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1994 05 10 PCij -r - 2 01✓ OFTHti♦ PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California May 10, 1994 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 94-010 Beginning Minute Motion 94-015 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC HEARINGS 1. Item ............... PLOT PLAN 94-522 Applicant .......... DoDco Construction Services Location ........... Northwest corner of Calle Estado and Desert Club Drive Request ............ Approval to develop a two story retail/office building in the C-V-C Zone on a 0.37 acre site Action ............. Request to continue 2. Item ............... ZONING ORDINANCE AMENDMENT 94-041 Applicant .......... City of La Quinta Location ........... City-wide Request ............ Consideration of an amendment to a portion of Chapter 9 (Zoning Ordinance) regarding maximum guest house sizes in residential zones Action ............. Resolution 94- PC/AGENDA PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. When addressing the Planning Commission, please state your name and address. BUSINESS SESSION - None CONSENT CALENDAR Approval of the Minutes of the Planning Commission meeting of April 26, 1994. OTHER 1. Commissioner report of City Council meeting. ADJOURNMENT ------------------------------------------- ------------------------------------------- STUDY SESSION Tuesday, May 10, 1994 Study Session Room 4:00 P.M. 1. All agenda items 2. Update on Highway 111 Specific Plan 3. Zoning Ordinance update 4. Housing Element update PC/AGENDA PH *1 DATE: CASE NO: REQUEST: LOCATION: APPLICANT: PROPERTY OWNER: ZONING: BACKGROUND: STAFF REPORT PLANNING COMMISSION MEETING MAY 10, 1994 (REQUEST TO CONTINUE TO MAY 24, 1994) PLOT PLAN 94-522 (BOGAN VILLAS) APPROVAL OF A TWO STORY OFFICE BUILDING (+6,876 SQUARE FEET) ON 0.37 ACRES NORTHWEST CORNER OF CALLE ESTADO AND DESERT CLUB DRIVE DODCO CONSTRUCTION SERVICES (MR. DAN FEATHERINGILL) MR. JERRY BOGAN C-V-C (COMMERCIAL VILLAGE CORE) On April 28, 1994, the applicant requested a continuance of his plot plan case to the Planning Commission meeting of May 24, 1994. The reason for the delay is the applicant filed a variance application for the project in order to permit an encroachment of the proposed building into the street side yard setback on Desert Club Drive per the plans on file with our department. Based on the applicant's submittal, staff has renoticed the plot plan and variance applications for the May 24th agenda based on the provisions of the Municipal Zoning Code. RECOMMENDATION: By Minute Motion 94-_, continue Plot Plan 94-522 to the May 24, 1994, Planning Commission agenda pursuant to the applicant's request. Attachments: 1. Location map 2. Reductions of plan exhibits STAFFRFT.033 1.4 ro E QJ m ra 'v N Q ruv-055 J /vw " J"N' . iA- r 6S. R. 7E. Subject Site K.LI Alle !E�IIT I. ®) �o�Jm. O9 rr M (--�ESUDO�- -� I CA�E..C::• F. „ Pilo C CALLS.4;';_ NL.D * •+ • �� CAC. I W r• �~ w it ^I .•J ..Ir w �IL.I• . V !tn k u.a �' /n7 I 1 1 p � es (Ls .. •- ... 9 MB. 19175 Desert Club rroc/ Unit No / FES /967 CASE No. Plot Plan 54-52? DoDco Construction Services Location Map f O M (--�ESUDO�- -� I CA�E..C::• F. „ Pilo C CALLS.4;';_ NL.D * •+ • �� CAC. I W r• �~ w it ^I .•J ..Ir w �IL.I• . V !tn k u.a �' /n7 I 1 1 p � es (Ls .. •- ... 9 MB. 19175 Desert Club rroc/ Unit No / FES /967 CASE No. Plot Plan 54-52? DoDco Construction Services Location Map f O C CALLS.4;';_ NL.D * •+ • �� CAC. I W r• �~ w it ^I .•J ..Ir w �IL.I• . V !tn k u.a �' /n7 I 1 1 p � es (Ls .. •- ... 9 MB. 19175 Desert Club rroc/ Unit No / FES /967 CASE No. Plot Plan 54-52? DoDco Construction Services Location Map f O 9 MB. 19175 Desert Club rroc/ Unit No / FES /967 CASE No. Plot Plan 54-52? DoDco Construction Services Location Map f O h o I• p1pIC g -•_,� — -- -- ---- ---- Rom. - -- n3d4e:u� -- --- ---- �._. 