HomeMy WebLinkAboutZOA 85-3 SENIOR HOUSING 1985 ORDINANCE No. 433
A ORDINANCE OF THE C I TY COUNCIL OF THE C I TYTOF'T(�, D71)P,
PALM DESERT , CAL IFORNTA APPROVING ZONdNG-.S
ORDINANCE. AMENDMENT CREATING THE SENIOR HOUSING
i .
OVERLAY ZONE.
CASE NO: ZOA 85-3
LV`L fFlL Si,..
CtfY Or PALM DLSE:,r
WHEREAS, the City Council of the City of Palm Desert. California did on
the 12th day of September, 1985. hold a duly noticed public hearing to consider
amendment to the zoning ordinance creating chapter 25.52 Senior Housing
Overlay.
WHEREAS, said amendments have complied with the requirements of the "City
of Palm Desert Procedures to Implement the California Environmental Quality
Act, Resolution No. 80-89", in that they were previously assessed in connection
with the Palma Village Specific Plan for which a Negative Declaration of
Environmental Impact was approved.
WHEREAS, at said public hearing. upon hearing and considering all testi-
mony and arguments, if any, of all persons desiring to be heard, said city
council did find the following facts and reasons to exist to recommend approval
of a zonina ordinance text amendment:
1 . The proposed amendments are consistent with and implement recommen-
dation of the Palm Desert General Plan Housing Element and the Palma
Village Specific Plan.
NOW. THEREFORE. BE IT ORDAINED by the City Council of the City of Pa 1 m
Desert, as follows:
I . That the above recitations are true and correct and constitute the
I
considerations of the commission in this case.
2. That ZOA 85-3 is approved.
3. The City Clerk of the City of Palm Desert. California, is hereby
directed to publish this ordinance in the Palm Desert Post , a
newspaper of general circulation, published and circulated in the
City of Palm Desert, California, and 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 2=th day of October 1985 try the following vote, to
wit:
AYES: JACKSON, KELLY, WILSON AND SNYDE�
NOES: BENSON
ABSENT: NONE
ABSTAIN: NONE
WALTER H. SNYDER. - Mayffi�
ATTEST:
7
SHEILA R. GILLA GAN, City/Clerk
City of Palm Oesert; Ca ifornia
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INTEROFFICE MEMORANDUM
CITY OF PALM DESERT
TO: Honorable Mayor and City Council
FROM: Director of Communitv Development/Planning
DATE: September 26. 1985
SUBJECT: ZOA 85-3 Senior Housing
At the first reading of the ordinance, the city council raised some questions
reaardina the adequacy of the 320 square foot unit minimum for projects with
common dinning facilities. These questions were discussed with Van Cadenhead,
Executive Director of the Joslyn Cove Senior Association at a meeting on
Tuesdav September 24. Mr. Cadenhead made the following recommendations:
1 . Minimum unit size reaardless of the availability of common
di n i no should be between 420 and 450 square feet with a
minimum of 320 square feet of open living area exclusive of
bathrooms, hallways and storage.
2. Each unit should contain complete kitchen facilities.
3. In general , the ordinance should encourage well designed,
independent living housing rather than projects requiring
mandatory participation in a three meal per day food
oroaram. Meal plans should be optional .
Mr. Cadenhead expressed general support for the ordinance and encouragement of
senior housing in the vicinity of the senior center. He also expressed a
desire to work with prospective senior housing developers to help meet the
city's senior housing goals.
RECOMMENDATION:
Amend section 25.52.020 subsection 8 by incorporating Mr. Cadenhead's recommen-
dations. Pass to second reading.
AMON A. DIAZ. Director
Community Development/Planning
RAD/dla
City of Palm Desert
_-eoartment of Community Development/Planning
Staff Report
TO: Planning Commission
DATE: August 6. 1985
CASE NO: ZOA 85-3
REQUEST: Zoning ordinance amendment implementing Palma Village Specific
Plan recommendations creating the Senior Housing Overlay (S.O. )
and reducing height maximums in the R-2 and R-3 zones.
I. BACKGROUND:
A. SENIOR HOUSING OVERLAY:
A priority program recommendation within both the Palm Desert
General Plan Housina Element and the Palma Village Specific Plan is
the creation of a Senior Housing Overlay zone which provided
standards and promotes a variety of senior housing types.
The attached draft ordinance is identical to the recommendation
within the Palma Village Specific Plan with two exceptions. The
number of units permitted is determined by the projected population
and age restriction of the development. Example: A 3 acre project
is allowed 40 persons per acre with an age 62 minimum. A one bedroom
unit is projected to average 1 .75 persons. Therefore. the 3 acre
project would be allowed 68 units. If age 55 is the minimum. the
allowable population is reduced by 25%.
