Article XV — SINGLE ROOM OCCUPANCY FACILITIES

• A. To expand opportunities for affordable housing where allowed by zoning district regulations;

• B. To facilitate the establishment of affordable housing in locations with convenient access to services and employment;

C. To provide adequate standards for the orderly development of safe housing in a high-quality environment;

D. To ensure development is compatible with surrounding land uses and is consistent with the goals, objectives, and policies of the general plan; and,

E. For purposes of this Article, "single-room occupancy" is defined as a multi-tenant building that provides, for rent or a fee, small rooms as a permanent residence and/or primary residence. Private rooms may be furnished or unfurnished. (Ord. 2985, 2025)

All single room occupancy facilities shall be subject to the provisions of this Article:

A. Any single room occupancy facility shall conform to the standards of the zoning or specific plan district in which it is located. In case of districts where mixed uses are permitted, single room occupancy facilities shall be subject to the standards applying to nonresidential development. Where any provision of this Article conflicts with another provision of this title or any adopted specific plan, the more restrictive shall apply.

B. Density standards (i.e., lot area per dwelling unit) shall not apply to single room occupancy facilities.

C. Floor-Area Ratio standards, if applicable, shall apply to single room occupancy facilities. In no case may the number of units exceed three times the maximum density that is applicable within the subject zoning district or specific plan district.

• D. Tenancy shall not be less than thirty (30) days.

• E. All units shall comply with the requirements of the current edition of the California Building Code.

• F. All facilities shall comply with all applicable accessibility and adaptability requirements.

G. The proposed conversion or retrofit of an existing structure into a single room occupancy facility shall conform to all applicable development standards unless a physical constraint or characteristic of the subject property makes such conformance infeasible. The Development Services Director (or Planning Commission if a CUP is required) is authorized to modify, reduce, or waive one or more development standard(s) of section 18.156.1220 upon determining that strict adherence to the standard(s) is infeasible due to physical conditions or constraints of the subject property. The applicant shall bear the burden of proof that imposing the development standard(s) in question would make the project physically or financially infeasible.

H. All facilities and units shall not be subdivided or individually sold.

I. This Article shall not be applicable to short-term rentals in the City of Redlands and shall not be construed to permit or authorize shortterm rental facilities in the City of Redlands.

J. Other provisions or permit requirements of the Redlands Municipal Code may be applicable, including for properties located within local historic districts and/or designated as a local historic resource. (Ord. 2985, 2025)

A. Unit Size And Occupancy: Each unit shall have a minimum floor area of one hundred fifty (150) square feet excluding closet and bathroom spaces. Each unit shall be occupied by no more than two (2) persons.

B. Minimum Dimension: Each unit shall have a minimum horizontal dimension of twelve feet (12').

C. Common Area:

1. A minimum of ten (10) square feet per unit or two hundred fifty (250) square feet, whichever is greater, shall be provided as indoor common area on the ground floor. Required common area shall exclude shared bathrooms and kitchens, maintenance areas, laundry facilities, storage areas, and hallways. The design of the common area shall accommodate appropriate furnishings such as lounge seating, tables and chairs, office desks, and a television.

2. Outdoor Common Area May Be Permitted: The design of all improvements and furniture shall be of a quality to sustain weather and wear. Furniture shall be made of durable materials such as wrought iron, wood, steel, or cast aluminum. The following activities are prohibited in outdoor common areas between the hours of ten o'clock (10:00) P.M. to seven o'clock (7:00) A.M.: amplification of sound or use of sound machines, storage, motor vehicle parking, or overnight activities.

3. All common areas shall be fully accessible.

D. Kitchens: If kitchen facilities are provided within a unit, the unit shall have a sink with a hot water connection and a garbage disposal, a cooking appliance, refrigeration facilities, and a countertop having a minimum size of three (3) square feet and a minimum horizontal dimension of eighteen inches (18"). If private kitchen facilities are not provided within each unit, shared kitchen facilities shall be provided at a ratio of one kitchen for every twenty (20) units on each floor containing units without private kitchen facilities.

