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2018 04 24 PCPLANNING COMMISSION AGENDA 1 APRIL 24, 2018 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, APRIL 24, 2018 AT 6:00 P.M. CALL TO ORDER ROLL CALL: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill. PLEDGE OF ALLEGIANCE PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. The Planning Commission values your comments; however in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b). CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS - None CONSENT CALENDAR 1. APPROVE MINUTES OF APRIL 10, 2018 BUSINESS SESSION - None STUDY SESSION - None Planning Commission agendas and staff reports are now available on the City’s web page: www.laquintaca.org PLANNING COMMISSION AGENDA 2 APRIL 24, 2018 PUBLIC HEARINGS 1. CONTINUED FROM APRIL 10, 2018 - VARIANCE 2018-0001 SUBMITTED BY LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES PROPOSING A VARIANCE TO ALLOW FOR A NINE FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING, ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY. CEQA: EXEMPT PURSUANT TO SECTION 15301 IN THAT THE PROPOSED PROJECT CAN BE CHARACTERIZED AS AN EXISTING FACILITY. LOCATION: 46300 DUNE PALMS ROAD. [RESOLUTION NO. 2018-004] 2. CONTINUED FROM APRIL 10, 2018 - ZONING ORDINANCE AMENDMENT 2018- 0003 SUBMITTED BY THE CITY OF LA QUINTA PROPOSING A ZONING TEXT AMENDMENT TO AMEND TITLE 9 BY ADDITION OF SECTION 9.50.100 AND AN AMENDMENT TO SECTION 9.60.100 OF THE LA QUINTA MUNICIPAL CODE RELATING TO STANDARDS FOR MODIFICATION OF EXISTING SINGLE-FAMILY DWELLINGS THAT RESULT IN ADDITIONAL BEDROOMS. CEQA: EXEMPT PURSUANT TO SECTION 15061(B)(3), REVIEW FOR EXEMPTIONS – GENERAL RULE. [RESOLUTION NO. 2018-005] REPORTS AND INFORMATIONAL ITEMS - None COMMISSIONERS’ ITEMS 1. SILVERROCK EVENT SITE AD HOC COMMITTEE UPDATE STAFF ITEMS - None ADJOURNMENT The next regular meeting of the Planning Commission will be held on May 8, 2018, commencing at 6:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Wanda Wise-Latta, Commission Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the outside entry to the Council Chamber at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on April 20, 2018. DATED: April 19, 2018 WANDA WISE-LATTA, Commission Secretary City of La Quinta, California PLANNING COMMISSION AGENDA 3 APRIL 24, 2018 Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the Planning Division of the Design and Development Department at 777- 7118, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the Planning Division of the Design and Development Department at 777-7118. A one (1) week notice is required. If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Design and Development Department’s counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION MINUTES 1 APRIL 10, 2018 PLANNING COMMISSION MINUTES TUESDAY, APRIL 10, 2018 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 6:00 p.m. by Vice Chairperson McCune. PRESENT: Commissioners Bettencourt, Caldwell, Proctor, Wright and Vice Chairperson McCune. ABSENT: Chairperson Quill and Commissioner Currie STAFF PRESENT: Assistant City Attorney Morgan Gallagher, Planning Manager Gabriel Perez, Consulting Planner Nicole Sauviat Criste, Commission Secretary Wanda Wise-Latta and Office Assistant Mirta Lerma PLEDGE OF ALLEGIANCE Commissioner Wright led the audience in the pledge of allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None CONFIRMATION OF AGENDA - Confirmed ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS - None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF MARCH 27, 2018 2. APPROVE CONDITIONAL USE PERMIT 2018-0001 REQUESTING A TWO-YEAR TIME EXTENSION OF CONDITIONAL USE PERMIT 2013-152 TO ALLOW THE CONSTRUCTION OF A SINGLE-FAMILY HOME AT 77-210 LOMA VISTA WITHIN THE ENCLAVE MOUNTAIN ESTATES [RESOLUTION NO. 2018-003] Commissioner Bettencourt asked if there was any new discretionary action expected of the Commission regarding Consent Calendar No. 2. Consulting Planner Nicole Criste explained that because there was no change to the Conditions of Approval and the PLANNING COMMISSION MINUTES 2 APRIL 10, 2018 matter is out of the applicant’s control, staff felt that the request for an extention of time could go before the Commission as a consent item. MOTION – A motion was made and seconded by Commissioners Caldwell/Wright to approve the Consent Calendar as recommended, with Item No. 2 adopting Resolution No. 2018-003. AYES: Commissioners Bettencourt, Caldwell, Proctor, Wright and Vice Chairperson McCune. NOES: None. ABSENT: Chairperson Quill and Commissioner Currie. ABSTAIN: None. Motion passed. BUSINESS SESSION - None STUDY SESSION - None PUBLIC HEARING 1. CONTINUED FROM MARCH 27, 2018 - VARIANCE 2018-0001 SUBMITTED BY LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES PROPOSING A VARIANCE TO ALLOW FOR A NINE-FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING, ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY. CEQA: EXEMPT PURSUANT TO SECTION 15301 IN THAT THE PROPOSED PROJECT CAN BE CHARACTERIZED AS AN EXISTING FACILITY. LOCATION: 46300 DUNE PALMS ROAD. Prior to the meeting, an email was received and distributed to the Commission by Planning Manager Perez. The email from the applicant’s legal representative asked to continue the item in order to allow the Kingdom Hall congregation time to issue an endorsement of the variance request. PUBLIC SPEAKER: None MOTION – A motion was made and seconded by Commissioners Wright/Caldwell to continue Variance 2018-0001 submitted by the La Quinta Kingdom Hall of Jehovah’s Witnesses to the April 24, 2018 Planning Commission meeting in order to allow the Kingdom Hall congregation time to issue an endorsement of the variance request. AYES: Commissioners Bettencourt, Caldwell, Proctor, Wright and Vice Chairperson McCune. NOES: None. ABSENT: Chairperson Quill and Commissioner Currie. ABSTAIN: None. Motion passed. 