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HomeMy WebLinkAbout18 - Zoning Amendment & Group Living UsesCITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. is August 24, 2004 TO: MAYOR & MEMBERS OF THE CITY COUNCIL FROM: Robert Burnham, City Attorney; 644 -3131, rburnham (Dcity.newport- beach.ca. us SUBJECT: Zoning Amendment/Group Living Uses ISSUE: Should the City Council adopt amendments to the Zoning Code (Exhibit A) pertaining to group living uses that are intended to preserve the character of residential neighborhoods in a manner consistent with State and Federal statutory/decisional law? RECOMMENDATION: Staff recommends the City Council adopt the proposed amendments to the Zoning Code that are attached as Exhibit A. BACKGROUND: The Planning Commission and City Council have conducted a number of public meetings and public hearings on proposed amendments to the Zoning Code pertaining to group living uses in residential districts." On August 10, 2004, the City Council introduced the proposed ordinance after modifying the definition of "Campus" and directing staff to make certain non - substantive changes to the text. ENVIRONMENTAL: The proposed ordinance is exempt from CEQA pursuant to Section 15305 of the CEQA Guidelines (Minor Alterations in Land Use Limitations). Submitted by: Robert Burnham, City Attorney DRAFT ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA AMENDING SECTIONS 20.03.030, 20.05.030, 20.05.040, 20.10.010 20.10.020 and Chapter 20.91 OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO ALL CATEGORIES OF GROUP LIVING WHEREAS, the City Council finds that the City's Zoning Code provisions regulating all group living regulations should be amended to ensure conformity with the Federal Fair Housing Act Amendments ( "FHAA," 42 USC § 3601) and various provisions of State law including, without limitation, to provide procedures that allow the City to receive, evaluate and approve applications to accommodate uses protected by State and Federal law; and WHEREAS, the City Council finds that the fundamental precept of the City's Zoning Code provisions relative to residential zones is that individual dwelling units are intended for the occupancy and use of "families" (now defined as "Single Housekeeping Units ") and that persons who are not living together as a Single Housekeeping Unit should be prohibited from residing in the same dwelling unit in all the City's residential zones; and WHEREAS, the City has made an exception to the requirement that dwelling units in residential districts be occupied only by a Single Housekeeping Unit by defining group residential uses for six or fewer persons with physical or mental impairments that substantially limit one or more of that person's major life activities as a Single Housekeeping Unit; and WHEREAS, the City has obtained the opinion of Dr. Michael Gales, a medical doctor specializing in recovery from chemical dependency, that the recovery of persons suffering from drug or alcohol dependency is properly accomplished in residential groups of between four and six persons, which, under the proposed code amendments, can locate in any residential zone of the City without the need for any discretionary permits. WHEREAS, the City finds that this ordinance complies with, and implements, the FHAA, by establishing a reasonable accommodation process, initiated by filing an application for a "Federal Exemption Permit ", that is available to any person who desires to establish a residential facility serving 7 or more persons with physical or mental impairments that substantially limit one or more major life activities; and WHEREAS, the City Council finds that, except for the provisions of this ordinance that permit or conditionally permit persons with physical or mental impairments that substantially limit one or more major life activities to live in residential districts as other than a Single Housekeeping Unit, the City does not desire to permit or conditionally permit other groups of persons not living together as a Single Housekeeping Unit to reside together in a single dwelling unit in any of the City's residential zones; and 7- WHEREAS, during the public hearings preceding adoption of this ordinance, substantial evidence has been presented that confirms there is a high degree of transiency among group home residents, that transiency (due to the failure of an occupant to comply with rules or the successful completion of a program) is an important element of certain group living arrangement, that group home residents often come from outside of Newport Beach with the intent to reside here for a very limited period of time and to leave Newport Beach upon completion of the program or treatment that caused them to become residents. WHEREAS, the City Council finds that persons who occupy dwelling units without the intent to reside long -term in the community have, on average, less incentive than persons who intend to make the community their permanent residence to engage in conduct that contributes to the neighborhood and its residents and to refrain from conduct that annoys or disturbs neighbors. WHEREAS, the City Council has received extensive testimony during the public hearings preceding adoption of this ordinance and has received evidence on other occasions that dwelling units with short term or transient occupants, when compared to occupants of dwelling units who intend to permanently reside at that location, generate more frequent complaints related to noise, profanity, trash, illegal parking and other conduct that would disturb a person of ordinary sensitivity; and WHEREAS, the City Council has adopted an ordinance (Chapter 5.95 of the Newport Beach Municipal Code) that regulates the conduct of property owners and occupants of dwelling units that are occupied by short tens lodgers to address the problems caused by this type of occupancy: and WHEREAS, the City Council finds that, based on testimony received during the public hearings preceding adoption of this ordinance, individual group residential facilities within 3900 feet of one another have been used to provide services to the occupants of other similar facilities creating a "campus" effect resulting in the short term intensification of uses in the neighborhood that is now serving the occupants of the other dwelling units and resulting in adverse impacts related to noise, traffic and parking. NOW, THEREFORE, the City Council of the City of Newport Beach hereby ordains as follows: SECTION 1. The following definitions contained in Section 20.03.030 of the Newport Beach Municipal Code are hereby amended to read as follows: "Campus" means three or more buildings in a residential zone within a 300 foot radius of one another that are used together for a common purpose where one or more of the buildings provides a service for the occupants of all the buildings such as when one building serves as a kitchen/food service area for the occupants of the other buildings. "Dwelling, multifamily" means a building containing three or more dwelling units, each of which is for occupancy by one family. -2- "Dwelling, single - family" means a building containing one dwelling unit for occupancy by one family. "Dwelling, two family" means a building containing two dwelling units, each of which is for occupancy by a one family. "Family" means one or more persons living together as a Single Housekeeping Unit. The term "Family" shall include "Residential Care - Limited" facilities for six or fewer mentally disabled, mentally disordered or otherwise handicapped persons, but no other living group that is not living together as a Single Housekeeping Unit. "Single Housekeeping Unit" means the functional equivalent of a traditional family, whose members are an interactive group of persons jointly occupying a single dwelling unit including the joint use of common areas and sharing household activities and responsibilities such as meals, chores, and expenses. For purposes of the R -A and R -1 zones, a Single Housekeeping Unit's members shall also be a non - transient group. SECTION 2. The following definitions contained in Section 20.05.030 of the Newport Beach Municipal Code are hereby amended to read in their entirety as follows: "Day -Care, Limited" means non - residential, non - medical care and supervision of twelve (12) or fewer persons on a less than twenty -four hour basis. This classification includes, but is not limited to, nursery schools, preschools, and day -care centers for children (large and small family day -care homes) and adults. "Group Residential" means shared living quarters without separate kitchen or bathroom facilities for each room or unit. This classification includes boarding houses, dormitories, fraternities, sororities, and private residential clubs, but excludes Residential Care - Limited, Residential Care - General, and residential hotels (see Single -Room Occupancy (SRO) Residential Hotels, Section 20.05.050(EE)(4)). "Residential Care, Limited" means shared living quarters (without separate kitchen or bathroom facilities for each room or unit) for six or fewer persons with physical or mental impairments that substantially limit one or more of such person's major life activities. This classification also includes, but is not limited to, group homes, sober living environments, recovery facilities, and establishments providing non - medical care for persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. -3- "Residential Care, General" means shared living quarters (without separate kitchen or bathroom facilities for each room or unit) for seven or more persons with physical or mental impairments that substantially limit one or more of such person's major life activities. This classification includes but is not limited to group homes, sober living environments, recovery facilities and establishments providing non - medical care for persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living. "Single- Family Residential" means a building or buildings containing one dwelling unit located on a single lot for occupancy by one family. This classification includes mobile homes and factory built housing. "Two- Family Residential" means a building or buildings containing two dwelling units located on a single lot, each unit limited to occupancy by a single family. This classification includes mobile homes and factory built housing. SECTION 3. The definition of "Residential Care, General" contained in Section 20.05.040 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: "Residential Care, General" means shared living quarters (without separate kitchen or bathroom facilities for each room or unit) for seven or more persons with physical or mental impairments that substantially limit one or more of such person's major life activities. This classification includes but is not limited to group homes, sober living environments, recovery facilities and establishments providing non - medical care for persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living. SECTION 4. Subsection Hof Section 20.10.010 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: H. Provide public services and facilities to accommodate planned population and densities. The specific residential districts and their purposes are as follows: Residential - Agricultural (R -A) District. Provides areas for single- family residential and light farming uses. Single - Family Residential (R -1) District. This is the City's most restrictive residential zoning district, established to provide U 5 for a stable, social neighborhood for single - family residential land uses by limiting occupancy to one family. Restricted Two Family Residential (R -1.5) District. Provides areas for single - family and two family residential land uses with the total gross floor area of all buildings limited to a maximum floor area ratio of 1.5 times the buildable area. Two Family Residential (R -2) District. Provides areas for single - family and two family residential land uses. Multifamily Residential (MFR) District. Provides areas for single - family, two - family, and multiple family residential land uses. SECTION 5. Section 20.10.020 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.10.020 Residential Districts: Land Use Regulations. The following schedule establishes the land uses defined in Chapter 20.05 as permitted or conditionally permitted in residential districts, and includes special requirements, if any, applicable to specific uses. The letter "P" designates use classifications permitted in residential districts. The letter "L" designates use classifications subject to certain limitations prescribed under the "Additional Use Regulations" which follows. The letters "UP" designate use classifications permitted on approval of a use permit, as provided in Chapter 20.91. The letters "PD /U" designate use classifications permitted on approval of a use permit issued by the Planning Director, as provided in Chapter 20.91. The letters "P /UP" designate use classifications which are permitted when located on the site of another permitted use, but which require a use permit when located on the site of a conditional use. The letters FEP designate use classifications for which a Federal Exception Penmit must first be obtained pursuant to Chapter 20.91. Letters in parentheses in the "Additional Regulations" column refer to "Additional Use Regulations" following the schedule. Where letters in parentheses are opposite a use classification heading, referenced regulations shall apply to all use classifications under the heading. Districts: Land Use Regulations = Permitted P = Use permit D/U = Use permit issued by the Planning Director = Limited (see Additional Use Regulations) 3P = Federal Exception Permit - Not Permitted 1.5 -5- RESIDENTIALF j Day -Care, Limitcd P ;rrIP F � Group Residential '1�F F_ Residential Cam, Limitcd I' P P P P Residential Care, General '� -FEY FFI' FEP Single- family Residential I' I' IF— Fp— Y (D), (E) (M) Multifamily Residential F---'FP— (D) Two- Family Residential —F I'� (D) PUBLIC AND SEMI- PU[;LIC F_F_F_F_F_ Cemeteries F_ L-1 1. -1 (A), (B), (C) l.-1 L -1 Clubs and Lodges F L -2 F1_2 L -2 L -2 Convalescent Facilities ff UP Iur P Day -Care, General UI' UP Fu FUP Government Offices SUP P -UP UP Hospitals � � � UP UP Park and Recreation Facilities ,� � � UP Public Safety Facilities T IU'rP U11 UP L) UP UP lJY UP Religious Assembly UP Schools, Public and Private UP UP �tJP UP UP Utilities, Major UP LT Utilities, Minor FP - -�P UP UP IUP --- —Ip r F F COMMERCIAL USES FF-- F—F �F_ (A), (B), (C) Horticulture, Limited�P Nurseries Vehicle /Equipment Sales and Services _ '�- — �- �� -��F� Commercial Parking Facility L -3 L 73 L -3 L -3 F--F—F_ F--F— Visitor Accommodations F— —F_F--� -Bed and Breakfast Inns —� —� UP Fup— (P) SRO Residential Hotels F AGRICULTURAL AND��� EXTRACTIVE USES (p) (g) (C) Animal husbandry PD/ 0 Residential Districts: Additional Land Use Regulations L -1: Twenty (20) acres minimum. L -2: Limited to yacht clubs, use permit required. L -3: Public or no fee private lots for automobiles may be permitted in any residential district adjacent to any commercial or industrial district subject to the securing of a use permit in each case. L -4: See Chapter 20.8 1, Oil Wells. L -5: Subject to the approval of the Planning Director. (A): See Section 20.60.025, Relocatable Buildings. (B): See Section 20.60.015, Temporary Structures and Uses. (C): See Section 20.60.050, Outdoor Lighting. (D): With the exception of uses in the R -1 Zone, any dwelling unit otherwise permitted by this Code may be used for short term lodging purposes as defined in Chapter 5.95 of the Municipal Code subject to the securing of: I . A business license pursuant to Chapter 5.04 of the Municipal Code. 2. A transient occupancy registration certificate pursuant to Section 3.16.060 of the Municipal Code. 3. A short term lodging permit pursuant to Chapter 5.95 of the Municipal Code. (E): See Chapter 20.85, Accessory Dwelling Units. (F): See Section 20.60.110, Bed and Breakfast Inns. (G): Keeping of Animals in the R -A District. The following regulations shall apply to the keeping of animals in the R -A District: 1. Large Animals. The keeping of large animals (as defined in Section 20.03.030) shall be subject to the following regulations: a. Horses. One horse may be kept for each ten thousand (10,000) square feet o' lot area, up to a maximum of three horses; provided, the horse or horses are kept for recreational purposes only. The keeping of four or more horses for recreational uses shall require a use permit issued by tl a Planning Director. The keeping of horses for commercial purposes shall require a use permit issued by the Planning Commission. -7- Crop Production FP F--� -- F 1. -4 (11) Mining and Processing L 4 1, -4 t.4 Lr -4 'F �I F—F-- CESSORY USES ��;� I (A), (B), (C) Accessory Structures and Uses PNP PNP IP/UP �TY PNP (1) [TEDIPORARY USES � .�I . I .......... _ (A), (B), (C)_......... 'Circuses and Carnivals I' P ;FP--1—P P !I(K), _ _.. - _ .............__. Commercial Filming, Limited Ir P P [ —P FP— (K) Personal Property Sales �P �If' FP ' (L) 'Heliports, Temporary L -5 F-- -F--F L -5 (I) Real Estate Offices, Temporary ' L -5 L -5 L -5 1, -5 L -5 (B) Residential Districts: Additional Land Use Regulations L -1: Twenty (20) acres minimum. L -2: Limited to yacht clubs, use permit required. L -3: Public or no fee private lots for automobiles may be permitted in any residential district adjacent to any commercial or industrial district subject to the securing of a use permit in each case. L -4: See Chapter 20.8 1, Oil Wells. L -5: Subject to the approval of the Planning Director. (A): See Section 20.60.025, Relocatable Buildings. (B): See Section 20.60.015, Temporary Structures and Uses. (C): See Section 20.60.050, Outdoor Lighting. (D): With the exception of uses in the R -1 Zone, any dwelling unit otherwise permitted by this Code may be used for short term lodging purposes as defined in Chapter 5.95 of the Municipal Code subject to the securing of: I . A business license pursuant to Chapter 5.04 of the Municipal Code. 2. A transient occupancy registration certificate pursuant to Section 3.16.060 of the Municipal Code. 3. A short term lodging permit pursuant to Chapter 5.95 of the Municipal Code. (E): See Chapter 20.85, Accessory Dwelling Units. (F): See Section 20.60.110, Bed and Breakfast Inns. (G): Keeping of Animals in the R -A District. The following regulations shall apply to the keeping of animals in the R -A District: 1. Large Animals. The keeping of large animals (as defined in Section 20.03.030) shall be subject to the following regulations: a. Horses. One horse may be kept for each ten thousand (10,000) square feet o' lot area, up to a maximum of three horses; provided, the horse or horses are kept for recreational purposes only. The keeping of four or more horses for recreational uses shall require a use permit issued by tl a Planning Director. The keeping of horses for commercial purposes shall require a use permit issued by the Planning Commission. -7- b. Other Large Animals. Other large animals, including goats, sheep, pigs and cows, may be kept on lots of fifteen thousand (15,000) square feet or more and the number shall not exceed two adult animals of any one species. C. Total Number Permitted. The total number of large animals shall not exceed six. Offspring are exempt until such time as they are weaned. 2. Domestic and Exotic Animals. The number of domestic and exotic animals (as defined in Section 20.03.030) shall not exceed six. Offspring are exempt up to the age of three months. The keeping of four or more dogs over the age of three months shall require a kennel license pursuant to Section 7.04.090 of the Municipal Code. The keeping of wild animals shall require a permit pursuant to Chapter 7.08 of the Municipal Code. 3. Small Animals. The number of small animals, other than domestic and exotic animals (as defined in Section 20.03.030), shall not exceed six. Offspring are exempt up to the age of three months. 4. Control. a. Domestic Animals. No such animals, except for cats, shall be permitted to run at large, but shall be confined, at all times within a suitable enclosure or otherwise under the control of the owner of the property. b. Other Animals. No animal, other than domestic animals, shall be permitted to run at large, but shall be confined, at all times within a suitable enclosure. (H): See Chapter 20.8 1, Oil Wells. (I): See Section 20.60.100, Home Occupations in Residential Districts. (3): See Section 20.60.055, Heliports and Helistops. (K): Special event permit required, see Chapter 5.10 of the Municipal Code. (L): See Section 20.60.120, Personal Property Sales in Residential Districts. (M): See Section 20.60.125, Design Standards for Mobile Homes on Individual Lots. SECTION 6. Section 20.91.015 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.015 Use Permit, Variance, or Federal Exception Permit Requisite to Other Permits. No building permit or certificate of occupancy shall be issued in any case where a use pennit, variance, or Federal Exception Permit is required by the terms of this code unless and until such use permit, variance or Federal Exception Permit has been granted by the Planning Director or the Planning Commission or by the affirmative vote of the City Council on appeal or review and then only in accordance with the teens and conditions of the use permit, variance or Federal Exception Permit granted. SECTION 7. Section 20.91.020 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.020 Application for Use Permit, Variance, or Federal Exception Permit. In An application for a use pen nit, variance, or Federal Exception Permit shall be filed in a manner consistent with the requirements contained in Chapter 20.90, Application Filing and Fees. SECTION 8. Section 20.91.025 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.025 Duties of the Planning Director and the Planning Commission. A. Authority. The Planning Commission shall approve, conditionally approve, or disapprove applications for use permits, variances and Federal Exception Permits, unless the authority for an administrative decision on a use permit is specifically assigned to the Planning Director in the individual chapters of this code. t Exception. The City Council shall have final decision- making authority on the applications for use permits, variances and Federal Exception Permits filed concurrently with amendments to the general plan, zoning code, or a planned community development plan or with a development agreement. B. Rendering of Decision. After the conclusion of the hearing on any application for a use permit, variance or Federal Exception Permit, the Planning Commission shall render a decision within thirty -five (35) days. Where the authority for an administrative decision on a use permit is assigned to the Planning Director, the Planning Director shall render a decision within fourteen (14) days of the acceptance of completed application. C. Report to the Planning Commission. Upon rendering a decision on a use permit, the Planning Director shall report to the Planning Commission at the next regular meeting or within fourteen (14) days of the decision, whichever is appropriate. D. Notice of Decision. Upon the rendering of a decision on a use permit by the Planning Director, a notice of the decision shall be mailed to the applicant and all owners of property within three hundred (300) feet of the boundaries of the site. The Planning Commission shall have the authority to initially review and approve or deny an application for a Federal Exception Permit regardless of whether this code specifically provides for a Federal Exception Permit under those conditions when otherwise required by state or federal law. 0 SECTION 9. Section 20.91.030 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.030 Notice and Public Hearing. A. Public Hearings. The Planning Commission shall hold a public hearing on an application for a use permit, variance, or Federal Exception Permit. Public hearings are not required for applications where the authority for an administrative decision on a use permit is assigned to the Planning Director. B. Timing of Hearings. A public hearing shall be held on all use permit, variance, and Federal Exception Permit applications, except as otherwise provided in this chapter, within sixty (60) days after the acceptance of a completed application. C. Required Notice. Notice of a public hearing or an administrative decision shall be given as follows: 1. Mailed or Delivered Notice. a. Residential Districts. At least ten days prior to the hearing or an administrative decision, notice shall be mailed to the applicant and all owners of property within three hundred (300) feet of the boundaries of the site, as shown on the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this section. b. Nonresidential Districts. At least ten days prior to the hearing or an administrative decision, notice shall be mailed to the applicant and all owners of property within three hundred (300) feet, excluding intervening rights -of -way and waterways, of the boundaries of the site, as shown on the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this section. 2. Posted Notice. Notice shall be posted in not less than two conspicuous places on or close to the property at least ten days prior to the hearing or the administrative decision. 3. Published Notice. Notice shall be published in at least one newspaper of general circulation within the City, at least ten days prior to the hearing. WE D. Contents of Notice. The notice of public hearing or of the decision of the Planning Director shall contain: 1. A description of the location of the project site and the purpose of the application; 2. A statement of the time, place, and purpose of the public hearing or of the purpose of the administrative decision; 3. A reference to application materials on file for detailed information; 4. A statement that any interested person or authorized agent may appear and be heard at the planning hearing and an explanation of their rights of appeal in the case of an administrative decision. E. Continuance. Upon the date set for a public hearing before the Planning Commission, the Planning Commission may continue the hearing to another date without giving further notice thereof if the date of the continued hearing is announced in open meeting. SECTION 10. Section 20.91.035 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.035 Required Findings. The Planning Commission or the Planning Director, as the case may be, shall approve or conditionally approve an application for a use permit, variance, or Federal Exception Permit if, on the basis of the application, plans, materials, and testimony submitted, the Planning Commission or the Planning Director finds: A. For Use Permits. 1. That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located; 2. That the proposed location of the use pen nit and the proposed conditions under which it would be operated or maintained will be consistent with the general plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city; iz 3. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. B. For Variances. 1. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this code deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification; 2. The granting of the application is necessary for the preservation and enjoyment of substantial property rights of the applicant; 3. The granting of the application is consistent with the purposes of this code and will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; 4. The granting of such application will not, under the circumstances of the particular case, materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not under the circumstances of the particular case be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood. C. For Federal Exception Permits 2. The Federal Exception Permit sought is handicapped- related. 2. The applicant has demonstrated that the living group residing in the Dwelling functions as a Single Housekeeping Unit. 3. The Federal Exception Permit, if approved, would neither require a fundamental alteration in the nature of a program affected by the Federal Exception Permit nor impose an undue financial or administrative burden on the City which creates an undue hardship on the City. To the extent authorized by law, the factors the Planning Commission or the City Council on review or appeal may consider in deciding whether to grant a Federal Exception Permit include, but are not necessarily limited to: A "Federal Exception Permit' is the name of the permit and application process necessary to obtain a "reasonable accommodation" as that term is used in the Federal Fair Housing Act Amendments (FHAA) and the case law implementing the FHAA. The application for a Federal Exception Permit shall be approved unless the evidence in the administrative record establishes one of the findings for denial. Federal Exemption Permits are subject to the enforcement provision contained in Chapter 20 -96. -12- 3 (i) whether vehicular traffic congestion in the neighborhood would be increased to an extent that would be contrary to, or violate, any relevant provision of the Newport Beach Municipal Code if the Federal Exception Permit was approved; (ii) whether the nature of vehicular traffic, such as the frequency or duration of trips by commercial vehicles, would be altered to a such an extent that it would be contrary to, or violate, any relevant provision of the Newport Beach Municipal Code if the Federal Exception Permit was approved; or (iii) whether development or use standards established in the Newport Beach Municipal Code and that are applicable to other residential uses in the neighborhood would be violated; or (iv) whether a Campus would be established in a residential zone if the Federal Exception Permit were granted; SECTION 11. Section 20.91.040 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.040 Conditions of Approval. The Planning Commission or the Planning Director, as the case may be, may impose such conditions in connection with the granting of a use permit, variance, or Federal Exception Permit as they deem necessary to secure the purposes of this code and may require guarantees and evidence that such conditions are being or will be complied with. Such conditions may include requirements for off- street parking facilities as determined in each case. The following conditions shall be imposed upon the issuance of any Federal Exemption Permit: A. The permittee shall limit overnight occupancy of the Dwelling Units(s) to no more than the number of occupants permitted by the provisions of Title 15 of the Newport Beach Municipal Code. B. The permittee shall use best efforts to ensure that the occupants do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate provisions of this Code or any law pertaining to noise, disorderly conduct, the consumption of alcohol, or the use of illegal drugs. C. The permittee shall, upon notification that occupants and /or guests have created unreasonable noise or disturbances, engaged in -13- disorderly conduct or committed violations of this Code or law pertaining to noise, disorderly conduct, the consumption of alcohol or the use of illegal drugs, promptly use best efforts to prevent a recurrence of such conduct. D. The permittee shall use best efforts to ensure compliance with all the provisions of Title 6 of the Municipal Code (garbage, refuse and cuttings). E. The permittee shall post, in a conspicuous place within the dwelling unit, a copy of this permit and/or the operational rules specified in this Section. SECTION 12. Section 20.91.045 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.045 Effective Date. Use permits, variances, and Federal Exception Permits shall not become effective for fourteen (14) days after being granted, and in the event an appeal is filed or if the Planning Commission or the City Council shall exercise its right to review any such decision under the provisions of Chapter 20.95, the permit shall not become effective unless and until a decision granting the use permit, variance or Federal Exception Permit is made by the Planning Commission or the City Council. SECTION 13. Section 20.91.050 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C. relating to Federal Exception Permits. 20.91.050 Expiration, Time Extension, Violation, Discontinuance, and Revocation. A. Expiration. Any use permit, variance, or Federal Exception Permit granted in accordance with the terms of this code shall expire within twenty -four (24) months from the effective date of approval or at an alternative time specified as a condition of approval unless: 1. A grading permit has been issued and grading has been substantially completed; or 2. A building permit has been issued and construction has commenced; or 3. A certificate of occupancy has been issued; or 4. The use is established; or 14- �S 5. A time extension has been granted. In cases where a coastal permit is required, the time period shall not begin until the effective date of approval of the coastal permit. B. Time Extension. The Planning Director may grant a time extension for a use permit, variance, or Federal Exception Permit for a period or periods not to exceed three years. An application for a time extension shall be made in writing to the Planning Director no less than thirty (30) days or more than ninety (90) days prior to the expiration date. C. Violation of Terms. Any use permit, variance, or Federal Exception Permit granted in accordance with the terms of this code may be revoked if any of the conditions or terms of such use permit, variance or Federal Exception Permit are violated, or if any law or ordinance is violated in connection therewith. D. Discontinuance. A use permit, variance, or Federal Exception Permit shall lapse if the exercise of rights granted by it is discontinued for one hundred. eighty (180) consecutive days. E. Revocation. Procedures for revocation shall be as prescribed by Chapter 20.96, Enforcement. SECTION 14. Section 20.91.055 of the Newport Beach Municipal Code is hereby amended relating to Federal Exception Permits. 20.91.055 Amendments and New Applications. A. Amendments. A request for changes in conditions of approval of a use permit, variance, or Federal Exception Permit or a change to plans that would affect a condition of approval shall be treated as a new application. The Planning Director may waive the requirement for a new application if' the changes are minor, do not involve substantial alterations or additions to the plan or the conditions of approval, and are consistent with the intent of the original approval. B. New Applications. If an application for a use permit, variance, or Federal Exception Permit is disapproved, no new application for the same, or substantially the same, use permit, variance or Federal Exception Permit shall be filed within one year of the date of denial of the initial application unless the denial is made without prejudice. SECTION 15. Severabilitv . If any provision or clause of this Chapter or the application thereof is held unconstitutional or otherwise invalid by a court of competent jurisdiction, such invalidity shall not affect other -15- w provisions, clauses or applications of this Chapter which can be implemented without the invalid provision, clause or application, it being hereby expressly hereby declared that this ordinance, and each section, subsection, sentence, clause, and phrase hereof would have been prepared, proposed, approved, adopted, and/or ratified irrespective of the fact that any one or more sections, subsections, sentences, clauses, and /or phrases be declared invalid or unconstitutional. SECTION 16: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. The City Clerk shall cause the same to be published once in the official newspaper within fifteen (15) days after its adoption. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on the 10 s day of August, 2004, and adopted on the 240' day of August, 2004, by the following vote, to -wit: AYES, COUNCILMEMBERS NOES, COUNCILMEMBERS ABSENT, COUNCILMEMBERS MAYOR ATTEST: CITY CLERK -16- 117 0 • COUNCIL AGEN A NQ 1 CITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. 15 August 10, 2004 TO: MAYOR & MEMBERS OF THE CITY COUNCIL FROM: Robert Burnham, City Attorney; 644 -3131, rburnham (a�city.newport- beach.ca. us SUBJECT: Zoning Amendment/Group Living Uses ISSUE: Should the City Council adopt amendments to the Zoning Code (Exhibit A) pertaining to group living uses that are intended to preserve the character of residential neighborhoods in a manner consistent with State and Federal statutory/decisional law? RECOMMENDATION: Staff recommends the City Council introduce the proposed amendments to the Zoning Code that are attached as Exhibit A and pass the ordinance for second reading on August 24, 2004, BACKGROUND: On February 24, 2004, the City Council, after conducting two study sessions on the topic, initiated amendments to the Zoning Code pertaining to group living uses in residential districts. The Planning Commission conducted noticed public hearings on the proposed amendments on May 20, 2004 and June 17, 2004. On June 17, 2004, the Planning Commission (4 ayes, 2 nays and one absent) voted to approve an ordinance similar to Exhibit A. On July 13, 2004, the City Council conducted a noticed public hearing on the proposed amendments. The City Council introduced the proposed amendments with one modification pertaining to the findings for a Federal Exception Permit. On July 27, 2004, the City Council again consider the proposed amendments, took public testimony and continued the matter to August 10, 2004 to allow staff and special counsel additional time to research and respond to legal issues raised during public testimony and in correspondence. DISCUSSION: The proposed ordinance (Exhibit A) continues to allow group living uses with six or fewer persons deemed to be "handicapped" under the FHAA (handicapped persons) in all residential zones, to require a Federal Exception Permit for group living uses with seven or more handicapped persons in the R -1.5, R -2 and MFR zones and to prohibit group living uses with seven or more "handicapped" persons in the R -1 zones and the equivalent areas in PC and PRD districts. The proposed ordinance differs from the version introduced by the City Council on July 13, 2004 in the following respects: I . We have added legislative findings that clarify the purpose and intent of the ordinance. 2. We have modified the definition of "single housekeeping unit" to eliminate "transiency" as a criteria except in the case of group living uses in R -1 and R -A zones 3. We have incorporated standard conditions — similar to those imposed on other transient residential uses by our "Short Term Lodging Permit" ordinance - that would be applicable to all Federal Exception Permits and would address the concerns expressed by residents who live adjacent to some group living uses. Staff and special counsel believe the proposed ordinance gives the City the means to protect the character of residential areas by treating transient group living uses in the same manner as we treat short term lodgers — a similar type of land use characterized by frequent turn over of occupants. We have attached opinions from Dr. Michael Gales (Exhibit B), a specialist in the field of chemical dependency treatment, to the effect that "a residential capacity of six or fewer constitutes a sufficient number of participants to achieve the stated goals of a sober living home." ENVIRONMENTAL: The proposed ordinance is exempt from CEQA pursuant to Section 15305 of the CEQA Guidelines (Minor Alterations in Land Use Limitations). Submitted by: Burnham, City Attorney 0 L • Cl 0 DRAFT ORDINANCE NO. _ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA AMENDING SECTIONS 20.03.030, 20.05.030, 20.05.040, 20.10.010 20.10.020 and Chapter 20.91 OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO ALL CATEGORIES OF GROUP LIVING WHEREAS, the City Council finds that the City's Zoning Code provisions regulating all group living regulations should be amended to ensure conformity with the Federal Fair Housinq Act Amendments ( "FHAA" 42 USC $ 3601) and various provisions of State law, including without limitation the requirement that the City receive evaluate and approve applications to reasonably accommodate uses protected by State and Federal law; and WHEREAS, the City Council finds that the fundamental precept of the City's Zoning Code provisions relative to residential zones is that individual dwelling units are intended for the occupancy and use of "families" (now defined as "Single Housekeeping Units ") and that persons who are not living together as a Single Housekeeping Unit should be prohibited from residing in the same dwelling unit in all the City's residential zones;and supstantially limit one or more of that persons major life activities as a Single Housekeeping Unit and WHEREAS, the City has obtained the opinion of Dr. Michael Gales a medical doctor can locate in any residential zone of the City without the need for any discretionary permits. esimisn a residential facility serving 7 or more Dersons with physical or mental impairments which substantially limit one or more major life activities; and of substantially limit one or more major life activities to live in residential districts as other than a Single Housekeeping Unit the City does not desire to permit or conditionally DRAFT ORDINANCE NO. 0 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH AMENDING SECTIONS 20.03.030, 20.05.030, 20.05.040, 20.10.010 20.10.020 AND CHAPTER 20.91 OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO ALL CATEGORIES OF GROUP LIVING WHEREAS, the City Council finds that the City's Zoning Code provisions regulating all group living regulations should be amended to ensure conformity with the Federal Fair Housing Act Amendments ( "FHAA," 42 USC § 3601) and various provisions of State law, including without limitation, the requirement that the City receive, evaluate and approve applications to reasonably accommodate uses protected by State and Federal law; and WHEREAS, the City Council finds that the fundamental precept of the City's Zoning Code provisions relative to residential zones is that individual dwelling units are intended for the occupancy and use of "families" (now defined as "Single Housekeeping Units ") and that persons who are not livinq together as a Sinqle Housekeeping Unit should be prohibited from residing in the same dwelling unit in all the City's residential zones;and WHEREAS, the City has made an exception to the requirement that dwelling units in • residential districts be occupied only by a Single Housekeeping Unit by defining group Housekeeping Unit; and WHEREAS, the City has obtained the opinion of Dr. Michael Gales, a medical doctor specializing in recovery from chemical dependency, that the recovery of persons suffering from drug or alcohol dependency is properly accomplished in residential groups of between four and six persons, which, under the proposed code amendment:; can locate in any residential zone of the City without the need for any discretionary permits. WHEREAS, the City finds that this ordinance complies with, and implements, the FHAA lion Permit ", that is establish a residential facility servinq 7 or more persons with physical or ment rl impairments which substantially limit one or more major life activities; and WHEREAS, the City Council finds that, except for the provisions of this ordinance that permit or conditionally permit persons with physical or mental impairments which substantially limit one or more major life activities to live in residential districts as other than a Single Housekeeping Unit, the City does not desire to permit or conditionally WHEREAS, during the public hearings preceding adoption of this ordinance substantial evidence has been presented that confirms that there is a high degree of transiency among group home residents, that transiency (due to the failure of an occupant to comply with rules or the successful completion of a program) is an inevitable feature of certain group living arrangement, that group home residents often come from outside of Newport Beach with the intent to reside here for a very limited period of time and to leave Newport Beach upon completion of the program or treatment that caused them to become residents. WHEREAS, the City Council finds that persons who occupy dwelling units without the intent to reside long -term in the community have, on average, less incentive than persons who intend to make the community their permanent residence to refrain from engaging in conduct that adversely impacts neighbors and the qualitv of life within the neighborhood; and WHEREAS, the City Council has received extensive testimony during the public hearings preceding adoption of this ordinance and has received evidence on other occasions that dwelling units with short term or transient occupants when compared to occupants of dwelling units who intend to permanently reside at that location generate more frequent complaints related to noise, profanity, trash illegal parking and other conduct that would disturb a person of ordinary sensitivity and WHEREAS the City Council has adopted an ordinance (Chapter 5.95 of the Newport • Beach Municipal Code) that regulates the conduct of property owner and occupants of dwelling units that are occupied by short term lodgers to address the problems caused by this type of occupancy and finds that the nature of the use and occupancy defined as "Residential Care — General" has the same potential as short term lodging to adversely impact neighbors and the quality of life in neighborhoods; and WHEREAS the City Council finds that based on testimony received durinq the public hearings preceding adoption of this ordinance, that individual group residential facilities within 900 feet of one another have been used to provide services to the occupants of other similar facilities creating a "campus" effect resulting in the short term intensification of uses in the neighborhood that is now serving the occupants of the other dwelling units and resulting in adverse impacts related to noise traffic and parking. WHEREAS, the City has adopted MgWlatiGnS 9R di&MRt type6 of group liviRg rnR WHEREAS iR right Gf the Fair Pl s AGt Amendments , 42 U.S.G. § 3691, St aPPF9PFiat8 6IRdeF the AGtj • NOW, THEREFORE, the City Council of the City of Newport Beach hereby ordains as follows: 2 SECTION 1. The following definitions contained in Section 20.03.030 of the Newport Beach Municipal Code are hereby amended to read as follows: 0 "Campus" means three or more buildings in a residential zone within a 300 yard radius of one another that are used together for a common purpose where one or more of the buildings provides a service for the occupants of all the buildings such as when one building serves as a kitchen /food service area for the occupants of the other buildings. "Dwelling, multifamily" means a building containing three or more dwelling units, each of which is for occupancy by one family. "Dwelling, single - family" means a building containing one dwelling unit for occupancy by one family. "Dwelling, two family" means a building containing two dwelling units, each of which is for occupancy by a one family. "Family" means one or more persons living together as a Single Housekeeping Unit. The term "Family" shall include "residential care, limited_ facilities for six or fewer mentally disabled, mentally disordered or otherwise handicapped persons, but no other living group not living together as a Ssingle H40usekeeping Unit. "Single Housekeeping Unit" means the functional equivalent of a traditional family, whose members are an aea- traasien , interactive group of persons jointly occupying a single dwelling unit, including the joint use of common areas and sharing household activities and responsibilities such as meals, chores, and expenses. For purposes of the R -A and R -1 zones, a Single Housekeeping Unit's members shall also be a non - transient group. SECTION 2. The following definitions contained in Section 20.05.030 of the Newport Beach Municipal Code are hereby amended to read in their entirety as follows: "Day -Care, Limited" means non - residential, non - medical care and supervision of twelve (12) or fewer persons on a less than twenty -four hour basis. This classification includes, but is not limited to nursery schools, preschools, and day -care centers for children (large and small family day -care homes) and adults. "Group residential" means shared living quarters without separate kitchen or bathroom facilities for each room or unit. This classification includes boarding houses,, dormitories, fraternities, sororities, and private residential clubs, but excluders Residential Care - Limited, Residential Care - General, and residential hotels (see Single - Room Occupancy (SRO) Residential Hotels, Section 20.05.050(EE)(4)). "Residential Care - Limited" means shared living quarters without separate kitchen or bathroom facilities for each room or unit for six or fewer persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification also includes, but is not limited to group homes, sober living • environments, recovery facilities, and establishments providing non - medical care for persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. 3 "Residential Care, General" means shared living quarters without separate kitchen or • bathroom facilities for each room or unit for seven or more persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification includes but is not limited to group homes, sober living environments, recovery facilities and establishments providing non - medical care for persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living. "Single- Family Residential" means buildings containing one dwelling unit located on a single lot for occupancy by one family. This classification includes mobile home and factory built housing. "Two- Family Residential" means buildings containing two dwelling units located on a single lot, each unit limited to occupancy by a single family. This classification includes mobile home and factory built housing. SECTION 3. The definition of "Residential Care, General" contained in Section 20.05.040 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: "Residential Care, General" means shared living quarters without separate kitchen or bathroom facilities for each room or unit for seven or more persons with physical or mental impairments which substantially limit one or more of such person's major life . activities. This classification includes but is not limited to group homes, sober living environments, recovery facilities and establishments providing non - medical care for persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living. SECTION 4. Subsection H of Section 20.10.010 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: H. Provide public services and facilities to accommodate planned population and densities. The specific residential districts and their purposes are as follows: Residential - Agricultural (R -A) District. Provides areas for single - family residential and light farming uses. Single - Family Residential (R -1) District. This is the City's most restrictive residential zoning district, established to provide for a stable, social neighborhood for single - family residential land uses by limiting occupancy to one family. Restricted Two Family Residential (R -1.5) District. Provides areas for single - family and two family residential land uses with the total gross floor area of all buildings limited to a maximum floor area ratio of 1.5 times the buildable area. . Two Family Residential (R -2) District. Provides areas for single - family and two family residential land uses. 4 Multifamily Residential (MFR) District. Provides areas for single - family, two - family, and multiple family residential land uses. 0 SECTION 5. Section 20.10.020 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.10.020 Residential Districts: Land Use Regulations. The following schedule establishes the land uses defined in Chapter 20.05 as permitted or conditionally permitted in residential districts, and includes special requirements, if any, applicable to specific uses. The letter "P" designates use classifications permitted in residential districts. The letter "L" designates use classifications subject to certain limitations prescribed under the "Additional Use Regulations" which follows. The letters "UP" designate use classifications permitted on approval of a use permit, as provided in Chapter 20.91. The letters "PD /U" designate use classifications permitted on approval of a use permit issued by the Planning Director, as provided in Chapter 20.91. The letters "P /UP" designate use classifications which are permitted when located on the site of another permitted use, but which require a use permit when located on the site of a conditional use. The letters RA designates use classifications for which a Federal Exception Permit must first be obtained pursuant to Chapter 20.91. Letters in parentheses in the "Additional Regulations" column refer to "Additional Use Regulations" following the schedule. Where letters in parentheses are opposite a use classification heading, referenced regulations shall apply to all use classifications under the heading. 0 Residential Districts: Land Use Regulations �P := Permitted ;UP = Use permit 1PD /U = Use permit issued by the Planning Director L = Limited (see Additional Use Regulations) FED = Federal Exception Permit ( - -- = Not Permitted R -A IR -1 R R -1.5 R R -2 M MFR Additional RESIDENTIAL F F[_ ( (A), (B), (C) [bay-Care, Limited !P [Group Residential ( ( - -- — —� � � I I -•• IRe sidential Care, Limited F F��[F_FP_F�� � � Re sidential Care, General — —IFE—P I IFEP I IFEP ,Single- family Residential F FP i ip Fp I; 1 1P ( (D), (E) (M) Multifamily Residential - - - — —� — — R R—J(D) ITw0- Family Residential — —; - -- P P I IIP ( (D) i PUBLIC AND SEMI - PUBLIC , ; (A), (B), (C) I meteries L -1 jL -1 1-1 1 -1 1 ;Clubs and Lodges - L -2 L 2 L -2 ;L -2 Convalescent Facilities - -- !UP !UP UP UP jDay Care, General 'up :UP SUP iUP [Government Offices - -- !UP UP jUP U�P ;Hospitals -- -jUP .... .. .... I.......... UP jUP UP 'Park and Recreation.,T U P — UP - UP UP UP !Facilities ;Public Safety Facilities UP IUP 3UP !UP UP [ Religious Assembly UP ;UP UP 3UP UP (Schools, Public and Private !UP UP UP IUP 3UP i 11- s, Major UP 'UP !UP 3UP [U� Utilitie— s, Minor jP 3P IP 'P IP sCOMMERCIAL USES[ I �(A), (B), (C) ;Horticulture, Limited P - ;Nurseries PD/ ; - -- 'icle /Equipment Sales and rvices I i - Commercial Parking: L -3 L��'L -3 L -3 -I !Facility 3Visitor Accommodations i —I Bed and Breakfast Inns iU UP '(F) -SRO Residential Hotels - -- ;UP AGRICULTURAL AND' 1XTRACTIVE i(A), (B), (C) :Animal husbandry iPD/ (G) Crop Production 3P Vining and Processing !L-4 L-4 1-4 L-4 jL-4 (H) ! i :ACCESSORY USES I �. - I �- I(A), (B) (C) Accessory Structures and 'P /U P/U P /UP °P /u IP /U_P (I) ;Uses i i i I -I II IWMPORARY USES I ! —I �!(A), (B), (C) jCircuses and Carnivals - ,P P P - -FP j(K) N Commercial Filming, Limited ;P IP �; P i P I P '(K) .Personal Property Sales ;P (P 1P IP I(L) _. �I r. (Heliports, Temporary .L -5 ;. � - -- i�- 5...... i(J) Estate Offices,;L -5 1 L -5 i L -5 IL -5 em Residential Districts: Additional Land Use Regulations L -1: Twenty (20) acres minimum. L -2: Limited to yacht clubs, use permit required. L -3: Public or no fee private lots for automobiles may be permitted in any residential district adjacent to any commercial or industrial district subject to the securing of a use permit in each case. L -4: See Chapter 20.81, Oil Wells. L -5: Subject to the approval of the Planning Director. (A): See Section 20.60.025, Relocatable Buildings. (B): See Section 20.60.015, Temporary Structures and Uses. (C): See Section 20.60.050, Outdoor Lighting. (D): With the exception of uses in the R -1 Zone, any dwelling unit otherwise permitted by this Code may be used for short term lodging purposes as defined in Chapter 5.95 of the Municipal Code subject to the securing of: 1. A business license pursuant to Chapter 5.04 of the Municipal Code. 2. A transient occupancy registration certificate pursuant to Section 3.16.060 of the Municipal Code. 3. A short term lodging permit pursuant to Chapter 5.95 of the Municipal . Code. (E): See Chapter 20.85, Accessory Dwelling Units. (F): See Section 20.60.110, Bed and Breakfast Inns. (G): Keeping of Animals in the R -A District. The following regulations shall apply to the beeping of animals in the R -A District: 1. Large Animals. The keeping of large animals (as defined in Section 20.03.030) shall be subject to the following regulations: a. Horses. One horse may be kept for each ten thousand (10,000) square feet of lot area, up td a maximum of three horses; provided, the horse or horses are kept for recreational purposes only. The keeping of four or more horses for recreational uses shall require a use permit issued by the Planning Director. The keeping of horses for commercial purposes shall require a use permit issued by the Planning Commission. b. Other Large Animals. Other large animals, including goats, sheep, pigs and cows, may be kept on lots of fifteen thousand (15,000) square feet or more and the number shall not exceed two adult animals of any one species. C. Total Number Permitted. The total number of large animals shall not exceed six. Offspring are exempt until such time as they are weaned. 2. Domestic and Exotic Animals. The number of domestic and exotic animals (as defined in Section 20.03.030) shall not exceed six. Offspring are exempt up to the age of three months. The keeping of four or more dogs over the age of three months shall require a kennel license pursuant to Section 7.04.090 of the Municipal Code. The keeping of wild animals shall require a permit pursuant to Chapter 7.08 of the Municipal Code. 7 3. Small Animals. The number of small animals, other than domestic and exotic animals (as defined in Section 20.03.030), shall not exceed six. Offspring are exempt up to the age of three months. 4. Control. a. Domestic Animals. No such animals, except for cats, shall be permitted to run at large, but shall be confined, at all times within a suitable enclosure or otherwise under the control of the owner of the property. b. Other Animals. No animal, other than domestic animals, shall be permitted to run at large, but shall be confined, at all times within a suitable enclosure. (H): See Chapter 20.81, Oil Wells. (1): See Section 20.60.100, Home Occupations in Residential Districts. (J): See Section 20.60.055, Heliports and Helistops. (K): Special event permit required, see Chapter 5.10 of the Municipal Code. (L): See Section 20.60.120, Personal Property Sales in Residential Districts. (M): See Section 20.60.125, Design Standards for Mobile Homes on Individual Lots. SECTION 6. Section 20.91.015 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.015 Use Permit, Variance, or Federal Exception Permit Requisite to Other Permits. No building permit or certificate of occupancy shall be issued in any case where a use permit, variance, or Federal Exception Permit is required by the terms of this code unless and until such use permit, variance or Federal Exception Permit has been granted by the Planning Director or the Planning Commission or by the affirmative vote of the City Council on appeal or review and then only in accordance with the terms and conditions of the use permit, variance or Federal Exception Permit granted. SECTION 7. Section 20.91.020 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.020 Application for Use Permit, Variance, or Federal Exception Permit. An application for a use permit, variance, or Federal Exception Permit shall be filed in a manner consistent with the requirements contained in Chapter 20.90, Application Filing and Fees. SECTION 8. Section 20.91.025 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.025 Duties of the Planning Director and the Planning Commission. A. Authority. The Planning Commission shall approve, conditionally approve, or disapprove applications for use permits, variances and Federal Exception Permits, unless the authority for an administrative decision on a use permit is specifically assigned to the Planning Director in the individual chapters of this code. 1 1 The Planning Commission shall have the authority to review an application for a Federal Exception. The City Council shall have final decision- making authority on the applications for use permits, variances and Federal Exception Permits filed concurrently with amendments to the general plan, zoning code, or a planned community development plan or with a development agreement. B. Rendering of Decision. After the conclusion of the hearing on any application for a use permit, variance or Federal Exception Permit, the Planning Commission shall render a decision within thirty -five (35) days. Where the authority for an administrative decision on a use permit is assigned to the Planning Director, the Planning Director shall render a decision within fourteen (14) days of the acceptance of a completed application. C. Report to the Planning Commission. Upon rendering a decision on a use permit, the Planning Director shall report to the Planning Commission at the next regular meeting or within fourteen (14) days of the decision, whichever is appropriate. D. Notice of Decision. Upon the rendering of a decision on a use permit by the Planning Director, a notice of the decision shall be mailed to the applicant and all owners of property within three hundred (300) feet of the boundaries of the site. SECTION 9. Section 20.91.030 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.030 Notice and Public Hearing. . A. Public Hearings. The Planning Commission shall hold a public hearing on an application for a use permit, variance, or Federal Exception Permit . Public hearings are not required for applications where the authority for an administrative decision on a use permit is assigned to the Planning Director. B. Timing of Hearings. A public hearing shall be held on all use permit, variance, and Federal Exception Permit applications, except as otherwise provided in this chapter, within sixty (60) days after the acceptance of a completed application. C. Required Notice. Notice of a public hearing or an administrative decision shall be given as follows: 1. Mailed or Delivered Notice. a. Residential Districts. At least ten days prior to the hearing or an administrative decision, notice shall be mailed to the applicant and all owners of property within three hundred (300) feet of the boundaries of the site, as shown on the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this section. Exception Permit regardless of whether this code specifically provides for such a Federal Exception Permit if, and to the extent, required by state or federal law. i b. Nonresidential Districts. At least ten days prior to the hearing or an administrative decision, notice shall be mailed to the applicant and all owners of property within three hundred (300) feet, excluding intervening rights -of -way and waterways, of the boundaries of the site, as shown on the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this section. 2. Posted Notice. Notice shall be posted in not less than two conspicuous places on or close to the property at least ten days prior to the hearing or the administrative decision. 3. Published Notice. Notice shall be published in at least one newspaper of general circulation within the City, at least ten days prior to the hearing. D. Contents of Notice. The notice of public hearing or of the decision of the Planning Director shall contain: 1. A description of the location of the project site and the purpose of the application; 2. A statement of the time, place, and purpose of the public hearing or of the purpose of the administrative decision; • 3. A reference to application materials on file for detailed information; 4. A statement that any interested person or authorized agent may appear and be heard at the planning hearing and an explanation of their rights of appeal in the case of an administrative decision. E. Continuance. Upon the date set for a public hearing before the Planning Commission, the Planning Commission may continue the hearing to another date without giving further notice thereof if the date of the continued hearing is announced in open meeting. SECTION 10. Section 20.91.035 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.035 Required Findings. The Planning Commission or the Planning Director, as the case may be, shall approve or conditionally approve an application for a use permit, variance, or Federal Exception Permit if, on the basis of the application, plans, materials, and testimony submitted, the Planning Commission or the Planning Director finds: A. For Use Permits. • 1. That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located, 10 2. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the . general plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city; 3. That the proposed use will comply with the provisions of this cods:, including any specific condition required for the proposed use in the district in which it would be located. B. For Variances. 1. That. because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this code deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification; 2. The granting of the application is necessary for the preservation and enjoyment of substantial property rights of the applicant; 3. The granting of the application is consistent with the purposes of this code and will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning • district; 4. The granting of such application will not, under the circumstances of the particular case, materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not under the circumstances of the particular case be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood. C. For Federal Exception Permitsz. 1. The Federal Exception Permit sought is handicapped - related. 2. The applicant has demonstrated that the living group residing in the Dwelling functions as a Single Housekeeping Unit. y fasters insladiR9, but nst limitad to la-k „a traR6iGRGGY ; +$ � i��T�1���TT�T� � \i-J M1T41�31V \�iil�l�� J I�i� \�• 2 A "Federal Exception Permit' is the name of the permit and application process necessary to obtain a "reasonable accommodation" as that term is used in the Federal Fair Housing Act Amendments (FHAA) and the case law implementing the FHAA. The application for a Federal • Exception Permit shall be approved unless the evidence in the administrative record establishes one of the findings for denial. Federal Exemption Permits are subject to the enforcement Provision contained in Chapter 20 -96. 11 tie °men° a lack of tran°i°nsoY —shall mean the h9seg9ld d996 • hange mnrn than 5904 Of Yc ..._mhorc iR nnv 9iVeR Gale Rda v .. m _ in r c..,r 3. The Federal Exception Permit neither requires a fundamental alteration in the nature of a program affected by the Federal Exception Permit nor imposes an undue financial or administrative burden on the City which creates an undue hardship on the City. To the extent authorized by law, the factors the Planning Commission, or the City Council on review or appeal may consider the following in deciding whether to grant a Federal Exception Permit include, but are not necessarily limited to: (i) whether vehicular traffic congestion in the neighborhood would be increased to an extent that would be contrary to, or violate, any relevant provision of the Newport Beach Municipal Code if the Federal Exception Permit was approved; (ii) whether the nature of vehicular traffic, such as the frequency or duration of trips by commercial vehicles, would be altered to a such an extent that it would be contrary to, or violate, any relevant provision of the Newport Beach Municipal Code if the Federal Exception Permit was approved; or (iii) whether development or use standards established in the Newport • Beach Municipal Code and that are applicable to other residential uses in the neighborhood would be violated; or • (iv) whether a Campus would be established in a residential zone if the Federal Exception Permit were granted; SECTION 11. Section 20.91.040 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.040 Conditions of Approval. The Planning Commission or the Planning Director, as the case may be, may impose such conditions in connection with the granting of a use permit, variance, or Federal Exception Permit as they deem necessary to secure the purposes of this code and may require guarantees and evidence that such conditions are being or will be complied with. Such conditions may include requirements for off - street parking facilities as determined in each case. The followina conditions shall be imoosed upon the issuance of any Federal Exemption Permit: 1. The permittee shall limit overnight, occupancy of the dwelling units(s) to no more than the number of occupants permitted by the provisions of Title 15 of the Newport Beach Municipal Code. engage in disorderly conduct, or violate provisions of this Code or 12 any law pertaining to noise, disorderly conduct, the consumption of alcohol, or the use of illegal drugs. is 3. The permittee shall, upon notification that occupants and /or quests have created unreasonable noise or disturbances, engaged in disorderly conduct or committed violations of this Code or law pertaining to noise, disorderly conduct, the consumption of alcohol or the use of illegal drugs, promptly use best efforts to prevent a recurrence of such conduct. 4. The permittee shall use best efforts to insure compliance with all the provisions of Title 6 of the Municipal Code (garbage refuse and cuttings). 5. The permittee shall post, in a conspicuous place within the dwelling. a copy of this permit and /or the operational rules specified in this Section. SECTION 12. Section 20.91.045 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.045 Effective Date. Use permits, variances, and Federal Exception Permits shall • not become effective for fourteen (14) days after being granted, and in the event an appeal is filed or if the Planning Commission or the City Council shall exercise its right to review any such decision under the provisions of Chapter 20.95, the permit shall not become effective unless and until a decision granting the use permit, variance or Federal Exception Permit is made by the Planning Commission or the City Council. SECTION 13. Section 20.91.050 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C. relating to Federal Exception Permits. 