40 person/acre a 1 .75 persons/units = 22.85 units/acre
22.85 unit/acre X 3 acres = 68 units
The population/acre table has been modified to allow 30 persons per
acre for parcels less than 2.5 acres. After applying the original
20 P/A standard to some small R-2 and R-3 lots it was discovered that
the overlay resulted in fewer units then the base zoning and there-
fore would not provide the desired incentive.
A section has been added requiring senior projects to provide
housing opportunities for the full economic spectrum. ,The exact
method for achieving this goal will vary depending upon the type of
housing and the degree of additional services provided. For projects
greater than 10 units. the overall aoaI shall be to make 10% of the
units affordable by lower income households and 10% by moderate
income residents .
-oiects oreater than 100 units , , oe required to provide an
:uditional 5% affordable by very ._w income residents. The total
)umber of these "controlled" u.n.� ts shall not exceed the number of
idditionai units allowed by trig senior housing overlay over the
density allowed by the base zone. for example. a 3 acre projects in
the R-2 S.O. zone would be allowed 32 units under the R-2 zone or 68
one bedroom senior units with 17 controlled. In the R-3 S.O. zone
the 3 acres would allow 52 units under the base zone and the same 68
senior units. Since the project will only receive 16 additional
units, only 16 units will be controlled.
The applicant would be responsible for proposing a method to achieve
the program goals. The planning commission would have flexibility in
reviewing and approving innovative proposals.
The applicant would have the option to choose to develop under the
standards contained in the base zone or the SO zone.
B. BUILDING HEIGHT:
As was recommended in the Palma Village Specific Plan, zoning
ordinance sections 25. 18. 100 and 25.20. 110 dealing with height in the
R-2 and R-3 zones would be amended, reducing the allowable height
from 30 feet to 22 feet for a flat roof and 24 feet for a pitched
roof.
(Proposed) Building Height:
The maximum building height in any R-2 (or R-3) zone shall be
22 feet for a flat roofed structure, 24 feet for a pitched roof
except when the proposed building is less than 120 feet from an
R- 1 district where building height shall be limited to one
story and 18 feet.
(Existing) 25 18 100 Building Height:
The maximum building height in any R-2 district shall be
thirty feet or two stories whichever is less, except. where the
property is adjacent to the R-1 district, the building height
shall be limited to one story. (Ord. 128 54 (part) , 1976: Ord.
94 51 (part, 1975: Exhibit A 525. 11-5. 10) .
The existing total prohibition of two story buildings on lots
adjacent to R-I zones has been replaced by a 120 foot setback which
Is equivalent to the minimum depth of an R-2 or R-3 lot plus the 20
foot building setback. This will preserve the lot deep buffer while
allowing some two story development on large parcels.
11 . FINDINGS:
The proposed amendments are consistent with and implement recommendations
contained within the Palm Desert General Plan Housing Element and the
Palma Village Specific Plan.
- 111 . RECOMMENDATION:
Approve findings and aar, c Planning Commission Re5olutic7
recommending to city council -cooroval of ZOA 85-3.
Prepared by
Reviewed and Approved by
/dig
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ORDINANCE NO.
EXHIBIT ^
A
SENIOR HOUSING OVERLAY 25.52
25.25.010 PURPOSE:
To provide optional standards and incentives for the development of a wide
variety of specialized housing designed and restricted to residents over the
age of 55. Whenever the SO has been added to a base zone the applicant may
choose whether to use the optional SO standards or the standards of the base
zone.
25.25.010 USES PERMITTED BY APPROVED PRECISE PLAN AND CONDITIONAL USE PERMIT:
Residential retirement developments consisting of attached or detached units
for rent or sale, associated recreational facilities and involving varying
degrees of support arrangements ranging from completely independent living to
community food service and health care.
25.52.020 DEVELOPMENT STANDARDS:
Development standards shall be flexible to insure efficient site planning,
neighborhood compatibility and to reflect the unique requirements of senior
citizens.
A. DENSITY AND INTENSITY:
Due to smaller unit and household sizes, project density (units per acre)
shall be determined by intensity (persons per acre) , age and project area.
Overall project population shall be calculated according to the following
factors:
Studio unit 1 .25 persons per unit
One bedroom 1 .75 persons per unit
Two bedroom 2.00 persons per unit
Intensity shall be equal to population/gross area. The maximum intensity
shall vary with project site area. Projects on larger sites will be
allowed greater intensity due to increased opportunity for common open
space and site planning efficiencies of scale.
