HomeMy WebLinkAboutZOA 03-83 SECOND UNITS 1983 ORDINANCE NO. 334
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF PALM DESERT, CALIFORNIA, APPROVING AN
AMENDMENT TO THE ZONING ORDINANCE TEXT,
— CREATING CHAPTER 25.21 - SECOND UNIT SENIOR
HOUSING, SETTING FORTH STANDARDS AND
REQUIREMENTS FOR THE CONSTRUCTION OF SECOND
r� UNITS ON LOTS PRESENTLY ZONED FOR ONE
DWELLING UNIT.
CASE NO. ZOA 03-83
i
( WHEREAS, the City Council of the City of Palm Desert, California, did on the
28th day of April, 1983, hold a duly noticed public hearing, and continued public hearing
on the 26th day of May, 1983, to consider a zoning ordinance amendment creating Chapter
25.21 - Second Unit Senior Housing, setting forth standards and requirements for
construction of second units on lots presently zoned for one dwelling unit.
WHEREAS, the Planning Commission, by Resolution No. 850, has recommended
approval;
WHEREAS, said application has complied with requirements of the "City of Palm
Desert Procedures to Implement the California Environmental Quality Act, Resolution
No. 80-8911, in that the director of environmental services has determined the project is
statutorily exempt.
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said City Council did find the
following facts to justify its action as described below:
1. That the zoning ordinance amendment is consistent with the objectives of
the zoning ordinance.
2. That the zoning ordinance amendment is consistent_with the adopted general
j plan and affected specific plans.
3. That the zoning ordinance amendment would better serve the public health,
safety and general welfare than the current regulations.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, as follows:
1. That the above recitations are true and correct and constitute the
considerations of the council in this case.
2. That it does hereby approve a zoning ordinance text amendment, as provided
in the attached exhibit, labeled Exhibit "A".
3. The City Clerk is directed to publish this ordinance once in the Palm Desert
Post, a newspaper of general circulation, published and circulated in the
City of Palm Desert, and shall certify to the passage of adoption of this
ordinance, and the same shall be in full force and effect thirty (30) days
after its adoption.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this 9th day of June, 1983, by the following vote, to wit:
AYES: KELLY, PULUQI, SNYDER, WILSON
NOES: JACKSON
ABSENT: NONE
`J ABSTAIN: NONE
-- t RIaMEO S. PULUQI, Mayor
ATTEST:
SHEILA R. GIL GAN, City, erk
City of Palm Desert, Califo is
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ORDINANCE NO. 334
EXHIBIT "A"
CHAPTER 25.21
Second Unit Senior Housing
SECTIONS:
25.21.010 Purpose
25.21.020 Second Unit Defined
25.21.030 Conditional Use Permit Required
25.21.040 Requirements
25.21.010 Purpose. The purpose of this chapter is to provide a mechanism to help
meet the need of affordable senior housing by allowing second residential units under
certain circumstances in areas normally restricted to a single unit while preserving
existing single family character.
25.21.020 Second unit defined. A second unit shall be defined as a dwelling unit
incorporated with the living area of the primary residence on a parcel zoned for a single
dwelling unit. It shall include permanent provisions for living, sleeping, eating, cooking
and sanitation.
25.21.030 Conditional use permit required. A second unit shall be permitted
within the R-1, R-2, and R-3 zones as a conditional use and shall be reviewed by the
planning commission per Section 25.72.050.
25.21.040 Requirements. Applications for a second unit must meet the following
requirements:
A. The parcel must contain an existing single family unit.
B. The second unit shall be incorporated within the living area of the existing
primary dwelling.
C. The second unit shall not result in an increase of more than 10% in the
existing living area.
D. The unit shall be for rental purposes only and shall be reserved for
occupancy of one or two persons who are 60 years of age or over.
E. The second unit must be provided with two off-street parking spaces within
a garage or carport per Section 25.58.220.
F. Any new construction associated with the second unit shall comply with all
setbacks, coverage, height and design standards contained within the base
zone and shall not alter the general appearance of the primary dwelling as a
single family residence.
G. The second unit shall have adequate sewer and water services and shall not
adversely impact traffic flow.