3AIdQ On]) 1b3S30 Z. 441 3 rO A LLJ LLJ LLI •� > U a 00 ' O i'�1►�. � J � 4 � I � � 1 .PL A� � �p� V6 / • a — ;upanpgsad pzzLd bUL;SLx3 I �I I m. m e 4G .9-r � C ems I ' I C ©, 4 ej�m o �r a N � Itlry"II -�I 4::�IL---- I i .9•f .0•G .?9 .till 7 J a O J LL 1L PH *2 STAFF REPORT PLANNING COMMISSION MEETING DATE',: MAY 10, 1994 CASE NO.: ZONING ORDINANCE AMENDMENT 94-041 INITIATED BY: CITY OF LA QUINTA REQUEST: CONSIDERATION OF AN AMENDMENT TO A PORTION OF CHAPTER 9 (ZONING ORDINANCE) REGARDING MAXIMUM GUEST HOUSE SIZES IN RESIDENTIAL ZONES ENVIRONMENTAL CONSIDERATIONS: THE PLANNING AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS AMENDMENT IS EXEMPT FROM THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PER SECTION 15303 (CLASS 3) PERTAINING TO NEW CONSTRUCTION OF SMALL STRUCTURES. THEREFORE, NO FURTHER ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. BACKGROUND: The subject of the maximum allowable square footage for a detached guest house in a residential zone was discussed in conjunction with the Architectural Guidelines for "The Quarry at La Quinta" (Tentative Tract 27728) at the meeting of the Planning Commission on April 12, 1994. The Architectural Guidelines for the custom homes residences in The Quarry were before the Planning Commission for review and approval. The proposed Architectural Guidelines stated that guest units may not exceed 30% of the main house square footage. This conflicts with the Municipal Code requirements which restrict guest houses to a maximum 300 square feet in area. As an example, a residence of 2,000 square feet would be permitted a 600 square foot guest house: under the Architectural Guidelines. This is double the allowable square footage of the Municipal Code. The Architectural Guidelines were modified to state that the square footage for guest houses shall to comply with Municipal Code requirements. At the same time, the Planning Commission instructed staff to initiate a Zoning Ordinance Amendment to modify this requirement. It was felt that the 300 square foot maximum is too restrictive for some situations. PRESENT REQUIREMENTS: Presently, the guest unit requirements as adopted in Ordinance 213 are as follows: PCST.176 "These provisions regulate guest houses. All applications shall be reviewed utilizing the administrative plot plan process. A deed restriction shall be required for recordation against the property to prohibit the use or conversion of the unit to a rental or for sale, or permit the addition of a kitchen or cooking facility. A 'guest house' means an attached or detached unit which does not have cooking facilities, but has sleeping and sanitary facilities; is ancillary to a permanent existing residence; is developed on the same parcel; complies with the design guidelines of the zone it is located; is architecturally compatible with the existing primary residential unit and adheres to the development standards of the zone it is located. A detached guest house, in addition to the above, must comply with the following minimum standards: Height: Single story 17 feet Setbacks: Front 25 feet Rear 10 feet Side (interior) 5 feet Street side 10 feet Parking: One open or enclosed space in addition to that required for primary residence. Tandem parking is not permitted. Setback from permanent building: 6 feet Maximum square footage: 300 Lot Coverage: Not more than 60 % of the lot can be covered with permanent/temporary buildings (such as a single family homes, private garages, second units, accessory buildings, covered patios, guest houses, etc.)." These: requirements were adopted as a part of Ordinance 213 which became effective on October 13, 1992. In addition to specifying regulations for guest units, it also has requirements for second units or granny flats and non -livable, permanent or portable accessory structures. ANALYSIS: In reviewing this present standard for guest house maximum square footages it appears that the size stipulated is too restrictive for some situations. During the discussion of The Quarry Architectural Guidelines, the Planning Commission and staff discussed tying guest house sizes to the; primary structure size (see attached minutes of the April 12, 1994, Planning Commission meeting). Staff believes that relating the guest house size to a percentage of the existing main house size is preferable. The Architectural Guidelines that The Quarry submitted provided for a maximum guest house size of 30% of the main structure. In reviewing this subject, staff has determined PCST.176 that utilizing 30% of the existing