Less than 2.49 acres 30 P/A
2.5 to 9.99 acres 49 P/A
10 acres + 50 P/A
/
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ORDINANCE NO.
Senior housing projects shall be divided into two age restriction class-
ifications: 55 minimum and 62 minimum. Due to greater activity levels of
age 55 projects, allowable P/A shall be reduced by 25%.
B. UNIT SIZES:
Allowable unit sizes shall vary according to presence or absence of a
common project dining facility. Each unit shall contain kitchen including
two burners, oven, refrigerator/freezer, sink, counter space and storage.
With Common Dining Without
Studio 360 450
One bedroom 500 600
Two bedroom 700 800
C. HEIGHT AND SETBACKS:
Adjacent to R-2 and R-3 zones the height restriction associated with those
zones shall apply.
Adjacent to R-I zones the following setback and height limitation shall
apply:
Minimum Setback Height
20' 18,
50' 22'
120, 24'
The architectural commission shall pay special attention to second story
windows facing the rear yards of R-i properties to insure privacy.
D. ACCESSIBILITY:
1 . All second story units shall be served by elevators.
2. All common areas shall be wheelchair accessible.
3. Handicapped unit design shall meet requirements for state title 24
handicapped access regulations.
E. PARKING REQUIREMENT:
Age 55 minimum 1 .25 per unit
Age 62 minimum 1 .00 per unit
2
1
ORDINANCE NO.
Projects which by their design, appeal to age categories significantly
older than the age 62 may request reduced parking requirements if it can
be demonstrated that less demand will be generated. Planning commission
may reduce requirement to .75 spaces per unit if applicant bonds for and
demonstrates the feasibility of construction of additional spaces.
F. AFFORDABILITY REQUIREMENTS:
A portion of any project with 10 or more dwelling units shall be reserved
and made affordable by low and moderate income residents. For projects
between 10 and 99 units, 10% of the units shall be affordable by lower
income residents and 10% by moderate income residents.
Projects with 100 or more units shall be required to provide an additional
5% affordable by very low income residents. The total number of these
controlled units shall not exceed the additional units allowed by SO
or the density allowed by the base zone. The applicant shall be
responsible for proposing the methods to achieve the program goal which
may vary depending upon the nature of the housing and the degree of
addition services provided. The planning commission shall have
flexibility in reviewing and approving innovative proposals.
G. VERY LOW, LOWER, MODERATE INCOME DEFINED:
Very low income shall be equivalent to 50% of median income; lower
income, 80% of median; and moderate, 100% of median as shown on the
latest U.S. Department of Housing and Urban Development estimates for the
Riverside/San Bernardino area.
3
ORDINANCE NO.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
City Council , held on this day of 1985 by the following vote, to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
WALTER H. SNYDER, Mayor
ATTEST:
SHEILA R. GILLIGAN, City Clerk
City of Palm Desert, California
/dig
INTEROFFICE MEMORANDUM
CITY OF PALM DESERT
TO: Honorable Mayor and City Council
FROM: Director of Community Development/Planning
DATE: September 26, 1985
SUBJECT: ZOA 85-3 Senior Housing
At the first reading of the ordinance, the city council raised some questions
regarding the adequacy of the 320 square foot unit minimum for projects with
common dinning facilities. These questions were discussed with Van Cadenhead,
Executive Director of the Joslyn Cove Senior Association at a meeting on
Tuesday September 24. Mr. Cadenhead made the following recommendations:
1 . Minimum unit size regardless of the availability of common
dining should be between 420 and 450 square feet with a
minimum of 320 square feet of open living area exclusive of
bathrooms, hallways and storage.
2. Each unit should contain complete kitchen facilities.
3. In general , the ordinance should encourage well designed,
independent living housing rather than projects requiring
mandatory participation in a three meal per day food
oroaram. Meal plans should be optional .
Mr. Cadenhead expressed general support for the ordinance and encouragement of
senior housing in the vicinity of the senior center. He also expressed a .
desire to work with prospective senior housing developers to help meet the
city's senior housing goals.
RECOMMENDATION:
Amend section .25.52.020 subsection 8 by incorporating Mr. Cadenhead's recommen-
dations. Pass to second reading.