A second residential unit which conforms to these requirements shall not be
considered to exceed the allowable density for the lot upon which it is located, and shall
be deemed to be a residential use consistent with the existing general plan and zoning
ordinance designation for the lot.
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PROOF OF PUBLICATION
(2010 , 2015 . 5 CCP )
PROOF OF PUBLICATION OF
LEGAL NOTICE
ZOA 03-83
I an a citizen of the United
States and a resident of the
County aforesaid; I am over the 00 age of eighteen years, and not " CIT LEG PA 'DES
CE
a party to or .interested in the CASENO.ZOAa3(q
REBY
NOTICE IS HE GIV-
above entitled matter . I am the EN mars public ring will
be held before the Polm De-
principal clerk of the printer serf Plonnino Commissla to
consider a onin w din
of THE DESERT POSTS amendment
it for H
a newspaper of no� �ing fnorm 10 or
general eircula- areeguiremmisformeco -
tion, printed and published weekly struction of secad units an
lots resentiv zoned for one
in the city of Riverside, County dwel�iny (stptutoruy exempt
from CECIA .
of Riverside , and which newspaper SAID Pubic hearing will fx
held an April 5, 1983, al 7:00
has been adjudged a newspaper of a.m., in the council chaaMlers
of Palm Desert City Hall, 45-
general circulation by the 275 Prick1V Pear Lane, Palm
Desert, California, at which
Superior Court of the County of time and place oumterested
Riverside , State of California, apersons r be heerard"yitedmaffend t
RAMON A. DIAZ
under date of October 5 , 19649 Secretary
Palm Desert Planning
Case number 83658; that the ` commission POP-3/19
notice , of which the annexed is
a printed copy, has been published
in each regular and entire issue
of said newspaper and not in any
supplement thereof on the following
dates, to-wit:
03/18 91983
I Certify (or declare) under
penalty of perjury that the
foregoing is true and correct .
Dated March 18, 1983
at Riverside , California
CITY OF PALM/DESERT
MINUTES
PALM DESERT PLANNING COMMISSION
APRIL 5, 1983
Mr. Diaz further stated, that the smaller condominium units reflected the
commission's recommended policy to council contained in the report A Housing
Study-Strategies for Palm Desert. That policy called for the minimum size of
condominiums to be reduced to meet city apartment standards. He concluded that
in the past, projects were approved subject to revisions in the zoning ordinance.
Mr. Diaz stated that the commission could approve this case with a clear
understanding that the commission is not prejudging the amendment that will be
before them at the next meeting to change condominium sizes to be the same as
apartment sizes.
Commissioners Wood and Crites discussed the possibility of continuing this matter
until the issue of the zoning ordinance amendment relating to unit sizes is resolved.
Commissioners Kryder and Richards disagreed feeling that the condition attached
would address the concern with the statement Mr. Diaz suggested going on record.
Moved by Commissioner Crites, seconded by Commissioner Kryder, to adopt
findings as recommended by staff; carried 3-1 (Commissioner Wood voting Nay).
Moved by Commissioner Richards, seconded by Commissioner Kryder, to adopt
Planning Commission Resolution Nos. 846, 847, 848, approving C/Z 01-83, PP 01-83
and TT 19074 respectively, subject to conditions; carried 3-1 (Commissioner Wood
voting Nay).
B. Continued Case No. ZOA O1-83 - CITY OF PALM DESERT, Applicant
Amendment to Municipal Code Chapter 25.58, concerning
off-street parking.
Mr. Joy reviewed the proposed amendments for the various uses which also
included valet parking regulations. Staff recommended approval.
Chairman Wood opened the public hearing and asked if anyone wished.tr, speak in
FAVOR or OPPOSITION to this amendment.
Those who spoke in FAVOR of the amendment were:
MR. JIM FOX, 73-111 El Paseo
MR. LORI SPEAR, 45-120 San Pablo
Chairman Wood closed the public hearing and asked for the pleasure of the
commission.
Moved by Commissioner Kryder, seconded by Commissioner Richards, to adopt
Planning Commission Resolution No. 849, recommending to the City Council
approval of ZOA 01-83; carried unanimously 4-0.
C. Case No• ZOA 03-83 - CITY OF PALM DESERT, Applicants
Amendment to Municipal Code to add Chapter 25.21,
concerning second unit senior housing.