house size is reasonable. For a 1500 square foot house such as can be found in the Cove, a guest house maximum of 450 feet would be allowed. For a 2000 square foot house, a 600 square foot house would be permitted. For a 5000 square foot luxury home, a 1500 square foot guest house would be permitted. Staff believes that there should be a maximum guest house size stipulated at 1400 square feet, which is the minimum house size in the R-1 Zone. In the SR Zone, the maximum guest house should be 1200 square feet which is the minimum house size in the SR Zone. Additionally, the guest house in any zone should not exceed that of the main house size. The following are two alternatives to the preferred method for your consideration: 1. Allow a flat square footage maximum for the guest unit. The maximum could be 1200 square feet as is used for second units or granny flats or 1400 square feet which is the minimum unit size in the R-1 Zone. If this provision was used, compliance with setbacks and maximum lot coverge would still be required and could limit the size further. 2. The maximum allowable size of the guest house could be based on a percentage of the lot size. Examples of how this could be done is as follows: Lot Size (sq. ft.j % = Sq. Ft. % = Sq. Ft. 5,000 25% = 1,250 10% = 500 7,200 20 % = 1,440 9 % = 648 10,000 15% = 1,500 8% = 800 20,000 10% = 2,000 7% = 1,400 With these alternatives, the set backs, lot coverage, and other design requirements which still apply and could still limit the maximum size further. RECOMMENDATION: Move to adopt Resolution 94- move to recommend approval of Zoning Ordinance Amendment 94-041, pertaining to Maximum Guest House Size in Residential Zones. Attachments: 1. Draft Resolution 2. Planning Commission minutes of April 12, 1994, pertaining to Architectural Guidelines for The Quarry PCST.176 3 PLANNING COMMISSION RESOLUTION 94- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, RECOMMENDING TO THE CITY COUNCIL AMENDMENTS TO THE MUNICIPAL CODE REGARDING MAXIMUM GUEST HOUSE SIZES IN RESIDENTIAL ZONES ZONING ORDINANCE AMENDMENT 94-041 WHEREAS, the Planning Commission of the City of La Quinta did on the loth day of May, 1994, hold a duly noticed Public Hearing recommending to the City Council amendments to the La Quinta Municipal Code regarding maximum guest house sizes in residential zones; and, WHEREAS, this Text Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director has determined that this amendment is categorically exempted from the guidelines for implementation of the California Environmental Quality Act; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify recommendation for approval of said Ordinance Amendment: 1. The Text Amendments to the Municipal Code are consistent with the La Quinta General Plan. 2. Approval of the Amendments will not result in any significant adverse environmental impacts. 3. The Amendments will provide for improved appearance to single-family residential development which will in turn improve the neighborhood. 4. Tr.e Amendments will provide development flexibility. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; RESOPC.133 1 Planning Commission Resolution 94- 2. That it does hereby recommend to the City Council approval of the above described Zoning Ordinance Amendment request for the reasons set forth in this Resolution, and as illustrated in Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this loth day of May, 1994, by the following vote, to wit: AXES: NOES: ABSENT: ABSTAIN: KATIE BARROWS Chairwoman City of La Quinta, California ATTEST: JERRX HERMAN, Planning Director City of La Quinta, California RESOPC.133 2 PLANNING COMMISSION RESOLUTION 94- ZONING ORDINANCE AMENDMENT 94-041 MAY 10, 1994 EXHIBIT "A" Amend the La Quinta Municipal Code Sections 9.32.030 (in R-1, 9.42.085 (in SR), 9.44.120 (in R-2), 9.48.090 (in R-2 A), 9.50.100 (in R-V), 9.52.040 (in R-3), 9.68.080 (in R-4), and 9.116.030 (in A-1) as follows: DEVE?LOPMENT STANDARDS FOR ATTACHED OR DETACHED GUEST HOUSES These provisions regulate guest houses. All applications shall be reviewed utilizing the administrative plot plan process. A deed restriction shall be required for recordation against the property to