2. ZONING ORDINANCE AMENDMENT 2018-0003 SUBMITTED BY THE CITY OF LA QUINTA PROPOSING A ZONING TEXT AMENDMENT TO AMEND TITLE 9 BY ADDITION OF SECTION 9.50.100 AND AN AMENDMENT TO SECTION 9.60.100 OF THE LA QUINTA MUNICIPAL CODE RELATING TO STANDARDS FOR MODIFICATION OF EXISTING SINGLE-FAMILY DWELLINGS THAT RESULT IN PLANNING COMMISSION MINUTES 3 APRIL 10, 2018 ADDITIONAL BEDROOMS. CEQA: EXEMPT PURSUANT TO SECTION 15061(B)(3), REVIEW FOR EXEMPTIONS – GENERAL RULE. It was noted by Planning Manager Perez that a handout entitled, “Representative Single-Family Dwelling Space Analysis”, had been distributed to the Commission prior to the meeting. Planning Manager Perez presented the staff report, which is on file in the Design and Development Department and reviewed the single-family dwelling space analysis that was provided to the Commission. Commission discussion followed regarding setting a maximum bedroom count, jurisdiction regarding airspace condominiums; and clarification that new standards for non-bedroom conversion applied to existing homes and not new home construction. Planning Manager Perez advised the Commission that the City’s Short Term Vacation Rental Team is preparing amendments to Title 3 of the Municipal Code. A Commissioner asked if there were any applications before the City from aggrieved families whose ability to live in their home had been constrained by existing codes and Planning Manager Perez responded that there were not. Commission discussion continued regarding homes over 3,500 square feet and likely to be found in gated communities with homeowners associations that have their own rules and regulations; the impact of short term vacation rentals on neighborhoods; parking; and rental of guest homes or casitas. Vice Chairperson McCune declared the PUBLIC HEARING OPEN at 6:47 p.m. PUBLIC SPEAKER: None. Commission discussed additional amendments to be considered including lifting the deed restriction on guesthomes as a rental unit; setting a maximum limit of eight bedrooms for homes greater than 3,500 square feet in living area; additional parking requirement based on additional bedrooms added resulting in four or more bedrooms; additional garage space would not require additional curb cuts from the street; and modifying the maximum bedroom coverage to 35% consistent with the maximum bedroom coverage observed in approved La Quinta single-family residential plans. MOTION – A motion was made and seconded by Commissioners McCune/Bettencourt to continue Zoning Ordinance Amendment 2018-0003 submitted by the City of La Quinta to the April 24, 2018 Planning Commission meeting. AYES: Commissioners Bettencourt, Caldwell, Proctor, Wright and Vice Chairperson McCune. NOES: None. ABSENT: Chairperson Quill and Commissioner Currie. ABSTAIN: None. Motion passed. PLANNING COMMISSION MINUTES 4 APRIL 10, 2018 REPORTS AND INFORMATIONAL ITEMS - None COMMISSIONERS’ ITEMS 1. Commissioner Caldwell presented a report on the League of California Cities Planning Commissioners Academy held in Monterey April 4-6, 2018. 2. Vice Chairperson McCune presented a report on the April 9, 2018 meeting of the SilverRock Event Site Ad Hoc Committee STAFF ITEMS Planning Manager Perez advised the Commission of futre items coming before them for consideration. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Wright/Bettencourt to adjourn this meeting at 7:14 p.m. AYES: Commissioners Bettencourt, Caldwel, Proctor, Wright and Vice Chairperson McCune. NOES: None. ABSENT: Chairperson Quill and Commissioner Currie. ABSTAIN: None. Motion passed. Respectfully submitted, WANDA WISE-LATTA, Commission Secretary City of La Quinta, California STAFF REPORT PLANNING COMMISSION DATE: APRIL 24, 2018 CASE NO: VARIANCE 2018-0001 APPLICANT: LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES PROPERTY OWNER: ENGLISH CONGREGATION OF JEHOVAH’S WITNESSES REQUEST: VARIANCE TO ALLOW FOR A NINE-FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING, ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CEQA: THE LA QUINTA DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROPOSAL IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15301, CLASS 1 (EXISTING FACILITY). LOCATION: 46300 DUNE PALMS ROAD LEGAL: APN: 600-030-019 RECOMMENDED ACTION Determine that the proposed variance is exempt from the California Quality Act, and further recommend approval of Variance 2018-0001. EXECUTIVE SUMMARY • This proposal was considered at the April 10, 2018 Planning Commission hearing, but was continued because additional time was required to allow the Kingdom Hall congregation to issue an endorsement of the variance request. • The City is pursuing property acquisition from the La Quinta Kingdom Hall of Jehovah’s Witnesses (Kingdom Hall) to accommodate the Dune Palms Road widening project planned between Highway 111 and Westward Ho Drive. • The existing Kingdom Hall building and monument sign will conflict with setback standards after completion of the road widening project. PUBLIC HEARING ITEM NO. 1 • The applicant requests variance approval to allow the structures to be placed within the required building and sign setbacks (Attachment 1) BACKGROUND The City of La Quinta proposes to widen Dune Palms Road to its ultimate General Plan width as a Secondary Arterial roadway (Attachment 3) between Blackhawk Way/Westward Ho Drive and approximately 330 feet north of Coachella Valley Storm Water Channel (CVSC). The road along the western edge is at the ultimate street width. The final widened street section will consist of a 72-foot curb-to-curb street section, which includes two 11-foot travel lanes in the north and southbound directions, 12-foot wide raised curb median and 8-foot bicycle/cart lanes. The existing sidewalk along the west side will remain and a new 6-foot wide sidewalk will be placed along the eastern curb line. Due to the required street section, it has been determined that right-of-way will be required from all of the parcels along the eastern edge within the project limits, which included the Authority-owned parcels, the Kingdom Hall site (Attachment 2) and the mobile home park. Acquisition along the Kingdom Hall site will not impact the building structure, but will require relocation of the existing monument sign. The widening project will cause the monument sign and the existing building to be nonconforming structures. The Kingdom Hall congregation provided their consent for the variance proposal through approval of a resolution on April 11, 2018. PROPOSAL AND ANALYSIS The Kingdom Hall site is 1.82 acres and is improved with two buildings, landscaping, and parking area. The City is attempting to acquire 9 feet of additional street right-of- way along the property’s western street frontage to accommodate the road widening project (Attachment 4). The General Plan land use designation for the subject site is Medium Density Residential. The Zoning designation for the subject site is Medium Density Residential (RM) and the required minimum front building setback is 20 feet measured from a building structure to the street right-of-way as identified in the La Quinta Municipal Code (LQMC) Section 9.50.030, Table of Development Standards (Attachment 5). The existing building is currently 20 feet from the existing street right-of-way and in compliance with existing setbacks. The existing building will be 11 feet from the future right-of-way line and therefore cause the building to be a nonconforming structure upon road widening