20.91.050 Expiration, Time Extension, Violation, Discontinuance, and Revocation. A. Expiration. Any use permit, variance, or Federal Exception Permit granted in accordance with the terms of this code shall expire within twenty -four (24) months from the effective date of approval or at an alternative time specified as a condition of approval unless: 1. A grading permit has been issued and grading has • been substantially completed; or 13 2. A building permit has been issued and construction has commenced; or 3. A certificate of occupancy has been issued; or 4. The use is established; or 5. A time extension has been granted. In cases where a coastal permit is required, the time period shall not begin until the effective date of approval of the coastal permit. B. Time Extension. The Planning Director may grant a time extension for a use permit, variance, or Federal Exception Permit for a period or periods not to exceed three years. An application for a time extension shall be made in writing to the Planning Director no less than thirty (30) days or more than ninety (90) days prior to the expiration date. C. Violation of Terms. Any use permit, variance, or Federal Exception Permit granted in accordance with the terms of this code may be revoked if any of the conditions or terms of such use permit, variance or Federal Exception Permit are violated, or if any law or ordinance is violated in connection • therewith. D. Discontinuance. A use permit, variance, or Federal Exception Permit shall lapse if the exercise of rights granted by it is discontinued for one hundred eighty (180) consecutive days. E. Revocation. Procedures for revocation shall be as prescribed by Chapter 20.96, Enforcement. SECTION 14. Section 20.91.055 of the Newport Beach Municipal Code is hereby amended relating to Federal Exception Permits. 20.91.055 Amendments and New Applications. A. Amendments. A request for changes in conditions of approval of a use permit, variance, or Federal Exception Permit or a change to plans that would affect a condition of approval shall be treated as a new application. The Planning Director may waive the requirement for a new application if the changes are minor, do not involve substantial alterations or additions to the plan or the conditions of approval, and are consistent with the intent of the original approval. • B. New Applications. If an application for a use permit, variance, or Federal Exception Permit is disapproved, no 14 new application for the same, or substantially the same, use permit, variance or Federal Exception Permit shall be filed within one year of the date of denial of the initial application unless the denial is made without prejudice. SECTION 15. Severability. . If any provision or clause of this Chapter or the application thereof is held unconstitutional or otherwise invalid by a court of competent jurisdiction, such invalidity shall not affect other provisions, clauses or applications of this Chapter which can be implemented without the invalid provision, clause or application, it being hereby and /or ratified irrespective of the fact that any one or more sections, subsections sentences, clauses, and /or phrases be declared invalid or unconstitutional. SECTION 16: The Mayor shall sign and the City Clerk shall attest to the passage of this ordinance. The City Clerk shall cause the same to be published once in the official newspaper of the City, and it shall be effective thirty (30) days after its adoption. SECTION 17: This ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach, held on the _ day of 2004, and adopted on • the _ day of 2004, by the following vote, to wit: AYES, COUNCILMEMBERS NOES, COUNCILMEMBERS ABSENT COUNCILMEMBERS MAYOR ATTEST: 15 u 9 L_..J MOM AGENDA N p, IS CITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. 4 July 27, 2004 TO: FROM MAYOR & MEMBERS OF THE CITY COUNCIL Robert Burnham, City Attorney; 644 -3131, rburnham(a)city.newport- beach.ca.us SUBJECT: Zoning Amendment/Recovery Facilities ISSUE: Should the City Council adopt amendments to the Zoning Code (Exhibit A) pertaining to recovery facilities that are intended to preserve the character of residential neighborhoods in a manner consistent with State and Federal statutory/decisional law? RECOMMENDATION: Staff recommends the City Council adopt the proposed amendments to the Zoning Code that are attached as Exhibit A. BACKGROUND: On February 24. 2004, the City Council, after conducting two study sessions on the topic, initiated amendments to the Zoning Code "pertaining to recovery facilities in residential districts." The Planning Commission conducted noticed public hearings on the proposed amendments on May 20, 2004 and June 17, 2004. On June 17, 2004, the Planning Commission (4 ayes, 2 nays and one absent) voted to approve an ordinance identical to Exhibit A with the exception of the modification discussed below. On July 13, 2004, the City Council conducted a noticed public hearing on the proposed amendments. The City Council introduced the proposed amendments with one modification pertaining to the findings for a Federal Exception Permit and that modification is reflected in Exhibit A. We have attached a copy of an opinion from Dr. Michael Gales (Exhibit B), a specialist in the field of chemical dependency treatment, "a residential capacity of six or fewer constitutes a sufficient number of participants to achieve the stated goals of a sober living home." This opinion provides a factual basis for the proposed amendments. ENVIRONMENTAL: The proposed ordinance is exempt from CEQA pursuant to Section 15305 of the CEQA Guidelines (Minor Alterations in Land Use Limitations). Submio6d by: rt Burnham, City Attorney DRAFT ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA AMENDING SECTIONS 20.03.030, 20.05.030, 20.05.040, 20.10.010 20.10.020 and Chapter 20.91 OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO ALL CATEGORIES OF GROUP LIVING WHEREAS, the City has adopted regulations on different types of group living arrangements at various times throughout the City's history; and WHEREAS, the existing regulations on group living are confusing and in need of refinement; and WHEREAS, in light of the Fair Housing Act Amendments, 42 U.S.C. § 3601, et seq. (the "Act "), the City desires to codify its process for providing Federal Exception Permits when appropriate under the Act; NOW, THEREFORE, the City Council of the City of Newport Beach hereby ordains as follows: SECTION 1. The following definitions contained in Section 20.03.030 of the Newport Beach Municipal Code are hereby amended to read as follows: "Campus" means three or more buildings in a residential zone within a 300 yard radius of one another that are used together for a common purpose where one or more of the buildings provides a service for the occupants of all the buildings such as when one building serves as a kitchen/food service area for the occupants of the other buildings. "Dwelling, multifamily" means a building containing three or more dwelling units, each of which is for occupancy by one family. "Dwelling, single - family" means a building containing one dwelling unit for occupancy by one family. "Dwelling, two family" means a building containing two dwelling units, each of which is for occupancy by a one family. "Family" means one or more persons living as a Single Housekeeping Unit. The term "Family" shall include residential care, limited facilities for six or fewer mentally disabled, mentally 2611066751-0059 512369.01 21, EXHIBIT disordered or otherwise handicapped persons, but no other living group not living together as a single housekeeping unit. "Single Housekeeping Unit" means the functional equivalent of a traditional family, whose members are a non - transient, interactive group of persons jointly occupying a single dwelling unit, including the joint use of common areas and sharing household activities and responsibilities such as meals, chores, and expenses. SECTION 2. The following definitions contained in Section 20.05.030 of the Newport Beach Municipal Code are hereby amended to read in their entirety as follows: "Day -Care, Limited" means non - residential, non - medical care and supervision of twelve (12) or fewer persons on a less than twenty -four hour basis. This classification includes, but is not limited to nursery schools, preschools, and day -care centers for children (large and small family day -care homes) and adults. "Group residential" means shared living quarters without separate kitchen or bathroom facilities for each room or unit. This classification includes boarding houses, dormitories, fraternities, sororities, and private residential clubs, but excludes Residential Care - Limited, Residential Care- General, and residential hotels (see Single -Room Occupancy (SRO) Residential Hotels, Section 20.05.050(EE)(4)). "Residential Care - Limited" means shared living quarters without separate kitchen or bathroom facilities for each room or unit for six or fewer persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification also includes, but is not limited to group homes, sober living environments, recovery facilities, and establishments providing non - medical care for persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. "Residential Care, General" means shared living quarters without separate kitchen or bathroom facilities for each room or unit for seven or more persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification includes but is not limited to group homes, sober living environments, recovery facilities and establishments providing non - medical care for persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living. 261/066751 -0059 ,2- 512369.01 AQZaLM!aW4WB4 - "Single- Family Residential" means buildings containing one dwelling unit located on a single lot for occupancy by one family. This classification includes mobile home and factory built housing. "Two- Family Residential" means buildings containing two dwelling units located on a single lot, each unit limited to occupancy by a single family. This classification includes mobile home and factory built housing. SECTION 3. The definition of "Residential Care, General" contained in Section 20.05.040 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: "Residential Care, General" means shared living quarters without separate kitchen or bathroom facilities for each room or unit for seven or more persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification includes but is not limited to group homes, sober living environments, recovery facilities and establishments providing non - medical care for persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living. SECTION 4. Subsection Hof Section 20.10.010 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: H. Provide public services and facilities to accommodate planned population and densities. The specific residential districts and their purposes are as follows: Residential - Agricultural (R -A) District. Provides areas for single - family residential and light farming uses. Single - Family Residential (R -1) District. This is the City's most restrictive residential zoning district, established to provide for a stable, social neighborhood for single - family residential land uses by limiting occupancy to one family. Restricted Two Family Residential (R -1.5) District. Provides areas for single - family and two family residential land uses with the total gross floor area of all buildings limited to a maximum floor area ratio of 1.5 times the buildable area. Two Family Residential (R -2) District. Provides areas for single - family and two family residential land uses. 2611066751 -0059 -3- 512369.01 A0j[.1J[1,a0W09AN • Multifamily Residential (MFR) District. Provides areas for single - family, two - family, and multiple family residential land uses. SECTION 5. Section 20.10.020 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.10.020 Residential Districts: Land Use Regulations. The following schedule establishes the land uses defined in Chapter 20.05 as permitted or conditionally permitted in residential districts, and includes special requirements, if any, applicable to specific uses. The letter "P" designates use classifications permitted in residential districts. The letter "L" designates use classifications subject to certain limitations prescribed under the "Additional Use Regulations" which follows. The letters "UP" designate use classifications permitted on approval of a use permit, as provided in Chapter 20.91. The letters "PD/U" designate use classifications permitted on approval of a use permit issued by the Planning Director, as provided in Chapter 20.91. The letters "P/UP" designate use classifications which are permitted when located on the site of another permitted use, but which require a use permit when located on the site of a conditional use. The letters RA designates use classifications for which a Federal Exception Permit must first be obtained pursuant to Chapter 20.91. Letters in parentheses in the "Additional Regulations" column refer to "Additional Use Regulations" following the schedule. Where letters in parentheses are opposite a use classification heading, referenced regulations shall apply to all use classifications under the heading. Residential Districts: Land Use Regulations i i P =Permitted UP = Use permit PD/U = Use permit issued by the Planning Director L = Limited (see Additional Use Regulations) FEP = Federal Exception Permit = Not Permitted R "2 MFR.. "A� R�1._.. R - ....... -...� - -- - -... -� - -� Regulat ons - - - RESIDF,NTIAL _.... JL t ��JI i (A), (B), (C) Day - Cate, Limited _11' _ --- .IIP l` �' - �' I .. _ roup Residential _ _._- ...._...__ �_ _;� : _ iF _ F. _ 1 Residential Care, Limited - -- -.. ........ --- ......_ P P P P I P Residential Care, General C��,IFrP f rLP j 1 EP j Single - family Residential ultifamily Residential I F ,(D) IW-Familv ResidentialJPL� -- -- 261/066751 -0059 I 512369.01 eQIaLM*WQ9044 -4- PUBLIC AND SEMI- PUI31.1c � (A), (B), (C) Cemeteries L -1 1. -1 F, L -I �— Clubs and Lodges L 2 1 2 L- Fl- i Convalescent FacilitiesIUP Day -Care, General I' ' I"` I"` I"P UP (�— Go,iermnent Offices UP j UP Hos rtals UP UP UP UP Par< and Recreation Facilitics Ul' UP UP UrP lTP l Put lic Safety Facilities i UP Religious Assembly !F-- UP F­­`rP J UI' Schools, Public and Private UP UP UP UP UP Utilities, Major UP UP UP UP F 1 7 Uti:itics,Minor_.._..._. I`......... I` . +l`.......... I`r I`........�_ ..- itr1 MMERCIAL USES I _. �l...._._.... _ ..............__...___J..-- Holticulture,.Limitcd FP— � ;F u-series _ { PD/ 1....... _..._ ....... ` 7F- Velricle/Equipment Sales and Services _.____,......._.._....... _._.._..._ �I L.._....... _._;I.....,..._....__...._.;--- -- rCommercial Parking Facility jF— L -3 LL -3 1.-3 ![L-3 _j[ —� Visitor Accommodations j 'frr-Bed and Breakfast Inns UP ff� i frSRO Residential Ilotels ��� EXTRAC'I'URALAND EXTRACTIVE USES -......... ++ i I, ._......_......._.._..._...._.J ._...__......_.. (A)'_(B)_(C� An.mal husbandry I..__J Production�� ,.i__- ....._....� Mining and Proccssin L.-4 L -44 � L 4 L-4 1.-4 F FI� ACCESSORY USES ; A , B , Arcressory Structures and Uses P /UP P/IJP j P/UI' P/UP �P/UI' (I) ... _._...,... i��FE--­-] CM17PORARY USES ;���7 —. . P P P P .. (A), (B), (C) Carnivals IF 2611066751-0059 1 512369.01 07a RI/09a07*"4 -5- ercial Filming, Limited , P P P P P (K) Personal Property Sales P P P P P L i Heli orts, Temporary L -5 Real Estate Offices, I'cm ora ry. L -5 -. 5 I ._. 5 L -5 IL-5 o Residential Districts: Additional Land Use Regulations L -1: Twenty (20) acres minimum. L -2: Limited to yacht clubs, use permit required. L -3: Public or no fee private lots for automobiles may be permitted in any residential district adjacent to any commercial or industrial district subject to the securing of a use permit in each case. L-4: See Chapter 20.81, Oil Wells. L -5: Subject to the approval of the Planning Director. (A): See Section 20.60.025, Relocatable Buildings. (B): See Section 20.60.015, Temporary Structures and Uses. (C): See Section 20.60.050, Outdoor Lighting. (D): With the exception of uses in the R -1 Zone, any dwelling unit otherwise permitted by this Code may be used for short term lodging purposes as defined in Chapter 5.95 of the Municipal Code subject to the securing of: I. A business license pursuant to Chapter 5.04 of the Municipal Code. 2. A transient occupancy registration certificate pursuant to Section 3.16.060 of the Municipal Code. 3. A short term lodging permit pursuant to Chapter 5.95 of the Municipal Code. (E): See Chapter 20.85, Accessory Dwelling Units. (F): See Section 20.60.110, Bed and Breakfast Inns. (G): Keeping of Animals in the R -A District. The following regulations shall apply to the keeping of animals in the R -A District: 1. Large Animals. The keeping of large animals (as defined in Section 20.03.030) shall be subject to the following regulations: a. Horses. One horse may be kept for each ten thousand (10,000) square feet of lot area, up to a maximum of three horses; provided, the horse or horses are kept for recreational purposes only. The keeping of four or more horses for recreational uses shall require a use permit issued by the Planning Director. The keeping of horses for commercial purposes shall require a use permit issued by the Planning Commission. b. Other Large Animals. Other large animals, including goats, sheep, pigs and cows, may be kept on lots of fifteen thousand (15,000) square feet or more and the number shall not exceed two adult animals of any one species. C. Total Number Permitted. The total number of large animals shall not exceed six. Offspring are exempt until such time as they are weaned. 2. Domestic and Exotic Animals. The number of domestic and exotic animals (as defined in Section 20.03.030) shall not exceed six. Offspring are exempt up to the age of three months. The keeping of four or more dogs over the age of three months shall require a kennel license pursuant to Section 7.04.090 of the Municipal Code. The keeping of wild animals shall require a permit pursuant to Chapter 7.08 of the Municipal Code. 3. Small Animals. The number of small animals, other than domestic and exotic animals (as defined in Section 20.03.030), shall not exceed six. Offspring are exempt up to the age of three 0 onths. 4. Control. 261/066751 -0059 _6 512369.01 JQV2jMIIe9 409/04 a. Domestic Animals. No such animals, except for cats, shall be permitted to nln at large, but shall be confined, at all times within a suitable enclosure or otherwise under the control of the owner of the property. b. Other Animals. No animal, other than domestic animals, shall be permitted to run at large, but shall be confined, at all times within a suitable enclosure. (H): See Chapter 20.8 1, Oil Wells. (I): See Section 20.60.100, Home Occupations in Residential Districts. (J): See Section 20.60.055, Heliports and Helistops. (K): Special event permit required, see Chapter 5.10 of the Municipal Code. (L): See Section 20.60.120, Personal Property Sales in Residential Districts. (M): See Section 20.60.125, Design Standards for Mobile Homes on Individual Lots. SECTION 6. Section 20.91.015 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.015 Use Permit, Variance, or Federal Exception Permit Requisite to Other Permits. No building permit or certificate of occupancy shal I be issued in any case where a use permit, variance, or Federal Exception Permit is required by the terms of this code unless and until such use permit, variance or Federal Exception Permit has been granted by the Planning Director or the Planning Commission or by the affirmative vote of the City Council on appeal or review and then • only in accordance with the terms and conditions of the use permit, variance or Federal Exception Permit granted. SECTION 7. Section 20.91.020 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.020 Application for Use Permit, Variance, or Federal Exception Permit. An application for a use permit, variance, or Federal Exception Permit shall be filed in a manner consistent with the requirements contained in Chapter 20.90, Application Filing and Fees. SECTION 8. Section 20.91.025 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.025 Duties of the Planning Director and the Planning Commission. A. Authority. The Planning Commission shall approve, conditionally approve, or disapprove applications for use permits, variances and Federal Exception Permits, unless the authority for 261/066751 -0059 1 512769.01 2a11[L4a07/09/04 -7- an administrative decision on a use permit is specifically assigned to the Planning Director in the individual chapters of this code. 1 Exception. The City Council shall have final decision - making authority on the applications for use permits, variances and Federal Exception Permits filed concurrently with amendments to the general plan, zoning code, or a planned community development plan or with a development agreement. B. Rendering of Decision. After the conclusion of the hearing on any application for a use permit, variance or Federal Exception Permit, the Planning Commission shall render a decision within thirty -five (35) days. Where the authority for an administrative decision on a use permit is assigned to the Planning Director, the Planning Director shall render a decision within fourteen (14) days of the acceptance of a completed application. C. Report to the Planning Commission. Upon rendering a decision on a use permit, the Planning Director shall report to the Planning Commission at the next regular meeting or within fourteen (14) days of the decision, whichever is appropriate. • D. Notice of Decision. Upon the rendering of a decision on a use permit by the Planning Director, a notice of the decision shall be mailed to the applicant and all owners of property within three hundred (300) feet of the boundaries of the site. SECTION 9. Section 20.91.030 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.030 Notice and Public Hearing. A. Public Hearings. The Planning Commission shall hold a public hearing on an application for a use permit, variance, or Federal Exception Permit . Public hearings are not required for applications where the authority for an administrative decision on a use permit is assigned to the Planning Director. B. Timing of Hearings. A public hearing shall be held on all use permit, variance, and Federal Exception Permit applications, except as otherwise provided in this chapter, within sixty (60) days after the acceptance of a completed application. 3 The Planning Commission shall have the ability to review an application for a Federal Exception Permit regardless of whether this code specifically provides for such a Federal Exception Permit when otherwise required by state or federal law. 261/066751-0059 512369.01 f20d 7 100/ ,a07109lO4 -8- C. Required Notice. Notice of a public hearing or an administrative decision shall be given as follows: 1. Mailed or Delivered Notice. a. Residential Districts. At least ten days prior to the hearing or an administrative decision, notice shall be mailed to the applicant and all owners of property within three hundred (300) feet of the boundaries of the site, as shown on the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this section. b. Nonresidential Districts. At least ten days prior to the hearing or an administrative decision, notice shall be mailed to the applicant and all owners of property within three hundred (300) feet, excluding intervening rights -of -way and waterways, of the boundaries of the site, as shown on the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this section. 2. Posted Notice. Notice shall be posted in not less than two conspicuous places on or close to the property at least ten days prior to the hearing or the administrative decision. 3. Published Notice. Notice shall be published in at least one newspaper of general circulation within the City, at least ten days prior to the hearing. D. Contents of Notice. The notice of public hearing or of the decision of the Planning Director shall contain: 1. A description of the location of the project site and the purpose of the application; 2. A statement of the time, place, and purpose of the public hearing or of the purpose of the administrative decision; 3. A reference to application materials on file for detailed information; 4. A statement that any interested person or authorized agent may appear and be heard at the planning hearing and an . explanation of their rights of appeal in the case of an administrative decision. 261/066751 -0059 9- 512369.01 2pQ"L J /QJ&97/99/04 E. Continuance. Upon the date set for a public hearing before the Planning Commission, the Planning Commission may continue the hearing to another date without giving further notice thereof if the date of the continued hearing is announced in open meeting. SECTION 10. Section 20.91.035 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.035 Required Findings. The Planning Commission or the Planning Director, as the case may be, shall approve or conditionally approve an application for a use permit, variance, or Federal Exception Permit if, on the basis of the application, plans, materials, and testimony submitted, the Planning Commission or the Planning Director finds: A. For Use Permits. 1. That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located; 2. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the general plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city; 3. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. B. For Variances. 1. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this code deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification; 2. The granting of the application is necessary for the preservation and enjoyment of substantial property rights of the applicant; 2611066751-0059 512369.01 aQZaLQgaWAW04 -10- 3. The granting of the application is consistent with the purposes of this code and will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; 4. The granting of such application will not, under the circumstances of the particular case, materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not under the circumstances of the particular case be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood. C. For Federal Exception Permits2. The Federal Exception Permit sought is handicapped- related. 2. The applicant has demonstrated that the living group residing in the Dwelling functions as a Single Housekeeping Unit � �uw i 3. The Federal Exception Permit neither requires a fundamental alteration in the nature of a program affected by the Federal Exception Permit nor imposes an undue financial or administrative burden on the City which creates an undue hardship on the City. To the extent authorized by law, the factors the Planning Commission, or the City Council on review or appeal may consider the following in deciding whether to grant a Federal Exception Permit include, but are not necessarily limited to: (i) whether vehicular traffic congestion in the neighborhood would be increased to an extent that would be contrary to, or violate, any relevant provision of the Newport Beach Municipal Code if the Federal Exception Permit was approved; A "Federal Exception Permit' is the name of the permit and application process necessary to obtain a "reasonable accommodation" as that term is used in the Federal Fair Housing Act Amendments (FHAA) and the case law implementing the FHAA. The application for a Federal Exception Permit shall be approved unless the evidence in the administrative record establishes one of the findings for denial. 261/066751 -0059 512369.01 Ig] /10 /Q¢e07/09/&} '11' (ii) whether the nature of vehicular traffic, such as the frequency or duration of trips by commercial vehicles, would be altered to a such an extent that it would be contrary to, or violate, any relevant provision of the Newport Beach Municipal Code if the Federal Exception Permit was approved; or (iii) whether development or use standards established in the Newport Beach Municipal Code and that are applicable to other residential uses in the neighborhood would be violated; or (iv) whether a Campus would be established in a residential zone if the Federal Exception Permit were granted; SECTION 11. Section 20.91.040 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.040 Conditions of Approval. The Planning Commission or the Planning Director, as the case may be, may impose such conditions in connection with the granting of a use permit, variance, or Federal Exception Permit as they deem necessary to secure the purposes of this code and may require guarantees and evidence that such conditions are being or will be complied with. Such conditions may include requirements for off - street parking facilities as determined in each case. SECTION 12. Section 20.91.045 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.045 Effective Date. Use permits, variances, and Federal Exception Permits shall not become effective for fourteen (14) days after being granted, and in the event an appeal is filed or if the Planning Commission or the City Council shall exercise its right to review any such decision under the provisions of Chapter 20.95, the permit shall not become effective unless and until a decision granting the use permit, variance or Federal Exception Permit is made by the Planning Commission or the City Council. SECTION 13. Section 20.91.050 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C. relating to Federal Exception Permits. 20.91.050 Expiration, Time Extension, Violation, Discontinuance, and Revocation. A. Expiration. Any use permit, variance, or Federal Exception Permit granted in accordance with the terms of this code shall expire 261/0667510059 512369.01 aaZaLQjeWXWO4 -12- within twenty -four (24) months from the effective date of approval or at an alternative time specified as a condition of approval unless: 1. A grading permit has been issued and grading has been substantially completed; or 2. A building permit has been issued and construction has commenced; or 3. A certificate of occupancy has been issued; or 4. The use is established; or A time extension has been granted. In cases where a coastal permit is required, the time period shall not begin until the effective date of approval of the coastal permit. B. Time Extension. The Planning Director may grant a time extension for a use permit, variance, or Federal Exception Permit for a period or periods not to exceed three years. An application for a time extension shall be made in writing to the Planning Director no less than thirty (30) days or more than ninety (90) days prior to the expiration date. C. Violation of Terms. Any use permit, variance, or Federal Exception Permit granted in accordance with the terms of this code may be revoked if any of the conditions or terms of such use permit, variance or Federal Exception Permit are violated, or if any law or ordinance is violated in connection therewith. D. Discontinuance. A use permit, variance, or Federal Exception Permit shall lapse if the exercise of rights granted by it is discontinued for one hundred eighty (180) consecutive days. E. Revocation. Procedures for revocation shall be as prescribed by Chapter 20.96, Enforcement. SECTION 14. Section 20.91.055 of the Newport Beach Municipal Code is hereby amended relating to Federal Exception Permits. 20.91.055 Amendments and New Applications. A. Amendments. A request for changes in conditions of approval of a use permit, variance, or Federal Exception Permit or a change to plans that would affect a condition of approval shall be treated as a new application. The Planning Director may waive the requirement 261/066751-0059 -13- 512369.01;{ Q2(aJ[Q¢e9i/B9!&t . for a new application if the changes are minor, do not involve substantial alterations or additions to the plan or the conditions of approval, and are consistent with the intent of the original approval. i B. New Applications. if an application for a use permit, variance, or Federal Exception Permit is disapproved, no new application for the same, or substantially the same, use permit, variance or Federal Exception Permit shall be filed within one year of the date of denial of the initial application unless the denial is made without prejudice. 261/066751-0059 -14- 512369.01 JOaJLL4e07F89/04 4W L VY II - LVGIII IIVIII ITV II,I W .VIAL, LL1 i goldfarberutan.com Mr. Bob Burnham City Attorney City of Newport Beach 3300 Newport Blvd. Newport Beach, Ca. 926663 III VIV'JYVV 1'.lI I VL /VL r_WV,1 Permit me to summarize my credentials in the field of chemical dependency treatment. i have been in the private practice of psychiatry and chemical dependency for 25 years. My residency in psychiatry at the UCLA - Brentwood VA included one year of family oriented treatment of chemical dependency as well as intensive exposure to the treatment of individual patients in recovery. Following the residency 1 served for three years as Director of the outpatient Combined Alcohol and Drug Recovery Program at the Brentwood VA Medical Center. In 1985 1 developed and initiated the first Dual Diagnosis treatment program in Los Angeles at the CPC Westwood Hospital in West Los Angeles. All of these treatment venues were carefully integrated with Twelve Step activities. In the ensuing years I have actively treated alcohol and drug dependent patients in a range of treatment settings, which includes treating physicians in coordination with the Diversion Program of the Medical Board of California. I have been asked to opine in the matter of how many participants are necessary for the effective operation of a residential sober living home. To clarify terminology, I define a sober living home as a non - service providing residential living facility that is not under The auspices of a state or municipal licensing agency. Participation in a sober living milieu is on a voluntary basis for the expressed purpose of supporting the common goal of maintaining sobriety/abstinence from addictive substances. Participants mutually reinforce the values and behaviors pertinent to recovery from addiction. There are no professional services provided in sober living homes, which rely on the motivation of the individuals and the group for self - improvement. In my opinion, a residential capacity of six or fewer constitutes a sufficient number of participants to achieve the stated goals of a sober living home. For many recovering individuals a quieter environment with a smaller number of participants is the optimal recovery setting. When contact with larger numbers of people in recovery is desirable, this can easily be accomplished by transportation to large group meetings, As a corollary to this opinion it would be reasonable policy to require a special application to the city explaining why seven or more people are necessary for a functional program. Michael Gales MD EXHIBIT B 0 u COUNCIL AGENDA 24 v CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item No. 19 July 13, 2004 TO: MAYOR & MEMBERS OF THE CITY COUNCIL FROM: Robert Burnham, City Attorney 644 -3131, rburnham(a)_city.newport- beach.ca.us SUBJECT: Zoning Amendment/Recovery Facilities ISSUE: Should the City Council introduce, and pass to second reading and adoption, amendments to the Zoning Code (Exhibit A) that are intended to preserve the character of residential neighborhoods in a manner consistent with State and Federal statutory/decisional law related to the regulation of recovery facilities? RECOMMENDATION: Staff recommends that the City Council introduce and pass to second reading the proposed amendments to the Zoning Code. BACKGROUND: On February 24. 