Mr. Drell reviewed the staff report and stated that this code amendment would be
implemented with the restriction that the unit would be occupied by persons 60
years of age or older.
Chairman Wood opened the public hearing and asked if anyone wished to speak in
FAVOR or OPPOSITION to this matter. There being none, the public hearing was
closed.
There was some discussion on the requirement for a 2-car carport or garage; it was
determined that the city should impose this requirement.
Chairman Wood expressed concern that the ordinance as written would circumvent
a requirement of the state by requiring 2-car garages. Mr. Diaz responded that the
q g
state requirement was one that properly belonged at the local level and had the
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MINUTES
PALM DESERT PLANNING COMMISSION
APRIL 5, 1983
potential of creating duplex zoning in R-1 areas. If the commission wished to
revise that requirement they could do so, but staff could not make such a
recommendation.
Moved by Commissioner Kryder, seconded by Commissioner Wood, to adopt
Planning Commission Resolution No. 850, recommending to the City Council
approval of ZOA 03-83; carried 2-0-2 (Commissioner Richards and Crites
abstained).
VHL DESIGN REVIEW BOARD ITEMS
A. Preliminary plan approvals by the design review board at its meeting of
March 22, 1983, requiring planning commission confirmation.
Case No. 181 C - ARMORED TRANSPORT OF CALIFORNIA (CLEMENT
STADLER) and STEVEN A. SULLIVAN, AIA, Applicants
Preliminary approval of plans for an industrial office in the S.I., S.P. zone on
the northwest corner of 42nd Avenue and Eclectic Street.
Rec: Approve as presented.
Moved by Commissioner Crites, seconded by Commissioner Richards, to approve
design review board's actions at their meeting of March 22, 1983; carried
unanimously 4-0.
DC. MISCELLANEOUS ITEMS - NONE
X. ORAL COMMUNICATIONS - NONE
XI. COMMENTS
A. Staff - None
B. Planning Commission
A question was asked regarding the purpose and effect of an "abstention"
during voting. Mr. Diaz explained that the reasons for abstaining vary but
the effect is that an abstention goes with the majority whether it is to
approve or defeat a motion.
XH. ADJOURNMENT
Moved by Commissioner Richards, seconded by Commissioner Crites, to adjourn
the meeting at 9:07 p.m; carried unanimously.
RAMON A. DIAZ, Secretary
ATTEST:
RALPH B. WOOD, Chairman
Ar
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CITY OF PALM DESERT
TRANSMITTAL LETTER
I. TO: Honorable Mayor and City Council
H. REQUEST:
Consideration of a zoning ordinance tex amendment to create
Chapter 25.21, second unit senior housin
III. APPLICANT:
CITY OF PALM DESERT
IV. CASE NO: ZOA 03-83
V. DATE: April 28, 1983
VI. CONTENTS:
A. Staff Recommendation
B. Discussion
C. Draft Ordinance No.
D. Planning Commission minutes involving Case No. ZOA 03-83
E. Planning Commission Resolution No. 850
F. Planning Commission staff report dated April 5, 1983.
----------------------------------------------------------------------------------------------
A. STAFF RECOMMENDATION:
Waive further reading and pass Ordinance No. , to second reading.
B. DISCUSSION:
Senate Bill 1534, enacted in 1982, required cities to allow construction of second
rental dwelling units on lots zoned for single family or multifamily uses. The
purpose of the act was to expand the supply of senior housing through a more
efficient use of existing housing stock.
The Senate Bill permits these second units to be approved through a conditional use
permit or a variance. The size is limited to 640 square feet and the unit must be
occupied by a couple 60 years of age or older.
_ Commission discussion centered on the requirement that 2-car garages be provided
for the second unit. Following discussion the commission concurred with the
ordinance as submitted by staff requiring 2-car garages and that the units be
occupied only by persons 60 years of age or over. The recommendation was
adopted on a motion which carried 2-0-2 with Commissioner Downs absent and
Commissioners Richards and Crites abstaining.
w
City of Palm Desert
Department of Environmental Services
Staff Report
TO: Planning Commission
DATE: April 5, 1983
CASE NO: ZOA 03-83
PROPOSED AMENDMENT:
Add Chapter 25.21, Second Unit Senior Housing.
