Chapter 17.205 — LICENSED RESIDENTIAL CARE FACILITIES

The purpose of this chapter is to implement the applicable state regulations in a manner that allows for the establishment of residential care facilities while preserving the character of the zone in which the uses are located.

(Ord. 247, 1/15/2025)

The following standards of development shall apply to a large licensed residential care facility.

• A. Development Standards. Unless otherwise indicated below, the large residential care facility must conform to the development standards for the zoning classification in which it is located.

• B. Accessory Dwelling Units. The large licensed residential care facility shall not be located in an accessory dwelling unit unless the primary dwelling unit is used for the same purpose.

• C. Kitchens. The large licensed residential care facility must provide either: (1) congregate dining facilities; or (2) kitchens in individual units.

• D. Landscaping. The large licensed residential care facility shall provide minimum landscaped areas in accordance with Chapter 17.170 .

• E. Signs. The large licensed residential care facility shall comply with the provisions of Chapter 17.180 (Signs).

• F. Lighting. The large licensed residential care facility shall comply with the provisions of Chapter 17.170 (Light Pollution Standards). Security night lighting must be shielded so that the light source cannot be seen from adjacent residential properties.

• G. Parking. The number of required automobile storage spaces shall be determined in accordance with Chapter 17.155 (Parking and Loading) at the time of the approval of the project; however, notwithstanding any provision of this Title to the contrary, a 20% reduction in the total number of required vehicle parking spaces for residential purposes may be allowed if appropriate, and an additional five percent reduction may be allowed if the applicant proposes alternative senior citizen transportation programs; however, in no case shall the reduction of parking spaces exceed 25% of the total spaces required by Chapter 17.155 (Parking and Loading). Public street parking and tandem parking shall not be counted in this requirement. All required parking spaces shall be located entirely within the development, accessible to the units which they serve, and no parking space shall be located more than 150 feet from the unit it is designed to serve. Parking requirements for other facilities within the development shall be subject to the provisions of Chapter 17.155 (Parking and Loading) and may not be reduced. Not less than 10% of the required parking spaces shall be designed and designated for use by the handicapped; provided, however, that there shall be at least one designed and designated handicapped parking space provided for each handicapped resident. Handicapped parking spaces shall be distributed evenly throughout the parking areas.

apter 17.155 (Parking and Loading) and may not be reduced. Not less than 10% of the required parking spaces shall be designed and designated for use by the handicapped; provided, however, that there shall be at least one designed and designated handicapped parking space provided for each handicapped resident. Handicapped parking spaces shall be distributed evenly throughout the parking areas.

• H. Common Areas and Open Space. The Large Licensed Residential Care Facilities shall include at least 350 square feet of indoor or outdoor common areas or open space, plus five square feet per resident. The common area(s) or open space shall be furnished. Appropriate furnishings for indoor spaces include, but are not limited to, such items as lounge chairs, couches, tables with chairs, writing desks, and televisions. Outdoor furnishings include, but are not limited to, such items as outdoor benches, tables with chairs, barbeques, and shade coverings like arbors, patio covers, garden shelters or trellises. A central dining room shall be provided. The size of the room shall be sufficient to accommodate all of the residents. The minimum room size shall be the product of the proposed maximum number of residents in the facility multiplied by five square feet per resident; however, in no instance shall the central dining room be less than 350 square feet.

• I. Management. The large licensed residential care facilities shall have either: (1) a manager who resides on site; or (2) a number of persons acting as a manager who are either present at the facility on a 24-hour basis or who will be available 24 hours a day, seven days a week to physically respond within 45 minutes notice and who are responsible for the day-to-day operation of the facility. The provisions of this section shall be superseded by any management requirements imposed on the large licensed residential care facilities pursuant to state law.

• J. Security. A designated area for on-site personnel shall be located at the main entrance to the facility for the purpose of controlling admittance to the facility and providing security. Emergency contact information shall be posted on the exterior of the facility adjacent to the main entrance, as well as on the interior in a location accessible to all residents.

• K. Personal Storage. Each resident of the large licensed residential care facility shall be provided with at least one private storage area or private closet, with a lock or other security mechanism, in which to store their personal belongings.

• L. Public Transit Access. A public transit turnout shall be included within the project's design.

