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ADMINISTRATIVE REVIEW DRAFT Standards for Special Housing Types Anal. Table 5-4 identifies provisions in the Zoning Code for four particular types of housing that often serve lower income households: second units, mobile/manufactured homes, residential hotels, and homeless shelters. Second units are permitted in all single family zones, subject to the granting of a use permit by the Board of Zoning Adjustments. The City requires the owner to live on the property (either in the second unit or in the primary residence). The unit must be contained within the main house and may not be detached, and it may not be created from a garage conversion unless a replacement garage is provided on the site. A non -tandem off-street parking space must be provided for the second unit. The design of the second unit must be compatible with the primary residence. The unit must be at least 300 square feet but may not be more than 30 percent of the heated floor area of the existing dwelling or 450 square feet, which ever is less. Although the City receives a considerable number of inquiries about second units, the number of applications received is small. During recent years, only about two or three units a year have been created. Would-be applicants may be deterred by the parking requirements, the size limitations, and the restrictions on "detached" units. Moreover, because a second unit is a new dwelling, it may be subject to some of the same impact fee requirements that apply to new construction. These fees may be in the thousands of dollars, and may be a major financial impediment for prospective applicants. Mobile and manufactured homes on foundations are permitted in all R districts, consistent with state law. Such homes require a Certificate of Compatibility from the Zoning Enforcement Official. The Zoning Code notes that this determination may only consider the roof overhang, roofing material, siding material, and roof design. Manufactured home parks are likewise permitted in residential zones. These parks may have a maximum density of 12 units per acre and are subject to a 15-foot height limit. Landscaping, screening, setback, and on -site recreation requirements also apply. The existing mobile home parks in San Leandro pre -date these regulations and are exempt from its requirements. Residential hotels (or single room occupancy hotels) are conditionally permitted in the CD (Downtown) district only. "Group Housing," which is specifically defined as including homeless shelters and/or transitional housing, is conditionally permitted in the RD and RM residential districts and in the P (Office) district. Conclusions. Revisions to the second unit standards should be explored. The current prohibition on detached units and the 450 square foot limit cap are both constraints to production. Moreover, impact fee requirements could make the cost of building a second unit prohibitive. The City has sufficient provisions allowing homeless shelters and transitional housing. However, provisions to allow such uses in the IL (Industrial -Light) zone have been suggested by the Housing Element Advisory Committee and should be explored. Shelters in this zone might face less community opposition than shelters in the multi -family zone, and might also benefit from the inventory of older industrial buildings in these areas with the potential for conversion. HOUSING ELEMENT 5-10 SAN LEANDRO GENERAL PLAN y�g