AMON A. DIAZ. Director
Community Development/Planning
RAD/dlo
PROOF OF PUI CATION This space Is for' :ounty Clerk's Filing Stamp
(2015.5 C.C., .l c' C;
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STATE OF CALIFORNIA, o rn
County of Riverside �
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I am a citizen of the United States and a CITY OF PALM DESERT m W
resident of the County aforesaid; I am over
the age of eighteen years, and not a party to Proof of Publication of
or interested in the above-entitled matter. I
am the principal clerk of the printer of the G 3?E„�j0 ;„Z0�1„85;3............................
DESERT POST
.................................................... ..........................................................
R
"A NO Tic
A IO�YOA'aa,
a newspaper of general circulation, printed or s
and published B1-weekly.................
in the City of ..Ra.1m..D.ear.t............. o
County of Riverside, and which news-
P
paper has been adjudged a newspaper e
of general circulation by the .Superior Itr
Court of the County of Riverside, State of tens
a
California, under the dateof."/.5.., 19 .64., aae
♦ a5e
e cr
83658 a rr
Case Number ................: that the notice, a oo e,ad
of which the annexed is a printed copy (set
in type not smaller than nonpareil), has °I
been published in each regular and entire ae
issue of said newspaper and not in any
supplement thereof on the following dates,
to-wit:
7/26
....................................................
all in the year 19..85
I certify (or declare) under penalty of
perjury that the foregoing is true and ,
correct.
Dated at.......pnlm Desert
California, this.,2,6th day of..July 1985
� .. ..
i ature
Free copies of this blank form may bo securad Iromr
CALIFORNIA NEWSPAPER SERVICE
BUREAU, INC.
Legal Advertising Clearing House
120 west Second St., Los Angeles, Calif. 90012
Telephone: (213) 626.2541
PNaso raduost GENERAL Proofol Publication
wham ordarino this form.
CITY OF PALM DESERT
TRANSMITTAL LETTER
I. TO: Honorable Mayor and City Council
Ill . REQUEST: Zoning ordinance amendment implementing Palma Village
Specific Plan recommendations creating the Senior Housina
Overlay (5.O. ) .
Ill. APPLICANT: CITY OF PALM DESERT
IV. CASE NO: ZOA 85-3
V. DATE: September 12. 1985
V1. CONTENTS:
A. Staff Recommendation
B. Discussion
C. Draft Ordinance No. _._.
D. Planning Commission Minutes involving Case No. ZOA 85-3.
E. Planning Commission Resolution No. 1063.
F. Planning Commission Staff Report dated August 6, 1985
G. Related maps and/or exhibits.
-------------------------------------------------------------------------------
A. STAFF RECOMMENDATION:
Amend section 25.52. 020 subsection 4 (see discussion on handicapped
requirements) waive further readina and pass to second readina as amended.
B. DISCUSSION:
The proposed senior housing overlay provides special standards which
promote housing specifically designed for a wide range of senior citizen
needs. The Palma Village Specific Plan recommended that the overlay be
applied to existing multi-family zones in the vicinity of the senior
center and on larae parcels on Monterey Avenue and Deep Canyon Road.
The standards are designed to produce projects whose overall land use
intensity and external impacts are equal to or less then the base zone.
For example traffic aeneration of senior projects measured by average
daily trips (adt/per unit) is only one third of the ADT of a single
family detached unit and one half of a conventional apartment unit
(senior housing - 3.3 ADT: apartment - 6. 1 ADT: single family detached -
10.0 ADT) . Ordinance standards can therefore be a adjusted to account
for the different intensity levels according to the target age group,
unit size mix. special services offered. and physical site area.
The planning commission unanimously recommended approval at the August
6th hearina.
Staff is recommending that the 100% handicapped access requirement
cori'tained in the draft reviewed by plannina commission be modified. As
originally written. the section could have been interpreted as requiring
all units to be fully handicapped and wheelchair designed. After
discussion with the Riverside County Agency on Aging. it was determined
that full handicap desian in all units would not be desirable since this
would result in unreasonable inconvenience for non-handicapped residents.
In addition handicapped elderly frequently require special care leading
to conflicts with state licensing requirements. Due to the complications
staff recommends the section be clarified to read:
D. Accessibility
1 . All second story units shall be served by elevators.
2. All common areas shall be wheelchair accessible.
3. Handicapped unit design shall meet requirements for state title
24 handicapped access regulations.
Prepared bry� 2s)
Reviewed and Approved by
/dlg
a
ORDINANCE NO.
A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT , CALIFORNIA APPROVING ZONING
ORDINANCE AMENDMENT CREATING THE SENIOR HOUSING
OVERLAY ZONE.
