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HomeMy WebLinkAboutGENERAL PLAN UPDATE CITY OF PALM DESERT GPA 16-261 - FILE 4 2016 (6) APPENDICES ENVIRONMENTAL IMPACT REPORT 3.0-3 UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 15 April 2016 | ADMINISTRATIVE DRAFT City of Palm Desert, California xii | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Acknowledgements City Council: Robert A. Spiegel, Mayor Jan Harnik, Mayor Pro Tem Sabby Jonathan, Council Member Susan Marie Weber, Council Member Van Tanner, Council Member Planning Commission: Sonia Campbell Nancy DeLuna John Greenwood Joseph Pradetto Special thanks to the many other officials, Chamber of Commerce representatives, neighbors and citizens who participated in the preparation of this plan. * indicates person no longer with the listed organization. City Staff: John Wohlmuth, City Manager Rudy Acosta, Assistant City Manager Ryan Stendell, Director of Community Development Lauri Aylaian, Former Director of Community Development* Martin Alvarez, Economic Development Director Janet Moore, Housing Director Mark Greenwood, Public Works Director Tony Bagato, Principal Planner and Project Manager* David Hermann, Public Information Officer Mark Diercks, Transportation Engineer The Design and Consultant Team: Sargent Town Planning David Sargent, AIA, Principal Juan Gomez-Novy, Senior Project Manager Bill Dennis, Consulting Senior Designer David Day, Consulting Senior Designer John Baucke, Consulting Development Advisor Peter VanderWal, Senior Urban Designer John “JJ” Zanetta, Consulting Illustrator Yuan Liu, Urban Designer Gabriel Barreras, Urban Planner Andrew Petrovsky, Urban Designer* Raimi + Associates Matthew Burris, Associate Principal Melissa Johnson, Planner Contact: David Sargent, AIA Sargent Town Planning 706 S. Hill Street, 12th Floor Los Angeles, CA 90014 Office: (213) 599-7980 E-mail: DSargent@SargentTownPlanning.com CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | xiii University Neighborhood Specific Plan City of Palm Desert, California 15 April, 2016 ADMINISTRATIVE DRAFT Prepared for: City of Palm Desert Prepared by: Sargent Town Planning in association with: Raimi + Associates Fehr & Peers Dudek Metropolitan Research + Economics Rincon Consulting xiv | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Through the 2013 Envision Palm Desert strategic plan process, and subsequently during the process of preparing its new 2035 General Plan, the City and community of Palm Desert set a series of ambitious goals and priorities for the future of Palm Desert. Those goals and priorities represent a well balanced mix of continuing past trends while boldly embracing change: •Continuing a long tradition of high quality desert neighborhood development while shifting toward more compact, sustainable, and pedestrian-oriented patterns and designs; •Building upon Palm Deserts wide reputation as a center of the arts, elegant shopping and fine restaurants, while delivering these amenities in the form of a more walkable, sustainable City Center and walkable neighborhood centers attached to neighborhoods; •Continuing a tradition of higher education while leveraging new investments in local colleges and universities to build a more robust local employment economy rather than relying so heavily on visitors, vacationers and retirees; and, •While building new types of active, amenity-rich neighborhood environments to help attract and retain young professionals and families, ensure that these new neighborhoods area also well suited to the needs of older Palm Desert residents who want to stay active in their community, but without large properties to maintain and with more amenities within easy walking distance of their home. These new goals and enduring values are addressed most directly in two specific areas of town: the City Center near the south end of town, and the University District near the north end. This Specific Plan provides a vision, standards, and implementation strategies for the University Neighbor- hoods in the westerly half of the University District. For the University Neighborhoods this Specific Plan pro- vides a brief background and basis for the Plan, presents a clear vision for the future of this place, establishes a flexible “framework plan”, public realm plan and land use plan, and provides development standards, design guidelines and implementation strategies and procedures for the phased construction of the neighborhoods. The next few pages provide a concise overview of the contents of the plan to guide new users to the information they need. Chapter 1: Introduction This chapter provides background information on Palm Desert and the impetus and policy basis for the preparation of this Plan. It describes the relationship between this Plan and the 2035 General Plan. For most readers this chapter is interesting but optional reading. Chapter 2: Vision, Form and Character This chapter describes the intended structure and organiza- tion of the Plan area, the intended design character of its public spaces and private development, and the maximum quantities of residential and commercial development planned for this area. Subsequent chapters describe in some detail the requirements and recommendations for the design of the many components and elements of the neighborhoods, and this chapter focuses on the intended outcomes and how all the pieces fit together to make complete, beautiful, human-scale places to live, shop, work and play. This chapter is quite short and is recommended reading for all users of this plan. Accordingly no summary is provided here. Executive Summary Illustration of mixed-use buildlings around the public square at the core of the neighborhood center. Illustration of varied neighborhood housing types around a neighborhood green CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | xv One very important point to note: The maximum quanti- ties of housing and commercial development listed in this chapter are based on a mix of development types, includ- ing single-family detached homes, single-family attached homes, small-scale multi-family housing types, with mixed- use and larger multi-family building types in the neighbor- hood center area(s). The maximum housing numbers listed in Chapter 2 cannot be attained unless such a mix of types is provided. It is expected that the greatest long-term value and benefit to the community will be created by such a mix of housing types. Chapter 3: Neighborhood Structure & Public Realm This chapter defines the street network, block structure and public realm design of the Plan. The intent is to provide high levels of connectivity and walkability – and a seamless network of high quality, human-scale public space – while allowing a good deal of flexibility in the final layout of blocks in order to accommodate a variety of housing types. The public realm will be the unifying element of the neigh- borhoods, such that each “phase” or “project” A short overview of the main points by section: 3.1 Neighborhood Framework Plan: This describes the structure of the Plan, starting with existing and planned major street that are substantially fixed in their location, while their final alignment may vary slightly from what is Campus Core, Near-term Opportunity Campus Long-term Opportunity Mixed-use Neighborhood Center Residential Neighborhoods Open Space Center Greenway / Prioritized Bicycle Route UNSP Boundary CAMPUS CORE PALM DESERT UNIVERSITY DISTRICT - CONCEPTUAL FRAMEWORK PLAN xvi | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN illustrated. Further, it describes how the rest of the neigh- borhood streets are to be laid out, some providing through connections for vehicles, pedestrians and bicyclists, with some potentially limited to pedestrians and bikes. Manda- tory block formation is described. 3.2 Subdivision Standards: This section describes in more detail the requirements for subdividing blocks and lots, including that some sides of some blocks may be formed by non-street open spaces of various types. 3.3 Street Type Standards: This section provides stan- dards for streets of various types, some intended for com- mercial and mixed-use centers, some intended for neigh- borhood edges along existing arterial streets, and the rest a variety of neighborhood street and alley types. 3.4 Public Frontages: Public frontages are the band of land between the vehicular travel lanes of a street and the frontage line of lots – generally including curbside parking in some configuration, tree planters, and sidewalks. A range of options are provided, with the intention of a) generating variety of streetscape throughout the neighborhoods, and b) allowing developers and their design team to calibrate these public frontages to the intended ground floor use and design character. 3.5 Street Tree Plan: This provides a recommended palette of street trees for the public realm of the Plan. 3.6 Public Open Space Standards: These standards define the types and design character of the required public (or privately owned but publicly accessible) open spaces throughout the neighborhoods. These open spaces and the street system are collectively to form a single, seamless network of pedestrian-oriented public space. Chapter 4: Development Standards This chapter provides the zoning and development stan- dards for the Plan. The Regulating Plan is the zoning map, assigning “urban character zones” to each area. Like con- ventional zones, these zones define the range of permitted uses, development intensities, maximum (and minimum) building heights, and minimum (and maximum) setback requirements. Unlike conventional zoning, they also define intended and required urban form characteristics. These standards work in tandem with the Design Guidelines in Appendix A. The guidelines describe those character- istics which are flexible and will be determined through the project design review process. To say they are flexible is not to say they may be ignored. The intentions of the One of several public frontage type variations for neighborhood streets Prototypical neighborhood building scale and massing One of several public frontage type variations for streets in the mixed use center Prototypcial mixed-use center building scale and massing Executive Summary CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | xvii vision plan in Chapter 2, the public realm design intent in Chapter 3, and the private development design intent and standards in Chapter 4 must be achieved. The Guidelines in Appendix A allow for flexibility and creativity in how they are achieved. It is worth mentioning one more time here, that the maxi- mum development capacities identified in Chapter 2 cannot be achieved without providing a mix of housing types as described in Chapter 4 and Appendix A. It is anticipated that home builders of specific neighborhood areas may be motivated to maximize the number of single-family detached homes. The numbers listed in Chapter 2 cannot be reached with single-family detached housing alone. Nor is it intended that any one type of housing will be built con- tinuously within a larger area of the plan. Recommended lot sizes, housing types, and mixtures of housing types are described in Appendix A, Design Guidelines, and will be enforced through the project design review process. It is strongly recommended that builders review these require- ments carefully with City staff prior to coming to any con- clusions regarding the numbers and types of housing units that can be built in any portion of the Plan area. Chapter 5: Infrastructure & Public Services While Chapter 3 defines and describes the structure and design character of the street and open space network of the Plan, Chapter 5 describes its functional characteristics and systems, including transportation/circulation, grading, utility systems, and other public services. Most of this infor- mation is quite straightforward, and should be carefully re- viewed by developers and their design team, and discussed with City staff. Section 5.6 includes some quite specific standards for utility entrances and building services and will be of interest to de- velopers and builders. These standards are focused on mai- taining a high visual quality of all streetscapes and buidling frontages by ensuring that any above ground equipment is located along alleys or toward the rear of the lot, rather than being located along streets and in front yards. Chapter 6: Implementation This chapter defines development strategies, processes and procedures, including the development review process and the approach to infrastructure coordination and financ- ing. This important reading for any prospective developers, investors and builders. Of particular interest will be the Precise Neighborhood Plan process as defined in Section 6.7. This is the process whereby each phase and Planning Sub-Area of the Plan will be coordinated with and connected to all others, to ensure a well connected, cohesive and seamless urban design throughout the Plan Area. This process will generally be completed concurrently with tentative map applications, and coordinates the design of the street and open space network, block and lot structure, assignment of building types to blocks and lots, and preparation of a Landscape Master Plan for the public realm of the affected Planning Sub-Area(s). xviii | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Appendix A: Design Guidelines As noted above in relation to Chapter 4, these Guidelines are coordinate with and intended for use in tandem with the Development Standards in Chapter 4. The Guidelines include explanations and guidance for the design of hous- ing, commercial and mixed-use development, and related site and open space improvements that are consistent with the vision and intent of the Plan. The Guidelines are organized into the following sections, so that developers, builders and member of their design team can focus their attention on the subjects most relevant to their proposed development type(s). A.1 Neighborhoods and Housing: This section describes and provides guidelines for the design of a wide range of neighborhood housing types. It is intended and permitted that these types – subject to the stated conditions – may be mixed quite freely within many neighborhood areas, with larger and smaller single family homes sharing a block or a street, with attached and detached housing types built nearby one another, and small scale multi-family housing types built adjacent to or nearby single-family housing. A.2 Neighborhood Housing Types: These guidelines de- scribe in some detail a palette of the neighborhood housing types mentioned above. The guidelines include character- istic and recommended building sizes, building massing, means of pedestrian and vehicular access, frontage design, on-site yard space, and other important design consider- ations. The enumerated housing types are recommended, but are not expected to describe every possible type or configuration. Other types may surely be proposed, and as long as they have characteristics of size, scale, massing, access, open space that are similar to and compatible with those described in Chapter 4 and Appendix A for the sub- ject area, they can be reviewed and approved through the project design review process. A.3 Neighborhood Center Guidelines: This section describes and provides guidelines for the design of com- mercial, mixed-use and multi-family building types for the Neighborhood Center zone. These building types are closely coordinated with the Street Types and Public Frontage Types of Chapter 3, and the Private Frontage Types of section A.5, below. These public space and private development design elements are intended to be com- bined and coordinated in a variety of ways, providing both flexibility of use and design expression while ensuring a good degree of cohesion, in order to generate a unified and coherent public realm. A.4 Neighborhood Center Building Types: As the guide- lines in section A.2 do for neighborhood housing types, these guidelines describe a range of commercial, mixed- use and multi-family building types. Other types may be considered, but all buildings in Neighborhood Centers must meet the design intent of Chapter 2, must support the public intent of Chapter 3, must meet the standards of Chapter 4, and be consistent with the intent and guidelines of Sections A.3 and A.4. A.5 Private Frontage Types: These guidelines address the most important single topic in this Plan – the manner in which each building fronts toward and attaches to the public realm. These frontages – individually and collectively – define not only the visual character of the Plan area, but also the degrees of privacy neighborhood residents and prominence for neighborhood center business. They are the key to making the public realm a pleasure to walk in, play in, and meet neighbors in, rather than simple utilitar- ian, auto-oriented streets. A.6 On-site Open Space: These guidelines provide direc- tion for the design of yards, courts, balconies and other on-site open spaces. This is a critically important section for builders and developers to review carefully, as one of the Executive Summary CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | xix key intentions of the Plan is that housing be provided with private and semi-private open spaces that are high in qual- ity and generally modest in size. This intention is a direct response to the observation that housing trends in Palm Desert have moved recently from a tradition of very large private yards and large houses on large lots, to a new trend of fairly large houses on very small lots with little or no use- able private yard space. This trend has skipped right over the long American and California traditions of small, beautiful yards and courts for small, medium or large dwellings. These yards and courts are the spaces that enable the iconic Southern California indoor-outdoor lifestyle. In most cases, these required outdoor spaces take on the scale and character of gener- ous “outdoor rooms” rather than expansive landscaped play areas. The large landscaped yards and swimming pools that characterize the heritage of Palm Desert housing are certainly allowed by this Plan, but are not required. Houses packed tight together with no yard spaces, on the other hand, are not allowed. A.7 Architectural Guidelines: These guidelines provide recommendations for the design of all buildings within the Plan area. Specifically, they provide direction for the materi- als, configurations, detailing and colors of walls, openings, projections, roofs, and other building elements. The es- sence of the design intentions is that buildings be simple, elegant, permanent, and reflective of and in harmony with their immediate neighborhood context, their University Dis- trict context, and with the unique desert city environment of Palm Desert. These guidelines to not require any particular architectural styles, but do suggest that architectural character relate to the Southern California and Coachella Valley heritage. Architecture may, but need not, adhere to any previously defined architectural style, but if such a style is selected it must be done well and with some rigor. Reinterpretations of defined styles should be done with high levels of skill and caution. Specifically recommended architectural attributes (and styles) include: •simple, solid, masonry (or stucco simulating masonry construction) architectural expression, consistent with permanence in a harsh desert climate; •permanent, sustainable materials that age gracefully and weather well in Palm Desert’s harsh climate; •deeply shaded openings and shaded outdoor spaces, consistent with environmental sustainability in a desert climate, and buildings where indoor and outdoor rooms flow seamlessly together; •architecture based on the traditions of Spanish Revival, Palm Desert Ranch, Mid-Century Modern, and Contemporary styles are specifically recommended. Architecture that combines elements from multiple styles are specifically and strongly discouraged. A.8 Signage Guidelines: These guidelines provide direc- tion for the design of signage and lettering on buildings. A.9 Sustainability Design Guidelines: All of the standards and guidelines in this Plan are informed by and aimed at considerations of long term sustainability. The basic structure and organization of the plan and the design of its public realm are aimed directly at reducing automobile travel demand by bringing many daily and weekly destina- tions within walking or biking distance of residences, and providing a safe and comfortable environment that encour- ages the use of active transportation modes and a healthy outdoor lifestyle. The development standards and design guidelines for streets, public open spaces, and private development are all aimed at making sustainable places xx | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN populated by sustainable buildings that reduce the rate of consumption of non-renewable resources such as petro- leum, clean water, clean air, and land. Because of the strong emphasis that the 2035 General Plan places on sustainable place-making, these brief guide- lines highlight specific strategies and recommendations for assuring the long-term sustainability of the University Neighborhoods, recommending measures to reduce the per capita rates of consumption of energy, water, land, and building materials. Appendix B: Landscape Guidelines This final section provides design guidelines. These are primarily aimed at the landscape and hardscape of private yards, courts and gardens, but they are also applicable to the landscapes and hardscapes of public frontages, streets and public open spaces. Parallel to the architectural guidelines, the focus of the land- scape guidelines is on sustainable materials – landscape that requires little water and relatively little grooming and maintenance, hardscape and wall materials that develop a patina of age rather than crumbling or flaking over time – simply, elegantly and composed to form beautiful, comfort- able spaces for human habitation. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | xv 1. Introduction Page 1.1 The Specific Plan Context . . . . . . . . . . . . . 1-1 1.2 The Specific Plan Area . . . . . . . . . . . . . . . 1-3 1.3 Palm Desert: Past and Present . . . . . . . . . . 1-4 1.4 Relationship to the 2035 General Plan . . . . . 1-5 1.5 Plan Preparation Process . . . . . . . . . . . . . 1-6 1.6 Existing Conditions . . . . . . . . . . . . . . . . . 1-8 1.7 Land Use Goals, Policies and Programs . . . . .1-10 2. Neighborhood Form and Character 2.1 The Vision Plan . . . . . . . . . . . . . . . . . . . . 2-2 2.2 The Campus, Centers and Neighborhoods . . 2-3 2.3 The Public Realm . . . . . . . . . . . . . . . . . .2-11 2.4 Sustainability . . . . . . . . . . . . . . . . . . . . .2-14 3. Neighborhood Structure and Public Realm 3.1 Neighborhood Framework Plan . . . . . . . . . 3-2 3.2 Subdivision Standards . . . . . . . . . . . . . . . 3-4 3.3 Street Type Standards . . . . . . . . . . . . . . .3-12 3.4 Public Frontage Standards . . . . . . . . . . . .3-22 3.5 Street Landscape Standards . . . . . . . . . . .3-37 3.6 Public Open Space Standards . . . . . . . . . .3-48 4. Development Standards 4.1 Purpose and Applicability . . . . . . . . . . . . . 4-3 4.2 Regulating Plan and Zones . . . . . . . . . . . . 4-4 A. Neighborhood Low Zone . . . . . . . . . . . 4-6 B. Neighborhood Medium Zone. . . . . . . . . 4-8 C. Neighborhood Center Zone . . . . . . . . . .4-10 D. Open Space Zone . . . . . . . . . . . . . . . .4-12 4.3 Allowable Land Uses . . . . . . . . . . . . . . . .4-14 4.4 Development Standards . . . . . . . . . . . . . .4-16 5. Infrastructure and Public Services 5.1 Transportation . . . . . . . . . . . . . . . . . . . . 5-2 5.2 Shared Parking . . . . . . . . . . . . . . . . . . . . 5-8 5.3 Water . . . . . . . . . . . . . . . . . . . . . . . . . .5-10 5.4 Wastewater . . . . . . . . . . . . . . . . . . . . . .5-12 5.5 Dry Utilities . . . . . . . . . . . . . . . . . . . . . .5-15 5.6 Service and Utility Standards: Private Lots . . .5-16 5.7 Storm Drainage and Grading . . . . . . . . . . .5-20 5.8 Schools . . . . . . . . . . . . . . . . . . . . . . . .5-22 5.9 Colleges and Universities . . . . . . . . . . . . .5-23 5.10 Parks and Recreation . . . . . . . . . . . . . . . .5-24 5.11 Emergency Services . . . . . . . . . . . . . . . . .5-25 6. Implementation Page 6.1 Purpose and Applicability . . . . . . . . . . . . . 6-2 6.2 UNSP Regulatory Approach . . . . . . . . . . . . 6-2 6.3 Schedule and Phasing . . . . . . . . . . . . . . . 6-3 6.4 Infrastructure and Public Facilities . . . . . . . 6-4 6.5 Financing Plan . . . . . . . . . . . . . . . . . . . . 6-4 6.6 Approvals, Amendments and Changes. . . . . 6-5 6.7 Precise Neighborhood Plans . . . . . . . . . . . 6-7 6.8 Submission, Review and Approval of Tentative and Final Subdivision Maps . . . . . 6-8 Appendices A. Design Guidelines A.1 Neighborhoods and Housing Guidelines . . . A-2 A.2 Neighborhood Housing Types . . . . . . . . . A-13 A.3 Neighborhood Center Guidelines . . . . . . . A-35 A.4 Neighborhood Center Building Types . . . . A-47 A.5 Private Frontage Design Guidelines . . . . . . A-65 A.6 On-site Open Space . . . . . . . . . . . . . . . . A-81 A.7 Architectural Guidelines . . . . . . . . . . . . . A-97 A.8 Signage . . . . . . . . . . . . . . . . . . . . . . .A-139 A.9 Sustainable Design Guidelines . . . . . . . . .A-157 B. Landscape Guidelines B.1 General Landscape Guidelines . . . . . . . . . . B-2 B.2 Recommended Species . . . . . . . . . . . . . .B-16 B.3 Additional Potentially Appropriate Species . .B-22 C. Glossary Table of Contents xvi | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 1-1 1.0 Introduction ADMINISTRATIVE DRAFT Section 1.1 The Specific Plan 1.2 The Specific Plan Area 1.3 Palm Desert: Past and Present 1.4 Relationship to the 2035 General Plan 1.5 Plan Preparation Process 1.6 Existing Conditions 1.7 Land Use Goals, Policies and Programs Page 1-2 1-3 1-4 1-5 1-6 1-8 1-10 This University Neighborhood Specific Plan (“UNSP”, “Plan”) was prepared in conformance with Government Code §§ 65451, et seq. Adopted per the requirements of the Palm Desert Municipal Code (“PDMC”), and other ap- plicable laws, the UNSP sets forth the regulations for the identified UNSP Area. The UNSP is comprised of approximately 400 acres, and provides for the development of a new, mixed-use community adjacent to planned campuses for California State University San Bernardino and the University of California Riverside. The overall goal is to provide a variety of housing options, business opportunities, and open spaces that stimulate residential and commercial activity, and economic development throughout the City of Palm Desert. The UNSP was prepared to translate and clarify the policies and intentions of the 2035 General Plan as they relate to this Plan Area and to guide and shape its development. As a regulatory document, the UNSP provides a means of implementing the 2035 General Plan, and all future development within the UNSP boundaries must be consistent with the standards set forth in this document. The UNSP is compatible and consistent with the goals and policies outlined in the 2035 General Plan, and will further the goals and policies of the General Plan as more fully described in Section 1.7. 1-2 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 1.1 | INTRODUCTION TO THE SPECIFIC PLAN | CHAPTER 1: INTRODUCTION A. Regional Location & Context The City of Palm Desert is located in the geographic center of the Coachella Valley in Riverside County (Figure 1.1). Incorporated in 1973, Palm Desert has grown steadily since the original 1940s townsite to its current footprint of over 27 square miles. A regional destination for shopping, dining, entertainment, recreation and desert living, Palm Desert retains its small town ambiance and community- focused lifestyle. Through the Strategic Plan and 2035 General Plan Update process, the community identified opportunities to re- center its civic life around activity centers in the city center areas of Highway 111 and the University District in north Palm Desert. The UNSP area is located on the northern edge of the city, south of Interstate 10 (Figure 1.2). This Specific Plan includes comprehensive development standards and implementa- tion and financing measures to ensure the creation of a vibrant, livable community with readily accessible amenities and attractive streetscapes and public places. 1.1 The Specific Plan Context FIG. 1.2 SPECIFIC PLAN AREA IN PALM DESERT FIG. 1.1 REGIONAL LOCATION MAP Riverside County Palm Desert Indian Wells La Quinta Rancho Mirage Palm Springs Cathedral City Indio City of Palm Desert Specific Plan Area CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 1-3 CHAPTER 1: INTRODUCTION | THE SPECIFIC PLAN AREA | SECTION 1.2 Specific Plan Area Location & Boundaries The UNSP covers approximately 400 acres within the City limits, 3 miles north of the City’s center and civic core. The Plan Area - a part of the larger University District - is bor- dered by Gerald Ford Drive on the north, Frank Sinatra Drive on the south, Portola Avenue on the west, and College Drive and Technology Drive on the east. Lying to the south of the I-10 Freeway, the University District is a primary gateway in the City of Palm Desert and the larger Coachella Valley. The Specific Plan area is relatively flat with slight rolling to- pography and slopes gently towards the east, bounded by: •The partially developed Millennium Specific Plan area to the north of Gerald Ford Drive, planned for mixed- use development; •Existing commercial and multi-family development to the east of College Drive; •The University of California Riverside Palm Desert Campus (±35 acres) and planned Cal State University San Bernardino Planning Area (±155 acres) to the east of Cook Street; 1.2 The Specific Plan Area •Desert Willow Golf Resort to the South of Frank Sinatra Drive; and, •Single-family developments and vacant land to the west of Portola Street. The planning and design of the UNSP incorporates the ma- jor streets and infrastructure previously constructed per the “University Park Plan”, adopted by a General Plan Revision (Community Facilities District 2005-1). The plan established 17 parcels on approximately 268 acres of undeveloped land to consist of mixed-use, residential and commercial uses, a golf course and other open spaces. The existing collec- tor streets (College Drive, University Park Drive, Technology Drive and Pacific Avenue) and related backbone infrastruc- ture were constructed between 2006 and 2007. However, the subsequent economic recession prevented completion of the University Park. Since 2007, the Specific Plan Area has remained largely undeveloped, with the exception two community parks that together total 5 acres. FIG. 1.3 UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AREA University Neighborhood Specific Plan Area Millennium Palm Desert University Planning Area Single Family Development Desert Willow Golf Course UCR Campus 1-4 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 1.3 | PALM DESERT: PAST AND PRESENT | CHAPTER 1: INTRODUCTION A. Palm Desert Beginnings The original Palm Desert Townsite was founded in 1935. Designed by Beverly Hills landscape architect, Charles Gibbs Adams, the townsite included wide landscaped boulevards, large lots, and a central reservoir that served as a swimming pool for local resorts. Highway 111 was also completed around this time. In 1945, the townsite was sold to Clifford Henderson and his brothers who founded the 1,600-acre Town of Palm Desert. The Town quickly became known as a retreat for celebrities, politicians, and affluent families, anchored by the Shadow Mountain Club with its cottages, restaurants, pools and golf courses. At this time, the City’s first neighborhoods were characterized by interconnected blocks with large lots, and a network of convenient walking and biking paths to nearby commercial and retail areas. The “active desert village” lifestyle became the major selling point for the City with neighborhoods comprised of Mid-century Modern, Spanish Revival, Ranch and Contemporary architecture. B. Educational Heritage Following the City’s early economic growth, Palm Desert became known as a center for higher education. In 1962, the College of the Desert was opened to, “…be a center of collaborations and innovations for educational enrichment, economic development and quality of life in the Coachella Valley and surrounding communities.” Today, the College’s enrollment exceeds 10,000 students, offering over 90 2-year degrees and certificate programs. In 1986, California State University San Bernardino (CSUSB) selected Palm Desert as a satellite campus location on land leased from College of the Desert. The CSUSB campus ex- panded to 7 buildings by the end of the 1980s. Anticipating continued growth, CSU Dean Peter Wilson secured a land donation from the City in 1994 to be a permanent home for the campus. Today, the CSUSB Palm Desert campus is a regional center for education enrolling approximately 1,100 undergraduate and graduate students annually. C. Past Informing the Present The University Neighborhoods are intended to merge many of the essential qualities of Palm Desert’s early neighbor- hoods with 21st century best practices for sustainable com- munity development. The core design principles - walkable, attractive neighborhoods, with ample connections to open space and town centers - are the same. 1.3 Palm Desert: Past and Present Through the integration of sustainable neighborhood design, pedestrian-oriented developments and open space, and adequate ties to the existing community, the UNSP will elevate and enhance Palm Desert’s historic role as a center for higher education, cultural institutions, and economic development in the Coachella Valley. Early “Palm Village” advertisement features a walkable- bikeable village. Courtesy of Palm Desert Historical Society. Aerial of growing Palm Desert Townsite. Photo c. 1950. College of the Desert Gateway, c. 1962. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 1-5 CHAPTER 1: INTRODUCTION | RELATIONSHIP TO THE GENERAL PLAN | SECTION 1.4 The creation of both a California State University and a University of California campus within Palm Desert is an enormous economic opportunity for both the city and the entire Coachella Valley. The campuses provide the City with new opportunities for educating residents, attracting new talent to the valley in the way of both faculty and students, and attracting investment related to university operations. The first step towards these opportunities was completed with the City donating the land for the campus. Into the future, the City will need to continue to work with and support the development of the campus. More importantly, the City will need to ensure that the lands around the universities are developed in a way that maximizes connectivity and accessibility. Through a strategy of connectivity and accessibility, the City will capitalize on the greatest possible value of creat- ing a university area. To help achieve this outcome, the City will also prepare a University Neighborhood Specific Plan, which will provide detailed design guidance for the neighborhoods near the universities and the roads that connect the area internally and with the rest of the city. (City of Palm Desert 2035 General Plan, 2015, Vision and Guiding Principles, pp. 8) The UNSP provides for a flexible and balanced mix of hous- ing types and other uses within each neighborhood, and within the larger University District as a whole. Each of the neighborhood zones defined by the Development Code (see Chapter 4) identifies the appropriate mix of housing and/or commercial uses and patterns for their distribution and interconnection. The zones provide for appropriate transition between different land uses and development intensities, employing gradations of scale and character. The phasing plan for the proposed UNSP will be developed by the Master Developer and approved by the City in accor- dance with Section 6.3 Implementation Schedule and Phasing. Phases will be provided to enable the orderly, incremental development of the infrastructure and the neighborhood. These neighborhood sub-areas be further broken down into sub-phases as necessary match the scale and pace of development to market conditions. A Specific Plan is a tool for systematic implementation of the General Plan and must be consistent with the City’s General Plan (California Government Code Sections 65450 et. seq. - see Figure 1.4). By establishing policies and standards for development of the area, the UNSP is a valuable tool that not only implements the goals, policies and programs of the 2035 General Plan, but also describes the desired form of a new neighborhood and provides for orderly development of the area. Through detailed analysis, the UNSP has been found to be consistent with the Goals and Policies of the City of Palm Desert General Plan, and with the intentions of the 2035 General Plan Update, which envisions the “University Area” (“University District”)to be planned and developed as com- plete, sustainable neighborhoods, centers and districts: 1.4 Relationship to the 2035 General Plan CALIFORNIA GOVERNMENT CODE SECTION 65450 Section 65450 et seq. of the California Government Code prescribes the required contents of a Specific Plan, and describes its relation to the General Plan as follows: 65450. After the legislative body has adopted a General Plan, the planning agency may, or if so directed by the legislative body, shall, prepare Specific Plans for the systematic implementation of the gen- eral plan for all or part of the area covered by the general plan. 65451. (a) A Specific Plan shall include a text and a diagram or dia- grams which specify all of the following in detail: (1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. (2) The proposed distribution, location, and extent and intensity of major components of public and private transportation, sew- age, water, drainage, solid waste disposal, energy, and other es- sential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. (3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utiliza- tion of natural resources, where applicable. (4) A program of implementation measures including regula- tions, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3). (b) The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan. FIG. 1.4 CA SPECIFIC PLAN REQUIREMENTS 1-6 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 1.5 | PLAN PREPARATION PROCESS | CHAPTER 1: INTRODUCTION A. Process Overview To ensure that the University Neighborhood – beyond sim- ply meeting the City’s 2035 General Plan objectives – also provides the types of new opportunities to live, work, shop and play that meet the needs of the City of Palm Desert’s existing and future residents, the University Neighborhoods were planned in close coordination with the preparation of the 2035 General Plan Update, and utilized a focused engagement process to obtain input from community stakeholders and adjacent property owners. With the initiation of this planning effort, the design team conducted a comprehensive review of existing site characteristics, previous plans within the Plan Area, the Envision Palm Desert Strategic Plan, and 2035 General Plan Update policy direction for the University District . Initial design concepts were reviewed with City staff and affected property owners to ensure that they were relevant to the City of Palm Desert and its residents and based on accurate information. This preparation included: •Aerial photography, surveying and entitlement research for the site and adjoining properties; •Review of historic maps and photographs of the City of Palm Desert, identifying the urban design elements – primarily street types and building types – that are indigenous to Palm Desert; •Review of relevant City of Palm Desert General Plan policies and zoning regulations; •Review of available environmental data relative to the University Neighborhood area and surrounding properties; •Review of the design and capacity of existing roadway and utility systems adjoining and serving the University Neighborhood area; The planning team worked collaboratively with City staff and property owners to review and test plan alternatives and design concepts and to determine the appropriate development potential of the Plan Area, and presented these to the General Plan Technical Working Group for review and input. During these conversations, a wide range issues related to land use, circulation and access, economic development, and community design character were dis- cussed and resolved. Milestone reviews for the Specific Plan included: •July 9, 2015, Palm Desert City Council – Plan Design Principles and Concepts; •August 18, 2015, Palm Desert Planning Commission – Plan Design Principles and Concepts; •December 18, 2015, General Plan Technical Working Group overview and discussion of Administrative Draft Specific Plan; •MONTH XX, 2016, Palm Desert Planning Commission – Public Draft Plan Review; •MONTH XX, 2016, Palm Desert City Council – Public Draft Plan Review and adoption; The feedback and comments received throughout the plan preparation process guided the revisions and refinement of the UNSP. B. Organization of the Specific Plan Based on the consensus reached by the City Council, Plan- ning Commission and subsequent meetings, the design team prepared this Specific Plan. The UNSP is organized into seven sections and appendices that serve as a refer- ence manual for all future developments in the planning area. The UNSP provides required Development Standards (Chapter 4) with references to further Guidelines throughout the UNSP document. All topics are in accordance with the California Government Code for Specific Plans. 1. Introduction. The introduction describes the intent and purpose of the Specific Plan and the University Neighborhood’s context within the City, including an overview of the Specific Plan’s use as a tool to implement the City of Palm Desert’s General Plan, demographics analysis, and existing market conditions. This section also describes the land-use goals, policies and programs. 2. Neighborhood Form and Character. This section describes and illustrates the form, character and uses of the UNSP area and explains the underlying design principles. 3. Neighborhood Structure and Public Realm. The UNSP is essentially a collection of various projects, neighborhood scales, densities, land uses, economic opportunities and environmental challenges. The 1.5 Plan Preparation Process CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 1-7 CHAPTER 1: INTRODUCTION | PLAN PREPARATION PROCESS | SECTION 1.5 Neighborhood Structure and Public Realm section outlines how urban design applications will be integrated to promote a sustainable, cohesive and financially sound Specific Plan. The public realm is often defined as the space between buildings; moreover, it is the space where a buildings and people are tied together through streetscapes, blocks, public frontages, parks, plazas and other open spaces. The public realm is the space where community interaction happens and forms public perception. This section defines the standards that create a walkable, attractive, safe and desirable community. Al- together, these strategies will contribute to the UNSP’s aesthetics, safety, and long-term economic growth. Top- ics will include: complete networks and streets; creating mixed-use buildings and places; achieving pedestrian- oriented developments environments. 4. Development Standards. This section describes the detailed designs of the UNSP, including the layout and design of streets and blocks, the location and extent of land uses planned for the area, and the development standards that will shape new development. This Specific Plan, unlike some conventional codes and specific plans, places primary emphasis on the physical form and character of new development, with a strong secondary emphasis on the uses within the buildings. Accordingly, the core of the UNSP is Chpater 4, the Development Standards, a graphically oriented docu- ment that clearly describes the required urban and ar- chitectural design patterns, while also carefully regulat- ing the uses of the buildings and lots within the UNSP area. The Development Standards specify the allowed residential densities and intensity of the development that may be achieved under the UNSP. It also describes and regulates the design of the public space network that forms the framework and provides the infrastruc- ture for the University Neighborhood, focusing on a circulation network that balances the use of all travel modes, including automobiles, pedestrians, bicycles and public transit. The Development Standards are intended to replace the City’s Zoning Ordinance and Municipal Code where a conflict occurs. Other sections of the Municipal Code and Zoning Ordinance remain unaffected. 5. Infrastructure and Public Services. This chapter provides a summary of infrastructure systems and public services necessary to support the UNSP. 6. Implementation. The implementation chapter describes the steps necessary to schedule, phase, execute and finance the development of the UNSP. A. Appendices. The Specific Plan contains the following three appendices: App. A Design Guidelines. Recognizing that the UNSP my be built in phases over time, this section defines the visual nature and qualities that must be incorporated for all projects, from block-scale to individual homes. The guidelines outline the building and housing types, design features, frontages and landscape elements that foster a visual identity and sense of oneness across the UNSP are App. B Landscape Guidelines. These guidelines discusses how landscaping, natural elements and environmentally-concious designs may be integrated into the UNSP area. Topics covered include General Guidelines applicable to to the entire public realm, design fixtures and elements such as lighting and street furniture that in enhance public spaces, and general landscape guidelines for private lots or on-site development. Finally, this section provides an extensive list of recommend and potential tree and plant species to be considered for the UNSP area. App. C Glossary provides definitions of terms and phrases used in the UNSP. 1-8 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 1.6 | EXISTING CONDITIONS | CHAPTER 1: INTRODUCTION A. Existing Conditions The City of Palm Desert is located in the center of Riverside County, in the heart of the Coachella Valley. It is bordered by Rancho Mirage to the west and Indian Wells to the south and east. The city’s sphere of influence (SOI) includes areas to the north and south of the city, portions of the Santa Rosa Mountains between Monterey Avenue and Washing- ton Street. B. Demographics The City of Palm Desert recorded a population of 50,417 residents in 2014. Thousand Palms, located in the city’s SOI, had a population of 7,715 and Bermuda Dunes, also its SOI, had a population of 7,282 in 2010. Palm Desert is the third largest city in the Coachella Valley, and 12th largest city in Riverside County. Palm Desert’s population is significantly older than the population of Riverside County. Census reports from 2010 indicate a median age of 53, compared to 33.7 for Riverside County as a whole. Approximately 53% of Palm Desert’s population is female, with 47% male. The largest age groups in Palm Desert are the 60-64, 65-69, and 70-74 age groups. This represents approximately 8% of the total Palm Desert population. The racial composition of Palm Desert, from 2008-2012 Cen- sus data, indicates 98% of residents are one race, with 2% reporting two or more races. Of residents, 86% are white, 6% indicate some other race, 5% are Asian, 5% are Black or African American, and less than 1% are American Indian or Alaska Native. In census terms, Hispanic population is not classified as a racial category, but instead as an ethnicity. In order to make comparisons between Hispanic popula- tion in the different census recognized racial groups, the non-Hispanic portion of each group needs to be accounted for separately from the Hispanic population which can be of any race. Palm Desert’s population is 70.42% non-Hispanic white. The 2035 General Plan anticipates and provides strategies for a number of future demographic and land use trends, for which the University District and University Neighborhoods are intended to play an important role. These include a gradual decrease in median age, increased educational at- tainment, and a higher jobs to housing ratio. C. Environmental Setting Two ecological sections cover the City of Palm Desert; the Colorado Desert in the north (Coachella Valley) and the Southern California Mountains and Valleys in the south (San Jacinto Mountains). The Colorado Desert is characterized by alluvial fans, basin, dunes and delta plain, while the South- ern California Mountains and Valleys are characterized by narrow ranges and broad fault blocks, alleviated lowlands, and dissected westward sloping granitic uplands. Palm Desert falls within the Coachella Valley subsection of the Southern California Mountains. Palm Desert is approximately 160 feet above mean sea level (amsl) along the Whitewater River up to 5,140 feet amsl at Sheep Mountain. The city is characterized by a large basin, rounded hills, mountains, and steep canyons. The region is comprised of primarily urban land uses, within city boundaries, with the remainder serving as open space. Palm Desert’s vegetative communities includes Sonoran mixed woody and succulent scrub, stabilized shielded desert sand fields, peninsular juniper woodland and scrub, Sonoran creosote bush scrub, desert fan palm oasis wood- land, desert dry wash woodland and active shielded desert dunes. The UNSP provides public realm design standards and landscape design standards and guidelines intended to ef- ficiently utilize limited water resources, provide for ground- water recharge, and develop a highly sustainable, climate- appropriate urban landscape rich in native and adaptive desert plant species. TABLE 1.1 PALM DESERT DEMOGRAPHICS Characteristic Population (2014 Census)50,417 Population by Age Group (2012 Census) Under Age 5 1,805 5 – 19 6,108 20 – 34 6,525 35 – 64 16,313 65 and up 15,525 Total Households (2012)24,065 Family Households (2012)13,012 Non-Family Households (2012)11,053 Average Household Size 2.09 Household Units (2010)37,073 Source: Census 2010, 2012, 2014. 