. Bathroom: An SRO unit is required to have a partial bathroom or may
contain full bathroom facilities. A partial bathroom facility shall have at
least a toilet and sink; a full facility shall have a toilet, sink, bathtub,
shower or bathtub/shower combination. If a full bathroom is not
provided, common bathroom facilities shall be provided in accordance
with the California Building Code for congregate residences with at least
one full bathroom per floor that is accessible from a common area or
hallway.
6. Closet: Each SRO unit shall have a separate closet.
7. Common Area: An SRO building shall provide a minimum of 200 square
feet of interior common space plus four (4) additional square feet per
SRO unit.
8. Maintenance Facilities: An SRO building shall provide a common
cleaning supply room or utility closet with a wash sink having hot and
cold running water on every floor.
9. Trash Enclosure: An SRO building shall provide a trash enclosure to the
minimum requirements of Section 9362(E).
10. Existing Structures: An existing structure may be converted to an SRO
building subject to compliance with the provisions of this section.
C. Parking:
1. Vehicular Parking: One (1) off street parking space shall be provided
per four (4) SRO units plus an additional one (1) space for the on-site
manager, all in a manner consistent with Section 9291.
2. Bicycle Parking: A minimum of one (1) bicycle parking space shall be
provided for every four (4) SRO units, or an alternate number may be
approved by the director.
D. Management:
ORDINANCE 13-972
Draft Zoning Code Amendment to Implement the 2008-2014 Housing Element
Page 22
1. Facility Management: An SRO building with nine (9) units or less shall
provide a management office on the premises. An SRO building with
ten (10) units or more shall provide for a resident manager on the
premises.
2. Management Plan: A management plan shall be submitted with the
application to develop or operate an SRO building. The management
plan must address planned management and operation of the facility,
rental procedures, safety and security of residents and building
maintenance. The management plan must be approved by the director
prior to occupancy or operation of the SRO building.
E. Business License: The agency or organization operating the SRO building
shall obtain a city business license before commencing operation. The
application submittal requirements shall include but not be limited to a
completed city business license application subject to the provisions of Title
5 of the Temple City Municipal Code, a written management plan, and 8%"
x 11" copies of the site plan and floor plan.
9454.2: Emergency Shelters:
The provisions of this section are intended to provide opportunities for the
development of temporary shelters for the homeless and specific populations of the
homeless.
A. Location: An emergency shelter shall be permitted to locate in the C-3 zone
only along Rosemead Boulevard between Las Tunas Drive and Broadway,
subject to approval of a Site Plan Review pursuant to Section 9180 before
commencing operation.
B. Concentration of Emergency Shelters: No more than one (1) emergency
shelter shall be permitted to locate within a radius of 300 feet from another
emergency shelter.
C. Standards of Development:
1. C-3 Zone Standards: An emergency shelter shall be subject to the
standards of development that apply to the C-3 zone. There is no density
standard applicable in the C-3 Zone.
2. Maximum capacity: An emergency shelter shall contain a maximum of 30
beds and shall serve no more than 30 homeless persons at the same
time.
ORDINANCE 13-972
Draft Zoning Code Amendment to Implement the 2008-2014 Housing Element
Page 23
3. Interior intake space: An emergency shelter shall provide an interior
waiting and intake area which contains a minimum of 200 square feet. No
exterior waiting area shall be allowed on or off the premises.
4. Common facilities: An emergency shelter shall provide common areas
with common facilities including but not limited to a central kitchen, dining
room, laundry room, and a common gathering area.
5. Open space: An emergency shelter shall provide adequate outdoor open
space area with landscaping. All open spaces shall be fenced and not
visible from Rosemead Boulevard.
6. Lighting. An emergency shelter shall provide adequate external lighting
for security purposes. The lighting shall be stationary, directed away from
adjacent properties and public rights-of-way, and with brightness or glare
controlled so as to be compatible with the neighborhood.
7. Maintenance facilities: An emergency shelter shall provide a utility closet
for storage of cleaning supplies and equipment, and with a wash sink
having hot and cold running water.
8. Trash Enclosure: An emergency shelter shall provide a trash enclosure to
the minimum requirements of Section 9362(E).
D. Parking: An emergency shelter shall provide one (1) off-street parking space
for every ten (1 0) beds plus one (1) off-street parking space per each
employee and agency vehicle, all in a manner consistent with Section 9291.
E. Management: The agency or organization operating the shelter shall comply
with the following requirements:
1. Duration of stay by residents shall be limited to a maximum of six (6)
months.
