Article 43 — Reasonable Accommodations

This article provides a procedure to request reasonable accommodation for persons with disabilities seeking equal access to housing under the Federal Fair Housing Act and the California Fair Employment and Housing Act (the Acts) in the application of zoning laws and other land use regulations, policies and procedures.

(Ord. No. 505, § 31, 10-21-2014)

A.

A request for reasonable accommodation may be made by any person with a disability, their representative or any entity, when the application of a requirement of this Zoning Code or other city requirement, policy or practice acts as a barrier to fair housing opportunities. A person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment or anyone who has a record of such impairment. This article is intended to apply to those persons who are defined as disabled under the Acts.

B.

A request for reasonable accommodation may include a modification or exception to the rules, standards and practices for the siting, development and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.

C.

A reasonable accommodation is granted to the household that needs the accommodation and does not apply to successors in interest to the site.

D.

A reasonable accommodation may be granted in compliance with this chapter without the need for the approval of a variance.

(Ord. No. 505, § 31, 10-21-2014)

A.

Application. A request for reasonable accommodation shall be submitted on an application form provided by the city, or in the form of a letter to the city planner, and shall contain the following information:

The applicant's name, address and telephone number;

Address of the property for which the request is being made;

The current actual use of the property;

The basis for the claim that the individual is considered disabled under the Acts;

The Zoning Code provision, regulation or policy from which reasonable accommodation is being requested; and

Why the reasonable accommodation is necessary to make the specific property accessible to the individual.

B.

Review with other land use applications. If the project for which the request for reasonable accommodation is being made also requires some other discretionary approval (including use permit, design review, general plan amendment, zone change, annexation, etc.), then the applicant shall file the information required by subsection A above, together for concurrent review with the application for discretionary approval.

(Ord. No. 505, § 31, 10-21-2014)

A.

City Planner. A request for reasonable accommodation shall be reviewed by the director if no approval is sought other than the request for reasonable accommodation.

B.

Other Review Authority. A request for reasonable accommodation submitted for concurrent review with another discretionary land use application shall be reviewed by the authority reviewing the discretionary land use application.

(Ord. No. 505, § 31, 10-21-2014)

A.

City Planner Review. The city planner shall make a written determination within 45 days of the application being deemed complete and either grant, grant with modifications, or deny a request for reasonable accommodation. Such denial shall provide the grounds for denial of the request.

B.

Other Review Authority. The written determination on whether to grant or deny the request for reasonable accommodation shall be made by the authority responsible for reviewing the discretionary land use application in compliance with the applicable review procedure for the discretionary review. The written determination to grant or deny the request for reasonable accommodation shall include the grounds for approval or denial of the request.

(Ord. No. 505, § 31, 10-21-2014)

A.

Findings. The written decision to grant or deny a request for reasonable accommodation will be consistent with the Acts and shall be based on consideration of the following factors:

Whether the housing in the request will be used by an individual disabled under the Acts;

Whether the request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts;

Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the city;

Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a city program or law, including but not limited to land use and zoning;

Potential impact on surrounding uses;

Physical attributes of the property and structures; and

Other reasonable accommodations that may provide an equivalent level of benefit.

B.

Conditions of Approval. In granting a request for reasonable accommodation, the review authority may impose any conditions of approval deemed reasonable and necessary to ensure that the reasonable accommodation would comply with the findings required by subsection A above. The conditions shall also state whether the accommodation granted shall be removed in the event that the person for whom the accommodation was requested no longer resides on the site.

(Ord. No. 505, § 31, 10-21-2014)

A determination to grant or deny a request for reasonable accommodation may be appealed, and the appeal must be filed within ten days of the date of the decision. An appeal of the city planner's decision goes to the planning commission.

(Ord. No. 505, § 31, 10-21-2014)

Article 44. - "M-U-B" Bridge Street Mixed-Use District—Regulations.