2004, the City Council initiated amendments to the Zoning Code "pertaining to recovery facilities in residential districts." On May 20, 2004, the Planning Commission conducted a noticed public hearing relative to proposed amendments to various provisions of the Zoning Code. The Planning Commission held a second hearing on June 17, 2004. The Planning Commission (4 ayes, 2 nays and one absent) voted to approve the Exhibit A with the understanding that the definition of campus be revised to specify three or more structures located within a radius of 300 yards. For purposes of this memo, we are using the term "recovery facilities" to mean dwelling units that house persons who are "abstinent in recovery" or who suffer from a disorder or other condition that would constitute a "handicap" under Federal or State law. Based on research conducted to date, special counsel and staff believe the following is an accurate summary of the statutory and decisional law that is most relevant to the regulation of recovery facilities: 1. State law requires the City to treat State - licensed drug or alcohol treatment facilities serving six or fewer occupants as single family residential uses. State law also preempts local ordinances imposing special building, fire safety, fee or permit requirements on State - licensed drug or alcohol treatment facilities serving six or fewer occupants. According to State law, the number of occupants does not include the State licensee, members of the licensee's family, or persons employed at the facility. • 2. The Fair Housing Act Amendments of 1988 (FHAA) prevents the City's from adopting or enforcing zoning ordinances that impact recovery facilities for handicapped individuals differently than non - handicapped residential uses in the same zone unless the City: (a) can prove the ordinance is necessary to further a legitimate governmental interest; and (b) reasonably accommodates handicapped individuals /uses by waiving enforcement unless we can prove that a waiver would impose an undue burden on the City and undermine the basic purpose of the ordinance. 3. The FHAA and related case law prohibits the City from, among other things, establishing a "one person per bedroom room" requirement for recovery facilities, imposing distance requirements between recovery facilities, and or preventing "for - profit" entities from establishing or operating recovery facilities. 4. The provisions of State law relative to the treatment of State - licensed recovery facilities serving six or fewer occupants and the provisions of the FHAA that prohibit discrimination combine to prevent the City from treating unlicensed recovery facilities differently than State - licensed recovery facilities. PLANNING COMMISSION MEETING OF MAY 20. 2004 At the Planning Commission meeting on May 20th, staff and special counsel presented the proposed Zoning Code amendments that were drafted in an effort to preserve the unique character of our diverse residential neighborhood in a manner consistent with State and Federal statutory and decisional law. The amendments presented on May 20, 2004 can be summarized as follows: 1. Various definitions — including "single family dwelling" and "family" — were modified and the term "single housekeeping unit" has been added. (20.03.030) 2. Certain "Residential Use Classifications" were modified to more closely conform to law and the term "Residential Care, General" was added. (20.05.030) 3. A "Reasonable Accommodation" process was added to provide a mechanism for persons to request, and for the City to evaluate and approve when appropriate, a "Reasonable Accommodation." (Section 20.91.020) 4. The matrix of permitted land uses in Residential Districts was been modified to permit "Residential Care, Limited" (recovery facilities with six or fewer occupants per dwelling unit) in all Districts. The matrix was also modified to prohibit Residential Can:, General" in R -I and R -A zones (20.10.020) and require a "Reasonable Accommodation" for "Residential Care, General" (recovery facilities with seven or more occupants per dwelling unit) uses in all other residential zones. • • During the public hearing on May 20" members of the Planning Commission and the public commented on, and asked staff and special counsel to evaluate, a number of issues. The issues included: (a) why special counsel and staff were proposing amendments that allow recovery facilities with seven or more occupants per dwelling unit in the R1.5 and R -2 zones with a reasonable accommodation; (b) the extent of the City's ability to consider parcel size as a factor in the zones in which recovery facilities are located and /or the reasonable accommodation determination; (c) the factors — including impact on the neighborhood - the City could or should consider in granting a reasonable accommodation; (d) the extent of the City's ability to adopt and apply special parking standards to recovery facilities; (e) whether the Planning Director or the Planning Commission should make the initial determination on a reasonable accommodation; (e) the City's ability, if any, to establish limits on the number of recovery facilities in a particular neighborhood or geographic area; and (f) the manner in which neighboring communities are dealing with recovery facilities. PLANNING COMMISSION MEETING OF JUNE 17, 2004 On June 17, 2004, staff and special counsel presented the Planning Commission with a revised ordinance that responded, where possible, to issues raised during the May 20�h meeting. The major changes to the ordinance presented on May 20�h were: (a) the addition of a definition of campus to mean three or more buildings being used together for a common purpose where one of the buildings provides a service for the users of all buildings; (b) the addition of a "Federal Exception Permit' (FEP) requirement for recovery facilities in R -1.5, R -2 and MFR zones and delineation of some of the factors that the Planning Commission could consider in deciding whether to grant or deny an FEP; and (c) designating the Planning Commission — rather than the Planning Director - as the initial decision maker on an application for an FEP. DISCUSSION The proposed ordinance (Exhibit A) conforms to the recommendation of the Planning Commission represents what staff and special counsel believe is the most appropriate vehicle to reconcile State and Federal restrictions on our ability to regulate recovery facilities with the desire of the City Council to preserve the unique character of different residential neighborhoods. Newport Beach is home to residential areas — such as the R -1.5 and R -2 zones near the beach and bay - that have a relatively high percentage of renters and a sizeable number of dwelling units that are offered as vacation rentals during the summer and to college students during the winter. These R -1.5 and R -2 zones are characterized by relatively small lots and, based on anecdotal evidence, relatively high densities. For these reasons, the proposed ordinance prohibits recovery facilities in R -1 zones (or the equivalent) and requires recovery facilities serving 7 or more occupants in the R 1 -5 and R -2 zones to obtain a Federal Exception Permit. Members of the Planning Commission and those who testified at the two public hearings suggested various amendments that would establish special development standards for recovery facilities. Staff and special counsel are aware of no hard evidence to support a finding that recovery facilities — other than situations involving a "campus" - have a greater impact on parking than other residential uses. However, we have evidence that suggests the concentration of recovery facilities in an area can increase the volume of traffic and the number of large commercial vehicles entering and leaving the area — so we have incorporated those considerations into the Federal Exception Permit process. We have previously offered the opinion, based on legal research, that the City does not have the authority to regulate the number of recovery facilities in a given area or require that recovery facilities be separated by a specific distance. Finally, special counsel has prepared a matrix of the recovery facility regulations adopted by neighboring jurisdictions (Exhibit B). The proposed ordinance — which would amend provisions of the Zoning Code — does not address issues related to licenses that recovery facilities might be required to obtain under other provisions of the Municipal Code or the application of other provisions that regulate the conduct of people or require permits of certain land uses. This office and special counsel will be reviewing those issues separately and will provide the City Council with an analysis sometime in the near future. The proposed amendments are exempt from CEQA pursuant to Section 15305 (Minor Alterations in Land Use Limitations) of the CEQA Guidelines. Su itted b y `Robert Burnham, City Attorney • L1 • DRAFT ORDINANCE NO. _ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA AMENDING SECTIONS 20.03.030, 20.05.030, 20.05.040, 20.10.010 20.10.020 and Chapter 20.91 OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO ALL CATEGORIES OF GROUP LIVING WHEREAS, the City has adopted regulations on different types of group living arrangements at various times throughout the City's history; and WHEREAS, the existing regulations on group living are confusing and in need of refinement; and WHEREAS, in light of the Fair Housing Act Amendments, 42 U.S.C. § 3601, et seq. (the "Act "), the City desires to codify its process for providing Federal Exception Permits when appropriate under the Act; NOW, THEREFORE, the City Council of the City of Newport Beach hereby ordains as follows: SECTION 1. The following definitions contained in Section 20.03.030 of the Newport Beach Municipal Code are hereby amended to read as follows: "Campus" means three or more buildings in a residential zone within a 300 yard radius of one another that are used together for a common purpose where one or more of the buildings provides a service for the occupants of all the buildings such as when one building serves as a kitchen/food service area for the occupants of the other buildings. "Dwelling, multifamily" means a building containing three or more dwelling units, each of which is for occupancy by one family. "Dwelling, single - family" means a building containing one dwelling unit for occupancy by one family. "Dwelling, two family" means a building containing two dwelling units, each of which is for occupancy by a one family. "Family" means one or more persons living as a Single Housekeeping Unit. The tern "Family" shall include residential . care, limited facilities for six or fewer mentally disabled, mentally 261/066751-0059 512369.01 .07/06/04 EXHIBIT disordered or otherwise handicapped persons, but no other living group not living together as a single housekeeping unit. • "Single Housekeeping Unit" means the functional equivalent of a traditional family, whose members are a non - transient, interactive group of persons jointly occupying a single dwelling unit, including the joint use of common areas and sharing household activities and responsibilities such as meals, chores, and expenses. SECTION 2. The following definitions contained in Section 20.05.030 of the Newport Beach Municipal Code are hereby amended to read in their entirety as follows: "Day -Care, Limited" means non- residential, non- nnedical care and supervision of twelve (12) or fewer persons on a less than twenty -four hour basis. This classification includes, but is not limited to nursery schools, preschools, and day -care centers for children (large and small family day -care homes) and adults. "Group residential" means shared living quarters without separate kitchen or bathroom facilities for each room or unit. This classification includes boarding houses, dormitories, fraternities, sororities, and private residential clubs, but excludes Residential Care- Limited, Residential Care- General, and residential hotels (see Single -Room Occupancy (SRO) Residential Hotels, Section 20.05.050(EE)(4)). "Residential Care - Limited" means shared living quarters without separate kitchen or bathroom facilities for each room or unit for six or fewer persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification also includes, but is not limited to group homes, sober living environments, recovery facilities, and establishments providing non- nnedical care for persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. "Residential Care, General" means shared living quarters without separate kitchen or bathroom facilities for each room or unit for seven or more persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification includes but is not limited to group homes, sober living environments, recovery facilities and establishments providing non- nnedical care for persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living. 2611066751 -0059 512369.01 .07106/04 -2- • "Single- Family Residential" means buildings containing one dwelling unit located on a single lot for occupancy by one family. This classification includes mobile home and factory built housing. "Two-Family Residential" means buildings containing two dwelling units located on a single lot, each unit limited to occupancy by a single family. This classification includes mobile home and factory built housing. SECTION 3. The definition of "Residential Care, General" contained in Section 20.05.040 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: "Residential Care, General" means shared living quarters without separate kitchen or bathroom facilities for each room or unit for seven or more persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification includes but is not limited to group homes, sober living environments, recovery facilities and establishments providing non - medical care for persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living. SECTION 4. Subsection Hof Section 20.10.010 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: H. Provide public services and facilities to accommodate planned population and densities. The specific residential districts and their purposes are as follows: Residential - Agri cultural (R -A) District. Provides areas for single- family residential and light fanning uses. Single - Family Residential (R -1) District. This is the City's most restrictive residential zoning district, established to provide for a stable, social neighborhood for single - family residential land uses by limiting occupancy to one family. Restricted Two Family Residential (R -1.5) District. Provides areas for single - family and two family residential land uses with the total gross floor area of all buildings limited to a maximum floor area ratio of 1.5 times the buildable area. Two Family Residential (R -2) District. Provides areas for • single - family and two family residential land uses. 2611066751.0059 512369.01 a07/06/04 -3- Multifamily Residential (MFR) District. Provides areas for single - family, two - family, and multiple family residential land • uses. SECTION 5. Section 20.10.020 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.10.020 Residential Districts: Land Use Regulations. The following schedule establishes the land uses defined in Chapter 20.05 as permitted or conditionally permitted in residential districts, and includes special requirements, if any, applicable to specific uses. The letter "P" designates use classifications permitted in residential districts. The letter "L" designates use classifications subject to certain limitations prescribed under the "Additional Use Regulations" which follows. The letters "UP" designate use classifications permitted on approval of a use permit, as provided in Chapter 20.91. The letters "PD/U" designate use classifications permitted on approval of a use permit issued by the Planning Director, as provided in Chapter 20.91. The letters "P/UP" designate use classifications which are permitted when located on the site of another permitted use, but which require a use permit when located on the site of a conditional use. The letters RA designates use classifications for which a Federal Exception Permit must first be obtained pursuant to Chapter 20.91. Letters in parentheses in the "Additional Regulations" column refer to "Additional Use Regulations" following the schedule. Where letters in parentheses are opposite a use classification heading, referenced regulations shall apply to all use classifications under the heading. Residential Districts: Land Use Regulations i P == Permitted UP = Use permit PD,'U = Use permit issued by the Plamring Director L = Limited (see Additional Use Regulations) FEY = Federal Exception Permit = Not Permitted ' �IIt R R- L! i R 2 i MFR I�� lt - -A. -- - ^I- -, - ' Regulations - �51DENTIAL— �f�� I_._ ih� (A)' �B), ('C) -_- -- ___;L_________ !f L! -- - Day-Care, Limited_ - „ -- IV F - Greup Residential Residential Care, Limited Residential Care, General ,_.._._I� IFE!' FEP ......... Single family Residential IP. ._____..�h _ __.!IP..._ I' (D),(E)(M) Multifamily Residential F !F I' (D) Two Family Residential �I I 261/066751 -0059 512369,01 .07/06/00 -4- 1 'BLIC AND SEMI-PUBLIC11 (B), (C) erneteries 7177:1 IF lClubs and Lodges L=-2 -_2 ,Convalescent Facilities Day -Care, General E� ]Government Offices �P— EUP____-jl Kp:::----JI ,lHospitals F--: F [UP= Fu� '--1 MY-= F ,IPark and Recreation Facilities R=1 ]Public Safety Facilities­—.1[U:p= Religious Assembly FY F-- F- - I :[Schools, Public and Private IF ff-- F- ff F Iup. 7--� I ,jUtilities, Major ff7�Fup �I Utilities, Minor 1 . . ....... . . .... -- ----------- – Nurseries PD / . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . .... . . .... . . . .. .. - II hicle/Equipinent Sales and 1,Cvices F—Commercial P arkin Facility IL-3 [, 3 F--[LL -- E -,. ..... F7_7F­77.11F Vi.s.ito.r1A.ccomm.odat.io..ns F .. .................. ............. . .. II.,­-­­­­­­: .1 - -------- ---- -- _-Bed and Breakfast Inns F JI(F) ....... . .-SRO Residential Hotels ip :L ]AGRICULTURAL AND ;=F-7=�F(A) (B) -(C) EXTRACTIVE USES jAnimal husbandry Crop Production :lMining and Processing n H) .... ..... . . ..... ­­1 ........ ...... JACCESSORY USES IF- -....7L­-­­-- . ... .... jAccessory Structures and Uses F . .... . . . . ... . ITEMPORARY USES (B), (C) 'cuses and Carnivals FP— Fp-, Fp Fp - .Fp-- 'I(K) 261/066751.DO59 512369.01 a07/06104 -5- Residential Districts: Additional Land Use Regulations 1, 1: Twenty (20) acres minimum. 11-2: Limited to yacht clubs, use permit required. 11-3: Public or no fee private lots for automobiles may be permitted in any residential district adjacent to any commercial or industrial district subject to the securing of a use permit in each case. 1.4: See Chapter 20.8 1, Oil Wells. L-5: Subject to the approval of the Planning Director. (A): See Section 20.60.025, Relocatable Buildings. (B): See Section 20.60.015, Temporary Structures and Uses. (C): See Section 20.60.050, Outdoor Lighting. (D): With the exception of uses in the R -I Zone, any dwelling unit otherwise permitted by this Code may be used for short term lodging purposes as defined in Chapter 5.95 of the Municipal Code e.ubject to the securing of. I . A business license pursuant to Chapter 5.04 of the Municipal Code. 2. A transient occupancy registration certificate pursuant to Section 3.16.060 of the Municipal Code. 3. A short tern lodging permit pursuant to Chapter 5.95 of the Municipal Code. (E): See Chapter 20.85, Accessory Dwelling Units. (F): See Section 20.60.110, Bed and Breakfast Inns. (G): Keeping of Animals in the R -A District. The following regulations shall apply to the keeping of animals in the R -A District: I. Large Animals. The keeping of large animals (as defined in Section 20.03.030) shall be subject to the following regulations: a. Horses. One horse may be kept for each ten thousand (10,000) square feet of lot area, up to a maximum of three horses; provided, the horse or horses are kept for recreational purposes only. The keeping of four or more Horses for recreational uses shall require a use permit issued by Cie Planning Director. The keeping of horses for commercial purposes shall require a use permit issued by the Planning Commission. b. Other Large Animals. Other large animals, including goats, sheep, pigs and cows, may be kept on lots of fifteen thousand (15,000) square feet or more and the number shall not exceed two adult animals of any one species. C. Total Number Permitted. The total number of large animals shall not exceed six. Offspring are exempt until such time as they are weaned. 2. Domestic and Exotic Animals. The number of domestic and exotic animals (as defined in Section 20.03.030) shall not exceed six. Offspring are exempt up to the age of three months. The keeping of four or more dogs over the age of three months shall require a kemlel license pursuant to Section 7.04.090 of the Municipal Code. The keeping of wild animals shall require a permit pursuant to Chapter 7.08 of the Municipal Code. 3. Small Animals. The number of small animals, other than domestic and exotic animals (as defined in Section 20.03.030), shall not exceed six. Offspring are exempt up to the age of three months. 4. Control. is 26M667S1 -OOS9 512369.01 a07106104 -6- a. Domestic Animals. No such animals, except for cats, shall be permitted to •.un at large, but shall be confined, at all times within a suitable enclosure or otherwise under the control of the owner of the property. b. Other Animals. No animal, other than domestic animals, shall be permitted to run at large, but shall be confined, at all times within a suitable enclosure. (H): See Chapter 20.8 1, Oil Wells. (I): See Section 20.60.100, Home Occupations in Residential Districts. (J): See Section 20.60.055, Heliports and Helistops. (K): Special event permit required, see Chapter 5. t0 of the Municipal Code. (L): See Section 20.60. t20, Personal Property Sales in Residential Districts. (M): See Section 20.60.125, Design Standards for Mobile Homes on hidividual Lots. Cj SECTION 6. Section 20.91.015 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.015 Use Permit, Variance, or Federal Exception Permit Requisite to Other Permits. No building permit or certificate of occupancy shall be issued in any case where a use permit, variance, or Federal Exception Permit is required by the terns of this code unless and until such use permit, variance or Federal Exception Permit has been granted by the Planning Director or the Planning Commission or by the affirmative vote of the City Council on appeal or review and then only in accordance with the terms and conditions of the use permit, variance or Federal Exception Permit granted. SECTION 7. Section 20.91.020 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.020 Application for Use Permit, Variance, or Federal Exception Permit. An application for a use permit, variance, or Federal Exception Permit shall be filed in a manner consistent with the requirements contained in Chapter 20.90, Application Filing and Fees. SECTION 8. Section 20.91.025 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.025 Duties of the Planning Director and the Planning Commission. A. Authority. The Planning Commission shall approve, conditionally approve, or disapprove applications for use permits, variances and Federal Exception Permits, unless the authority for 261/066751 -0059 512369.01 .07 /06,04 -7- an administrative decision on a use permit is specifically assigned to the Planning Director in the individual chapters of this code. I Exception. The City Council shall have final decision - making authority on the applications for use permits, variances and Federal Exception Permits filed concurrently with amendments to the general plan, zoning code, or a planned community development plan or with a development agreement. B. Rendering of Decision. After the conclusion of the hearing on any application for a use permit, variance or Federal Exception Permit, the Planning Commission shall render a decision within thirty -five (35) days. Where the authority for an administrative decision on a use permit is assigned to the Planning Director, the Planning Director shall render a decision within fourteen (14) days of the acceptance of a completed application. C. Report to the Planning Commission. Upon rendering a decision on a use permit, the Planning Director shall report to the Planning Commission at the next regular meeting or within fourteen (14) days of the decision, whichever is appropriate. D. Notice of Decision. Upon the rendering of decision on a use permit by the Planning Director, a notice of the decision shall be mailed to the applicant and all owners of property within three hundred (300) feet of the boundaries of the site. SECTION 9. Section 20.91.030 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.030 Notice and Public Hearing. A. Public Hearings. The Planning Commission shall hold a public hearing on an application for a use permit, variance, or Federal Exception Permit . Public hearings are not required for applications where the authority for an administrative decision on a use permit is assigned to the Planning Director. B. Timing of Hearings. A public hearing shall be held on all use permit, variance, and Federal Exception Permit applications, except as otherwise provided in this chapter, within sixty (60) days after the acceptance of a completed application. The Planning Commission Dire, =shall have the ability to review an application for a _ ^ ° ° ^w--- ° -~ - - ^ ^a °* ^-Federal Exception Permit regardless of whether this code specifically provides for such a reasenable ReeemmadationFederal Exception Permit when otherwise • required by state or federal law. 2611066751-0059 512369.01 .07106104 -8- • C. Required Notice. Notice of a public hearing or an administrative decision shall be given as follows: 1. Mailed or Delivered Notice. a. Residential Districts. At least ten days prior to the hearing or an administrative decision, notice shall be mailed to the applicant and all owners of property within three hundred (300) feet of the boundaries of the site, as shown on the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this section. b. Nonresidential Districts. At least ten days prior to the hearing or an administrative decision, notice shall be mailed to the applicant and all owners of property within three hundred (300) feet, excluding intervening rights -of -way and waterways, of the boundaries of the site, as shown on the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this section. 2. Posted Notice. Notice shall be posted in not less than two conspicuous places on or close to the property at least ten days prior to the hearing or the administrative decision. 3. Published Notice. Notice shall be published in at least one newspaper of general circulation within the City, at least ten days prior to the hearing. D. Contents of Notice. The notice of public hearing or of the decision of the Planning Director shall contain: 1. A description of the location of the project site and the purpose of the application; 2. A statement of the time, place, and purpose of the public hearing or of the purpose of the administrative decision; 3. A reference to application materials on file for detailed information; 4. A statement that any interested person or authorized agent may appear and be heard at the planning hearing and an . explanation of their rights of appeal in the case of an administrative decision. 261/066751 -0059 512369.01 .07/06/04 -9- E. Continuance. Upon the date set for a public hearing before the Planning Commission, the Planning Commission may continue the hearing to another date without giving further notice thereof if the date of the continued hearing is announced in open meeting. SECTION 10. Section 20.91.035 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.035 Required Findings. The Planning Commission or the Planning Director, as the case may be, shall approve or conditionally approve an application for a use permit, variance, or Federal Exception Permit if, on the basis of the application, plans, materials, and testimony submitted, the Planning Commission or the Planning Director finds: A. For Use Permits. 1. That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located; 2.. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the general plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city; 3. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. B. For Variances. 1. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this code deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification; 2. The granting of the application is necessary for the preservation and enjoyment of substantial property rights of the applicant; • 2611066751.0059 512169.01 a07106104 -10- • 3. The granting of the application is consistent with the purposes of this code and will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; 4. The granting of such application will not, under the circumstances of the particular case, materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not under the circumstances of the particular case be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood. C. For Federal Exception Permits?. The Federal Exception Permit sought is handicapped- related. 2. The applicant has demonstrated that the living group residing in the Dwelling functions as a Single Housekeeping Unit as evidenced by factors including, but not limited to a lack of transiencey among its members. For the purposes of Federal Exception Permits in other than the R -1 Zone, a lack of transiencey shall mean the household does not change more than 50% of its members in any given calendar year. 3. The Federal Exception Permit neither requires a fundamental alteration in the nature of a program affected by the Federal Exception Permit nor imposes an undue financial or administrative burden on the City which creates an undue hardship on the City. To the extent authorized by law, the factors the Planning Commission, or the City Council on review or appeal may consider the following in deciding whether to grant a Federal Exception Permit include, but are not necessarily limited to: (i) whether vehicular traffic congestion in the neighborhood would be increased to an extent that would be contrary to, or violate, any relevant provision of the Newport Beach Municipal Code if the Federal Exception Permit was approved; 2 A "Federal Exception Permit' is the name of the Dermit and apolication Drocess necessary to obtain a "reasonable accommodation" as that tern is used in the Federal Fair Housing Act Amendments (FHAA) and the case law implementing the FHAA. The application for a Federal . Exception Permit shall be approved unless the evidence in the administrative record establishes one of the findings for denial. 261/066751 -0059 512369.01 a07/06/04 (ii) whether the nature of vehicular traffic, such as the frequency or duration of trips by commercial vehicles, would be altered to a such an extent that it would be contrary to, or violate, any relevant provision of the Newport Beach Municipal Code if the Federal Exception Permit was approved; or (iii) whether development or use standards established in the Newport Beach Municipal Code and that are applicable to other residential uses in the neighborhood would be violated; or (iv) whether a Campus would be established in a residential zone if the Federal Exception Permit were granted; SECTION 11. Section 20.91.040 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.040 Conditions of Approval. The Planning Commission or the Planning Director, as the case may be, may impose such conditions in connection with the granting of a use permit, variance, or Federal Exception Permit as they deem necessary to secure the purposes of this code and may require guarantees and evidence that such conditions are being or will be complied with. Such conditions may include requirements for off - street parking facilities as determined in each case. SECTION 12. Section 20.91.045 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.045 Effective Date. Use permits, variances, and Federal Exception Permits shall not become effective for fourteen (14) days after being granted, and in the event an appeal is filed or if the Planning Commission or the City Council shall exercise its right to review any such decision under the provisions of Chapter 20.95, the permit shall not become effective unless and until a decision granting the use permit, variance or Federal Exception Pennit is made by the Planning Commission or the City Council. SECTION 13. Section 20.91.050 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C. relating to Federal Exception Permits. 20.91.050 Expiration, Time Extension, Violation, Discontinuance, and Revocation. A. Expiration. Any use permit, variance, or Federal Exception PermR • granted in accordance with the terms of this code shall expire 261/066751 -0059 512369.01 a07/06104 -12- • within twenty -four (24) months from the effective date of approval or at an alternative time specified as a condition of approval unless: 1. A grading permit has been issued and grading has been substantially completed; or 2. A building permit has been issued and construction has commenced; or 3. A certificate of occupancy has been issued; or 4. The use is established; or 5. A time extension has been granted. In cases where a coastal permit is required, the time period shall not begin until the effective date of approval of the coastal permit. B. Time Extension. The Planning Director may grant a time extension for a use permit, variance, or Federal Exception Permit for a period or periods not to exceed three years. An application for a time extension shall be made in writing to the Planning Director no less than thirty (30) days or more than ninety (90) days prior to the expiration date. C. Violation of Terms. Any use permit, variance, or Federal Exception Permit granted in accordance with the terns of this code may be revoked if any of the conditions or terns of such use permit, variance or Federal Exception Permit are violated, or if any law or ordinance is violated in connection therewith. D. Discontinuance. A use permit, variance, or Federal Exception Permit shall lapse if the exercise of rights granted by it is discontinued for one hundred eighty (180) consecutive days. E. Revocation. Procedures for revocation shall be as prescribed by Chapter 20.96, Enforcement. SECTION 14. Section 20.91.055 of the Newport Beach Municipal Code is hereby amended relating to Federal Exception Permits. 20.91.055 Amendments and New Applications. A. Amendments. A request for changes in conditions of approval of a use permit, variance, or Federal Exception Permit or a change to • plans that would affect a condition of approval shall be treated as a new application. The Planning Director may waive the requirement 2611066751 -059 512769.01 a07106/04 —13— for a new application if the changes are minor, do not involve substantial alterations or additions to the plan or the conditions of approval, and are consistent with the intent of the original approval. B. New Applications. If an application for a use permit, variance, or Federal Exception Permit is disapproved, no new application for the same, or substantially the same, use permit, variance or Federal Exception Permit shall be filed within one year of the date of denial of the initial application unless the denial is made without prejudice. 261/066751 -0059 512369.01 a07/06/04 -14- • MEMORANDUM TO: Bob Burnham, City Attorney, City of Newport Beach FROM: Jeffrey A. Goldfarb DATE: July 6, 2004 FILE NO.: 066751 -0059 RE: Nearby Cities' Mechanism for Regulating Sober Living Environments You have asked that we review the mechanism that adjoining cities use for the regulation of sober living facilities. We have reviewed the Municipal codes for the Cities of Costa Mesa, Irvine and Laguna Beach. Below is a discussion of each city's regulatory approach. 