1.6 Existing Conditions CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 1-9 CHAPTER 1: INTRODUCTION | EXISTING CONDITIONS | SECTION 1.6 with retail space currently for sale in the city. Most of the currently available space is in smaller properties, ranging from 2,000 to 3,000 square feet of space. D. Residential Market Assessment The recession of 2007 severely restricted residential con- struction, nationally as well as Riverside County. Now low interest rates and the absorption of the available housing inventory, the local and national economies have begun to improve. Compared to other jurisdictions in the region, Palm Desert has a higher number of non-family households. The aver- age household size in Palm Desert is 2.09 persons per household, lower than the Riverside County average of 3.24 persons per household, with approximately 34% of the city households made up of single-person households. The UNSP provides for a wide range of housing types to flexibly accommodate current and future residents of Palm Desert, with a particular emphasis on young families, students, university faculty and staff, and older couples and singles seeking housing within an walkable, amenity-rich and transit-servable neighborhood environment. E. Commercial Market Assessment Palm Desert’s non-residential and commercial spaces include, retail, office, hospitality and industrial uses. Market demand for office space is closely tied to professional and service industry jobs in the market and overall unemploy- ment rate. The unemployment rate in Riverside County accelerated sharply peaking at 14.7% in October 2010. Prior to the 2007 recession, Riverside County generally had an unemployment rates at or below the State of California. With the city’s strong dependence on the hospitality indus- try, Palm Desert’s unemployment rate stayed considerably below both the state and county’s unemployment rates throughout the recession. Office lease rates are slowly be- ginning to recover from the severe decline of the Recession, beginning in 2007. Palm Desert has regionally high volumes of retail sales tied to the hospitality industry and expenditures by seasonal residents. Retail lease rates for Palm Desert are consistently higher per square foot per year compared to Coachella Val- ley and Riverside County. Palm Desert is likely to maintain this cost advantage due to heavy concentration of hotel rooms and seasonal residents, which drive retail sales above their expected per capita rates. The price premium for retail space in Palm Desert is reflected in the prices associated “The Village at University Park” existing office and retail park along College Drive and Gerald Ford Drive. The Vineyards Apartments, constructed in 2009 and located at College Drive and Frank Sinatra Drive, represent some of the recent developments next to the UNSP. 1-10 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 1.7 | LAND USE GOALS, POLICIES AND PROGRAMS | CHAPTER 1: INTRODUCTION A. Goals, Policies and Programs Overview Goal: A desirable outcome or future condition toward which the City will work. Policy: A short statement intended to guide decision-making. Program: An implementation strategy with clearly defined responsibilities. The 2035 General Plan contains several excerpted goals and policies that directly apply to the planning of the UNSP. These are listed below for reference: B. Goals Land Use and Community Character Element 1. Quality Spaces. A beautiful city with a balance of high quality open spaces and high quality urban areas. 2. Human-Scaled Design. A city designed for people, fostering interaction, activity, and safety. 3. Neighborhoods. Neighborhoods that provide a variety of housing types, densities, designs and mix of uses and services that support healthy and active lifestyles. Mobility Element 1. Livable Streets. A balanced transportation system that accommodates all modes of travel safely and efficiently. 2. Pedestrian Facilities. Integrated pedestrian pathways that connect residences, businesses, educational, and community uses. 3. Bicycle Networks. Well-connected bicycle network that facilitate bicycling for commuting, school, shopping, and recreational trips. 4. Transit Facilities. An integrated transportation system that supports opportunities to use public and private transit systems. Health and Wellness 5. Public Park Facilities. A network of parks with safe and convenient access and resources for everyone. 6. Healthy Community Design. Development patterns and urban design comprised of complete, walkable, attractive, family-friendly neighborhoods, districts and corridors that support healthy and active lifestyles. C. Applicable General Plan Policies The following General Plan policies will apply and inform this Specific Plan: Land Use and Community Character Element 1.2 Open Space Preservation. Balance the development of the city with the provision of open space so as to create both high quality urban areas and high quality open space. 1.3 Traffic Generation. Balance medium and high intensity/density development with pedestrian-oriented and bicycle friendly design features so as to maximize trip and VMT reduction. 1.6 Community Amenities. Balance the impacts of new development, density, and urbanization through the provision of a high-level of neighborhood and community amenities and design features. 2.1 Pedestrian Focus. Design the streetscape of high volume corridors to balance regional traffic flow with pedestrian movement and safety and the unique physical environment of the area. 2.2 Parking Frontages. Require parking strategies and designs that ensure parking areas do not dominate street frontages and are screened from public views whenever possible. 2.3 Landscaping. Require development projects to incorporate high quality landscaping in order to extend and enhance the green space network of the city. 2.4 Tree Planting. Encourage the planting of trees that appropriately shade the sidewalk and improve the pedestrian experience throughout the city. 1.7 Land Use Goals, Policies and Programs CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 1-11 CHAPTER 1: INTRODUCTION | LAND USE GOALS, POLICIES AND PROGRAMS | SECTION 1.7 2.5 Streetscape. Enhance the pedestrian experience through streetscape improvements that could include new street lighting, tree planting, and easement dedications to increase the size of the sidewalks and pedestrian amenities. 2.6 Lighting. Require all new street lights in commercial areas to be pedestrian-oriented and scaled, attractively designed, compatible in design with other street furniture, and to provide adequate visibility and security. 2.7 Public Gathering Spaces. Improve existing and create new gathering spaces throughout the city to provide beautiful, comfortable, and inviting public and pedestrian spaces, encouraging walking and public gathering spaces. 2.8 Public Plazas. Encourage new development to incorporate public plazas, seating, and gathering places, especially in prominent locations and areas of pedestrian activity. 2.9 Commercial Requirements. Require development projects in non-residential and mixed use areas to provide for enhanced pedestrian activity through the following techniques: i. Requiring that the ground floor frontage be oriented to and accessible from the sidewalk; ii. Locating the majority of a building’s frontages in close proximity to the sidewalk edge; iii. Requiring that the first level of the building occupy a majority of the lot’s frontage, with exceptions for vehicle access; iv. Requiring that the majority of the linear ground floor retail frontage (where it occurs) be visually and physically “penetrable,” incorporating windows and other design treatments to create an attractive street frontage; v. Requiring that the first level of building where retail uses are allowed have a minimum 15 feet floor to floor height for non-residential uses; vi. Minimizing vehicle intrusions across the sidewalk; vii. Allowing for the development of outdoor plazas and dining areas; viii. Discouraging new surface parking lots; and ix. Locating parking (surface or structured) behind buildings, wherever feasible. 2.10 Auto-oriented Uses. Prohibit uses that serve occupants of vehicles (such as drive-through windows) and discourage uses that serve the vehicle (such as car washes and service stations), except where they do not disrupt pedestrian flow, are not concentrated, do not break up the building mass of the streetscape, and are compatible with the planned uses of the area. 2.11 Roadway Scale. In pedestrian prioritized areas of the city, limit roadway size and design techniques that emphasize and/or prioritize automobile operation at the expense of pedestrian and bicycle operation. 2.12 Destination Accessibility. Direct the development of new centers, parks, schools, and similar destinations so as to provide all residences within town ¼ accessibility to at least two amenities. 3.1 Complete Neighborhoods. Through the development entitlement process, ensure that all new Neighborhoods (areas with a “Neighborhood” General Plan Designation) are complete and well-structured such that the physical layout and land use mix promote walking to services, biking and transit use, are family friendly and address the needs of multiple ages and physical abilities. New neighborhoods should have the following characteristics: i. Contain short, walkable block lengths; ii. Contain a high level of connectivity for pedestrians, bicycles and vehicles where practicable; iii. Are organized around a central focal point such as a park, school, civic building or neighborhood retail such that most homes are no more than one quarter- mile from this focal point; iv. Have goods and services within a short walking distance; v. Contain a diversity of housing types, where possible; vi. Have homes with entries and windows facing the street; vii. Be approximately 125 acres in size and approximately half-mile in diameter; viii. Have a grid or modified grid street network (except where topography necessitates another street network layout). ix. Provide a diversity of architectural styles. 1-12 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 1.7 | LAND USE GOALS, POLICIES AND PROGRAMS | CHAPTER 1: INTRODUCTION 3.2 Conventional Neighborhood Design. Discourage the construction of new residential neighborhoods that are characterized by cul-de-sacs, soundwalls, long block lengths, single building and housing types and lack of access to goods and services. 3.3 Variety of Types of Neighborhoods. Promote a variety of neighborhoods within the City and ensure that neighborhood types are dispersed throughout the City. 3.4 Balanced Neighborhoods. Within the allowed densities and housing types, promote a range of housing and price levels within each neighborhood in order to accommodate diverse ages and incomes. For development projects larger than 5 acres, require that a diversity of housing types be provided and that these housing types be mixed rather than segregated by unit type. 3.7 Walkable Neighborhoods. Require that all new neighborhoods are designed and constructed to be pedestrian friendly and include features such as short blocks, wide sidewalks, tree-shaded streets, buildings that define and are oriented to streets or public spaces, traffic- calming features, convenient pedestrian street crossings, and safe streets that are designed for pedestrians, cyclists and vehicles. 3.8 Provision of Sidewalks. Except within designated rural areas, require sidewalks of at least 6 feet in width on both sides of streets in neighborhoods. 3.9 Block Size. Require new neighborhoods to be designed with blocks no longer than 600 to 800 feet. Exceptions can be made if mid-block pedestrian and bicycle connections are provided. 3.10 Neighborhood Intersection Density. Require new neighborhoods to provide high levels of intersection density. Town Center and Small Town Neighborhoods should strive for 400 intersections per square mile. Conventional Suburban Neighborhoods should strive for at least 200 intersections per square mile. 3.11 Street Layout. Design streets and lot layouts to provide a majority of lots within 20 degrees of a north-south orientation for increased energy conservation. 3.12 Connections to Key Destinations. Require direct pedestrian connections between residential areas and nearby commercial areas. 3.13 Tree-lined Streets. Require trees on both sides of at least 60% of new and existing streets within the project and on the project’s side of bordering streets, between the vehicle travel way and walkway at intervals averaging no more than 50 feet (excluding driveways and utility vaults). This standard shall apply whenever new streets are constructed or when existing streets and sidewalks are significantly rehabilitated with existing neighborhoods. 3.14 Shaded Sidewalks. Require shade over at least 30% of the length of sidewalks on streets within a project. Trees must provide shade within 10 years of landscape installation and should be as water efficient as possible. 3.15 Access to Daily Activities. Require development patterns such that the majority of residents are within 1-half mile walking distance to a variety of neighborhood goods and services, such as supermarkets, restaurants, churches, cafes, dry cleaners, laundromats, farmers markets, banks, hair care, pharmacies and similar uses. 3.16 Access to Parks and Open Spaces. Require the design of new neighborhoods and, where feasible, retrofit existing neighborhoods, so that 60% of dwelling units are within a 1-third mile walk distance of a usable open space such as a tot-lot, neighborhood park, community park or plaza/green. 3.17 Neighborhood Transitions. Require that new neighborhoods provide appropriate transitions in scale, building types and densities between different General Plan designations. 3.18 Gated Communities. Strongly discourage the construction of new gated communities except in the Rural or Resort General Plan Designations. 3.19 Soundwalls. Allow the use of soundwalls to buffer new Neighborhoods from existing sources of noise pollution such as railroads and limited access roadways. Prohibit the use of soundwalls to buffer residential areas from arterial or collector streets. Instead design approaches such as building setbacks, landscaping and other techniques shall be used. 3.20 Subdivision Gateways. Discourage the use of signs to distinguish one residential project from another. Strive for neighborhoods to blend seamlessly into one another. 3.23 University Neighborhood. Facilitate the development of a University-oriented neighborhood west of Cook CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 1-13 CHAPTER 1: INTRODUCTION | LAND USE GOALS, POLICIES AND PROGRAMS | SECTION 1.7 Street, north of Frank Sinatra Street, and west of Portola Avenue. Specify and require the neighborhood be walkable, highly connected to the surrounding areas, and exemplify the best ideals of Palm Desert and complete neighborhoods. Mobility Element 1.1 Complete Streets. Consider all modes of travel in planning, design, and construction of all transportation projects to create safe, livable, and inviting environments for pedestrians, bicyclists, motorists and public transit users of all ages and capabilities. 3.1 Pedestrian Network. Provide a safe and convenient circulation system for pedestrians that include sidewalks, crosswalks, place to sit and gather, appropriate street lighting, buffers from moving vehicles, shading, and amenities for people of all ages. 3.2 Prioritized Improvements. Prioritize pedestrian improvements in areas of the city with community and/ or education facilities, supportive land use patterns, and non-automotive connections such as multi-use trails and transit stops. 3.3 Roadway Sidewalks. Provide adequate sidewalks along all public roadways. 3.4 Access to Development. Require the all new development projects or redevelopment projects will provide connections from the site to the external pedestrian network. 4.1 Bicycle Networks. Provide bicycle facilities along all roadways to implement the proposed network of facilities outlined in the 2035 General Plan. 4.2 Prioritized Improvements. Prioritize bicycle facilities that connect community facilities, supportive land use patterns, pedestrian routes, and transit stations. 4.3 Bicycle Parking. Require public and private development to provide sufficient bicycle parking. 5.1 Transit Service. Promote public transit service in areas of the City with appropriate levels of density, mix of residential and employment uses, and connections to bicycle and pedestrian networks. Health + Wellness Element 1.1 Accessibility to Parks. Seek new park locations that will serve residential areas that are more than a quarter mile from an existing or planned park or separated from an existing or planned park by a street that consists of 4 or more travel lanes. Where possible, parks shall be associated with and connected to the trail network. 1.2 Sensitive Receptors. Avoid the siting of new projects and land uses that would produce localized air pollution in a way that would adversely impact existing air quality- sensitive receptors including schools, childcare centers, senior housing, and subsidized affordable housing. The recommended minimum distance separating these uses should be 500 feet. When a minimum distance of 500 feet cannot be avoided, a health impact assessment (HIA) shall be completed in compliance with Policy 5.1. 1.3 Physical Plan. Facilitate the construction of a built environment that supports a healthy physical and social environment for new and existing neighborhoods. 1.4 Walkable Streets. Regulate new development to ensure new blocks encourage walkability by maximizing connectivity and route choice, create reasonable block lengths to encourage more walking and physical activity and improve the walkability of existing neighborhood streets. 1.5 Pedestrian Barriers. Discourage physical barriers to walking and bicycling between and within neighborhoods and neighborhood centers. If physical barriers are unavoidable, provide safe and comfortable crossings for pedestrians and cyclists. Physical barriers may include arterial streets with speed limits above 35 mph, transit or utility rights-of-way, very long blocks without through-streets, and sound walls, amongst others. 1.6 Shared Driveways. Allow and encourage new commercial and residential developments to have common driveways serving multiple units, to minimize the number of curb cuts along any given block to improve pedestrian safety. 1.7 Health in New Development. Evaluate the health impact and benefits of new development projects in the early planning phases to maximize its contribution to a healthier Palm Desert. 1-14 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 1.7 | LAND USE GOALS, POLICIES AND PROGRAMS | CHAPTER 1: INTRODUCTION D. Programs 1. Amend the Zoning Ordinance to reflect the land use changes and related policies of this Specific Plan. Where necessary, new zoning districts and standards applicable to the University Neighborhood shall be created. 2. Establish a clear direction for the revitalization of Cook Street and implement development standards and design guidelines to realize that vision. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 2-1 2.0 Neighborhood Form & Character Section 2.1 The Vision Plan 2.2 The Campus, Centers and Neighborhoods 2.3 The Public Realm 2.4 Sustainability Page 2-2 2-3 2-11 2-14 The vision for the UNSP area is a synthesis of traditional American neigh- borhood patterns with the modern design and desert landscape heritage and sensibilities of Palm Desert and the Coachella Valley. The traditional town-making values of spatial definition, integration of varied housing types and uses, and strong sense of place are at the core of the plan for these new neighborhoods. Achieving these results without resorting to a clichéd or nostalgic design vo- cabulary has the potential to define a fresh new prototype for sustainable 21st century neighborhoods and centers, leveraging the great value of the coming university campus and associated employment opportunities over the course of the coming decades. The vision set forth in this chapter will be implemented through the cooper- ative and collaborative efforts of master developers, the City of Palm Desert, merchant builders, and entrepreneurs, guided by the neighborhood pattern direction in Chapter 3, the development standards in Chapter 4, the infrastruc- ture standards in Chapter 5, the implementation procedures in Chapter 6, and the architectural and landscape design guidelines in Appendices A and B. ADMINISTRATIVE DRAFT Illustration by JJ Zanetta. 2-2 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 2.1 | VISION PLAN | CHAPTER 2: FORM AND CHARACTER 2.1 Vision Plan Existing University buildings, the “seed” of the core campus. Existing commercial center at Cook and Gerald Ford Drive. Existing collector street - College Avenue - in the center of the planned UNSP, surrounded by vacant opportunity sites. A. The Opportunity Beginning in 2013 with the Envision Palm Desert strategic planning process, and continuing in 2014 and 2015 with the 2035 General Plan Update process, the City and Community of Palm Desert have invested significant financial, social and political capital to planning a future for Palm Desert that will build on its historical strengths while positioning it to capture the value of shifting demographic trends and regional priorities. Through this process, 2 districts in particular have been identified as presenting unusual opportunities for new sus- tainable development of high long-term value, positioned at the crossroads of what Palm Desert has been and what it aspires to become. The first is the City Center and Highway 111 Corridor, for which a new vision plan and implementa- tion standards have been prepared. The second is the 1,000-acre UNSP, bounded on the north and east by Interstate 10, on the south by Frank Sinatra Drive, on the west by Portola Avenue. Within this district, by a combination of good planning and good fortune, the following well-aligned circumstances are found: •A 168-acre campus site for a Palm Desert branch campus of California State University at San Bernardino (CSUSB), and several existing academic buildings. •A new master planning process underway as of December 2015, with a focus on connecting the campus with surrounding neighborhoods. •Over 75 acres of commercial office and research and development land adjacent to the campus site. •Existing multi-family housing and commercial development along the west side of Cook Street across from the campus site, and new single-family neighborhood just to the east of the campus site. •A vacant City-owned parcel of 170 acres at the southwest corner of the UNSP, intended for the development of a mixed-use, walkable, sustainable neighborhood. •Over 300 acres of vacant land in the northwest portion of the district, the owners of which have invested in significant infrastructure and share the City’s interest in developing neighborhoods positioned to take advantage of connections to the university and other amenities. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 2-3 CHAPTER 2: FORM AND CHARACTER | CAMPUS, CENTERS & NEIGHBORHOODS | SECTION 2.2 A. The Campus The City of Palm Desert has provided CSU with a generously sized 168-acre campus site. The UNSP does not regulate the development of that campus, but does suggest approaches to integrating it into the surrounding City. As of December 2015, a new master plan for that campus is just underway, and the following initial observations are shared by the campus plan- ners and the preparers of this Plan: •The campus site is larger than will likely be required for the expected development of university facilities. •This likely represents a significant opportunity for development of collateral facilities integrated with the campus core, whether office or R&D space for new employment businesses related to the campus, or housing for students, faculty and staff, or joint-use university/community civic or recreational facilities. As outlined in Section 1.7, above, Palm Desert’s 2035 General Plan envisions that new development in this area will take the form of walkable, mixed-type neighborhoods, mixed-use neighborhood centers, and a walkable, transit-ready univer- sity campus integrated with a range of employment uses, housing and support commercial uses. The Conceptual Framework Plan, Figure 2.1 on the following page, illustrates the organization of the UNSP into a series of distinct place types, which are intended to be seamlessly con- nected to one another by a complete network of complete streets. Primary urban design characteristics of the Frame - work Plan - aimed at achieving the goals of the 2035 General Plan - include: •The university campus is the anchor for the UNSP, connected to adjoining neighborhoods and centers by a complete network of complete streets. •Each neighborhood provides for a range of housing types to accommodate a wide range of household sizes, types and incomes. •Mixed-use centers adjacent to neighborhoods and the campus provide opportunities for neighborhood- serving and employment-generating businesses at a range of scales, accessible to residents by all modes. •Each street provides for safe, comfortable pedestrian and bicycle movement, integrating active transportation into daily life. •A series of parks and community open spaces provide a range of opportunities for recreation and community life, integrated with living, working, shopping and learning. •Stormwater management is integrated into the design of District streets and open spaces. Transitions from one place to the next - from a quiet residen- tial environment to a livelier neighborhood center, or from the campus core to professional offices and research and de- velopment center - are not achieved by separating them with walls and buffers, but by gradual shifts in the size and type of buildings, adjustments to streetscape character and function. The development standards and design guidelines in this Plan are crafted to ensure such transitions are achieved, while allowing great flexibility in the ultimate land use and intensity within any property. Serving as the anchor, the university campus has the opportunity to integrate R&D and employment centers into future mixed-use commercial centers. Photo: ASU, Tempe, AZ. University malls, promenades and other public spaces will contribute to the District’s integrated community character. 2.2 The Campus, Centers and Neighborhoods 2-4 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 2.2 | CAMPUS, CENTERS & NEIGHBORHOODS | CHAPTER 2: FORM AND CHARACTER •Campus design best practices in a desert climate dictate a compact campus core footprint, and it is likely that near-term campus development can be contained within the southwest portion of the campus site, bounded by Berger Road and University Park Drive. •The largely undeveloped condition of the campus site, the small footprint of near-term university development, and the expressed interest of the university and the City in seamless integration of the campus and town present a remarkable opportunity for a collaborative planning effort to define the character and use of all the campus edges. Th UNSP suggests certain elements of that integration and connection, which future cooperative planning between the City and the Master Developer(s) will develop. B. Neighborhood Centers Located at the juncture of major crosstown streets and primary neighborhood access streets are neighborhood centers, within which smaller or larger amounts of neigh- borhood-serving commercial shops and restaurants may be located, along with potential employment-supportive office space and multi-family housing. These centers are positioned to draw customers from both the passby traffic on the major streets - as existing shopping centers throughout town currently do - and also from the adjoining neighborhood. Access from the neighborhood is possible by car, on foot or by bicycle along neighborhood streets and/or along a small “main street” that connects into the neighborhood. As described in detail in Sections 3.2 and 3.3, the neighborhood street network is designed to encour- age access from the neighborhood by active modes, and to discourage through traffic from using these streets as a shortcut. Campus Core, Near-term Opportunity Campus Long-term Opportunity Mixed-use Neighborhood Center Residential Neighborhoods Open Space Center Greenway / Prioritized Bicycle Route UNSP Boundary CAMPUS CORE FIG. 2.1 CONCEPTUAL FRAMEWORK PLAN CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 2-5 CHAPTER 2: FORM AND CHARACTER | CAMPUS, CENTERS & NEIGHBORHOODS | SECTION 2.2 The scale of and uses within these centers may vary signifi- cantly, ranging from a 1- or 2-block main street of neighbor- hood shops, to a larger lifestyle shopping center organize around a major square or mall, to a single corner restaurant adjacent to a small square and attached single-family or multi-family housing. These neighborhood centers are also intended as primary transit stops locations, offering residents of housing within the center - and residents of adjoining neighborhoods - an safe, comfortable, amenity-rich environment from which to commute to or from school, work or other destinations. Long- term transit strategies in which these centers play a key role include: •Enabling and encouraging neighborhood residents to consider utilizing bus rapid transit as a means of accessing jobs in the Cook Corridor employment district or shopping in the City Center. •Providing a safe and convenient place for students and employees to commute to and from their homes, surrounded by activity throughout the day and late into the evening. •Welcoming car-free visitors to a walkable neighborhood and campus environment, whether they are arriving by local transit from the City Center or nearby resorts, or by regional commuter rail when such service is established along the adjacent BNSF rail line. The University District will feature blocks, streetscapes and private developments that reinforce safe, walkable environments for pedestrians and cyclists. Neighborhood Centers will have pedestrian-oriented streets with a variety of shops, restaurants and other employment centers well-suited to the university and City. A mixed use Neighborhood Center will combine residential and non-residential uses into a lively main-street environment. 2-6 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 2.2 | CAMPUS, CENTERS & NEIGHBORHOODS | CHAPTER 2: FORM AND CHARACTER Single-family homes with varied scales and architectural styles will foster attractive and unique neighborhoods within the UNSP. Multi-family building types may be designed with compatible scales, architectural styles and frontages that successfully intermix with adjacent single-family homes. Shaded and well-landscaped streetscapes are vital to creating a pedestrian and bicycle-oriented environment. C. The Neighborhoods As outlined in the Conceptual Framework Plan (Figure 2.1), the planned neighborhoods to the west of Cook Street and south of Gerald Ford Drive are the primary focus of this plan, and the area for which it provides land use and development standards and guidelines. Bordering most of Cook Street in this area are a mix of existing commercial and multi-family development, which is regulated by the Zoning Code, not this Plan. To the north of Gerald Ford Drive is a mixture of existing commercial development and planned residential and commercial development. This Plan provides recommendations for refinements to the design of Gerald Ford Drive, for the manner in which complete streets connect across and future development fronts onto Gerald Ford Drive. This plan provides detailed land use and development standards, infrastructure and public space standards for the undeveloped land south of Gerald Ford Drive and bounded by Portola Avenue, Frank Sinatra Drive, and Cook Street. The walkable, mixed-type neighborhoods planned for this area are defined by the following characteristics: •Single-family detached houses ranging from very large to quite modest - as well as single-family attached dwellings and small multi-family buildings - may be intermixed within a single, unified neighborhood area, based on their sharing certain unifying scale, massing and frontage design characteristics. •All streets and other open spaces - and the buildings that front them - are scaled an oriented to the pedestrian to encourage walking and biking as an integral part of daily life and to promote the healthy active lifestyles. •The neighborhoods are seamlessly connected to neighborhood centers that provide commercial goods and services, jobs, and additional housing options within a comfortable walk or bike ride from the neighborhoods. The housing types within these neighborhoods are intended meet the needs of a broad range of households, varying by household size, income, tenure and lifestyle. It is expected that a number of key demographics not currently attracted to much of Palm Desert’s existing housing stock - students, young professionals, young families, empty nester couples, singles and others who prefer living close to school or work or commercial amenities - will find the UNSP neighborhoods very appealing. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 2-7 CHAPTER 2: FORM AND CHARACTER | CAMPUS, CENTERS & NEIGHBORHOODS | SECTION 2.2 The planned housing types are illustrated in some detail in Appendix A.1 and A.2 of this plan, and are expected to include single family detached homes of many sizes; single-family attached dwellings in the form of rowhouses, duplexes, quad- plexes and bungalow courts; and multi-family housing in the form of California courtyard buildings, town-scale apartment buildings, and upper floor apartments or condos above ground floor retail or office spaces in neighborhood centers. Outlined in Section 1.7, Palm Desert’s 2035 General Plan will implement multi-modal transportation with an emphasis on active modes - walking and biking - and mixed-use neighbor- hood development as key strategies for a more sustainable future. Those values and objectives are perfectly aligned with Plan’s stated goal of creating a set of interconnected neigh- borhoods and centers around the campus that can deliver the active urban lifestyle options most sought after by students, faculty and staff, and by start up businesses and employers seeking to recruit and retain the best students coming out of the university and the top talent throughout the region. Described in detail in the following Public Realm discussion (Section 2.3), the neighborhood environment in which these new housing types are to be delivered is characterized by complete streets with calmed traffic and very high quality pedestrian and bicycle accommodation and a range of neigh- borhood parks and greens, which weave a distinctive Palm Desert landscape throughout. This integrated and immersive public realm environment provides an ideal setting for active transportation modes, family recreation, and sustainable stormwater management. It also financed through long-term value recapture mechanisms - and by its quality enhances the long term value of the housing - to support the long-term fiscal health of the City. FIG. 2.2 DISTRICT CENTER CONNECTIVITY & PEDESTRIAN SHEDS 0.25-mile Radius (walking distance) 0.5-mile Radius (biking distance) UNSP Boundary 2-8 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 2.2 | CAMPUS, CENTERS & NEIGHBORHOODS | CHAPTER 2: FORM AND CHARACTER The University Neighborhood is characterized by a unique range and combination of land uses, building scales and streetscape designs, organized into seven sub-areas (Fig. 2.3) and four zones (Fig. 2.4, opposite). FIG. 2.3 NEIGHBORHOOD SUB-AREAS Table 2.1, on the following page, identifies the anticipated quantities of development within each sub-area and Table 2.2 identifies the potential development within each zone. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 2-9 CHAPTER 2: FORM AND CHARACTER | CAMPUS, CENTERS & NEIGHBORHOODS | SECTION 2.2 Neighborhood Center (NC) Legend Neighborhood Medium (NM) Neighborhood Low (NL) Open Space (OS) FIG. 2.4 ZONES 2-10 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 2.2 | CAMPUS, CENTERS & NEIGHBORHOODS | CHAPTER 2: FORM AND CHARACTER TABLE 2.2 PLANNED DEVELOPMENT POTENTIAL BY ZONE Develop- able Area (acres) Total Dwellings (units) Single Family (units) Multi Family (units) Retail (sf) Office (sf) Open Space (acres) Streets; Sidewalks (acres) NL 121.1 847 847 0 –––– NM 77.9 1,430 1,170 260 –––– NC 22.3 340 0 340 110,709 132,822 –– OS ––––––56.8 – Streets/ Sidewalks –––––––119.8 Total 221.3 2,618 2,018 600 110,709 132,822 56.8 119.8 TABLE 2.1 PLANNED DEVELOPMENT POTENTIAL SUB-AREA Develop- able Area (acres) Total Dwellings (units) Single Family (units) Multi Family (units) Retail (sf) Office (sf) Open Space (acres) Streets; Sidewalks (acres) 1 33.3 420 242 178 51,216 60,564 9.0 15.1 2A 28.2 512 256 256 35,953 48,719 6.3 14.3 2B 9.8 65 65 –––0.9 0.7 2C 8.8 135 135 –––0.0 3.9 3 2.0 213 213 –––7.1 20.5 4A 30.3 224 224 –––10.7 20.8 4B 4.4 84 56 28 ––0.0 1.0 5A 32.3 275 245 30 ––8.6 16.0 5B 5.8 54 54 –––0.5 2.4 6 32.6 273 273 –––6.8 12.2 7A 26.3 255 255 –––6.2 9.8 7B 7.5 108 –108 23,540 23,540 0.8 3.1 Total 221.3 2,618 2,018 600 110,709 132,822 56.8 119.8 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 2-11 CHAPTER 2: FORM AND CHARACTER | THE PUBLIC REALM | SECTION 2.3 The Public Realm network is the structural framework of the UNSP. This network includes a hierarchy of Complete Streets - ranging from the existing arterial thoroughfares to the quietest neighborhood streets, lanes and trails - as well as a rich variety of public open spaces, including neighborhood parks, playgrounds, greenways, plazas and paseos. All of these public and shared community spaces are interconnect- ed and are designed to invite and support the free movement of pedestrians and cyclists, enabling a healthy, active lifestyles and adding value to each new increment of residential, com- mercial and institutional development by connecting them to one to the other with beautiful public spaces. The Conceptual District Framework and Connectivity Plans, in Figures 2.1 and 2.2, illustrate a set of walkable neighborhoods and centers that are well-connected to one another and to the CSUSB campus with a complete network of complete streets. 1. Complete Network of Complete Streets While every street within the UNSP is expected to contribute a safe and comfortable pedestrian and bicycle routes, within some of the larger thoroughfares the quality of the pedestrian experience is compromised to provide higher vehicular traffic capacities and speeds, in the interest of citywide mobility and convenience. Likewise, in many of the neighborhood streets, the vehicular capacities and speeds are reduced by design to increase pedestrian and cyclist comfort and safety, to reduce noise levels, and to simply provide a comfortable neighborhood setting. This network is described and defined in Sections 3.2 and 3.3. Unlike the street networks of many Palm Desert Neighbor- hoods - where all through traffic is confined to a few major arterials and all neighborhood traffic is confined to “internal” neighborhood streets - the street network of the UNSP orga- nizes cross-town and local neighborhood traffic in subtler yet equally effective ways. Multiple through routes are provided within and between neighborhoods to enable residents to make relatively short local trips - whether on foot, by bicycle or by automobile - that avoid major arterial streets, providing more comfortable local movement while reducing congestion levels on the major streets. These numerous neighborhood through routes - while con- venient for local residents heading to visit friends, play in the park or visit a local restaurant - are specifically designed so as not to provide attractive shortcuts for cross-town motorists, Complete streets encourage safe and convenient pedestrian movement within the public realm, with clearly marked routes and pedestrian-oriented design. Dedicated bicycle routes and buffers will be integrated into the Complete Streets network throughout the UNSP. Pedestrian-oriented sidewalks with appropriate shading, lighting and furniture enhance the public realm. 2.3 The Public Realm 2-12 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 2.3 | THE PUBLIC REALM | CHAPTER 2: FORM AND CHARACTER and to reduce driving speeds by their narrower travel lanes and subtly winding trajectories. Whereas conventional sub- urban networks with cul-de-sacs and gated streets provide “on/off” vehicular connectivity - like a switch - they frustrate active transportation options by lengthening trips for all modes. They also create many miles of auto-dominant, high- speed transportation corridors severing neighborhood from neighborhood, leaving only more car trips to reconnect them. The modulated network of complete streets planned for the UNSP provides a range of options (“settings” ) for local or cross-town vehicular traffic - like a dimmer switch - while en- couraging active transportation modes by providing multiple, shorter lower speed pedestrian-priority routes. And far beyond their role as the circulation network of the City - and ultimately more important - the streets of the UNSP are designed as the “living rooms” of the community. The same design characteristics that moderate driving speeds and volumes and encourage active transportation also generate attractive streetscape vistas and that add significant value to new housing and other neighborhood development. These are spaces where neighbors meet in the course of everyday life, where neighborhood children can play together, and where outdoor activity and exercise are integrated with daily and weekly visits and errands to deliver a range of healthy lifestyle options. To perform their role as the living spaces of the university neighborhoods, the standards for these streets are based primarily on “place-making” considerations, not by traffic capacity. By providing many redundant routes within each neighborhood, vehicular throughput becomes no longer the driver of design. Thus the smallest neighborhood streets can be designed to slow (not stop) traffic, provide convenient visitor parking, provide a landscape of shade trees and desert plant types, and create a safe and comfortable environment for children and other pedestrian. Commercial streets are designed with wide, shaded sidewalks for shopping or sidewalk dining and convenient customer parking. These differentiated Street Types are described in Section 3.3. FIG. 2.5 CONCEPTUAL STREET NETWORK Major Arterial, Framework, Connector Streets Neighborhood Streets* *Neighborhood Streets shown are for conceptual purposes only - final network to be determined by the development process. UNSP Boundary CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 2-13 CHAPTER 2: FORM AND CHARACTER | THE PUBLIC REALM | SECTION 2.3 2. Diverse and Flexible Open Space Types Parallel to the definition of varied Street Types for specific place types and activities, a range of Public Open Space types are defined in Section 3.6. Larger active park areas for organized play by older children and adults are provided, but so too are smaller “pocket parks” and playgrounds, within comfortable walking distance of smaller children and their parents. Open spaces will also include plazas adjacent to shops and restaurants in neighborhood centers to provide community gathering places. Linear greenways provide connecting open spaces and trails for recreational walking and bike commutes, an in some cases provide buffers between the neighborhood environment and arterial streets without a need for sound- walls. The open space network and street network are seamlessly integrated into a single Open Space Network for the UNSP. Section 3.6 defines open spaces typologically and offers a range of recommendations for their function. However the final design of each space will be done integrally with the design of the streetscape and development types for the area surrounding it. In preparing finite designs for each space, the Power of 10+ approach developed by the non-profit Project for Public Spaces (PPS) is strongly recommended. “The idea behind this concept is that places thrive when users have a range of reasons (10+) to be there. These might include a place to sit, playgrounds to enjoy, art to touch, music to hear, food to eat, histo- ry to experience, and people to meet. Ideally, some of these activities will be unique to that particular place, reflecting the culture and history of the surrounding community.” While large community parks often provide value in the form of specialized, single purpose facilities - softball fields, swimming pools, basketball courts - the value of the smaller public spaces woven into the fabric of the UNSP will derive from their flexibility and ambiguity of use, brining diverse individuals and groups into contact in a comfortable, social environment. The public realm consists of parks and open spaces with playgrounds, recreational fields and gathering spaces with flexible-uses. Pedestrian-oriented streets and paseos create public gathering spaces that enhance the social fabric of the neighborhood and the surrounding uses. Streets and open spaces can be seamlessly integrate neighborhoods with a network of open spaces. 