prohibit the use or conversion of the unit to a rental or for sale, or permit the addition of a kitchen or cooking facility. A "guest house" means and Of detached unit which does not have cooking facilities, but has sleeping and sanitary facilities; is ancillary to a permanent existing residence; is developed on the same parcel; complies with the design guidelines of the zone it is located; is architecturally compatible with the existing primary residential unit and adheres to the development standards of the zone it is located. In addition to the above, a guest house must comply with the following minimum standards: Height: Single story 17 feet Se -.backs: Front 25 feet Rear 10 feet Side (interior) 5 feet Street side 10 feet Parking: One open or enclosed space in addition to that required for primary residence. Tandem parking is not permitted. Setback from permanent building: 6 feet Maximum square footage: Maximum guest house size shall not exceed 30 % of the existing primary residence size not including the existing garage and/or carport. In no case shall the guest house exceed 1400 square feet except in the SR Zone where it cannot exceed 1200 square feet. A guest house exceeding the maximum permitted square footage based on the 30% allowance may be approved as a non -hearing plot plan application by the Planning Commission if the following can be shown: RESOPC.133 3 1. The lot is sufficient in size for the proposed guest house and existing improvements. 2. The proposed guest house will not be detrimental to the general health, safety, and welfare of the surrounding properties. 3. The guest house is designed to be compatible with the main residence and in scale with the improvements on the lot and surrounding properties. Lot coverage: Not more than 60 % of the lot can be covered with permanent/temporary buildings (such as a single family home, private garages, second units, accessory buildings, covered patios, guest houses, etc.) RESOPC.133 4 Planning Commission Minutes April 12, 1994 4. 'Mere being no further discussion, it was moved and seconded by CoIhI' issioners MarrslEllson to adopt Minute Motion 94-012, subject to con dil'i�ons recommended by staff. Unanimously. '- — C. TENTATIVE TRACT 27728 - THE QUARRY: a request of Craig Bryant, Winchester Asset Management for approval of architectural guidelines for custom residences. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Planning and Development Department. Staff further stated that they were requesting that the Architectural Guidelines proposed Item 1.E., on Page 7 be deleted and Item C remain as it is. 2. City Attorney Dawn Honeywell suggested that the description for "Guest Units" (E.1.) be rewritten to read, "Guest units are subject to the following conditions." 3. Staff reiterated the changes proposed and agreed to by staff and the applicant. 4. Planning Director Jerry Herman clarified the Commission's desire to see that the Zoning Ordinance, during the update, be amended to allow the size of guest houses to be proportionate the house sizes. Discussion followed. 5. Craig Bryant, applicant, addressed the Commission regarding clarification of Page 7, the size of a guest house and how long the Zoning Ordinance update would take. Discussion followed regarding guest houses. 6. Mr. Bryant asked that Page 11, 17.A. "roof line ridge", be amended to be no higher than 22 feet. Commissioners asked for clarification. Mr. Bryant explained the reason for the request. 7. Mr. Bryant asked that an additional condition be added to not allow any two story residences with the exception of split level units as approved by the Architectural Review Committee. Commissioner Marrs questioned whether the Architectural Review Committee had authority to change the CC & R's. Mr. Bryant stated they did not. City Attorney Dawn Honeywell stated they would have to bring it back before the Commission for any changes or modifications because the original Conditions of Approval required them to. Discussion followed regarding altering the Guidelines. PC4-12 3 Planning Commission Minutes April. 12, 1994 1v I 8. Commissioner Ellson asked if the topography was such that any of the units could be built on more than one level and into the hillside. Mr. Bryant stated not into the hillside but there could be split level houses. 