• M. A large licensed residential care facility that also qualifies as supportive housing or transitional housing shall be subject only to those restrictions and development standards that apply to other residential dwellings of the same type (e.g., single-family or multifamily) in the same zone. Notwithstanding the previous sentence, if the facility qualifies as "supportive housing" as defined in Government Code Section 65650 (which has a different definition of "target population" than the definition in Article 6 of this Title), then the facility shall be a use by right in all zones where multifamily and mixed uses are permitted and shall be processed as required by Government Code Sections 65650 , et seq.

• (Ord. 247, 1/15/2025)

An application for any large licensed residential care facility shall be processed as follows:

• A. Application Requirements. The application for a large licensed residential care facility shall be submitted and processed in accordance with the requirements for residential developments in the zone in which the large licensed residential care facility is proposed, and with the requirements outlined in Chapter 17.80 (Conditional Use Permits). In addition, the application for a large licensed residential care facility shall include the following:

  1. Applicant Information. The name and address of the applicant, including the name and address of the lessee, if the property is to be leased by someone other than the applicant; and the name and address of the owner of the property for which the conditional use permit is requested. If the applicant and/or lessee or owner is a partnership, corporation, firm, or association, then the applicant/lessee shall provide the additional names and addresses as follows and such persons shall also sign the application: (i) every general partners of the partnership; (ii) every owner with a controlling interest in the corporation; or (iii) the person designated by the officers of the corporation as set forth in a resolution of the corporation that is to be designated as the permit holder for the use permit.

• B. Owner Authorization. If the operator of the large licensed residential care facility is not the legal owner of the property, the operator shall provide written documentation evidencing the owner's authorization and approval to operate the large licensed residential care facility at the property.

• C. Parcel Information. The zoning and general plan designations and assessor's parcel number(s) of the site on which the large licensed residential care facility is proposed.

• D. Project Description. A narrative project description of the large licensed residential care facility that summarizes the proposed use and its purpose.

• E. Plan; Building Diagram and Floor Plan. A preliminary site plan, drawn to scale, showing the facility's building footprint and property lines as well a diagram intended to show: (1) all building(s) to be occupied, including a floor plan for all rooms intended for residents' use indicating the number of residents per bedroom, the location and number of beds for all residents; and (2) on-site parking, including designations of staff and visitor parking.

• F. Facility Users. The projected number and types of users of the facility, including, but not limited to, residents, staff, clients, visitors, and students.

• G. Transportation and Parking. Expected parking demand and vehicular use and the availability of and proximity to public transportation or other means to transport facility users.

• H. Management Plan. A comprehensive management plan, which shall include, at a minimum, the following:

  1. Detailed information on property management policies and operations, including information regarding maintenance and repairs;

2. An explanation of how the large licensed residential care facility, intends to meet the requirements of Section 17.205.020(I) ;

   3. An explanation of how the large licensed residential care facility, intends to meet the requirements of Section 17.205.020(J) ;

   4. A copy of the large licensed residential care facility's written resident intake procedures, including rental procedures and rates;

   5. A copy of the large licensed residential care facility's written termination and eviction procedures;

   6. A copy of the large licensed residential care facility's resident and guest rules; and

   7. If applicable, the large licensed residential care facility's plan for disposing of medical waste or other bio-waste.

• I. Licensing. Proof of all required licensing from the California Department of Social Services, the California Department of Health and Human Services, the California Department of Health Care Services, or other applicable regulatory agency, along with a license and permit history of the applicant(s), including whether such applicant(s), in previously operating a similar use in this or another City, county or state under license and/or permit, has had such license and/or permit revoked or suspended, and the reason therefore.

• J. Similar Facilities. A list of addresses of all other licensed facilities for which a conditional use permit is requested in the State of California owned or operated by the applicant(s) within the past five years and whether such facilities have been found by state or local authorities to be operating in violation of state or local law.

• K. Project Review. The planning commission shall review an application for the large licensed residential care facility and shall approve, conditionally approve, or disapprove of the application for the large licensed residential care facility. The decision of the Planning Commission shall be final unless appealed to the City Council within the timeframes set forth in Section 17.125.110 (Appeals).

• L. Findings and Decision. The Planning Commission shall only approve an application for a large licensed residential care facility if the Planning Commission makes all of the findings required pursuant to Chapter 17.80 (Conditional Use Permits) and conforms with all provisions of this chapter.

• M. Design Review. The large licensed residential care facility shall require design review approval, pursuant to the City's single-family residential design guidelines prior to issuance of a building permit.

• (Ord. 247, 1/15/2025)