CASE NO: ZOA 85-3
WHEREAS, the City Council of the City of Palm Desert, California did on
the 12th day of September. 1985, hold a duly noticed public hearing to consider
amendment to the zoning ordinance creating chapter 25.52 Senior Housing
Overlay.
WHEREAS, said amendments have complied with the requirements of the "City
of Palm Desert Procedures to Implement the California Environmental Quality
Act. Resolution No. 80-89". in that they were previously assessed in connection
with the Palma Village Specific Plan for which a Negative Declaration of
Environmental Impact was approved.
WHEREAS, at said public hearing, upon hearing and considering all testi-
mony and arguments, if any. of all persons desiring to be heard, said city
council did find the following facts and reasons to exist to recommend approval
of a zoning ordinance text amendment:
1 . The proposed amendments are consistent with and implement recommen-
dation of the Palm Desert General Plan Housinq Element and the Palma
Village Specific Plan.
NOW, THEREFORE, BE IT ORDAINED 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 commission in this case.
2. That ZOA 85-3 is approved.
3. The City Clerk of the City of Palm Desert. California, is hereby
directed to publish this ordinance in the Palm Desert Post, a
newspaper of general circulation, published and circulated in the
City of Palm Desert. California. and 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 day of 1985 by the following vote, to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
WALTER H. SNYDER, Mayor
ATTEST:
SHEILA R. GILLIGAN, City Clerk
City of Palm Desert. California
/dla
ORDINANCE NO.
EXHIBIT "A"
SENIOR HOUSING OVERLAY 25.52
25.25.010 PURPOSE:
To provide optional standards and incentives for the development of a wide
variety of specialized housing designed and restricted to residents over the
age of 55. Whenever the SO has been added to a base zone the applicant may
choose whether to use the optional SO standards or the standards of the base
zone.
25.25.010 USES PERMITTED BY APPROVED PRECISE PLAN AND CONDITIONAL USE PERMIT:
Residential retirement developments consisting of attached or detached units
for rent or sale, associated recreational facilities and involving varying
degrees of support arrangements ranging from completely independent living to
community food service and health care.
25.52.020 DEVELOPMENT STANDARDS:
Development standards shall be flexible to insure efficient site planning,
neighborhood compatibility and to reflect the unique requirements of senior
citizens.
A. DENSITY AND INTENSITY:
Due to smaller unit and household sizes, project density (units per acre)
shall be determined by intensity (persons per acre) , age and project area.
Overall project population shall be calculated according to the following
factors:
Studio unit 1 .25 persons per unit
One bedroom 1 .75 persons per unit
Two bedroom 2.00 persons per unit
Intensity shall be equal to population/gross area. The maximum intensity
shall vary with project site area. Projects on larger sites will be
.allowed greater intensity due to increased opportunity for common open
space and site planning efficiencies of scale.
Less than 2.49 acres 30 P/A
2.5 to 9.99 acres 40 P/A
10 acres + 50 P/A
R -
ORDINANCE NO.
Senior housing projects shall be divided into two age restriction class-
ifications: 55 minimum and 62 minimum. Due to greater activity levels of
age 55 projects, allowable P/A shall be reduced by 25%.
B. UNIT SIZES:
Allowable unit sizes shall vary according to presence or absence of a
common project dining facility. Each unit shall contain kitchen including
two burners, oven, refrigerator/freezer, sink, counter space and storage.
With Common Dining Without
Studio 360 450
One bedroom 500 600
Two bedroom 700 800
C. HEIGHT AND SETBACKS:
Adjacent to R-2 and R-3 zones the height restriction associated with those
zones shall apply.
Adjacent to R-I zones the following setback and height limitation shall
apply:
Minimum Setback Height
20' 18,
50' 22'
120' 24'
The architectural commission shall pay special attention to second story
windows facing the rear yards of R-1 properties to insure privacy.
D. ACCESSIBILITY:
1 . All second story units shall be served by elevators.
2. All common areas shall be wheelchair accessible.
3. Handicapped unit design shall meet requirements for state title 24
handicapped access regulations.
E. PARKING REQUIREMENT:
Age 55 minimum 1 .25 per unit
Age 62 minimum 1 .00 per unit
2
ORDINANCE NO.
Projects which by their design, appeal to age categories significantly
older than the age 62 may request reduced parking requirements if it can
be demonstrated that less demand will be generated. Planning commission
may reduce requirement to .75 spaces per unit if applicant bonds for and
demonstrates the feasibility of construction of additional spaces.
F. AFFORDABILITY REQUIREMENTS:
A portion of any project with 10 or more dwelling units shall be reserved
and made affordable by low and moderate income residents. For projects
between 10 and 99 units, 10% of the units shall be affordable by lower
income residents and 10% by moderate income residents.