2-14 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 2.4 | SUSTAINABILITY | CHAPTER 2: FORM AND CHARACTER Sustainability is a central theme of Palm Desert’s 2035 General Plan, a subject with many dimensions, all of which are rele- vant to and addressed by the UNSP. Environmental sustainability requires that these neighbor- hoods consume fewer non-renewable resources per resident per year than more conventional development alternatives. Strategies for achieving this goal include: •Reduced motorized transportation demand by providing more daily destinations closer to residents and enabling and encouraging non-motorized travel modes through planning and design. •Reduced consumption of land and water through compact development patterns and desert landscape rich in native and adaptive plants desert plants. •Integration of stormwater management into the neighborhood landscape and open space network. Economic and fiscal sustainability requires that the initial neighborhood development be responsive to market forces, with balanced financing that fairly allocates financial respon- sibility to those who benefit from the investment. And that over time the neighborhood development be flexible to adapt to changing economic imperatives, that the neighbor- hoods age gracefully and grow in value, and that the long term maintenance and operating costs be underwritten by stable and resilient financing tools. Strategies for achieving these goals include: •Development standards and design guidelines for public and private improvements that ensure a high level of construction quality and design cohesion, paired with significant flexibility in land uses and development intensities to meet the market. •A strong emphasis on the quality and sustainability of the public realm, a proven strategy for building long term value. The trees and other landscape of the streets and open spaces mature and gain in value over the years as individual buildings age. •The small block pattern with interconnected streets and mixed-use zoning enable incremental change of occupation or use over time in many areas of the plan as economic conditions change. This is in contrast to conventional shopping center or office park development, which is more fixed in its design for a single use, often requiring large scale demolition and redevelopment to adapted to economic change. Native and adaptive trees and plants create sustainable landscapes that contribute to water recapture, stormwater management are vital for shading and cooling public spaces. Interconnected small blocks with a range of housing types and land uses are central to economic and market sustainability. •Infrastructure financing tools that provide for value recapture over time, so that the funds available to meet future maintenance and operation costs grow with the assessed value of the neighborhoods. •For the purposes of the UNSP, sustainability is defined by the 2003 Transportation Research Board white paper stating, “The essence of sustainability is the integration of economic development and environmental improvement.” Social sustainability parallels economic sustainability, in that demographic patterns and mixes shift along with economic patterns and trends. A diverse housing stock within a desir- able place to live - meeting the needs of larger and smaller, younger and older, richer and poorer households - has the potential both to meet that changing housing needs over time, and to bring many diverse segments of the commu- nity into daily contact with one another, thereby increasing understanding and tolerance of differences. This is the way that neighborhoods have functioned for thousands of years and will be the cornerstone for all future development of the UNSP. 2.4 Sustainability CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.30.15 | 3-1 Section 3.1 Neighborhood Framework Plan 3.2 Subdivision Standards 3.3 Street Type Standards 3.4 Public Frontages 3.5 Street Tree Plan 3.6 Public Open Space Standards Page 3-2 3-4 3-12 3-24 3-37 3-48 The foundation of sustainable development is neighborhood pattern. The basic layout of streets and blocks - prioritizing walkability and pedestrian comfort over vehicular speed and capacity - is the most basic requirement of sustainability, enabling a balanced mix of transportation choices biased toward active modes rather than motorized modes. Without a such a network of walkable streets and small blocks, no quantity of bioswales, solar panels and electric vehicle charging stations can achieve true, long-term sustainability. The public spaces of the UNSP are envisioned as much more than circulation spaces - they are envisioned as the living rooms and play rooms of the neighborhoods. To which end a varied range of street types are defined in this chapter, a flexible set of public frontage types for pedestrians and cyclists, and open space and landscape guidelines aimed at human comfort, environmental sustainability, and a uniquely Palm Desert mid-21st century design character. 3.0 Neighborhood Structure and Public Realm ADMINISTRATIVE DRAFT 3-2 | 12.30.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.1 | FRAMEWORK PLAN | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 3.1 Neighborhood Framework Plan Street networks define connectivity and block structure. Blocks scaled within a 1,200-1,500’ perimeter (±0.25 mi.) foster a pedestrian-oriented environment and comfortably accommodate both residential and non-residential uses. Networks of open spaces such as paseos, courts, plazas, neighborhood and pocket parks will be coordinated between all development parcels within the UNSP area. A. Purpose and Applicability The structure of the UNSP provides the City and future development groups with the appropriate regulations and guidelines needed to design a comprehensive, sustainable and pedestrian-oriented university district. The Subdivision Standards provide the following: 1. A network of coordinated streets and blocks that inform the overall physical form of the UNSP. 2. General block sizes and configurations that support zoning and land use goals. 3. Maximum block perimeters that foster attractive, safe and walkable environments, while enhancing circulation through the site. 4. A principle guide for developers and property owners to create integrated blocks, streets and intersections, with connections to adjacent projects as the UNSP develops over time. B. Relation to Regulating Plan The following pages describe the Precise Neighborhood Master Plan process, by which the Plan Area is to be divided into Neighborhood Sub-Areas by the introduction of Framework Streets, and then into blocks by the completion of the neighborhood network of streets and open spaces. As the area is thus subdivided generate blocks, parcels and individual building sites, the Regulating Plan that assigns Zones will need to be refined, rights-of-way and open spaces, and correlating the reconfigured block(s) or with the intended development types. Upon applying urban design guidelines to the site to generate the block(s) for the proposed development in compliance with Table 3.1, it may become desirable or necessary to adjust the existing zone boundaries. In such a case, the adjusted zone(s) or new zone(s) are to be applied to the new block(s), as allowed by Table 4.3. All zoning changes must maintain or enhance the original vision of the UNSP Vision and must be approved by the Director according to the City’s approval process. Refer to Chapter 4 Figure 4.2 and Table 4.3 for applicable zoning and permitted uses within the corresponding block. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.30.15 | 3-3 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | FRAMEWORK PLAN | SECTION 3.1 TABLE 3.1 SUBDIVISION AND BLOCK STANDARDS Typical Dimension General Blocks Block Length 1 ≤ 500’ Block Depth 1 200’ - 300’ Block Perimeter 1000’ - 1500’ Alley Width 20’ min. Pedestrian-Only Connections Within Blocks Pedestrian-Only Connection Length ≤ 300’ Paseo Width 2 10’ - 15’ Rosewalk Width 2 30’ - 40’ Green Width 2 80’ - 100’ See Section 4.3 for Permitted Uses (Table 4.1), and Development Standards (Table 4.2) for house and block forms permitted in individual . 1 Block length and depth should vary across the UNSP area to foster dynamic block sizes, neighborhood sub-areas, and urban design patterns that allow for variations in lot sizes, buildings, and the overall built environment. 2 In areas determined to have sufficient vehicular access and circulation, pedestrian-only connections may be implemented mid-block or on the edge of a block, replacing a vehicular street. Pedestrian-only connections may be included as a new edge in total Block Perimeters. FIG. 3.1 NEIGHBORHOOD FRAMEWORK PLAN Neighborhood Framework Existing Street Network Conceptual Blocks 3-4 | 12.30.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.2 | SUBDIVISION STANDARDS | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 3.2 Subdivision Standards A. Purpose & Applicability The purpose of these standards is to ensure that the urban design intentions of the Framework Plan - see preceding page - is systematically implemented through the phased development of the Plan Area. These standards will be applied to any proposed sub-divisoin of land within the Plan Area, through the Precise Neighborhood Plan process as defined in Section 6.7. B. Network Connectivity An complete and interconnected network of complete streets is essential to the function and value of the University Neighborhoods. Through the Precise Neighborhood Plan process - as informed by these standards and the street and open space standards of Section 3.3 through 3.5 - the design of this network can respond to both the vision and requirements of this Plan and to the functional, dimensional and urban design requirements of specific housing and mixed-use development types. C. Continuity of Open Space Network Open spaces within the neighborhoods will be located and designed through the Precise Neighborhood Plan process, in accordance with these standards and those of Section 3.6. Those open spaces together with the street network will for a single, continuous and seamless public realm network. D. Block and Lot Structure As described in this section, the result of the subdivision process will be developable blocks and lots, calibrated through the Precise Neighborhood Plan process to enable the development of one or more identified building types. The specific range of intended building types will be identified through the Precise Plan process, in relation to proposed lot sizes, and the presence or absence of alleys. Per the requirements of Section 4.4, lot widths - and hence lot counts and residential unit counts - will also be related to the presence or absence of alleys. 1. Connect to Existing Street Network The UNSP area is connected to the rest of Palm desert primarily via 3 major “Balanced Arterial” roads - Potola Rd, Frank Sinatra Dr, and Cook St. It connected to the region by Interstate 10, and the 111 Corridor. The UNSP area is transected by a primary network of existing “Enhanced Secondary Roadways” - including Gerald Ford Dr, College Dr, University Park Dr, Pacific Ave, and Technology Dr. This existing network defines the basic framework to which all future subdivision and neighborhood structure will relate. The following primary street improvements will supplement this existing network: •A new frontage drive and open space buffer constructed along the UNSP edge of Portola Rd and Frank Sinatra Dr to accommodate future development opportunities along these higher-traffick Arterial Streets. •At least 1 primary north-south route -- connecting Pacific Ave and Frank Sinatra Dr -- and 1 primary east- west route -- connecting Portola Ave and University Park Dr. Open Space Buffer Primary Connections FIG. 3.2 EXISTING STREET NETWORK CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.30.15 | 3-5 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | SUBDIVISION STANDARDS | SECTION 3.2 2. Introduce Framework Street Network Primary north-south and east-west connectivity will be established through the introduction of Framework Streets, that clear through routes at controlled speeds. As illustrated above, the Framework Street Network will: •Provide north-south, east-west connectivity and circulation through the UNSP; •Connect Key Intersections (above) per the Framework Network pattern, with minor variations allowed [1]; •At key intersections, provide clear through- routes, alignments, and connections to adjacent developments, regardless of ownership and in anticipation of project phases; •Define neighborhood sub-areas and establish the framework for secondary and supporting street networks. [1] Minor adjustments to the Framework Street network are allowed with approval of the Director. 3. Introduce Framework Open Space Network As the Framework Street Network is established, a network of open spaces must be included, to provide open spaces adjacent to key intersections, as illustrated above. The Framework Open Space Network will: •Locate parks and open spaces at easily accessible locations to provide the each neighborhood in the UNSP area with useable open space within comfortable walking distance of most residents (approximately 0.25 mile); •Offer a range of active and passive recreation opportunities through community programming, gathering spaces and diverse facilities within each open space; •Create high-value addresses for new development fronting parks and open spaces, even along high- traffic roads such as Frank Sinatra Dr and Portola Rd. •Contribute to a complete walking and biking network for safe pedestrian and bicycle circulation. Minor adjustments to the Framework Open Spaces are allowed with approval of the Director. See Section 3.6 for Public Open Space Standards. Key Intersections FIG. 3.3 FRAMEWORK STREET NETWORK Framework Open Spaces FIG. 3.4 FRAMEWORK OPEN SPACE NETWORK 3-6 | 12.30.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.2 | SUBDIVISION STANDARDS | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 5. Introduce Local Support Network Connectivity between neighborhood sub-areas is provided by a Support Network of Neighborhood Streets. This Support Network organizes each neighborhood sub-area into smaller pieces that can be further subdivided into neighborhood-scaled (pedestrian-scaled) blocks. The Local Support Network will: •Establish primary (local) bicycle, pedestrian, and vehicular routes through and between each neighborhood sub-area - with at least one north- south, and one east-west connection through each Neighborhood Sub-Area. •Establish connectivity to adjacent neighborhood sub-areas at key intersections through a coordinated development process between the City and all other developers, regardless of project phase. •Establish and support a network of streets and alleys that prevent dead-ends and produce blocks with walkable perimeters (SeeTable 3.1). Adjustments to the Connector Street network are allowed with the approval of the Director. FIG. 3.6 SUPPORT FRAMEWORK (SUB-AREA 5) B. Network Connectivity (Continued) 0.25 mile 4. Establish Neighborhood Sub-Areas By establishing the Framework Street and Open Space Networks, the UNSP area is subdivided into neighborhood sub-areas, which will be further subdivided into neighborhood blocks and streets. (See Chapter 7 for detailed description of the Precise Neighborhood Planning process). These Neighborhood sub-areas will: •Be interconnected, by a supporting network of neighborhood streets and greens. •Be contained within a comfortable 5-minute walking range(approximately a 1/4-mile radius) to create compact, safe, and walkable environments; •Include parks and open spaces at strategic locations within a comfortable walkable distance for all residents in the neighborhood; •Accommodate a range of development types and intensities, as appropriate to each sub-area. FIG. 3.5 NEIGHBORHOOD SUB-AREAS CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.30.15 | 3-7 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | SUBDIVISION STANDARDS | SECTION 3.2 6. Complete Network of Neighborhood Streets and Greens A completed circulation network, and the final layout of each Neighborhood Sub-Area is determined by the Network of Neighborhood Streets & Greens. This network supports pedestrian, bicycle, and vehicular circulation through and within each neighborhood, through interconnected and walkable blocks, streets, alleys, paseos, and open spaces. The Network of Neighborhood Streets & Greens will: •Provide cross-connections (via streets, paseos, or alleys) at regular intervals [1] to create compact, walkable (neighborhood-scaled) blocks; •Maximize on-street visitor parking by minimizing curb-cuts and driveways; [2] •Support primary vehicular access to lots though mid- block alleys and side streets. •Relate to and connect with block, street, and open space networks of adjacent neighborhoods. [1] Continuous block lengths should typically be no longer than 400 ft without providing a pedestrian/bicycle cross-connection. [2] Selected front-loaded building sites may be permitted. See Section 3.4 FIG. 3.7A NEIGHBORHOOD STREETS FIG. 3.7B MID-BLOCK PASEOS & OPEN SPACES In certain instances it may be adventageous (or neccessary) to create a block (or multiple blocks) with a larger than ideal perimeter. In such cases, to maintain a walkable / bikable network, the introduction of a Paseo, Rosewalk, Green or other carless street may be considered. These pedestrian/bike-only connections will comply with the Standards in Table 3.1, and will: •Replace non-critical streets either mid-block or at the edge of blocks to create walkable block perimeters; •Enhance pedestrian access to neighborhood open spaces, amenities and key locations such as the Town Center or a mixed-use/commercial area; •Ensure that all blocks maintain adequate vehicular through-routes, limiting use of cul-de-sacs and dead- end streets. [1] See Table 3.1 Subdivision and Block Standards and Table 3.19 for Open Space Standards [2] See Section 3.6 for specific design standards for Greens, Paseos, and Rosewalks, 3-8 | 12.30.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.2 | SUBDIVISION STANDARDS | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM C. Applying Subdivision Standards to the Design of Individual Blocks Individual blocks within the UNSP area are intended to provide flexibility and enable variety of lot size, shape, and building type. The following diagrams illustrate how a typical 240’x480’ block with 60-foot rights-of-way may be designed to integrate a number of urban design strategies and land uses. The diagrams that follow serve as guidelines and are emblematic of specific blocks within the UNSP area. Individual block layouts in the UNSP will: •Accomodate a range of lot sizes to encourage variety of building types and housing choice within each neighborhood. •Accomodate single-family detached, single-family attached, and multi-family buildings within the same block, where permitted by the Regulating Code. •Accomodate a mix of uses within the same block, as permitted by the Regulating Code in Section 4. •Be sized and designed appropriately to support a walkable, bikable network. See Table 3.1 Subdivision Standards for block sizes and features; see Table 4.2 for permitted lot sizes within the specific zone.1. Neighborhood Blocks, Street-Accessed Typical of many of the original neighborhood blocks in Palm Desert, “front-loaded” blocks - those that provide primary vehicular access to individual lots by street-accessed driveways - will: •Typically require average lot widths of 60 ft or more to prevent garage-dominant frontages, maintain sufficient on-street visitor parking, and generate an attractive, pedestrian-oriented street character; •Typically require average lot depts of 100 ft or more to prevent driveway-dominant frontages by providing sufficient front and side yard setbacks; •Typically occur in in the Neighborhood Low (NL) zone, but may also be permitted in the Neighborhood Medium (NM) zones, assuming lots are appropriately sized and organized, per the guidelines above. FIG. 3.9 BLOCK WITH STREET ACCESS Typical Block Location. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.30.15 | 3-9 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | SUBDIVISION STANDARDS | SECTION 3.2 2. Neighborhood Blocks, Alley-Accessed In neighborhoods where smaller houses on smaller lots may be desirable (or more marketable), service alleys enable narrower lots. See Table 4.2. This block type may occur in any zone, and will typically include the following design characteristics: •Increased on-street visitor parking due to the elimination of driveway curb-cuts. •More compact and varied development patterns are enabled, including smaller lot sizes for single-family lots [1], as well as the integration of select neighborhood- scaled multi-family types [2] within single-family neighborhood patterns; •Significant changes in the size, scale and type of housing may occur at alleys. Housing on both sides of a street should be similar and compatible in size, scale and character. •Where alley-accessed blocks are adjacent to street- accessed blocks, facing building frontages should be compatible in scale, rhythm and character. FIG. 3.10 BLOCK WITH ALLEY ACCESS Neighborhood-Scale Multi-Family Buildings FIG. 3.11 STREET-ALLEY BLOCK VARIATION 3. Mid-Block Paseos, Rosewalks and Greens In circumstances where it is necessary (or determined to be urbanistically adventageous) a mid-block Paseo, Rosewalk, Green (or other carless street) may be introduced in lieu of a street to maintain a walkable / bikable network [1]. This block type variation may occur in any zone, - subject to approval by the Zonning Administrator - and will typically include the following design characteristics: •Paseo / Rosewalk widths are 20’ minimum, with buildings additionally set back per the development requirements in Section 3.6; •Where buildings front onto an mid-block open space, they will provide primary pedestrian access through an approved frontage type [1] and provide additional vehicular access to all lots via a rear alley or side street. •Will be designed and landscaped per the standards in Section 3.6. 3-10 | 12.30.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.2 | SUBDIVISION STANDARDS | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM C. Applying Subdivision Standards to the Design of Individual Blocks (continued) A variation of the alley-loaded block is the “T” Alley, which in addition to a mid-block alley, provides an additional alley or alleys serving lots fronting one or both of the Primary Street* at the end of the block. This variation is a useful tool for transitioning from a lower intensity housing types along neighborhood streets to higher intensity types on Primary (crossing) Streets*, which will often be either Framework Streets or streets carrying more through traffic that the neighborhood street. * Note: The terms “Primary Street” and “Secondary Street” are relative designations for clarity in describing the concept of T-alleys, and should not be confused with the specific Street Types defined in Sections 3.3 and 3.4, below. 4. Neighborhood Transitions In certain neighborhood blocks more intense (mulit-family, live-work, mixed-use) development types may front a crossing street, while maintaining a single-family character fronting Seconday Streets*. Such blocks will often include a T-Alley as the scale transition between these different building types, and will generally include the following design characteristics: •All vehicular access to lots fronting the Primary Street* will be provided via rear alley. •Vehicular access to lots fronting the Secondary Street* may be street-accessed or alley-accessed. •Where additional larger-scaled buidlings are located fronting a Secondary Street, they must be compatible in scale and character with adjoining and surrounding homes and smoothly transition from the scale and character of the Primary Street* to that of the predominant building scale and character along the Secondary Street*. FIG. 3.12 NEIGHBORHOOD TRANSITIONS Typical Block Location. PRIMARY STREET*SECONDARY STREET*SECONDARY STREET*ALLEYALLEY CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.30.15 | 3-11 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | SUBDIVISION STANDARDS | SECTION 3.2 5. Zone and Use Transitions Alleys may also accomodate transition from commercial and mixed-use zones to residential zones within the same block, and such blocks will typically include the following design characteristics : •To maximize on-street visitor parking, all vehicular access to lots fronting the Primary Street* will be provided via service alley. •Where a rear yard surface parking lot is provided for buildings fronting the Primary Street, it should be screened along the Secondary Street* , and alley with a low landscape wall or hedge. •Commercial and Mixed-Use buildings fronting the Primary Street will be sensitively massed, and “scaled-down” as they approach the rear of the lot to compliment the scale and character of adjacent buildings. FIG. 3.13 MIXED-USE TRANSITIONS PRIMARY STREET*SECONDARY STREET*SECONDARY STREET*ALLEYALLEY 3-12 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM A. Purpose and Applicability This section provides design standards for the construction of new streets, and the modification and enhancement of existing streets, to implement the vision for and intentions of the UNSP. Through its configuration and design, the UNSP’s network of public and private streets is intended to generate the pedestrian-oriented public realm framework of the neigh- borhoods, supporting and enhancing their small-town scale and physical character, as intended by the UNSP Vision in Chapter 2 and as described below. Any public or private street subject to the UNSP shall be designed and developed in compliance with the stan- dards provided in this Section. The design of each new or modified street, and individual design components thereof, shall be based on an applicable Street Type, Public Frontage Type, and Landscape Design Guidelines, as identified in Table 3.2 and other applicable sections. The street network and street designs of each Planning Sub-Area will be reviewed and approved through the Precise Neighborhood Plan process, as defined in Section 6.7. Precise Plan or tentative map applications that do not comply with the requirements of this Section shall be considered inconsistent with the intent and purpose of the UNSP. B. Design Objectives The University Neighborhood’s public and private streets are intended to provide both the primary mobility network and the public space framework for the UNSP’s sustainable, livable, pedestrian-oriented public realm. Each street, whether newly constructed or modified over time, should: 1. Accommodate and balance all modes of travel - including pedestrian, bicycle, automobile and transit - in accordance with the applicable Street Type and function provided herein, and in relation to the intended urban (or rural) character of the Regulatory Plan and Zone Descriptions in Section 4.1. 2. Provide or support appropriate frontages for adjoining properties, facilitating comfortable pedestrian access to buildings and properties fronting each street. 3. Contribute to the UNSP’s landscape through consistent street trees, planters and shade, and adding value to adjacent public and private developments. 3.3 Street Type Standards C. How to Use This Section (Table 3.2) When designing and detailing new streets, or modifying existing streets in the UNSP, several factors should be considered in determining which specific Street Types and Standards are most applicable. Table 3.2 recommends Spe- cific Street Types based on a street’s predominant function (residential or commercial, see Table 3.2) and whether it is or is not a Framework Street (See Section 3.2). For each situation, one or more Street Types is recom- mended, and additional types may be “Permitted (where applicable)” - meaning there may be certain places in the plan where an alternative, less common street type would be suitable, and in some cases, more desirable. Framework Streets As described in the Subdivision Standards in Section 3.2, and Illustrated in Figure 3.16, a network of Framework Streets has been identified to provide primary circulation through and within the UNSP area. In general, this network should primarily be made up of Avenues (Street Type 2) and may include a range of Public Frontage Types based on the use and character of the adjacent blocks, and per the stan- dards in Section 3.4. Table 3.2 identifies additional Street Types that may be suitable for establishing this primary net- work, with specific design standards for each type provided in the pages that follow. Selecting Specific Street Types by Environment Table 3.2 provides direction for selecting specific Street Types based on the predominant ground floor use of the environment they are making - namely Commercial/Mixed- Use, or Residential, with additional size and scale consid- erations for Framework Streets (see above). In General, streets intended for commercial/mixed-use environments coincide with the Neighborhood Center (NC) Zone, and streets intended for residential environments coincide with the Neighborhood Medium (NM) and Neighborhood Low (NL) Zones, however some variation may occur. Each street type includes a wide degree of built-in flexibility - by way of the interchangeable Public Frontage Types - enabling each street to be calibrated to its environment in a variety of ways (See Section 3.4). CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-13 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3 FIG. 3.16 STREET CLASSIFICATIONS Table 3.2 Street Type Overview Street Type Page Type 1: Arterial Retrofit 3-14 - Type 2: Avenue 3-15 Type 3: Mixed-Use Street 3-16 - Type 4: Neighborhood Street 3-17 Type 5: Neighborhood Shared Street 3-18 -- Type 6: One-Way Park Edge Drive 3-19 - Type 7: Park Frontage Drive 3-20 - Type 8: Service Alley / Residential Lane 3-21 -Commercial / Mixed-Use EnvironmentsResidential EnvironmentsFramework StreetsRecommended Permitted (where applicable) Street Classifications UNSP Zones (See Section 4.1) Existing Arterials Neighborhood Center (NC) [1] Existing Collectors Neighborhood Medium (NM) Framework Streets Neighborhood Low (NL) Neighborhood Streets Open Space (OS) Park Frontage Drive 3-14 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Example of “Right-Sizing” an existing wide arterial street. Type 1 - Arterial Retrofit A. Typical Retrofit of Existing “Balanced Arterial Roads” to “Enhanced Arterials”- 120’ R.O.W Description and Intent This type is designed to retrofit (or “right-size” ) existing vehicle-oriented arterials within the UNSP to support the General Plans goals of achieving better modal balance (be- tween vehicles, bicycles and pedestrians) on public streets. Because two of these existing arterials, Gerald Ford Drive and Cook Street, bisect the UNSP planning area and are envisioned to be an important part of its active multi-mod- al circulation network, as well as accomodating a range of future street-fronting development types, retrofitting these streets (and potentially others) may be neccessary to meet those goals. 1. Public Right-of-Way (R.O.W) A Right-of-Way 120’ (may vary) Curb-to-Curb 100‘ B Vehicular Lanes 4 (2 each way); 11’ lane width C Median 20’ D Bicycle Facilities 6’ Class II Lanes E Bicycle Buffer 4’ (striped) F Parking Facilities Parallel; 8’ with parking-lane planters; See Section 3.5 Landscaping Street trees and native landscaping See Section 3.5 and 3.7 Street Lighting See Section 6.1.C Drainage Type(s)Curb & gutter 3. Public Frontage G Commercial 22-30’; See Section 3.4 Residential 22-24’; See Section 3.4 Open Spaces varies; See Section 3.4 4. Private Frontage H Frontage Type(s)See Section 5.5 B B DD FFEECG H A H CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-15 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3 Type 2 - Avenue A. Typical Avenue - 88' R.O.W Description and Intent Avenues are highly landscaped thoroughfares designed for relatively high vehicular capacities (up to 15,000 ADT), and low to moderate speeds (25-35 mph) that function as the primary ciculation streets through and within the UNSP. They are designed to support and adapt to a range of uses from mixed-use commercial to residential, an will make up (though are not limited to) most of the Framework Streets in the UNSP. Avenues may accomodate a full range of Public Frontage Types, based on the use of the blocks they are servicing. Typical Avenue in a mixed-use environment 1. Public Right-of-Way (R.O.W) A Right-of-Way 90’-100’ (may vary) Curb-to-Curb 60’ (may vary based on median) B Vehicular Lanes 2 (1 each way); 12’ lane width C Median 20’ Bicycle Facilities where occurs; 6’ Class II lanes Bicycle Buffer where occurs; 3-4’ (striped) D Parking Facilities Parallel; 8’ with parking-lane planters; See Section 3.5 Landscaping Street trees and native landscaping See Section 3.5 and 3.7 Street Lighting See Section 6.1.C Drainage Type(s)Curb & gutter; pervious parking lanes (optional) 3. Public Frontage E Commercial 22-30’; See Section 3.4 Residential 22-24’; See Section 3.4 Open Spaces varies; See Section 3.4 4. Private Frontage F Frontage Type(s)See Section 5.5 B BD DCE E A F F 3-16 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Type 3 - Mixed-Use Street A. Typical Mixed-Use Street- 60’-88’ R.O.W A. Description and Intent The Mixed-Use Street type supports retail and mixed-use environments with high vehicular capacity (up to 20,000 ADT), and low speeds (15-25 mph), while providing access and convenient (and shaded) on-street parking to local shops and restaurants. This street type is most commonly paired with the Commercial Sidewalk Public Frontage (Type 5) to accommodate high pedestrian traffick, and a variety of other sidewalk activities supporting the adjacent buildings. The Mixed-Use Street will most typically be located in the Neighborhood Center (NC) Zone, and can function as a Framework Street in key locations where such an environ- ment is desired. Typical Main Street 1. Public Right-of-Way (R.O.W) A Right-of-Way 70-100’ (may vary) Curb-to-Curb 100‘ B Vehicular Lanes 2 (1 each way); 12’ lane width Median none Bicycle Facilities where occurs; sharrows Bicycle Buffer none C Parking Facilities Diagonal (16-18’) and/or parallel (8’); may include parking-lane planters; See Section 3.5 Landscaping Street trees and native landscaping See Section 3.5 and 3.7 Street Lighting See Section 6.1.C Drainage Type(s)Curb & gutter; pervious parking lanes (optional) 3. Public Frontage D Commercial 22-30’; See Section 3.4 Residential n/a Open Spaces varies; See Section 3.4 4. Private Frontage E Frontage Type(s)See Section 5.5 BC CD D A E E CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-17 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3 Type 4- Neighborhood Street A. Typical Neighborhood Street - 60’ R.O.W A. Description and Intent The Neighborhood Street type is a versatile type designed for low to capacity (up to 5,000 ADT), and low speeds (10-25 mph) the accommodates a flexible range of activities and development intensities. While this type is primarily intended for residential envi- ronments, it may be suitable for some commercial/office environments, and may also function as a Framework Street in certain neighborhoods. 1. Public Right-of-Way (R.O.W) A Right-of-Way 58-64’ (may vary) Curb-to-Curb 34-36’ B Vehicular Lanes 2 (1 each way); 10’ lane width Median none Bicycle Facilities none Bicycle Buffer none C Parking Facilities Parallel: 7-8’ Landscaping Street trees and native landscaping See Section 3.5 and 3.7 Street Lighting See Section 6.1.C Drainage Type(s)Curb & gutter; pervious parking lanes (optional) 3. Public Frontage D Commercial n/a Residential 14-24’; See Section 3.4 Open Spaces varies; See Section 3.4 4. Private Frontage E Frontage Type(s)See Section 5.5 BC CD D A E E Typical Neighborhood Street 3-18 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Type 5 - Neighborhood Shared Street A. Typical Neighborhood Shared Street - 45' R.O.W A. Description and Intent The Neighborhood Shared Street is designed for select neighborhood streets where compact development is desired. Based on many European neighborhood streets, these shared, low-speed (5-10 mph), low volume streets provide a safe environment for cars, cyclists, and pedestri- ans to share the roadway, and by design, do not encour- age through traffic. As such, formal pedestrian facilities (sidewalks) are not required, and street trees are planted between parking spaces in a pervious (cobble or decom- posed granite) parking shoulder. This type should be used selectively, and must additionally adhere to the circulation requirements in Section 3.2. 1. Public Right-of-Way (R.O.W) A Right-of-Way 36’ (may vary) Curb-to-Curb no curb; 20’ drive lane B Vehicular Lanes 2; 10’ lane width Median none Bicycle Facilities none Bicycle Buffer none C Parking Facilities Parallel (8’); includes parking-lane planters; See Section 3.5 Landscaping Street trees and native landscaping See Section 3.5 and 3.7 Street Lighting See Section 6.1.C Drainage Type(s) Gutter between roadway and parking lanes; pervious parking lanes & planters 3. Public Frontage D Commercial n/a Residential 8-10’; See Section 3.4 Open Spaces n/a 4. Private Frontage E Frontage Type(s)See Section 5.5 Typical shared street B CCDD A E E CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-19 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3 Type 6 - One-Way Park Edge Drive A. Typical One-Way Park Edge Drive - 45' R.O.W A. Description and Intent At key locations, these One-Way Park-Edge Drives are used to provide circulation around prominent unat- tached neighborhood greens - often acting as neigh- borhood gateways. One-Way Park Edge Drives are local thoroughfares, with low vehicular speeds (10-25 mph) and moderate capacities (up to 2,500 ADT). 1. Public Right-of-Way (R.O.W) A Right-of-Way 35-50’ (may vary) Curb-to-Curb 20-30’ (may vary) B Vehicular Lanes 1; 12’ lane width Median Public Green (See Section 3.6) Bicycle Facilities where occurs; sharrows Bicycle Buffer none C Parking Facilities Diagonal (16-18’) and/or parallel (8’); may include parking-lane planters; See Section 3.5 Landscaping Street trees and native landscaping See Section 3.5 and 3.7 Street Lighting See Section 6.1.C Drainage Type(s) Curb & gutter (development side), rolled curb (park side); pervious parking lanes (optional) 3. Public Frontage D Commercial 22-30’; See Section 3.4 Residential n/a Open Spaces varies; See Section 3.4 4. Private Frontage E Frontage Type(s)See Section 5.5 Typical one-way edge drive BE DC A ESee Section 3.6 3-20 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM The Park drive in a residential context with a parkable permeable gravel shoulder. Type 7 - Park Frontage Drive Description and Intent The Park Frontage Drive is a two-way drive, designed for low capacity (up to 1,000 ADT) and low speeds (10-25 mph), that runs along the inner-edge of a linear greenway that provides street addresses allowing development to front the adjacent high-volume arterials- Portola Rd and Frank Sinatra Dr. This is a multi-functional, flexible street type that provides frontage, access and street parking to future development along the linear greenway. The Park Drive can accommodate a range of Public Frontage Types, depending on the ground-floor use, as described in Section 3.4. 1. Public Right-of-Way (R.O.W) A Right-of-Way 50’ (residential) - 80’ (commercial) Curb-to-Curb varies B Vehicular Lanes 2; 10-12' lane width Median none Bicycle Facilities Multi-use trail in linear greenway Bicycle Buffer n/a C Parking Facilities per Public Frontage (See Section 3.4) Landscaping Street trees and native landscaping See Section 3.5 and 3.7 Street Lighting See Section 6.1.C Drainage Type(s) Curb & gutter (development side), rolled curb and pervious shoulder (park side); pervious parking lanes (optional) 2. Public Frontage D Commercial 22-40’; See Section 3.4 Residential 20-24’; See Section 3.4 Open Spaces varies; See Section 3.4 3. Private Frontage E Frontage Type(s)See Section 5.5 A. Typical Frontage Park Drive - Commercial and/or Residential Frontages - 60' R.O.W BCD DC A E See Section 3.6 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-21 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3 1. Public Right-of-Way (R.O.W) A Right-of-Way 30’ Curb-to-Curb 20’ B Vehicular Lanes ”Yield” Lane; 20’ width Median none Bicycle Facilities none Bicycle Buffer none Parking Facilities none C Landscaping Where occurs; Native trees and landscaping See Section 3.7 Street Lighting Where occurs; See Section 6.1.C Drainage Type(s) Center gutter; pervious paving; drainage swales, rain gardens, or pervious shoulders 3. Public Frontage Typically Not Applicable, for Special Conditions, Refer to Table ________) 4. Private Frontage D Frontage Type(s)See Section 5.5 Type 8 - Service Alley / Residential Lane A. Typical Service Alley - 30' R.O.W A. Description and Intent Located at the rear of lots, Service Alleys/Lanes provide access to service areas, parking, and outbuildings, and contain utility easements. Streetscapes have driveway stan- dards with gravel, landscaped edges, no raised curb, and drained by percolation. Typical Residential Lane, with landscaped drive aprons. B CC A D D 3-22 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN This page is intentionally left blank. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-23 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3 3.4 Public Frontage Standards A. Purpose and Applicability This section provides design standards for Public Frontages, to help implement the vision for and intentions of the UNSP. Through their configuration and design, the University Neighborhood’s public frontages are intended to generate the pedestrian spaces that integrate and connect buildings and their private frontages to the UNSP public realm. Any public frontage subject to the UNSP shall be developed in compliance with the standards provided in this Section. The design of each new or modified public frontage shall be based on an applicable Public Frontage Type, as identified on the following pages. Individual design elements shall be incorporated into Public Frontage Types in accordance with the Applicability Tables for each Public Frontage Type on the following pages. The street designs within each Planning Sub-Area will be reviewed and approved through the Precise Neighborhood Plan process, as defined in Section 6.7. Precise Plan or tentative map applications that do not comply with the re- quirements of this Section shall be considered inconsistent with the intent and purpose of the UNSP. B. Design Objectives The University Neighborhood’s public frontages - through their layout, design, detailing and operation - are intended to generate comfortable, safe, and attractive areas within the public right-of-way, focused on pedestrians and bicycle circulation, shaded street parking, and access to lots and buildings. Each public frontage - whether newly construct- ed or modified over time - shall: 1. Contribute to the place-making and urban design goals of UNSP Vision; 2. Provide comfortable and inviting spaces that prioritize pedestrian safety buffers, and limit the extent to which vehicular circulation that may interfere with pedestrians or the visual character of the neighborhood; 3. Generate designs that visually and physically engage and enhance the street and public realm; 4. Create public environments that are compatible with surrounding private uses; 5. Offer the Master Developer appropriate design flexibility through a range of alternatives that compliment the desired use and design goals. C. How to Use This Section (Table 3.3) When designing and detailing new streets, or modifying existing streets in the UNSP, Table 3.3 provides direction for calibrating the Public Frontage of each street to its sur- rounding environment, generally by ground floor use, and the pages to follow provide specific standards and guide- lines for each type. Ground-Floor Use & Street Type Adaptability When selecting which Public Frontage Standards for appli- cation to each street, the Master Developer must consider the anticipated ground-floor use - whether the predomi- nant ground-floor use is Residential or Commercial. This factor, alone, will help determine the suitable type(s) of pedestrian design elements, appropriate parking configura- tions and landscaping required from curb to building edge. Secondly, the Master Developer must note the Street Type present in a given location, and select a Public Frontage that is compatible with that Street Type, the vehicular capacities, and the overall R.O.W .(See Section 3.3). Public Frontage Type Transitions Whenever possible, public frontages should remain con- sistent block-to-block to avoid “patchwork” urban patterns, and disconnected or confusing circulation networks. Tran- sitions between Public Frontage Types should be gradual, and should correlate to changes in regulatory zoning and transitions between street types. Public Frontage Zones Figure 3.17 illustrates a sample prototypical commercial- ly-oriented Public Frontage Type, including a range of pub- lic frontage “Zones.” In general, most Public Frontage Types may include the following zones: • Pedestrian Zone: Primarily intended for comfortable pedestrian circulation, this zone should be kept free of furnishings or other obstructions. • Landscape & Furnishing Zone: This zone includes street trees to shade the sidewalk and street parking, and accommodates street furnishings, such as street lights, benches, trash receptacles, bicycle racks/kiosks, bus stops, and others. • Parking & Planter Zone: In general, all streets provide on-street parking calibrated to the street environment. In some cases, planters may be located in the parking lanes to visually narrow the street and/or R.O.W and shade parked cars. 3-24 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM TABLE 3.3 Public Frontage Type Overview Public Frontage Type Ground-Floor Use Page Type 1 - Sidewalk & Parkway 3-30 - Type 2 - Flex Planter 3-31 - Type 3 - Neighborhood Sidewalk 3-32 --- Type 4 - Parking Apron 3-33 -- [1]- Type 5 - Commerical Sidewalk 3-34 Type 6 - Arcade/Gallery 3-36 - Type 7 - Parklet 3-37 --- Type 8 - Parking Edge 3-38 --- Type 9 - Flexible Edge 3-39 --- Type 10 - Passive Edge 3-40 --- “-” Not Applicable [1] - This specific Public Frontage Type is intended for use with the “Shared Neighborhood Street” (See Section _________)Commercial(Retail)Commercial(Office)ResidentialOpen SpaceRecommended Permitted (where applicable) Private Frontage Zone Café Zone Pedestrian Zone Landscape & Furnishing Zone Parking & Planter Zone Shared Travel Zone FIG. 3.17 SAMPLE PUBLIC FRONTAGE TYPE• Shared Travel Zone: This zone is intended for shared bicycle and vehicular circulation, and in some cases, may include dedicated bicy- cle or bus lanes. • Café Zone: On very busy com- mercial streets within the Neigh- borhood Center (NC) Zone, some sidewalks may be designed with additional width to accommodate a variety of sidewalk activities -- such as sidewalk dining, merchandise display, or others. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-25 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC FRONTAGES | SECTION 3.4 Type 1 - Sidewalk + Parkway A. Description and Intent The Sidewalk and Parkway is the most common Public Frontage condition found in the Plan. It ensures that the typical street is attractive and comfortable with enough flexibility in setbacks and other elements to accommodate a wide variety of treatments and conditions. Notes •Residential blocks may have continuous parkways; however, non-residential blocks must integrate hardscape/paved breaks in order to accommodate pedestrian access (See also Type 2 “Flex Planter”) •Canopy trees are preferred, but palms may be proposed. Intended character GROUND-FLOOR USE PRIVATE FRONTAGE ZONE PEDESTRIAN ZONE LANDSCAPE ZONE PARKING ZONE SHARED TRAVEL ZONE RESIDENTIAL See Section 4.4 for Setbacks. See Section 5.5 for Private Frontage Guidelines. 