9. There being no further discussion, it was moved and seconded by Commissioners Ellson/Abels to adopt Minute Motion 94-013 approving the Architectural Guidelines for Tentative Tract 27728, subject to the conditions as modified above. Unanimously approved. A.N There being no corrections to the Minutes of March 22, 1994, it was moved and econded by Commissioners Abels/Ellson to adopt the minutes as submitted. nimously approved. VH. OTHER - A. Commission Marrs gave a brief breakdown of the Council meeting of April 5, 1994. B. Commissioner Ab s asked staff to explain the new State law regarding "grey water". Staff explaNed that it was not to be mandatory for single family homes to use the system, bulit was becoming mandatory for the cities throughout the State to establish a plot Ian review procedure for those who wish to use the grey water system. This wot ld need to be in place by October, 1994. Discussion followed regarding the prgram. VIII. ADJOURNNfENT There being no further business, a moti n was made and seconded by Commissioners Abels/Marrs to adjourn this regular meetin of the Planning Commission to a regular meeting of the Planning Commission on April 26, 19 4, at 7:00 P.M. at the La Quinta City Hall Council Chamber. This meeting of the La Quinta Planning Commission was adjourned at 7:43 P.M., April 12, 1994. PC4-12 4 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, California April 26, 1994 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7:00 P.M. by Chairwoman Barrows. Commissioner Ellson was asked to lead the flag salute. II. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Adolph, Ellson, Marrs, Abels, and Chairwoman Barrows. B. Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, and Department Secretary Betty Sawyer. III. PUBLIC HEARINGS - A. CONDITIONAL USE PERMIT 94-011; a request of Mr. & Mrs. Wilson for approval to construct a detached second unit with a two -car garage for an individual 62 years of age or older. 1. Planning Director Jerry Herman presented the information contained in the staff report, a copy of which is on file in the Planning and Development Department. Staff noted the need to add a condition requiring a parcel merger prior to issuance of a building permit. 2. There being no questions of staff, Chairwoman Barrows opened the public hearing. As no one wished to speak the public hearing was closed. 3. There being no questions from the Commission, Commissioners Abels/Adolph moved and seconded a motion to adopt Resolution 94-009 granting Conditional Use Permit 94-011 to allow the construction of a second unit and attached garage, subject to the amended conditions. ROLL CALL: AYES: Commissioners Adolph, Ellson, Marrs, Abels, and Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAIN: None. PC4-26 1 Planning Commission Minutes April 26, 1994 IV. V. VI. PUBLIC COMMENT: None BUSINESS SESSION: A. SIGN APPLICATION 94-246 (AMENDMENT #1): a request of Blockbuster Video for approval of an amendment to approved signs. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Abels asked if the south side letters were 24-inches. Staff stated they were as the applicant had not requested any changes to that sign. 3. Commissioner Adolph asked if the 50 square feet is the allowable amount. Staff stated it was just slightly over. 4. There being no further questions of staff and no public comment, Commissioners Marrs/Ellson moved to adopt Minute Motion 94-014 approving Sign Application 94-246 (Amendment #1), subject to conditions. CONSENT CALENDAR A. Commissioner Ellson requested that Page 4, Item #8 be placed before Item #7. There being no further corrections to the Minutes of April 12, 1994, it was moved and seconded by Commissioners Abels/Marrs to adopt the minutes as corrected. Unanimously approved. VII. OTHER - None VIII. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Adolph/Abell to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission on May 10, 1994, at 7:00 P.M. at the La Quinta City Hall Council Chamber. This meeting of the La Quinta Planning Commission was adjourned at 7:09 P.M., April 26, 1994. PC4-26 2