Projects with 100 or more units shall be required to provide an additional
5% affordable by very low income residents. The total number of these
controlled units shall not exceed the additional units allowed by SO
or the density allowed by the base zone. The applicant shall be
responsible for proposing the methods to achieve the program goal which
may vary depending upon the nature of the housing and the degree of
addition services provided. The planning commission shall have
flexibility in reviewing and approving innovative proposals.
G. VERY LOW, LOWER, MODERATE INCOME DEFINED:
Very low income shall be equivalent to 50% of median income; lower
income, 80% of median; and moderate, 100y of median as shown on the
latest U.S. Department of Housing and Urban Development estimates for the
Riverside/San Bernardino area.
3
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EXHIBIT "A"
SENIOR HOUSING OVERLAY 25.52
25.25.010 PURPOSE:
To provide optional standards and incentives for the development of a wide
variety of specialized housing designed and restricted to residents over the
age of 55. Whenever the SO has been added to a base zone the applicant may
choose whether to use the optional SO standards or the standards of the base
zone.
25.25.010 USES PERMITTED BY APPROVED PRECISE PLAN:
Residential retirement developments consisting of attached or detached units
for rent or sale, associated recreational facilities and involving varying
degrees of support arrangements ranging from completely independent living to
community food service and health care.
25.52.020 DEVELOPMENT STANDARDS:
Development standards shall be flexible to insure efficient site planning,
neighborhood compatibility and to reflect the unique requirements of senior
citizens.
A. DENSITY AND INTENSITY:
Due to smaller unit and household sizes. project density (units per acre)
shall be determined by intensity (persons per acre) , age and project area.
Overall project population shall be calculated according to the following
factors:
Studio unit 1 .25 persons Der unit
One bedroom 1 .75 persons Der unit
Two bedroom 2.00 persons Der unit
Intensity shall be equal to Dopulation/gross area. The maximum intensity
shall vary with project site area. Projects on larger sites will be
allowed greater Intensity due to increased opportunity for common open
space and site olannina efficiencies of scale.
Less than 2.49 acres 30 P/A
2.5 to 9.99 acres 40 P/A
10 acres + 50 P/A
Senior housing projects shall be divided into two age restriction class-
ifications: 55 minimum and 62 minimum. Due to greater activity levels of
age 55 projects, allowable P/A shall be reduced by 25%.
SENIOR HOUSING OVERLAY 25.52
B. UNIT SIZES:
Allowable unit sizes shall vary according to oresence or absence of a
common Project dinina facility.
With Common Dining Without
Studio 320 450
One bedroom 500 600
Two bedroom 700 800
C. HEIGHT AND SETBACKS:
Adjacent to R-2 and R-3 zones the height restriction associated with those
zones shall apply.
Adjacent to R-I zones the following setback and height limitation shall
apply:
Minimum Setback Height
20' 18'
50' 22'
100' 26'
The architectural commission shall pay special attention to second story
windows facing the rear yards of R- 1 Properties to insure Privacy.
D. HANDICAP ACCESS:
All units shall be fully handicapped and wheel chair accessible.
E. PARKING REQUIREMENT:
Aqe 55 minimum 1 .25 per unit
Aqe 62 minimum 1 .00 per unit
Projects which by their design. appeal to age categories significantly
older than the age 62 may request reduced Parking requirements if it can
be demonstrated that less demand will be generated. Planning commission
may reduce requirement to .75 spaces per unit if applicant bonds for and
demonstrates the feasibility of construction of additional spaces.
F. AFFORDABILITY REQUIREMENTS:
A Portion of any project with 10 or more dwelling units shall be reserved
and made affordable by low and moderate income residents. For projects
SENIOR HOUSING OVERLAY 25.52
between 10 and 99 units. 10% of the units shall be affordable by lower
income residents and 10% by moderate income residents.
Projects with 100 or more units shall be required to provide an additional
5% affordable by very low income residents. The total number of these
controlled units shall not exceed the additional units allowed by SO
or the density allowed by the base zone. The applicant shall be
responsible for proposing the methods to achieve the program goal which
may vary depending upon the nature of the housing and the degree of
addition services provided. The planning commission shall have
flexibility in reviewing and approving innovative proposals.
G. VERY LOW. LOWER. MODERATE INCOME DEFINED:
Very low income shall be equivalent to 50% of median income: lower
income. 80% of median: and moderate. 100% of median as shown on the
latest U.S. Department of Housing and Urban Development estimates for the
Riverside/San Bernardino area.
