Chapter 12-52 — EFFICIENCY UNIT PROJECTS

Section 12-52.01. Purpose. ¶

The general purpose of this chapter is to create a tool that will assist in providing housing for persons of all income levels, consistent with the public health and safety and good planning practices. The specific purpose of this chapter is to provide access to clean, comfortable, and safe living conditions for residents. A related purpose is to facilitate new construction of efficiency dwelling unit projects or the structural conversion of transient occupancy uses into single-room occupancy projects, as appropriate, and to require that efficiency unit projects be consistently maintained in accordance with applicable standards so as not to create a public nuisance. (Ord. 2012-08, eff. 5/17/2012)

Section 12-52.02. Definitions. ¶

"Efficiency unit" means efficiency dwelling unit, as established in Title 9, and containing no more than 519 square feet of floor area.

"Efficiency unit project" means five or more efficiency units permitted in certain commercial areas through a planned development (PD) permit. One example of an efficiency unit project may involve the conversion of a motel into five or more efficiency units rented for longer than 30 days. Another example of an efficiency unit project may involve new construction of five or more efficiency units. (Ord. 2012-08, eff. 5/17/2012)

Section 12-52.03. Where efficiency unit projects may and may not be established. ¶

Subject to the issuance of a planned development (PD) permit in an area with a PD overlay, an efficiency unit project may be established within the Central Business District (C-1) zone and the General Commercial District (C-2) zone. Efficiency units, except as otherwise provided in Chapter 12-56 , or efficiency unit projects may not be established in the single-family residential (R-1, RSL-1, or RMH) zoning districts. Nothing in this Ordinance endorses illegal garage conversions as a method of creating additional dwelling units.

(Ord. 2012-08, eff. 5/17/2012; Ord. 2017-21, eff. 1/18/18)

Section 12-52.04. Special standards applicable to an efficiency unit project. ¶

The following special standards and requirements apply to an efficiency unit project:

(a) Caretaker's residence. A caretaker's residence, as defined in Section 12-2.31 , is required within an efficiency unit project.
(b) Efficiency unit project parking shall be provided as follows:
- (1) One uncovered parking space for each efficiency unit;
- (2) Two uncovered parking spaces for an onsite manager unit;
- (3) Each efficiency unit shall be provided at least one lockable bicycle parking space in a location that is adjacent to that efficiency unit.
(c) Landscaping shall be provided in the amount of 15% of the area of the lot, calculated as described in Chapter 44 of this Title. Landscaping design shall incorporate Low-Impact Development (LID) techniques, native and drought-tolerant plantings, and specific landscaping features that meet the resident needs and integrate into the overall project design.
(d) Common exterior open space and amenities shall be provided for common use of the efficiency unit project residents at a minimum rate of 10 square feet per efficiency unit, with a minimum 150 square feet of common exterior open space provided for each efficiency unit project.
(e) Recreational amenities shall be provided in addition to common open space. At least one recreational amenity shall be incorporated into the project design for each five efficiency units, or fraction thereof.
(f) Common interior area(s) shall be provided for common use of the efficiency unit project residents at a minimum rate of 10 square feet per efficiency unit, with a minimum 150 square feet of common interior area provided for each efficiency unit project. Within this common area, at least one fixture amenity shall be provided for each five efficiency units, or fraction thereof.
(Ord. 2012-08, eff. 5/17/2012)

Section 12-52.05. Procedure for an efficiency unit project. ¶

(a) Applications for efficiency unit projects shall be processed in a manner consistent with procedures for a planned development permit per Chapter 12-35 .
(b) Nothing in this section precludes the concurrent processing of an efficiency unit project under the Historic Overlay District, per Chapter 12-25A , or as part of a Mixed Use project, per Chapter 12-49 .
(Ord. 2012-08, eff. 5/17/2012)

Section 12-52.06. Findings. ¶

In approving an efficiency unit project, the Planning Commission shall make findings supported by substantial evidence in accordance with Chapter 12-35 . In addition, the Planning Commission shall make the following supplemental findings, supported by substantial evidence:

(a) The efficiency unit project's proposed structures, landscaping, hardscape and amenities will result in an overall superior setting for the Santa Maria community by improving the aesthetics of the built environment; and
(b) If applicable, the efficiency unit project can significantly extend the useful life of any structures existing on the site; and
(c) The efficiency unit project's proposed operations will result in an overall superior living environment for the residents of the project by expanding housing opportunities and providing access to clean, comfortable, and safe living conditions.
(Ord. 2012-08, eff. 5/17/2012)