6’ - 8’ Continuous planter; 6’ - 10’ (should be wider than sidewalk) 7’ - 8’ parallel Pervious Paving recommended See Section 3.3 for Street Type Standards.COMMERCIAL See Type 2 - “Flex Planter” 3-26 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.4 | PUBLIC FRONTAGES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM A. Description and Intent The Flex Planter is a variation on the typical Sidewalk and Parkway Strip, allowing substitution of parkway landscaping for pervious pavers/hardscape. This variation accommo- dates ground-floor commercial uses at transitional zones between residential neighborhood streets and more urban environments, and may be utilized as a drought-tolerant alternative to parkway landscaping. Notes •Hardscape in parkway should designed with pervious pavers. •Where more than one lot elect to utilize the Flex Planter frontage, hardscape uniformity is recommended.Parkway hardscaped with pervious pavers. Type 2 - Flex Planter GROUND-FLOOR USE PRIVATE FRONTAGE ZONE PEDESTRIAN ZONE LANDSCAPE & FURNISHING ZONE PARKING ZONE SHARED TRAVEL ZONE RESIDENTIAL OR COMMERCIAL See Section 4.4 for Setbacks. See Section 5.5 for Private Frontage Guidelines. 6’ - 8’ Pervious hardscape; 6’ - 8’ wide; 7’ - 8’ parallel Pervious Paving recommended See Section 3.3 for Street Type Standards. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-27 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC FRONTAGES | SECTION 3.4 GROUND-FLOOR USE PRIVATE FRONTAGE ZONE PEDESTRIAN ZONE PARKING + PLANTER ZONE SHARED TRAVEL ZONE RESIDENTIAL OR COMMERCIAL See Section 4.4 for Setbacks. See Section 5.5 for Private Frontage Guidelines. 6’ - 8’ 7’ - 8’ parallel; Planters every 1-2 spaces. (6’ minimum dimension) See Section 3.3 for Street Type Standards. Type 3 - Neighborhood Sidewalk + Parking Lane Planters A. Description and Intent The Neighborhood Sidewalk type is designed for urban neighborhood streets where compact, narrow, well-shad- ed streets are desired. By locating canopy (shade) trees in bulb-out planters in the parking lane(s), the typical parkway can be omitted, narrowing the street substantially. Notes •To aid in groundwater infiltration, pervious paving materials are recommended for parking lanes. •Open-back planters that allow additional stormwater capture are recommended. Example of a parking lane planter in an urban context. 3-28 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.4 | PUBLIC FRONTAGES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM GROUND-FLOOR USE PRIVATE FRONTAGE ZONE PARKING + PLANTER ZONE SHARED TRAVEL ZONE RESIDENTIAL ONLY See Section 4.4 for Setbacks. See Section 5.5 for Private Frontage Guidelines. 8’ parallel, with pervious paving Planters every 1-2 spaces. (6’ minimum dimension) See Section 3.3 for Street Type Standards. Type 4 - Parking Apron A. Description and Intent The Parking Apron type is specifically designed for the Neighborhood Shared Steet type, allowing compact, nar- row, well-shaded shared-street environments. By locating canopy (shade) trees in bulb-out planters in the parking lane(s), and omitting a formal sidewalk and parkway, the street can be made very narrow, discouraging through traffic. Notes •To aid in groundwater infiltration, pervious paving materials are recommended for parking lanes. •Tree planters are at grade, and defined by low metal grates. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-29 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC FRONTAGES | SECTION 3.4 Type 5 - Commercial Sidewalk A. Description and Intent The commercial sidewalk is the prototypical public frontage type for commercial and mixed-use centers, designed to balance the need for comfortable pedestrian circulation with a range of other activities, based on the urban context. Notes • Parking lane planters may be added to provide addition- al shade to parked cars (should be staggered with trees in sidewalk planters). • Street trees may consist of accent palms and/or canopy trees, but canopy trees should be located closest to side- walks to provide shade. • Parking configurations may vary based on urban con- text.Example of an urban sidewalk, with pedestrian, landscape, and cafe zones clearly delineated. GROUND- FLOOR USE CAFÉ ZONE PEDESTRIAN ZONE LANDSCAPE + FURNITURE ZONE PARKING + PLANTER ZONE SHARED TRAVEL ZONE MULTI-FAMILY RESIDENTIAL Not Applicable See Section 5.5 Private Frontage Guidelines. 6’ - 8’6’ - 8’ Tree wells; Street furniture to be provided per Section 6; See Section 5.6, Landscape Guide- lines. 8’ parallel See Section 3.3 for Street Type Standards.COMMERCIAL Where Applicable; 6’ - 12’ Additionally, See Section 5.5 Private Frontage Guidelines. 7’ - 10’ 16’ - 18’ diagonal OR 8’ parallel Parking Lane Planters (optional) 3-30 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.4 | PUBLIC FRONTAGES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM B. Diagonal Parking Alternatives “Clear-View” (back-in diagonal parking), or head-in diagonal parking configurations are recommended on commercial streets in the mixed-use neighborhood centers where additional on-street parking is beneficial - particularly along retail frontages. Notes • Where practical, “Clear-View” (back-in) diagonal parking is recommended over head-in due to increased visibility when re-entering traffic, in addition to safer in- teraction between motorists and cyclists. • For additional street narrowing and shading for parked cars, Parking lane planters are recommended. • Parking lanes may include pervious pav- ing materials for additional stormwater infiltration. C. 90-Degree Parking Alternative Segments of the Park Drive (Section 3.3, Street Type 7) in the Neighborhood Cen- ter, are envisioned to function as “Parking Streets.” In relation to the parking frontage of the linear greenway (See Public Frontage Type 8 - Parking Edge), parking on the devel- opment side of the street in these segments may also be configured as 90 degree head- in. Notes • Parking lane planters are recommend- ed, and should include Palm Trees to provide a vertical accent to the edge of development. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-31 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC FRONTAGES | SECTION 3.4 GROUND-FLOOR USE FLEX PEDESTRIAN ZONE (ARCADE) FLEX FURNISHING ZONE PARKING + PLANTER ZONE SHARED TRAVEL ZONE COMMERCIAL 10’ -15’ May include Cafe Zone See Section 5.5 for Private Frontage Guidelines. Distance from Curb to Arcade should be <2’ OR >4’ 16’ - 18’ diagonal OR 8’ parallel Planters every 2-3 spaces (where applicable); See Section 5.6, Landscape Guidelines. See Section 3.3 for Street Type Standards. Type 6 - Arcade / Gallery A. Description and Intent The Arcade/Gallery Type (Also a Private Frontage Type - See Section 5.5) is a variation of the Commercial Sidewalk (Type 5) thatallows for active pedestrian movement and non-res- idential uses to occupy arcades at the ground-floor of multi-family and non-residential buildings within the core. Buffered parking also enhances the pedestrian quality of these frontages. Notes • Street trees may consist of accent palms and/or canopy trees, but canopy trees should be prioritized and located closest to sidewalks to provide shade. • Canopy trees need approximately 14’ of clearance (trunk to building edge).Example of an urban sidewalk, with clear pedestrian, landscape, and cafe zones delineated. 3-32 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.4 | PUBLIC FRONTAGES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Type 7 - Parklets A. Description and Intent Parklets are semi-permanent “cafe zones” that may replace on-street parking spaces in front of specific commercial frontages where additional sidewalk dining may be desired. They may be (re)moved, expanded or redesigned as local conditions and urban context evolve over time. Notes • Parklets should provide a comfortable buffer between seating and moving traffic; • Parklets should be raised to sidewalk grade; • Parklets should comfortable seating, shaded areas, and landscape. • Parklets must be approved by the Public Works Depart- ment, and may be subject to the City’s Design Review Process. GROUND- FLOOR USE PEDESTRIAN ZONE LANDSCAPE + FURNITURE ZONE PARKING + PARKLET ZONE SHARED TRAVEL ZONE PARKLET MAY OCCUR COMMERCIAL ONLY Per Existing Condition Per Existing Condition Parklet must be fully contained within exist- ing parking lane Per Existing Condition See Section 5.6, Landscape Guidelines. Example of an urban sidewalk, with clear pedestrian, landscape, and cafe zones delineated. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-33 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC FRONTAGES | SECTION 3.4 LINEAR PARK FLEX / TRANSITION ZONE PARKING + PLANTER ZONE SHARED TRAVEL ZONE As determined by Plan location. Includes Multi-Use Trail (See Section 3.6) 4’ - 8’; pervious pavers or Decomposed Granite. (DG) Paved or Decomposed Granite (DG) 16’ - 18’ diagonal OR 20’ head-in/90-degree Planters every 2-4 spaces (where applicable) See Table 3.5 for recommend trees. See Section 3.3 for Street Type Standards. Type 8 - Parking Edge A. Description and Intent Key segments of the Park Drive (Section 3.3) in the Neigh- borhood Center, are envisioned to function as “Parking Streets.” As such, the Parking Edge type provides additional parking to support the Neighborhood Center, in addition to providing parking and a soft transition to the Linear Green- way (See Section 3.6). Notes • Parking lane planters are recommended, and should in- clude Palm Trees to provide a vertical accent to the edge of development. • Head-in, Diagonal or Parallel parking configurations may be considered.Using decomposed granite with other natural features can create a seamless transition into the linear park. 3-34 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.4 | PUBLIC FRONTAGES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM OPEN SPACE FLEX EDGE ZONE PARKING + PLANTER ZONE SHARED TRAVEL ZONE As determined by Plan location. (See Section 3.6) 15’ - 20’ Decomposed Granite (DG); Where applicable, 3-6’ paved walk. Single OR Double Row of Canopy Trees; See Table 3.5 for recommend trees. Flexible Seating/Furniture Recommended 7’ - 8’ parallel OR 16’ - 18’ diagonal; (Pervious Paving recommended) Planters every 2-3 spaces. See Table 5.4 for recom- mend trees. See Section 3.3 for Street Type Standards. Type 9 - Flexible Edge A. Description and Intent The Flexible Edge Type is designed as a flexible activity zone at the edges of active public spaces. This type may, (but is not required to) include a paved walk along the curb, and is designed to accommodate movable furniture and a variety of recreational activities. Notes • Where curbside parking occurs, a 2-3’ paved walk is recommended curbside. • A double-row of canopy trees is recommended to en- close and shade this flexible space. • Furniture should be movable to allow a range of recre - ational activities. Intended Character. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 12.23.15 | 3-35 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC FRONTAGES | SECTION 3.4 LINEAR PARK SHOULDER + PARKING ZONE SHARED TRAVEL ZONE As determined by Plan location. Should include 12’ multi-use trail. (See Section 3.6) See Table 3.5 for recommend trees. 8-10’ Gravel or Decomposed Granite(DG) Shoulder May accommodate parallel parking. Trees Provided in Linear Greenway See Section 3.3 for Street Type Standards. Type 10 - Passive Edge A. Description and Intent The Passive Edge Type is designed specifically for the Park Dr in neighborhood edge contexts where more urban park- ing configurations are unnecessary. A rolled curb and grav- el/decomposed granite shoulder creates a soft transition to the Linear Park, and provides additional opportunities for parking for visitors. Notes • Pedestrian / Bicycle circulation is accommodated by a Multi-Use Trail in the linear greenway. Intended Character. 3-36 | 12.23.15 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN This page is intentionally left blank. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-37 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET LANDSCAPE | SECTION 3.5 3.5 Street Landscape Standards A. Intent Following the integration of Street Type Standards and Public Frontage Standards (Sections 3.3 and 3.4), this Section defines how the landscape design of a given street are required to directly support the importance and function of a given Street Type within the overall UNSP framework. For example, primary Arterials, Connectors and Frame- work Streets shall be lined with large trees and significant groundcover that define neighborhood edges and connect prominent areas and public spaces within the UNSP. Con- versely, Neighborhood Streets will feature smaller scale trees and plants that prioritize privacy and shade in primari- ly residential districts. Altogether, these Street Landscape Standards outline the alternatives that will generate cohesive streetscapes, rein- force the connections between the various neighborhood and place types, and enhance the overall public realm. B. Existing Street Trees and Landscaping At the time of UNSP adoption, the UNSP and surrounding streets are minimally landscaped. While there are land- scaped medians and street trees along both sides of College Drive, Pacific Avenue and University Park Drive, they are planted in irregular patterns, often times with 60 to 80 feet between trees, resulting in little shade and a lack of design consistency. Other streets, like Gerald Ford Drive, have street landscaping along the south edge; however, the north side of the street is vacant, devoid of trees, groundcover and sidewalks. Existing street trees and groundcover around the UNSP site are comprised of native and adaptive species such as California Pepper, Palm, Mesquite varietals, Southern Live Oak and Desert Willow. These Street Landscaping Standards recognize the value and natural beauty of these trees and plants; therefore, all design standards and recommended species are selected to compliment the existing trees and contribute to a greater sense of place as the UNSP develops. Mesquite varietals make up the majority of existing Street Trees along Pacific Avenue and the south side of Gerald Ford Drive. Young Date Palm’s within the median along Portola Road. Street trees providing visual accents, like this Shoestring Acacia, can be found along College Drive. 3-38 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.5 | STREET LANDSCAPE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM C. Street Tree Plan All Street Landscape Standards are grouped into 5 catego- ries: 1) Existing Arterials; 2) Existing Collectors; 3) Framework & Open Space Streets; 4) Neighborhood Streets & Greens; and, 5) Parking Lots. These categories are based on the sim- ilarity of street conditions and the intended design and use of a specific place (See Figure 3.5). Note, Parking Lots are not shown in the diagram below as their location will depend on final site plans. In addition to Figure 3.5.1 below, a list of recommended street trees is provided in Table 3.5.1, identifying specific locations where tree types are advised and permitted. These recommended trees and landscape conditions are further described and illustrated on the following pages. Notes. While the Street Landscape Standards in this section provide an abbreviated list of acceptable trees, plants and groundcover, a complete list of permissible trees, plants and groundcover may be found in Appendix B. All final street landscaping decisions shall compliment the intended design and use of a given street and location with- in the UNSP. The Master Landscape Plan (MLP, see Section 6.7) shall identify all trees and landscaping intended for streets, parks and other open spaces for the subject phase of development. FIG. 3.5.1 STREET LANDSCAPE PLAN OVERVIEW Desert Willow Golf Course Millennium Palm Desert UCR Campus Street Classifications UNSP Zones (See Section 4.1) Existing Arterials Neighborhood Center (NC) Existing Collectors Neighborhood Medium (NM) Framework Streets Neighborhood Low (NL) Neighborhood Streets Open Space (OS) Park Frontage Drive CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-39 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET LANDSCAPE | SECTION 3.5 Table 3.4 Street Trees Types & Locations Tree Type Tree Species Spacing Street / Place Type Shade / Canopy Camphor Tree (Cinnamomum camphora) 40’ o.c. Shademaster Honey Locust (Gleditsia triacanthos) 40’ o.c. Sunburst Honey Locust (Gleditsia triacanthos sunburst) 30’ o.c. Red Push Chinese Pistache (Pistacia chinensis) 30’ o.c. Mexican Sycamore (Platanus mexicana) 40’ o.c. Cork Oak (Quercus suber)40’ o.c. Southern Live Oak (Quercus virginiana) 35-40’ o.c. California Pepper (Schinus molle) 40’ o.c. Tipu Tree / Rosewood (Tipuana tipu) 50’ o.c. Chinese or Evergreen Elm (Ulmus parvifolia) 35’ o.c. Edible Olive (Olea europaea)30’ o.c. Vertical Accent Edible Date Palm (Phoenix dactylifera) 30’ o.c. California Fan Palm (Washingtonia filifera) 25’ o.c. Mexican Fan Palm (Washingtonia robusta) 25’ o.c. Color Accent Desert Museum Palo Verde (Cercidium Desert Museum) 25’ o.c. Palo Brea (Cercidium praecox) 25’ o.c. Honey Mesquite “AZT” (Prosopis glandulosa) 25’ o.c. Holly Oak (Quercus ilex)35-40’ o.c. Chinese Tallow Tree (Sapium sebiferum) 35’ o.c.Existing ArterialsExisting CollectorsFramework StreetsNeighborhood Streets & GreensParking AreasParks & GreenwaysMediansNeighborhoods Town Center Recommended Location: 3-40 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.5 | STREET LANDSCAPE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM A Palo Verde tree can be used to provide a visual color accent in a landscape. Palms of various kinds can be used as vertical accents along streets. Smaller trees with wide canopies can help shade sidewalks D. Street Trees Street trees within the UNSP Area shall either be native to the Sonoran Desert, or adaptive and from regions with similar arid climates (such as the Mojave Desert). Charac- teristically, these are drought-tolerant species, though may at times (such as at planting to give root systems a head- start, or to catalyze seasonal blooms of flowering trees) require short periods of irrigation. Trees shall either be used to provide shade along a street or frontage, or to provide color or vertical accent at prominent spaces and frontages within the UNSP area. Deciduous trees shall be planted at open spaces and buildings with south and west orientation, providing passive solar light and heat gain in winter, while providing cooling shade through summer. 1. Typical Shade / Canopy Trees Typical shade/canopy trees, such as California Pepper Trees, shall be used most often in pedestrian-heavy residential neighborhoods and smaller connecting streets. Within a desert context, these trees are often smaller but maintain a wide canopy, providing much needed shade on sidewalks and streets. 2. Vertical Accent Trees Prominent boulevards, and arterials, and major public spaces shall employ vertical accent trees where appropriate. Such trees, usually palms in this context, help provide a more formal landscape for more formal and prominent streets and spaces. 3. Color Accent Trees Trees with colorful seasonal blooms or year-round distinct foliage shall be used to help give certain streets and spaces a unique character in relation to other parts of the Plan Area. These may range greatly in size and form. See Table 3.5.1 and Appendix B for a complete list of Recommended and Additonal Potentially Appropriate Species. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-41 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET LANDSCAPE | SECTION 3.5 E. Plant Materials Plant materials within the UNSP area shall either be native to the Sonoran Desert, or adaptive and from regions with similar arid climates (such as the Mojave Desert). Char- acteristically, these are drought-tolerant species, though may at times (such as at planting to give root systems a head-start, or to catalyze seasonal blooms of flowering plants) require short periods of irrigation. In certain areas, the landscape shall emulate its native desert condition by organizing native plants in organic/natural patterns and distributions. At other, more significant nodes and/ or frontages, native plants shall be incorporated into more intense, formalized compositions for enhanced visual effect and to communicate entry/arrival into an urban destination. Drip irrigation systems tend to be required for these more formalized applications. See Table 3.5.1 and Appendix B for a complete list of Recommended and Potentially Appropriate Species. Flowering desert plants arranged geometrically to create a subtle wash of color. Geometric patterns of contrasting plant species formalizes key landscaped areas. Taller and more colorful native plants, such as this Agave Americana, can be used to enhance larger open spaces. More informal patches of cacti helps relate to the true character of the desert landscape. Seasonally flowering bushes - such as the Ocotillo - provide accents of color and texture along the corridor. 3-42 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.5 | STREET LANDSCAPE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM F. Specific Landscape Standards by Street and Place Type The following are landscape standards for specific thor- oughfares in the UNSP area. Refer to the Street Tree Plan (Figure 3.5.1) for street locations and a list (Table 3.5.1) of recommended and permitted trees. 1. Balanced Arterials and Park Drives Balanced Arterials within the UNSP area include the ex- isting thoroughfares of Frank Sinatra Drive and Portola Road. As the primary edges to the UNSP, a continuous double-row of tall Palms shall be the featured tree. Additional shade/canopy trees and complimentary landscaping shall create an iconic and inviting green edge that serves as a gateway into the UNSP area and performs as a buffer for the UNSP and adjacent resi- dents. In addition, a meandering Park Drive is proposed to parallel the Balanced Arterials along the inside edge of the UNSP site. This Park Drive will further enhance the natural buffer and create a continuous open space along the Arterials. a. Existing Street Trees. At present, there are no street trees along the UNSP edge on Frank Sinatra Drive and Portola Road. Various types of street trees (i.e. Mesquite, Pepper and Live Oaks) are present within the medians and along the street edges opposite of the UNSP site. Future street trees shall compliment these existing trees. b. Primary Street Tree(s). Tall Palms (i.e. California or Mexican Fan Palms) Location: A consistent row of palms shall line the streetside edge of Sinatra Drive and Portola Road. c. Median Tree(s). A mix Large shade/canopy trees (i.e. Mexican Sycamores, California Pepper, Camphor) Location: These trees shall be interspersed arrange naturally along the Park Drive to enhance the new open space. d. Median ground cover/plants: Small to large succulents, agave varietals, cacti and drought tolerant flower and shrubs. Palo Verde trees, when in bloom, provide colorful accents along arterial streets. Trees, palms, succulents, and small shrubs may be planted in conjunction on certain drives. Pepper trees, as they mature, develop into large, full street trees with plenty of shade. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-43 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET LANDSCAPE | SECTION 3.5 2. Enhanced Arterials and Connectors Enhanced Arterials and Connectors are pre-existing streets with up to 4 lanes of traffic. These streets travel di- rectly through the UNSP site and will collect the majority of vehicular and bicycle circulation traveling between the neighborhood center and residential neighborhoods. As such these streets are prioritized for having large shade/ canopy trees along the edges with accent and additional shade trees within the medians. a. Existing Street Trees. Currently, there are young street trees planted in somewhat regular intervals (approximately every 60 feet) along the major of street edges. Species include various Mesquite, Pepper and Southern Live Oaks trees. Future developments shall select complimentary trees. b. Primary Street Tree(s). Large shade/canopy trees (i.e. Camphor, Mexican Sycamores, Chinese Evergreen/Elm, etc.) Location: New trees shall be planted closer together to reduce the distance between trees to approximately 30 feet, when possible. c. Median Tree(s). Various Vertical and Color Accent Trees (i.e. California and Mexican Fan Palms, Palo Brea, etc.) Location: Located in medians and located naturally along street edge, where appropriate. d. Median ground cover. Small to large succulents, agave varietals, cacti and drought tolerant flower and shrubs. Palms located in a median provide an iconic land Camphor trees at regular intervals provide shade and character. 3-44 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.5 | STREET LANDSCAPE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 3. Framework Streets and Open Spaces Framework Streets will host the majority pedestrian, bicycle and vehicular traffic travel to and through the UNSP Town Center. As Framework Streets cross the site, they will travel through commercial, residential and open space areas - as such, selected tree species will have to transition in order to compliment the block size, uses and intensity of the neighborhood zone. In the Town Center, vertical accent trees (i.e. California, Mexican and Date Palms) shall be used to line the main streets. Their verticality will allow visitors to clearly see across the street and shopfronts. The Town Center shall also be complimented with a consistent row of smaller street trees that provide some measure of shading and bolster a pedestrian-oriented environment. Along blocks with primarily residential uses, larger can- opy trees (i.e. Honey Locusts, Chinese Pistache, Chinese Evergreen/Elm, etc.) shall be used to foster privacy and a buffer between the street and residential buildings. Where Open Spaces occur, smaller street trees at regular intervals shall allow views into the public open space or green, and compliment the larger shade/canopy, vertical and color accent trees within the green. a. Existing Street Trees. None. b. Primary Street Tree(s). Town Center - California, Mexican, Date Palms Primarily Residential - Honey Locusts, Chinese Pistache, Chinese Evergreen/Elm. Open Space Edges - Palo Verde, Palo Brea, etc. (Street trees that allow view into open space) c. Median Tree(s). Palo Verde, Palo Brea, Chinese Tallow Location: Smaller street trees shall always occur at regular intervals and support larger trees in the Town Center and Residential areas. d. Median ground cover. Small to medium succulents, agave varietals, flowering shrubs. Sharp cacti shall not be used in this area as there are many pedestrians. Trees along framework streets and in the Town Center shall provide shade and visibility when possible. Palms may be employed in the Town Center area to help shopfront visibility. Regularly spaced street trees in planters. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-45 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET LANDSCAPE | SECTION 3.5 4. Neighborhood Streets and Greens Neighborhood Streets and streets lining Greens represent the most common street type in the UNSP. They have sig- nificantly less vehicular traffic, slow travel speeds, and will be frequented with pedestrian, bicycle and other forms of active transportation on a regular basis. Street trees along these routes shall be planted in regular intervals to create a consistent buffer between residential areas and the street. Street trees shall prioritize shade for pedestrians and be tall enough to allow individuals to clearly see across the street. Shade/canopy trees shall also be selected to compliment street lighting. a. Existing Street Trees. None. b. Primary Street Tree(s). Chinese Pistache, Southern Live Oak, California Pepper, Tipu Tree/Rosewood, Chinese Evergreen/Elm Location: Shade/canopy trees shall occur at regular intervals along both sides of neighborhood streets and edges of greens. c. Median Tree(s). Palo Verde, Palo Brea, Holly Oak Location: Color accent trees may be place sporad- ically to create variety and enhance the primary street trees. d. Median ground cover. Small to medium succulents, agave varietals, flowering shrubs. Sharp cacti shall not be used in this area as there are many pedestrians. Chinese Pistache trees provide color accents along neighborhood streets. Regularly spaced trees around a neighborhood court. Medians in Neighborhood Streets will often combine trees, such as Palo Brea, with succulent groundcover. 3-46 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.5 | STREET LANDSCAPE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 5. Parking Areas Trees and landscape features within Parking Areas serve 3 primary functions: •Provide a degree of shading for pedestrians who are using the parking the lot; •Identify and allow clear views of the parking area; and, •Extend and enhance other street tree patterns present. Parking area trees do not necessarily have to match the street tree type on a given block, and they shall be primarily taller trees that provide some measure of shading. a. Existing Trees. None. b. Primary Tree(s). Southern Live Oak, California Pepper, etc. Location: Final location will be determined future street tree patterns and parking locations. Within parking lots, shade/canopy trees shall be planted every 9 to 10 parking spaces, as appropriate. c. Median ground cover. To the extent feasible, surface parking areas must be constructed of pervious paving material to achieve filtration and partial storage during storm cycles. Pervious interlocking paving, such as SF-Rima, pervious concrete and modular grass and gravel paving are acceptable. If modular grass and gravel systems are employed, they must use pervious crushed rock base rather than Class II road base to allow infiltration. Surface overflow must drain to biofiltration trenches through curb cuts. Shade/canopy trees can provide shade to pedestrians; permeable pavers can assist water filtration and reclamation. Trellises, trees and greenery adjacent to parking drop-off areas can provide shade and comfort in parking areas. A grid of solar panels with fabric shades over a parking lot. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-47 This page is intentionally left blank. 3-48 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 3.6 Public Open Space Standards A. Intent Public Open Spaces are publicly-accessible areas such as parks, plazas and green spaces that establish shared centers for gathering, recreation and the opportunity to weave the natural environment into a given community. Through the strategic placement of Open Spaces, the UNSP will achieve the following: •Support quality of life and healthy lifestyles through the promotion of active and passive recreation; •Increase public safety and visibility throughout the community by encouraging “eyes on the street”; •Support the preservation and restoration of natural habitats that complement the built environment; •Scenic landscapes that enhance the appearance and economic value of residential and non-residential uses such as dining, shopping and other commercial activity; •Foster a unique community identity and cohesive sense of place throughout the UNSP. Open Spaces are integral to the success of Palm Desert’s UNSP. Located in areas that are easily accessible, Open Spaces will create an interconnected network through the UNSP and to adjacent neighborhoods. Some of the func- tional features and design qualities all Open Spaces should provide include: •Adequate lighting and visibility from the street to encourage usage throughout the day and evening; •A full range of outdoor experiences for people of all ages and abilities; •Pedestrian and bicycle access and facilities including paths/trails, street furniture, pavilions, bike racks. •Landmarks, monuments and cultural areas of interest to enhance civic life, community identity and pride; •Water efficiency through the use of drought-tolerant plants and trees, groundcover and materials that actively contribute to water recapture, natural treatment, recycling and overall water management. See Appendix B for Landscape Guidelines. •Adjacent on-street parking should encourage people to get out of their cars and opt for passive and active recreation in Open Spaces. A park and plaza create a central focal point in a community. Parks can provide active and passive recreation, and a chance to preserve or recreate natural environments. Open Spaces should create attractive and comfortable gathering and event spaces within a community. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-49 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6 TABLE 3.5 OPEN SPACE NETWORK Zone NL NM NC General Blocks 1 Block Length ≤ 500’≤ 500’≤ 500’ Block Depth 200’ - 300’160’ - 300’180’ - 400’ Block Perimeter 1200’ - 1500’1100’ - 1500’1200’ - 1500’ Alley Width 20’ min.20’ min.20’ min. Pedestrian-Only Connections Within Blocks 1 Pedestrian-Only Connection Length ≤ 300’≤ 300’≤ 300’ Paseo Width 1 10’ - 15’10’ - 15’10’ - 15’ Rosewalk Width 1 30’ - 40’30’ - 40’30’ - 40’ Green Width 80’ - 100’80’ - 100’80’ - 100’ See Section 4.3 for Permitted Uses, and Development Standards (Table 4.4) for house and block forms permitted in individual . 1 All mid-block pedestrian crossings (i.e. paseos, rosewalks) should not extend more than 300’ through the block. If a block would require a pedestrian crossing longer than 300’, it will not counted towards the total block perimeter. Central Square Attached Greens Detached Greens Greenway / Edge Drive Plazas University Mall FIG. 3.18 OPEN SPACE NETWORK 3-50 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 1. Description Parks serve as the backbone of public open spaces through- out the UNSP. From larger Community Parks to smaller Neighborhood Parks, these open spaces are located in areas that are easily accessible and should vary in sizes, configura- tion, facilities and recreational uses. 2. Context and Connectivity All parks will be scaled and designed according to the scale and uses of their surrounding context. For example, smaller neighborhood parks might only provide passive pedestri- an-oriented environments or a small playground; while larg- er and more centrally-located Community Parks (as shown on the right) will provide active and passive open space, event venues and recreational fields to both residents and visitors. All parks should offer abundant off-street parking on the perimeter streets that can be used by residents, visi- tors, shoppers and diners who may also frequent the park. 3. Function and Design Opportunities Parks in the UNSP should offer a full range of outdoor experiences for people of all ages and abilities. Park facilities may include passive open greens, recreational fields, pools, plazas, squares, amphitheaters and other programming/ event spaces, or simply pedestrian and bike pathways. In addition to their uses and built features, parks in the UNSP will provide critical solar cooling and ecological preservation and restoration through the integration of drought-tolerant trees, plants and hardscapes that facilitate on-site water recapture and recycling. 4. Landscaping a. Trees and plants shall be arranged naturalistically and provide shade on the edges of the parks and on the open greens. See Appendix B for Landscape Guidelines. b. Hardscape shall generally be kept minimal with paved trails providing convenient connections and circulations through the park space. c. Unnecessarily complicated and distracting paving patterns are discouraged. d. All landscaping and hardscaping should be porous and facilitate water recapture through the use of bioswales and other green infrastructure. B. Parks The UNSP’s Central Community Park (shown at ±2.4 acres) will have pedestrian connections to all surrounding developments. Conceptual Central Park with surrounding context. Parks should support a variety of uses and facilities from open greens to playgrounds and other built structures. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-51 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6 Drought-tolerant plants and landscaping should use a variety of colors within all public open spaces. Hardscape and landscape may recreate terrain and spaces within a park that compliment natural forms. Open spaces should host a number of family and children- friendly facilities such as playgrounds across the site. Paved plazas and dining areas may be ideal for centrally located parks in the UNSP. 5. Important Details and Elements a. Size. Community Parks are larger open spaces typically ranging from 1.00 to 2.00 acres; Neighborhood Parks may range from 0.25 to 1.00 acres, appropriately scaled. b. Visibility. All parks must be visible and easily accessible from the street and adjacent blocks. Pedestrians and motorists alike must be able see through the space to the opposite side. c. Frontages and Adjacencies. Parks should have pedestrian-oriented frontages on all sides, with on- street parking provided wherever possible. Frontages will include clear entrances and facilities for both pedestrians and bicyclists. Whenever possible, parks should connect to the larger pedestrian network. d. Shading and Lighting. Adequate shading from trees, landscape elements and shade structures is vital to encourage comfortable gathering spaces, recreational areas and circulation through the park. e. Structures and Improvements. Parks may have a range of buildings and structures such as pavilions and event venues, amphitheatres, stages, dining areas, water features and other programming- related structures All installations must enhance the gathering space, open spaces and not obstruct views and pedestrian connections. 3-52 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 1. Description Plazas and Squares are large, predominately hardscaped spaces placed in front of or closely aligned with civic buildings, town centers and mixed-use commercial centers that centralize and define the stature of a community. The Central Square be located at the heart of the Neighborhood Center (NC) zone; smaller plazas may be integrated into the NC and Neighborhood Medium (NM) zones. 2. Context and Connectivity The UNSP will host a Central Square and Plaza located on Frank Sinatra Drive, between Portola Avenue and Cook Street. At this location, the Central Square and Plaza will serve as a primary gateway into the Neighborhood Center. Upon arrival, two major entrances from Frank Sinatra Drive will border the Central Square and provide on-street park- ing along both sides - the two streets converge on the north side of the Square forming a smaller Plaza with views down the district’s primary commercial boulevard. Additional col- lector streets will also connect to the Square and Plaza from all directions. No vehicular access will be permitted through the Square or Plaza, but adequate on-street parking will be supported by continental crosswalks, bicycle lanes and other pedestrian facilities with convenient and unrestricted movement through the square. 3. Function and Opportunities The Central Square’s principle function is to serve as a gath- ering spaces and support civic and commercial activities such as farmer’s markets, music concerts and art fairs. The square’s design must serve all ages and abilities as it pro- vides safe and convenient pedestrian connections through the site as well as 360-degree vistas of the surrounding building frontages and key locations. Traffic-calming fea- tures such as crosswalks, pedestrian-oriented intersections, and landscaped buffers may be implemented to enhance the pedestrian experience around the square. A second function of the Square is to support flexible alloca- tion and closure of the space. In turn, future ordinances and policies must allow for flexible and creative use of the space. Successful design, implementation and function of the Square and Plaza is critical to the overall success of the UNSP. Not only do they serve as gateways and gathering spaces, but they will also enhance economic development, aesthetics and walkability of the community. C. Plazas and Squares Old Town Plaza and Bandstand, Albuquerque, NM Old Town Plaza Aerial View, Albuquerque, NM. Conceptual Central Square design for UNSP. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-53 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6 4. Landscape The Central Square and Plaza must achieve the following: a. Provide a balance of drought-tolerant trees, plants and groundcover that provide significant shade and interconnected spaces that allow for convenient movement through the square. See Appendix B for Landscape Guidelines. b. Plazas may also have variations in levels, built structures and ledges to create smaller intimate spaces within the plaza. c. The introduction of terrain variation should provide a sense of physical movement across the square as well as support water drainage and reclamation patterns. d. Adequate pedestrian and bicycle amenities such as benches, tables and drinking fountains are required. 5. Design Details and Elements a. Size. As designed, the Central Square and Plaza provide approximately 1.5 acres of open space - final designs, dimensions and configurations may vary. Smaller plazas may range from 0.25 to 1.00 acres across the site. b. Visibility. The Central Square must be visible from all sides. Pedestrians and motorists alike must be able see through the space to the opposite side. c. Frontages and Adjacencies. The Square should have street frontage on all sides; while Plazas may be have street on at least 2 sides. Proper scaling and orientation of the Square and Plaza and its relation to the surrounding streets and buildings are critical. d. Shading and Lighting. Given the Square and Plaza’s size and largely hardscaped surface, adequate shading from shade trees, landscape elements and structures is critical. e. Structures and Improvements. Squares and Plazas provide iconic locations and gateways within a community and should be primary locations for pavilions, kiosks, bandstands, public art, water features and monuments. All installations must enhance the gathering space, open spaces and not obstruct views and pedestrian connections. Monuments may be used to create formal or historic gathering spaces within a neighborhood or city. Plazas create essential gathering spaces that support local commercial and retail uses. Sundance Square, Fort Worth, TX 3-54 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 1. Description Pocket Parks are defined as small, focused open spaces that are typically used for passive recreation, but they may in- clude active uses such as playground equipment, informal athletic courts, and water features. 2. Context and Connectivity Pocket Parks may be located anywhere within a block; however, they should be strategically placed and sized in order to contribute to the larger network of open spaces within the community. Pocket parks may be ideal on small neighborhood blocks adjacent to blocks that have larger open spaces. 3. Function and Opportunities Pocket Parks will primarily serve the residents located immediately on the same block. However, a Pocket Park’s lo- cation on the block and its visibility to the street may allow it to serve those beyond the block. Pocket parks may also serve as gateways or iconic markers for smaller neighborhood sub-areas. They have the ability to generate value for a given community or block and the abil- ity to foster a sense of safety and visibility for the immediate community. 4. Landscape Guidelines for landscape features and conditions are listed as follows: a. Groundcover may range from predominately greens, to hardscape, or a balance of both. However, paved paths and hardscape features should be integrated to encourage pedestrian movement through the park. b. Unobstructed lawn, planting beds, hardscape, and or drought tolerant landscape are recommended. See Appendix B for Landscape Guidelines. c. Trees arranged either naturalistically or formally and shall be of sufficient scale for their particular context. d. Unnecessarily complicated and distracting paving patterns are discouraged. D. Pocket Parks Conceptual corner Pocket Park. Pocket Parks with close adjacency may be used to connect the larger open space network. Pocket park with adjacency to single-family homes. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-55 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6 5. Design Details and Elements a. Size. 0.10 acre min. to 0.50 acre max. b. Visibility. Visibility from one side of the Pocket Park to the other is required (hedges shall not exceed 36 inches in height). c. Frontages and Adjacencies. Pocket Parks shall front at least one public street when located mid-block, or two public streets on the corner of a block. d. Shading and Lighting. Shading should be provided mostly from natural and drought-tolerant trees and plants to create a more natural setting. Shade structures may be allowed but should be limited in use and appropriately scaled. e. Structures and Improvements. Built structures may include by are not limited to pergolas, trellises, small monuments, water features, and pedestrian amenities (benches, tables, drinking fountains, etc.), bike racks, playground equipment and informal athletic courts that provide a focus to the Pocket Park. Typical Pocket Park in a Neighborhood Center. Small Pocket Park created within an alley between buildings. Pocket Park with a small plaza.Pavers and simple hardscapes may be used to create temporary Pocket Parks if further development is planned for future phases. 3-56 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Conceptual Attached Green. Conceptual Detached Green. 1. Description Greens are open spaces available for structured or informal recreation. Greens may be used as recreational fields and may be spatially defined by landscaping rather than build- ing frontages. 2. Context and Connectivity Greens are typically located within residential blocks and provide passive and active open space that allow users commune with nature. Connectivity may be designed in two different forms: a. Attached Greens - There is no vehicular right-of-way between the Green and adjacent residential lots; and, b. Unattached Greens - A vehicular right-of-way or alley separates the Green from residential lots. Both types of Greens are essential for extended open space and pedestrian connectivity throughout the UNSP. 3. Function and Design Opportunities Greens may be designed in a number of shapes and linear configurations, but their main objective is to blend the tran- sition between the developed area and the restored natural environment. E. Greens, Attached & Unattached Typical Detached Green within a single-family neighborhood.Large enough Greens may accommodate neighborhood parks, playgrounds and other formal recreational spaces. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-57 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6 4. Landscape Landscape consists generally of unobstructed lawn, plant- ing beds, trees and/or areas of drought tolerant landscape according to the following guidelines: a. Trees shall be arranged naturalistically and provide shade on the Green. See Appendix B for Landscape Guidelines. b. Hardscape shall generally be kept minimal and only in support of providing access with sidewalks and peripheral connections. c. Unnecessarily complicated and distracting paving patterns are discouraged. 5. Design Details and Elements a. Size. 1.00 acre min. to 2.00 acres max; 80-100 feet wide. b. Visibility. Visibility from one side of the Green to the other is required (hedges and walls shall not exceed 36 inches in height). c. Frontages and Adjacencies. Greens shall front at least 2 streets. Adjacent buildings shall front the plaza with windows, doors, and appropriate frontage types. d. Shading and Lighting. Given the climate and context of Palm Desert, drought-tolerant trees will provide the majority of the shading. Shade structures are permitted but should be kept to a minimum to allow for greater natural open space. e. Structures and Improvements. The following buildings and improvements are permitted within Greens: •Pergolas, picnic shelters and small public restrooms. •Pedestrian amenities (benches, picnic tables, drinking fountains, etc.), bike racks, playground equipment, and athletic courts. Green integrated within a neighborhood town center. Typical neighborhood Green separated by neighborhood residential drive. Typical Green with direct housing frontage. 