completion. The existing monument sign serves as an identification sign for Kingdom Hall and is setback approximately 3 feet from the existing street right-of-way. The City’s general sign standards, Section 9.160.030, do not permit signs within 5 feet of a street right- of-way (Attachment 6). The existing sign will be in the planned path of the future sidewalk along Dune Palms Road. Currently, there is no sidewalk along the street frontage of the subject site (Attachment 7). The applicant proposes to relocate the sign three feet from the future sidewalk and within the future right-of-way due to the planned reduction in landscape setback area. The existing Imperial Irrigation District transformer located within the landscape setback limits sign visibility in locations beyond the future right-of-way. The LQMC allows the Planning Commission to consider requests for deviations from the development standards as a Variance if the required findings can be made pursuant to Section 9.120.030, Variances. The applicant requests variance approval to permit relocation of the existing monument sign by encroaching 5 feet into the street right-of-way and allow a 9-foot building front setback for the existing building. Staff is in support of the request, and believes that it is justified due to proposed property acquisition along the street frontage of Kingdom Hall for the road widening project. Staff has prepared variance findings in the attached resolution for consideration by the Planning Commission. AGENCY AND PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies on March 12, 2018. All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been incorporated in the recommended Conditions of Approval. Public Notice: The public hearing notice was advertised in The Desert Sun newspaper on March 16, 2018, and mailed to all property owners within 500 feet of the site. To date, no comments have been received. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Design and Development Department has determined that this project is exempt from provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1 (Existing Facilities) and the Dune Palms Widening Project was reviewed under Environmental Assessment 2016-0009. A Mitigated Negative Declaration was adopted for the road widening project by the City Council on July 19, 2016. Report prepared/approved by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Site Map 3. General Plan 2035 Circulation Diagram 4. Site Plan- Variance Exhibit 5. Table of Development Standards- Building Setbacks, Section 9.50.030 6. Sign Placement, Section 9.160.030.G 7. Site Photos PLANNING COMMISSION RESOLUTION 2018 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING VARIANCE 2018-0001 TO ALLOW FOR A NINE FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING AND ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CASE NUMBERS: VARIANCE 2018-0001 APPLICANT: LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 24th day of April, 2018, hold a duly noticed Public Hearing to consider a request by La Quinta Kingdom Hall of Jehovah’s Witnesses for approval of variance from development standards of the Medium Density Residential district, 46300 Dune Palms Road, more particularly described as: APN: 600-030-019 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on March 16, 2018 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.030 of the La Quinta Municipal Code to justify approval of said Variance: 1. Consistency with General Plan The proposed Variance is consistent with the goals and policies of the La Quinta General Plan in that the variance will ensure the applicant is able to protect its approved entitlements for existing buildings and structures determined to be consistent with the General Plan under Conditional Use Permit 2011-058, while also accommodating the 102 foot wide road right- of-way for Dune Palms Road in the General Plan 2035 Circulation Diagram Exhibit II-2. 2. Consistency with Zoning Code The variance, as conditioned, is consistent with the provisions of this zoning code as the proposed variance is not eligible for consideration of a minor Planning Commission Resolution 2018 - Variance 2018-0001 La Quinta Kingdom Hall of Jehovah’s Witnesses Adopted: April 24 2018 Page 2 of 4 adjustment and allows the planning commission at a public hearing to consider proposals not consistent with applicable development standards. Furthermore, the existing building and sign structures were constructed pursuant to the La Quinta Municipal Code. The widening of the Dune Palms Road requires acquisition of additional street right-of-way, which will cause the subject Kingdom Hall building and monument sign to be inconsistent with setback standards. Therefore, the applicant requests variance approval to deviate from the 20-foot front building setback requirement of Section 9.50.030 Table of Development Standards for the Medium Density Residential District by allowing a 9 foot front building setback for the Kingdom Hall building. In addition, the applicant requests that the existing monument sign be permitted to deviate from the sign placement standards of Section 9.160.030.G, Sign Placement, that prohibits freestanding signs within 5 feet of a street right-of-way and allow encroachment within the street right-of-way. 3. Compliance with CEQA The Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301 (Class 1) of the Guidelines implementing CEQA California Environmental Quality Act in that the proposed project can be characterized as an existing facility. The subject property is less than five acres in size substantially surrounded by urban uses, has no value as habitat for endangered, rare, or threatened species, would not result in any significant effects relating to traffic, noise, air/water quality, and can be adequately served by all required utilities and public services. Furthermore, Environmental Assessment 2016-0009 was prepared for the Dune Palms Widening Project and a Mitigated Negative Declaration was approved by the City Council on July 19, 2016 and all impacts related to the road widening project can be mitigated to less than significant with the adopted mitigation measures. 