2. Supportive services shall be provided to assist residents to obtain
permanent shelter and income. Such services shall be provided at no
cost to tenants.
3. The agency or organization operating the emergency shelter shall have a
written management plan including, as applicable, provisions for staff
training, neighborhood outreach, admittance hours, security, screening of
residents to insure compatibility with services provided at the facility, and
for training, counseling, and treatment programs for tenants.
ORDINANCE 13-972
Draft Zoning Code Amendment to Implement the 2008-2014 Housing Element
Page 24
4. Emergency shelters shall provide for an on-site resident manager, an on-
site management office and security during all hours of operation.
F. Business License: The agency or organization operating the emergency
shelter shall obtain a city business license before commencing operation.
The application submittal requirements shall include but not be limited to a
completed city business license application subject to the provisions of Title
5 of Temple City Municipal Code, a written management plan, and 8Yz" x 11"
copies of the site plan and floor plan."
SECTION 16: Section 9291 of the Zoning Code, "Parking Spaces Required",
is hereby amended to include the following in alphabetical order as follows:
.. , .... ... . . ·._· ....
I
'
Use r !.' Number Of Off-Street Parking SQaces Reguired
"Emergency shelter nOne (1) space for every ten (10) beds plus one (1) space
i . per each employee and agency vehicle."
: '-·-,,_,,. ----
I "Community care
;[
One-half (Yz) bed adult under I ! i space per or per care,
facility /large I ; whichever is greater, plus one (1) additional space for each I ' I
1 ........ j agency vehicle, employee, and visiting doctor."
I r=---····'
"Single room j : One (1) space shall be provided per four (4) SRO units
,··-: occupancy (SRO) : ! plus an additional one (1) space if an on-s1te manager is
i building '
'~ .. . -
I I provided."
I
1. .... •. • . .... . . .................. I .... 1........ .... . .. , .. · . . .. . . ...... .. ........ .. ............. ...... . . . . . . ..
f! "T"'"'"''"'' hoo'l"g rrPe~log " req"l'ed pe' eppll<able wolog ''"''" but me,
1 ! : be reduced based upon a submitted park1ng study subject
: i • to approval by the director."
'l ; '
_----'' '' '' ---"""" '-·, ' ' --.. -· . ------... ' "-----. ''' --------------..... -
I "Supportive housing" r Parking as required per applicable zoning district but may ' '
fir
be reduced based upon a submitted parking study subject
:_I to approval by the director."
---" ·-
SECTION 17: Article W, "Reasonable Accommodations", is hereby added to
the Zoning Code as follows:
ARTICLE W: REASONABLE ACCOMMODATIONS
ORDINANCE 13-972
Draft Zoning Code Amendment to Implement the 2008-2014 Housing Element
Page 25
9475 Purpose;
In accordance with federal and state fair housing laws, it is the purpose of this
section to allow for reasonable accommodations in the Zoning Code and land use
regulations, policies, and practices when needed to provide an individual with a
disability an equal opportunity to use and enjoy a dwelling.
9475.1 Review Authority:
The director is designated to approve, conditionally approve, or deny all
applications for a reasonable accommodation, subject to appeal to the Planning
Commission. If the project for which the request for reasonable accommodation is
made also requires a discretionary permit or approval from the Planning
Commission, then an applicant may request that the Planning Commission hear the
request for a reasonable accommodation at the same time as the other
discretionary permit or approval. If the applicant does not request a simultaneous
hearing, then the request for a reasonable accommodation shall not be heard until
after a final decision has been made regarding the other discretionary permit or
approval.
9475.2: Application for a Reasonable Accommodation.
A. Applicant. A request for reasonable accommodation may be made by any
person with a disability, their representative, or a developer or provider of
housing for individuals with a disability. A reasonable accommodation may be
approved only for the benefit of one or more individuals with a disability. A
reasonable accommodation may be approved for a "community care
facility/large," as defined in Section 9109, "Definitions," that houses seven (7) or
more disabled persons.
B. Application. An application for a reasonable accommodation from a zoning
regulation, policy, or practice shall be made on a form specified by the director.
No fee shall be required for a request for reasonable accommodation, but if the
project requires another discretionary permit, then the prescribed fee shall be
paid for all other discretionary permits.
C. Other Discretionary Permits. If the project for which the request for reasonable
accommodation is made requires another discretionary penmit or approval, then
the applicant may file the request for reasonable accommodation together with
the application for the other discretionary permit or approval. The processing
procedures of the discretionary permit shall govern the joint processing of both
the reasonable accommodation and the discretionary penmit.