3-58 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 1. Description Greenways are defined as long and narrow linear strips of undeveloped land near or within an urban area that provide a rural setting that blends recreational uses with the natural environment. 2. Context and Connectivity Within the UNSP, a major Greenway will extend west from the Central Square and Neighborhood Center along Frank Sinatra Drive. The Greenway continues to the southwest corner of the site and turns north along Portola Avenue, providing passive recreation and connectivity on the edge of the UNSP. Connections to the Greenway will also be ex- tended off the site to allow access to pedestrians and users beyond the specific plan area. 3. Function and Design Opportunities The UNSP Greenway will serve 3 major functions: a. It will provide a degree of conservation and habitat restoration through the introduction of native and non-native drought-tolerant trees, plants and groundcover. b. The Greenway will serve a number of recreational uses including jogging, walking and bike paths meander through the greenway. c. In addition to the environmental and recreational benefits, the Greenway will create a natural buffer between new and existing developments along the corner of Sinatra Drive and Portola Avenue. d. Rear alleys are required for homes with Greenway frontage. 4. Landscape Greenway landscape consists generally of unobstructed lawns, planting beds, trees and/or areas of drought tolerant landscape according to the following guidelines: a. Trees shall be arranged naturalistically and provide shade to trails that pass through the Greenway. b. Additional trees and landscaping should strengthen the visual buffer between the Greenway and Sinatra Drive and Portola Avenue. See Section 3.5 for Street Landscape Standards. F. Greenways Greenways alongside single-family homes and neighborhood streets. Conceptual Greenway. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-59 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6 c. Hardscape shall generally be kept minimal and only in support of providing access with sidewalks and peripheral connections. d. Unnecessarily complicated and distracting paving patterns are discouraged. 5. Design Details and Elements a. Size. Greenways are defined by spanning several consecutive block and may vary from approximately 50-100 feet wide. Final size and configuration may vary, but it is recommended that the width varies throughout the Greenways to create a sense of natural movement. b. Visibility. Greenway entrances must be clearly marked on all sides of the Greenway. Intermittent visibility and pedestrian and bicycle entrances should be provided on all sides of the Greenway. c. Frontages and Adjacencies. The Greenway will cross over multiple public streets and frontages and should have adequate crosswalks, signage and other traffic-calming features at those locations. Private homes and buildings may also open directly onto the Greenway. d. Shading and Lighting. Trees and planters should provide sufficient shading during all times of day to allow for comfortable pedestrian and bike circulation through the Greenway. Adequate lighting is also necessary to encourage safe usage of the Greenway in the evening. e. Structures and Improvements. Small rest areas, pedestrian amenities (benches, picnic tables, drinking fountains, etc.), bike racks and playground equipment may be located at appropriate intervals. Greenways should lead to and connect neighborhoods greens and parks together. Greenways may be designed up to 100-feet wide as appropriate. Typical Greenway with a central pedestrian/bike path and lined with greens. 3-60 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 1. Description A University Mall is a larger connected open space, typically serving as the central spine of pedestrian connectivity on a university campus. The University Mall informs building design, scaling and massing of the overall site. 2. Context and Connectivity Positioned as the central pedestrian space of the university campus, all major pedestrian routes will lead to and connect with the Mall. Vehicular routes may also cross through the Mall at intermittent locations, but vehicular activity should be limited to increase safety and the preserve the space as a pedestrian environment. 3. Function and Design Opportunities The University Mall will be framed by university buildings with frontages and sidewalks that directly enter the Mall. At the ends or “head” of the Mall’s axis, the university should prioritize iconic buildings that serve as the civic center of the campus. These iconic buildings should have more sig- nificant scales, massing and architecture styles that define their role and prominence on the Mall. The Mall itself will serve the following functions: a. Provide the primary pedestrian routes and passive recreational use through the campus. b. Create gathering spaces and special event areas able to host university and community-based festivals. c. Establish the mall as the central unifying element for the university campus. 4. Landscape The goal of landscaping within the University Mall is to en- hance visibility of the entire length of the Mall and provide key focal points to the buildings that frame it. In the regard, landscape guidelines include the following: a. Large unobstructed lawns and pathways will dominate the center of the Mall. b. Trees and plants shall be arranged at varying intervals along the side in order to provide shade on the Mall and frame the edges. Variability in tree species, size and spacing is recommended to create a more natural-looking space. G. University Mall 400’ SCALE A University Mall creates a series of interconnected open and hardscape spaces through the center of campus. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-61 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6 c. Hardscape pathways and pavers should cross the Mall to create key linkages between buildings and support convenient natural pedestrian routes. 5. Design Details and Elements a. Size. University Malls should be long and narrow in form, but they may vary from ±75-200 feet wide as long as they compliment the scale of the surrounding built environment. Final size and configuration will vary based on the university’s design. b. Visibility. Mall’s do not require direct visibility from vehicular streets, but a combination of design and wayfinding strategies will easily lead pedestrians to the Mall. Viewsheds within the Mall should be maintained to all surrounding buildings and both ends of the Mall. c. Frontages and Adjacencies. University buildings will provide the majority of side frontages along the Mall. Plazas and/or iconic buildings should be place at both ends of the Mall. d. Shading and Lighting. Traditionally, Mall’s do not have shade structures or trees to preserve an open green; however, the use of side courts, tree-lined walkways and occasional tree planters can provide shade across the Mall without obstructing visibility. e. Structures and Improvements. Small side courts, rest areas and pedestrian amenities (benches, picnic tables, etc.), may be located on the Mall. However, pedestrian circulation should be prioritized. Shade trees and canopies may be used to create comfortable spaces on a long University Mall. Small plazas and seating areas provide shaded intimate spaces with the mall. University Mall with centralized hardscaping and landscaping. Typical open greens within a University Mall. 3-62 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 1. Description Paseos are short pedestrian ways designed to cut through long blocks and shorten distances for pedestrians; also allow access to mid-block common areas where present. 2. Context and Connectivity Paseos made be found in any zone and can accommodate residential, commercial and other non-residential frontages. While there are no required locations for Paseos, they pres- ent developers with the opportunity to improve pedestrian connectivity and safety and to reduce the need for vehicular right-of-ways, if sufficient vehicular circulation is already achieved, according to the UNSP. When possible, Paseos should lead or connect to larger open spaces. 3. Function and Design Opportunities In residential areas, Paseos foster open spaces that sup- port passive recreational activities as well as convenient connections to the rest of the neighborhood. In commercial areas, Paseo can provide additional opportunities for store frontages, patios and outside dining, and informal open spaces and mini-plazas between buildings. 4. Landscape Paseos are hardscaped pedestrian ways, and they may have the following landscape features: •Trees may be arranged at varying intervals along the side or in the middle of the Paseo to accommodate pedestrian furniture and seating areas. Variability in tree species, size and spacing is recommended to create a more natural-looking spaces. See recommended trees and plant species in Appendix B Landscape Guidelines. •Landscaping should allow for pedestrian to meander through the Paseo side-to-side, especially in paseos lined with commercial frontages, but a defined route should encourage movement through the space. H. Paseos image Wide paseo with significant landscaping creates a natural and private environment between multi-family buildings. Conceptual Mid-block Paseo. When possible, Paseos should connect larger parks and open spaces within a neighborhood. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-63 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6 5. Design Details and Elements a. Size. Paseos should range in width from approximately 10-15 feet wide and should not be more than 300 feet long. Please see Table 3.1 Subdivision and Block Standards for recommended Paseo lengths and widths within zones. b. Visibility. All buildings on Paseos should be scaled to clearly encourage pedestrian movement through the space. Paseo entrances should be place directly on major right-of-ways, but landscape buffers must clearly restrict vehicular access. c. Frontages and Adjacencies. Residential and non- residential buildings may open directly onto the paseo with the integration of stoops, patios and similar frontages. See Section 3.4 for Public Frontage Standards. d. Shading and Lighting. Paseos must be appropriately placed and scaled to allow significant daylight and shading to enter the space. Especially in commercial areas, a balance of shading and lighting is vital to improving economic activity. e. Structures and Improvements. Small side courts, rest areas and pedestrian amenities (benches, picnic tables, etc.) may be located in the Paseo. Trellises and pergolas may be used to extend shade structures along the length of a Paseo. Paseo with frontages along multi-family apartment and condo buildings. Paseo can create active pedestrian-only environments through commercial and dining districts of the Neighborhood Center. Sample paseo within a Neighborhood Medium/Center zone. 3-64 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM 1. Description The Rosewalk is a green pedestrian “street” lined with houses fronting it. Walkways along both sides of the green provide the primary pedestrian access to the adjacent houses. The Rosewalk layout is rather formal with a fountain in its center, surrounded by a small seating area with flower beds and trees. Simple lawns flank the central seating area on both sides, providing for a variety of passive and active recreational opportunities for residents and visitors. 2. Context and Connectivity Within the UNSP, Rosewalks are not required, but they present builders and developers with the opportunity to improve pedestrian connectivity and safety and reduce the need for vehicular right-of-ways if sufficient circulation is present. When possible, Rosewalks should lead or connect to larger community open spaces. 3. Function and Design Opportunities Because of their size, Rosewalks have the ability to create new greens and open spaces within a block that may be large enough to accommodate a small playground, small structures, community gardens or other community uses. Ideal for adjacent blocks that have alley-accessed homes, the Rosewalk is introduced between the 2 blocks instead of a vehicular street, potentially adding value to the homes with frontages on the Rosewalk. 4. Landscape a. Rosewalks should be treated as mini-attached Greens. As such, various drought-tolerant trees, plants and groundcover may be placed at varying intervals and groups to create more of a natural- looking open space. b. Landscaping should allow for pedestrian to meander through the Rosewalk unobstructed, with sidewalks linking building frontages to the major right-of-ways. I. Rosewalks image Houses fronting Rosewalk along an asymmetrical block. Conceptual Rosewalk with single-family home frontage. Conceptual Rosewalk placement with neighborhood blocks. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 3-65 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6 5. Design Details and Elements a. Size. Rosewalks should range in width from approximately 30-40 feet wide and should not be more than 300 feet long. See Table 3.1 Subdivision and Block Standards. b. Visibility. The Rosewalk should be visible from the from primary street, but its design features must offer a fair amount of privacy and screening from the road to clearly define the pedestrian-only space. c. Frontages and Adjacencies. Residential and non-residential buildings may open directly onto the paseo with the integration of stoops, patios, dooryards and similar approved frontages. See Chapter 5.5 Private Frontage Types. d. Shading and Lighting. Paseos must be appropriately placed and scaled to allow significant daylight and shading to enter the space. Especially in commercial areas, a balance of shading and lighting is vital to improving economic activity. e. Structures and Improvements. Small side courts, rest areas and pedestrian amenities (benches, picnic tables, etc.), may be located in the Paseo. Trellises, pergolas and other shade structures may be incorporated into Rosewalks, but should not obstruct views. Sample Rosewalk with open large open green on asymmetrical block. Rosewalk with integrated green and paved court. Small-scale Rosewalk creates mid-block connection. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-1 4.0 Development Standards Section 4.1 Purpose and Applicability 4.2 Regulating Plan & Zones A. Neighborhood Low B. Neighborhood Medium C. Neighborhood Center D. Open Space 4.3 Allowed Land Uses 4.4 Development Standards Page 4-3 4-4 4-6 4-8 4-10 4-12 4-14 4-16 The zoning and development standards in this chapter have been crafted to ensure that the envisioned neighborhood design character is systematical- ly implemented through the development of multiple phases by multiple builders and developers over time. These standards balance the need for predictable neighborhood patterns and place-making outcomes with the need for flexibility of the types, scales and intensities of housing and mixed- use development to meet shifting market conditions and buyer preferences. These development standards have been integrated with the public realm design standards of Chapter 3 to ensure varied and harmonious streets- capes and frontages, to define those public spaces in through the systematic placement and scale of buildings, and to encourage and enable to provision of neighborhood-serving non-residential uses within a comfortable walking distance of as many residents as can be supported by market conditions over time. ADMINISTRATIVE DRAFT 4-2 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.1 | PURPOSE & APPLICABILITY | CHAPTER 4: DEVELOPMENT CODE This page is intentionally left blank CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-3 CHAPTER 4: DEVELOPMENT CODE | PURPOSE & APPLICABILITY | SECTION 4.1 4.1 Purpose and Applicability A. Purpose These Development Standards, along with the Design Guidelines in Section 5, are intended to implement the development of Palm Desert’s University Neighborhoods Specific Plan (“UNSP”) in a manner that successfully creates neighborhoods with pedestrian-oriented streets, a variety of housing types and an economically vital mixed-use area, and that achieves the related goals and objectives identified in Section 2 of this Specific Plan (Form and Character). The purpose of this section is to provide development standards for project review and approval by the Director for all buildings, structures and attendant site improvements proposed for construction within the UNSP area. These Standards, along with the Guidelines in Section 6, are intended to complement the Palm Desert Municipal Code (PDMC). B. Applicability of Development Standards and Guidelines 1. Applicability. These Standards apply to all proposed development, subdivisions, and land uses within the UNSP area, except for schools, which are reviewed and permitted by the State of California through a special permitting and procedures process. 2. Relationship of the UNSP’s regulations to zoning and other local ordinances. This Specific Plan provides the zoning for the entire UNSP area. The entire property is zoned “SP- 3”, and the applicable zoning regulations are those set forth in this Section 4 of the UNSP. 3. Standards. The development standards (Zoning Regulations) in Sections 4.2 through 4.4 of this Specific Plan include the Regulating Plan (zoning maps), and lists of allowed land uses (Table 4.3), minimum setback standards (Table 4.4), and maximum height standards (Table 4.4) for each zone. Section 4.4 provides standards for the number, location and configuration of required parking facilities, and Section 3.3 provides standards for the design of public and private streets. Sections 3.6 and 5.6 provides guidelines for the public and private landscapes of the UNSP. Throughout this section, the word “must” denotes a standard or requirement that has the force of zoning, while the terms “should” and “recommended” denote a guideline or recommendation. 4. Design Guidelines. Design guidelines that supplement and refine the development standards are provided in Chapter 5. The guidelines are based on a series of prototypical building forms that describe the urban design intentions of the UNSP and will serve as a guide for review of development applications. 5. Precise Neighborhood Master Plan Process. In order to provide flexibility in the mix of housing types and land uses to meet market conditions and community needs, the Regulating Plan (Figure 4-1 on page 4-5) is conceptual and subject to refinement. Prior to our concurrently with the preparation of tentative maps for each phase of development, a Precise Neighborhood Master Plan (PNMP) must also be prepared, as described in detail in Section 7.8. The PNMP and associated Precise Regulating Plan will be evaluated for conformance with the requirements of Chapter 3 and the Precise Regulating Plan will be reviewed for substantial conformance with the Vision Plan and Development Capacity as described in Chapter 2, and the Regulating Plan on (Figure 4-1 on page 4-5). Upon a finding of substantial conformance, the approved Precise Regulating Plan will be recorded as a Regulating Plan refinement and will not require a Specific Plan amendment. 6. Development Intensity. The maximum allowed development intensity within the UNSP Area is identified in Table 2.1, Planned Development Potential, which identifies 7 planning sub-areas and target development intensities for each. The Director may approve transfers of intensity between sub-areas in response to applications by all affected property owners through the mapping and Precise Regulating Plan process, upon finding that such transfers meet the intent of the Vision Plan in Chapter 2 and the Regulating Plan on page 4-5. 4-4 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.2 | REGULATING PLAN & ZONES | CHAPTER 4: DEVELOPMENT CODE 4.2 Regulating Plan and Zones C. Neighborhood Center (NC) The NC Zone provides a mixed-use neighborhood center environment, including neighborhood-serving retail and restaurant uses, office space for small businesses, and a range of multi-family housing types, with the possibility of either rental or ownership tenancy. Streetscapes emphasize wider sidewalks and convenient customer parking, and open spaces include a town square, plazas, paseos and greenways fronting Frank Sinatra Drive. B. Neighborhood Medium (NM) The NL Zone provides a livelier neighborhood setting for housing types that may includes multi-family buildings up to 3 stories as well as attached and detached single-family dwellings. Although larger in scale than buildings in the NL zone, the buildings of this zone present "house-form" massing - and in some cases "block-form" massing articulated in increments similar in size and scale - to generate comfortable neighborhood streetscapes, punctuated with neighborhood greens, plazas, and paseos, as a smooth transition between Neighborhood Low and Neighborhood Center environments. A. Neighborhood Low (NL) The NL Zone provides a quiet, residential neighborhood setting for 1 and 2-story housing types ranging from large to small single-family detached homes, along with a range of single-family attached and small "house-form" multi-family housing types that are scaled and designed for compatibility with houses. An interconnected network of pedestrian- oriented streets and neighborhood greens and pocket parks provide a comfortable, walkable public realm. D. Open Space (OS) The Open Space Zone provides a range of public and shared open spaces for community use throughout the neighborhoods and in the Neighborhood Center. Spaces range from a town square to neighborhood parks, attached greens, plazas and paseos, and greenways fronting major streets with muiti-use trails. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-5 CHAPTER 4: DEVELOPMENT CODE | REGULATING PLAN & ZONES | SECTION 4.2 Neighborhood Center (NC) Legend Neighborhood Medium (NM) Neighborhood Low (NL) Open Space (OS) FIG. 4.1 REGULATING PLAN ZONES 4-6 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.2 | REGULATING PLAN & ZONES | CHAPTER 4: DEVELOPMENT CODE 4.2.A Neighborhood Low (NL) Zone The Neighborhood Low zone consists mainly of single family houses. Lot Size Range: W: 40-120 ft. D: 100-140 ft. (See Section 4.4) Building Setbacks: D: 15-30 ft. (See Section 4.4) Massing Increments: W: 25-35 ft. H: 1-2 stories (See Section 4.4) Building Types: (See Appendix A.2) NL A. Intent and Context The intent of the Neighborhood Low Zone is to provide a quiet, neighborhood environment, within which single-family houses and a range of attached single-family and small-scale multi-family housing types may be seamlessly intermixed. An interconnected network of low-speed, low-volume streets forms a pattern of small and medium-sized blocks, seamlessly connecting blocks of the Neighborhood Low zone to adjoin- ing areas with additional housing options and neighborhood services. Key characteristics of the intended neighborhood pattern for the NL Zone include: •1 and 2-story houses and multi-plexes providing a range of dwelling sizes and types to accommodate a broad range of household sizes and income levels. •Lots ranging from 40 to 120 feet wide and 100 to 140 feet deep, many served by rear access lanes. •Semi-public front yards ranging from 15 to 25 feet in depth, and private and semi-private yards in combinations of rear yards, side yards and shared courtyards and garden courts. •Neighborhood streets with very low traffic speeds and volumes within which bicyclists and pedestrians can move freely, comfortably and safely. •Shared/public open space in the form of a green, park or pocket park within a child's comfortable walking distance of each residence. B. Zone Summary The following is an overview of the requirements for the de- sign and use of public spaces and private development in the Neighborhood Low Zone. Detailed standards and Guidelines are provided in the listed Sections. 1. Land Use Activity •Exclusively residential - per the requirements of Section 4.3 - but within comfortable walking or bicycling distance of recreational and commercial amenities. •Dwelling types include single-family detached and single-family attached in various configurations. •Second dwelling units may be provided on single- family lots meeting the specified requirements. 2. Streetscape •Most streets in this zone have angular and off-set alignments to slow vehicular traffic and generate a strong sense of spatial enclosure. •Streets are provided with sidewalks and street trees in continuous parkways and/or parking lane planters, as described in Section 3.5. •Curbside visitor parking is provided on both sides of streets. 3. Site Design and Building Massing Buildings in the NL Zone are intended to project the scale and character of houses, some larger, some smaller, some CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-7 CHAPTER 4: DEVELOPMENT CODE | REGULATING PLAN & ZONES | SECTION 4.2 accommodating only one family and other accommodat- ing multiple families. They all share in common the essen- tial characteristics of the American house, as described in Appendix A.2, Neighborhood Housing Types. •Front yards are typically 15 to 25 feet deep, substantially free of parked cars. •Buildings are 1 and 2 stories in height. •Individual building masses are generally about 30 feet in width or depth, and not more than 40 feet. •Multiple masses may be composed into larger buildings taking on the appearance of large houses. •A lot may contain one mass that consists of 2 attached units (a duplex), or up to 5 smaller detached units in the form of a bungalow court. •Site design and massing requirements are provided in Sections 4.4 and Appendix A. 4. Visitor/Pedestrian Access •Access from the street to each dwelling is provided directly through a yard, which in turn connects directly to the sidewalk. •Access to some dwellings may additionally be provided through shared courts or gardens. 5. Frontages Frontages are designed to provide a rich and varied neigh- borhood desert landscape, to support children's play and neighborly interaction, to provide a measure of privacy for the residents, and to welcome the visitor. •Typical frontage elements include dooryards, porches, stoops, terraces/patios, low front yard fences, and climate-calibrated landscape. See Appendix A.5 for recommended Frontage Types. •Buildings face and overlook the street with front doors and windows from main living spaces of the residence. 6. On-Site Open Space •Each dwelling has one or more private or semi-private open spaces. •These spaces may be in the form of a rear yard, side yard, shared courtyard garden court or combinations of these. •The size of such open spaces shall meet the requirements of Appendix A.6. 7. Vehicular Access and Parking •Visitor parking is provided curbside on the street. •On-site parking is provided for residents, and is screened from public view by buildings, screen walls, and/or plantings. •On-site parking is accessed via rear access lanes, when present, or via a driveway. •Driveways may only be provided on lots meeting the width requirements of Section 4.4. Dooryard frontages are commonly found within the Neighborhood Low zone, and usually consist of a small wall, with or with- out a gate, and appropriate landscaping. 4-8 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.2 | REGULATING PLAN & ZONES | CHAPTER 4: DEVELOPMENT CODE 4.2.B Neighborhood Medium (NM) Zone The Neighborhood Medium Zone includes attached single-family housing and multi-family housing types incorporated into a con- text of single-family homes. NM Lot Size Range: W: 22-120 ft. D: 80-140 ft. (See Section 4.4) Building Setbacks: D: 10-20 ft. (See Section 4.4) Massing Increments: W: 25-60 ft. H: 1-2 stories (See Section 4.4) Building Types: (See Appendix A.2 and A.4) A. Intent and Context The intent of the Neighborhood Medium Zone is to provide a lively neighborhood environment, within which a range of at- tached single-family housing and multi-family housing types may be seamlessly intermixed with single-family detached types. An interconnected network of low-speed, low-volume streets forms a pattern of small and medium-sized blocks, seamlessly connecting blocks of the Neighborhood Medium zone to adjoining areas with additional housing options and neighborhood services. Key characteristics of the intended neighborhood pattern for the NM Zone include: •1 and 2-story houses, 2 and 3-story multi-plexes and small apartment buildings and rowhouses providing a range of dwelling sizes and types to accommodate a broad range of household sizes and income levels. •Lots ranging from 22 to 120 feet wide and 80 to 140 feet deep, many served by rear access lanes. •Semi-public front yards ranging from 10 to 20 feet in depth, and private and semi-private yards in combinations of rear yards, side yards and shared courtyards and garden courts. •Neighborhood streets with low traffic speeds and volumes within which bicyclists and pedestrians can move freely, comfortably and safely. •Shared/public open space in the form of a green, plaza, park or pocket park within a child's comfortable walking distance of each residence. B. Zone Summary The following is an overview of the requirements for the design and use of public spaces and private development in the Neighborhood Medium Zone. Detailed standards and Guidelines are provided in the listed Sections. 1. Land Use Activity •Predominantly residential - per the requirements of Section 4.3 - but with the potential for live-work configurations, and within comfortable walking or bicycling distance of recreational and commercial amenities. •Dwelling types include single-family attached dwellings in various configurations, as well as multi- family buildings and single-family detached homes. •Second dwelling units may be provided on single- family lots meeting the specified requirements. 2. Streetscape •Many streets in this zone have angular and off-set alignments to slow vehicular traffic and to generate a strong sense of spatial enclosure. •Streets are provided with sidewalks and street trees in continuous parkways and/or parking lane planters, as described in Section 3.5. •Curbside visitor parking is provided on both sides of streets. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-9 CHAPTER 4: DEVELOPMENT CODE | REGULATING PLAN & ZONES | SECTION 4.2 3. Site Design and Building Massing Most buildings in the NM Zone are intended to project the scale and character of houses, as described in Appendix A.2, Neighborhood Housing Building Types. On selected streets and frontages - as defined in Section 3.4 - buildings may additionally take on the characteristics of Block Form Buildings as described in Appendix A.2. •Front yards are typically 10 to 20 feet deep, largely free of parked cars. •Buildings are 1 to 3 stories in height. •Individual building masses - of which larger buildings may include several - are generally about 30 feet in width or depth, and not more than 40 feet. •Site design and massing requirements are provided in Section 4.4. 4. Visitor/Pedestrian Access •Access from the street to each dwelling is provided directly through a yard, which in turn connects directly to the sidewalk. •Access to some dwellings may additionally be provided through shared courts or gardens or via lobbies, stairs and interior corridors. 5. Frontages Frontages are designed to provide a rich and varied neigh- borhood desert landscape, to support children's play and neighborly interaction, to provide a measure of privacy for the residents, and to welcome the visitor. •Typical frontage elements include dooryards, porches, stoops, terraces/patios, low front yard fences, and climate-calibrated landscape. See Appendix A.5 for recommended Private Frontage Design Guidelines. •Buildings face and overlook the street with ground floor shopfronts or front doors and windows from main living spaces of a ground floor residence. •Upper floors also face the street with beautifully composed facades, with windows from the main rooms of the office or dwelling overlooking the street, in some cases with balconies. 6. On-Site Open Space •Each dwelling has one or more private or semi-private open spaces. These spaces may be in the form of a rear yard, side yard, shared courtyard or garden court, patio, balcony, roof terrace, or combinations of these. •The size of such open spaces shall meet the requirements of Appendix A.6. 7. Vehicular Access and Parking •Visitor parking is provided curbside on the street. •On-site parking is provided for residents, and is screened from public view by buildings, screen walls, and/or plantings. •On-site parking is accessed via rear access lanes, when present, or via a driveway meeting the requirements of Section 4.4. Building types of any sort in the Neighborhood Medium Zone should take on the appearance of a single family home from the street, but may contain multiple units, attached or detached, on the lot. 4-10 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.2 | REGULATING PLAN & ZONES | CHAPTER 4: DEVELOPMENT CODE 4.2.C Neighborhood Center (NC) Zone The Neighborhood Center Zone includes larger buildings that include retail, office, and residential uses. NC Lot Size Range: W: 22-200 ft. D: 80-200 ft. (See Section 4.4) Building Setbacks: D: 0-15 ft. (See Section 4.4) Massing Increments: W: 25-35 ft. H: 1-3 stories (See Section 4.4) Building Types: (See Appendix A.4) A. Intent and Context The intent of the Neighborhood Center Zone is to provide a lively, 16-hour, mixed-use environment, within which a range neighborhood-serving shops and restaurants, offices, and multi-family and single-family attached housing types may be seamlessly intermixed. An interconnected network of moderate-speed, moderate-volume streets forms a pattern of medium to large blocks, seamlessly connecting blocks of the adjoining neighborhood zones. Key characteristics of the intended neighborhood pattern for the NC Zone include: •1 to 3-story commercial and mixed-use buildings, 2 and 3-story multi-plexes and small apartment buildings, and rowhouses providing a range of dwelling sizes and types to accommodate a range of household sizes and income levels. •Lots ranging from 22 to 200 feet wide and 80 to 200 feet deep, all served by rear access lanes and/or shared rear parking lots. •Commercial shopfronts and semi-public front yards ranging from 10 to 15 feet in depth, and private and semi-private yards. •Neighborhood center streets with moderate traffic speeds and volumes. •Shared/public open spaces in the form a square, plazas, paseos and/or pocket parks. B. Zone Summary The following is an overview of the requirements for the de- sign and use of public spaces and private development in the Neighborhood Center Zone. Detailed standards and Guide- lines are provided in the listed Sections. 1. Land Use Activity •A mixture of commercial and residential - per the requirements of Section 4.3 - in horizontal and/ or vertical configurations - providing commercial amenities and unique housing options within comfortable walking or bicycling distance of adjacent neighborhood zones. •Commercial spaces include ground floor retail shopfronts, restaurants and flex spaces as well as ground floor and upper floor offices. •Dwelling types include upper floor apartments or condominiums in mixed-use buildings, multi-family buildings, and single-family attached dwellings in various configurations. 2. Streetscape •Most streets in this zone prioritize visibility of ground floor business from through streets and/or adjacent arterial streets, and providing generous amounts of on-street customer parking. •Streets are provided with broad sidewalks, with street trees in sidewalk planters and/or parking lane planters. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-11 CHAPTER 4: DEVELOPMENT CODE | REGULATING PLAN & ZONES | SECTION 4.2 •Curbside customer and visitor parking is provided on both sides of streets in parallel, angles or perpendicular configurations, per the requirements of Section 3.5. 3. Site Design and Building Massing •Buildings with commercial ground floors are built to the back of sidewalk, and residential ground floors are provided with shallow front yards. •Front yards, if present, are typically around 10 feet deep. •Buildings are 1 to 3 stories in height. •Individual building masses may be up to 100 feet in width and depth, and must meet the site design and massing requirements are provided in Section 4.4. 4. Visitor/Pedestrian Access •Visitor access to each building is provided directly from the sidewalk, via recommended Frontage Types. 5. Frontages Frontages are designed to generate an active, 16-hour mixed-use environment. •Access to ground floor commercial spaces is provided via shopfronts - see Section 3.4 for recommended variations. •Access to ground floor dwellings is provided through recommended frontage types, including dooryards and stoops. •Visitor and customer access to upper floor residences and commercial spaces is provided from the street via shared courtyards or paseos, or via a lobby, stair, elevator and corridor system. •Buildings face and overlook the street with shopfronts, front doors and windows from offices or the main living spaces of dwellings. 6. On-Site Open Space •Each dwelling has access to a private or semi-private open space, a rear yard, shared courtyard, patio, balcony, or roof terrace, meeting the requirements of Appendix A.6. 7. Vehicular Access and Parking •Customer and visitor parking is provided curbside on the street and is shared parking lots within the blocks. •On-site parking is provided for residents, screened from public view by buildings, screen walls, and/or plantings. •On-site parking is accessed via rear access lanes or driveways meeting the width and spacing requirements of Section 4.4. Typical building types found in the Neighborhood Center Zone are the Mixed-Use type (left), with ground-floor retail and upper floor residential or office, and the Urban Courtyard type (right), with multiple residential dwellings arranged around a court. 4-12 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.2 | REGULATING PLAN & ZONES | CHAPTER 4: DEVELOPMENT CODE 4.2.D Open Space (OS) Zone Open Spaces are places for the community to gather, recreate, and relax. Programmed spaces such as larger parks should contain small pavilions or shaded structures. OS Open Space Size Range: W: 40-80 ft. D: 100-120 ft. (See Section 3.6) A. Intent and Context The intent of Open Space Zone is to provide a rich mix of shared and public open spaces within which residents, cus- tomers and visitors can play, relax, shop, dine and enjoy one another's company. The specific location, size and design of each open space will be determined at the time of the prepa- ration of a Precise Neighborhood Plan and Tentative Map for each area, at which time this Open Space Zone designation will be applied. Key characteristics of the UNSP open spaces include: •At least one Green, Park or Pocket Park should be provided within a child's comfortable walking distance from each dwelling. •Open spaces should be provided for a range of activities, such as quiet enjoyment and relaxation, active play for very young children, unstructured play for older children, recreational activities for adults, picnicking, outdoor dining, and special community events. •Each open space should provide multiple activity options, but not the full range. •Open spaces should be integrated with the street network to form a single, seamless Public Realm Network and neighborhood landscape, responsive to Palm Desert's unique climate and open to everyone. B. Zone Summary The following is an overview of the requirements for the design and use of public and shared open spaces within the Plan Area. 1. Land Use Activity •The primary purpose of the Open Space Zone is to provide beautiful, comfortable, flexible outdoor spaces for recreation and social interaction by neighborhood residents, customers and employees of commercial businesses, and the general public of Palm Desert. •Certain public spaces are intended to additionally be made available for outdoor activities related to adjacent businesses, such as outdoor dining, a farmers' market, and other community events. •In some cases, access to specific open spaces or recreational facilities may be privately owned with controlled access for the exclusive use of nearby residents. Such use arrangement are to be defined at the time of design and entitlement of that neighborhood area, and in such cases it is intended that other publicly available recreational open space be located within a comfortable walking distance. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-13 CHAPTER 4: DEVELOPMENT CODE | REGULATING PLAN & ZONES | SECTION 4.2 Open Spaces should contain areas for activities (left) and be landscaped with local, drought-tolerant plants (right). 2. Design and Landscape •Design guidelines for a range of Open Space Types are defined in Section 3.6, which includes conceptual diagrams and programmatic and design recommendations for each type. The final design for each open space will be determined as part of the Landscape Master Plan approval at the time of Tentative Map approval. •The design of each open space should be seamlessly connected to and integrated with the landscapes of adjoining streets and private frontages to achieve a unified and immersive environment. •Open space design should take into account personal and public safety throughout the day and night, providing appropriate levels of lighting and visibility from the surrounding neighborhood area. •Responsibilities for the maintenance and operation of each open space will be determined at the time of Landscape Master Plan and Tentative Map approval. 3. Access and Parking •Public open spaces should be designed for access and use by the full range of Palm Desert's residents, from the very old to the very young and including those with disabilities. •Parking needs should be met with curbside parking on adjacent streets. Off-street parking lots within parks should be avoided. 4-14 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.3 | ALLOWED LAND USES | CHAPTER 4: DEVELOPMENT CODE 4.3 Allowed Land Uses Table 4.1, Land Use Matrix, identifies allowed uses and corresponding permit requirements within each zone, subject to the applicable development standards, design guideline, and all other provisions of the UNSP. Descriptions/definitions of the land uses can be found in the Palm Desert Municipal Code (PDMC). The special use provisions column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title. Uses that are not listed are not permitted. However, the Commission may make a use determination as outlined in Section 25.72.020 (Use Determinations of the PDMC). Notes: 1 The establishment may be permitted with an administrative use permit but may be elevated to a conditional use permit at the discretion of the ZA. Key: P = use permitted by right A = use requires administrative use permit C = use requires approval of conditional use permit L = use requires approval of a large family day care use permit N = use not permitted TABLE 4.1 LAND USE MATRIX Land Use Zone Special Use ProvisionsNLNMNCOS Residential Uses Assisted Living N C C N Condominium N P P N Dwelling, duplex P P N N Dwelling, guest P P N N Dwelling, multifamily N P P N Dwelling, multi-generational P P N N Dwelling, second P P N N 25.34.030 Dwelling, single-family P P N N Home-based business P P P N Agriculture-Related Uses Domestic Animals P P P N Garden, private P P C 1 N Greenhouse, private C N N N Horticulture, private C N N N Recreation, Resources Preservation, Open Space, and Public Assembly Uses Club, private N N C 1 N Day care, large family L L L N 25.10.040.F Day care, small family P P P N Institution, educational C 1 C 1 C 1 C Institution, general N N C 1 C Institution, religious C 1 C 1 C 1 C Public Park P P P P Recreational facility, incidental N N N C 25.10.040.H CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-15 CHAPTER 4: DEVELOPMENT CODE | ALLOWED LAND USES | SECTION 4.3 Notes: 1 The establishment may be permitted with an administrative use permit but may be elevated to a conditional use permit at the discretion of the ZA based on: parking, traffic, or other impacts. Key: P = use permitted by right A = use requires administrative use permit C = use requires approval of conditional use permit L = use requires approval of a large family day care use permit N = use not permitted TABLE 4.1 LAND USE MATRIX Land Use Zone Special Use ProvisionsNLNMNCOS Retail, Service, and Office Uses Ancillary commercial N C 1 N N 25.16.040.E Art gallery N N P N Art studio N C 1 P N Book and card shops N N P N Bed and Breakfast N C 1 C 1 N Drugstore N N P N Financial institution N N P N Grocery Store N N C 1 N Health club N N C 1 N Hotel N N C 1 N 25.10.040.J Liquor, beverage and food items shop N N C 1 N Office, professional N N P N 25.10.040.M Personal services N N P N Restaurant N N C 1 C 25.16.040.H Retail N N P N Spa N N P N Utility, Transportation, Public Facility, and Communication Uses Public service facility N N N C Utility installation N N N C 4-16 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.4 | DEVELOPMENT STANDARDS | CHAPTER 4: DEVELOPMENT CODE 4.4 Development Standards TABLE 4.2 UNIVERSITY NEIGHBORHOODS DEVELOPMENT STANDARDS Development Standard Zone NL NM NC A. LOT SIZE Min.Max.Min.Max.Min.Max. 1. Lots with alley/rear access a. Lot width (interior lots)40'100'22'120'22'200' b. Lot width (corner lots)50'110'33'120'33'200' c. Lot Depth 90'140'80'140'80'200' 2. Lots without alley/rear access a. Lot width (interior lots)60'120'60'160'N N b. Lot width (corner lots)70'130'70'160'N N c. Lot Depth 100'140'100'140'N N B . BUILDING SETBACKS (as measured from property lines) PRIMARY BUILDINGS Min.Max.Min.Max.Min.Max. 1. Ground-Floor Residential a. Primary Street Setback 15'25'10'20'0'10' b. Side Street Setback (corner lots)10'25'10'20'5'10' c. Side Yard Setback 5'no max.5'no max.0'no max. 2. Ground-Floor Non-Residential a. Primary Street Setback N 0'15'0'10' b. Side Street and Side Yard Setbacks N 0'15'0'15' 3. Rear Setbacks a. Lots with alley/rear access 5'no max.5'no max.5'no max. b. Lots without alley/rear access 20'no max.20'no max.20'no max. SECONDARY / OUTBUILDINGS Min.Max.Min.Max.Min.Max. 4. Primary Street Setback 40' [1]no max. [1]40' [1]no max. [1]40' [1]no max. [1] 5. Side Street Setback (corner lots)10'no max.10'no max.10'no max. 6. Side Yard Setback 5'no max.5'no max.0'no max. 7. Rear Setback a. Lots with alley/rear access 5'no max.5'no max.5'no max. b. Lots without alley/rear access 15'no max.10'no max.5'no max. 1 Street facing side of all secondary/outbuildings must be located behind the facade of the Primary Building. The development standards in Table 4.2 (University Neighborhoods Development Standards) are applicable to all zones within the UNSP area, excluding Open Space (OS) zones. These standards are intended to assist property owners and project designers in understanding the City’s minimum requirements and expectations for high-quality neighborhood development. Open Space (OS) Design Guidelines may be found in Section 3.6. Key: N = Not permitted within zone. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-17 CHAPTER 4: DEVELOPMENT CODE | DEVELOPMENT STANDARDS | SECTION 4.4 Illustrated Glossary Primary Street. The street that is typically higher in the street hierarchy, typically carries more traffic, and where the main facade of a building typically faces. Side Street. The street that is lower in the street hierarchy, typically carrying less traffic than the Primary Street. Primary Building. The main house or building on a lot Secondary / Outbuilding. Secondary building(s) on a lot, such as a detached garage, or carriagehouse. Primary and Secondary Street Setbacks. The setback distance between the building line(s) (face of building) and the ultimate right-of-way line of the Primary and/or Secondary Street. Side Yard Setbacks. The setback distance between the building line(s) (face of building) and the side property line(s). a Primary Street Setback b Side Street Setback c Side Yard Setback d Rear Setback a Primary Street Setback b Side Street Setback c Side Yard Setback d Rear Setback Property Line Property Line Buildable Area Buildable Area Setback Line Setback Line FIG. 4.3.1 PRIMARY BUILDING SETBACKS FIG. 4.3.2 SECONDARY BUILDING SETBACKS Primary StreetPrimary StreetSide Street Side StreetPublic alley - where applicablePublic alley - where applicableInterior lot Interior lot a ad d c c b b Corner lot Corner lot Rear Setbacks. The setback distance between the building line(s) (face of building) and the rear property line or ultimate right-of-way line of an alley. 