1. City of Irvine The City of Irvine defines a sober living facility "as any house, institution, hotel or similar place that provides room and board, or rooms only, and operates as a drug and alcohol • free residential facility." (Irvine Zoning Ord. § 1 -2 -1.) Irvine permits sober living facilities in all residential zones with the exception of the "estate density residential zone" (one house per acre) without regard to the number of persons the facility serves and without regard to whether the residents are living together as a single housekeeping unit. (Irvine Municipal Code § 3 -3 -1.) Irvine also includes regulates a category of uses entitled "Residential Care facilities," (Irvine Zoning Ord. § 1 -2 -1.) which are defined as "any family home, group care facility or similar facility providing 24 -hour non - medical services, supervisions or assistance essential for sustaining the activities of daily living. Residential Care facilities includes shelters, board and care facilities, half way houses, wards of the juvenal court and the like and excludes Sober living facilities." (Id.) The Irvine Zoning Ordinance allows Residential Care facilities in all residential zones with a Conditional Use Pennit. (Irvine Municipal Code § 3 -3 -1.) Because Residential Care facilities expressly exclude all "Sober Living Facilities," the Irvine Zoning Ordinance would allow all drug and alcohol free group living facilities, in every residential zoned as a matter of right without regard to number of residents. II. City of Costa Mesa Costa Mesa includes sober living facilities within the definition of residential care facilities (which are state licensed facilities), and residential service facilities (which are not state licensed facilities). Residential Care and Service facilities serving 6 or fewer are pennitted in all of the city's residential zones. (Costa Mesa Municipal Code § 13 -30.) Residential Care and Service facilities serving 7 or more are prohibited in the City's R -1 zone, and conditionally • permitted in all other residential zones of the City. (Costa Mesa Municipal Code § 13 -30.) The City Code also contains a special category of Residential Care and Service facilities referred to 26M66751 -0059 507775.01 a06116104 EXHIBIT B Bob Burnham, City Attorney, City of Newport Beach July 6, 2004 Page 2 as a "Referral Facility." A Referral Facility is a Residential Care or Residential Service facility where one or more of the person's residency in the facility is pursuant to a court order or directive from an agency in the criminal justice system. The category does not, however, include state license facilities containing 6 or fewer persons. Referral Facilities are prohibited in the City's R -1 zone and permitted by conditional use permit in all of the City's other residential zones. (Costa Mesa Municipal Code § 13 -30.) III. City of Laguna Beach The City of Laguna Beach does not expressly regulate sober living homes, residential treatment facilities or other group homes. The city does, however, limit residency to "families," defined as "an individual or two or more persons related by flood, marriage or adoption, living together or a group of not more than six persons (excluding servants) not all of whom are related by blood, marriage or adoption but all of them are living together as a single housekeeping unit within a dwelling so that all persons within the unit maintain free access to all living spaces within the dwelling. (Laguna Beach Municipal Code § 25.08.012.) Under state law, all residential care facilities and alcohol rehabilitation facilities serving 6 or fewer persons would therefore be permitted in all the City's residential zones. It is unclear how the City regulates • residential care facilities, group homes or alcohol recovery facilities serving 7 or more. • 261/066751-0059 507735.01 a06/16104 - 07/13/2004 09:33 9497522111 CRLTN BRTZ KNFL CHN LAW OFFICES OF • FACSIMILE (949) 752 -2'141 DANIEL C. CARLTON 2600 MICHELSON DRIVE, SUITE 1120 IRVINE, CALIFORNIA 92612 July 12, 2004 HAND DELIVERED City Council City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92658 PAGE 02 TELEPHONE (949) 757 -0707 Legal Assistant Heather Dorrla Re: July 13, 2004 Hearing Agenda Item 19 Proposed Zoning Amendment/Recovery Facilities City of Newport: Beach Planning Commission Staff Report, dated July 13, 2004, in re Agenda Item No. 19 • Dear Mayor Ridgeway and City Council Members: This will confirm that this office represents Narconon Southern California. Our client received on July 9, 2004 a Copy of the latest Planning Commission Staff Report summary with recommendation regarding the proposed zoning amendments for recovery facilities for the Hearing scheduled for July 13, 2004 as Agenda Item No. 19 with Exhibits A (the proposed ordinance amendment) and Exhibit B (Memorandum dated July 6. 2004), A copy is attached for your review. Although we have not had the opportunity to study the proposed amendments, a cursory review raises the following issues of concern: 1. We note that the newly coined term "federal exception permit' does not exist under state and federal laws. It appears that the use of this term is an attempt to circumvent applicable laws. 2. The amendment attempts to create a new category of definitions, delineating the difference between Residential Care, General and Multi- Family Residential. The amendment attempts to place additional burdens on an applicant for Residential Care, General under MFR. Once again, to the extent that these proposed changes discriminate against recovery facilities, they are oppressive and burdensome and in violation of state and federal laws. 3. In order to obtain a reasonable accommodation, apparently an Applicant • must prove that there Is a lack of transiency among its members. This is defined in 07/13/2004 09:33 9497522141 City Council City of Newport July 12, 2004 Page 2 . CRLTN BRTZ KNPL CNN PAGE 03 section 10 of the Newport Beach Municipal Code 20.91.0356.2 as "a lack of transiency has meant that the household does not change more than 50% of its members in any calendar year." . We question how this can be justified in light of state and federal laws regarding discriminatory practices against recovery facilities. Is the City going to apply this definition also to residential rental properties? 4. The Amendment requires a finding that traffic congestion or the nature of vehicular traffic would not be altered to. violate any municipal code. We understand that a hotel -is being proposed on the peninsula. It seems obvious that a recovery facility would generate far less traffic and congestlon (and transients) than would a hotel. Will the same standards apply? 5. State and federal laws are quite clear that the City must provide reasonable accommodations to recovery facilities in. order to avoid discrimination: As long as the final ordinance is in line with state and federal laws, our client will support it. Thank you for your consideration in addressing these Issues. Respectfully, DANIEL C. CARLTON % L� DCC:td cc: Jon Stearman, DLA Narconcon Southern California (via facsimile) Robert Burnham, Newport Beach City Attorney (via facsimile) Jeffrey A. Goldfarb, Special Counsel to City of Newport Beach (via facsimile) • • • 07/13/2004 09: 33 9497522141 CRLTH BRTZ KNPL CHN CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT TO: MAYOR & MEMBERS OF THE CITY COUNCIL FROM: Robert Burnham, City Attorney 644 -3131, rburnhamClDcity.newport- ach.ca.us SUBJECT: Zoning AmendmanURecovery Facilities ISSUE: PAGE 04 Agenda Item No. 19 July 13, 2004 Should the City Council introduce, and pass to second reading and adoption, amendments to the Zoning Code (Exhibit A) that are intended to preserve the character of residential neighborhoods in a manner consistent with State and Federal statutory/decisional law related to the regulation of recovery.facilities? RECOMMENDATION: .Staff recommends 1hat. the. City Council introduce and pass to second reading the 40 proposed amendments to the Zoning Code. BACKGROUND: On February" 24. 2004, the City Council Initiated amendments to the Zoning Code "pertaining to recovery facilities in. residential districts." On May 20, 2004, the Planning Commission conducted a noticed public hearing relative to proposed amendments to various provisions of the Zoning Code. The Planning Commisslon held a second hearing on June 17,2004. The Planning Commission (4 ayes, 2 nays and one absent) voted to approve the Exhibit A with the understanding that the definition of campus be revised to specify three or more structures located within .a.radius of 300 yards. For purposes of this memo, we are using the term "recovery facilities" to mean dwelling units that house persons who are "abstinent in recovery" or who. suffer from a disorder or other condition that would constitute a "handicap" under Federal or State law. Based on research conducted to date, special counsel and staff believe the following is an accurate summary of the statutory and decisional law that is most relevant to the regulation of recovery facilities: 1. State law requires the City to treat State - licensed drug or alcohol treatment facilities serving six or fewer occupants as single family residential uses. State law also preempts local ordinances imposing special building, fire safety, fee or permit • requirements on State - licensed drug or alcohol treatment facilities serving six or fewer N/13/2004 09:33 943 7522141 CRLTN BRTZ KNPL CHN PAGE 05 occupants. According to State law, the number of occupants does not Include the Stater licensee, members of the licensee's family, or persons employed at the facility. 2. The Fair Housing Act Amendments of 1988 (FHAA) prevents the City's from adopting or enforcing zoning ordinances that impact recovery facilities for handicapped individuals differently than non - handicapped residential uses in the same zone unless the City: (a) can prove the ordinance is necessary to further a legitimate governmental interest; and (b) reasonably accommodates handicapped individuals /uses by, welVitig enforcement unless we can. prove that a waiver woultf impose an undue burden oplhe. City and undermine the basic purpose of.the ordinance; . 3. The FHAA and related rase law prohibits the City from, among other things, establishing a "one person per bedroom room" requirement for recovery facilities, imposing distance requirements.. between recovery facilities, and or preventing Tbrr. profit" entities from establishing or op ®rating recovery facilities. 4. The provisions of State law relative to the treatment of State - licensed recovery facilities serving six or fewer occupants and the provisions of the FHAA that prohibit: discrimination combine to prevent the City. frim treating unlicensed recovery facilities differently than State - licensed recovery facilities, PLANNING COMMISSION MEETING OF MAY 20, 2004 At the Planning Commission meeting on -lay 2011i, staff and special counsel presented the proposed Zoning Code amendments that were drafted in an effort to preserve the unique character of our diverse residential neighborhood In a manner consistent with State and Federal statutory and decisional law. The amendments presented on May 20, 2004 can be summarized as follows: 1. Various definitions — including "single family dwelling" and "family" — were modified and the term "single housekeeping unit" has been added.. (20.03.030) 2. Certain "Residential Use Classifications" were modified to more closely conform to law and the term "Residential Care; General" was added. (20.05.030) 3. A"Reasonable Accommodation" process was added to provide a mechanism for persons to request, and for the City to evaluate and approve when appropriate, a "Reasonable Accommo.datlon." (Section 20.91.020) 4. The matrix of permitted land uses in Residential Districts was been modified to permit "Residential Care, Limited" (recovery facilities with six or fewer occupants per dwelling unit) in all Districts. The matrix was also modified to prohibit Residential Care, General" in R -I and R -A zones (20.10.020) and require a "Reasonable Accommodation" for "Residential Care, General" (recovery facilities with seven or more occupants. per dwelling unit) uses in all other residential zones. 07/13/2004 09:33 0497522141 CRLTN BRTZ KdFL CNN FAGE 06 During the public hearing on May 201", members of the Planning Commission and the • public commented on, and asked staff and special counsel to evaluate, a number of issues. The issues included: (a) why special counsel. and staff were proposing amendments that allow recovery facilities with seven or more occupants per -dvvelling unit In the RT.5 and R -2 zones with a reasonable accommodation; (b) the extent of the City's ability to consider parcel size as a factor in the zones In which recovery faciliUes are located and /or the reasonable accommodation determination; (c) the factors — Including impact on the neighborhood - the City could or-should consider in granting a reasonable accommodation; (d) the extent of the City's ability to adopt and' apply special parking. standards to recovery facilities; (e) whether. the Planning Director or the Planning Commission should make the initial determination on 'a reasonable accommodation; (e). the City's ability, if any, to establish limits on the number of recovery facilities in a particular nelghborhood,or geographic- area;: and (i the manner in Which neighboring .com.muhities are dealing with recovery facilities. LJ 40 PLANNING COMMISSION MEETING OF JUNE 17, 2004 On June 17, 2004, staff and special counsel presented the Planning Commission with a revised ordinance that responded, where possible, to Issues raised during the May 20s' meeting. The major changes to the ordinance presented on May 20' were: (a) the addition of a definition of campus to. mean three or more buildings being used together for a common purpose where.one. of the buildings provides a service for the users; of all buildings; (b) the addition.: of. a .'Federal° Exceptlon:.Perrif. (FEP) iequirerner t for recovery.facillbes in R -1.5, R -2 and MFR .zones and delineation of some of the factors that the Planning Commission could consider in deciding whether to grant or deny an FEP; and (c) designating the Planning Commission — rather than the Planning Director - as the initial decision maker on an application for an FEP. DISCUSSION The proposed ordinance (Exhibit A) conforms to the recommendation of the Planning Commission represents what staff and special counsel believe is the most appropriate vehicle to reconcile State and Federal restrictions on. our ability to regulate recovery facilities with the desire of the City Council to preserve the unique character of different residential neighborhoods. Newport Beach Is home to residential areas — such as the R -1.5 and R -2 zones near the beach and bay - that have a relatively high percentage of renters and a sizeable number of dwelling units that are offered as vacation rentals during the summer and to college students during the winter. These R -1.5 and R -2 zones are characterized by relatively small lots and, based on anecdotal evidence, relatively high densities. For these reasons, the proposed ordinance prohibits recovery facilities in R -1 zones (or the equivalent) and requires recovery facilities serving 7 or more occupants in the R 1 -5 and R -2 zones to obtain a Federal Exception Permit. 07/13/2004 09:33 9497522141 CRLTN BRTZ KNPL CHN PACE 07 .Members of the Planning Commission and those who testified at the two public hearings suggested various amendments that would establish special development standards for recovery facilities. Staff and special counsel. are aware of.no hard evidence to support a finding that recovery facilities— other than situations Involving a "campus" - have a greater Impact on parking than other residential uses. However; we have evidence that suggests the concentration of recovery facilities in an area can increase the volume of traffic and the number of large commercial vehicles entering and leaving the area _ so we have incorporated those considerations Into the Federal Exception Permit process. We have previously offered the opinion, based on legal research, that the City does not have the authority to regulate the number of recovery facilities In a given area or require that recovery facilities be separated by a specific distance. Finally, special counsel has prepared a matrix of the recovery facility regulations adopted by neighboring Jurisdictions (Exhibit B). The proposed ordinance — which would amend provisions of the Zoning Code — does not address issues related to licenses that recovery facilities might be required to obtain under other provisions of the Municipal Code or the application of other provisions that regulate the conduct of people or require permits of certain land uses. This office and special counsel will_ be reviewing those issues separately and will provide the .City Council with an analysis sometime: In the near future. The proposed amendments are exempt from CEQA pursuant to Section 15305 (Minor Alterations in Land Use Limitations) of the CEQA Guidelines. Su itted by: I /Robert Burnham, City Attorney • • .07/13/2904 09:33 9497522141 CRLTN ERTZ KNPL CHN PAGE 08 • DRAFT ORDINANCE NO. _ AN ORDINANCE OF.THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA AMENDING SECTIONS 20.03.030, 20.05.030, 20.05.040, 20.10.010 20.10.020 and Chapter 20.91 OF THE NEWPORT BEACH MUNICIPAL CODE.RELATING TO ALL CATEGORIES OF GROUP LIVING WHEREAS, the City has adopted regulations on different types of group living arrangements at various times throughout the City's history; and WHEREAS, the existing regulations on group living are confusing and in need of refinement; and WHEREAS, in light of the Fair Housing Act Amendments, 42 U.S.C. § 3601, et seq. (the "Act "), the City desires to codify its process for providing Federal Exception Perm_ its when appropriate under the Act; NOW, THEREFORE, the City Council of the City of Newport Beach hereby ordains as follows: • SECTION 1. The following definitions contained in Section 20.03.030 of the Newport Beach Municipal Code are hereby amended to read as follows: • "Campus" means three or more buildings in a residential zone within a 300 yard radius of one another that are used together for a common purpose where one or more of the buildings provides a service for the occupants of all the buildings such as when one building serves as a kitchen/food service area for the occupants of the other buildings. "Dwelling, multifamily" means a building containing three or more dwelling units, each of which is for occupancy by one family. "Dwelling, single-family" means a building containing one dwelling unit for occupancy by one family. "Dwelling, two family" means a building containing two dwelling units, each of which is for occupancy by a one family. "Family" means one or more persons living as a Single Housekeeping Unit. The tenn "Family" shall include residential care, limited facilities for six or fewer mentally disabled, mentally 261,066751.0059 512360 01 e07/06. .,04 EXHIBIT �. 07113/2004 09:33 9497522141 CRLTN EPTZ KNPL CNN FAGi= 09 disordered or otherwise handicapped persons, but no other living group not living together as a single housekeeping unit. "Single Housekeeping Unit" means the functional equivalent of a traditional family, whose members are a non- transient, interactive group of persons jointly occupying a single dwelling unit, including the joint use of common areas and sharing. household activities and responsibilities such as-meals, chores, and expenses. SECTION Z. The following definitions contained in Section 20.05.030 of the Newport Beach Municipal Code are hereby amended to read in their entirety as follows: 361N667 }1 -0059 712369.01 47106414 "Day -Care, Limited" means non - residential, non - medical care and supervision of twelve (12) or fewer persons on a less than twenty -four hour basis. This classification includes, but is not limited to nursery schools, preschools, and day -care centers for children (large and small family day -care homes) and adults. "Group residential" means shared living quarters without separate kitchen or bathroom facilities for each room or unit. This classification includes boarding houses, dormitories, fraternities, sororities, and private residential clubs, but excludes Residential Care - Limited, Residential Care - General, and residential hotels (see Single -Room Occupancy (SRO) Residential Hotels, Section 20.05.050(EE)(4)). "Residential Care- Limited" means shared living quarters without separate kitchen or bathroom facilities for each room or unit for six or fewer persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification also includes, but is not limited to group homes, sober living environments, recovery facilities, and establishments providing non-medical care for persons in need of personal services, supervision, protection, or_assistance.essential for sustaining the activities of daily living. "Residential Care, General" means shared living quarters without separate kitchen or bathroom,facilities for each room or unit for seven or more persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification includes but is not limited to group homes, sober living environments, recovery facilities and establishments providing non - medical care for persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living. -7- • i • 07/13/2004 03: -3 9497522/41 CRLTN SPTZ KNPL CHN PAGE 10 • "Single- Family Residential" means buildings containing one . dwelling unit located on a single lot for occupancy by one family. This classification includes mobile home and factory built housing. "Two- Family Residential" means buildings containing. two dwelling units located on a single lot, each unit limited to occupancy by a single family. This classification includes mobile home and factory built. housing. SECTION 3. The definition of "Residential Care, General" contained in Section 20.05.040 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: "Residential Care, General" means shared living quarters without separate kitchen or bathroom facilities for each room or unit for seven or more persons with physical or mental impairments which substantially limit one or more of such person's major life activities. This classification includes but is not limited to group homes, sober living environments, recovery facilities and establishments providing non - medical care for persons in need of personal services, supervision, protection or assistance essential. for sustaining the activities of daily living. • SECTION 4. Subsection Hof Section 20.10.010 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: H_ Provide public services and facilities to accommodate planned population and densities. The specific residential districts and their purposes are as follows: Residential - Agricultural (R -A) District. Provides areas for single - family residential and light farming uses. Single - Family Residential (R-1) District. This is the City's most restrictive residential zoning district, established to provide for a stable, social neighborhood for single - family residential land uses by limiting occupancy to one family. Restricted Two Family Residential (R -1.5) District. Provides as for sin$ family and t}trp family residential land uses with total gros oor area of buildings limited to a maximum Door area ratio of 1.5 times the buildable area. Two Family Residential (R -2) District. Provides areas for • single- family and two family residential land uses. 2 51/066751-0059 312369.01 4V0610a -3' 07/13/2004 09:33 9497522141 CRLTN BRTZ KNPL CHN PAGE 11 Multifamily Residential (MFR) District. provides areas for • single - family, two - family, and multiple family residential land uses_ SECTION 5. Section 20.10.020 of the. Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.10.020 Residential Districts: Land Use Regulations. The following schedule establishes the land irsimdefineid hi Chapter 20.05 as permitted or conditionally permitted in residential districts, and includes special . requirements, if any, applicable.to specific uses_ The letter 'P" designates use classifications permitted in residential districts. The letter "12? designates use classifications subject to certain limitations prescribed under the "Additional Use Regulations" which follows_ The letters "UP" designate use classifications permitted on approval of a use permit, as provided in Chapter 20.91_ The letters "PD /U" designate use classifications permitted on approval of a_.use permit issued by the Planning Director, as provided in Chapter 20.91. The letters "P/UP" designate use classifications which are permitted when located on the site of another pennitted use, but which require a use permit when located. on the Site of a conditional use. The letters RA. designates use classifications for which a Federal Exception Permit must first be obtained pursuant to Clf ttY 20.9I. Letters in parentheses in the "Additional Regulations" column refer to "Additional Use Regulations" following the schedule_ Where letters in parentheses are opposite a use classification heading, referenced regulations shall apply to all use classifications under the heading. lieside mrtla l Districts: Land Use Regulation; -Permitted UP - Use permit PDAJ = Use permit issued by the Planning Director i I, = Limited (see Additional Use Regulations) FEP - Federal Exception Permit = Not Permitted - R -A (t-1 R -1-S R -2 FR Additional r - II Regulations l RESIDENTIAL _�� (-- �� (A), (B), (c) J Day -Care, Limited p P P P lResidemtial Care, Limited �P —� P jF� r.esidemtisl Care, General ,..__._ enti_ Calr-.- -._.. i Single- family Residential I— ��� —1 FEP FEP — -- _ i (D) Multifamily Residential_ .� - v - ,11 wo- Family Residential — ; ___ p lip P (D) 761.064 i5i0059 512J69A1 aJNO6r0e -4- 0 07/13/12004 '09:333 9497522141 CPLTN ERTZ KNPL CNN PAGE 12 BLIC AND SEMI- _PUBLIC tern enes j Clubs and Lodges -J�� L -1 L- � 1�' L 2 � L-2 j L-1 I L -2 — (A). (B) (C)_ L -1 -22 Convalesnent Facilities ' y Care, General _ Jp FEE �L Government Offices i Park and Recreation Facilities Public Safety Facilities I I A = . —j Religious Assembly Schools, Public and Private Utilities, Major Utilities, Minor _._ Up r —����� UP �UP —UP j I UP Up `— UP (� rp ___ _._. p— p p p COMMERCIAL USES i Horticulture, Limited ,Nursenes' J.4 _.. t. ticle/Equipment Sales and .. vices - Commercial Parki p PD/---------- �t__.._..__..____._ j_ SL.__..._ � ................. �—.____ II_._..__.._-_..,... y. Il..-_......_,.__.._ .._IL...._._- ...._._..____._._. Visitor Accommodations -Bed and Breakfast Inns I� �r UP U j (._._..._... SRO Residential Hotels (AGRICULTURAL AND i EXTRACTIVE USES _J1����I� Animal husbandry Crop Production - PD/ p 7 (A), (B), (C) G Mining and Processing j[ 4 14 L 4 L 4 IL 4 CCESSORY-- 5ES ��I(p) . -- --- -.U— .__...-- -- (g) (C) - -- Accessory Structures and Uses P/UP i P/Up P/IJP p/Up P/Ltp _.--- ------- ....._. TEMPORARY USES �-------- -- cures and Carn ivals jlp� lip. - -- —Irp w 261106675 1 .00J9 512769.01 47/06,N -5- 07/13/2004 09:33 Estate 0497522141 ng, Limited Sales Residential Districts: Additional Land Use Regulations 19 CRLTN BRTZ KNFL CNN PAGE. 13 L -l: Twenty (20) acres minimum. L -2: Limited to yacht clubs, use permit required. L -3: Public or no fee private lots for automobiles may be permitted in any residential district adjacent to any commercial or industrial district subject to the securing of a use permit in each case. L-4: See Chapter 20.8 1, Oil Wells. L -5: Subject to the approval of the Planning Director. (A): See Section 20.60.025, Relocatable Buildings. (B): See Section 20.60.015, Temporary Structures and Uses. (C): Sec Section 20.60.050, Outdoor Lighting. . (D): With the exception of uses in the R -I Zone, any dwelling unit otherwise permitted by this Code may be used for short term lodging purposes as defined in Chapter 5.95 of the Municipal Code subject to the securing of l: A business.license pursuant.to Chapter.5.04 of the Municipal Code. 2. A transient occupancy registration certificate pursuant to Section 3.16.060 of the Municipal Code. 3. A short term lodging permit pursuant -to Chapter 5,95 of the Municipal Code. (E): Set Chapter 20.85,'Acrosory Dwelling Units. (F): See Section 20.60.110, Bed and Breakfast Inns. (G); Keeping of Animals in the R -A District. The following regulations shall apply to the keeping of animals in the R -A District: I. Large Animals. The keeping of large animals (as defined in Section 20.03.030) shall be subject to the following regulations: a. Horses. One horse may be kept for each ten thousand (10,000) square feet of lot area, up to a maximum of three horses; provided, the horse or horses are kept for recreational purposes only. The keeping of four or more horses for recreational uses shall require a use permit issued by the Planning Director. The keeping of horses for commercial purposes shall require a use permit issued by the Planning Commission. b. Other Large Animals. Other large animals, including goats, sheep, pigs and cows, may be kept on lots of fifteen thousand (15,000) square feet or more and the number shall not exceed two adult animals of any one species. C. Total Number Permitted. The total number of large animals shall not exceed six. Offspring are exempt until such time as they aye weaned. 2. Domestic and Exotic Animals. The number of domestic and exotic animals (as defined in Section 20.03.030) shall not exceed six. Offspring are exempt up to the age of three months. The keeping of four or more dogs over the age of three months shall require a kennel license pursuant to Section 7.04.090 of the Municipal Code. The keeping of wild animals shall require a permit pursuant to Chapter 7.08 of the Municipal Code. 3. Small Animals. The number of small animals, other than domestic and exotic animals (as defined in Section 20.03.030), shall not exceed six. Offspring are exempt up to die age of three months. 4. Control. 261 M667A • W 59 5 122 69 01 507,06, 04 -6- 0 ?/13112004 09:33 9497522141 CRLTN BR.TZ KNPL CHN PAGE 14......... a Domestic Animals. No such animals, except for cats, shall be permitted to • : un at large, but shall be confined, at all times within a suitable enclosure or otherwise under the control of the owner of the property. b. Other Animals. No animal, other than domestic animals, shall be permitted to run at large, but shall be confined, at all times within a suitable enclosure. (H): See Chapter 20.8 1, Oil Wells. (1): See Section 20.60.100, Home Occupations in Residential Districts. (.1): See Section 20.60.055, Heliports and llelistops. (K): Special event permit required, see Chapter 5.10 of the Municipal Code, (L): See Section 20.60,120, Personal Property Sales,in Residential Districts. (M): See Section 20.60.125, Design Standards* Mobile Homes on individual Lots. SECTION 6. Section 20.91.015 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.015 Use Permit, Variance, or Federal Exception Permit Requisite to Other Permits. Na building: permit or certificate of occupancy shall be issued in any case where a use permit, variance, or Federal' Exception Permit is required by the terms of this code . unless and. until such use permit, variance or Federal Exception Permit has been granted by the Planning Director or the Planning Commission or by the affirmative vote of the City Council on appeal or review and then only in accordance with the terms and conditions of the use permit, variance or Federal-Exception Permit granted. SECTION 7. Section 20.91.020 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.020 Application for Use Permit, Variance, or Federal Exception Permit. . An application for a use permit, variance, or Federal Exception Permit shall be filed in a manner consistent with the requirements contained in Chapter 20.90, Application Filing and Fees. . SECT IONS. Section 20.91.025 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 26IM661514059 51136-.01 .07106RM 20.91.025 Duties of the Planning Director and the Planning Commission. A. Authority. The Planning Commission shall approve, conditionally approve, or disapprove applications for use permits, variances and Federal Exception Permits, unless the authority for 7- 07/13/2004 09 :33 9497522141 CRLTN 3PTZ KNFL CNN PAGE: 15 an administrative decision on a use permit is specifically assigned to the Planning Director in the individual chapters of this code. t Exception. The City Council shall have final decision- making authority on the applications for use permits, variances and Federal Exception Permits filed concurrently with amendments to the general plan, zoning code, or a planned community development plan or with a development agreement. B. Rendering of Decision. After the conclusion of the hearing on any application. for a use permit, variance or Federal Exception Permit, the Planning Commission shall render a decision within thirty -five (35) days. Where the authority for an administrative decision on a use permit is assigned to the Planning Director, the Planning Director shall render a decision within fourteen (14) days of the acceptance of a completed application. C. Report to the Planning Commission. Upon rendering a decision on a use permit, the Planning Director shall report to the Planning Commission at the next regular meeting or within fourteen (14) days of the decision, whichever is appropriate. D. Notice of Decision. Upon the rendering of a decision on a use permit by the Planning Director, a notice of the decision shall be mailed to the applicant and all owners of property within three hundred (300) feet of thc boundaries of the site. SECTION 9. Section 20.91.030 of the Newport Beach Municipal Code is hereby amended to read in its entirety as follows: 20.91.030 Notice and Public hearing. A. Public Hearings. The Planning Commission shall hold a public hearing on an application for a use permit, variance,_ or Federal Exception. Permit . Public hearings are not required for applications where the authority for an administrative decision on a use permit is assigned to the Planning Director. B. Timing of hearings. A public hearing shall be held on all use permit, variance, and Federal Exception Permit applications, except as otherwise provided in this chapter, within sixty (60) days after the acceptance of a completed application. The Planning Commission Direete,fshall have the ability to review an application for a Federalxceptipp Permit regardless of whether this code specifically provides for such a Federal Exception Pen-nit when odaerwise required by state or federal law. 2611066151.0059 511}69.01 .07!06,04 M 0 01 07113/2004 09:33 9497522141 CRLTN BRTZ KNPL CHN • C. Required Notice. Notice of a public hearing or an administrative decision shall be given as follows: 1. Mailed or Delivered Notice. a. Residential Districts. At least ten days prior to the hearing or an administrative decision, notice shall be mailed to the applicant and all owners of property within three hundred (300) feet of the boundaries of the site, as shown on the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this section. . b_ Nonresidential Districts_ At least ten days prior to the hearing or an administrative decision, notice shall be mailed to the applicant and all owners of property within three hundred (300) feet, excluding intervening rights -of -way and waterways, of the boundaries of the site, as shown on the last equalized assessment roll or, alternatively, from such other records: as contain more recent addresses. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners • as required by this section_: 2. Posted Notice. Notice shall be posted in not less than two conspicuous. places on or close to the property at least ten days prior to the hearing or the administrative decision. 3. Published Notice. Notice shall be published.in at least one newspaper of general circulation within the City, at least ten days prior to the hearing. D. Contents of Notice. The notice of public hearing or of the decision of the Planning Director shall contain: 1. A description of the location of the project site and the purpose of the application; 2. A statement of the time, place, and purpose of the public hearing or of the purpose of the administrative decision; 3. A reference to application materials on file for detailed information; 4. A statement that any interested person or authorized agent may appear and be heard at the planning hearing and an • explanation of their rights of appeal in the case of an administrative decision. 