Chapter 16.99
EMERGENCY SHELTER FOR THE HOMELESS OVERLAY
Sections:
16.99.050 Development regulations.
16.99.060 Performance standards.
16.99.070 Compliance review procedures.
16.99.010 Purpose and goals.
The purposes of this chapter are to ensure the development of emergency shelters for the homeless does not adversely impact adjacent parcels or the surrounding neighborhood, and to ensure they are developed in a manner which protects the health, safety, and general welfare of the nearby residents and businesses, while providing housing for the homeless of the community. Further, the goal of this chapter is to create a local approach to housing for the homeless, which includes veterans who, as of the date of the adoption of the ordinance codified in this chapter, make up approximately twenty-five percent (25%) of the homeless population in San Mateo County and who may be served by the U.S. Department of Veterans Affairs located in Menlo Park. (Ord. 1002 § 2 (part), 2014).
16.99.020 Applicability.
This chapter shall apply only to emergency shelters for the homeless and only to the following properties, listed by the San Mateo County assessor’s parcel number (APN) as of the date of the adoption of the ordinance codified in this chapter: 062470050, 062285320, 062285210, 062285300, 062065050, 062065070, 062285200, 062285220, 062064080, 113910999, 062065060, 062065010, 062064110, 062065030, 062064090, 062064100, 062064140, 062064130, 062490999, 062064120, 062065020, 062490020, 062490010, 113910010, 113910030, and 113910020. Any use other than an emergency homeless shelter shall be regulated by the underlying zoning district. (Ord. 1002 § 2 (part), 2014).
16.99.030 Permitted uses.
The only permitted use in the emergency shelter for the homeless overlay is a facility housing the homeless with sixteen (16) or fewer beds, which shall serve no more than sixteen (16) homeless persons at one (1) time. The cumulative number of beds allowed through this chapter shall be no more than sixteen (16) beds, except as authorized by a use permit. (Ord. 1002 § 2 (part), 2014).
16.99.040 Conditional uses.
Conditional uses allowed in the emergency shelter for the homeless overlay, subject to obtaining a use permit, are as follows:
(1) Single facility housing the homeless with more than sixteen (16) beds;
(2) Facility housing the homeless that would increase the cumulative total number of beds allowed through this chapter above sixteen (16). (Ord. 1002 § 2 (part), 2014).
16.99.050 Development regulations.
The emergency shelter for the homeless shall conform to all development regulations of the zoning district in which it is located, except for the off-street parking requirement. A modification to a development regulation of the underlying zoning district may be permitted subject to approval of a use permit by the planning commission.
(1) Off-Street Parking. All required parking spaces and access thereto shall conform to the city parking standards. Parking shall be provided per the requirements and shall not be located in any required yard abutting a street or R district. The community development director may also reduce the parking requirement if the shelter can demonstrate a lower need.
|
Type |
Parking Spaces |
|
|---|---|---|
|
Vehicular* |
Per employee or volunteer on duty when the shelter is open to clients |
1 space |
|
Per family |
1 space |
|
|
Per non-family bed |
0.25 space |
|
|
Bicycle |
Per bed |
0.2 space |
|
*A 10 percent reduction in the overall parking requirement is permitted if the facility is located within one-half mile of a rail station or one-quarter mile of a bus stop that serves at least four buses per hour during the weekday peak periods in the morning (7 to 9 a.m.) and afternoon (4 to 6 p.m.). |
||
(Ord. 1002 § 2 (part), 2014).
16.99.060 Performance standards.
The shelter for the homeless shall conform to all performance standards. A modification to a performance standard may be permitted subject to approval of a use permit.
(1) Waiting and Client Intake Areas. Shelters shall provide ten (10) square feet of on-site, interior waiting and client intake space per bed. In addition, one (1) office or cubicle shall be provided per ten (10) beds, with at least one (1) office or up to twenty-five percent (25%) of the offices designed for client privacy. Waiting and intake areas may be used for other purposes as needed during operations of the shelter.
(2) Facility Requirements. Each facility shall include a written management plan that uses best practices to address homeless needs (e.g., quality assurance standards developed by the San Mateo County HOPE Quality Improvement Project) and shall include, at a minimum, the following:
(A) On-Site Management. On-site personnel are required during hours of operation when clients are present. The provider shall have a written management plan that includes procedures for screening residents to ensure compatibility with services provided at the facility.
(B) Hours of Operation. Facilities shall establish and maintain set hours for client intake and discharge. The hours of operation shall be consistent with the services provided and be clearly posted.
(C) Services. Facilities shall provide overnight accommodation and meals for clients. Staffing and services or transportation to such services shall be provided to assist clients to obtain permanent shelter and income. Such services shall be available at no cost to all clients of the facility.
(D) Kitchen. Each facility shall provide a common kitchen and dining room adequate for the number of clients served on a daily basis.
(E) Sanitation. Each facility shall provide showers adequate for the number of clients served on a daily basis.
(F) Storage. Each facility shall provide secure areas for personal property adequate for the number of clients served on a daily basis.
(G) Other Amenities. Other amenities may be required that are consistent with the state’s provisions for emergency housing, as recommended by the police department prior to compliance review approval.
(H) Coordination. The shelter operator shall establish a liaison staff to coordinate with city, police, school district officials, local businesses, and residents on issues related to the operation of the facility.
(3) Exterior Lighting. Adequate external lighting shall be provided for security purposes. The lighting shall be sufficient to provide illumination and clear visibility to all outdoor areas, with minimal spillover on adjacent properties. The lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of an intensity compatible with the neighborhood.
(4) Security. On-site security shall be provided during the hours of operation when clients are present. (Ord. 1002 § 2 (part), 2014).
16.99.070 Compliance review procedures.
Each facility proposed under the emergency shelter for the homeless overlay requires review for compliance with Section 16.99.050 (Development regulations) and Section 16.99.060 (Performance standards) prior to occupancy of the facility, where a use permit is not required.
(1) Application. Requests for compliance review shall be made in writing by the owner of the property, lessee, purchaser in escrow, or optionee with the consent of the owners, on a form prescribed by the city. The application shall be accompanied by a fee, set by the city council, plans, and a project description explaining the details of the proposal.
(2) Noticing. A notice shall be mailed to all property owners and building occupants within three hundred (300) feet of the exterior boundary of the property involved, using for this purpose the last known name and address of such owners as shown upon the current assessment roll maintained by the city. The notice shall include a description of the proposal, methods for providing comments, and date and time of a public meeting.
(3) Public Meeting. Prior to making a determination of compliance, the planning commission shall conduct a study session. The review by the planning commission shall be advisory and nonbinding and shall be limited to the proposal relative to the development regulations and performance standards.
(4) Compliance Determination. The community development director or designee shall make a determination of compliance in writing after reviewing the application materials and considering any comments received. The determination of the community development director is final and not subject to appeal. (Ord. 1002 § 2 (part), 2014).