4. Surrounding Uses Approval of the proposed variance will not create conditions materially detrimental to public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The existing structures subject of the proposed variance are consistent with an existing land use for a place of worship approved by Conditional Use Permit 2001- 058 and is compatible with zoning on adjacent properties. Planning Commission Resolution 2018 - Variance 2018-0001 La Quinta Kingdom Hall of Jehovah’s Witnesses Adopted: April 24 2018 Page 3 of 4 5. Special Circumstances There are special circumstances applicable to the subject property such as location or surroundings, which, when the zoning regulations are strictly applied, deprive the property of privileges enjoyed by other properties in the vicinity subject to the same zoning regulations. More specifically, the Dune Palms Widening Project will reduce the size of the Kingdom Hall property and cause the existing building and monument sign in their existing location to be nonconforming structures pursuant to the development standards of Section 9.50.030 Table of Development Standards and Section 9.160.030.G General Sign Standards. 6. Preservation of Property Rights The granting of the variance is necessary for the preservation of a substantial property right possessed by other property in the same vicinity and zoning district and otherwise denied to the subject property. The request for a variance is caused by road widening activities that were not considered when entitlements for the Kingdom Hall facilities were approved. 7. No Special Privileges The variance’s required conditions of approval assure that the adjustment authorized will not constitute a grant of special privileges which are inconsistent with the limitations placed upon other properties in the vicinity subject to the same zoning regulations. 8. No Land Use Variance The approval does not authorize a land use or activity which is not permitted in the applicable zoning district. Land use approvals were previously granted for the Kingdom Hall facility through Conditional Use Permit 2001- 058. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the above project be determined by the City Council to be exempt from CEQA pursuant to Section 15301 (Class 1) of the CEQA Guidelines and consistent with Environmental Assessment 2016-0009 for the Dune Palms Road Widening Project. Planning Commission Resolution 2018 - Variance 2018-0001 La Quinta Kingdom Hall of Jehovah’s Witnesses Adopted: April 24 2018 Page 4 of 4 SECTION 3. That it does hereby approve Variance 2018-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 24th day of April, 2018, by the following vote: AYES: NOES: ABSENT: ABSTAIN: _______________________________ PAUL QUILL, Chairperson City of La Quinta, California ATTEST: _______________________________ GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED VARIANCE 2018-0001 LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES APRIL 24, 2018 Page 1 of 1 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Variance recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. The future monument sign location shall be submitted for approval by the Design and Development Director to determine consistency with Variance 2018-0001 prior to relocation. 3. Any replacement or modification of the existing monument sign copy will require approval of a separate sign permit. Project Information CASE NUMBER: VARIANCE 2018-0001 APPLICANT: LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES PROPERTY OWNER: ENGLISH CONGREGATION OF JEHOVAH’S WITNESSES REQUEST: VARIANCE TO ALLOW FOR A NINE FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING, ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT LOCATION: 46300 DUNE PALMS ROAD GENERAL PLAN DESIGNATION: MEDIUM DENSITY RESIDENTIAL ZONING DESIGNATION: MEDIUM DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: MEDIUM DENSITY RESIDENTIAL VACANT PROPERTY SOUTH: MEDIUM DENSITY RESIDENTIAL MOBILE HOME PARK EAST: MEDIUM DENSITY RESIDENTIAL SINGLE FAMILY RESIDENTIAL SUBDIVISION WEST: MAJOR COMMUNITY FACILITIES LA QUINTA HIGH SCHOOL ATTACHMENT 1 ATTACHMENT 2 ATTACHMENT 3 ATTACHMENT 4 La Quinta Municipal Code Up Previous Next Main Search Print No Frames Title 9 ZONING Chapter 9.50 RESIDENTIAL DEVELOPMENT STANDARDS 9.50.030 Table of development standards.* *CodeAlert:This topic has been affected by Ordinance No. 562. To view amendments and newly added provisions, please refer to the CodeAlert Amendment List. A. Definitions. See Chapter 9.280. B. Table of Standards. Table 9-2 and the illustrations in Section 9.50.040, following, set forth standards for the development of property within residential districts. However, standards different from those in Table 9-2 shall apply if special zoning symbols described in Section 9.20.030 are designated on the official zoning map. Table 9-2 Residential Development Standards Development Standard District RVL RL RC RM RMH RH Minimum lot size for single-family dwellings (sq. ft.)20,000 7200***7200 5000 3600 2000 Minimum project size for multifamily projects (sq. ft.)n/a n/a n/a n/a 20,000 20,000 Minimum lot frontage for single-family dwellings (ft.)1 100 60 60 50 40 n/a Minimum frontage for multifamily projects (ft.)n/a n/a n/a n/a 100 100 Maximum structure height (ft.)2 28 28 17 28 28 40 Maximum number of stories 2212 2 3 Minimum front yard setback (ft.)3 30 20 20 20 20 20 Minimum garage setback4 (ft.)n/a 25 25 25 25 25 Minimum interior/exterior side yard setback (ft.)5, 7 10/20 5/10 5/10 5/10 5/10 10/15 Minimum rear yard setback (ft.)7 30 20 for new lots and 10 for existing recorded lots8 10 15 15 20 Maximum lot coverage (% of net lot area)40 50 60 60 60 60 Page 1 of 29.50.030 Table of development standards. 3/22/2018http://qcode.us/codes/laquinta/view.php?topic=9-9_50-9_50_030&frames=on ATTACHMENT 5 Minimum livable area excluding garage (sq. ft.)2500 1400 1200 1400 1400 (multifamily: 750) 750 for multifamily Minimum common open area6 n/a n/a n/a 30% 30% 30% Minimum/average perimeter landscape setbacks (ft.)6 10/20 10/20 n/a 10/20 10/20 10/20 Symbol Description of Special Zoning Symbols Used as per Section 9.20.030 60-RM-10,000 17/1 60-foot minimum lot frontage, medium density residential zoning, 10,000 square foot minimum lot size, 17-foot maximum building height at one story RL 10,000 17/1 Low density residential zoning, 10,000 square foot minimum lot size, 17-foot maximum building height at one story RM 17/1 Medium density residential zoning, 17-foot maximum building height at one story RL 17/1 Low density residential zoning, 17-foot maximum building height at one story * As shown on the approved specific plan for the project. ** As provided in the underlying base district. *** A minimum lot size of 20,000 sq. ft. shall be required of new lots created within subdivisions of 10 acres or less in size located south of Avenue 52 and west of Monroe Street. 1 Minimum lot frontage on cul-de-sacs and knuckles shall be 35 feet. Minimum lot frontage for flag lots shall be 15 feet. 2 Not including basements. Also, notwithstanding above table, the maximum structure height equals 22 feet for all buildings within 150 feet of any general plan-designated image corridor, except in the RC zone, which is 17 feet. 3 For non-garage portions of dwelling only. Also, projects with five or more adjacent single family dwelling units facing the same street shall incorporate front setbacks varying between 20 feet and 25 feet or more in order to avoid streetscape monotony. 