26 W66711 -0059 512369.01 8011U /N -9- PAGE 16 07/13/2004 09:33 9497522141 CRLTN 3RTZ KNPL CHN PAGE: 17, E. Continuance. Upon the date set for a public hearing before • the Planning Commission, the Planning Commission may continue the hearing to another date without giving further notice thereof if the date of the continued hearing is announced in open meeting. SECTION 10. Section 20.91.035 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.035 Required Findings. The Planning Commission or the Planning Director, as the case may be, shall approve or conditionally approve an application for a use permit, variance, or Federal Exception Permit if, on the basis of the application, plans, materials, and testimony submitted, the Planning Commission or the Planning Director finds: A. For Use Permits. 1. That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located; 2. Thaf the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the general plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city; 3. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. B. For Variances. 1. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this code deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification; 2. The granting of the application is necessary for the preservation and enjoyment of substantial property rights of the applicant; • 261.066751 -0059 512369.01 A7i%10a -10- .07/13/2004 09:33 9497522141 CRLTN BRTZ KNPL CHN PAGE 13 • 3, The granting of the application is consistent with the purposes of this code and will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; 4. The granting of such application will not, under the circumstances of the particular case, materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not under the circumstances of the particular case be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood. C. For Federal,Exception Permitsl. The Federal Exception Permit sought is handicapped- related. 2. The applicant has demonstrated that the:living group residing in the Dwelling functions As a Single Housekeeping Unit as evidenced by. factors including; but "not limited to a lack of trarisienegy among its meiiibeis;: Foc the putposcs of Federal Exception Pennits Fn other than the It -1 zone, a lack of transiencey • shall mean the household does not change more than 50% of its members in any given calendar year. 3. The Federal Exception Permmt neither requires a fundamental alteration in the nature of a program affected by the Federal Exception Permit nor imposes an undue financial or administrative burden on the.City which creates an undue hardship on the City. To the extent authorized by law, the factors the Planning Commission, or the City Council on review or appeal may consider the following in deciding whether to grant a Federal Exception Permit include, but are not necessarily limited to: (i) whether vehicular traffic congestion in the neighborhood would be increased to an extent that would be contrary to, or violate,. any relevant provision of the Newport Beach Municipal Code if the Federal Exception Permit was approved; 2 A "Federal Exception Permit' is the name of the permit and application DrQgess necessary to obtain a "reasonable accommodation" as that term is used in th Federal Fair Housing Act !3,modments CFHAAI and the case law implementing the FHAA. The applicatiAn for a Federal • Exception Pentut shall be approved unless the evidence in the administrative record esiablishe< one of the frndinas for denial 261/066751-0059 512369.01 471OmO4 57/13/2504 59:33 9497522141 CRLTN BRTZ KNPL CHN PAGE L9 (ii) whether the nature of vehicular traffic, such as the • frequency or duration of trips by corumercial vehicles, would be altered to a such aq extent that it would be contrary to, or violate, any relevant provision of the Newport Beach Municipal Code if the Federal Exception Permit was approved; or (iii) whether development or use standards established in the Newport Beach Municipal Code and that are applicable to other residential uses in the neighborhood would be violated; or (iv) whether a Campus would be established in a residential zone if the Federal Exception Permit were granted; SECTION 11. Section 20.91.040 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C relating to Federal Exception Permits. 20.91.040 Conditions of Approval. The Planning Commission or the Planning Director, as the case maybe, may impose such conditions in connection with the granting of a use permit, variance,. or Federal Exception Permit as they deem necessary to secure the purposes of this code and may require guarantees and evidence that such-conditions are being or will be aorripied with. Such conditions Bray include requirements • for off-street parking facilities its determined in each case. SECTION 12. Section 20.91.045 of the Newport Beach Municipal Code is hereby amended by adding new subsection C relating to Federal Exception Permits. 20.91.045 Effective Date. Use permits, variances, and Federal Exception Permits shall not become effective for fourteen (14) days after being granted, and in the event an appeal is filed or if the Planning Commission or the City Council shall exercise its right to review any such decision under the provisions o f Chapter 20.95, the permit shall not become effective unless and until a decision granting the use permit; variance or Federal Exception Permit is made by the Planning Commission or the. City Council. SECTION 13. Section 20.91.050 of the Newport Beach Municipal Code is hereby amended by adding a new subsection C. relating to Federal Exception Permits. 20-91 .050 Expiration, Time Extension, Violation, Discontinuance, and Revocation. A. Expiration. Any use permit, variance, or Federal Exception Permit • granted in accordance with the terms of this code shall expire 261A 673 1.0059 5 1 Z30,01110710fi a -12- 07/13/2004 • 09:33 9497522141 CR'LTN ERTZ KNFL CNN FADE 20 within twenty -four (24) months from the effective date of approval or at art alternative time specified as a condition of approval unless." 1. A grading permit has been issued and grading has been substantially completed; or 2. A building permit has been issued and construction has commenced; or 3. A certificate.of occupancy has been issued; or 4. The use is established; or 5. A time extension has been granted. In eases where a coastal permit is required, the time period shall not begin until the effective date of approval of the coastal permit. B. Time Extension. The Planning Director may grant a time extension for a use permit, variance, or Federal Exception Permit for a period or periods not to exceed three years. An application for a time extension shall be made in writing to the Planning Director no less • than thirty (30) days or more than ninety (90) days prior to the expiration date. C. Violation of Terms. Any use permit, variance, or Federal Exception Permit granted in accordance with the terms of this code may be revoked if any of the conditions or terms of such use permit, variance or Federal Exception Permit are violated, or if any law or ordinance is violated in connection therewith. D. Discontinuance. A use permit, variance, or Federal Exception Permit shall lapse if the exercise of rights granted by it is discontinued for one hundred eighty (180) consecutive days. E. Revocation.. Procedures for revocation shall be as prescribed by Chapter 20.96, Enforcement. SECTION 14. Section 20.91.055 of the Newport Beach Municipal Code is hereby amended relating to Federal Exception Permits. 20.91.055 Amendments and New Applications. A. Amendments. A request for changes in conditions of approval of a use permit, variance, or Federal Exception Permit or a change to • plans that would affect a condition of approval shall be treated as a new application. The Planning Director may waive the requirement 261,066731.0059 512369.D1 02 /06Aa -13- 07/13/2004 09:33 9497522141 CRLTN BRTZ KNPL CHN PAGE 21 for a new application if the changes are minor, do not involve • substantial alterations or additions to the plan or the conditions o f approval, and are consistent with the intent of the original approval. H. New Applications. If an application for a use permit; variance, or Federal Exception Permit is disapproved, no new application for the same, or substantially dlicsame, use permit, variance or Federal Exception Permit shall ;be'frled within one year of the date of denial of the initial application unless, the denial is-made without prejudice. • 261iO66751-0059 S 17769.01 a07M,N -14- 07/13/2004 09:33 9497522141 Bob Burnharn, City Attorney, City of Newport • Beach July 6, 2004 Page 2 CRLTN ERTZ KNPL CHN PAGE 22 as a "Referral Facility." A Referral Facility is a Residential Cart or Residential Service facility where one or more of the persona residency in the facility is pursuant to a court order or directive from an agency in the criminal justice system. The category does not, however, include state license facilities containing 6 or fewer persons. Referral Facilities are prohibited in the City's R -I zone and permitted by conditional use permit in all of the City's other residential zones. (Costa Mesa Municipal Code § 13 -30.) III. City of Laigbria Beach The City of Laguna Beach does not expressly regulate sober living homes, residential treatment facilities or other group homes. The city does, however, limit residency to "families," defined as "an individual or two or more persons related by flood, marriage or adoption, living together or a group of not more than six persons (excluding servants) not all of whom are related by blood, marriage or adoptiombut all of Them are living together as a single housekeeping unit within a dwelling so that all persons within the unit maintain free access to all living spaces within the dwelling. (Laguna Beach Municipal Code § 25.08.012.) Under state law, all residential care facilities and alcohol rehabilitation. facilities serving 6 or fewer persons would • therefore be permitted in all the City's residential zones. It is unclear how the City regulates residential care facilities, group.homes or alcohol recovery facilities serving 7 or more. • 261:966751 -0059 507735.01 46/16/04 07/13/2004 TO- 09:32 FROM: DATE: 9497522141 CRLTN BRTZ KNPL CHN MEMORANDUM Bob Burnham, City Attorney, City of Newport Beach Jeffrey A. Goldfarb July 6, 2004 FILE NO.: 066751 -0059 RE- Nearby Cities' Mechanism for Regulating Sober Living Environments PAGE: 23 You have asked that we review the mechanism that adjoining cities use for the regulation of sober living facilities. We have reviewed.the Municipal codes for the Cities of Costa Mesa, Irvine and Laguna Beach. Below is a discussion of each city's regulatory approach. City 4f Irvine . The City of Irvine defines a sober living facility "as any house; institution, hotel or similar place that provides room and board, or rooms only, and operates as a drug and alcohol free residential facility." (Irvine Zoning Ord. § 1- 2 -1.). Irvine permits sober living facilities in all residential-iones'withthe exception of the. "estate density"residential zone'. (one house per acre) without regard to the number of persons the facility serves and without regard to whethei the residents are living together as a single housekeeping unit.: (Irvine Municipal Code § 3 -3 -1,) Irvine also includes regulates a category of uses entitled "Residential Care facilities," (Irvine Zoning Ord. § 1 -2 -1.) which are defined as "any family home, group care facility or similar facility providing 24 7hour non - medical services, supervisions or assistance essential for sustaining the activities of daily living. Residential Care facilities includes shelters, board and care facilities, half way houses, wards of the juvenal court and the like and excludes Sober living facilities." .(Id.) The Irvine Zoning Ordinance allows Residential Care facilities in all residential zones with a Conditional Use Permit. (Irvine Municipal Code § 3 -3 -1.) Because Residential Care facilities expressly exclude all "Sober Living Facilities," the Irvine Zoning Ordinance would allow all drug and alcohol free group iiving facilities, in every residential zoned as a matter of right without regard to number of residents, 11. City of Costa Mesa Costa Mesa includes sober living facilities within the definition of residential care facilities (which are state licensed facilities), and residential service facilities (which are not state licensed facilities). Residential Care and Service facilities serving 6 or fewer are permitted in all of the city's residential zones. (Costa Mesa Municipal Code § 13 -30.) Residential Care and Service facilities serving 7 or more are prohibited in the City's R -i zone, and conditionally permitted in all other residential zones of the City. (Costa Mesa Municipal Code § 13 -30.) The City Code also contains a special category of Residential Care and Service facilities referred to 261,'066751 -0059 707735.01 �0G�160� 1_ 1 • • • 07/13/2004 09:33 9497522141 CRLTN BRTZ KNPL CHN PAGE 01 • • LAW OFFICES OF DANIEL C. CARLTON 2600 MICHELSON DRIVE, SUITE 1120 IRVINE, CALIFORNIA 92612 FACSIMILE TRANSMITTAL SHEET TO: FROM: Robert Burnham,.Esq. Daniel C. Carlton COMPANY: DATE: City of Newport Beach 07/13/04 FAX NUMBER: TOTAL N0. OF PAGE INCLUDING COVER: (949) 644 -3139 23 PHONE NUMBER: (949) 644 -3131 R E: Narconon Southem California NOTES /COMMENTS: PLEASE NOTE: If you do not recelve the whole transmission or if you have any difficulty reading the pages, please contact Heather at (949) 757.0707. THE INFORMATION CONTAINED IN THIS FACSIMILE IS INTENDED ONLY FOR THE USE OF THE INDIVIDUAL OR ENTITY TO WHICH IT 13 ADDRESSED AND MAY CONTAIN INFORMATION THAT IS PRIVILEGED, CONFIDENTIAL AND EXEMPT FROM DISCLOSURE UNDER APPLICABLE LAW. IF THE READER OF THIS MESSAGE IS NOT THE INTENDED RECIPIENT, YOU ARE HEREBY NOTIFIED THAT ANY DISSEMINATION, DISTRIBUTION OR COPY OF THIS FACSIMILE IS STRICTLY PROHIBITED. IF YOU HAVE RECEIVED THIS FACSIMILE IN ERROR, PLEASE IMMEDIATELY NOTIFY US BY TELEPHONE AND RETURN THE ORIGINAL MESSAGE TO US AT THE ABOVE ADDRESS VIATHE U.S. POSTAL SERVICE. THANK YOU FOR YOUR COOPERATION, 2800 MICHELSO.N DRIVE. SUITE 'i20 IRVINE. CALIFORNIA 82612 TELEPHONE: (949) 757.0707 FAGS ;MILL (549) 752.21n' • N ^F!1 ry N o N° SOUTHERN CALIFORNIA July 27, 2004 City of Newport Beach City Council 3300 Newport Blvd. Newport Beach, CA RE: AGENDA ITEM 4, July 27, 2004 Council Meeting Dear Sirs: I am sending you this packet to better inform you on the National Drug Control Policy of the Office of the President and to give you some examples of the many cases cities have lost trying to restrict group homes and the disabled, of which people in recovery qualify. Sincerely, • Gerry shall, President CC: Jon Stearman, Narconon City Manager, Newport Beach City Attorney, Newport Beach iRUG AND ALCOHOL EDUCATION AND REHABILITATION SERVICES 810 WEST OCEAN FRONT, NEWPORT BEACH, CA 92663- PHONE (800) 876 -6378 FAX (949) 675 -8991 NARCONON Southern California is a non -profit public benefit corporation www.addictionca.com CSP,Inc. (9491250 -0891 P.3' 0 `�' . i EXECUTIVE OFFICE OF THE PRESIDENT OFFICE OF NATIONAL DRUG CONTROL POLICY 1. Washington, DC 20503 Dear Friends and Colleagues: One of our nation's most important concerns is addressing alcohol and drug use disorders. President Bush has made it a priority to expand treatment options for those in need. This September, during the 151° annual National Akohol and Drug Addiction Recovery Month (Recovery Month). the White House salutes those in recovery and the treatment providers and recovery support program officials who have contributed to their successes. Recovery Month recognizes the crucial role of alcohol and drug treatment programs in our fight to promote recovery. This year's theme — "Join the Voices for Recovery ... Now!" — is intended to encourage support for effective and coordinated treatment and recovery services for those in need. To encourage the availability of effective treatment, President Bush has created a new initiative known as Access to Recovery. This effort will help thousands of people gain access to the type of treatment for alcohol and drug use disorders that works best for them. Your work at the local level is vital to improving Americans' access to treatment programs. During Recovery Month and throughout the year, you contribute greatly to highlighting the benefits of alcohol and drug use disorder treatment. On behalf of the President, I thank you for your ongoing commitment to help those with alcohol and drug use disorders and their families overcome barriers to treatment and recovery. With your help, we can guide more Americans through the recovery process and affect positive change in our society. Sincerely, /A' John P. Walters Director • u • National Fair I-lowsing ill Nat k -I Adv INFHAO — Nevis Archive ' Old Headlines City Press Releases . In �� Print Advocate andAffordable Homes, Inc„ had sought to renovate a 22 -unit vacant Action Alerts d18C Discussion Message Forums The Guest Room — Resources - Get Help Near You Events Job Listings . Links Book Club Sponsor Online Page 1 of 2 A project of the Tennesseg Fair Housing Councr7 al Fair Housing search: ate Online search March 1493 only lJ e ( about ti 'HAO ! forums j 90 to ativanccci search < search help < If Fresno, California agrees to $5351,000 itice Department disability mination case >;. . The city or Fresno, California will pay $535,000 and will no longer oppose the renovatio of an apartment building which will provide housing for persons with mental di bilitiesunder an agreement reached with the Department of Justice in April. The settlementresolves a fair housing complaint filed by the Justice Departrne t which alleged cityofficials' actions had denied housing opportunities to persons l sed on disability. building member opposed allowing mentally disabled tenants to live in • Trdi ing for its employees and officials to ensure they will not discriminate agai stpersons with disabilities in the future; • $44 ,000 in grants to help pay for the renovation of the Cedar Heights ape. mentyuildI • $85, 00 to cover the plaintiffs' legal costs; • $5,0 0 to cover the housing costs of the man who could not move into Cedar Heig is whilerenovation was delayed; • A coipmunity outreach program to inform the public about services and bone Its availableto Fresno residents with disabilities; and • Are iew of Fresno's current housing programs to determine if any changes are needed toaccommodate persons with disabilities. City viola: few by'going along' with Council member's plan to keepdisabl d persons out According It the Justice Department, the City violated the Fair Housing Act and othercivil ri hts laws when its officials went along with one council member's campaign to keeppersons v:ith .^,ental disabilities out of Cedar Heights. The Councilman, who no longer o ^the Council, vanted guarantees that the tenants at Cedar Heigh would not "exposethemselves" or defecate on his constituents' lawns. With ut that guarantee, the mansaid that he would burn the building down. • The City's a ions not only denied housing opportunities to potential tenants at CedarHeigh : they also forced a man ready to move in to rind other suitable http:Itwww.fairhousing.comlind". ?method = page.display &pageID =3210 7/25/2004 DI•d 96902BL09LI 093I0 WHS WOW038UW 600:90 b0 92 Inc A private I wsuft, filed by a California man and two Fresno non - profit agencies, —Legal Research wasalso ttled under the agreement. The agencies, Family Alliance for the Case Database Mentally II andAffordable Homes, Inc„ had sought to renovate a 22 -unit vacant Recovery Database complex. ey met withSUff opposition from a Fresno city council member when it • was learn that mentallydisabled persons would live in the renovated building HUD Settlements called Ced r Heights. Statutes and Regs Articles Under the ettlement agreement, the city agreed to provide the following: HUD Resources • Trdi ing for its employees and officials to ensure they will not discriminate agai stpersons with disabilities in the future; • $44 ,000 in grants to help pay for the renovation of the Cedar Heights ape. mentyuildI • $85, 00 to cover the plaintiffs' legal costs; • $5,0 0 to cover the housing costs of the man who could not move into Cedar Heig is whilerenovation was delayed; • A coipmunity outreach program to inform the public about services and bone Its availableto Fresno residents with disabilities; and • Are iew of Fresno's current housing programs to determine if any changes are needed toaccommodate persons with disabilities. City viola: few by'going along' with Council member's plan to keepdisabl d persons out According It the Justice Department, the City violated the Fair Housing Act and othercivil ri hts laws when its officials went along with one council member's campaign to keeppersons v:ith .^,ental disabilities out of Cedar Heights. The Councilman, who no longer o ^the Council, vanted guarantees that the tenants at Cedar Heigh would not "exposethemselves" or defecate on his constituents' lawns. With ut that guarantee, the mansaid that he would burn the building down. • The City's a ions not only denied housing opportunities to potential tenants at CedarHeigh : they also forced a man ready to move in to rind other suitable http:Itwww.fairhousing.comlind". ?method = page.display &pageID =3210 7/25/2004 DI•d 96902BL09LI 093I0 WHS WOW038UW 600:90 b0 92 Inc National Fair Housing %dvoca+Online Page 2 of housing while therenovation was held up. • Cedar eights renovation will address Fresno's need for affordable housing formen Sly disabled Charles tevens, the US Attorney in Sacramento, said that opposition to housing for thed' bled was "counterproductive." He went on to say, "Everyone agreed thatthe roposed renovation of Cedar Heights will help address the lack of affordabl housingfor people with mental disabilities in Fresno. We're glad that the city and fhe non- profitagencies will be able to devote their time and resources to the reno ation, instead oflitigaiion.° Isabelle atz Pinzier, Acting Assistant Attorney General for Civil Rights, agreed withStev ns. "Stereotypical attitudes should not stand in the way of the right of peopiew' h mental disabilities to find an affordable place to live." She later added, "t a are pleased that the City agreed to work out our concerns." Protedio and Advocacy, Inc., Mental Health Advocacy Services, the Western Center o wand Poverty, Central California Legal Services, and Fresno attorney )ack Dani (represented the plaintiffs in the private lawsuit against the city. Jack Dan who works with Ce -Itral Ca5fomia Legal Services commented, "4IMBY s, is on the upswing and Politic are demagoguirg behind it. Now is the time for a vocatesto dig in. The law is good. Dig in and fight like hell and we'll win.'" from June 1997 Advocate -- - -- -- ------------ -- -------- ---- --- -- ----- -- -- --- • • http://www.fairhousing.corWindex. 7/25/2004 TT *c4 S6902BL09LI 09310 NHS NOWOONUN dio:90 40 9,2! Inr National Fair Housing Discussion 'Message Forums The Guest Room — Resources Get Help Near You Events Job listings Links Book Club Sponsors —Legal Research • Case Database Recovery Database HUD Settlements Statutes and Regs Articles HUD Resources • http: / /www Online Page I of 1 A project of the tennesseg Fair Housing Council oval Fair Housing search: 9 rate Online search September 199 ^ only Home j about NFHAO ! forums j n us go to advanced search < search help < f Taylor, Michigan agrees to pay 000 for refusing to rezone adult :ntial care center In yet an ther instarice where a city's government has been accused of denying housing r ghts to its disabled citizens, another large settlement has been reached. The city f Taylor, Michigan has agreed to pay $550,000 to settle a discrimination I; fit d by the owners of a residential facility for disabled adults. Accordin to the lawsuit, Taylor officials had refused to allow the facility to house more thaq six residents because of zoning laws. The residential facility was in a single fanlily area. Zoning requirements in single family areas limited the number of persons li 'ng together to six. When the facility asked that their property be rezoned t4 allow 12 residents, Taylor officials said no. Bath Smit and Lee Associates, the owners and operators of the facility, and the US Departure t of lu5tice filed separate federal lawsuits. Both lawsuits claimed that rezoning a property to allow more residents is a reasonable accommodation under the air Housing Act's disability provisions. Taylor settled the Justice Departme t suit by agreeing to allow nine residents at the facility. Smith and Lee Associates continued its lawsuit. m In Dece r 1996, the Sixth Circuit court issued a ruling on behalf of the plaintiffs, agreeing t at the city of Taylor had failed to make a reasonable accommodation. The court Iso held that the city must allow up to nine residents in adult care facilities a en if those facilities are in single family zones. Following a Sixth Circuit's ruling, the city of Taylor agreed to settle with Smith and Lee As iates. The cash settlement included money for lost profits, damages, attorneys' , legal costs, and interest. Taylor officials also agreed to an injunction rohibiting it from interfering with the Operations of adult foster care facilities In Ingle farnily neighborhoods so long as they had nine or fewer residents. 7/25/2004 dL9 :90 b0 9Z Inc z•d 9690EBL09LT 093I0 NIiS NONOD211iN 1. .1_Nat A dv NFHACI contac — News Archive city Old Headlines . Press Releases .ST.�L Print Advocate Action Alerts resk Discussion 'Message Forums The Guest Room — Resources Get Help Near You Events Job listings Links Book Club Sponsors —Legal Research • Case Database Recovery Database HUD Settlements Statutes and Regs Articles HUD Resources • http: / /www Online Page I of 1 A project of the tennesseg Fair Housing Council oval Fair Housing search: 9 rate Online search September 199 ^ only Home j about NFHAO ! forums j n us go to advanced search < search help < f Taylor, Michigan agrees to pay 000 for refusing to rezone adult :ntial care center In yet an ther instarice where a city's government has been accused of denying housing r ghts to its disabled citizens, another large settlement has been reached. The city f Taylor, Michigan has agreed to pay $550,000 to settle a discrimination I; fit d by the owners of a residential facility for disabled adults. Accordin to the lawsuit, Taylor officials had refused to allow the facility to house more thaq six residents because of zoning laws. The residential facility was in a single fanlily area. Zoning requirements in single family areas limited the number of persons li 'ng together to six. When the facility asked that their property be rezoned t4 allow 12 residents, Taylor officials said no. Bath Smit and Lee Associates, the owners and operators of the facility, and the US Departure t of lu5tice filed separate federal lawsuits. Both lawsuits claimed that rezoning a property to allow more residents is a reasonable accommodation under the air Housing Act's disability provisions. Taylor settled the Justice Departme t suit by agreeing to allow nine residents at the facility. Smith and Lee Associates continued its lawsuit. m In Dece r 1996, the Sixth Circuit court issued a ruling on behalf of the plaintiffs, agreeing t at the city of Taylor had failed to make a reasonable accommodation. The court Iso held that the city must allow up to nine residents in adult care facilities a en if those facilities are in single family zones. Following a Sixth Circuit's ruling, the city of Taylor agreed to settle with Smith and Lee As iates. The cash settlement included money for lost profits, damages, attorneys' , legal costs, and interest. Taylor officials also agreed to an injunction rohibiting it from interfering with the Operations of adult foster care facilities In Ingle farnily neighborhoods so long as they had nine or fewer residents. 7/25/2004 dL9 :90 b0 9Z Inc z•d 9690EBL09LT 093I0 NIiS NONOD211iN i'dational Fair Housing Advm* Online Pagel Of 2 �s- ~ A project, of the Tennessee Fair Housing Council • r.A search; { Nat onal Fair g Housing ;g0 b j Advocate ®n4ine search NFHAO STORIES Only NFHA Home I about NFHAO I forums i Banta US go to advanced search c Search help — flews Archive Old Head)nes City, group home reach 'bittersweet' Press Releases . Sett/ men, Print Advocatz Action .Alerts home > Neirts Arehiva > NFHAO STORIES - Discussion ' By Trace McCartney Message Fcrums _ National air Housing Advocate Online The Guest Room subdivisio for a group of its clients. The organization obtained licensing and (SEDON Ariz., July 14, 2003) -- Operators of a group home in Sedona, Ariz., will - Resources receive ore than half a million dollars from the city in a settlement their attorney Get Help Near You calls a "b rsweet victory." Events The pro s for getting a conditional use permit in Sedona involves notification of Job Listings It's "bitte weet" because, while the settlement gets the operators out of debt and Links out of a s uation that was draining their resources, it also means that they will Book Club abandon a site they were hoping to use for a group home for individuals Sponsors rec n from substance abuse. —Legal Research In late 20 2, Recovery Alternatives, an organization that provides housing for • Case Database people in ecovery from substance abuse, acquired a home in Sedona's Kachina Recovery Database subdivisio for a group of its clients. The organization obtained licensing and complete renovations of the property only to be told try the city that it had to get HUD Settlements - a "Condit nal use permit" before it could open. Statutes and Regs Articles The pro s for getting a conditional use permit in Sedona involves notification of HUD Resources neighbors nd public hearings. After angry neighbors in the hearings convinced the city to to down the application for the permit, Recovery Alternatives sought legal help from he Arizona Center for Disability Law, a federally funded non -profit ACDL filed 0 discrimination complaint with the Arizona Attorney General's office on Recovery Iternatives' behalf in January 2003. Under the Fair Housing Act and similar Ari na law, housing discrimination against people with disabilities is illegal. Individuals in recovery from substance abuse are considered disabled under the law, althou h those currently using controlled substances are not. In respons to the complaint, the city reversed itself and re- classified the home, removing a y obstacles to its opening. This, however, led the neighbors to threaten th it own lawsuit against the city. The city th threatened to simply delay any action until a judge could sort out everyone's 'ghts, said Diana Chen, an attorney with the ACDL. Meanwhile, ecovery Altematives was paying interest on a line of credit it had taken out t operate the home and was running into problems with agencies that had given it grants to provide housing, she said. • Even thouq Recovery Alternatives' decision to abandon the site might appear to be a victory for the neighbors who didn't want the home there, the settlement was in ' htt— ,INA�nr.fairhousing.corl/imdex fr ?method =page. display &pageID-3294 7/25/2004 z�•d 5890a8L09LI 003IU NUS WOW03SUW da0:90 b0 9a 1:rC National Fair Housing Advoca Online Page 2 of 2 • her clien ' best interest under the circumstances, Ms. Chen said. "It was j st too poisonous a situation," she said. For th months, neighbors displayed brightly colored signs in their front yards expressi g their opposition to the home, and the operators had to look at those signs ev ry day when they visited the site, she said. Neighbo also expressed concern that the residents would be allowed off the grounds nd wondered whether their children would be safe outside, Ms. Chen said. "They (R overy Alternatives) decided their residents weren't going to feel free to even wal through the neighborhood," Ms. Chen said. The orga ization will try to find a site in a neighboring city, but there's no guaran it won't face obstacles elsewhere, she said. Under th settlement, the city agreed to: • per anently post a disclaimer in Sedona City Hall which states that di rimination on the basis of race, color, religion, sex, national origin, fa ilial status, or disability is prohibited; • 0ff r a Fair Housing training session to City staff working on housing issues; . pur hase complainant's property intended for the group home for a sum of $3 ,000.00; • pay a settlement amount of $148,334.00, which included attorneys fees and cos to the Center; and • con ne a study session of its Planning Commission in consultation with the • Cen er within 120 days of the agreement to consider revisions and am ndments to the Land Development Code and other City codes regarding pla ment of group homes and the City's obligation and duties under the fed I and state Fair Housing Acts and other laws applicable to people with • The rev sio s to the city's codes will probably involve language that will remove barriers fo the with people with disabilities to locating in residential neighborh ds, said G. Eugene Neil, Sedona's assistant city attorney. "I think wi the change of the ordinance we will be better able to adress the application when they come in," he said. The city wii probably dispose of the property at public auction, he said. Asked if th settlement represents a victory for the hostile neighbors, Mr. Neil characteriz d it as "a resolution of the situation." 