4-18 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.4 | DEVELOPMENT STANDARDS | CHAPTER 4: DEVELOPMENT CODE TABLE 4.2 UNIVERSITY NEIGHBORHOODS DEVELOPMENT STANDARDS Development Standard Zone NL NM NC C. DEVELOPMENT INTENSITY 1. Residential intensity range 1 7-12 du/acre 12-24 du/acre 20-40 du/acre 2. Units per parcel (max.)2 2 24 60 D. BUILDING HEIGHT 1. To eave of pitched roof (max.)2 floors / 24 ft.3 floors / 36 ft.4 floors / 55 ft. 2. To top of parapet of flat roof (max.)2 floors / 24 ft.3 floors / 40 ft.4 floors / 60 ft. 3. Pitched roof height above top of eave (max.)12 ft.12 ft.15 ft. 4. Ground floor above grade at building setback line (max.) 4 ft.5 ft.6 ft. 5. Ground story height 3 (min./max.) 9'/12'9'/12'16'/20' E . BUILDING CONFIGURATION GUIDELINES 4 1. House Form Buildings (See Section 5.2)Min.Max.Min.Max.Min.Max. a. Primary Mass i. Width 20'50'20'60'20'70' ii. Depth 20'40'20'40'20'60' b. Secondary Masses i. Width 15'30' 5 15'35' 5 15'40' 5 ii. Side Wing Depth 10'30'10'50'10'80' iii. Front Wing Depth 8'30'8'30'8'30' iii. Rear Wing Depth 10'40'10'50'10'60' b. Building Separation 10'no max.8'no max.8'no max. 2. Block-Form Buildings (See Section 5.2)Min.Max.Min.Max.Min.Max. a. Facade Modulation Increment4 16'40'20'50' b. Building Width 20'100'20'150' c. Building Depth 25'70'30'150' d. Building Separation 10'30'0'80' 3. Recommended Building Types (by zone) a. House-Form Single-Family see Section 5.2 see Section 5.2 b. House-Form Multi-Family see Section 5.2 see Section 5.2 c. Rowhouse see Section 5.2 see Section 5.2 see Section 5.4 e. Block-Form Multi-Family see Section 5.4 see Section 5.4 f. Block-Form Mixed-Use see Section 5.4 see Section 5.4 g. Block-Form Flex see Section 5.4 see Section 5.4 1 Planned range by Neighborhood Zone. Individual buildings may be over or under this range, but must conform to these standards and the guidelines in Appendix A. 2 Second unit or duplex allowed. 3 Ground story height is measured floor-to-floor. 4 The information and values in Table E are guidelines rather than standards. Deviations may be granted based on architectural design merit and consistency with the design intent as described in Appendix A. 5 Secondary Mass/Wing widths should not exceed 65% the width of the Primary Mass. 6 See Appendix A.1 for recommended Massing Modulation techniques. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-19 CHAPTER 4: DEVELOPMENT CODE | DEVELOPMENT STANDARDS | SECTION 4.4 Parking LevelPrimary Streeta To eave of pitched roof b To parapet of flat roof c Pitched roof height d Ground floor above grade at building setback line e Ground story height Ground Story Second Story Property Line Architectural Encroachment Setback Line a e d c b FIG. 4.3.3 BUILDING HEIGHT* FIG. 4.3.4 HOUSE-FORM BUILDING MASSING FIG. 4.3.5 BLOCK-FORM BUILDING MASSING Illustrated Glossary Building Height: The vertical extent of a building and its roof measured in ft. at the front of the building or structure from the average elevation of the exterior finished grade to the highest point of the roof. Building Width: The dimension of a massing element (Primary Mass, Wing, or Secondary Building) as measured along the Front Building Line or property line of the lot. Building Depth: The dimension of a massing element (Primary Mass, Wing, or Outbuilding) as measured generally perpendicular to the Front Building Line of the lot. Primary Mass. The bulk and volume of that comprises the primary, dominant massing element of a House-Form building. See Figure 4.3.4. Secondary Mass. The bulk and volume of that comprises a secondary, smaller massing element(s) of a House-Form building, either attached (building wing) or detached (accessory building or detached garage), See Figure 4.3.4 and Appendix A.1. Facade Modulation. Techniques of organizing the facade a large block-form building into human-scale increments. Recommended techniques include variation in building height, frontage type, and facade composition and rhythm. See Figure 4.3.5 below, and Appendix A.5. c b a f f f f f d e a Primary Mass b Side Wing c Front Wing d Rear Wing e Garage / Accessory Building f Facade Modulation Increment g Building Separation g g g * Unless specified otherwise, height limits do not apply to masts, belfries, chimney flues, and similar structures. 4-20 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.4 | DEVELOPMENT STANDARDS | CHAPTER 4: DEVELOPMENT CODE TABLE 4.3 UNIVERSITY NEIGHBORHOODS DEVELOPMENT STANDARDS Development Standard Zone NL NM NC F. ALLOWED ENCROACHMENTS FOR RECOMMENDED FRONTAGE TYPES All street-facing facades must provide pedestrian access through at least 1 of the frontage types listed below. Frontage types may encroach into the public right-of-way or setback as identified below, and may be further limited by the California Building Code (CBC). Please refer to Appendix A.5 for design criteria for each frontage type. 1. Shopfront N –– 2. Arcade N N Into R.O.W. within 2 ft. of curb 3. Gallery N N Into R.O.W. within 2 ft. of curb 4. Stoop 1 5 ft. into Primary Street, Side Street, and Rear setbacks only 5 ft. into Primary Street, Side Street, and Rear setbacks only To R.O.W. line and into Rear Setback only 5. Dooryard 1 To R.O.W. line and into Rear Setback only To R.O.W. line and into Rear Setback only To R.O.W. line and into Rear Setback only G . ALLOWED ENCROACHMENTS FOR ARCHITECTURAL ELEMENTS Architectural elements are allowed as listed below. Architectural elements may encroach into the public right-of-way or setback as identified below, and may be further limited by the California Building Code (CBC). Please refer to Sections 3.4 and Appendix A.7 for design criteria for each architectural element. 1. Awning, canopy N N Into R.O.W. within 2 ft. of curb 2. Balcony 2 3 ft. into Primary Street, Side Street, and Rear setbacks only 3 ft. into Primary Street, Side Street, and Rear setbacks only 3 ft. into R.O.W. 3. Bay Window 3 ft. into Primary Street, Side Street, and Rear setbacks only 3 ft. into Primary Street, Side Street, and Rear setbacks only 3 ft. into R.O.W. 2 4. Cantilevered Room 2 2 ft. into Primary, Street, Side Street, and Rear setbacks only and with a maximum width of 20 ft. 2 ft. into Primary, Street, Side Street, and Rear setbacks only and with a maximum width of 20 ft. N 5. Eaves 2 ft. into all setbacks 2 ft. into all setbacks 2 ft. into R.O.W. and all setbacks 6. Chimneys 2 ft. into all setbacks 2 ft. into all setbacks 2 ft. into setbacks only CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-21 CHAPTER 4: DEVELOPMENT CODE | DEVELOPMENT STANDARDS | SECTION 4.4 TABLE 4.3 UNIVERSITY NEIGHBORHOODS DEVELOPMENT STANDARDS (CONT.) Development Standard Zone NL NM NC H . REQUIRED ON-SITE OPEN SPACE 1. Required On-Site Open Space: Each lot shall provide the quantity of Open Space indicated below, comprised of 1 or more of the following Open Space Types: i) Court, ii) Back Yard, iii) Side Yard, and/or iv) roof deck as allowed by each individual zone. Please refer to Appendix A.6 for design guidelines for each open space type. Required Open Space must be located behind the Primary Street, Side Street, Side Yard and Rear Yard setback lines. Setback areas do not count toward the minimum Required Open Space area. a. Min. area total 20% of Total Lot Area 15% of Total Lot Area 10% of Total Lot Area 1 b. Min. area of at least 1open space 10% of Total Lot Area 10% of Total Lot Area 10% of Total Lot Area 1 2. Design Standards Width Length Width Length Width Length a. Front Yard Lot width (min.) Primary Street Set- back depth (min.) Lot width (min.) Primary Street Set- back depth (min.) Lot width (min.) Primary Street Set- back depth (min.) b. Court 2 20 ft. min.20 ft. min.20 ft. min.20 ft. min.20 ft. min.20 ft. min c. Rear Yard 2 20 ft. min.20 ft. min.–––– d. Side Yard 2 20 ft. min.3x width max.20 ft. min.3x width max.20 ft. min.3x width max. e. Roof Deck 3 N N 10 ft. min.10 ft. min.15 ft. min.15 ft. min. f. Covered Passage 10 ft. min.3x width max.10 ft. min.3x width max.10 ft. min.3x width max. g. Uncovered Passage 15 ft. min.3x width max.15 ft. min 3x width max.15 ft. min.3x width max. 1 Not required for non-residential buildings or for buildings with residential uses within 1/4-mile walking distance of a park that is at least 0.25 acres in size. On-site open space requirement may be met with private balconies with min. dimensions of 5 ft. deep by 8 ft. wide. 2 Open Space Type may count towards minimum Required Open Space requirement as defined in Section H.1 of Table 25.18-2. 3 Within Neighborhood Center (NC) zone only, Open Space Type may count towards minimum Required Open Space requirement as defined in Section H.1 of Table 25.18-2. 4-22 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 4.4 | DEVELOPMENT STANDARDS | CHAPTER 4: DEVELOPMENT CODE Key: N = Not permitted within zone. TABLE 4.3 UNIVERSITY NEIGHBORHOODS DEVELOPMENT STANDARDS Development Standard Zone NL NM NC I . Parking Placement 1 1. Primary Street Setback 25 ft.20 ft.20 ft. 2. Side Street Setback 10 ft.10 ft.5 ft. 3. Side Yard Setback 5 ft.5 ft.5 ft. 4. Rear Setback 2 a. With alley/rear access 5 ft.5 ft.5 ft. b. Without alley/rear access 5 ft.5 ft.5 ft. J. Parking Requirements 1. Residential Uses a. Studio and 1 Bedroom min. 2 / unit min. 1.25 / unit min. 1.25 / unit b. 2 Bedroom +min. 2 / unit min. 2 / unit min. 1.75 / unit 2. Non-Residential Uses N N 3 spaces / 1,000 sq. ft.3 K . Allowed On-Site Vehicular Access 1. Service Alley Vehicular access shall be provided via a rear or side service alley for all lots less than 50 ft wide, and for all multi-family building types. 2. Residential Driveway Types by Lot Width a. Side drive to rear garage 50 ft min.50 ft min.50 ft min. b. Front drive to street-facing garage 60 ft min.60 ft min.60 ft min. a. Circular Drive 100 ft. min 100 ft. min N 2. Driveway Width 10 ft max.12 ft max.20 ft max. FIG. 4.3.6 PARKING PLACEMENT Primary StreetSide Street Property Line Area within parking allowed Setback Line Corner lot Interior lot Primary Street SetbackSide Street Setback Side Yard Setback 1 Subterranean parking may extend to property lines. 2 Within garage or carport the rear yard setback shall not be less than 25% of the depth of the lot, not to exceed 25 ft. 3 May be located off-site or reduced as part of approved parking sharing agreement within Neighborhood Center. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 4-23 CHAPTER 4: DEVELOPMENT CODE | DEVELOPMENT STANDARDS | SECTION 4.4 TABLE 4.3 ALLOWED SIGNAGE TYPES Sign Type Zone NL NM NC OS Wall Sign Table 5.1 Table 5.1 Table 5.1 Table 5.1 Window Sign Table 5.2 Table 5.2 Table 5.2 Table 5.2 Front Yard Wall Sign Table 5.3 Table 5.3 Projecting Sign Table 5.4 Table 5.4 Table 5.4 Table 5.4 Sidewalk Sign Table 5.5 Table 5.5 Table 5.5 Table 5.5 Roof Sign Table 5.6 Table 5.6 TRANSITION PAGE- DOES NOT PRINT - CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-1 5.0 Infrastructure and Public Services Section 5.1 Transportation 5.2 Shared Parking 5.3 Water 5.4 Wastewater 5.5 Dry Utilities 5.6 Service & Utility Standards for Private Lots 5.7 Storm Drainage & Grading 5.8 Schools 5.9 Colleges & Universities 5.10 Parks & Recreation 5.11 Emergency Services Page 5-2 5-8 5-10 5-12 5-15 5-16 5-20 5-22 5-23 5-24 5-25 The development of the University District Specific Plan area will require the improvement and the extension of existing infrastructure and public services. Basic utilities, including energy, water and wastewater connections already exist on-site. The California Government Code requires a specific plan to include text and diagrams that specify, “The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.” This section facilitates orderly development of this requirement and meets the City of Palm Desert Municipal Code by identifying the “backbone” infrastructure that is existing needed to support the proposed development. The University Neighborhood Specific Plan encompasses approximately 400 acres, and proposes to add 2,618 residential units and approximately 244,000 SF of office and retail uses. The project boundary is bound by TTM 32655 to the Northeast, Frank Sinatra Drive to the South, Portola Avenue to the West, Gerald Ford Drive to the North, and College Drive to the East. 5-2 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.1 | TRANSPORTATION | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.1 Transportation A. Intent The availability and affordability of transportation options shape not only the way in which people navigate the physical environment, but also the environment itself. Mobility within a community involves multiple modes of transportation, including automobile, public transit, bicycle and others. Offering multiple modes of transportation can improve utility, social connectivity, and provide a range of choices for the individual traveler. This section describes the physical conditions of the circulation network surrounding the UNSP site area, including roadways, pedestrian and bicycle circulation, public transit, and summarizes key issues and opportunities in developing transportation within the UNSP site area. B. Existing Transportation Conditions 1. Existing Streets While the UNSP area is largely undeveloped, the site is bound by several major arterial roadways – namely Ger- ald Ford Drive to the North, Frank Sinatra Drive to the South, and Portola Avenue to the West. According to the current City of Palm Desert General Plan, roadways that are categorized as Arterial Streets generally feature three lanes in each direction and dedicated left and right turn lanes. Raised center medians are also provid- ed. Typically, there is a bicycle lane provided between the automobile lanes and the curb and gutter, with no street parking. At the time of adoption, regional connectivity to the UNSP site is provided by Interstate 10 (I-10) on- and off-ramps on Cook Street. In addition, there are future plans for I-10 ramps on Portola Avenue. In addition there are several minor roadways that cross through the middle of the UNSP site. These include Col- lege Drive, which is classified as a Collector Street, and various Secondary Streets: Pacific Avenue, Technology Drive, and a portion of University Drive. These streets range from one to two travel lanes in each direction and provide either a raised center median or a two-way left turn lane. Bicycle lanes can also be provided. Col- lege Drive is significant in that it has three roundabouts that all occur within the UNSP site. Acknowledging the value of these streets and their related infrastructure, the UNSP will build off of the existing Arterial, Secondary, and Collector Streets and will not require realignments or alterations of right-of-ways, intersections or the aforementioned roundabouts. As the UNSP is developed, minor adjustments will be needed in- cluding but not limited to signal timing, curb cuts on the UNSP site, added signalized intersections and pocket turn lanes for major entrances and exits onto the UNSP site. In accordance with the General Plan Update and Mobility Element - being prepared concurrently with this Specific Plan - targeted improvements are planned within the existing Gerald Ford Drive and Cook Street rights-of-way, based on their designation at Enhanced Arterial streets. 2. Existing Public Transit Currently, local fixed-route public transit to and from the UNSP site area is provided by the SunLine Transit Agen- cy. Currently, Route 53 serves the site. Route 53 travels between the corner of Gerald Ford Drive and Cook Street, Xavier High School, and Palm Desert Mall, with access to Palm Desert’s City Center. The route travels along Cook Street, Portola Avenue, Highway 111, and Fred Waring Drive. Service is provided from approximately 6:30 AM to 6:45 PM on weekdays and from 9:00 AM to 6:15 PM on weekends. Headways are approximately 40 to 60 minutes on weekdays and 80 minutes on weekends. Additionally, the site is served by paratransit service. Unlike fixed-route transit service, paratransit service does not follow fixed routes or schedules. Paratransit can con- sist of vans or mini-buses that provide on-demand curb- to-curb service from any origin to destination within the service’s specified service area. Qualifying residents can utilize SunLine Transit Agency’s SunDial service. SunDial is a curb-to-curb paratransit service serving Coachella Valley residents unable to use regular bus service. SunDial provides next day transportation service within ¾ of a mile on either side of any local SunLine bus route (exclud- ing Commuter Link 220 and North Shore Line 95). Service within the same city is $1.50 and within cities is $2.00. Eligible resident may also purchase a 10-ride same city pass for $15.00 or city to city pass for $20.00. Transit facilities around the UNSP site area consist of bus stops for SunLine Route 35 along Gerald Ford Drive and Cook Street. The bus stops near the site area provide benches, with some providing bus shelters as well. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-3 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | TRANSPORTATION | SECTION 5.1 SunLine Route 53 currently travels within one block of the UNSP site, with the opportunity to directly serve the site. Existing Class II bicycle lane in Palm Desert. Source: Desert Sun. The City of Palm Desert Municipal Code and Golf Cart Program provide shared travel lanes for golf carts along vehicular streets and bicycle lanes. 3. Existing Bicycle and Golf Cart Routes Bicycles and golf carts share an extensive system of shared and separated facilities along Palm Desert’s road- ways. These facility types are described below: a. Class I – These are off-street facilities, which can be shared between golf carts, bicyclists, and pedestrians. b. Class II – These are on-street facilities, which can be used by either bicycles only or as joint use facilities used by golf carts and bicycles. These facilities are designated either by striping or through physical separations in the roadway. c. Class III – These are on-street facilities designated through signage that do not provide a separate space. d. Class S – These are shared sidewalks that provide facilities for both pedestrians and bicyclists. Despite being underdeveloped, streets in and around the UNSP site have a high number of existing dedicated and shared bicycle and golf cart lanes. Bike lanes may be found on the following streets: Streets with Dedicated Bicycle/Golf Cart Lanes (Class II): •Gerald Ford Drive •Portola Avenue •Frank Sinatra Drive •Pacific Avenue •University Park Drive •College Drive •Cook Street (south of Frank Sinatra Drive) Streets with Shared Bicycle Lanes (Class III): •Cook Street (north of Frank Sinatra Drive; Golf carts prohibited) One drawback of these bicycle facilities is they provide lit- tle shade for their users, which can be problematic given high summertime temperatures in Palm Desert. Further- more, facilities such as shared roadways and bicycle lanes do not provide a physical barrier from automobile travel. The lack of bicycle parking and bicycle-friendly wayfin- ding can also make it difficult to conduct bicycle trips. These issues should be address with future development. 5-4 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.1 | TRANSPORTATION | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES C. Proposed Transportation System 1. Proposed Streets Transportation and circulation within the UNSP will be defined by a network of highly-connected multi-modal street types based on specific contextual applications and neighborhood environments. In general, the UNSP will have seven hierarchical street types: Enhanced Arterials (existing streets subject to future improvements), Avenues, Neighborhood Streets, Main Streets, Park Drives, One-way Drives and Service Alleys/Residential Lanes. The location, depth and versa- tility of the proposed street network is illustrated below and described in more detail in Sections 3.2 and 3.3, Subdivision Standards and Street Type Framework. Altogether, these street types will form an interconnect- ed transportation system of pedestrian, bicycle, vehic- ular and public transit routes that promote safe, clear and convenient movement through the UNSP area and to the larger City and regional area. This system will be constructed by the Mas- ter Developer(s). The layout of streets within the UNSP development, through all phases, will be reviewed for network compatibili- ty and adequate allocation as the Master Developer submits Precise Neighborhood Master Plans (see Section 6.7), tentative map requests or Map Revisions to the City in accordance with this UNSP. Currently, the City of Palm Desert is in the process of updating its General Plan. This includes the organization of the city’s road- ways into several proposed new categories, some of which are described below: a. Vehicular Oriented Arterials. These Arterials prioritize the movement of automobiles. Bicycle and pedestrian facilities are provided wherever possible but are not emphasized. Driveway spacing is limited to reduce conflicts with through traffic. Generally, three travel lanes are provided in each direction, including a median with trees and landscaping. 4. Existing Pedestrian Facilities Sidewalks exist along the majority of Existing Streets. These sidewalks will be maintained, with added landscap- ing and Public Frontage features as defined in Section 3.4. Currently, sidewalks are provided in and around the UNSP site area along Portola Avenue, Cook Street, Gerald Ford Drive, Frank Sinatra Drive, College Drive, University Park Drive, Pacific Avenue, and Technology Drive. Generally, sidewalk conditions in and around the UNSP site area are favorable. Sidewalks are often provided, how- ever there are issues with sidewalk continuity. On some roadways, sidewalks end suddenly or are only provided on one side. In addition, there is a lack of shade, which can be an issue in an area with warm summer weather. Sidewalks in the area are generally in good condition and free of cracks, fissures, or uplift. Sidewalk buffers, which create a more walkable environment with some degree of separation between pedestrians and motorists, are present at many locations. Coordinated streets and sidewalks should create a multi-modal environment that can that safely accommodates pedestrians and cyclists next to vehicular traffic. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-5 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | TRANSPORTATION | SECTION 5.1 This facility may consist of dedicated left turn lanes as well as a right turn lane where warranted. Typical bicycle facilities found on Vehicular Oriented Arterials are Shared Sidewalks and Bicycle Lanes. Non of the arterial streets in the University District fall into this classification. b. Balanced Arterials. Balanced Arterials aim for a balance between all travel modes including vehicles, bicyclists, and pedestrians. Bicycle and pedestrian facilities are provided. Generally, two travel lanes are provided in each direction, including either a median or a two-way left turn lane. This facility may consist of dedicated left turn lanes as well as right turn lanes where warranted. Typical pedestrian facilities found on Balanced Arterials are sidewalks with landscaping and tree shading. Typical bicycle facilities are Shared Sidewalks and Bicycle Lanes. Within the UNSP, proposed Balanced Arterials include Portola Avenue, and Frank Sinatra Drive. c. Enhanced Arterials. Enhanced Arterials aim for a balance between all travel modes including vehicles, bicyclists, and pedestrians, but they are biased to active transportation modes and place-making. High quality bicycle and pedestrian facilities are provided, and vehicular speeds are reduced to promote pedestrian safety and reduce noise levels. Generally, two travel lanes are provided in each direction, including either a median or a two-way left turn lane, and dedicated right-turn lanes are not prioritized. Typical pedestrian facilities found on Enhanced Arterials are sidewalks buffered from vehicular traffic with landscaping and shade trees. Typical bicycle facilities are buffered Class II Bike Lanes. Within the UNSP, designated Enhanced Arterials include Gerald Ford Drive, and Cook Street. The timing of enhancements to Cook Street will be determined by the City as development occurs and as other network improvements are funded and/or constructed. Balanced Arterials will be paralleled with a Park Drive, above, that will accommodate multiple modes of transportation including vehicles, bicycles and pedestrians. See Section 3.3 for detailed Street Type designs. Enhanced Arterials will integrate clear bicycle and pedestrian connections throughout the Specific Plan Area. See Section 3.3 for detailed Street Type designs. High quality bicycle facilities will along Enhanced Arterials will have slower vehicular speeds to increase safety. 5-6 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.1 | TRANSPORTATION | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 2. Proposed Transit Routes Sun Bus Line 53 does not immediately border the UNSP site – it travels within one block of the site. Future oppor- tunities may exist for Line 53 to be rerouted through or adjacent to the UNSP site to provide convenient access to the new Town Center. Furthermore, opportunities exist to improve bus stops in the area. For example, amenities such as bus shelters can be provided at local bus stops to augment existing benches with shade. 3. Proposed Bicycle and Golf Cart Lanes/Facilities Please refer to Section 3.3 Street Type Standards for op- portunities to integrate bicycle facilities. Future oppor- tunities may also include identifying key locations along existing bike routes to provide additional shade, especial- ly near major bike racks, stops and intersections. As part of its General Plan Update, the City of Palm Desert has proposed improvements to the City’s bicycle and golf cart system, including near the UNSP site area. Adjacent to the UNSP site area, Class II lanes are proposed along Gerald Ford Drive and Cook Street.Photo-simulation of the CVLink. Source: CVAG. 20 | cv link master plan one: goals 1.2 Goals By addressing current deficiencies in the walking and bicycling network outlined in Section 3: Context and creating an iconic new multimodal corridor, CV Link will help achieve goals relating to people, place, and prosperity. people 1. Public Health and Safety: Engender a “healthier community” by providing safer infrastructure for people to walk and ride bicycles for transportation and recreation. 2. Mobility for Senior Citizens and Disabled Persons: Improve mobility for the elderly and people with mobility impairments. 3. Low Cost Transportation: Provide transportation options that are more economical than automobiles, thereby improving the mobility of lower income populations. place 4. Community Integration: Utilize the geographic opportunity provided by the Whitewater River Channel to “link” neighborhoods, all communities, destinations and the natural environment throughout the Coachella Valley. 5. Environmental Stewardship: Respect and enhance the natural and cultural resources along the Whitewater River channel and Tahquitz Creek; improve air quality by enabling people to use less polluting options for transportation. prosperIty 6. Economic Growth: Provide jobs in construction, tourism, CV Link focused services and retail, and electric vehicle industries. Provide enhanced access to commercial destinations. 7. Stimulate Development: Provide access to currently vacant properties that may be developed for parks, businesses, homes, or mixed use. 8. Energy Independence: Reduce energy consumption by providing alterna- tives to the car, thereby keeping more of our income in the Coachella Valley. FIGure 6: cv lInk overvIeW map people place prosperity cv link §¨¦10 §¨¦10 §¨¦10 Ä86 Ä111Ä195 Ä86-S salton sea lake cahuilla W h i t e w a t e r R i v e r catHeDral citY rancHO miraGe inDian Wells palm Desert la QUinta inDiO cOacHella tHermal mecca Oasis nOrtH sHOre §¨¦10 Ä111 Ä111 Ä111 Ä74 Ä74 palm sprinGs Ä111 Ä111 Desert HOt sprinGs Copyright:© 2013 Esri CV link alignment I 0 21 miles proposed route alternative route Future route 3 4 Future facilities near the UNSP site area also include the CV Link. Adopted in March 2015, the CV Link Master Plan is a regional off-street active-transportation facility for Neigh- borhood Electric Vehicles (NEVs), bicyclists, and pedestrians, overseen and maintained by the Coachella Valley Associa- FIG. 5.1 CVLINK OVERVIEW MAP Source CVAG. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-7 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | TRANSPORTATION | SECTION 5.1 All streets within the Specific Plan Area will be oriented to the pedestrian. Pedestrian-oriented streets will implement strategical- ly-marked and placed sidewalks, adequate shading, street furnishings, lighting and signage. tion of Governments (CVAG). Upon its completion, the CV Link project will link eight cities and two tribal lands along a corridor in the Coachella Valley. Continuous, multi-mod- al facilities accommodating walking, bicycling, and NEVs will run for a total of 88 miles and will help reduce vehicle miles traveled, relieve congestion, and improve air quality in the Coachella Valley. Construction on the first phase will begin in late 2015. CV Link will run south of the UNSP site area, along the Whitewater River Channel through the City of Palm Desert. Additionally, there are several CV Link Connectors proposed in the City. These connectors, which would provide additional connections to CV Link through signage, crossing treatments, or separate facilities that provide connections from the City to CV Link, are pro- posed at locations such as along Eldorado Drive, Country Club Drive, and Hovley Lane. Access to CV Link from the UNSP site area is provided with the Class II bicycle lanes running along Cook Street. 4. Proposed Pedestrian Facilities All streets within the UNSP will be primarily oriented to the pedestrian experience. Please refer to Section 3.3 Street Type Standards and Section 3.4 Public Frontage Standards for standards on sidewalks, furniture, shading, lighting and related pedestrian facilities. As part of its General Plan Update, the City of Palm Desert maintains a commitment to improving the connectivity of its pedestrian facilities. Currently, there is sidewalk discon- tinuity along some roadways surrounding the UNSP site area. Opportunities exist to fill in the gaps in this network. 5-8 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.2 | SHARED PARKING | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.2 Shared Parking Throughout most of the University Neighborhoods, parking will be provided on a conventional lot by lot, residence by residence basis. Resident parking will be provided on-site (off-street) and visitor parking will in most cases be accommodated on-street, at the curb in front of the residence. However, as the Neighborhood Centers - and University Campus - of the University District are developed with a mix of new commercial and higher-intensity residential uses, it is clear that future parking resources can and must be more efficiently planned, managed and utilized to meet the potential demand while generating relatively compact, pedestrian-oriented mixed-use places. The central concept that will organize all of the strategies and techniques for ensuring a parking supply that will support the UNSP, specifically the Neighborhood Center area, will be a Park- Once strategy. A successful town center is a place where customers, visitors and residents easily move from shop to shop, from work to lunch, from home to dinner on foot. In addition to residents who walk or bike to the Center from their nearby home, many other visitors and shoppers arrive by car. Because the Neighborhood Center environment is scaled and oriented to pedestrians, visitors can conveniently and comfortably walk from shop to shop or appointment to appointment, only requiring a single parking space for each visit rather than requiring several, with short car trips in between. This reduces both the number of total parking spaces required and the amounts of vehicular traffic within the Center. This is very different from the way in which one patronizes a typical shopping center or strip mall – where one drives up very close to a store, patronizes the store, gets back in the car, and drive to the next store. Accordingly for Neighborhood Center form of development, shared parking arrangements are required and parking ratios are reduced from the conventional suburban standards. Key elements of the Park Once strategy include: 1. Focus on the Pedestrian. As described in some detail in Sections 3.4 to 3.6, the streetscapes and other public open spaces of the City Center will be increasingly comfortable and attractive to pedestrians, with wide, shady sidewalks passing interesting and useful businesses and residences. This will increase the average length of stay for customers and visitors – which should improve the economic performance of the City Center, and will reduce the importance for many users of finding a parking space right next to their first target destination. This in turn will help to even out the “hot spots” where everyone wants to park and fill in the “cold spots” where lots have often say underutilized. 2. Parking Types for User Types. Within a mixed-use Neighborhood Center, several distinct types of “parking users” must be recognized and accommodated. These include the shopper in a hurry, the tourist spending the day, the couple going to dinner and a movie, the office worker, and the resident coming home at night. The shopper in a hurry wants a space close to the store she is going to and is willing to pay for convenience, so on-street parking with a cost attached may work just fine. Other user types are willing to walk a bit more. The parking supply planned for the UNSP includes a large number of well-organized on-street parking, and shared parking lots behind, or in some cases beside, shops and restaurants and connected to the shopping streets with paseos, plazas and dining courts. 3. Wayfinding. In any mixed-use center it is important that parking be easy for those arriving from outside the district to find. Parking lot entry points to shared lots and will be clearly marked. 4. Shared Parking Strategy. Parking lots or structures that are shared by many businesses and other uses can be more efficiently utilized that parking facilities dedicated to a single business or use. Parking areas occupied by office workers tend to be completely nearly in the evening, and if they are nearby restaurants with peak customer counts in the dinner hour each space replaces what would be two spaces in another setting. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-9 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | SHARED PARKING | SECTION 5.2 Typical commercial-retail frontage with on-grade parallel parking and additional parking behind. Centralized off-street parking structure, lined with housing. 5. Managed Supply. No matter how wonderfully walkable the Neighborhood Center becomes over time, there will always be prime parking areas and less convenient parking areas. That is where management comes in through the utilization of time-limited spaces, charging a fee from some prime spaces, and ticketing those who do not comply with regulations. 6. Expandable Parking Supply. If the University District thrives as the City has envisioned, with more customers plus new residents entering the mix, more parking spaces will be required. In the future, such demand could be met with one or two multi-level parking structures within the large blocks at the Neighborhood Center core. 7. Parking to Accommodate EV and Active Transit. New parking facilities will, as appropriate, provide spaces with charging stations for Electric Vehicles (EV), including golf carts, as permitted by the City. Facilities should accommodate parking for bicycles in addition to bike racks located throughout the University District. 5-10 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.3 | WATER | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.3 Water A. Existing Water Supply and Use 1. Provider. Potable and non-potable water is provided to the city by the Coachella Valley Water District (CVWD). Water demand in Palm Desert and the surrounding regions is supplied by several sources including: groundwater, surface water from local streams, imported water from the State Water Project (SWP) and the Colorado River by way of the Coachella Canal, and recycled water. 2. Groundwater Sources. Water for the UNSP is located in a portion of Section 33, T4S, R6E, San Bernardino Base Meridian. Natural sources of groundwater recharge come from runoff and infiltration from the San Bernardino, San Jacinto and Santa Rosa Mountains, as well as inflow from other sub-basins to the west. 3. Groundwater Management. The CVWD Domestic Water System is comprised of 30 pressure zones supplied by wells which withdraw water from the Whitewater River Subbasin and the Mission Creek Subbasin. Most pressure zones include reservoir storage. There are pressure booster pump stations and pressure regulating valve (PRV) stations that transfer water between zones. The only treatment for the majority of the wells is chlorination to ensure disinfection throughout the water distribution system. Three ion exchange treatment facilities provide arsenic removal in the Mecca, Thermal and Oasis area. A future source of supply may include treated Colorado River water from the Coachella Canal. Domestic Water System statistics can be found in the most recent edition of CVWD’s Annual Report. CVWD has developed a Domestic Water System Hy- draulic Model of the entire water supply and distribu- tion system. This model will be utilized by CVWD staff and/or consultant(s) to properly size the facilities for each development at the developers cost. 4. Water Conservation. Increasing demand by a growing population on a limited water supply in the Coachella Valley has led to a greater urgency for additional water conservation and efficiency. The City’s Water-Efficient Landscaping Ordinance adopted as part of the California Water Conservation Landscaping Act of 1990 establishes minimum water- efficient landscaping requirements for all new and rehabilitated public and private landscape projects. The City strongly encourages conservation of water in the form of water-efficient landscaping and irrigation design, as well as water-conserving home appliances and fixtures. The City plays an important role in the long-term protection of this essential, finite and valuable resource. B. Existing Infrastructure Resources There is an existing 18” CML/CMC water main along Frank Sinatra Drive and Portola Avenue, as well as an existing 18” DIP water main along Gerald Ford Drive and College Street. One 12” water main point of connection is proposed at University Park Drive. C. Proposed Infrastructure Resources Preliminarily, the amount of proposed 8” water main needed is 68,600 feet with 7,500 feet of proposed 12” water main. Ultimate water pipe sizes and quantities to be determined once final tract map layouts and water improvement plans have been approved. It is anticipated that the existing 12” DIP, 18” DIP, and 18” CML/CML water mains along the perimeter of the project will provide sufficient water capacity without any water main upgrades (see Figure 5.2). Sizing of the water mains will be dictated by Section 5 Design Criteria Domestic Water Facilities of the CVWD Design Development Manual. CVWD will provide the Hydraulic Modeling Service after the fee and checklist application form has been submitted and will provide a complete report of the projects requirements along with official sizing of the proposed water mains. All connections to the existing CVWD domestic water system will be made by CVWD at the Developer’s expense. The Contractor may connect to an existing valve when approved by CVWD under CVWD inspection. Developers may be subject to pay a percentage of the existing backbone improvement costs constructed by the City of Palm Desert Community Facilities District No. 2005-1 (University Park) as determined by the City. Based on an estimated water consumption of 750 gallons per day (gpd) per dwelling unit, the projected demand for 2,617 dwelling units is estimated to be 1.96 mgd. CVWD is to determine ultimate water demand for the project. The following water resources are defined in order to supply the anticipated demand of the UNSP. •One 12” water main point of connection is proposed at Frank Sinatra Drive with three additional 8” water main points of connection which will all tie into the CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-11 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | WATER | SECTION 5.3 PROPOSED WATER LINE PALM DESERT SPECIFIC PLAN GRAPHIC SCALE FIG. 5.2 EXISTING / PROPOSED WATER NETWORK 0’ Scale: 1” = 900’ 900’ existing 18” CML/CMC main along Frank Sinatra Drive. •One 12” water main point of connection is proposed at Portola Road with 10 additional 8” water main points of connection which will all tie into the existing 18” CML/CMC main along Portola Avenue. •One 12” water main point of connection is proposed at College Street with 11 additional 8” water main points of connection which will tie into the existing 18” DIP water main along College Street. •Six 8” water main points of connection are proposed at Gerald Ford Drive which will tie into the existing 18” DIP water main along Gerald Ford Drive. D. Water Goals, Policies and Programs 1. Require development projects to pay for their share of new water infrastructure or improvements necessitated by that project. 2. Require the use of recycled water for irrigation. 3. Encourage and promote water conservation and efficiency efforts, including indoor and outdoor efforts that exceed CalGreen requirements. PROPOSED WATER LINE PALM DESERT SPECIFIC PLAN GRAPHIC SCALE PROPOSED WATER LINE PALM DESERT SPECIFIC PLAN GRAPHIC SCALE 5-12 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.4 | WASTEWATER | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.4 Wastewater A. Existing Wastewater Conditions 1. Provider. Sewer for the proposed specific plan located in a portion of Section 33, T4S, R6E, San Bernardino Base Meridian, being in the Coachella Valley, is currently provided by the Coachella Valley Water District (CVWD). CVWD provides sanitation (wastewater) service for a large portion of the Coachella Valley including the communities of Bombay Beach, Cathedral City, Indian Wells, La Quinta, Mecca, North Shore, Palm Desert, Rancho Mirage, Thermal, Thousand Palms and other unincorporated areas. CVWD has an agreement to accept flows from a portion of Desert Water Agency’s service area in Palm Springs. 2. Sewer System Management Plan. CVWD operates six (6) Water Reclamation Plants (WRPs) as shown in Table 5.1. WRP 1 and WRP 2 are smaller lagoon facilities providing service to the communities of Bombay Beach and North Shore, respectively. WRP-4 is located in Thermal and provides service to the lower portion of the sanitation system. WRP-4 discharges secondary effluent under a National Pollution Discharge Elimination System (NPDES) permit to the Coachella Valley Stormwater Channel. WRP-7 and WRP-10 provide service to the northern portions of the system and are located in Indio and Palm Desert, respectively. These facilities provide tertiary treatment and recycled water is distributed to area golf courses and other large landscape customers. WRP-9 is located in Palm Desert and its secondary effluent irrigates a portion of a golf course. The collection system includes over 1,000 miles of buried pipelines and over 17,000 manholes. The majority of gravity sewers are vitrified clay pipe (VCP). There are over 150 miles of pressurized force mains receiving sewage from the 34 lift stations. The majority of the force mains are polyvinylchloride (PVC) pipe. The State Water Resources Control Board (SWRCB) adopted new policies in December 2004 requiring wastewater collection providers to report sanitary sewer overflows and to prepare and implement Sewer System Management Plans (SSMP). SSMP requirements are modeled on proposed federal capacity, management, operations, and maintenance plans. The SSMP policy requires dischargers to provide adequate capacity in the sewer collection system, take feasible steps to stop sewer overflows, identify and prioritize system deficiencies, and develop a plan for disposal of grease, among other requirements. CVWD last prepared an SSMP in 2014. B. Existing Infrastructure Resources There is an existing 12” sewer main along Frank Sinatra Drive/Portola Road, an existing 18” sewer main along Gerald Ford Drive, and an existing 8” sewer main along portions of University Park Drive/College Street. C. Proposed Infrastructure Resources The following infrastructure resources and installations are anticipated in order to supply the site and use demand of the UNSP. 1. Two 8” sewer main points of connection are proposed at Frank Sinatra Drive which will tie into the existing 12” sewer main along Frank Sinatra Drive. 2. Nine 8” sewer main points of connection are proposed at Portola Road which will tie into the existing 12” sewer main along Portola Road. 3. Four 8” sewer main points of connection are proposed at Gerald Ford Drive which will tie into the existing 18” sewer main along Gerald Ford Drive. Preliminarily, the amount of proposed 8” sewer main needed is 76,200 feet with approximately 190 manholes based on 400 foot spacing. It is anticipated that the existing 8”/12”/18” sewer mains along the perimeter of the project will provide sufficient sewer capacity without any sewer main upgrades (see Figure 5.3). Facility Plant Capacity (mgd) WRP-1 0.15 0.0 0 WRP-2 0.033 0.0 0 WRP-4 9.9 0.0 0 WRP-7 5.0 2.5 2 WRP-9 0.4 0.0 1 WRP-10 18.0 15.0 13 TOTAL 33.483 17.5 16 Table 5.1 WATER RECLAMATION PLANTS Tertiary Treatment Capacity (mgd)# of Non-Potable Water Customers CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-13 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | WASTEWATER | SECTION 5.4 FIG. 5.3 WASTEWATER NETWORK PROPOSED SEWER LINE GRAPHIC SCALE PALM DESERT SPECIFIC PLAN PROPOSED SEWER LINE GRAPHIC SCALE PALM DESERT SPECIFIC PLAN 0’ Scale: 1” = 900’ 900’ 5-14 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.4 | WASTEWATER | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES Sizing of the sewer mains will be dictated by Section 6 Design Criteria Sanitation Facilities of the CVWD Design Development Manual. CVWD to provide the Hydraulic Modeling Service after the fee and checklist application form has been submitted and will provide a complete report of the projects requirements along with official sizing of the proposed sewer mains. Developers may be subject to pay a percentage of the existing backbone improvement costs constructed by the City of Palm Desert Community Facilities District No. 2005-1 (University Park) as determined by the City. D. Recycled Water The Coachella Valley Water District is actively expanding service connections for recycled water throughout the Coachella Valley. There is currently no recycled water infrastructure immediately adjacent to the project, though recycled water is provided to the Desert Willow Golf Resort located approximately 0.5 mile south of the project. With landscape elements primarily compromised of drought tolerant low use plantscape material and limited turf, the cost of extending recycled water services to the project area would be prohibitive. If, in the future, the recycled water infrastructure is extended closer to the project area, the use of recycled water for common area landscape is encouraged. Dual piping in the streets and residential plumbing for recycled water is not currently advised due to low anticipated exterior water use, the cost of dual plumbing systems, and the risk for potential cross connection. E. Wastewater Goals, Policies and Programs As defined by the General Plan, the primary goal of Wastewater policies is to provide, “New development within the Specific Plan Area shall pay for their fair share of new sewer infrastructure or improvements.” 