4 For all but RVL district, minimum garage setback shall be 20 feet if “roll-up” type garage door is used. Also, for side-entry type garages, the garage setback may be reduced to 20 feet in the RVL district and 15 feet in all other residential districts. 5 The following are exceptions to the minimum side setbacks shown: For interior side yards in the RL, RM and RMH districts, if the building is over 17 feet in height, the setback is five feet plus one foot for every foot over 17 feet in height or fraction thereof, to a maximum setback of ten feet. The additional setback may be provided entirely at grade level or a combination of at grade and airspace above the 17-foot building. For RH, five feet minimum plus one foot additional setback for every foot of building height above 28 feet, or fraction thereof, up to a maximum setback of 15 feet when said height above 17 feet is located between five and ten feet from said side yard property line. For interior setbacks, if the building is over 28 feet in height the setback is ten feet plus one foot for every foot over 28 feet in height or fraction thereof, to a maximum setback of 15 feet. The additional setback may be provided entirely at grade level or may be a combination of at grade and airspace above the 28-foot building height. 6 Common open area and perimeter landscape requirements do not apply to single-family detached projects unless a specific plan is required. Common open area equals percent of net project area. Perimeter landscape setbacks are adjacent to perimeter streets: first number equals minimum at any point; second number equals minimum average over entire frontage (thus, 10/20). See Section 9.60.240 and additional landscape/open area standards. 7 Rear and side yard setbacks for residential units abutting the image corridor shall be a minimum of 25 feet with the exception of RVL zone district where it only applies to the side yard. (Ord. 550 § 1, 2016) View the mobile version. Page 2 of 29.50.030 Table of development standards. 3/22/2018http://qcode.us/codes/laquinta/view.php?topic=9-9_50-9_50_030&frames=on La Quinta Municipal Code Up Previous Next Main Search Print No Frames Title 9 ZONING Chapter 9.160 SIGNS 9.160.030 General sign standards. A. Applicability. Signs in the city of La Quinta, including exempt, permanent, semipermanent and temporary signs, are subject to the general standards of this section. B. Planned Sign Programs. Planned sign program review is required, per the provisions of Section 9.160.090D, for submissions which: (1) include three or more permanent signs; (2) are in conjunction with review of a site development permit by the planning commission; or (3) include a request for a sign adjustment to a sign previously approved under a planned sign program. C. Interpretation of Provisions. Where a matter of interpretation arises regarding the provisions of this chapter, the more specific definition or more rigorous standard shall prevail. Whenever the director determines that the application of any provision of this chapter is uncertain, the issue shall be referred to the planning commission for determination. D. Application of Standards. If the director determines that a staff-reviewed sign does not conform to one or more of the general standards set forth in this section, the applicant shall be given the option of modifying the sign or applying for a minor adjustment. E. Measurement of Sign Area. Sign area shall be measured as follows: 1. Basic Rule. Sign size or area shall be defined as the entire area of the sign face, including nonstructural perimeter trim but excluding structures or uprights on which the sign is supported. 2. Window Signs. Window sign area shall be considered to be the entire area of any sign placed on or inside a window and not painted directly on the glass. For signs painted directly on the glass, area measurement shall be the same as that for wall signs, following. 3. Individual Letters. The area of wall or window signs composed of individual letters painted on or otherwise affixed to the wall or window shall be considered to be the area within the single continuous perimeter encompassed by a straight-line geometric figure which encloses the extreme limits of the letters or other characters. 4. Double-Faced Signs. If a sign is double-faced with only one face visible from any ground position at one time, its sign area shall be considered to be the area of either face taken separately. Thus, if the maximum permitted sign area is twenty square feet, a double-faced sign may have an area of twenty square feet per face. 5. Three-Dimensional Signs. If a sign has three or more faces, its sign area shall be considered to be the sum of the areas of each individual face. Thus, if a sign has four faces and the maximum permitted sign area is twenty square feet, the maximum allowable area for each face is only five square feet. 6. Separated-Panel Signs. The sign area of open or separated panel signs, i.e., those signs having empty spaces between copy panels, shall be considered to be the entire area encompassed by the sign face, including the empty spaces between panels. F. Measurement of Sign Height. Sign height shall be measured as follows: 1. Building-Mounted Signs. The height of building-mounted signs shall be measured from the average finish grade directly beneath the sign. Page 1 of 29.160.030 General sign standards. 3/22/2018http://qcode.us/codes/laquinta/view.php?topic=9-9_160-9_160_030&frames=on ATTACHMENT 6 2. Freestanding Signs. The height of a freestanding sign shall be measured from the top of curb of the nearest street (or the edge of pavement of such street where there is no curb) to the top of the sign or any vertical projection thereof, including supporting columns and/or design elements. However, in cases where the director determines that a freestanding sign is not oriented to any particular street or is too far from such a street to reasonably apply the foregoing standard, sign height shall be measured from the average finish grade at the base of the sign. G. Sign Placement. 1. Setback From Street. Freestanding signs shall not be located within five feet of a street right-of- way nor within a corner cutoff area identified in Section 9.100.030D. 2. No Off-Premises Signs. All signs shall be located on the same premises as the land use, business and/or activity identified by the sign, unless specifically permitted to be off-premises under the provisions of this chapter, or incorporated and approved as part of a temporary use permit application. 