7/25/2004 i OJ3I0 NtiS NOIJ07?IHN d7o t90 40 97 [nC gT•d 5690ZSL09LT National Fair Housing Advoc #e Online Page I of 1 News Archive Old Headlines Press Releases Print Advocate Action Alerts Discussion Message Forums i he Guest Room — Resources Get Heip Near You Events Job Listings Links Book Club Sponsors -Legal Research - Case Database Recovery Database HUD Settlements - Statutes and Regs Articles HUD Resources Na Pa A project of the Tennessee Fair Housing Council Ionat Fair Housing search: ovate Online � vo to advanced search < Home ; about NFHAA i forums I search help < us decries discrimination against 1B0 N, May 12, 2003) A national policy panel said that people with add to alcohol and other drugs face widespread stigma and discrimination in trying to access treatment and achieve recovery, Alcoholism & Drug Abuse Weekly reported April 21. Arco ing to the Join Together policy -panel report, people with addiction face numerou obstacles In obtaining health insurance, appropriate medical care, employm lit, public benefits, education and training programs, and housing. "We ope the report will raise awareness of the subtle and not -SO- subtle effect; oflegahz discrimination," said Anara Guard, a spokesperson for Join Together. "People i recovery or in treatment should not be subjected to legally imposed barriers sed solely on addiction." -- FULL STORY by_J4 int_ggether_o display &newsTD= 211546 S69028L09LT 093I0 W09 NONOObuw 725/2004 • • J80:90 b0 92 inr C] National Fair Housing Advocate Online Page I of 2 • r +� A project of the rennesseg Fair Housing Council search: Neat onai Fair Housing ;g, 1 _ l _I Adv Bate Online search Tune -Jury 2093 un{y K'FHAO Home j about NFHAO i forums i 1. -' COntaC us go to advanced search < search help c — News Archive - 01d Headlines Chic go Housing Authority will pay Press Releases . $r32 ,000 in damages and retrofits to settle Print Advdv occate ate Action Alerts acre s complaints — Discussion . Message Forums The Guest Room Low-into a disabled residents of Chicago will have expanded housing choice as a result of settlement agreement between Access Living of Chicago and the Chicago — Resources - Housing uthority (CHA) along with The Habitat Company. The $325,000 vet Help Near You setden reached in February, resolves allegations that Phase I of a new public Events housing p oject in Chicago was designed and constructed without accessibility for Job Listings persons ith disabilities, in violation of the accessibility provisions of the Fair Links Housing endments Act (FHAA) of 1988 and the Rehabilitation Act of 1973. Book Club Sponsors The apa ents are part of one of Chicago's largest public housing complexes, Henry Ho er Homes. The settlement agreement mandates up to $300,000 in — legal Research retrofittin to remedy the inaccessible features of the property, including nine Case Database exterior r rofts and ten retrofits on the interior of the units. Attorney Jeff Taren of Recovery Database • Kinoy, Tar n and Geraghty and lawyers with Access Living's Civil Rights Team negotlat the settlement, which also includes $25,000 in attorneys fees and HUD Settlements - damages_ Statutes and P.eos Articles According o Taren, no official complaint or lawsuit was filed. Access Living was able HUD Resources to negotia the settlement prior to taking administrative action or filing a lawsuit. Access Lfvi g was also able to ensure that future public housing units meet visitability tandards so that disabled visitors can get into the housing units of public hou ing residents. Interior a d exterior defects will be fixed The requir jh retrofits include Improvements such as ramping the front and rear Steps of th partments; adding accessible parking spaces; installing grab bars in bathroomwering thermostats, medicine cabinets and closet racks to accessible heights; aexpanding the amount of clear space in kitchens to allow for wheelchaianeuverability. In addition to the retrofits, The Habitat Company is requires tbm t semiannual written reports or, the status of the accessibility retrofits ahe modifications to Access living. Further, The Habitat Company is required tdude language regarding their commitment to accessible design and construct n all future requests for funding for [he development of public housing. Tsettlement agreement also includes extensive monitoring by Access Living of afuture covered multifamily dwellings developed, built, or overseen by The Habitaompanv- The accessi a design and construction requirements of the FHAA apply to all covered coin ifamily dwellings of four or more units (public or private) built for first occupancy o or after March 13, 1991. If the building has an elevator, the Act • mandates th t the common areas and every unit be usable by people with disabilities. I there is no elevator, the common areas and all first floor units must hit;,: /, vrs :v.fainccusing.cc:n/index. 7,125/2004 I daotso 40 92 11117 ST'd 569008L09L1 093I0 UHS N0N00b" National Fair Housing Online Page 2 of 2 be usable. The Rehabilitation Act requires, with respect to new public housing, that co mmo areas be accessible, five percent of the apartments be accessible to tenants ith nobility disabilities and two percent be accessible to tenants with hearing Fri vision disabilities. public housing units are critical to persons with disabilities Accordino to Karen Tamley, Access Living's Director of Programs, "A large percentdpe of persons with disabilities are low- income and need accessible, affordable housing. Because such housing is virtually nonexistent in the private sector, i w- income tenants with disabilities rely heavily on public housing. It is thereforq critical that new public housing developments, like Henry Horner Homes, be built 4onsistent with federal Civil rights laws that ensure access." Staffed bly a majority of people with disabilities, Access Living is Chicago's Center for Indepprident Living. Access Living works toward the full equality, inclusion and empowe ent of people with disabilities. For ,more Information about this or other Access Li ing cases, contact Gary Arnold at (312) 253 -7000. Accordinq to an April 2003 report by the National Fair Housing Alliance, 27 percent of all hou ing complaints iced in 2002 were based on disability. HUD's Office of fair Housing nd Equal Opportunity reported that it took more complaints based on disability pan any other type. f • u • 7/25/2004 gi•d S690Z8L0I 003I0 NHS N0N07?JHN dE0:90 b0 9i: IBC National Fair Housing Advncal�e Online Page 1 of 2 • "* "" "` °°�'�' A project of the Tennessee Fair Housing Council search: Nat oral fair dousing g, Advocate Online search September 1992 only r NFI-AC Home j about NFHAO !forums 1 go to advanced search < COOta US search help < — !Yews Archive Old Headlines Sett ement's legal costs pegged at $300,000 • Press Releases . Home > News Archive > The Advocate > September 1992 Print Advocate Action Alerts Although a federal judge sealed settlement terms Feb. 28 in the city's housing — Discussion d'scrmin tion suit against Baird &Warner Inc., the city received $450,000 the Message scrums same da The Guest Room 'The $45 ,000 has been deposited into the general fund," said city finance director Bob Shon . — Resources - Get Help Near You Consider general revenue, as are fines, taxes and licenses, the money will help Events pay for g nerai services such as fire and police, he said. 4ob Listings Links Book. Club According to the office of Herbert Hill, the city's first corporate counsel, legal fees Sponsors paid to th Chicago firm of Keck, Mahin & Cate to wage the three -year lawsuit- - amounted to $300,000. —Legal Research - Case Database Baird & W rner is one of five real estate agencies charged in February 1989 with Recovery Database • violating E anston's fair housing laws. The city pursued two of those cases, settling with Cent ry 21 Shoreline in 1990 for $200,000. • HUD Settlements Statutes and Regs At the Eva ston Neighborhood Conference Saturday a Chicago open housing Articles advocate q estioned the 30 -month seal on the lawsuit settlement terms, to which HUD Resources the city ag eed, "I am very urious as to how it was resolved, said Kate Williams, executive director of the Lead rship Council for Metropolitan Open Communities. "I think it was a mistake th t the settlement as sealed." In a teleph ne conversation Monday, Williams explained that the settlement is one of the large amounts in housing bias suits, probably the largest made to a municipalit . "It would b in the top ten in size of settlements of fair housing around the country," sa d Williams, who spoke to Evanstonians Saturday about the need for affirmative gional marketing of housing for minorities. "I think whe a public body is involved, it is inappropriate for it not to be public information, Williams said. The three -y r suit arose from a testing audit by the Interfaith Housing Center of the Northern Suburbs, not from the direct complaint of a prospective renter /home buyer. Owen Thoma , executive director of Evanston's Human Relations Commission, • which enforc the fair housing ordinance, would not comment directly on the h tp:;IVi Y� .�VlGhoasi: g.c0 iade�c . ?methcd=page.disp:ay &pageID-3452 7124.12004 l 0!331U NHS NONDON" dE0 %90 irD 92 IrIC ` LT'd 5690ZBL09Li National Fair housing Advoca a Online page 2 of 2 sealed • "People houid have the right to know, but the judge ruled on it and that's that," Thomas aid. "It's a done deal." Before a case was closed, Thomas noted a nationwide problem of "treating minoriti s as second -class citizens." "I'm talk ng about job discrimination and housing discrimination,• he said. "Race re tiions in Evanston need to be improved." But discrimination, he said, is not alwa "ail black and white." Calling 'greater sensitivity," Thomas said discrimination encompasses Hispanic and othe ethnic groups. 'I'. think t e beauty about our situation in Evanston is that historically, we have always h d the wherewithal to address these issues." I The court seal was lifted later. The city said, "the Evanston Human Relatlons Commissi n is vigilant in its efforts to protect and enforce the rights of all individual to equal housing opportunities. The Evanston Fair Housing Ordinance reflects commitment of Evanston's citizens and City Council to maintain open housing ----------------------------------------------------- roughout our community ". ----------------------------------------------------- • ittp:llwww.fairhousing.com/index- fm ?method�page.display8rpagelD =3452 7/25J2004 (31-d SG9028L09LT 093I0 NHS NOWDONUN db0:90 b0 92 inC National Fair Housing i News Archive Old Headlines Press Releases Print Advocate Action Alerts Discussion Message Forums the Guest Room Online Page 1 of A Project of the Tennessee Fair Housing Council National Fair Housing Advocate Online NFHAG Home I about NFHAO ; forums City of Sedona Settles Housing Discrimination Complaint KO,ne > dews Archive > Tress Releases RELEASE: search search Press Releases only j_,I go to advanced search < search help < Resources. Get Help Near You ( Diana n) Phoenix) Andrew M. Mudryk Events Job Listings Equal Just ce Works Fellow Director of Litigation & Links Arizona ter for Disability Advocacy Law Book Gub Arizona Center for Disability Sponsors (520) 327 9547 Law (602) 274 -6287 —Legal Research - CITY • Case Database DIF SEDONA SETTLES HOUSING DISCRIMINATION COMPLAINT Recovery Database (SEDONA, Ariz., Jury 14, 2003) -- Recently, the City of Sedona agreed to settle housing discrimination HUD Settlements Cunningha a complaint, brought by Recovery Alternatives, Inc. and Anne its Executive Director, Statutes and Regs Disability both represented by the Arizona Center for Law (the Center). The January 2003 administrative complaint, filed Articles the Arizona HUD ResDL!rces Housing Act with Attorney General's Office, alleged that the City violated the Arizona Fair individuals when its Land Development Code thwarted efforts of a group home for with disabilities from operating in a Sedona residential neighborhood. Recovery Alternatives and Ms. Cunningham sought to establish a group home designed to help individuals, who have ceased using controlled substances, recover from addiction and begin anew. After purchasing a house in Sedona's Kachina Subdivision, obtaining all necessary state licenses, and completing significant renovation on the property, the group home ran into a road block when the City of Sedona re sed to permit operation until the City issued a Conditional Use Permit (CUP). "Under the federal and state Fair Housing Acts, people who are addicted to alcohol or ntrolled substances but who are not currently using are considered individuals With disabilities and are protected from discrimination," stated Diana Chen, one of two attorneys at the Arizona Center ;or Disability Law (the Center) rep renting Recovery Alternatives, Inc. and Ms. Cunningham. "?his means municipalities like Sedona can't make It more burdensome for people with disabilities to live in the neighborhood of their choice," explained Chen. In NOvemix r 2002, the Center was contacted by Ms. Cunningham when the group home's adrr inistrators were experiencing problems with Sedona land use provisions that require I group homes to obtain a CUP before operation. The City originally classified th home as a "group dwelling" subJect to a public notification and a citizenship rticipation process. Therefore, according to the Sedona Land • Developmer t Code, Recovery Alternatives was required to notify all land owners within 300 f t of the property and endure a dtizen participation process before City would c nsider granting the CUP. the e yht p:; ::nv.fai:h0us rg. ^:riiadx method �age.+:sp ] aYp, agerr roc w 295 7/25/2004 b'd S890Z8L09LI OD3I9 NUS NDNDOHUW dLS:90 4D 9Z inc National Fair Housing Advocatq Ontine Page 2 of 3 "Condit al Use Permits are commonly used by municipalities to deal with property • usages at are out of character for their immediate surroundings," said Andrew Mudryk, Director of Litigation and Advocacy at the Center, also representing the complain nts. Mudryk further explained, 'But here, Recovery Alternatives wanted to open home in a residentially zoned area where the residents would live as a family. S , the proposed use was consistent with the zoning. Attaching burdensome terms an conditions like the notification and public hearing requirements on group homes vi fates fair housing laws. Further, the City should have waived the CUP reauirem nt as a reasonable accommodation under the FHA when asked to do so." "Requirino a CUP for a group home only invites opposition from neighbors often fueled by irrational fear of people with disabilities. That's exactly what happened here. Nei hbors in the Kachina Subdivision vehemently campaigned against granting the CUP," added Chen. By Nove ber 2002, the City, buckling under pressure from angry neighbors, had tabled co s9deration of the CUP application, delaying operation of the group home and qusi g severe financial losses to Recovery Alternatives. With the Center's assistant , a charge of housing discrimination against the City of Sedona was filed with the izona Attorney General's Office in January 2003. The charge alleged that th e City )led to offer a waiver of the CUP requirement as a reasonable accommoI lation for individuals with disabilities mandated under the state's Fair Housing . It further alleged that land use provisions requiring a CUP for group homes set ving persons with disabilities is itself a violation of fair housing laws because it imposes more burdensome terms and conditions on persons with disabilities looking for housing. In May, all parties entered settlement negotiations, with the Arizona Civil Rights Division of the Attorney General's Office. The parties successfully reached a • settlemeni on June 26, 2003. In exchange for Recovery Alternatives and Ms. Cunningham agreeing to dismiss the complaint and relinquish their right to file a formal law uit, Sedona agreed to the following: • pe anentiy post a disclaimer in Sedona City Hall which states that Z 'urination on the basis of race, color, religion, sex, national origin, fa fla l status, or disability is prohibited • con one a study session of its Planning Commission In consultation with the Ceriller within 120 days of the agreement to consider revisions and ame dments to the Land Development Code and other City codes regarding plat ment of group homes and the City's obligation and duties under the fede 1 and state Fair Housing Acts and other laws applicable to people with • offela Fair Housing training session to City staff working on housing Issues • purchase complainant's property intended for the group home for a sum of • par settlement amount of $148,334.00, which included attorneys fees and cos "^ the Center In exchang Anne Cunningham and Recovery Alternatives will delay attempts to open a gro p home in a Sedona residential neighborhood for one year while the City works revise its Code. "We hope n ws of this case will Incite other municipalities in Arizona to review their city or coun ordinances regarding group homes for people with disabilities and make what er changes are necessary to ensure that everyone gets an equai opportunity housing," said Chen. The Arizon Center for Disability Law provides free legal services to ensure people wit a wide range of disabilities are free from discrimination, abuse • http: / /wwtiv.fairhousing.com/ index. frn ?method=page.disp;ay&pageID =3295 7/25/2004 S•d 96902BL09LT O93I0 F1dS 1,101,10381:1W 899:90 t.0 92 Inc National Fair Housing Advoca* Chiline Page 3 of 3 • and n lect, and have access to education, housing, jobs, healthcare, and other rvices. The Center assists individuals statewide through federal pro on and advocacy funding along with other grants and donations. The Ce does not charge clients for its services. For furth r information or a copy of the Complaint or Conciliation and Settlement Agreem ts, contact Diana Chen at (520) 327 -9547 or Andrew Mudryk at (602) • • http:/ /www.fairhousing.com/index.erm? method= page.display &pagelD =3295 7!25/2004 9•d 9690EBL09L1 09310 NHS NON0721HN d85:S0 b0 9Z Inc National Fair Housing Nati Advi NFHAO contact — News Archive - Old Headlines Vdy Press Releases. Ope Print Advocate Action Alerts afte Discussion Message Forums The Guest Room — Resources Get Help Near You Events Job UsUngs Links Book Club Sponsors —Legal Research Case Database Recovery Database HUD Settlements Statutes and Pegs Articles HUD Resources > The City pay Online Page I of A project of the Tennessee Fair Housing Council inai Fair Housing saarch: igp cate Online search March 2003 only 3me I about NFHAO 1 forums go to advanced search < c search help c >na Beach group home continues Ition and wins $100,000 settlement attempted shutdown nission of Daytona Beach, Florida agreed in March to give up a against a home for recovering drug and alcohol addicts. The City will to settle a federal discrimination lawsuit. The settlelillent approved by commissioners includes $60,000 for attorney fees and costs. Mict ael Gardner, owner of the home, will split $6,000 with 10 clients. Hearthstor a Foundation, a nonprofit company that operates the home, will get $34,000. 1 he settlement ensures that the Peabody House, a group recovery home in a beach ide Daytona residential neighborhood, will continue to operate and help r up to 10 covering alcoholics and drug addicts simultaneously. The Commission's move came despite opposition from neighbors who opposed the group homp and spoke out at Commission meetings over the past year. According to the Dayliona Beach News- Journal, Commissioners approved the settlement on a 4-3 vote with support from Mayor Bud Asher and commissioners Rick Shiver, Yvonne rlett- Golden and Charles Cherry. Commissioners Darlene Yordon, Mike Shallow ano George Burden opposed the settlement. wanted "Illegal dormitory" shut down According to the News - Joumal, city officials started a code enforcement action against the home that resulted in fines for operating an "illegal dormitory" in a residential orea and ordered the home to shut down, The actions were at the urging of neighbo , according to the article. The group 1, ome's operators refused to close the home and filed a federal lawsuit under the F tr Housing Act and the Americans with Disabilities Act, asserting that the City was discriminating against the Peabody House residents on the basis of disability. S even Polin, an attorney with Oxford House, another group home operator, a fisted Hearthstone with its lawsuit. Commissio scarlett- Golden told the News-Jou mat that the City had no alternative ut to settle. "DO we continue spending money trying to win when we know our pr babilities of winning are almost nil ?" she asked. Commissioner Yordon continued tJ side with neighbors of the home who oppose it. "The neighborhood has made it ear they don t .want to resolve this, they rant to fight," Yordon told the News -Jo tmal. The rhetoric Jagainst the home had been harsh as evidenced by anti - Peabody posts on therealdaVtona.com web site, operated by "Citizens for Honest Government." The site acc sed the home's owner of simply viewing the home as a money- making endeavor in ead of a place to help people in recovery. The site's creator also 7/25/2004 • • 1 0931 NHS NON07buN d6s :50 40 92! Inr L -d 96902BL09Li • National Fair Housing Advocat Online g a preliminary injunction to Peabody House to stop the City from Page 2 of 2 • stated, " 4ow call me nuts, but my definition of disabled does not extend to someonf who chooses to suck on a crack pipe. That is an insult to all the truly disabled People out there who struggle to meet life's challenges. Lets (sic) just hope sor ie federal judge sees this for what it is ... a big scam (sic).° At City mmission meetings, neighbors of the Peabody House claimed that transien and panhandlers had increased in the neighborhood since the home opened, Ihat drug addicts and alcoholics were not really disabled, that the house should the hou moved to some other part of the city, that too many cars were parked at and that the house the neigh , generated more revenue than other rental homes in Qrhraul Peabody ouse representatives responded that there were never more than four cars at th home, all of which fit into the home's garage. They pointed to the fact that then was a garden dub in the neighborhood with 250 members and held bi- weekly m tings which caused a great number of additional cars to be parked in the neigh 3orhood _ In grantin g a preliminary injunction to Peabody House to stop the City from shutting il down, a federal judge noted that City Commissioners had claimed that recovetinc addicts and alcoholics were not disabled. The judge denied that assertion, saying that addiction "places severe limitations on people's lives" and pointed to several other federal cases that expressed the same sentiment. The settlement agreement reached with the City resolves the claims of both parties. According to Polin, one of the Plaintiff's attorneys, the City agreed to treat Peabody all the reg ouse as a "single family home" as long as the home continues to follow ilations and codes required of such homes. • Gardner i. City of Daytona Beach Case No. :02 -CV- 357 -0RL -19KRS (M.D. Fla.) The Honorable Patricia C. Fawcett, U.S. District Judge Steven PC fir, and Billie ;a Dvsecs, attorneys for plai.-.ti:f, Case f:le March 22, 2002 Settleme ----------------------------------------------------- t: March 19, 2003 ------------------------------------- Corr- l:.ndem. fim? P .7etbod= pa^- e.Cl:S,^,lai' &pageID =3387 70-55/?n0e B'd 56902BL09LI 003IU NUS 1,101,103?!UN d65 =50 4D 9Z Inr National Fair Housing Advocale Online Pagel of2 A project of the Tearressee Fair Housing Council Nat ona }liFair Housing sear e�_I ^� e Online search July 1995 only L- NFHA Home I about NFHAO I for errs go to advanced search < eontae us search help < — News Archive - Old Headlines Frid ey Tenants and City Settle Press Releases Disc i mination and Relocation Claims For Print Advocate ocate Action Alerts $40 r000 — Discussion Message Forums . Tenants f a complex in Fridley, MN, slated for demolition to make way for new The Guest Room housing ave settled their claims under the Fair Housing Act, the Minnesota Human Rights A and laws on relocation benefits. — Resources Get Help Near You Events Job Listings , Links Book Club Sponsors —Legal Research Case Database Recovery Database HUD Settlements Statutes and Regs Articles HUD Resources http: / /www.fairhousing. 6 •d Tenants Lteged that their buildings were targeted for demolition because of their race, __I lial status, and receipt of public assistance. After weeks of intensive negotiati ns between the Sylvan Oaks Tenants Association (SOTA), the City of Fridley, H officials, and their attorneys, a settlement was reached in June_ Under' the terms of the settlement, the City and HRA deny any liability or intent to discrimin to against SOTA members, but have paid approximately $400,000 in relocation payments and atto meys fees and have agreed to enact a fair housing ordinance for the City. The City also agreed not to require any local residency preferencl for subsidized housing in Fridley, and to amend the City's housing plan to take intIo account the needs of low -i ncome tenants. Glenn D. fiver, lead attorney for the case with the Housing Discrimination Law Project sal he thirty plus clients we represent now have the means to make rEal Cho' about where they want to live. Some of them are now building homes in Fridley, h Ile others have chosen to relocate in areas outside of Fridley. At the same time we believe that the City of Fridley and its HRA in Fridley understand that they nnot or redevelopment policies without considering the needs of the disp aced famil ies.' Oliver poin ed out that SOTA's complaint, which was never Fled in Court, hinged on two facto . One, there were statements by public officials which indicated that condemni SOTA members' apartment buildings and redeveloping the area (using tax inQem t financing) was intended to displace the tenants because of their socio -econ mic status. (Half were people of color, half receive public assistance of some form nd two thirds of the households contained families with children, all protected c assific ations under Federal and /or State anti - discrimination law.) Secondly proposed demolition of the apartment buildings would have forced many fa nil of color to relocate outside the City of Fridley and reduced the overall availability f low income housing in Fridley. SOTA stated, based on an Urban Coalition a lysis of census data, that the project would displace 5% of Fridley's people of c for. The demolition of the apartment buildings without adequate relocation a Stance was bound to further segregate the population of Fridley, by forcing peo le of col or and other protected Class persons out of the City. • E The tenants were represented by the Legal Aid Society of Minneapolis Housing Discr minatf n Law Project, Dorsey & Whitney, and other private attorneys. Thomas J. White, a olunteer attorney from the law firm of Klein & White, who worked on the case, cif ed the unity of the SOTA residents, assistance of volunteer attorneys • and the willi guess of Fridley public offidals to some to the table f or serious negotiations as reasons for the relatively quick resolution of the dispute. com/index^d�m? method— page.display &pageII�3152 7/25/2004 5690Z8LOISILT 093I0 NHS WOW038UW 400 90 40 90 TnC National Fair Housing Page 2 of 2 the resid nts that theybelleved that the project was permissible under the law and • that the #rejed was a grouphome, not a nursmo home. The residents continued to express tPeir strong opposition tothe project. later that month, the City ordered the cons coon crews to stop work on thegroup home and revoked the building permits iq had granted. National Fair Housing Advocat Online of Page I of 2 A project of the Terinesseg Fair Housing Council Nati nal Fair Housing Adv cate Online NFHAO Home ; about NFHAO I forums i City In Coeur. TbE modified ft want a "nu that their I traffic in tt testimony, persons liv search: search September 1998 only 1 oo to advanced search < Search help a orders city to pay $192,000 to Sri group home operators in zoning r, United States District Judge George F. Gunn, Jr. ordered the city of Missouri to pay $ 192,788 to the developers of a group home for 10zheimer s Disease. The Court also ordered the city to issue building edevelopers so the group home could be completed. 5, CUBA, Inc. opened MasonManor, a group home for persons with Disease, in an unincorporated part of St.Louis County, Missouri. Soon iitty opened, the part of the county where thehome was built was the city of Creve Coeur. CURA planned to build another grouphome in ieur area because there were many people on the waiting list to getinto er 1995, CURA purchased a home in a Crave Coeur residential A andplanned to convert it into a group home. Later that month, CURA ie city forseveral construction permits. On October 4, 1995, Timothy dent of CURA, metwith Creve Coeur's director of Community It, Randal Gamer. Gamer told Dolanthat the city's legal department was see if it could block the group homebased on an earlier court decision. I a separate, non - profit corporation to insulate itself fromthe earlier i, which held that cities could block the construction of grouphomes In eas if they were 'for profit" ventures. CURA assured theCity Attorney home would be a non -profit operation. This assurance seemed City, which issued several construction permits in October and permits after neighbors voice concerns 1995, residents near the new group home learned of CURA's plans. •d Gamer and Michael McDowell, the City Administrator for Creve !ighbors cWhried that they had been told that the home was being a singlefamily from another town. The neighbors said that they did not inghome" operating in a residential area. The neighbors complained ipertyvalues would be driven down and that there would be additional neighborhood if the project was allowed to proceed. According to ane of theneighbors ever specifically objected to having disabled g in theirneighborhood. On Decem6 r 11, 1995, the Crave Coeur City Council held a regularly scheduled • meeting.Ma y residents of the neighborhood where the group home was being built attended th eeting. They expressed their concems about the group home and the adverse eff itwould have on their neighborhood. The City Council explained to http;Sr4l :yw.fai :housing. corn /irdexc m ?method�age.display &pageID =3053 725,12004 g"d SGSOOBL09LI 093IG NUS NONOO2IUN dL5 50 40 9i? Inc — News Archive Cld Headlines 7udg . press Releases . Mis Print Advocate Action Alerts disp — Discussion _ Message forums The Guest Room In Sept CreveCt — Resources persons w permits to Get Help Near You Events lob Listings In June 19 • Links Club Alzheimer` after the f; Book Sponsors annexed b the Crave Mason Mar —legal Research Case Database In Septem Recovery Database neighborhl applied to HUD Settlements - Dolan, pre Statutes and pegs Developmi Articles checking b HUD Resources CUBA aea court deciE residential that the of tosatisFy C November City In Coeur. TbE modified ft want a "nu that their I traffic in tt testimony, persons liv search: search September 1998 only 1 oo to advanced search < Search help a orders city to pay $192,000 to Sri group home operators in zoning r, United States District Judge George F. Gunn, Jr. ordered the city of Missouri to pay $ 192,788 to the developers of a group home for 10zheimer s Disease. The Court also ordered the city to issue building edevelopers so the group home could be completed. 5, CUBA, Inc. opened MasonManor, a group home for persons with Disease, in an unincorporated part of St.Louis County, Missouri. Soon iitty opened, the part of the county where thehome was built was the city of Creve Coeur. CURA planned to build another grouphome in ieur area because there were many people on the waiting list to getinto er 1995, CURA purchased a home in a Crave Coeur residential A andplanned to convert it into a group home. Later that month, CURA ie city forseveral construction permits. On October 4, 1995, Timothy dent of CURA, metwith Creve Coeur's director of Community It, Randal Gamer. Gamer told Dolanthat the city's legal department was see if it could block the group homebased on an earlier court decision. I a separate, non - profit corporation to insulate itself fromthe earlier i, which held that cities could block the construction of grouphomes In eas if they were 'for profit" ventures. CURA assured theCity Attorney home would be a non -profit operation. This assurance seemed City, which issued several construction permits in October and permits after neighbors voice concerns 1995, residents near the new group home learned of CURA's plans. •d Gamer and Michael McDowell, the City Administrator for Creve !ighbors cWhried that they had been told that the home was being a singlefamily from another town. The neighbors said that they did not inghome" operating in a residential area. The neighbors complained ipertyvalues would be driven down and that there would be additional neighborhood if the project was allowed to proceed. According to ane of theneighbors ever specifically objected to having disabled g in theirneighborhood. On Decem6 r 11, 1995, the Crave Coeur City Council held a regularly scheduled • meeting.Ma y residents of the neighborhood where the group home was being built attended th eeting. They expressed their concems about the group home and the adverse eff itwould have on their neighborhood. The City Council explained to http;Sr4l :yw.fai :housing. corn /irdexc m ?method�age.display &pageID =3053 725,12004 g"d SGSOOBL09LI 093IG NUS NONOO2IUN dL5 50 40 9i? Inc Facsimile Mail 9095968691 Phone (626) 3391432 Mayor, City Council Members of Newport Beach, CA Facsimile Mail 9496443073 �Cy• • July 26, 2004 "RECEIVED 4R AGENDA . PRINT €€; "=r`7 - 2'? `/ Re: July 27, 2004 Agenda Item 41 Adoption of proposed Amendment to the Zoning Ordinance for Recovery Facilities Gentlemen: We have owned 1816 West Oceanfront since 1967. We have used it as our vacation single family residence all this time. In 1992 we remodeled and added a two bedroom apartment over the garage. The present resident, there for the Iast three years, is a single lady. We are certainly aware of the usage and occupants conduct at 1810 West Oceanfront. We visit with our fiiends at 1812 West Oceanfront. At times the noise and the smoke emanating from 1810, is in our opinion, constitutes both a public and a private nuisance. You must realize that there is only a three foot side yard set back in all of that area. We therefore support and urge you to adopt the proposed Zoning Ordinance Amendment • and also require a hearing before issuing conditional use pennit, requiring the occupants to abide by reasonable and non discriminatory restrictions. We do expect that these conditions of occupancy be compatible with the usage contemplated when the original zoning of R- 2.5 was passed. Since all these hearings the recovery facility has been a much better neighbor. However, in addition to their permanent residents they are busing in several van loads of people daily at around 8 A.M. and picking them up in the evening about 9 P.M. The food supplies come in at least twice a week The trash company empties two large dumpsters three a week. All this impacts the traffic flow in the narrow alley serving Ocean Front and Balboa residcats. All of these things should be considered and the permittee should be held responsible to the standards of the other area neighbors. Nothing less, nothing more. In doing v hat's fair and reasonable I hope that each Council and Staff member will approach this problem as though the recovery facility is their neighbor and not just ours. Very truly yours, John and Margie Mordoff • Mr_ And Mrs. Albert Irwin 1802 West Ocean Front Newport Beach, California July 26, 2004 City Council City of Newport Beach 3300 Newport Blvd. Newport Beach, Ca. Re: Agenda Item No.4 —July 27, 2004 Dear Mayor Ridgway and Councilmen: "RECEIVED AFTER GENDA Although we are unable to be present at your meeting, we wish to express our support for the proposed zoning amendment regarding Recovery Facilities. Please ass this amendment. • As long time residents of the Peninsula, we have personally experienced the difficulties that can occur when Group Living facilities are too densely located and poorly managed. Sincerely, ' tr Al and Lois Irwin • COWNC11 AGENDA Pao. 6 0/10/04 LAW OFFICES OF FACSIMILE TELEPHDNE (949) 752 -2141 DANIEL SO C -CARL E 1ON (949)757 -0707 IRVINE, CALIFORNIA 92612 Legal Assistant Heather Dorris July 26, 2004 HAND DELIVERED City Council City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92658 Re: July 27, 2004 Council Meeting — Agenda Item 4 Dear Mayor Ridgeway and City Council Members: This correspondence confirms that this office represents Narconon Southern California. A review of the proposed ordinance raises concerns that portions thereof are in violation of state and federal statutory and case law, as it is currently written. It is in the best interest and welfare of the community for the Council to consider making at least two additional amendments to the final draft. The amendments will clarify the definitions for "Campus" and "Single Housekeeping Unit." The proposed changes are presented below. They will allow the City to maintain the desired control and also allow the ordinance to be more compliant with the laws of the land. Why do these definitions need to be amended? The answer is clear after a brief review of the federal and state legislative purpose for the laws, along with citations of a few of the applicable laws. Legislative Intent And The Concerns The Federal Housing Act Amendment (FHAA) was partly created to make unlawful those public and private land use and housing practices and decisions that discriminated against people with disabilities, as defined by the government. In particular, the act was passed to eliminate unlawful restrictions against group housing for these people since they are significantly more likely to live with unrelated persons within a residential setting. Under the FHAA it is illegal to refuse "to make reasonable accommodations in rules, policies, practices or services, when such accommodations may be necessary to afford such person equal opportunity to use and enjoy a dwelling." 