E. Bathrooms:

1. If a partial (or half) bathroom is provided within the unit, it shall provide a water closet including a sink. The water closet shall have a minimum area of fifteen (15) square feet. If private bathing facilities are not provided for each unit, shared shower or bathtub facilities shall be provided at a ratio of one for every seven (7) units or fraction thereof on each floor with units not having full bathrooms. The shared shower or bathtub facility shall be accessible from a common area or hallway. Each shared shower or bathtub facility shall be provided with an interior lockable door.

2. If a full bathroom is provided within the unit, it shall contain a private toilet, sink and bathtub, shower or bath/shower combination.

3. Common bathrooms shall be either single occupant use with provisions for privacy, or multi-occupant use with separate provisions for men and women.

• F. Parking:

1. One (1) space per two (2) units, inclusive of guest parking.

2. If a unit is provided for an on-site manager, one (1) space for the resident manager.

3. If rent or a separate charge is assessed for use of on-site parking spaces, the owner or management shall be required to rent or charge a separate fee for use of the space by an individual tenant (i.e., unbundled parking).

4. With the exception of projects that allow only senior residents, projects that have less than one automobile parking space per unit shall provide one easily accessible space for storing and locking a bicycle per unit.

5. Government Code section 65863.2 may further reduce or eliminate the on-site parking requirements for a residential, mixed use, or other development project if the project site is located within one-half mile of a major transit stop as defined in Public Resources Code sections 21064.3 and 21155.

6. Required on-site spaces may be provided through covered or uncovered parking, or tandem spaces, but not on-street parking.

7. This section shall not reduce, eliminate, or preclude the enforcement of any requirement imposed on a new multifamily residential or nonresidential development that is located within one-half mile of public transit to provide parking spaces that are accessible to persons with disabilities that would have otherwise applied to the project if this section did not apply.

8. Parking areas shall comply with the applicable property development standards contained in Chapter 18.164 of this title. Parking shall not be provided within any front yard or street-side yard setbacks or any required landscape areas, except for authorized driveways.

G. Exterior Architecture:

1. Any room addition(s) or expansion(s) to the existing residence that modify the exterior architecture shall be matching in exterior design and architectural treatment (including materials, colors, roof, doors and windows, and other design elements).

2. Interior access for residents shall be provided to all rooms or units within the structure, and no exterior doorways shall be provided or created for individual dwelling units or rooms.

3. New exterior stairways, steps, decks or access platforms shall not be permitted above the first floor nor more than four feet (4') above existing ground level.

4. Properties designated as historic resources and/or located within historic or scenic districts shall comply with the applicable provisions of the City's Historic Architectural Design Guidelines.

H. Storage: Each unit shall have a closet. All units must have access to a separate usable storage space (in addition to a closet) within the facility, that is not less than fifty (50) cubic feet.

I. Laundry: Single room occupancy facilities shall be provided with laundry facilities in a separate room at a minimum ratio of one washer and one dryer for every ten (10) units. Additional washers and dryers shall be provided for any facility that has more than twenty (20) units at the ratio of one washer and one dryer for every additional twenty (20) units.

J. Trash: Refuse disposal service and receptacles shall be provided by the property owner. Garbage receptacles must be located on the lot or property in a manner that does not hinder access to any required off-street parking spaces, driveways, or any means of emergency ingress or egress.

K. Mailboxes: A mailbox shall be provided for each unit in a commonly accessible location within the single room occupancy facility.

L. Signs: Single room occupancy facilities may have signs in accordance with the sign regulations applicable to the subject zoning district (pursuant to Chapter 15.36 of Title 15 of the Redlands Municipal Code) or specific plan district where it is located. (Ord. 2985, 2025)

A. Management Plan: The applicant shall prepare and submit a single-room occupancy management plan, and shall at a minimum contain the following elements: management policies and operations, rental procedures and rates, maintenance plans, information for residents to contact management twenty four (24) hours daily, residency and guest rules and procedures, security procedures, and staffing needs including job descriptions. The management plan shall be finalized before issuance of a Certificate of Occupancy. Such plan shall be provided to the City upon request.

B. On-Site Manager: A twenty four (24) hour on-site resident manager shall be provided for any single room occupancy use with twelve (12) or more units, and shall include a dwelling unit designated for the manager. (Ord. 2985, 2025)

Notwithstanding the provisions of Chapter 18.184 of this title, existing nonconforming single room occupancy uses and buildings may be altered to comply with one or more development standards required by this Article. (Ord. 2985, 2025)