MINUTES
PALM DESERT PLANNING COMMISSION
AUGUST 6, 1985
r-
i
MR. BERNIE LEUNG, expressed concern as a resident of Shadow
Mountain. He felt Shadow Mountain should remain residential .
He suggested zoning the lot C-I to mid part and R-3 along
Shadow Mountain, while providing underground parking and
providing a park or condominiums on the top fronting Shadow
Mountain.
MR. MIKE BALENT, 73-435 Shadow Mountain Drive, was concern
about height and the blocking of his view.
Mr. Diaz indicated that the height limit was 25 feet.
Commissioner Richards felt that the economic feasibility of a hotel
on El Paseo should be considered.
Commissioner Erwood requested that staff give more input at the next
meeting as to protecting Shadow Mountain residents with a zone of
C-1 along E1 Paseo and residential along Shadow Mountain.
Chairman Crites expressed a wish to see a specific project tied to
the zone change by a development agreement.
Mr. Dunham stated that if the case was being continued, any
Interested persons could view the plans in his office.
Commissioner Richards requested that the applicant go into the
community to get names and addresses of people in favor of the
project.
Action:
Moved by Commissioner Richards, seconded by Commissioner Downs,
continuing GPA 85-4 and C/Z 85-3 to September 3, 1985. Carried 5-0.
A FIVE MINUTE RECESS WAS CALLED AT 8:43 P.M.
THE PLANNING COMMISSION SUSPENDED THE ORDER OF THE AGENDA AT THIS POINT.
E► Case No. ZDA 85-3 - CITY OF PALM DESERT, Applicant
Request for approval of a zoning ordinance
amendment implementing Palma Village Specific
Plan recommendations creating the Senior Housing
Overlay (S.O. ) and reducing height maximums in
the R-2 and R-3 zones.
5
MINUTES
PALM DESERT PLANNING COMMISSION
AUGUST 6, 1985
t�
Mr. Drell gave a summary of the case.
Chairman Crites opened the public testimony and asked if anyone
wished to speak in FAVOR or OPPOSITION.
MR. TOM STARR spoke In favor of the amendment.
Commissioner Richards requested that exhibit "B" regarding the height
maximums and flat versus pitched roofs be sent to the architectural
commission for review.
Action:
Moved by Commissioner Richards, seconded by Commissioner Downs,
approving the findings as presented by staff. Carried 5-0.
Moved by Commissioner Richards, seconded by Commissioner Downs,
adopting Planning Commission Resolution No. 1063, Exhibit "A",
recommending approval of ZOA 85-3 to city council . Carried 5-0.
Moved by Commissioner Richards, seconded by Commissioner Downs, to
continue Exhibit "B" to the August 20, 1985 meeting. Carried 5-0.
B. Case No. C/Z 84-19 - HOLMBERG AND TONER, Applicants
Request for approval of a change of zone from R-2
to R-3 5.0. for the block bounded by San Pablo
Avenue, Catalina Way and San Gorgonio Way.
Mr. Drell explained that the next three public hearing items were
zone changes from recommendations of the Palm Valley Specific Plan
Committee. He showed a video presentation of the sites.
Chairman Crites opened the public testimony and asked if anyone
present wished to speak in FAVOR or OPPOSITION to the request. There
being no one, the public testimony was closed.
Chairman Crites asked for a motion by the commission.
itrnred by Commissioner wood, seconded by Commissioner Richards,
approving the findings as presented by staff. Carried 5-0.
Moved by Commissioner Wood, seconded by Commissioner Richards,
adopting Planning Commission Resolution No. 1064, recommending
approval of C/Z 84-19 to city council . Carried 5-0.
6
PLANNING COMMISSION RESOLUTION NO. LO-0
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA APPROVING ZONING
ORDINANCE AMENDMENT CREATING THE SENIOR HOUSING
OVERLAY I
CASE NO:C ZOA 85-
WHEREAS. the Planning Commission of the City of Palm Desert. California
did on the 6th day of August hold a duly noticed public hearing to consider
amendment to the zoning ordinance creating chapter 25.52 Senior Housing
Overlay.
WHEREAS. said amendments have complied with the requirements of the "City
of Palm Desert Procedures to Implement the California Environmental Quality
Act. Resolution No. 80-89". Since they were previously assessed in connection
with the Palma Village Specific Plan for which a Negative Declaration of
Environmental Impact was approved.