42 U.S.C. §3604(f). City Council City of Newport July 27, 2004 Page 2 To comply with the federal laws on a state -wide basis, the California legislature passed laws to establish and maintain a comprehensive way to ensure quality community care for people with disabilities. This allowed them to live in group housing within a residential neighborhood setting (California Health and Safety Code section 1501). As a result, a concern was created by local agencies about compliance with the federal and state laws. They believed the integrity of a residential neighborhood would be impaired and an over - concentration of residential care facilities would be created because state law requires these group residential facilities be treated as Single Family Residences (California Health and Safety Code section 1568.0831). To deal-with this concern, state law allows the establishment for a separation distance of 300 feet or less (.California Health and Safety Code section 1520.5 subsection (a) and (b). This requirement clearly shows the need to change the distance from "300 yards" to "300 feet" in the distance requirement of the proposed definition for "Campus." The other area of concern is the fact that the word "transient" was not 100% stricken and removed from the proposed ordinance as discussed in the City Council hearing of July 13, 2004. A form of the word still appears in the definition for "Single Housekeeping Unit" as "non- transient" which limits persons with disabilities in the unit. In reality, a family can have transient members. So can residential properties that are leased, rented, or have multi- ownership. The use of the word needs to be eliminated because it violates legislative intent, discriminates against the handicapped, and fails to provide equal protection. Further, the use of the term "Single Housekeeping Unit" as written does not allow a reasonable accommodation and conflicts by operation with the term's use in the FEP requirements of "SECTION 10.C,2." of the proposed ordinance. In City of Edmonds v. Oxford House, 514 US 725 (1995), the City of Edmonds, Washington had a zoning restriction which limited occupancy to five or fewer unrelated persons. The District Court had granted summary judgment in favor of the city based upon a provision in the Fair Housing Act which exempts local restrictions regarding the maximum number of persons permitted to occupy a dwelling from any discrimination challenges. The Ninth Circuit reversed the District Court decision and the United States Supreme Court agreed. Hence, occupancy restrictions apply equally to families and groups of unrelated persons. In addition, the California Supreme Court in City of Santa Barbara v. Adamson, 27 Cal. 3d 123 (1980), held that the California Constitution prohibited local communities from distinguishing between blood- related families and self - proclaimed families that were living as a single housekeeping unit. City Council City of Newport July 27, 2004 Page 3 Other case law affecting persons occupying a residential dwelling include: Briseno v. Santa Ana, 6 Cal.App. 0' 1378 (4h Dist. 1992), where the City of Santa Ana had enacted local regulations which limited the number of persons (related or unrelated) living together. The state Court of Appeal held that the local regulation was preempted by the uniform state regulation and legislation; and In College Area Renters and Landlord Association v. City of San Diego, 43 Cal.App. 4`" 677 (4t' Dist. 1996), the City of San Diego attempted to limit the number of adult occupants of rented one - family dwelling units. The Court of Appeal held the zoning invalid as a denial of equal protection of renters vis -a -vis owners. So, one solution for the City is to clarify the definition of "Single Housekeeping Unit' for purposes of the FEP and allow unrelated persons to function together under the definition of a "Residential Care — General" and in accordance with legislative intent and federal and state laws. The above represents a couple of concerns we have with the proposed ordinance. We have provided you with some additional facts to help in your creating an ordinance that complies with state and federal laws by amending the definitions involved and to eliminate the conflict that exists. Thank you for your consideration in addressing these concerns. Respectfu , L C. CARLTON DCC:td M Jon Stearman, Narconcon Southern California (via facsimile) Robert Burnham, Newport Beach City Attorney (via facsimile) Jeffrey A. Goldfarb, Special Counsel to City of Newport Beach (via facsimile) • " SEAL' +ED AFTER AGENDA FR"'IED:° N ^r2CP NON° Southern California August 7, 2004 1. PURPOSE OF ADA - The following excerpts are from the United States Court of Appeals for the Ninth Circuit, Bay Area Addiction Research and Treatment Inc v. City of Antioch,CA 1999: • Congress' stated purposes in enacting the ADA (Americans with Disabilities Act) also support its application to zoning. Within the text of the ADA, Congress set forth its broad goal of "providing a clear and comprehensive national mandate for the elimination of discrimination against individuals with disabilities" 42 U.S.C. Section 1210(b)(1) (1999) "individuals with disabilities are a discrete and insular minority who have been faced with restrictions and limitations, subjected to a history of purposeful unequal treatment, and relegated to a position of political powerlessness in our society, based on characteristics that are beyond the control of such individuals and resulting from stereotypic assumptions not truly indicative of the individual ability of such individuals to participate in, and contribute to, society." Without speculating on the kind and quality of evidence needed to establish a significant risk, we note that in assessing the evidence, courts must be mindful to the ADA's express goal of eliminating discrimination against people with disabilities. See 42 U.S.C. Section1210(b)(1) As the Ariine Court recognized, the Rehabilitation Act was meant to protect disabled individuals "from deprivations based on prejudice, stereotypes, or unfounded fear." 2. INTENTION OF FHAA - The following excerpts are from The Court of Appeal of California, Third Appellate District, Jeffery Hall v. Butte Home Health, 1997: In amending the Fair Employment and Housing Act, the Legislature declared: "It is the Legislature's intent to make the following findings and declarations regarding unlawful housing practices prohibited by this act: [P] (a) That public and private land use practices, decisions, and . authorizations have restricted, in residentially zoned areas, the establishment and operation of 1810 W. Ocean Front, Newport Beach, CA Phone: (800) 876 -6378 Fax (949) 675-4479 www.usnodrucis.com C') T City of Newport Beach g �, Mayor & City Council 3300 Newport Blvd. Newport Beach, CA ;N x =' ° e SUBJECT: City Council Meeting, Agenda Item 15, August 10, 2004 n O >m Dear Sirs, I have provided the following three cases to answer questions that have arisen from the recent hearings on recovery homes. This data answers the questions of why the ADA (Americans with Disabilities Act) and FHAA (Federal Fair Housing Act Amendment) were enacted and what the intentions and purposes are behind these federal laws: 1. PURPOSE OF ADA - The following excerpts are from the United States Court of Appeals for the Ninth Circuit, Bay Area Addiction Research and Treatment Inc v. City of Antioch,CA 1999: • Congress' stated purposes in enacting the ADA (Americans with Disabilities Act) also support its application to zoning. Within the text of the ADA, Congress set forth its broad goal of "providing a clear and comprehensive national mandate for the elimination of discrimination against individuals with disabilities" 42 U.S.C. Section 1210(b)(1) (1999) "individuals with disabilities are a discrete and insular minority who have been faced with restrictions and limitations, subjected to a history of purposeful unequal treatment, and relegated to a position of political powerlessness in our society, based on characteristics that are beyond the control of such individuals and resulting from stereotypic assumptions not truly indicative of the individual ability of such individuals to participate in, and contribute to, society." Without speculating on the kind and quality of evidence needed to establish a significant risk, we note that in assessing the evidence, courts must be mindful to the ADA's express goal of eliminating discrimination against people with disabilities. See 42 U.S.C. Section1210(b)(1) As the Ariine Court recognized, the Rehabilitation Act was meant to protect disabled individuals "from deprivations based on prejudice, stereotypes, or unfounded fear." 2. INTENTION OF FHAA - The following excerpts are from The Court of Appeal of California, Third Appellate District, Jeffery Hall v. Butte Home Health, 1997: In amending the Fair Employment and Housing Act, the Legislature declared: "It is the Legislature's intent to make the following findings and declarations regarding unlawful housing practices prohibited by this act: [P] (a) That public and private land use practices, decisions, and . authorizations have restricted, in residentially zoned areas, the establishment and operation of 1810 W. Ocean Front, Newport Beach, CA Phone: (800) 876 -6378 Fax (949) 675-4479 www.usnodrucis.com N ^RC./ N1 ON` Southern California group housing... [P] (b) That persons with disabilities... are significantly more likely than other persons to live with unrelated persons in group housing. [P] (c) That this act covers unlawful discriminatory restrictions against group housing for these persons.° (Stats. 1993, ch. 1277, §18.) "The Federal Fair Housing Amendments Act of 1988 articulates the public policy of the United States as being to encourage and support handicapped persons' right to live in a group home in the community of their choice. [Citation] `[Section 3604(f)(2)] is intended to prohibit special restrictive covenants... which have the effect of excluding... congregate living arrangements for persons with handicaps. "' (Rhodes v. Palmetto Pathway Homes, Inc. (1991). 3. INTENTION OF FHAA - The following are from the United States Court of Appeals for the Ninth Circuit, City of Edmonds v. Washington State Building Code Council and Oxford House Inc.: [ *906] The FHAA imposes an affirmative duty to reasonably accommodate handicapped persons. 42 U.S.C. Section 3604(f)(3)(B). [ * *13] Reasonable accommodation is borrowed from case law interpreting the Rehabilitation Act of 1973. 1988 U.S.C.C.A.N. at 2186 (citing Southeastern Community College v. Davis, (1979)). • Congress intended the FHAA to protect the right of handicapped persons to live in the residence of their choice in the community. 1988 U. S.C.C.A.N, at 2185. The FHAA was to "end the unnecessary exclusion of persons with handicaps from the American mainstream." See United States V. Badgett, 976 (8"' Cir. 1992) (question not whether any housing made available, but whether housing individual desired was denied on impermissible grounds) I hope this has been helpful in clarifying the intent and purposes of the ADA and FHAA. Res ;rshall ly, Gerry (760) 668 -4617 President, Narconon So. Cal. CC: Robert Burnham, City Attorney Homer Bludau, City Manager Jon Stearman, Director of Legal Affairs, Narconon So. Cal • 1810 W. Ocean Front, Newport Beach, CA Phone: (800) 876 -6378 Fax (949) 675 -4479 www.usnodruos.com 'TECH!VED 4TER AGENDA • August 6, 2004 FAX AND HAND DELIVERED To: Newport Beach City Council Attn: Mayor Todd Ridgeway and Council Members: Steve Rosansky, Don Webb, Gary Adams, Steven Bromberg, Richard Nichols and John Heffernan, RE: PROPOSED ORDINANCE - AGENDA ITEM NO. 15, AUGUST 10, 2004 CITY COUNCIL MEETING Gentlemen, You will find on the following pages a summary report on statutory legislation as it applies to the proposed ZONING AWNDMENTIRECOVERYFACILITIES. We are submitting this information and research because approving an ordinance of this type, the City Council is creating a creating a financial risk for the City of Newport Beach and its residents. This is based on recent cases and the thousands of dollars that cities paid -out as part of legal settlements for failing to comply with applicable Federal and State laws. In fact, over $250.000.00 is the average case settlement against a city for non - compliance with the laws and found to be discriminating against disabled people. And, this does not include the legal, administrative, public relations and good -will costs incurred by a city. The City and its residents are the ones that suffer, if monetary losses are incurred. • Further, from a moral and ethical standpoint it is evident that the proposed ordinance is discriminatory. We urge you to not take such a financial risk that can have a negative impact on the great City of Newport Beach. Sincerely, Christopher Bauge Ji Brierly — 1 Orange County Sober Living Coalition yr _ to cc: Robert Burnham —City Attorney, Newport Beach Homer Bludau — City Manager, Newport Beach . Lavonne Hark-less — City Clerk, Newport Beach SUMMARY REPORT ON STATUTORY LEGISLATION & CASE LAW AS IT APPLIES TO • THE PROPOSED ORDINANCE - AGENDA ITEM NO. 15, AUGUST 10, 2004 CITY COUNCIL. MEETING The following Federal Acts, recent legislation, as well as case law history will support that the proposed ordinance is not only facially invalid because it does not substantially further any legitimate government interest, but also is invalid and unenforceable because it deprives disabled persons equal protection of the law, by requiring a now invented "Federal Exception Permit. This ordinance clearly inconsistent with Federal statutory law. Federal Acts/Recent Legislation Summary The key issue with the proposed ordinance labeled is that the city has not prove d, provided viable data, or articulated that the ordinance is necessary to further a legitimate government interest and the ordinance also has no language in it that shows how it will reasonably accommodate handicapped individuals. The ordinance makes a feeble attempt, if any, calling to preserve the unique character of residential neighborhoods. The Fair Housing Act Amendment of 1988 prevents city's from adopting or enforcing zoning • ordinances that impact recovery facilities for handicapped individuals differently than non - handicapped residential uses in the same zone unless the City can prove the ordinance is necessary to further a legitimate government interest; and reasonably accommodate handicapped individuals. The FHAA (Federal Fair Housing Act) makes it unlawful to refuse to make reasonable accommodations to rules, policies, practices, or services when such accommodations may be necessary to afford persons with disabilities an equal opportunity to use and enjoy a dwelling. What is "reasonable accommodation" for purposes of the act'.' Well according to the Joint statement of the Department of Housing and Urban Development and the Department of Justice in their statement release May 17, 2004 "A reasonable accommodation is a change, exception, or adjustment to a rule, policy, practice, or service that may be necessary for a person with a disability to have an equal opportunity to use and enjoy a dwelling, including public and common use spaces." CASE LAW /STATUTORY INTERPRETATION CITY OF CLEBURNE, TEXAS, ET AL. v CLEBURNE LIVING CENTER, INC., SUPREME COURT OF THE UNITED STATES • July 1, 1985 Decided Page 3 cf 0 Summarv: The following case will demonstrate what happens when.a local city government, passes an ordinance that is similar to the proposed ordinance, without providing for a legitimate government interest and providing reasonable accommodation. This case proves that the ordinance is facially invalid and unenforceable. The CLC (Cleburne Living Center) filed suit in Federal District court against the city and a number of its officials, alleging, inter alias, that the zoning ordinance was invalid on its face and as applied because it discriminated against the mentally retarded in violation of the equal protection rights of the CLC and its potential residents. The district court found that ythe potential residents of Featherstone Street Home were not mentally disabled, but the home was the same in all other respects, it's use would be permitted under the city ordinance, and that the city council decision "was motivated primarily that the residents of the home would be persons who are mentally retarded." The court considered heightened scrutiny to be particularly appropriate in this case, because the city ordinance withheld a benefit which, although not fundamental, was very important to the mentally retarded. Without group homes, the court stated, the retarded could never hope to integrate themselves into the community... the court held that the ordinance was invalid on its face because it did not substantially further any important governmental interest. • BAY AREA ADDICTION RESEARCH AND TREATMENT, INC v. CITY OF ANTIOCH UNITED STATE COURT OF APPEALS FOR THE NINTH CIRCUIT June 3; 1999 E Summarv: This case will illustrate how zoning for disabled individuals is regulated by Federal Law, and that is not in the control of local, city, or state governments. On July 6, 1998 Bay Area Addiction Research and Treatment brought a class action lawsuit against the City of Antioch under the ADA, the Rehabilitation Act, and 42 U.S.C., for violations of Supremacy, Due Process, and Equal protection clauses. Bay Area sought a declaratory judgment that Ordinance # 941 C -S was unlawful and a permanent injunction enjoining Antioch from enforcing the ordinance or otherwise interfering with Bay Area's use of sunset lane as a Methadone Clinic. The District court found that zoning is an activity covered by the ADA and the Rehabilitation Act and that appellants are qualified individuals with disabilities, entitled to protection under both statutes. The Second Circuit in several similar cases (Innovative Health Systems, Inc. v. City of White Plains) held that these statutes (ADA, Rehabilitation Act, 42 U.S.C.) do apply to zoning. Paee 2 of Based on these findings it is evident that the proposed Ordinance labeled "Exhibit All is invalid., • and that "Section 5- labeled Land Use Regulation" and the adjoining zoning chart is both discriminatory, and in direct violation of the American Disabilities Act, The Rehabilitation Act and U.S.C. Section 42, because zoning as the Courts found is governed by Federal Law, meaning local governments cannot make zoning determinations in cases involving disabilities. TURNING POINT, INC., v. CITY OF CALDWELL; CALDWELL PLANNING AND ZONPJG DEPARTMENT UNITED STATES COURT OF APPEALS FOR THE NINTH CIRCUIT JANUARY 24, 1996 Summarv: Lastly we present a case that demonstrates the unenforceability of Occupancy Limitations for the disabled and the rehabilitation agencies that provide those services. Turning Point, Inc., a non - profit Idaho corporation brought suit against the City of Caldwell Idaho, and the Planning and Zoning Department. Turning Point alleged that the zoning ordinance of Caldwell was unconstitutionally vague and that its enforcement against Turing Point was a violation of the Fair Housing Act, 42 U.S.C. The court found that the occupancy limitation was unreasonable, and that the City of Caldwell . had failed to make reasonable accommodations for the handicapped in violation of 42 U.S.C. The court further enjoined enforcement of the conditions it found not to be reasonable accommodations. It awarded damages to Turning Point of $5,618 representing lost program reimbursement, because of the restriction placed on the number of residents. Here beyond dispute, it was found that housing for the handicapped was affected by the City of Caldwell's failure to reasonably accommodate, and its insistence on an occupancy level was unreasonable. The Fair Housing Act, 42 U.S.C., empowers courts to award appropriate attorney fees, as well ais operating losses accrued because of violations of the act. Turning Point also sought reimbursement from the City of Caldwell for its attorney fees. RECENT SETTLEMENTS Summary: Next we look at what happens when cities and local municipalities either pass ordinances that fail to reasonably accommodate the disabled; do not support a legitimate government interest and /or are discriminatory in nature. r' City of Taylor, Michigan agrees to pay $550,000 for refusing to rezone adult residential care center • Pauc = of 1 • In yet another case where a city's government has been accused of denying housing rights to its disabled citizens, a new large settlement has been reached. The city of Taylor Michigan has agreed to pay $550,000 to settle a discrimination lawsuit filed by the owners of a residential facility for disabled adults. According to the lawsuit Taylor officials had refused to allow the facility to house more than six residents because of zoning laws. The residential facility was in a single family area. Zoning requirements in single family areas limited the number of persons living to six. When the facility asked the City to rezone their property, Taylor Officials said no. In December of 1996, the sixth Circuit court issues a ruling on behalf of the plaintiffs, agreeing that the City of Taylor failed to make reasonable accommodation. Following the Sixth circuit ruling, the City of Taylor agreed to settle. The cash settlement included money for lost profits, damages, attorneys' fees, legal costs, and interest. Taylor officials also agreed to an injunction, prohibiting it from interfering with the operations of adult foster care facilities in single family neighborhoods. Summarv: Z City of Sedona Settles Housing Discrimination Complaint for $530,334 Recently, the City of Sedona agreed to settle a housing discrimination complaint, brought by • recovery Alternatives, Inc. and Anne Cunningham, its Executive director, both represented by the Arizona Center for Disability Law (the Center). The January 2003 administrative complaint, filed with the Arizona Attorney General's Office, alleged that the city violated the Federal Fair Housing Act when its Land Development code thwarted efforts of a group home for individuals with disabilities from operating in a Sedona residential neighborhood. In May, all parties entered settlement negotiations with the Arizona Civil Right Division of the Attorney General's Office. The parties successfully reached a settlement on June 26, 2003. Sedona agreed to the following: • Permanently post a disclaimer in Sedona City Hall which states that discrimination on the basis of race, color, religion, sex, national origin, familial status, or disability is prohibited • Convene a study session of its Planning Commission in consultation with the Center within 120 days of the agreement to consider the revisions and amendments to the Land Development Code, and other city codes regarding placement of group homes, and the City's obligation and duties under the Federal and State Fair Housing Acts and other laws applicable to people with disabilities. • Offer a Fair Housing training session to City staff working on housing issues • Purchase complainant's property intended for the group home for the sum of $382,000.00 • Pay a settlement amount of $148,334.00, which included attorneys fees cost to the . Center Pate 4 of; Summarv: Daytona Beach Group Home continues operation and wins $100,000 settlement after attempted Shutdown The City commission of Daytona Beach gave up a year long fight against a home for recovering drug and alcohol addicts. The city will pay a $100,000 to settle a federal discrimination lawsuit City of Fresno, California agrees to $515,000 in Justice Department disability discrimination case. Under the settlement agreement the city agreed to the following: • Training for its employees and officials to ensure they will not discriminate against persons with disabilities in the future; • $445,000 in grants to help pay the renovation of the cedar heights apartment building • $85,000 to cover the plaintiffs' legal costs; • $5,000 to cover the housing cost of the man who could not move onto cedar heights while renovation was delayed; • A community outreach program to inform the public about services and available to Fresno residents with disabilities; and • • A review of Fresno's current housing programs to determine if any changes are needed to accommodate persons with disabilities. To conclude, we have shown that the proposed ordinance is facially invalid because it supports no legitimate government interest. We have shown that the proposed ordinance is discriminatory by nature, due to the proposed adoption of a "Federal Exception Permit" for Residential Rehabilitation General. We have demonstrated how the ordinance's provisions for zoning fail to reasonably accommodate the disabled and therefore are a violation of the Fair Housing Act. We have given several pertinent cases where the courts have found that zoning for the disabled is not a local government function but is over - ridden by Federal Law. We specifically cited cases where the American Disabilities Act and the Fair Housing Act were ignored by local city governments and zoning commissions and the significant monetary repercussions that took place as a result. We have shown that occupancy limitations cannot be enforced on Rehabilitation agencies and that the failure of local governments to abide by the ADA and Fair Housing Act, can leave them liable, subject to scrutiny, and attract negative publicity and media. We have shown how the courts found that "mere negative attitudes, or fear, unsubstantiated by factors that are cognizable in a zoning proceeding, are not permissible bases for treating disabled persons differently (e.g. Federal Exception Request) , from apartment houses, multiple dwellings, and the like. In essence the proposed ordinance is in blatant violation of Federal Law. Is Pace � of PRINTED.:' Harkless, LaVonne From: Gigi Dickson [gigi_dickson @hotmail.com] Sent: Saturday, August 21, 2004 1:01 PM To: HBludau @city.newport- beach.ca.us, Iharkless @city.newport- beach.ca.us; garold_adams @hotmail.com; JHFF @aol.com; ranichols @ranichols.info; dandee @earthlink.net; Parandigm @aol.com; don2webb @earthlink.net; tridgeway @city.newport- beach.ca.us; rclauson @city.newport- beach.ca.us Subject: [QUAR]Ordinances & Zoning Laws Enforcement Urged Dear Leaders of Our City, AGENDA _�-H_0 This email is to notify the City of violations of the City Zoning Code. To date, prior letters of complaint sent by numerous residents have resulted in no action. This letter serves as an official and legal request for immediate enforcement of the Newport Beach City Zoning Code, and declaration of nuisance & abatement. Specific issues and Zoning Code citations follow. In a letter received from Fire Marshall Dennis Lockard dated November 25, 2003 he stated, '...a fire clearance has been granted to Narconon Southern California Inc., for the address of 1810 W. Ocean Front with the following conditions: 1. The previous ambulatory capacity of 32 persons shall be amended to a total ambulatory capacity of 27 persons, which includes staff and clients." Narconon, Inc. (1810 W. OceanFront) is a Drug and Alcohol Rehabilitation Business operating in a residential property /district. It is defined in city code as a `Residential Care, General' business. " Twenty- four -hour non - medical care for seven or more persons, including wards of the juven, ile court, in need of personal services, supervision, protection, or assisfknce essential for sustaining the activities of daily living. This classification includes only those services and facilities licensed by ;tie State of California." [NB Zoning Code 20.05.0401 'USE PERMIT' REQUIRED FOR `RESIDENTIAL CARE, GENERAL' :.e - r - NB Zoning Code 20.10.020 - Requires a 'Use Permit' for 'Residential Cap General' facilities. Narconon has never been issued a Use Permit. Co!.:.; 20.10.010 details the specific purposes of a Use Permit including, protect residents from harmful effects of excessive noise, population density, traffic congestion, and other adverse environmental effects. "�7he City Zoning Code requires that the city conduct a through environmenta%Mnd residential impact review, public hearing, and secure approval by the City Planning Commission for these facilities. This has not been done. 'FIRE CLEARANCE' APPROVED WITHOUT 'USE PERMIT' Narconon does not have the required city Use Permit for operation. Why did the Fire Dept. issue a fire clearance last month for this facility to operate without the required city Use Permit? VIOLATION OF 'OFF- STREET PARKING' NB Zoning Code 20.66.030 - Allows only three beds per one off - street parking space for 'Residential Care, General' facilities. The Narconon facility at 1810 W. Ocean Front only contains 3 off - street parking spaces. The maximum bed capacity of this facility is 9 beds, NOT the 27 beds permitted by Fire Marshall's amended total on November 25, 2003, Why did the City Fire Department issue a Fire Clearance and amended capacity for 27? And why has the city allowed Narconon to operate with 27 -45 beds for years, when the maximum should be 9? 'CERTIFICATE OF OCCUPANCY /CAPACITY' WITHOUT 'USE PERMIT' NB Zoning Code 20.91.015 - No Certificate of Occupancy may be issued without a Use Permit. Again, Narconon holds no city Use Permit, but does 1 �J � tS3 .i LJ a 0 co have a Certificate of Occupancy. Why has occupancy /capacity been issued /amended without a required city Use Permit? "No certificate of occupancy shall be issued in any case where a use permit or variance is required by the terms of this code unless and until such use permit or variance has been granted by the Planning Director or the Planning Commission or by the affirmative vote of the City Council on appeal or review and then only in accordance with the terms and conditions of the use permit or variance granted." `CITY BUSINESS LICENSE' ISSUED WITHOUT `USE PERMIT' The city of Newport Beach has annually issued a City Business License to Narconon for operation as a `Specialty Hospital' at 1810 W. OceanFront without a required Use Permit. This violates Code 20.10.020. A specialty hospital in a residential property without a Use Permit? NARCONON LEASES ADDITIONAL RESIDENTIAL PROPERTY WITHOUT USE PERMIT, BUSINESS LICENSE, CERTIFICATE OF OCCUPANCY, FIRE CLEARANCE NOR STATE LICENSE Narconon has expanded their business into an additional residential property at 1811 W. Balboa Blvd. - across the alley from their original location of 1810 W. Ocean Front. Prior letters of complaint regarding this illegal expansion were forwarded to the Fire Marshall on October 27, 2003, and to the City Assistant Manager and Planning Department Director on October 23, 2003. Significant evidence is available upon request, including a letter from the owner of this additional residential property verifying his rental leasing to Narconon. [attached] * There is NO City Use Permit on file for this additional address. (Code 20.91.015) * There is NO City Business License on file for this additional address- and a `Use Permit' would be required to issue a Business License. (Zoning Code 20.91.015) * There is NO Certificate of Occupany on file for this additional address - and a `Use Permit' would be required to issue such a Certificate. (Zoning Code 20.91.015) * There is NO Fire Clearance on file for this additional address- and a `Use Permit' would be required to issue such a Clearance. (Zoning Code 20.91.015) * There is NO State License on file for this additional property to operate as part of Narconon. `EXPANSION' TRIGGERS REQUIREMENT FOR IMMEDIATE USE PERMIT APPLICATION BY NARCONON The `expansion' by Narconon into an additional residential property at 1811 W. Balboa Blvd. is in violation of Zoning Code 20.91.055. This city zoning code requires Narconon to now secure a Use Permit since they have expanded services that would require an original use permit. "A ... change to plans that would affect a condition of approval, shall be treated as a new application." In addition, "A use normally permitted by right or by the approval of a use permit, but which is nonconforming by virtue of the required conditions of the district in which it is located, may be expanded, increased or intensified by way of a change in operational characteristics upon the approval of a use permit." This Zoning Code requires an application for a Use Permit be required of Narconon immediately. STATE LICENSING FROM ADP For Narconon to deliver services as a drug /alcohol treatment center they were state - licensed from the California Department of Alcohol and Drug Programs (ADP). This state license DOES NOT eliminate nor supercede local city zoning code. The state licensing agency, ADP, is required to honor local city zoning codes, business license requirements, and fire department clearances & occupancy requirements. Quote from ADP document: "Local officials are involved in zoning of property for commercial and residential use and issuance of use permits and business licenses." The city of Irvine is an excellent example of enforcement of identical City Zoning Codes, resulting in NO residentially -based Drug /Alcohol Treatment Centers in Irvine. FORMAL REQUEST - IMMEDIATE ENFORCEMENT OF CITY ZONING CODE 2 On behalf of the residents /property owners in the neighborhood of this Narconon facility, I requested the immediate enforcement of the city Zoning Code. "All departments, officials and public employees of the City of Newport Beach, vested with the duty or authority to issue permits or licenses shall conform to the provisions of this code and shall issue no permit or license for uses, buildings or purposes in conflict with the provisions of this code; and any such permit or license issued in conflict with the provisions of this code shall be null and void." [20.96.010] FORMAL REQUEST - DECLARATION OF NUISANCE & ABATEMENT Finally, the City Zoning Code provides for a `Declaration of Nuisance; Abatement'. "Any building or structure set up, erected, constructed, altered, enlarged, converted, moved or maintained contrary to the provisions of this code, and any use of any land, building or premises established, conducted, operated or maintained contrary to the provision of this code, shall be and the same is hereby declared to be unlawful and a public nuisance; and the City Attorney shall, upon order of the City Council, immediately commence action or proceedings for the abatement and removal..." [City Zoning Code 20.96.0301 This email notifies the City of violations of the City Zoning Code. To date, prior letters of complaint sent by numerous residents have resulted in no action. This letters serves as an official request for immediate enforcement of the Newport Beach City Zoning Code, and declaration of nuisance & abatement. Sincerely, Georgianna Dickson 1226 Rutland Road #1 Newport Beach, CA 92660 cc. Property owners, neighbors, related agencies & organizations, & press City Council members City Police Chief City Planning Commission members Check out Election 2004 for up -to -date election news, plus voter tools and more! http: // special .msn.com /msn /election2004.armx 3