3. Utility Lines. No sign shall be located closer to overhead utility lines than the distance prescribed by California law or by the rules duly promulgated by agencies of the state or by the applicable public utility. 4. Traffic Safety. No sign shall be located in such a manner as to obstruct free and clear vision of pedestrian and vehicular traffic. 5. Public Right-of-Way. No sign shall be located within, over or across a public right-of-way unless specifically permitted in this chapter. H. Illumination. Illumination from or upon any sign shall be shaded, shielded, directed or reduced so as to avoid undue brightness, glare or reflection of light on private or public property in the surrounding area so as to avoid unreasonably distracting pedestrians or motorists. “Undue brightness” is illumination in excess of that which is reasonably necessary to make the sign reasonably visible to the average person on an adjacent street. Illuminated signs which face or are adjacent to residentially zoned property shall be restricted to minimize the illumination, glare or reflection of light which is visible from the residentially zoned property. I. Maintenance. Any sign displayed within the city, together with supports, braces, guys, anchors, and electrical components, shall be maintained in good physical condition, including the replacement of defective parts. Exposed surfaces shall be kept clean, in good repair and painted where paint is required. The director may request the director of building and safety to order the repair or removal of any sign determined by the director to be unsafe, defective, damaged or substantially deteriorated. J. Landscaping of Freestanding Signs. All freestanding signs shall include, as part of their design, landscaping and/or hardscaping about their base so as to prevent vehicles from hitting the sign, to improve the overall appearance of the installation, and to screen light fixtures and other appurtenances. The applicant shall maintain all landscape areas in a healthy and viable condition. K. Inspection. All sign owners and users shall permit the periodic inspection of their signs by the city upon ten days’ notice. L. Specific Plan Standards to Apply. Signs to be located within the boundaries of a specific plan or other special design approval area shall comply with the criteria established by such plan or area. (Ord. 550 § 1, 2016) View the mobile version. Page 2 of 29.160.030 General sign standards. 3/22/2018http://qcode.us/codes/laquinta/view.php?topic=9-9_160-9_160_030&frames=on Site Photos- La Quinta Kingdom Hall of Jehovah’s Witnesses ATTACHMENT 7 Page 1 of 4 STAFF REPORT PLANNING COMMISSION DATE: APRIL24, 2018 CASE NUMBER: ZONING ORDINANCE AMENDMENT 2018-0003 APPLICANT: CITY OF LA QUINTA REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A ZONING TEXT AMENDMENT TO AMEND TITLE 9 BY THE ADDITION OF SECTION 9.50.100 AND AMENDMENT TO SECTION 9.60.100 OF THE LA QUINTA MUNICIPAL CODE RELATING TO STANDARDS FOR MODIFICATION OF EXISTING SINGLE-FAMILY DWELLINGS THAT RESULT IN ADDITIONAL BEDROOMS AND FIND THE ZONING ORDINANCE AMENDMENT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). LOCATION: CITY-WIDE CEQA: EXEMPT FROM ENVIRONMENTAL REVIEW UNDER CEQA, PURSUANT TO SECTION 15061(B)(3), REVIEW FOR EXEMPTIONS – GENERAL RULE RECOMMENDED ACTION Adopt a resolution recommending to the City Council approval of Zoning Ordinance Amendment 2018-0003 to amend Title 9 by the addition of Section 9.50.100 and amendment to Section 9.60.100 of the La Quinta Municipal Code and finding of an exemption from environmental review under the California Environmental Quality Act pursuant to Section 15061(b)(3), Review for Exemptions – General Rule. EXECUTIVE SUMMARY •The Council adopted a moratorium on January 16, 2018 pertaining to issuance of building permits for common living space conversions to bedrooms in order to develop standards that limit conversions that may impact the health, safety, and welfare of neighboring residents. •The La Quinta Municipal Code (Code) does not specifically address converting single-family residential common living areas into bedroom space. •The Planning Commission considered the staff prepared code amendments that establish limits on additional bedrooms when proposed with additions/modifications to an existing single-family dwelling on April 10, 2018 and voted to continue the item to allow staff time to incorporate recommended code revisions. PUBLIC HEARING ITEM NO. 2 Page 2 of 4 BACKGROUND/ANALYSIS In North La Quinta, owners of single-family residences, permitted as short-term vacation rentals, have requested building permits to add additional bedrooms beyond the number of bedrooms originally intended for the home. The Code standards do not directly limit conversion of existing kitchens, living rooms, dining room spaces, and other “non-bedroom” spaces into additional bedrooms. Staff is concerned that a proliferation of non-bedroom conversions within Short term vacation rentals (STVRs) may increase residential occupancies and land use densities beyond those intended for single-family zoned neighborhoods, resulting in excessive noise and excessive use of on-street parking, among other impacts to health, safety and welfare identified in the ordinance. A forty-five (45) day moratorium on issuance of building permits for common living space was adopted by Council January 16, 2018 to develop standards that limit common living area-to-bedroom conversions that may impact the health, safety, and welfare of neighboring residents. Council adopted an extension of the moratorium for 120 days on February 20, 2018. Council and Commission held a Joint Study Session on February 27, 2018 and the Commission was directed to study the issue. At a Planning Commission Study Session on March 13, 2018, Commissioners expressed support for limits on bedroom space coverage within existing dwelling units, limits on number of bedrooms by dwelling unit size, and additional parking requirements. Staff prepared code amendments that limit non-bedroom conversions and the following represent proposed changed to Title 9 of the Code: Add Chapter 9.50.100 Additional Bedrooms This proposed section established minimum development standards applicable to additions to an existing single-family dwelling or modifications to the floor plan configuration of an existing single-family dwelling that results in additional bedrooms as follows: •Maximum Number of Bedrooms. Staff reviewed the maximum bedrooms approved in representative La Quinta single-family residential developments and