D. Required Submittals. In addition to materials required under other applicable
provisions of this Code, an application for reasonable accommodation shall
include the following:
ORDINANCE 13-972
Draft Zoning Code Amendment to Implement the 2008-2014 Housing Element
Page 26
1. Documentation that the applicant is: (a) an individual with a disability; (b)
applying on behalf of one or more individuals with a disability; or (c) a
developer or provider of housing for one or more individuals with a disability;
2. The specific exception or modification to the Zoning Code provision, policy, or
practices requested by the applicant;
3. Documentation that the specific exception or modification requested by the
applicant is necessary to provide one or more individuals with a disability an
equal opportunity to use and enjoy the residence;
4. Any other information that the director reasonably concludes is necessary to
determine whether the findings required by Section 9475.3(8), "Required
Findings," can be made, so long as any request for information regarding the
disability of the individuals benefited complies with fair housing law
protections and the privacy rights of the individuals affected.
9475.3: Decision.
A. Administrative Review. The approval body shall issue a written determination to
approve, conditionally approve, or deny a request for reasonable
accommodation, and the modification or revocation thereof in compliance with
subsection B of this section. The reasonable accommodation request shall be
heard with, and subject to, the notice, review, approval, and appeal procedures
prescribed for a Site Plan Review in accordance with the applicable provisions
of Section 9180 of this chapter.
B. Required Findings. The written decision to approve, conditionally approve, or
deny a request for reasonable accommodation shall be based on the following
findings, all of which are required for approval:
1. The requested accommodation is requested by or on the behalf of one or more
individuals with a disability protected under the fair housing laws.
2. The requested accommodation is necessary to provide one or more
individuals with a disability an equal opportunity to use and enjoy a dwelling.
3. The requested accommodation will not impose an undue financial or
administrative burden on the City as "undue financial or administrative burden"
is defined in fair housing laws and interpretive case law.
4. The requested accommodation will not result in a fundamental alteration to the
purpose of the Zoning Code, as "fundamental alteration" is defined in fair
housing laws and interpretive case law.
ORDINANCE 13-972
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Page 27
5. The requested accommodation will not, under the specific facts of the case,
result in a direct threat to the health or safety of other individuals or substantial
physical damage to the property of others.
C. Alternative Reasonable Accommodations. In making these findings, the review
authority may approve alternative reasonable accommodations which provide an
equivalent level of benefit to the applicant.
D. Consideration Factors. The reviewing authority may consider, but is not limited
to, the following factors in determining whether the requested accommodation is
necessary to provide one or more individuals with a disability an equal
opportunity to use and enjoy a dwelling:
1. Whether the requested accommodation will affirmatively enhance the quality
of life of one or more individuals with a disability;
2. Whether the individual or individuals with a disability will be denied an equal
opportunity to enjoy the housing type of their choice absent the
accommodation;
3. In the case of a large community care facility, whether the requested
accommodation is necessary to make facilities of a similar nature or
operation economically viable in light of the particularities of the relevant
market and market participants; and,
4. In the case of a large community care facility, whether the existing supply of
facilities of a similar nature and operation in the community is sufficient to
provide individuals with a disability an equal opportunity to live in a
residential setting.
E. Consideration Factors -Fundamental Alteration in Purpose of Zoning Code.
The reviewing authority may consider, but is not limited to, the following factors
in determining whether the requested accommodation would require a
fundamental alteration in the purpose of the Zoning Code:
1. Whether the requested accommodation would fundamentally alter the
character of the neighborhood;
2. Whether the requested accommodation would result in a substantial increase
in traffic or insufficient parking;
3. Whether the requested accommodation would substantially undermine any
express purpose of either the general plan or an applicable specific plan; and
4. In the case of a large community care facility, whether the requested
accommodation would create an institutionalized environment due to the
ORDINANCE 13-972
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Page 28
number of and distance between facilities that are similar in nature or
operation.
F. Rules While Decision is Pending. While a request for reasonable
accommodation is pending, all laws and regulations otherwise applicable to
the property that is the subject of the request shall remain in full force and
effect
G. Effective Date. No reasonable accommodation shall become effective until the
decision to grant such accommodation shall have become final by reason of the
expiration of time to make an appeaL In the event an appeal is filed, the
reasonable accommodation shall not become effective unless and until a
decision is made by the Planning Commission on such appeal, pursuant to the
provisions of Section 9184, Site Plan Review Appeal Procedure.
