I’m reading up on the zoning and definitions in the City Code. It looks like the sites out there may already meet zoning criteria. But are there any use exclusions per the General Plan? Or other documents?
22.04.244 – Homeless Person(s).
“Homeless person(s)” means an individual who lacks a fixed, regular and adequate nighttime residence; and/or an individual who has a primary nighttime residence that is:
- A supervised, publicly or privately operated shelter designed to provide temporary living accommodations, including but not limited to emergency shelters, congregate shelters and transitional housing; B. An institution that provides a temporary residence for individuals intended to be institutionalized; or C. A public or private place not designed for, or ordinarily used as, regular sleeping accommodations for human beings.
22.04.246 – Homeless Shelter, Emergency. (limited to 30 people by Section 22.34.230 below)
“Homeless shelter, emergency” means a residential facility, other than a community care facility, operated by a provider which provides temporary accommodations to persons or families with low income. The term “temporary accommodations” means that a person or family will be allowed to reside at the shelter for a time period not to exceed 180 days. For purpose of this definition, a “provider” shall mean a government agency or private non-profit organization which provides or contracts with recognized community organizations to provide emergency or temporary shelter, and which may also provide meals, counseling and other services, as well as common areas for residents of the facility. Such a facility may have individual rooms, but is not developed with individual dwelling units. (How do they define individual dwelling units?)
22.04.248 – Homeless Shelter, Ongoing. (number of people/beds limited by the specific Use Permit issued to the site by the City)
“Homeless shelter, ongoing” means a program, operated by a religious or eleemosynary institution (with the intent of placing the homeless in permanent dwelling units within 90 days after first occupying the shelter) that provides overnight shelter, 2 meals a day and case management services for homeless persons, with no predetermined limitation to length of occupancy
22.18.040 (via 22.18.030) allows either emergency and Ongoing shelters in HI zoned areas (Heavy Industrial District), subject to the conditions of 22.34.230
22.34.230 – Homeless Shelters.
- Homeless shelters, emergency may be located within areas of the SC – Service Commercial District or theLI- Light Industrial District(NOTE: Per 22.18.040 HI includes all LI uses) , and with the following development and performance standards:
- On-site management and on-site security shall be provided during all hours when the emergency shelter is in operation at a ratio of1 staff member for every 15 persons utilizing the shelter. One office or cubicle intake area per 10 clients shall be maintained. An indoor onsite waiting area of no less than 275 square feet shall be provided.
- External lighting shall be provided for security purposes as a minimum average of 3 foot candles at ground level. The lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of intensity compatible with the surrounding area.
- The development may provide 1 or more of the following specific common facilities for the exclusive use of the residents and staff:
- Central cooking and dining room(s).
- Recreation room.
- Counseling center.
- Child care facilities.
- Other support services.
- Parking and outdoor facilities shall be designed to provide security for residents, visitors, employees and the surrounding area. On-site parking spaces shall be provided as required by Section 22.36.070.A.11, Parking – Miscellaneous Use Table.
- A refuse storage area shall be provided that is completely enclosed with masonry walls not less than 5 feet high with a solid-gated opening and that is large enough to accommodate a standard-sized trash bin adequate for use on the parcel. The refuse enclosure shall be accessible to refuse collection vehicles.
- The agency or organization operating the shelter shall comply with the following requirements: a. Temporary shelter shall be available to residents for no more than 180 days in a calendar year. No individual or household may benied emergency shelter because of an inability to pay. b. Staff and services shall be provided to assist residents to obtain permanent shelter and income. c. The provider shall have a written management plan including, as applicable, provisions for staff training, neighborhood outreach, security, screening of residents to insure compatibility with services provided at the facility, and for training, counseling, and treatment programs for residents.
- No emergency homeless shelter shall be located within 300 feet of another emergency homeless shelter site.
- The facility shall obtain and shall at all times maintain good standing with any and allFederal, State, County and City licenses as required by each such agencies for the owner(s), operator(s), and/or staff on the proposed facility.
- The maximum number of beds or clients permitted to be served (eating, showering and/or spending the night) shall not exceed 30 persons.
- Homeless shelters, ongoingare subject to the same requirements for emergency homeless shelters in Subsection A above, with the exception of 22.34.230.A.9, as maximum occupancy is to be established by use permit.
Here is an example of a planning tool that I like. It’s called a Gantt Chart. This lays out a timeline of steps in a process and acknowledges sequences, overlaps, with start and end projections. It’s very helpful in resource planning and allocation and demonstrates to potential investors that we’ve thought through the process. It’s a great high-level visual for presentation. This is colorful, but sometimes I use the colors within a line to show the level of concentration of attention to that process in the time period.
Many of these steps may not be needed, but it’s good to make sure.
This is an arbitrary timeline just to demonstrate the concept.
Step 1 – Location Plan & Assessment
- Zoning seems acceptable under the HI designation
- Use approval and any General Plan limitations
- Verify jurisdictions
- Proximity to utilities and fire suppression
- Is a surveyor necessary?
- Site and Layout Plan
- Site Prep Budget
Step 2 – Utilities water, and sewer consideration
- This appears to be in Central Sanitary District for sewer (close to border)
- There appears to be a main sewer line in the Fairmont Area
- The County seems to allow alternative sewage disposal
- Where is the water supply?
- Can the facility be off the electrical grid or will we need PG&E?
Step 3 – Site Survey: Soils Assessment & Environmental Impact (EIR)
- What seismic standards for portable buildings?
- Proximity to Bay and Wetlands
- Will BCDC regulations be triggered?
Step 4 – Environmental Testing & Reports
- As a lessee, what will be triggered?
- Proximity to wetlands
- Will we be building permanent structures for common facilities (cooking, sanitary, gathering)
- Phase I
- Phase II
Step 5 – Community Infrastructure
- Will we trigger anything like Mello Roos or other community facilities obligations?
- Fees to: Fire, School, Sewer, etc.
Step 6 – Obtaining Leasehold Rights
- Who owns the land?
- Will NC become lessee, and for what term?
Step 7 – Engineering, Drainage, & Site Preparation
- How much hardscape will we need?
- Parking requirements?
- Emergency vehicle access requirements?
- What is the water table? Where will rain/flood water go?
Step 8 – Structural Design & Approval
- Planning, Building, Fire, etc.
- Commercial Kitchen? Health Dept.
- Construction Budget
Step 9 – Building and/or Assemble the project
- Grading & Drainage
Step 10 – Preparing for Occupancy
Step 11 – Maintenance Plan