CC - Item 1A - Zoning Code Update Workshop PresentationZoning Code
Update Workshop
MARCH 27, 2018
Zoning Code Update Workshop
Residential Short-Term Rental Ordinance
Accessory Dwelling Units (ADUs)
Vacant Lot Ordinance
Minor Exception Application
Signage Ordinance
Zoning Code Update Workshop
Residential Short-Term Rental
Residential Short-Term Rental
Rental of homes for short-term stay is causing a nuisance to the neighborhood.
Problems -Excessive noise, glare (lights at night), high traffic volume in residential areas, street parking, trash & debris, etc.
How homes are rented –Airbnb, HomeAway, HomeToGo, Hotpads, Tripping.com, VRBO (Vacation Rentals by Owner), Flipkey, Craigslist,
etc.
Many listings are full home rentals, but few listings rents room only and/or beds only. Example, on Ralph Street, a shared room “bunk bed” listing for $20 per night.
Current Code does not regulate rental of homes, short or long-term.
Business license is required only for multiple-family rental of 5 or more units.
Airbnb Listing
Residential Short-Term Rental
Options:
Prohibit any short-term rental of residential home, full home or room only
(e.g., less than 30-days, 60-days, 90-days, TBD).
Licensing –Require that any rental of home, full home or room only, obtain a
City business license. Current fee is between $66 to $179 annual.
Room only rental –Require that the property owner (or person with a long-
term lease) reside in the home.
Residential Short-Term Rental
How other cities are addressing Short-Term Rentals:
Pasadena –Rental in whole or in part transient occupancy rental up to 30
consecutive days as a way of generating rental income. Short-Term Rental
permit and TOT payment is required.
Monterey Park –Not allowed in R-1. “Boarding Houses or Rooming House” with 3
or more separate rental agreements/leases allowed in R-2 and R-3 zones with a
CUP but not less than 30-day stay.
San Gabriel –Not permitted. Rental for less than a 30-day period is considered
a hotel or motel, which are not permitted in residential zones.
Zoning Code Update Workshop
Accessory Dwelling Units (ADUs)
Accessory Dwelling Units (ADUs)
California legislature found that allowing ADUs in residential zones are
essential in addressing housing needs in California.
SB 1069 and AB 2299
Previously known as “second dwelling units”
Key Topics to be Addressed
Owner-Occupancy
Off-Street Parking Requirements for ADUs
Consistency with Zoning Code –Accessory Structures vs. Second Dwelling
Units
Owner-Occupancy
A local agency may require an applicant for an ADU to be an
owner-occupant.
Advantages and disadvantages of requiring owner-occupancy:
Advantages Disadvantages
Pride of ownership more likely to
lead to well-maintained properties
Reduces flexibility of owner to gain
additional rental-income
Potentially quicker owner response
to issues of tenants
Issues pertaining to relatives or
trusts/corporations fulling
requirement
May contribute to sense of
community
Creates additional step for owner
to record covenant
Off-Street Parking Requirements for ADUs
Parking requirements for ADUs shall not exceed one parking space per unit OR one parking space per bedroom.
Specific instances may prevent local agency from imposing parking
standards.
ADU located one-half miles of public transit
ADU is part of the existing primary residence or accessory structure
Off-Street Parking Options:
Option A: Require one parking space per ADU
Option B: Require one parking space per bedroom in ADU
Option C: Do not impose parking standards for ADU
Consistency with Zoning Code
Accessory Structure vs. Second Dwelling Unit
Consistency with
Accessory Structure Section
More lenient –easier requirements
for applicants to satisfy
Further encourages new ADUs to
be established
Allows for increased flexibility in site
design
Consistency with
Second Dwelling Unit Section
More stringent –tougher requirements for applicants to satisfy
More aligned with former code section
Encourages uniformity in site design
Examples of Typical Scenarios
Consistency with
Accessory Structure Section
Consistency with
Second Dwelling Unit Section
5 Feet
5 Feet
5 Feet
20 Feet
25 Feet
10 Feet
Zoning Code Update Workshop
Vacant Lot
Vacant Lot
Staff conducted an inventory of commercially-vacant parcels along majorcommercialcorridors.
53 vacant parcels
Unmaintained/unsecured vacant lots can create blight,causing health andsafetyconcerns,is unaesthetically pleasing,and can devalue real property.
Current code currently requires a six-foot tall perimeter fence to be installed onpropertythatiscurrentlyvacant,under construction,or being demolished.
Fencing materials shall be constructed from chain-link,lumber,masonry,or otherapprovedmaterials.
Signs stating “PRIVATE PROPERTY,NO TRESPASSING”is required to be posted onthefence.
Survey of Neighboring Cities’ Regulations
Monterey Park Montebello Temple City Other Cities
•Lots less than one
acre: five-foot
perimeter
landscaping with
four-foot tall white
vinyl fencing
behind perimeter
landscaping.