5.4 Wastewater (Cont’d) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-15 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | DRY UTILITIES | SECTION 5.5 5.5 Dry Utilities A. Energy Provider. Electric power is currently served by the Southern California Edison Company (SCE). SCE provides electricity to most of Palm Desert, except for a small portion of the city. SCE’s facilities include high-voltage transmission lines, which range up to 115 kilovolts (kv) in Palm Desert. Lower voltage distribution lines, which are typically gauged at about 12 kv in the city and SOI, provide electricity to individual residences and other users. There are both underground and overhead lines along the project perimeter. The Imperial Irrigation District (IID) is a nonprofit, community-owned utility district that serves customers in Imperial County and parts of Riverside and San Diego counties. The IID provides electric service to a limited portion of the city. The IID obtains its power from a combination of hydroelectric, diesel, thermal, and geothermal generation sources. B. Natural Gas Provider. Gas is currently served by the Southern California Gas Company (SoCal Gas) and provides gas services to the city of Palm Desert. Existing 4” gas mains are available along the project perimeter. SoCal Gas provides SoCal Gas has locations in neighboring Cities of Palm Springs and Indio to serve the region’s residents and businesses. C. Telephone Provider. Telephone service is provided by Verizon California, Inc., which provides the city of Palm Desert with telephone services. Verizon offers both FIOS and Verizon Plus to residents and businesses within the city. D. Cable Provider. Time Warner provides Cable television service to Palm Desert. Time Warner Cable has two locations within the city of Palm Desert to assist residents and businesses. E. Solid Waste Provider. Solid waste disposal services in Palm Desert are provided by the commercial vendor Burrtec. Solid waste collected from Palm Desert residents and businesses is hauled to the Edom Hill Transfer Station in Cathedral City, Calif., and is then transported to Lambs Canyon in Beaumont, Calif. Commingled recyclable materials (e.g., paper, plastic, glass, cardboard, aluminum) are transported to Burrtec’s material recovery facility in Escondido, California. As defined by the General Plan, Solid Waste resources and facilities will: 1. Encourage the use of recycled building and infrastructure materials in new public and private development; and, 2. Require multifamily and commercial uses to provide dedicated space for the collection of recycled materials on site. 5-16 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.6 | SERVICE & UTILITY STANDARDS | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.6 Service & Utility Placement Standards A. Intent The Service and Utility Placement Standards regulate proper placement, configuration and screening of service and utility devices and equipment. These standards shall apply to all “wet” and “dry” utility distribution lines; wall-mounted, ground-mounted or underground utility junctions, meters, transformers and pedestals; trash and recycling receptacles. “Wet” utilities include water, sanitary sewer, and stormwater. “Dry” utilities include natural gas, electrical, telecommunication, cable television, and street lighting. It is understood that some utility company “standard practices” may be in in conflict with these standards. In the event of such a conflict the City will work collaboratively with the applicant and the utility company to ensure that services are design in a manner consistent with the intent of this Plan. General Placement Standards for All Lots 1. Location / Screening. To the extent possible, all services and utilities should be located within alleys, interior building corners, at building offsets, or other similar locations where the building mass acts as a shield from public view. Utilities that must be located in a front yard due to utility service requirements should be located away from pedestrian and vehicular routes and screened from the view of the street by landscape. 2. Mechanical and Electrical Equipment. All mechanical and electrical equipment – including, but not limited to, air-conditioning units, antennas, garage door motors – whether roof-mounted, ground-mounted or otherwise, should be screened from public view or located so as not to be visible from Primary or Side Streets. Such equipment and related screening should be designed with materials and colors that conform to and are an integral part of the design of the building. 3. Air intake and exhaust systems. Mechanical equipment that generates noise, smoke or odors, should not be located on or within 10 feet of the Primary Street property line or any on-site common open spaces. 4. Noise- and odor-generating equipment and containers should be located in areas that will not create a nuisance to adjacent properties. Services and garbage bins should be located in a manner that does not impact single family neighbors. Such bins should be covered when possible. Openings to a trash enclosure should not be located within 50 feet of the Primary Street property line. 5. Telecommunication Devices/Infrastructure. Telecommunication devices such as satellite dishes should, to the extent possible, be screened from public view or located so as not to be visible from Primary or Side Streets. Applicants are encouraged to work with satellite providers to locate satellite dishes out of view on building roofs and/or on rear yard or side yard facing facades if adequate signal strength and quality can be achieved. In multi-family and multi-tenant buildings, conduits should be provided from such a location to each unit. See Figures 5.4 and 5.5 (right) for examples of approved ver- sus prohibited service and utility placements and standards. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-17 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | SERVICE & UTILITY STANDARDS | SECTION 5.6 Example of an appropriately placed double standpipe con- nection in the base of a building at the sidewalk. Example of inappropriately placed check valves and other utility devices in the front yard of a commercial building (above) and in a parkway (below). FIG. 5.4 EXAMPLES OF APPROPRIATE STANDPIPE CONNECTIONS AVOIDExample of inappropriately placed ground-level utilities in a parkway. FIG. 5.5 EXAMPLES OF INAPPROPRIATE UTILITY PLACEMENT AVOIDYESExample of inappropriately placed utility boxes in a parkway.AVOIDExample of appropriately placed wall and ground-mounted utilities located at the side wall of a garage on an alley. Appropriately placed wall-mounted and ground-mounted utility devices/meters and trash cans at an alley are accessible from the alley and screened with appropriate landscaping.YESYES 5-18 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.6 | SERVICE & UTILITY STANDARDS | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES B. Lots with Alley Access 1. Dry Utility/Service Areas. For project sites with an alley, all “dry” utilities shall be located in the alley, except street lighting power lines, which shall be located in the sidewalk. Utility access and equipment such as back flow preventers, transformer boxes, gas and electric meters, and other utilities should be placed within or adjacent to and be accessed from the alley, subject to the requirements and approval of the associated utility company, which should not be unreasonably withheld. All above-ground utility equipment and meters, and all trash and recycling receptacles, shall be located in shaded areas identified in and shall be accessed from the alley (see Figures 5.6 and 5.7). Alley Right-of-Way Rear Yard Front Yard Primary Street Sanitary Sewer Main Sidewalk Garage Primary Building Frontage Side StreetSide walk5-foot Clear Zone min. 50%oflot depth min.18’ (NG-1)13‘ (NG-2)10’ (NG-3) Stormwater Main Water Main Street Lighting Joint Trench (Electric, Telecom, Cable) Natural Gas FIG. 5.6 TYPICAL UTILITIES PLACEMENT (Residential with Alley Access) Sidewalk Primary Building Parking Side StreetSide walk5-foot Clear Zone min. 50’min.10’ Primary Street Sanitary Sewer MainStormwater Main Water Main Street LightingWall, 6’ min. Alley Right-of-Way Joint Trench (Electric, Telecom, Cable) Natural Gas FIG. 5.7 TYPICAL UTILITIES PLACEMENT (Non-Residential with Alley Access) 2. Wet Utility/Service Areas. “Wet” utilities should typically be located in the street, but may be located in the alley to address topographical, efficiency or other engineering reasons, or if stated in this chapter. If “wet” and “dry” utilities are co-located in the alley, proper trench separation and utility access shall be ensured. 3. Service Access. For lots with alley access, service entrances, waste disposal areas, and other similar service areas should be located adjacent to the alley and take their access from it. Above Ground Utilities Limited to Shaded Area Pad Mounted Transformer - Typical Location Pedestal - Typical Location Wall or Ground Mounted Meter - Typical Location Double Detector Check Valve - Typical Location Underground Transformer - Typical Location Underground Utility Access/Meter - Typical Location Underground Utilities - Typical Alignment Fence - Typical Alignment to Allow Access to Utilities CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-19 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | SERVICE & UTILITY STANDARDS | SECTION 5.6 Above Ground Utilities Limited to Shaded Area Pad Mounted Transformer - Typical Location Pedestal - Typical Location Wall or Ground Mounted Meter - Typical Location Double Detector Check Valve - Typical Location Underground Transformer - Typical Location Underground Utility Access/Meter - Typical Location Underground Utilities - Typical Alignment Fence - Typical Alignment to Allow Access to Utilities C. Lots without Alley Access 1. Dry Utility/Service Areas. When an alley is not present, above-ground devices or equipment shall be prohibited. In general, all “dry” utilities shall be located in the sidewalk. These services should be located in inconspicuous locations along the sides of project sites and should be thoroughly screened from public view. Unless expressly required by a utility company, these services should not be located within the front yard. Underground transformers may also be located with the parkway and shall be flush with the surrounding grade. 2. Wet Utility/Service Areas. Generally, all “wet” utilities shall be located in the street. Utility meters and entrances should also be provided below-grade in the street or sidewalk and shall be flush with the surrounding grade. 3. Service Access. When an alley is not present, service entrances, waste disposal areas, and other similar service areas should be located as far away from – and screened from views from – the Primary and Secondary streets as practical. All above-ground utility equipment and meters, and all trash and recycling receptacles, shall be located in the shaded areas identified in Figure 5.8 (right) and shall be accessed from the street. Natural Gas Rear Yard Front Yard Sidewalk Garage Primary Building Frontage Side StreetSide walkmin.10’ Joint Trench (Electric,Telecom,Cable, Street Lighting)min.10’Street LightingPrimary Street Sanitary Sewer MainStormwater Main Water Main FIG. 5.8 TYPICAL UTILITIES CONFIGURATION (Residential without Alley Access) Water meter appropriately placed in sidewalk. 5-20 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.7 | STORM DRAINAGE/GRADING | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.7 Storm Drainage and Grading A. Background The City of Palm Desert Master Drainage Plan locates most of this project in Zone 3, the area north of the Palm Springs Ridge Line and south of Interstate 10, which drains northeasterly to I-10. The Mid-Valley Channel that parallels I-10 picks up runoff in this region. The Coachella Valley Water District is responsible for maintenance of the channel. CVWD requires developments in this region to retain 100% of a 100-year storm. The Mid-Valley Channel is designed to collect only street runoff, however, on-site drainage may be released into the channel over a five day period. With this design requirement in mind, the City of Palm Desert must address the issue of the Palm Desert Municipal Code regarding incremental runoff retention. This drainage region was studied with street right-of-way serving as sub- area limits, to abide by the criteria set forth by CVWD. Developers are subject to a drainage fee of $1,000 per acre within Zone 3. B. Existing Stormwater Conditions There are two existing catch basins at the Southeast corner of Frank Sinatra Drive and Portola Road. There are two catch basins noted to the north and south of College Drive on the east side of Portola Road as well a catch basin at Southeast corner of Gerald Ford Drive/Portola Ave and catch basins to the South of the intersection of Gerald Ford Drive/Pacific Ave. Existing catch basins along the perimeter and within the project are primarily to capture runoff from street areas. C. Proposed Infrastructure Resources In order to meet the anticipated demand of the UNSP, 17 subareas ranging from 17.1 to 26.0 acres area preliminarily shown within the limits of the proposed specific plan project area (see storm drain exhibit). Each subarea is anticipated to have at least 6 catch basins draining to open spaces that will be used as retention basins. Each subarea is proposed to have 150 feet of 24” storm drain pipe or 2,550 feet total for 17 subareas. Ultimate storm drain pipe sizes, retention basins, and quantities to be determined once final tract map layouts, hydrology report, and storm drain improvement plans have been approved. D. Water Quality The specific plan area is currently undeveloped, with no existing water quality systems or structures in place. The proposed project will be required to control and contain runoff such that no runoff will leave the project site and enter the surrounding storm drain systems. As a result, there will be no negative impact to quality of downstream water bodies, including the White Water Storm Channel and the Salton Sea. The project will be provided with local retention basins to control runoff. These basins will serve dual roles of storm attenuation and water quality treatment. Intermittent stormwater conveyance and treatment facilities (ie. bioswales) will be incorporated into the design where feasible. The UNSP will be fully compliant with the current regulations of the Whitewater River Region Stormwater Management Plan, dated January 2015. E. Stormwater Goals, Policies and Programs As defined by the General Plan, general policies for Stormwater resources are as follows: 1. Require new projects within the Specific Plan Area pay for their share of new regional stormwater infrastructure or improvements. 2. Encourage use of above ground and natural stormwater facilities within the Specific Plan Area, such as vegetated swales, permeable paving, and neighborhood parks and greens that include biofiltration and infiltration areas. 3. Encourage new development within the Specific Plan Area to use innovative ways of capturing and reusing stormwater to reduce the demand for potable water. Examples of such devices include above ground rain- barrels and below-grade cisterns within side and rear yards for landscape irrigation. 4. Require new development within the Specific Plan Area use low impact development strategies to minimize urban run-off, increase site infiltration, manage stormwater and recharge groundwater supplies. 5. Require water detention basins to be aesthetically pleasing and to serve recreational purposes, such as in the form of a mini park. Detention basins designed for active uses are intended to supplement park and open space and should not be counted towards a developer’s minimum park requirements, unless otherwise determined by the Planning Commission or City Council. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-21 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | STORM DRAINAGE/GRADING | SECTION 5.7 FIG. 5.9 STORMWATER NETWORK (w/2-FOOT CONTOURS) PROPOSED STORM DRAIN GRAPHIC SCALE PALM DESERT SPECIFIC PLAN PROPOSED STORM DRAIN GRAPHIC SCALE PALM DESERT SPECIFIC PLAN 0’ Scale: 1” = 900’ 900’ 6. Encourage underground water retention facilities, especially in the neighborhood centers, to achieve the most efficient use of land and compact development and promote the urban character goals of the Palm Desert General Plan. 5-22 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.8 | SCHOOLS | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.8 Primary & Secondary Schools Palm Desert High School. Palm Desert High School’s new campus opened in 2012. Palm Desert Charter Middle School. A. Public School and Services Public education services and facilities are provided to Palm Desert by the Desert Sands Unified School District (DSUSD) and Palm Springs Unified School District (PSUSD). The DSUSD operates four elementary schools, one middle school and one high school in the City and SOI. B. Private Schools Public schools are supplemented by fourteen private schools that provide early education to children of residents. The Palm Springs Unified School District owns a future K-8 school site within Palm Desert city limits. For a complete list of public and private schools in the City of Palm Desert, visit www.cityofpalmdesert.org/Index. aspx?page=450. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-23 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | COLLEGES-UNIVERSITIES | SECTION 5.9 5.9 Colleges & Universities College of the Desert Communications Building, opened 2013. The Indian Wells Theater and Center for Educational Excellence represent of some of the newest additions to the CSUSB Palm Desert campus, opened in 2005. University of California Riverside Palm Desert campus. Brandman University, Palm Desert campus. Palm Desert is home to the following college and university campuses and satellite programs that offer a wide range of degree levels in a number of professions. A. College of the Desert Founded in 1958, and officially opened in 1962, College of the Desert (COD) is located on the corner of Monterey Avenue between Fred Waring and Magnesia Falls Drive. COD enrolls approximately 10,000 students per term with a variety of two-year degree and transfer-ready programs including: Nursing and Health Sciences, Digital Design and Production, Turf Grass Management & Ornamental Horticulture, Advanced Transportation Technologies, Culinary Arts, and a full range of Administration of Justice courses at the Public Safety Academy training facility. COD recently completed its 2015 Strategic Master Plan, with plans to introduce an updated Master Plan in 2016. For more information, visit www.collegeofthedesert.edu. B. Cal State University San Bernardino Cal State University San Bernardino (CSUSB) Palm Desert opened in the fall of 1986 - enrollment has grown from an initial 80 students to over 1,100 students today. The campus offers Bachelors, Masters and Doctorate degrees, as well as numerous Certificate and Credentialing Programs. For more information, visit http://pdc.csusb.edu. C. University of California Riverside Established in 2005, the University of California Riverside (UCR) Palm Desert campus serves as a base for a variety of research programs such as transportation, air quality and energy and water conservation. The campus is home to the Master of Fine Arts (MFA) for Creative Writing and Performing Arts, and is host to international academic conferences and continuing education/extension programs. For more information, visit http://palmdesert.ucr.edu. D. Brandman University Brandman University’s Palm Desert campus (formerly Chapman University College) is one of 26 Brandman campuses in California and Washington. Located at the corner of Cook Street and Merle Drive, the Palm Desert site offers both Bachelors and Masters degrees in Arts and Sciences, Education, Business and Professional Studies. For more information, visit www.brandmannews.org/palm-desert. 5-24 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.10 | PARKS AND RECREATION | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.10 Parks and Recreation Palm Desert Civic Center Park. Guided tours along the Randall Henderson Trail. A. Park Facilities The City owns, operates, and maintains several developed park and recreation facilities providing green space, playgrounds, trails, picnic facilities, community gardens, dog parks, and space for sporting events. The city and SOI include approximately 163 acres of parkland, 23,060 acres of open space, and 6,834 acres of golf courses. The City of Palm Desert’s established goals and standards for parkland identified in the 2004 General Plan are 0.25 acres per 1,000 residents for mini parks, 1 acre per 1,000 residents for neighborhood parks, and 5 acres per 1,000 residents for community parks. Although the City has not reached these standards for each park type, with 50,417 residents in 2014 and 163 acres of accessible parkland in Palm Desert, the City provides an average of 3.23 acres of parkland per 1,000 residents. New parks, greens, squares and greenways within the UNSP area are intended to contribute to Palm Desert’s supply of park space and to meet the goals of the General Plan. As Precise Neighborhood Master Plans are prepared for each phase of development (see section 7.8) the City will review those requirements and ensure that appropriate types and amounts of recreational open space are provided. B. Open Space Several large open space preserves surround Palm Desert to the south and southwest. These include the Living Desert, Coachella Valley Preserve, Fox Canyon, and the Santa Rosa and San Jacinto Mountains National Park. In addition, the City owns an extensive amount of land within the hillsides, some of which are protected from development by conservation easements. C. Trails Palm Desert offers a variety of trails for hiking enthusiasts as well as those who simply love the outdoors; most of these trails are part of the open space preserves. The four main hiking trails located within (or partially within) city boundaries include the Hopalong Cassidy Trail, the Art Smith Trail, the Randall Henderson Trial, and the Herb Jeffries Trail. These four trails are all located in the Santa Rosa Mountains. In the UNSP area, multi-use trails are provided in the greenways along Portola Avenue and Frank Sinatra Drive. These are intended as part of a network that will connect along Frank Sinatra Drive and across Cook Street to the University Campus area. The Living Desert, opened in 1970, serves as a wilderness habi- tat for native and non-native plants and animal species. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 5-25 CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | EMERGENCY SERVICES | SECTION 5.11 5.11 Emergency Services Riverside County Fire Department Station 71, Palm Desert. Since 1973, the Palm Desert Police Department has operated under contract by the Riverside County Sheriff’s Department. A. Fire Protection and Emergency Response Fire Protection Services for the University District are provided by the Riverside County Fire Department (RCFD). The RCFD provides the City with fire prevention, rescue, and basic emergency medical services; hazardous materials mitigation; and disaster planning coordination. The closest RCFD fire station to the Specific Plan area is located approximately one mile south of the UNSP, at the intersection of Portola Avenue and Country Club Drive. B. Police Protection The Palm Desert Police Department (PDPD) serves under contract by the Riverside County Sheriff’s Department, providing police protection and crime prevention services to residents of Palm Desert and the nearby Sphere of Influence (SOI). The PDPD station is located within 0.5 miles of the UNSP area, immediately to the west on Gerald Ford Drive. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 6-1 6.0 Implementation Section 6.1 Purpose and Applicability 6.2 UNSP Regulatory Approach 6.3 Schedule and Phasing 6.4 Infrastructure and Public Facilities 6.5 Financing Plan 6.6 Approvals, Amendments and Changes 6.7 Precise Neighborhood Plans 6.8 Submission, Review and Approval Page 6-2 6-2 6-3 6-4 6-4 6-5 6-7 6-8 The process of designing, entitling and building new, walkable, sustainable neighborhoods in the UNSP area will require cooperation and coordination between the City of Palm Desert, multiple master developers, and many more builders and contractors. This chapter outlines procedures to facilitate and organize that collaboration. Integration and coordination of the public realm and each increment of private development - to ensure a high quality, seamless human scale environment from the home to the street to the park to the store to the University and back - is the core goal of this plan. Procedures for ensuring this are provided in this chapter, in particular the Precise Neighborhood Master Plan process as described in Section 6.7. The level of coordination required to achieve the degree of harmony, connectivity, and seamless transitions between neighborhood and neighborhood center environments will be significantly higher than that required to build housing tracts and shopping centers that are separated from one another by walls and connected by car trips on arterial streets. However, the long term value, quality of life, and sustainable outcomes generated and enabled by such integration more than justify the time and effort. 6-2 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 6.1-6.2 | INTRODUCTION / REGULATIONS | CHAPTER 6: IMPLEMENTATION 6.1 Purpose and Applicability 6.2 UNSP Regulatory Approach Pursuant to Government Code § 65451, this section addresses the required program for implementation including regulations, conditions, programs, strategies and additional measures necessary to implement the plan. The responsibilities and procedures required for implementing the UNSP are identified in this section, including responsibility for capital improvements and financing and the regulations that will govern its implementation. Certain public and capital facilities improvements within and adjacent to the UNSP Area are required to support its development, including public roadway and signal improvements and utility system improvements. Public and private infrastructure within the UNSP Area required to support development include water mains, sewer trunk lines, new roadways, dry utility conduits within roadways, and drainage. The Master Developer will coordinate with the City to finance and/or construct all such improvements. Parks and other recreational amenities will also be provided within the UNSP area. Contributions toward maintaining transportation, fire, police, libraries, parks and other public services and amenities will be made through payment of development impact fees to the City. The procedures, regulations, standards and specifications described in the UNSP supersede any conflicting portions of the Palm Desert Municipal Code. Any development regulation and building requirement not addressed in the UNSP is subject to Applicable Law. The implementation procedures set forth in this section are intended to ensure the development of UNSP in accordance with the planning and design intent of this Plan, the City of Palm Desert General Plan, and Applicable Law. The UNSP applies to all lands within the UNSP area. All development proposals within the UNSP area boundaries must be consistent with the UNSP, the General Plan and City’s Municipal Code (PDMC). The Development Standards and Guidelines, presented in Chapters 3, 4 and 5 of this Plan, contain development regulations which are mandatory - and design guidelines which are advisory - for all properties within the UNSP area. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 6-3 CHAPTER 6: IMPLEMENTATION | SCHEDULING & PHASING | SECTION 6.3 6.3 Schedule and Phasing A. City-Owned Property At the time of UNSP adoption, the City owns approximately 170 acres of land in the southwesterly portion of the UNSP. The City intends to sell the land to a qualified master developer in late 2016 or early 2017. Following that sale, the City will work with the master developer through the subdivision and entitlement process, as defined in the City’s Municipal Code and in this Section. B. Privately Owned Property The balance of the property within the UNSP area is privately owned and vacant at the time of Plan adoption. The City will work cooperatively with the owners of those properties and the buyer of the City-owned property to ensure that the intentions of this Plan for an interconnected network of complete streets and related infrastructure and utility systems are implemented. The City will help the property owners to ensure that the phasing increments reasonably respond to market conditions at the time of development. C. Phasing Through consultation with the City’s planning and public works departments, the Master Developer(s) shall propose a Phasing Plan for City review, conditioning and approval. The Phasing Plan shall: •Facilitate the orderly incremental build-out of the entire community based upon market and economic conditions; •Match Infrastructure improvements to meet the needs of each phase of development; •Protect all aspects of public health, safety and welfare; •Prioritize the development a Phase I location and extent that helps to demonstrate the neighborhood place-making intentions of the Plan. Figure 6.1 illustrates a sample strategy for initial phase(s) the development. The illustrated location is only intended to provide an example of how a location can address the following benefits: •Prioritizes construction of a major framework street, with a gateway entrance from and existing street; •Delivers a complete Framework Street with a central open space surrounded by a variety of model homes, buildings, a central sales office and public amenities; •Together, these elements will help to demonstrate how the UNSP vision can be achieved through the implementation of the applicable standards, guidelines to deliver a complete community. FIG. 6.1 PHASING STRATEGY SAMPLE LOCATION PORTOLA RDPRIMARY GATEWAY CENTRAL SALES & OPEN SPACE FUTURE DEVELOPMENT MODEL HOMES FUTURE DEVELOPMENT 6-4 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 6.4-6.5 | INFRASTRUCTURE & FINANCING | CHAPTER 6: IMPLEMENTATION Consistent with Applicable Law, this section provides an overview of the parties involved in the implementation, ownership, and long-term maintenance responsibilities for the private infrastructure and public facilities/services required to support the UNSP Area. Related to the text below, please see Figure 6-2A(Water Network), Figure 6-3 (Wastewater Network), Figure 6-4 (Stormwater Network), and Sections 3-2 and 3-3 (Street Network). Development of the UNSP will require the extension of existing infrastructure and services into the UNSP area to provide water, wastewater disposal, storm drainage, roads, public utilities, public safety services and solid waste services. The Master Developer is responsible for providing the infrastructure improvements necessary to serve the plan area, as described in Chapter 5, and as will be further defined through the Precise Neighborhood Master Plan process - see Section 6.8, below - and the tentative map conditioning and approval process. The financing and maintenance plan for the UNSP will ensure the timely completion of public facilities, streets, utilities, and other necessary capital improvements, as well as the proper maintenance of these facilities. The following principles shall guide the development and funding of facilities and public services for the UNSP: •Use pay-as-you-go financing to the extent possible. Use debt financing only when essential to provide facilities necessary to maintain service standards. •Fully fund new on-site and off-site public infrastructure and services needed to support the UNSP development; •Utilize existing fee programs to fund required off-site infrastructure. •Fund the costs of mitigating the adverse impacts on the City’s existing infrastructure; •Provide for a fair allocation of costs among land uses. •Phase on-site improvements to ensure that they are constructed when necessary and when funds are available to construct public improvements; •Provide for reimbursements from other development for infrastructure costs that the UNSP area is required to advance; and •Ensure financing mechanisms are flexible to accommodate different combinations of infrastructure timing and funding requirements. The following policies govern the financing of infrastructure and public services for the UNSP in accordance with the above principles: •Fund the full costs of on-site and off-site public infrastructure and public services required to support the development in the UNSP area from revenues generated by development within the UNSP area, except where specific existing City, County, District or State sources are available. •Allocate the core infrastructure costs to property within the UNSP area based on the general principles of benefit received, with consideration of the financial feasibility of the proposed land use. TABLE 6.1 INFRASTRUCTURE IMPROVE- MENT COST ESTIMATE ITEM TOTAL Streets and Alleys $22,300,000 Sanitary Sewer $16,100,000 Domestic Water $15,250,000 Recycled Water N/A Storm Drain $5,800,000 Grading $17,700,000 Dry Utilities $5,000,000 TOTAL $82,150,000 6.4 Infrastructure and Public Facilites 6.5 Financing Plan CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 6-5 CHAPTER 6: IMPLEMENTATION | APPROVAL, AMENDMENTS AND CHANGES | SECTION 6.6 •Require development projects in the UNSP area to fund the over-sizing of facilities if required by the City, subject to reimbursement from future developments benefiting from the over-sizing. •Require Neighborhood Builder(s)/Developer(s) who proceed ahead of the infrastructure sequencing plan to pay the costs of extending the core infrastructure to their project subject to future reimbursement. •Require dedication of land for road improvements and construction of road improvements consistent with city-wide policies. Utilizing these principles will optimize the use of available resources and ensure that adequate infrastructure and services are provided in a timely manner. If necessary, a detailed financing plan that will specify the financing strategy in greater detail and provide additional infrastructure financing options, such as bonds secured by special taxes will be prepared by the Master Developer/Builder. As shown in Table 6.1, the total cost of the on- site infrastructure program will be approximately $82 million. These amounts also do not include the costs of in-tract and other subdivision-specific improvements, which are assumed to be independently financed as part of the vertical development. A Community Facility District (i.e., Mello-Roos), Landscaping and Lighting District or other types of assessment districts, Geologic Hazard Abatement District (GHAD), Homeowners Association (HOA), or other mechanisms including conventional subdivision financing may be used to fund the development of onsite infrastructure improvements (e.g., streets, sewers, water and storm drains) and the operation and maintenance of the parks, streetlights, and other landscaping improvements. A. Existing Zoning Regulations The UNSP area is comprised of two City zones - Planned Residential (PR) and Planned Community Development (PCD) - within the City’s Zoning Code. The UNSP amends and restates the previously approved zones (updated in 2010) in its entirety; however, the UNSP must be adopted by ordinance. B. Approvals The UNSP applies to any of the following within the Specific Plan area boundaries: •Land use activity; •New buildings and signage; •Modifications/additions to existing buildings and signage; •Subdivision of land or a building; and, •Improvements to a site. All required permits/approvals must be obtained before the proposed use, and any structures related to the proposed use, are constructed, otherwise established or put into operation. Unless specified otherwise, the UNSP will be administered and enforced by the Director, Planning Commission and City Council. Applications must be processed and approved by the applicable requirements and findings of the UNSP. C. Municipal Code Reference In the event of a conflict between the Palm Desert Municipal Code and the UNSP, the UNSP takes precedence over the PDMC. The Director is authorized to provide administrative determinations regarding the UNSP. Such administrative determinations must be in writing and may be appealed in accord with the PDMC. The UNSP provides form-based zoning and applicable land uses based the following form-based zones: •Neighborhood Low (NL); •Neighborhood Medium (NM); •Neighborhood Center (NC); and, •Open Space (OS). Full descriptions of UNSP Zones, their assigned locations and permissible uses may be found in Chapter 4. 6.6 Approvals, Amendments and Changes 6-6 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 6.6 | APPROVAL, AMENDMENTS AND CHANGES | CHAPTER 6: IMPLEMENTATION D. Director Authority 1. The Director has the authority to implement the UNSP in accordance with Applicable Law. 2. The Director has the authority to interpret the UNSP. In the event that a specific use or type of use is not listed as a permitted use, the Director has authority to determine whether the proposed use is similar to a permitted use and whether the use is permitted, permitted subject to conditions, permitted as a temporary use, or prohibited. In determining “similarity,” the Director must make all of the following findings: •The proposed use meets the intent of, and is consistent with, the goals, objectives and policies of the General Plan and the UNSP; •The proposed use does not adversely impact the public health, safety and general welfare of the City’s residents; and •The proposed use shares characteristics common with, and is not of greater intensity or density or does not generate more environmental impacts than those uses listed in the permitted uses section. 3. Any applicant, interested person, or public official may appeal Project Clearance or Specific Plan Amendment decisions of the Director to the Planning Commission in accordance with the UNSP. E. Administrative Modifications 1. The Director is authorized to make technical corrections, in a form approved by the City Attorney, to maps, diagrams, tables, and other similar documents that may be required to reconcile the changes made by the UNSP with the Project Approval and Applicable Law. 2. In addition, the Director is authorized to make the following technical amendments, in a form approved by the City Attorney: •Realignment or modifications to internal streets serving the project, lot lines, easement locations and grading adjustments, if approved by the City Engineer. •Minor modifications to design criteria such as paving treatments, architectural details and related criteria. •Minor modification to landscape treatments, fencing, lighting, trails, and entry treatments, provided the modifications are in substantial conformance with the purpose and intent of the specified design criteria. •Minor modifications to landscape treatments, fencing, lighting, trails, and entry treatments, provided the modifications are in the substantial conformance with the purpose and intent of the specified design criteria. •Minor expansions or reductions (not to exceed 25%) of the required setbacks set forth in Table 4.3, Development Standards. F. Specific Plan Amendments Amendments to this Specific Plan may be initiated by application for a proposed amendment by a land owner of the affected parcel(s) within the UNSP area, or by the City. The application for amendment shall be reviewed and approved by the City based on the following criteria:. 1. Director Approval: The following amendments shall be subject to administrative review and approval by the Director of Community Development: •Minor changes to the UNSP that provide supplemental detail consistent with the existing content of the UNSP. •Minor changes in Planning Area boundaries that increases or decreases any Planning Area acreage by 15% or less. •Minor changes in overall density or lot coverage that increase total land use allocation by 10% or less. •Reconfiguration of Planning Areas consistent with Section D.4.Changes in any Specific Plan Area boundary; and, •Changes in standards or regulations, including landscaping and design standards. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 6-7 CHAPTER 6: IMPLEMENTATION | PRCISE PLAN APPLICATIONS | SECTION 6.7 2. City Council Approval: The following amendments shall be subject to review and approval by the City Council, upon recommendation by the Planning Commission: •Any change in land use designation applicable to a Planning Area. •Major changes in the UNSP that affect the purpose and intent of this document. •Major changes in Planning Area boundaries that increase or decrease any Planning Area acreage by 15.1 % or more. •Major changes in overall density or lot coverage that increase total land use allocation by 10.1% or more. G. Miscellaneous Any time limit established by the UNSP may be extended by mutual agreement between the applicant and the Director, the Planning Commission or the City Council, as the case may be. H. Noticing All noticing required by the UNSP will be accomplished at the cost of the applicant seeking a Project Clearance, or other action in accordance with the UNSP and/or Applicable Law. Prior to or concurrently with the application for any ten- tative subdivision map for any phase of development, the applicant shall submit a Precise Plan application, for the proposed phase of development. That Precise Plan shall be reviewed , found consistent with the intent and regula- tions of this Plan, and approved by the Director prior to our concurrently with the approval of any tentative or final map. Subsequent map amendments and/or lot line adjustments must also be found by the Director or his/her designee to be consistent with the approved Precise Plan. The intention of this requirement is that each new phase of development be seamlessly integrated with and well connected to adjoining development, whether existing or future, per the policies and standards of the UNSP. Require- ments for a complete application include: •The application shall address and clearly depict that proposed phase of development and the complete Planning Sub-area(s) - see Figure 3.5 of Section 3.2 - of which it is a part. The edges of adjoining Sub- Areas shall also be shown, indicating the location and configuration of any existing or planned street connections. •All streets within the affected Planning Sub-area(s), indicating connections to existing streets within and abutting the Sub-area - or planned streets as illustrated in the Regulating Plan, Figure 3.5 of Section 3.2 - in accordance with the connectivity requirements of Section 3.2. •All blocks within the planning Sub-area, including the proposed typical lot dimensions and intended development types, in accordance with the block size requirements of Section 3 and the lot size requirements of Section 4. •The Precise Plan shall include a Precise Regulating Plan for the entire Sub-area, identifying for each block or portion of block the intended Neighborhood Zone. The Precise Regulating Plan shall be in substantial conformance with the Regulating Plan shown in Figure 4.1 of Section 4.2. •The Precise Plan shall identify the intended development intensity zone by zone and block by block for the proposed phase of development, and 6.7 Precise Neighborhood Plans 6-8 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 6.8 | SUBMISSION, REVIEW & APPROVAL | CHAPTER 6: IMPLEMENTATION a calculation indicating the remaining development capacity of the Sub-area(s). •All open spaces within the affected Sub-area(s), including the proposed type and function of each space in accordance with the open space standards in Section 3.6. •The Precise Plan shall include a Master Landscape Plan (MLP) for the proposed phase of development. The MLP shall identify street trees for all streets - both existing, if any, and proposed - and all public and/or shared open spaces, both existing and proposed. •The size, type and function of each open space - per the Open Space Standards in Section 3.6 - shall be identified in the MLP, along with the preliminary landscape design of each, specifying the types and sizes of plant and hardscape materials. •A preliminary stormwater drainage and management plan for the proposed phase of development shall accompany the MLP, demonstrating that the sizes and designs of the open spaces - typically including planters within the streets, areas of pervious pavement, attached and detached neighborhood greens and greenways, parks and squares - are capable of meeting City stormwater retention requirements. If any portion of the stormwater management system for the proposed phase of development is intended to be met by another existing or future phase of development that shall be clearly shown and will become a condition of map approval. EDITORS NOTE: SOME OF THE PROCEDURES DE- SCRIBED IN SECTION 6.8 MAY BE REDUNDANT OR IN CONFLICT WITH EXISTING PROVISIONS OF THE PALM DESERT MUNICIPAL CODE AND ADMINIS- TRATIVE PROCEDURES. PLEASE ADVISE AND WE WILL EDIT THIS TO REFER TO PDMC AS APPROPRI- ATE. All subdivision maps of any type must be submitted, reviewed and approved in accordance with the Palm Desert Municipal Code and the California Subdivision Map Act. For projects requiring a tentative tract map(s) or parcel map(s), the PNMP requirements as set forth in Section 6.8, above, shall apply, along with other relevant provisions and procedures of the UNSP, in addition to provisions otherwise provided in the PDMC. Applications for tentative and final subdivision maps, parcel maps, and lot line adjustments must be filed with the Planning Director and/or the City Engineer in accordance with the PDMC. A. Map Revision Approvals 1. Purpose. The provisions of this section set forth findings, procedures, and fees for changes to Tentative Tract Map and subsequent recorded final maps (Map Revisions). Map Revisions are authorized by compliance with this section in order to facilitate and expedite implementation and build-out of planned development within the UNSP area. Map Revision applications may consist of applications for certificates of correction (COC), lot line adjustments (LLA), record map modifications (RMM)/amending maps (AM), tentative parcel maps (TPM), tentative maps (TM) and any related final map clearances (MC). 2. Fees. The fee or fees established by city council resolution for processing, recording or other services related to Map Revisions must be paid by the Permittee(s). 3. Materials for Filing a. COC/LLA/RMM/AM Applications. Any Permittee proposing a COC/LLA/RMM/AM pursuant to this section must submit the following information, as applicable: b. All materials must be submitted as required by the PDMC. 4. Applicant. An application for a Map Revision must be signed by all parties having any record title interest in real property identified specifically as part of the requested revision. In order to initiate the Map 6.8 Submission, Review and Approval CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 6-9 CHAPTER 6: IMPLEMENTATION | SUBMISSION, REVIEW & APPROVAL | SECTION 6.8 Revision review process, the Permittee(s) must submit a complete application consistent with the Materials for Filing section identified above. 