The purposes of the M-U-B Bridge Street Mixed-Use District are to:

a)

Accommodate transit-oriented development that provides a horizontally integrated mix of retail, professional, and service uses directed toward area residents and travelers along Bridge Street, as well as medium- to high-density residential uses ranging from 8—20 dwelling units per acre;

b)

Encourage development that exhibits the physical design characteristics of attractive building architecture and convenient vehicular/pedestrian access; and

c)

Promote the economic, health and well-being of residents and business owners, as well as lodging, entertainment, and shopping opportunities convenient for visitors and residents alike.

(Ord. No. 509, § 4, 10-20-2015)

See Article 48, Mixed Use Districts Table.

(Ord. No. 509, § 4, 10-20-2015)

(Ord. No. 509, § 4, 10-20-2015)

All permitted uses in the M-U-B District must be conducted within completely enclosed buildings unless otherwise expressly authorized during the use permit and/or site review process. This requirement does not apply to off-street parking or loading areas, automated teller machines, drive-through or outdoor seating areas.

(Ord. No. 509, § 4, 10-20-2015)

All commercial floor space provided on the ground floor of a mixed-use building shall have a minimum floor-to-ceiling height of 11 feet and the following minimum floor area:

a)

At least 800 square feet or 25 percent of the lot area (whichever is greater) on lots with street frontage of less than 50 feet; or

b)

At least 20 percent of the lot area on lots with 50 feet of street frontage or more.

(Ord. No. 509, § 4, 10-20-2015)

The FAR shall range from 0.35 to a maximum of 1.0.

(Ord. No. 509, § 4, 10-20-2015)

No requirements.

(Ord. No. 509, § 4, 10-20-2015)

Buildings shall have a primary entrance door facing a sidewalk.

(Ord. No. 509, § 4, 10-20-2015)

Article 45. - "M-U-D" Downtown Mixed Use District—Regulations.

(RESERVED FOR FUTURE)

Article 46. - "M-U-M" Main Street Mixed Use District—Regulations.

(RESERVED FOR FUTURE)

Article 47. - "M-U-R" Residential Mixed-Use District—Regulations.

The purposes of the M-U-R Residential Mixed-Use District are to:

a)

Accommodate a horizontally integrated mix of retail, residential, professional, and service uses, as well as low- to medium-density residential uses ranging from 3—12 dwelling units per acre);

b)

Encourage retail and service establishments that would be complementary to residents; and

c)

Promote neighborhood conveniences.

(Ord. No. 509, § 7, 10-20-2015)

See Article 48, Mixed Use Districts Table.

(Ord. No. 509, § 7, 10-20-2015)

(Ord. No. 509, § 7, 10-20-2015)

All permitted uses in the M-U-R District must be conducted within completely enclosed buildings unless otherwise expressly authorized during the use permit and/or site review process. This requirement does not apply to off-street parking or loading areas, automated teller machines, or outdoor seating areas.

(Ord. No. 509, § 7, 10-20-2015)

All commercial floor space provided on the ground floor of a mixed-use building shall have a minimum floor-to-ceiling height of 11 feet and contain the following minimum floor area:

a)

At least 800 square feet or 25 percent of the lot area (whichever is greater) on lots with street frontage of less than 50 feet; or

b)

At least 20 percent of the lot area on lots with 50 feet of street frontage or more.

(Ord. No. 509, § 7, 10-20-2015)

The FAR shall range from 0.35 to a maximum of 1.0.

(Ord. No. 509, § 7, 10-20-2015)

No requirements.

(Ord. No. 509, § 7, 10-20-2015)

(1)

Buildings must have a primary entrance door leading to a public sidewalk. Entrances at building corners may be used to satisfy this requirement.

(2)

Building entrances may include doors to individual shops or businesses, lobby entrances, entrances to pedestrian-oriented plazas, or courtyard entrances to a cluster of shops or businesses.

(Ord. No. 509, § 7, 10-20-2015)