•Lots one acre or
more: ten-foot
wide perimeter
landscaping with
four-foot tall
fencing.
•Lots less than one
acre: ten-foot
wide perimeter
landscaping.
•Lots one acre or
more: ten-foot
wide perimeter
landscaping with a
six-foot tall opaque
fencing behind
perimeter
landscaping.
•Vacant lots are
required to be
registered with the
City.
•General property
maintenance
requirements
(removal of litter
and debris, graffiti,
and landscape
maintenance,
etc.)
•Vacant property
registration
required with the
City.
•South El Monte
requires property
registration for
foreclosed
properties.
•No specific
regulations with
other cities.
Example of Vinyl Fence with
Landscape Buffer
Vacant Lot Ordinance
Options:
Require property owners to register vacant properties (vacant landorunoccupiedbuildings)with the city.
Establish standards for maintaining vacant parcels.
Require the submittal of landscape and irrigation plans for permitapproval.
Submit a fence plan specifying fence requirements for securing properties.
Require white picket fence with a five or ten-foot landscape bufferadjacenttothestreet.
Require existing vacant parcels with nonconforming landscape andfencingtocomplywithin60days.
Where feasible,collaborate with property owners to establishtemporaryusessuchasacommunitygardenthatwouldbenefittheneighborhood.
South Pasadena Community Garden
Zoning Code Update Workshop
Minor Exception
Minor Exception
Purpose
To give the Community Development Director authority to allow an exception to certain
development standards prescribed in the Zoning Code when practical difficulties,
unnecessary hardships,or results inconsistent with the general purposes of this Title occur
by reason of a strict interpretation and enforcement of any of the provisions of this Title.
Key Topics
Streamline the Minor Exception process to be “business-friendly”.
Simplifies the process for both property owners and staff.
Allow for conforming enlargements and/or new structures to proceed without a Minor
Exception.
Current code makes it more difficult for property owners with legal nonconforming structures to
expand or construct new structures that would meet today’s development standards.
Streamlining Minor Exception
Current Process
Enlargement to non-conforming structure (with or without the 20% deviation)
Planning Application
Notarized Affidavits
3 Sets of Plans
Consent of all property owners abutting the project site
If all consent is obtain, no hearing is required.
If consent is not obtained, then a hearing is conducted by the Director of Community Development.
Proposed Streamlining Process
New structure with an existing non-conforming structure on subject site
Planning Application
Notarized Affidavits
Environmental Information Form
15 sets of Plans
Colored Elevation Board
Consent of all property owners abutting the project site
If all consent is obtained, a Planning Commission Hearing is required.
If consent is not obtained, the applicant is UNABLE to construct a new structure.
Enlargement to non-conforming structure or new structure
Create a new application which would allow the Director of Community Development and/or designee to approve Minor Exception requests.
Notarized Affidavits
Staff would review the Minor Exception application to ensure that the request would secure an appropriate improvement to the project site to prevent unreasonable hardship or to promote uniformity of appearance, provided such exceptions do not exceed a 20% exception from existing regulations.
Conforming Enlargements and/or New
Structures
The Rosemead Municipal Code requires
property owners to obtain a Minor
Exception even if the proposed
enlargement and/or new structure would
meet current development standards.
Continuing this practice would require
property owners to go through an
additional unnecessary step.
Zoning Code Update Workshop
Sign
Sign Ordinance
Ordinance 310 -adopted in 1971
Developed sign ordinance
A few minor revisions have been made to the sign code, however, a
comprehensive update has not been completed.
The existing sign code can be confusing to understand and can be
challenging to administer for staff.
Sign Code Update Goals
Clarity: Creating clear and easy to read provisions, resulting in a
sign code that is “user friendly.”
Flexibility: Creating flexible standards, resulting in a more “business
friendly” sign code, while also ensuring that new signs are of the
highest quality.
Controversial Signs
Freestanding Signs
Digital Display Signs
Electronic Message Signs
Freestanding Signs
A freestanding sign is a sign that is self-supporting in a fixed location and not
attached to a building. Freestanding signs include:
Pole Sign
Supported by one or more
metal or wood posts,pipes,
or other vertical supports,
which the support structure is
not integrated into the
overall design.
Pylon Sign
Supported by poles or
columns that are
concealed.
Monument Sign
Supported by a structural
base constructed of a
permanent material,such as
brick,concrete block,or
stone.
Digital Display Signs
A sign that displays methods utilizing LED,LCD,plasma,projected
images,or any functionality equivalent technology,which is
capable of automated remote or computer control to change the
image (i.e.slideshow).
Electronic Message Sign
Sign with intermittent display, stream, or movement of electronic,
computerized, digital, or similarly produced letters, numerals, words,
or messages.
Discussion