recommends establishment of a maximum number of bedrooms based on thresholds of livable area square footage within single-family dwellings (Attachment 1). Homeowners pursuing additions or modifications to existing single-family dwellings would be prohibited from exceeding the maximum number of bedrooms. LIVABLE ARE IN SQUARE FEET BEDROOM MAXIMUM NUMBER 2,000 OR LESS 4 2,001-3,500 6 GREATER THAN 3,500 NO MAXIMUM Page 3 of 4 The Planning Commission recommended establishing limit of 8 bedrooms for homes greater than 3,500 square feet in living area at the April 10, 2018 meeting. •Maximum Bedroom Coverage. The Planning Commission recommended establishing a standard for maximum bedroom coverage similar to non- bedroom conversion limitations in the City of Riverside. The City of Riverside standard prohibits bedroom coverage from exceeding 50% of the total dwelling area, excluding garage space. The remaining 50% of the dwelling is required as common living area. Staff evaluated the percentage of bedroom space coverage for approved representative single-family residential developments and found that the bedroom coverage was as low as 19% and as high as 35%. Staff recommended establishing maximum bedroom coverage of 40% within existing single-family dwellings, stricter than the Riverside standard, but still providing enough flexibility for residents to add bedrooms. The Planning Commission recommended modifying the maximum bedroom coverage to 35% consistent with the maximum bedroom coverage observed in approved La Quinta single-family residential plans at the April 10, 2018 meeting. •Additional Parking Requirement. Staff recommended a requirement of additional garage space for modifications to single-family dwelling that equal or five or more bedrooms. The additional parking requirement would prevent excessive use of on-street parking caused by increased occupancies that accompany construction of additional bedrooms. A similar requirement was observed in the cities of Indio and Riverside. The City of Riverside does not require the additional on-site parking space to be covered within a garage. An uncovered on-site parking space is not recommended as an option to fulfill the parking requirement, as it may result in front yard driveway expansions that maximize visibility of parked on-site vehicles and removal of front yard landscaping. The Planning Commission recommended a requirement of additional garage space for when four or more bedrooms are added at the April 10, 2018. The Planning Commission also recommended that the additional garage space not result in any new street curb cuts. Amend Section 9.60.100 Guesthouses Guesthouses are permitted on any single-family lot as an accessory use as attached or detached structures. Guesthouses are prohibited as a rental unit. There are currently no limits on the number of bedrooms within guest homes, but a limit of 2 bedrooms has been applied to accessory dwelling units. Staff recommends adopting a limit of 2 bedrooms for guest homes consistent with accessory dwelling units. Such a standard would limit occupancy in single-family dwellings registered as STVRs consistent with occupancies originally intended for the neighborhood. The Planning Commission recommended eliminating the deed restriction requirement that prohibits rental of guesthouses. Staff revised the code amendments (Exhibit A) to reflect modifications recommended Page 4 of 4 by the Planning Commission at the April 10, 2018 regular meeting. The proposed code amendments maintain the ability of homeowners to add additional bedrooms in a manner that preserves neighborhood character and maintains land use densities consistent with those intended for single-family zoned neighborhoods. AGENCY AND PUBLIC REVIEW Public Notice: This project was advertised in The Desert Sun newspaper on March 30, 2018. To date, no comments have been received from the public or other City Departments. ENVIRONMENTAL REVIEW The Design and Development Department has determined that the proposed zone text amendment is exempt from environmental review under CEQA, pursuant to Section 15061(b)(3), Review for Exemptions – General Rule, in that it can be seen with certainty that there is no possibility for this action to have a significant effect on the environment, and individual development plans will be reviewed under CEQA as they are proposed. Prepared by: Gabriel Perez, Planning Manager Attachment: 1. Single-family Dwelling Representative Space Analysis PLANNING COMMISSION RESOLUTION 2018 - ___ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONING ORDINANCE AMENDMENT 2018-0003 TO AMEND TITLE 9 BY THE ADDITION OF SECTION 9.50.100 AND AMENDMENT TO SECTION 9.60.100 OF THE LA QUINTA MUNICIPAL CODE RELATING TO STANDARDS FOR MODIFICATION OF EXISTING SINGLE-FAMILY DWELLINGS THAT RESULT IN ADDITIONAL BEDROOMS AND FIND THE ZONING ORDINANCE AMENDMENT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CASE NUMBER: ZONING ORDINANCE AMENDMENT 2018-0003 APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24th day of April, 2018, hold a duly noticed Public Hearing for review of a Zoning Ordinance Amendment to amend Title 9 with the addition of Section 9.50.100 and amendment to Section 9.60.100 of the La Quinta Municipal Code, as identified by Title of this Resolution; and WHEREAS, said Zoning Ordinance Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (CEQA) as amended (Resolution 83-63). The Design and Development Department has determined that the proposed amendment is exempt from environmental review pursuant to Section 15061(b)(3), Review for Exemptions – General Rule, in that it can be seen with certainty that there is no possibility for this action to have a significant effect on the environment, and individual development plans will be reviewed under CEQA as they are proposed; and WHEREAS, the Design and Development Department published a public hearing notice for this request in The Desert Sun newspaper on March 30, 2018, as prescribed by the Municipal Code; and, WHEREAS, the proposed amendments are the result of the code amendments requested by the City Council at their regular meeting on January 16, 2018 to develop standards that address non-bedroom conversions for single-family dwellings within residential districts; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to recommend approval of said Zoning Ordinance Amendment to the City Council: Planning Commission Resolution 2018 - ___ Zoning Ordinance Amendment 2018-0003 Applicant: City of La Quinta Adopted: April 24, 2018 Page 2 of 3 1.Consistency with General Plan The zoning ordinance amendment is consistent with the goals, objectives and policies of the General Plan. The proposed amendments are supported by Program LU-1.1.b, that the Zoning Ordinance will include design standards in all zoning districts that assure high quality development and Policy LU-3.1, to encourage the preservation of neighborhood character and assure a consistent and compatible land use pattern. 