9475.4: Expiration, Time Extension, Violation, Discontinuance, and
Revocation.
A Expiration. Any reasonable accommodation approved in accordance with the
terms of this chapter shall expire within 24 months from the effective date of
approval or at an alternative time specified as a condition of approval unless:
1. A building permit has been issued and construction has commenced;
2. A certificate of occupancy has been issued;
3. The use is established; or
4. A time extension has been granted.
B. Time Extension. The approval body may approve a single one-year time
extension for a reasonable accommodation for good cause. An application for a
time extension shall be made in writing to the director no less than 30 days or
more than 90 days prior to the expiration date.
C. Time Extension Notice. Notice of the review authority's decision on a time
extension shall be provided as specified in Section 9180,"Site Plan Review". All
written decisions shall give notice of the right to appeal and to request
reasonable accommodation in the appeals process as set forth in Section
9475.4 of this article ("Expiration, Time Extension, Violation, Discontinuance,
and Revocation").
D. Appeal of Determination. A time extension for a reasonable accommodation
shall be final unless appealed within 1 0 calendar days of the date of the
adoption of the written determination of the approving authority. An appeal shall
ORDINANCE 13-972
Draft Zoning Code Amendment to Implement the 2008-2014 Housing Element
Page 29
be made in writing and shall be noticed and heard pursuant to the procedures
established in Section 9184, Site Plan Review Appeal.
E. Violation of Terms. Any reasonable accommodation approved in accordance
with the terms of the Zoning Code may be revoked if any of the conditions or
terms of such reasonable accommodation are violated, or if any law or
ordinance is violated in connection therewith.
F. Discontinuance. A reasonable accommodation shall lapse if the exercise of
rights granted by it is discontinued for 180 consecutive days. If the persons
initially occupying a residence vacate, the reasonable accommodation shall
remain in effect only if the director determines that: (1) the modification is
physically integrated into the residential structure and cannot easily be removed
or altered to comply with the Zoning Code, and (2) the accommodation is
necessary to give another disabled individual an equal opportunity to enjoy the
dwelling. The director may request the applicant or his or her successor in
interest to the property to provide documentation that subsequent occupants are
persons with disabilities. Failure to provide such documentation within 10 days
of the date of a request by the city shall constitute grounds for discontinuance by
the city of a previously approved reasonable accommodation.
G. Revocation. Any revocation shall be noticed and heard pursuant to the
procedures established in Section 9230, "Revocation of Variances and
Conditional Use Permits".
9475.5 Amendments.
A request for changes in conditions of approval of a reasonable accommodation, or
a change to plans that would affect a condition of approval shall be treated as a
new application. The director may waive the requirement for a new application if the
changes are minor, do not involve substantial alterations or addition to the plan or
the conditions of approval, and are consistent with the intent of the original
approval.
SECTION 18. The following categories of development projects shall be
exempt from the provisions of this ordinance, provided such proposed development
projects are consistent with all applicable development standards and criteria in
effect prior to introduction of this ordinance: (1) any project which was approved by
the City in the form of a Conditional Use Permit, Subdivision, Variance, etc., prior to
the adoption of this ordinance; (2) any project for which an application for a
discretionary review/approval was submitted to the Community Development
Department prior to the adoption of this ordinance; (3) any subdivision project which
was submitted prior to the adoption of this ordinance to the Los Angeles County
Department of Public Works for a Drainage Concept Plan approval in preparation
for submittal of a tentative subdivision map to the City; (4) any building plans that
were submitted to the City for building plan check prior to the adoption of this
ORDINANCE 13-972
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Page 30
ordinance and (5) any development proposal for which an application was
submitted to and determined to be complete by the Community Development
Department prior to the adoption of this ordinance.
SECTION 19. The City Clerk shall certify to the passage and adoption of
this ordinance and to its approval by the Mayor and shall cause the same to be
published according to law.
APPROVED AND ADOPTED THIS _DAY OF 2013.
Mayor
ATTEST:
CITY CLERK
I, City Clerk of the City of Temple City, hereby certify that the foregoing Ordinance
13-972 was introduced at the regular meeting of the City Council of the City of
Temple City held on the __ day of , 2013 and was duly passed,
approved and adopted by said Council, approved and signed by the Mayor and
attested to by the City Clerk at the regular meeting held on the __ day of __ _
2013 by the following vote:
AYES:
NOES:
ABSENT:
ATTEST:
CITY CLERK
Councilmember-
Councilmember-
Councilmember-