INITIATED BY: '
CITY OF PALM DESERT
I. BACKGROUND:
During the 1982 session, the California Legislature enacted SB 1534 which requires
cities and counties to allow the construction of second rental dwelling units on
single and multifamily lots. The act defines "second unit" as
"Either a detached or attached dwelling unit which provides complete,
independent living facilities for one or more persons. It shall include
permanent provisions for living, sleeping, eating, cooking, and sanitation on
the same parcel or parcels as the primary unit is situated."
The purpose of the act was to expand the supply of senior housing through a more
efficient use of the existing housing stock. The act contains sound distinct
features:
A. Section 65821 allows cities to issue conditional use permits or variances for
construction of second units not be exceed 640 sq.ft. reserved for the use of
an individual or couple 60 years of age or older. Cities are not precluded
from adopting less restrictive ordinances.
B. Section 65852.2 (a) provides the following criteria for the drafting of local
ordinances.
1. Areas may be designated in the jurisdiction where second units are
permitted.
2. The designation of areas may be based on criteria, which may
include, but are not limited to, the adequacy of water and sewer
services and the impact of second units on traffic flow.
3. Standards may be imposed on second units which include, but are not
limited to, parking, height, setback, lot coverage, architectural
review, and maximum size of the unit. „
4. A city including a chartered city, county or city and county may, in
its discretion, find that second units provided for do not exceed the
allowable density for the lot upon which it is located, and find that
second units are a residential use which is consistent with the
existing general plan and zoning designation for the lot.
5. The second units created shall not be considered in the application of
any local ordinance, policy or program to limit residential growth.
6. A city, including a chartered city, county, or city and county may
establish a process for the issuance of a conditional use permit for
second units.
C. Section 65852.2 (b) provides a mandatory procedure for the review of,
conditional use permit applications filed after July 1, 1983, if the city does ;
not adopt its own ordinance.
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Staff Report
ZOA 03-83
April 5, 1983
When a city, including a chartered city, county, or city and county,
which has not adopted an ordinance governing second units in
accordance with subdivision (a) or (c), receives its first application on
or after July 1, 1983, for a conditional use permit pursuant to this
subdivision, the jurisdiction shall accept the application and approve
or disapprove it pursuant to this subdivsion (a) or (c) within 120 days
after receiving the application. Notwithstanding the provisions of
Section 65901, each city, including a charter city, county, or city and
county shall grant a special use or a conditional use permit for the
creation of a second residential unit if it complies with the following:
1. The unit is not intended for sale and may be rented.
2. The lot is zoned for single family or multifamily use.
3. The lot contains an existing single-family detached unit.
4. The second unit is attached to the existing residence and is
located within the living area of the existing dwelling.
5. Whenever an increase in floor area is involved, it shall not
exceed 10 percent of the existing living area.
6. Any construction shall conform to height, setback, lot
coverage, architectural review, site plan review, fees,
charges, and other zoning requirements generally applicable to
residential construction in the zone in which the property is
located.
7. Local building code requirements which apply to additions to
existing single-family dwellings, as appropriate.
8. Approval by the local health officer where a private sewage
disposal system is being used, if required.
D. Section 65852.2 (c) states that a city cannot adopt an ordinance which
totally precludes second units unless specific findings are met.
No city, including a charter city, county, or city and county shall
adopt an ordinance which totally precludes second units within single-
family and multifamily zoned areas unless the ordinance contains
findings acknowledging that such action may limit housing
opportunities of the region and further contains findings that specific
adverse impacts on the public health, safety, and welfare that would
result from allowing second units within single-family and
multifamily zoned areas justify adopting such an ordinance.
M. DISCUSSION:
Although expanded senior housing opportunities is a desirable goal, the
encouragement of second units creates numerous enforcement problems. How can
the city monitor the age of second unit occupants?
The attached draft ordinance has been prepared so that definitions and
requirements for second units can be established prior to submission of
applications. This ordinance generally contains the most restrictive features
allowed by SB 1534. Although it contains the questionably enforceable age 60
restriction, the two space covered parking requirement and conformance to base
zone setback and design standards insures the preservation of existing neighborhood
character.