2.Public Welfare Approval of the zoning ordinance amendment will not create conditions materially detrimental to the public health, safety and general welfare. The amendments assist in implementation of the General Plan 2035 to maintain neighborhood character by ensuring residential occupancies and land uses densities are not increased beyond those intended for residential districts. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2. That the Planning Commission does hereby recommend approval of Zoning Ordinance Amendment 2018-0003, as set forth in attached Exhibit A, to the City Council for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held this 24th day of April, 2018, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Resolution 2018 - ___ Zoning Ordinance Amendment 2018-0003 Applicant: City of La Quinta Adopted: April 24, 2018 Page 3 of 3 ________________________________ KEVIN MCCUNE, Vice Chairperson City of La Quinta, California ATTEST: ____________________________________________ GABRIEL PEREZ, Planning Manager City of La Quinta, California EXHIBIT A 9.50.100 Additional Bedrooms This section provides the following minimum developmental standards applicable to the addition to an existing single-family dwelling or modification to the floor plan configuration of an existing single-family dwelling that results in additional bedrooms. A. Existing single-family dwelling units may not exceed maximum bedrooms as follows: SINGLE-FAMILY DWELLINGS LIVABLE AREA IN SQ. FT. BEDROOMS MAX. No 2,000 or less 4 2,001-3,500 6 greater than 3,500 8 B. The total area of all bedrooms shall not exceed 35% of the total livable area of the dwelling. The calculation of bedroom area shall not include closets or bathrooms. C. When as a result of new construction or modification of a single-family dwelling the number of bedrooms is proposed to equal or exceed four (4), an additional garage space of ten by 20 feet shall be provided. Access to the additional garage space shall be from existing driveways and not result in new street curb cuts. D. Bedrooms added as a result of new construction or modification of a single- family dwelling shall be used only by the occupants of the main residence, their non- paying guests, or domestic employees. No additional bedrooms may be rented or used as a short term vacation rental (“STVR”) except upon application and issuance of a STVR permit pursuant to Chapter 3.25 of this code. 9.60.100 Guesthouses. A. Purpose. This section provides standards and criteria for the establishment of guesthouses where such units are permitted in accordance with Section 9.40.040 and are not detached accessory dwelling units subject to Section 9.60.090(D). B. Definitions. See Chapter 9.280 C. Limitations. One guesthouse may be established on any single-family residential lot as a permitted accessory use. In the cove residential, medium density residential, medium-high density residential and high density residential zones, only one guesthouse may be permitted on a lot, unless otherwise approved through a specific plan. In the very low density residential and low density residential zones, more than one guesthouse may be permitted with director approval. D. Standards for Guesthouses. Guesthouses shall not be permitted when duplexes, triplexes, or apartments occur on the lot. All guesthouses shall conform to the following standards: 1.Detached guesthouses shall conform to all applicable building code standards and all development and design standards of the zoning district in which they are located. In addition, the height of the guesthouse shall not exceed seventeen feet and shall not be more than one story. 2.Guesthouses shall be architecturally compatible with the main unit. 3.The floor area of the guesthouse shall not exceed thirty percent of the existing living area of the principal residence. 4.The placement of a guesthouse on a lot shall not result in violation of the lot coverage maximums set forth in Section 9.50.030. 5.A guesthouse shall be used only by the occupants of the main residence, their non-paying guests, or domestic employees. The guesthouse shall not be rented or otherwise occupied separately from the main residence. 6.A deed restriction shall be required for recordation against the property to prohibit the use or conversion of the guesthouse to a rental unit or to a unit for sale. 6. 7. If a private sewage disposal system is used, approval of the local health officer shall be required. 7. 8. When constructed with tract homes or prototypical residential units, guesthouse location and design shall be reviewed and approved as a part of the site development permit process. On an individual single-family lot of record, guesthouses shall be reviewed and approved for conformance with these provisions during the building permit plan check process. (Ord. 550 § 1, 2016 ) 8.Guesthouses shall have no more than two bedrooms. Representative Single-Family Dwelling Space Analysis (Prepared for ZOA 2018-0003) Project Total S.F. (w/o garage) Bed room S.F.* # of Bedrooms Common Area S.F.** Bedroom % Common Area % Darby Estates Plan 1 2,698 832 5 773 31% 29% Darby Estates Plan 2 2,709 956 6 716 35% 26% Coral Mountain Plan 1 2,756 641 3 1,023 23% 37% Coral Mountain Plan 2 2,906 974 4 936 34% 32% Watermark Plan 1 3,009 1,020 5 453 34% 15% 52010 Avenida Cortez 1,529 451 3 718 29% 47% 54505 Avenida Rubio 1,918 564 4 799 29% 42% 53385 Avenida Mendoza 1,941 492 3 781 25% 40% Monticello Plan 2 1,800 440 3 825 24% 46% Monticello Plan 5 3,015 802 4 1,281 27% 42% Del Oro Plan 1 2,400 451 4 847 19% 35% Del Oro Plan 2 2,759 786 4 815 29% 30% Del Oro Plan 3 3,200 825 5 1,037 26% 32% Griffin Ranch Plan 1 2,587 687 3 930 26% 36% Griffin Ranch Plan 2 2,824 602 3 1,184 21% 42% Griffin Ranch Plan 3 3,148 803 4 1,089 25% 34% Codorniz Plan 4-2 1,350 382 3 687 28% 51% Codorniz Plan 4-4 1,660 456 3 705 27% 42% The Orchards Plan 1 3,557 1,062 6 1,011 30% 28% The Orchards Plan 2 3,530 1,118 5 1,216 32% 34% *Note: Calculation of square footage for bedrooms excludes closets, bathrooms, etc. **Calculation of common area square footage includes kitchen, dining room, common living rooms, but excludes entry ways, closets, bathrooms. ATTACHMENT 1 HANDOUTS PLANNING COMMISSION MEETING APRIL 24, 2018 HANDOUT: PLANNING COMMISSION MEETING APRIL 24, 2018 PUBLIC HEARING ITEM NO. 2 - ZOA2018-0003 HANDOUT: PLANNING COMMISISON MEETING APRIL 24, 2018 STAFF ITEM UPDATE