WHEREAS, at said public hearing. upon hearing and considering all testi-
monv 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 . The proposed amendments are consistent with and implement recommen-
dation of the Palm Desert General Plan Housing Element and the Palma
Village Specific Plan.
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 approval of ZOA 85-3, as provided in
the attached exhibit. labeled Exhibit "A."
PLANNING COMMISSION RESOLUTION NO. 1063
2
i
PASSED. APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commlssion, held on this 6th day of August. 1985 by the following
vote, to wit:
AYES: DOWNS, ERW00D, RICHARDS, WOOD, AND CRITES
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE _ — -
L
BUFORD.-CRITES, Chairman
ATTEST:
RAMON A. DIAZ. Sec re r
/dlg
:l `
PLANNING COMMISSION RESOLUTION NO. 1063
EXHIBIT "A"
SENIOR HOUSING OVERLAY 25.52
25.25.010 PURPOSE:
To provide optional standards and incentives for the development of a wide
variety of specialized housing designed and restricted to residents over the
age of 55. Whenever the 50 has been added to a base zone the apoI !cant may
choose whether to use the optional 50 standards or the standards of the base
zone.
25.25.010 USES PERMITTED BY APPROVED PRECISE PLAN:
Residential retirement developments consisting of attached or detached units
for rent or sale. associated recreational facilities and involving varying
degrees of support arrangements ranging from completely independent living to
community food service and health care.
25.52.020 DEVELOPMENT STANDARDS:
Development standards shall be flexible to insure efficient site planning.
neighborhood compatibility and to reflect the unique requirements of senior
citizens.
1 . DENSITY AND INTENSITY:
Due to smaller unit and household sizes, project density (units per acre)
shall be determined by intensity (persons per acre) , age and project area.
Overall project population shall be calculated according to the following
factors:
Studio unit 1.25 persons per unit
One bedroom 1 .75 persons per unit
Two bedroom 2.00 persons per unit
sA`rI
Inten6Lty shall be equal to population/gross area. The maximum intensity
shall:.'Vary with project site area. Projects on larger sites will be
allouiw greater intensity due to increased opportunity for common open
space and site planning efficiencies of scale.
Less than 2.49 acres 30 P/A
2.5 to 9.99 acres 40 P/A
10 acres + 50 P/A
PLANNING COMMISSION .._SOLUTION NO. 1063
Senior housing projects shall be divided into two age restriction class-
ifications: 55 minimum and 62 minimum. Due to greater activity levels of
age 55 projects. allowable P/A shall be reduced by 25%.
2. UNIT SIZES:
Allowable unit sizes shall vary according to presence or absence of a
common project dining facility.
With Common Dining without
Studio 320 450
One bedroom 500 600
Two bedroom 700 800
3. HEIGHT AND SETBACKS:
Adjacent to R-2 and R-3 zones the height restriction associated with those
zones shall apply.
Adjacent to R-I zones the following setback and height limitation shall
apply:
Minimum Setback Height
20' IB'
50' 22'
100' 26'
The architectural commission shall pay special attention to second story
windows facing the rear yards of R-1 properties to insure privacy.
4. HANDICAP ACCESS:
All units shall be fully handicapped and wheel chair accessible.
5. PARKING REQUIREMENT:
Age 55.�minimum 1 .25 per unit
Age 62 minimum 1 .00 per unit
Projects which by their design. appeal to age categories significantly
older than the age 62 may request reduced parking requirements if it can
be demonstrated that less demand will be generated. Planning commission
may reduce requirement to .75 spaces per unit if applicant bonds for and
demonstrates the feasibility of construction of additional spaces.
6. AFFORDABILITY REQUIREMENTS:
SENIOR HOUSING OVE..—AY 25.52
f
A portion of any project with 10 or more dwelling units shall be reserved
and made affordable by low and moderate income residents. For projects
between 10 and 99 units, 10% of the units shall be affordable by lower
income residents and 10% by moderate income residents.
Projects with 100 or more units shall be required to provide an additional
5% affordable by very low income residents. The total number of these
controlled units shall not exceed the additional units allowed by SO
or the density allowed by the base zone. The applicant shall be
responsible for proposing the methods to achieve the program goal which
may vary depending upon the nature of the housing and the degree of
addition services provided. The planning commission shall have —
flexibility in reviewing and approving innovative proposals.
7. VERY LOW, LOWER, MODERATE INCOME DEFINED:
Very low income shall be equivalent to 50% of median income: lower
income, 80% of median; and moderate, 100% of median as shown on the
latest U.S. Department of Housing and Urban Development estimates for the
Riverside/San Bernardino area.
Am.