IV. RECOMMENDATION:
Adopt Planning Commission Resolution No. , recommending to city council
approval of ZOA 03-83 establishing procedures and requirements for "Second
Units".
"A Resolution of Planning Commission of the City of Palm Desert,
California, recommending to the City Council approval of an amendment to
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Staff Report
ZOA 03-83
April 5, 1983
the zoning ordinance text, creating Chapter 25.21 - Second Unit Senior
Housing, setting forth standards and requirements for the construction of
second units on lots presently zoned for one dwelling (statutorily exempt
from CEQA)."
V. ATTACHMENTS:
A. Resolution
B. SB 1534
C. Legal Notice
Prepared by
Reviewed and Approved by
Ar
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PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM DESERT, CALIFORNIA,
RECOMMENDING APPROVAL TO THE CITY COUNCIL
OF AN AMENDMENT TO THE ZONING ORDINANCE
TEXT, CREATING CHAPTER 25.21 - SECOND UNIT
SENIOR HOUSING, SETTING FORTH STANDARDS AND
REQUIREMENTS FOR THE CONSTRUCTION OF SECOND
UNITS ON LOTS PRESENTLY ZONED FOR ONE
DWELLING (STATUTORILY EXEMPT FROM CEQA).
CASE NO. ZOA 03-83
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 5th day of April, 1983, hold a duly noticed public hearing to consider a zoning
ordinance amendment creating Chapter 25.21 - Second Unit Senior Housing, setting forth
standards and requirements for construction of second units on lots presently zoned for
one dwelling.
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedures to Implement the California Environmental Quality Act,
Resolution No. 80-89", in that the director of environmental services has determined that
the project is statutorily exempt.
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said planning commission did find
the following facts and reasons to exist to recommend approval of a zoning ordinance text
amendment:
1. That the zoning ordinance amendment is consistent with the objectives of
the zoning ordinance.
2. That the zoning ordinance amendment is consistent with the adopted general
plan.
3. That the zoning ordinance amendment would better serve the public health,
safety and general welfare.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Palm Desert, as follows:
1. That the above recitations are true and correct and constitute the
considerations of the commission in this case.
2. That it does hereby recommend a zoning ordinance text amendment, as
provided in the attached exhibit, labeled Exhibit "A".
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 5th day of April, 1983, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RALPH B. WOOD, Chairman
ATTEST:
RAMON A. DIAZ, Secretary
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PLANNING COMMISSION RESOLUTION NO.
EXHIBIT "A"
CHAPTER 25.21
Second Unit Senior Housing
SECTIONS:
25.21.010 Purpose
25.21.020 Second Unit Defined
25.21.030 Conditional Use Permit Required
25.21.040 Requirements
25.21.010 Purpose. The purpose of this chapter is to provide a mechanism to help
meet the need of affordable senior housing by allowing second residential units under
certain circumstances in areas normally restricted to a single unit while preserving
existing single family character.
25.21.020 Second unit defined. A second unit shall be defined as a dwelling unit
incorporated with the living area of the primary residence on a parcel zoned for a single
dwelling unit. It shall include permanent provisions for living, sleeping, eating, cooking
and sanitation.
25.21.030 Conditional use permit required. A second unit shall be permitted
within the R-1, R-2, and R-3 zones as a conditional use and shall be reviewed by the
planning commission per Section 25.72.050.
25.21.040 Requirements. Applications for a second unit must meet the following
requirements:
A. The parcel must contain an existing single family unit.
B. The second unit shall be incorporated within the living area of the existing
primary dwelling.
C. The second unit shall not result in an increase of more than 10% in the
existing living area.
D. The unit shall be for rental purposes only and shall be reserved for
occupancy of one or two persons who are 60 years of age or over.
E. The second unit must be provided with two off-street parking spaces within
a garage or carport per Section 25.58.220.
F. Any new construction associated with the second unit shall comply with all
setbacks, coverage, height and design standards contained within the base zone and shall
not alter the general appearance of the primary dwelling as a single family residence.
G. The second unit shall have adequate sewer and water services and shall not
adversely impact traffic flow.
A second residential unit which conforms to these requirements shall not be
considered to exceed the allowable density for the lot upon which it is located, and shall
be deemed to be a residential use consistent with the existing general plan and zoning
ordinance designation for the lot.
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