5. Review Process. A complete Map Revision application must be submitted by the Permittee(s) to the Director. The application must be forwarded by the Director for review by the Development Review Committee (including the Public Works Director) within five business days of its receipt. The Director must conduct environmental review in compliance with the California Environmental Quality Act (CEQA). Any Map Revision requiring a Supplemental and/or Subsequent Environmental Impact Report (EIR) must be referred to the Planning Commission. Sequential LLAs, each involving for (4) lots or less, are permissible without limitation as to number within the UNSP area and deemed in compliance with Government Code § 66412(d). 6. Approval Procedure. The Director is the decision maker for certificates of correction, lot line adjustments, tentative parcel maps, and final parcel map/map clearances. The City Council is the decision maker for record map modifications/amending maps and tentative maps. 7. Relationship of Revisions to Approved Map. Map Revisions will supersede the lot configuration contained in the Approved Final Map applicable to such individual lot(s). Except as affected by a Map Revision, all other provisions of the Approved Final Map will continue in full force and effect. a. Map Revision Expiration i. A Map Revision remains valid if it meets all requirements of the UNSP. ii. A Map Revision expires 36 months after the approval date, unless the City grants a time extension in accordance with this section. iii. The Director may grant a 36 month extension, for good cause shown, before the initial time period expires. iv. Upon a Map Revision expiration, all map entitlements revert back to the previously recorded map instrument. B. Development Plan Review Before the City issues any residential, commercial or institutional building permits for any specific lots of blocks, a Development Plan must be approved for such development. The primary purpose of the Design Review, as set forth in PDMC, is to determine that individual development projects are being developed in a manner that conforms to the goals and standards specified by the UNSP and to ensure compatibility with all applicable City regulations. C. Individual Project Approvals Individual Project applications must be reviewed by the Director for their consistency with the UNSP, including the Design Guidelines and Development Standards. 1. Project Clearances a. Unless otherwise exempt, the Director must issue a Project Clearance before the City can issue a grading permit or building permit. b. The Director cannot issue a Project Clearance unless an Individual Project complies with all applicable provisions of the UNSP and other Applicable Law. 2. Findings A Project Clearance must include written findings by the Director that the Individual Project complies with all applicable provisions of the UNSP and may only be issued if all of the following specific findings can be made: a. That the proposed development conforms to the applicable policies of the General Plan and the applicable provisions of the zoning regulations within the PDMC. b. That the proposed development is located on a legally created lot. c. That the subject property is in compliance with all laws, rules, regulations pertaining to 6-10 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 6.8 | SUBMISSION, REVIEW & APPROVAL | CHAPTER 6: IMPLEMENTATION subdivisions, permitted uses, design guidelines, development standards, and any other applicable provisions of the UNSP. 3. Covenant A Project Clearance must include a requirement that the Permittee either submit evidence of the Permittee’s previous acceptance of all recorded Project Approval conditions of approval, or if new conditions of approv- als are imposed in the Project Clearance process, record a new agreement (against only those lot(s) affected by the Individual Project) concerning new specific infor- mation/conditions contained in the Project Clearance (e.g., Agreement to Comply with Conditions of Approv- al) before the City issues Occupancy Clearance for that Individual Project. The agreement must be in a form approved by the City Attorney and include provisions requiring it to run with the land and be binding on any subsequent owners, heirs or assigns. After recordation, a copy bearing the County of Riverside Recorder’s number and date must be given to the Director for attachment to the subject case file. 4. Advisory Determination An applicant may request, at the applicant’s cost, that the Director conduct a preliminary review of an Indi- vidual Project application for an advisory non-binding determination of compliance with the provisions con- tained in the UNSP. 5. Director’s Review In approving a Project Clearance for an Individual Project (including OSP/MR) or stand-alone OSP, the Director may impose only those applicable conditions of approval/mitigation measures that were previously imposed in connection with the Project Approval, with the exception that new conditions may be imposed as necessary to ensure that previously imposed Project Approval conditions of approval are effectively imple- mented for the Individual Project being reviewed (e.g., construction notifications, construction buffering requirements, construction monitoring efforts). In approving a Project Clearance, the Planning Com- mission may impose applicable conditions of approval/ mitigation measures that were previously imposed in connection with the Project Approval as well as any new conditions of approval/ mitigation measures associated with new potentially significant environmental impacts identified through CEQA analysis. In addition, new condi- tions may be imposed as necessary to ensure that previ- ously imposed Project Approval conditions of approval are effectively implemented for the Individual Project being reviewed (e.g., construction notifications, construction buff- ering requirements, construction monitoring efforts). a. Referral to Public Works Director. After receiving a Project Clearance application, the Director will transmit a copy of the application to the Public Works Director and Building Official requesting comment. The Public Works Director will make the determinations required by the UNSP and provide a written determination on the Individual Project to the Director. b. Compliance with Environmental Guidelines. Upon receipt of an application for Project Clearance, the Director must determine whether the Individual Project/Map Revision is consistent with CEQA. c. Development Configuration Matching Project Approval. If the Individual Project is consistent with the development reflected on Table 4-3 and the Director determines that the Project Clearance complies with all other applicable requirements of the UNSP, the Director may impose any applicable conditions of approval/ mitigation measures appropriate for the Individual Project and may issue a Project Clearance conditioned upon the implementation of those conditions/ mitigation measures. d. Development Configuration Consistent with Environmental Guidelines. If the Individual Project, while not consistent with the development reflected in Table 4-3, is consistent with the requirements of the UNSP, the Director may impose applicable conditions of approval mitigation measures and issue a Project Clearance conditioned upon compliance with those conditions/ mitigation measures. e. Development Configuration Inconsistent with Environmental Guidelines for which an EIR is not Required. If the Individual Project conforms to the requirements of the UNSP, but requires additional environmental analysis under CEQA, the Director must inform the Applicant that an additional environmental assessment will be required for the Project and require CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | 6-11 CHAPTER 6: IMPLEMENTATION | SUBMISSION, REVIEW & APPROVAL | SECTION 6.8 a deposit from the applicant to proceed with additional Individual Project review. The Director may then conduct an environmental review in compliance with CEQA and take appropriate action as to a Project Clearance. f. Development Configuration Inconsistent with Environmental Guidelines for which an EIR is Required. If the Individual Project conforms to the requirements of the UNSP, but requires a Supplemental or Subsequent Environmental Impact Report (EIR) in order to comply with CEQA, the Planning Commission is the decision maker for Project Clearance. g. Finding of Inconsistency. If the Director finds the Individual Project is inconsistent with Applicable Law, including the UNSP, the Director must deny the application in writing. The written denial will identify the reasons for inconsistency. The Permittee may amend its application or appeal the Director’s decision in accordance with the PDMC 26.20.117, , et seq. h. Referral to Planning Commission. The Director may determine on a case-by-case basis that the public interest would be better served by holding a public hearing before the Planning Commission to determine whether the Director should issue a Project Clearance. 6. Relationship of Project Clearance to Project Approval a. Upon the City issuing a Project Clearance, plans for each such approved Individual Project will supersede the plans contained in the Project Approval originally applicable to such Individual Project’s lot. Except where inconsistent with the approved Individual Project, all other provisions of the Project Approval apply to the Individual Project. b. Each Project Clearance constitutes a “Project Approval” as defined by Applicable Law; no amendment of the UNSP Approval is required in association with approval of a Project Clearance. 7. Relationship of Project Clearance to Approved Map a. An application for an Individual Project may include a Map Revision in order to better configure lots to the proposed building and/or parking areas. The City may approve such Map Revisions concurrent with the Project Clearance. Map Revisions may be processed as a certificate of correction, record map modification/amending map, lot line adjustment, parcel map, or tentative map, as applicable, in accordance with the provisions of the UNSP. b. Map Revisions approved concurrent with the Project Clearance will supersede the lot configuration contained in the Approved Project applicable to such individual lot. Except as affected by a Project Clearance, all other provisions of the Approved Project will continue in full force and effect. c. Expiration of a Project Clearance for an Individual Project does not affect the validity of a certificate of correction, record map modification/ amending map, lot line adjustment, parcel map, or map. 8. Rights Granted Under Project Clearance A Project Clearance indicates compliance with the UNSP and the Applicable Law. 9. Project Clearance Expiration a. A Project Clearance for an Individual Project expires 24 months after the approval date, unless within such period physical construction of the Individual Project is substantially commenced, and/or the beginning of the authorized use commenced, or the City grants a time extension in accordance with this section. b. The Director may grant a one year extension, for good cause shown, before the initial time period expires. c. Upon a Project Clearance expiration, all entitlements revert back to ___________ 6-12 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 6.8 | SUBMISSION, REVIEW & APPROVAL | CHAPTER 6: IMPLEMENTATION D. Utility Plan A Utility Plan must be submitted for City approval. All utility service connections and above-ground mounted equipment (such as backflow prevention devices) must be screened from view and painted in earth tones or other colors compatible with the surrounding area (red is prohibited). Screening may include a combination of landscaping, fencing, walls, or lattice. All gas and electrical meters must be concealed and/or painted to match the surroundings. Utility transformers must be placed in underground vaults unless proven to be technically infeasible. All transformers and vaults that must be located in the right-of-way must be installed below grade unless otherwise approved by the City. If not installed below grade, such facilities must be screened from public view. E. Landscape Plan The Permittee must prepare a detailed landscape plan for each Individual Project that identifies existing landscaping, proposed new landscaping (trees, shrubs, groundcover by species), size of plant materials, and location of landscaping. Landscaping must consist of drought-tolerant native and/ or Mediterranean type species which provides adequate enhancement of the property and screening from surrounding areas. The use of invasive plants is prohibited. Landscaping must be used to soften building masses, to reinforce pedestrian scale, and to provide screening along public street frontages and within parking areas. Chapter 2 outlines the essential form that the UNSP is intended to take, including landscape and recreational areas. Front Yard landscape for individual lots is identified in Section 5.3 Private Frontage Types. As building and parking lot coverage are anticipated to change and evolve as the UNSP is built out, the landscape coverage requirements for Individual Projects may similarly evolve. F. Maximum Development Yield and Density Trans- fers The maximum development yield for the areas subject to the UNSP is 1,290 dwelling units. During site development plan review, minor adjustments to planning area boundaries, and road alignments, may require adjustment of the Planning Area density allocations defined in Section 4.2 Development Potential and Section 4.4 Development Standards. Requests by Neighborhood Builder(s)/Developer(s) for density transfers between neighborhoods may be submitted for City consideration and approval, subject to prior authorization by the Master Developer. Any approval by Planning Director for density transfer between neighborhoods cannot exceed the potential maximum of each individual planning area, providing that the maximum total development potential of the entire project is not exceeded. Density transfers are subject to the following provisions: 1. The density transfer meets the provisions of the Development Standards and occurs within the development envelope on the approved Land Use Plan and Grading Plan of this Specific Plan; 2. The transfer is consistent with the integrity of the subject zone category in terms of overall intensity; 3. There would be no major impacts on approved infrastructure plans, including major changes to the approved circulation plan or pedestrian network; 4. Land use compatibility and neighborhood integrity are not compromised. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-1 Section A.1 Neighborhoods and Housing A.2 Neighborhood Housing Types A.3 Neighborhood Center Design Guidelines A.4 Neighborhood Center Building Types A.5 Private Frontage Design Guidelines A.6 On-site Open Space Guidelines A.7 Architectural Guidelines A.8 Signage A.9 Sustainability Design Guidelines Page A-2 A-13 A-35 A-47 A-65 A-81 A-97 A-139 A-157 The UNSP is intended to reflect the best of recent trends toward walkable, sustainable neighborhood development, and the best of the Coachella Valley’s unique architectural heritage and desert land- scapes. And they are intended to provide a comfortable, valuable setting for a range of diverse housing types that meet the needs of current and future Palm Desert residents. These guidelines are intended to strike a balance between clarity of vision and purpose, and flexibility to meet the market demands and resident aspirations as the neighborhoods are built in a series of phases, and as they mature and evolve over time. These guidelines work hand in hand with the development standards in Section 4 to assist developers, builders, residents and the City of Palm Desert in achieving those goals. Appendix A. Design Guidelines A-2 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.1 | NEIGHBORHOODS AND HOUSING | APPENDIX A: DESIGN GUIDELINES 1. Palm Desert Neighborhoods Palm Desert’s first half century of housing development was characterized by the low wide houses on large lots, with strong emphasis on indoor and outdoor spaces that flow together to deliver the mid-Century desert life-style . Most homes were 1-story, many in the mid-Century Modern and Ranch styles of the 1950’s and 60’s, on lots of 8,000 and 10,000 s.f. with very generous yards and swimming pools. Multi-family housing was provided in the form of apartment complexes, organized around courtyards, gardens and pools, and located separately from single family neighbor- hoods. Recent Development Trends A number of recent Palm Desert housing developments have followed trends popular in the 1990’s and 2000’s, imported from Orange and Los Angeles Counties, with large 2-story houses built on lots as small as 4,000 s.f. and less, many with small patios rather than back yards, and some with no usable yard space at all. The “Missing Middle” The UNSP provides a unique opportunity for Palm Desert to add to this existing housing stock a range of “missing middle” housing options that deliver the generous Palm Desert indoor-outdoor lifestyle in more compact configurations than the original mid-Century prototype. These include single-family detached houses on lots in the 5,000 to 6,000 A.1 Neighborhoods and Housing Recent development trends: in southern California have tended toward houses “packed-into” small lots, yielding little to no usable private outdoor space. Early apartment complexes were organized around courtyards, gardens, and pools. A quintessential early Palm Desert home, characterized by modern architecture, a seamless transition between indoor and outdoor living space, and an expansive yard with a swimming pool to moderate the hot desert climate. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-3 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOODS AND HOUSING | SECTION A.1 s.f. range, as well as single-family detached and attached types on smaller lots, and a range of neighborhood-scale multi-family types on lots of various sizes. Neighborhood Diversity Also, as observed in towns throughout California and as demonstrated in innovative neighborhood designs of the past decade or two, such a diverse array of housing options can be flexibly intermixed within a single neighborhood if certain basic neighborhood design principles are followed. Such neighborhoods – common throughout the country but not yet present in Palm Desert – can enable young people to live within walking distance of their parents, older couples to find a home near their children and grandchil- dren, and students, graduate students and university faculty to find housing within walking and biking distance of the campus and commercial services. A podium courtyard building achieves increased density,while maintaining quality private and shared open space. A neighborhood-scale courtyard building with 16 units in two individual buildings sharing a common open space. Smaller, houses on smaller lots provide a more affordable housing option to a broader range of potential residents. Individual bungalow cottages arranged around a common open space. As a neighborhood is the fundamental unit of towns and cities alike, the house is the fundamental unit of neighbor- hoods. And while houses and housing can take many forms – larger or smaller, detached from other houses or attached to them – in American neighborhoods the detached single-family house with front, side and rear yards is the essential form, in relation to which other housing types are understood. Thus, to achieve a cohesive neighborhood design in which a variety of different housing types appear harmonious and complementary to one another, it is important that each variation possesses some clear “house-like” and “house- scale” design characteristics. This introductory section describes those characteristics and design strategies, on which the development standards and design guidelines for the UNSP are based. A-4 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.1 | NEIGHBORHOODS AND HOUSING | APPENDIX A: DESIGN GUIDELINES The UNSP offers opportunities for smaller, more intense housing types, on smaller, more compact lots. A mix of architectural styles and building scale / character creates visual diversity in this neighborhood. 2. Neighborhood Patterns The fundamental American house is characterized by a single, simple mass with a gable or hipped roof, set back from the street with a front yard, separated from its neigh- bors by landscaped side yards, with a private rear yard for family activities. Larger houses on larger lots are generated by adding secondary masses in the form of wings on one or both sides, to the rear, and in some cases in the front, and as independent out-buildings in the rear yard. Garages are almost always located in the wings or outbuildings, rarely in the Primary Mass. A critical strategy in generating a varied but cohesive neigh- borhood design is to ensure reasonable consistency in the size and scale of the Primary Masses of all buildings within a street. Buildings with significantly larger or smaller Primary Masses can comfortably share a rear yard fence or alley, but within each street a degree of compatibility in size, scale and character is very important. That scale and character is defined in large measure by: •The (range of) widths of the lots •The width, height and depth of the Primary Mass, in dimension and in relation to the lot width •The range of front setbacks •The design of the frontages (front yards) •The presence or absence of garages near the street •The consistent (or generally consistent) space between buildings on adjacent lots. The original Palm Desert pattern has been characterized by large, often horizontally massed mid-century modern houses on large lots with generous yards on all sides. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-5 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOODS AND HOUSING | SECTION A.1 A variety of building types -- including this multi-unit courtyard building can seamlessly “fit in” to most neighborhood contexts. A quadplex, in the form of a larger house, fits nicely, both in scale and character, with its smaller single-family neighbor. A duplex with the scale and character of a larger single-family house whose garages are accessed through a porte cochere. A quadplex (left) and a 6-unit multi-plex (right), both of which have the form of larger single-family homes from the street. As such, a cohesive neighborhood character is generated when some, but not all, of these characteristics are varied along a street or within a section of a neighborhood. An important lesson learned from the work of early 20th Century town planners is that houses and lots of varying sizes can be very successfully mixed within a single neigh- borhood if a few basic design principles are recognized. a. Buildings of various sizes on lots of various widths can be mixed within a street so long as the size and scale of the Primary Masses and the depth and design character of the front yard are relatively consistent. b. Much larger (or much smaller) buildings can be located nearby – even back to back with one another – so long as they are on a different street, or sometimes even a different block of the same street. c. The neighborhood design quality – or in later 20th Century parlance, “curb appeal” – is improved by locating service functions such as garages and utility equipment as far as practical toward the rear of the lot. A-6 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.1 | NEIGHBORHOODS AND HOUSING | APPENDIX A: DESIGN GUIDELINES 3. Indoor/Outdoor Living The placement and configuration of the building(s) on each lot determines the sizes and configurations of the yard spac- es. The quality and usefulness of those yard spaces is always an important consideration in designing housing, but in Palm Desert – where the indoor/outdoor desert lifestyle is central to community identity – it is a top-level priority. Early Palm Desert homes and apartments were generally characterized by expansive yard areas with swimming pools and lush landscaping to moderate the hot, dry desert climate. There is no denying the luxury of such spaces, but they demand significant time, energy and water to keep them comfortable for year-round living. As one considers more compact housing forms for more compact neighbor- hoods, there is a significant potential value in well-designed “outdoor rooms” (yard spaces) that are smaller, more shaded and better wind-sheltered. Consistent with Palm Desert’s General Plan theme of sus- tainability – the careful use of non-renewal resources, surely including the resource of land – the housing types defined in the following pages are intended to put every yard area to productive use, often for more than one purpose. Side yards that double as comfortable bedroom patios, drive- ways that double as forecourts, side yards as play spaces for children, semi-public front yards for visiting with neighbors, shared garden courts that provide gathering spaces and ad- A Spanish revival home arranged around a shaded internal courtyard. Car “court” areas, particularly on smaller lots, can double as usable private on-site open spaces. The essence of desert-living; indoor rooms that flow seamlessly into outdoor living spaces, with pools, lush landscaping, and beautiful desert landscape backdrops. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-7 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOODS AND HOUSING | SECTION A.1 In Palm Desert’s hot desert climate, narrower/shallower private on-site open spaces that are shaded from the sun and sheltered from the wind are very valuable amenities. Spaces like these are particularly appropriate to the desired intensity of the UNSP. This sideyard dining patio enclosed by a privacy wall between neighboring lots is great use of private on-site open space. This outdoor fireplace is the focal point of this enclosed, shaded patio - a great example of an outdoor room. dresses for multiple bungalows; all of these purposes con- tribute to the seamless flow between indoor and outdoor space that has characterized the desert lifestyle for decades. See Appendix A.6 for further details on On-Site Open Space Guidelines. A-8 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.1 | NEIGHBORHOODS AND HOUSING | APPENDIX A: DESIGN GUIDELINES 4. Neighborhood Lot Organization This section provides design guidelines for the siting and mass- ing of buildings on neighborhood lots, generally organized into four subjects: A. Primary Mass The primary building element in house-form neighborhood buildings is a simple volume, with the following typical characteristics. Section numbers in parentheses provide specific standards and guidelines. a. Size: Generally 20 to 30 feet wide and deep,1 to 2 stories in height (See Sections 4.4 and Appendix A.7). b. Form: Gabled or hipped roof typical, pitch related to style; flat roof possible for modern style (See Sections 4.4 and Appendix A.7) c. Location: Set on or near the front setback line and within the side and rear setback lines (See Section 4.4). d. Orientation: Eaves to the street, with main entry and windows of primary living spaces overlooking the street (See Sections 4.4 and Appendix A.5) e. Projections: Porches and other frontage elements may project into front yard setback (See Sections 4.4 and Appendix A.5 and A.7), and architectural elements may project into side and rear yard setbacks (See Appendix A.7). FIG. A.1.2 Massing Elements Massing Elements A Primary Mass D Front Wing / Architectural ProjectionBSide Wing C Rear Wing E Garage / Outbuilding A B E C D A typical neighborhood pattern - including a range of house-form building types, all composed of building elements that are of the same scale, form and character of neighborhood houses. FIG. A.1.1 Typical Neighborhood Pattern CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-9 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOODS AND HOUSING | SECTION A.1 B. Wings and Outbuildings Buildings larger than the recommended range for Primary Masses may be generated by the addition of wings and outbuildings, generally as follows: a. Size: Perceptibly smaller in width, depth and height than the Primary Mass (See Appendix A.5 and A.7). b. Form: Similar to and compatible with that of the Primary Mass. c. Location: Must be within all building setbacks. (See Section 4.4). •Side Wings: Set back behind Primary Mass by 3 feet or more. Side wings containing a street-facing garage should be set behind the Primary Mass by 10 to 20 feet. •Front Wings: May not project forward of the front setback line and, when provided, should help define a welcoming entry space, such as a forecourt or engaged porch. •Rear Wings: Should help define usable private yard area(s). •Outbuildings: Set back behind the Primary Mass, and usually at or near the side and rear setbacks. Should help define usable private yard area(s). d. Orientation: Typically eaves to the street; front wings may additionally face the street with a gable. (See Appendix A.5 and A.7). Rear wings and outbuildings should orient their primary windows and architectural projections into the lot, not to neighbors. An exception to this is balconies facing an alley. e. Projections: May generally have the same types of projections as Primary Masses, scaled down appropriately and rarely projecting nearer the street than the front building mass. f. Garages: should be located in wings or outbuildings significantly behind the face of the Primary Mass, except when a side-facing garage is located in a forward projecting wing and accessed via a forecourt (See Appendix A.7). A simply massed smaller house with a clearly articulated Primary Mass, side wing and engaged porch. A larger house with a clear Primary Mass scaled-down by a projecting front wing, and projecting 2nd story balcony. Avoid: Complex Applied Massing: This house illustrates extreme, and unnecessary complexity. In addition to the absence of a clear Primary Mass, each room is articulated with its own roof form, creating a cacophonous composition. AVOID A-10 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.1 | NEIGHBORHOODS AND HOUSING | APPENDIX A: DESIGN GUIDELINES C. Roofs Roof forms should be simple and directly related to the masses they cover. Complex applied massing is explicitly discouraged. This typically results from a lack of resolution of the building plan and building massing and/or an aimless desire to jazz up the curb appeal. Simple, clear architectural expression is the goal. The following general guidelines are provided, see also style-specific guidelines (Appendix A.7). a. Form: Simple gabled masses, eaves to the street are generally preferred. Very low pitched gables facing the street are often associated with the mid-Century modern style. b. Dormers: Dormers are considered an exception to the roof/mass correlation requirement; yet, they are rare in Palm Desert as they are not associated with Spanish revival, mid-Century or Modern styles. Other European revival styles and American Arts and Crafts styles in which dormers are a common device are neither recommended nor prohibited. This carriage house above an alley-accessed garage provides an additional unit and potential for rental income. Side-facing garage in a projecting front-wing. Positively, the garage door is appropriate to the architectural style of the home. A simply-massed house in a traditional Spanish architectural style with “eaves to the street” and a single street-facing gable. Typical of the Mid-Century Modern style, a very-low pitched gable characterizes the profile of this home. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-11 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOODS AND HOUSING | SECTION A.1 D. Building Spacing Comfortable building to building spacing – avoiding a “packed in” appearance – is an important design charac- teristic of the UNSP. To provide residences at the smaller end of the spectrum, rather than squeezing single-fam- ily detached houses onto smaller and smaller lots with narrower and narrower spaces between them, a range of attached and multi-family housing types are included in the Neighborhood Zones. Such multi-unit buildings, in turn, are provided with comfortable side yard separations from their neighbors. Please note that the design intent is different in the Center Zone, (See Appendix A.1 to A.4). a. Typical Spacing Proportion: Building to building spacing on adjoining lots is generally between 1/3 and 1/2 of the Primary Mass width. b. Minimum Spacing: Minimum building to building spacing from lot to lot must be provided per the setback requirements of (See Section 4.4), and should be wide enough to provide comfortable access (typically at least 10 ft). c. Multiple Buildings on a Single Lot: Spacing between multiple buildings on the same lot should be enough to provide comfortable access between buildings and/or define usable private yard area(s). (See Appendix A.6 for on-site open space guidelines). d. Additional Requirements: Additional building to building spacings may be required for specific housing types (See Sections 4.4 and Appendix A.7). In traditional neighborhoods, buildings are typically spaced between 1/3 and 1/2 of the width of the Primary Mass. In many contemporary neighborhoods, building-to-building spacing has been narrowed, which can be just fine so long as adequate space is provided for comfortable access and daylight. Spacing between multiple buildings on the same lot should be large enough to provide comfortable access between buildings, and/ or provide usable private open space. These bungalow courts exhibit efficient, yet comfortable spacing. A-12 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.1 | NEIGHBORHOODS AND HOUSING | APPENDIX A: DESIGN GUIDELINES This page is intentionally left blank. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-13 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 A.2 Neighborhood Housing Types Prototypical Pattern: Single-family neighborhoods. Prototypical single-family neighborhood pattern characterized by single houses on single lots with private yards on all sides. A. Introduction The design intent for the UNSP is variation with cohesion, or “organized variety”. This Section provides design guidelines for a selected specific Neighborhood Housing Types that repre- sent the most common applications of the Neighborhood De- sign Guidelines described in Appendix A.1, and the most typical examples found in most traditional American Neighborhoods. Types other than those described in this Section may be pro- posed, so long as they are found to conform to the Neighbor- hood Design Guidelines of Appendix A.1, and follow common sense design strategies including: •If a building is taller than a neighbor, it should not also be significantly wider or deeper. •If a large house is nearby much smaller homes, its Primary Mass should be in the same size range, and the larger house is generated by adding on wings not just inflating the Primary Mass. •If a building contains 2 or more dwellings, its Primary Mass shares the scale and character of nearby houses. •As lot widths vary, the house size and the house to house side yard spacing remain in proportion to the lot width to avoid a “packed-in” appearance. A row of single family side yard houses with dooryards as a frontage. B. Neighborhood Housing Patterns The single-family house is the basic unit of measurement that all other neighborhood housing types are based upon. This form can be scaled-up or scaled-down, and arranged in a variety of configurations to achieve increased building intensities in the context of a traditional neighborhood pattern. Common single-family types include: In addition to the various configurations of the prototypical single family house, this Section describes a variety of multi- unit neighborhood housing types that may be quite freely intermixed with houses in certain neighborhoods by virtue of their adherence to the neighborhood patterns. A-14 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.2 | NEIGHBORHOOD HOUSING TYPES | APPENDIX A: DESIGN GUIDELINES This page is intentionally left blank. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-15 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 Variation #1: Multiple houses “attached” This variation attaches 3 or more smaller-scale house form buildings (typically 20-25 ft. wide), to create a larger buildings. Individual (or groups of) units are organized into masses of the same general form, scale, and character of houses, such that the mass of the overall building is modu- lated according to the existing or intended neighborhood pattern. Due to the limited amount of on-site open space afforded by this type, it is most appropriate near or adjacent to a public open space. Variation #2: Multiple houses on a single lot. In concept, this variation replaces what would be a typical building lot within a neighborhood with an open space, and orients multiple units around that open space to form a shared-green. The street-fronting masses on either side of the green are of the same form, scale, and character of the existing neighborhood pattern. Variation #3: Multi-units houses single lots. This variation simply involves replacing single-family houses in a neighborhood pattern with houses of the same form, scale, and character of neighboring buildings, that happen to have two or more individual units within the same build- ing. As such, care must be taken to choose buildings of an appropriate scale that can fit seamlessly into the existing (or intended) neighborhood pattern. C. Neighborhood Housing Types Common applications of these neighborhood patterns are described in the pages that follow, organized into the these Neighborhood Housing Types: Neighborhood Housing Types Page a. Rear Yard House A-16 b. Side Yard House A-20 c. Carriage House A-22 d. Bungalow Court A-24 e. Duplex, Triplex, Quadplex A-26 f. Neighborhood Rowhouse A-28 g. Villa Apartment A-30 h. Neighborhood Courtyard A-32 Variation #3: Multi-unit houses on single lots. Variation #2: Multiple houses/units on a single lot. Variation #1: Multiple houses “attached”. This variation characterized by larger, multi-unit “house forms”, with the scale of neighboring single-family houses. This variation is characterized by arranging a number of houses or units around a common open space, or “courtyard.” This variation attaches 3 or more small “houses” into a single building, in scale with neighboring buildings A-16 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.2 | NEIGHBORHOOD HOUSING TYPES | APPENDIX A: DESIGN GUIDELINES 1. Site Organization / Massing •The house is comprise of a Primary Mass , with or without one or more adjoining wings, and, in some cases, a detached garage or carriage house. See Section 4.4 for zone requirements. •Wider and deeper houses grow by addition of wings •Buildings on corner lots should be designed with two facades of equivalent architectural expression. •Eave to street orientation is recommended. if a gable expression desired, a front wing is recommended. 2. Open Space •Rear yard area is required, for outdoor living, dining and play. For minimum area requirement by zone and lot size, see Sections 4.4 and Appendix A.6. •Minimum front and side yard areas are defined by building setbacks, see Sections 4.4 and Appendix A.6. 3. Access •Primary visitor access is through the front yard and a recommended Frontage Type. See Section 4.4. •Where an alley is present, vehicular access and services should be accessed through the alley •A port cochere and/or circular drives may be used with front-loaded access types , and are encouraged for large lots Rear Yard ALLEY STREET Sample illustration of the Rear Yard House building type, showing its Primary Mass, secondary mass, and yard space. MASSING AND OPEN SPACE Primary Mass Secondary Mass Garage Yard Space Rear Yard House Side Yard House Carriage House Bungalow Court Duplex, Triplex, Quadplex Rowhouse Villa Apartment Neighborhood Courtyard A. Rear Yard House The Rear Yard House is a detached single-family house whose main living spaces are oriented to the street to welcome the visitor, and also to a private rear yard area for family activities. This configuration is suitable for a range of lot sizes, from narrow to large. A carriage unit (See Page A-22) may be built at the rear of the lot. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-17 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 A large lot Spanish Revival home with a porte cochere.The rear yard area of the house can feature greenery, hardscape, and water features. An alley-loaded lot maintains a pedestrian-friendly character along the street. An example of a front-loaded side drive access lot. Access: Front-Loaded Side Drive Access: Small Lot Alley-Loaded Garage ALLEY STREET STREET STREET ACCESS Access: Large Lot Front-Loaded Side Drive with Porte Cochere Pedestrian Access Vehicular Access A-18 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.2 | NEIGHBORHOOD HOUSING TYPES | CHAPTER 5: DESIGN GUIDELINES A well-landscaped circular drive or forecourt can act as a functional outdoor space for a home on a large lot A front garage that is properly set back from the Primary Mass of the house House with a front-loaded side garage driveA Mid-Century style home with a circular drive and carport Access: Front-Loaded Side GarageAccess: Drive with Front Garage STREET STREET STREET Access: Large Lot Circular Drive with Front Carport ACCESS (GARAGE FRONT ALTERNATIVES)Pedestrian Access Vehicular Access CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-19 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 An example of setting a garage back from the front facade of the house. Architectural elements such as balconies can help reduce the visual prominence of a front garage. A cantilever over a garage achieves a similar effect as a balcony. Splitting a garage entry into two separate doors can help mitigate the visual effect of a garage 1. Design Strategies for Front Garages •Emphasize the front entry to the home with architectural elements such as porches, stoops or balconies. The entry yard should be well defined and landscaped to extend a welcoming gesture to the street. •Large-scale elements over garage doors – including balconies, projecting rooms and double or triple windows – help balance that facade composition. •Simple restrained massing is recommended rather than the alternative technique of adding many small gables and projections. •Where practical, a pair of 1-car garage doors rather than a single double door can improve the scale of the facade. Double garage doors can also be simply designed to mimic the scale of a pair of single doors. •On modern buildings, carports may be incorporated that are in line with the front facade of the house. A-20 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.2 | NEIGHBORHOOD HOUSING TYPES | APPENDIX A: DESIGN GUIDELINES 1. Site Organization / Massing •Comprised of a Primary Mass , 1 or more adjoining wings, and, in some cases, a detached garage or carriage house. See Sections 4.4 and Appendix A.6 for zone requirements. •Central side yard formed by front and rear wing •On corner lots, the “active” yard of the Side Yard House shall abut the street. •Eave to street recommended (if gable expression desired, recommend front wing) 2. Open Space •Rear yard area required, for outdoor living, dining and play. See Section 4.4 for zone requirements. 3. Access •The main entrance to a Side Yard House shall be located either within the facade and accessed directly from the street, or within the elevation facing the “active” side yard. Front yard with visitor entry and walk to street, minimum depth per zone. See Section 4.4 for zone requirements. •Parking and services shall be accessed from an alley. Side Yard ALLEY STREET Sample illustration of the Side Yard House building type, showing its Primary Mass, secondary mass, and yard space. MASSING AND OPEN SPACE Primary Mass Secondary Mass Garage Yard Space Rear Yard House Side Yard House Carriage House Bungalow Court Duplex, Triplex, Quadplex Rowhouse Villa Apartment Neighborhood Courtyard B. Side Yard House The Side Yard House is a detached single-family house whose main living spaces are oriented to the street to welcome the visitor, and also to a private “Active Side Yard area for family activities. Such houses typically face the Primary Side Yard with an “active side” with doors and large windows, and a Passive Side with small, high windows to avoid infringing on the privacy of the neigh- bor’s Primary Side Yard. This house type can render rear yard spaces and sideyard fences unnecessary. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-21 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 Side yards may also utilize landscape features such as pools and spas. A contemporary side yard, with landscaping matching the architectural character of the home. Pot hangers, planters, and small fountains are possible ways to hardscape side yards. Access: Tuck-Under Access: Side Entry Access: Large Lot Alley-Loaded Garage A traditional side yard with a pool and terrace ALLEY ALLEY ALLEY STREET STREET STREET Pedestrian Access Vehicular AccessACCESS A-22 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.2 | NEIGHBORHOOD HOUSING TYPES | APPENDIX A: DESIGN GUIDELINES 1. Site Organization / Massing •Comprised of 1 housing unit located over a detached garage •Stairs to access the unit may either be exterior or enclosed •Eave to street recommended 2. Open Space •A unit with exterior stairs should face stairs towards the rear yard area of the house . •A unit with enclosed stairs should face the stairway entry towards the rear yard area of the house. •Carriage houses may also have their own garden or dooryard as long as the rear yard area for the lot , as provided in Section 4.4, has already been fulfilled. 3. Access •Pedestrian entrances to carriage house units should be located adjacent to the rear yard •When alley-loaded, an additional outdoor parking space may be provided adjacent to the carriage house •Where an alley is present, services should be accessed through the alley Rear Yard Carriage House Garden ALLEY MASSING AND OPEN SPACE Sample illustration of the Carriage House building type, showing its Primary Mass and yard space. Primary Mass Secondary Mass Garage Yard Space Rear Yard House Side Yard House Carriage House Bungalow Court Duplex, Triplex, Quadplex Rowhouse Villa Apartment Neighborhood Courtyard C. Carriage House A Carriage House is a building type consisting of a dwell- ing unit on top of or attached to an at-grade detached garage. Carriage Houses typically abut an alley at the rear of a lot that includes a Rear Yard or Side Yard House. Carriage House types should be on lots with at least a 120’ depth. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-23 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 A modern carriage house with a connection to yard amenities Awnings over both vehicle and pedestrian entrances provide shade and protect from weather. A porch can also help liven an alley, and add more usable square footage to a unit. A contemporary carriage house with an exterior staircase into a rear yard Access: Front-Loaded Side DriveAccess: Rear-Loaded with Extra Space ACCESS ALLEY Pedestrian Access Vehicular Access A-24 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.2 | NEIGHBORHOOD HOUSING TYPES | APPENDIX A: DESIGN GUIDELINES 1. Site Organization / Massing •Comprised of four or more detached cottage buildings arranged around a central green or court; In order to create a passage, or Rosewalk, through the block, the unit closest to the alley may be omitted. •Wider and deeper cottages grow by addition of wings. See Section 4.4 for zone requirements •Buildings abutting the street and the courtyard shall be designed with two facades of equal architectural expression. •Eave to street recommended (if gable expression desired, recommend front wing) 2. Open Space •Central green or court area required, for shared outdoor living, dining and play. See Sections 4.4 and Appendix A.6 for zone requirements. The green may pass through the entire lot in the form of a Rose Walk •All unit front doors should face onto central green •Central green may include shared amenities such as community gardens and playgrounds •Trees may be placed in side yards to protect privacy of neighbors •Units may have private open space along the side lot lines when possible. Court ALLEY STREET MASSING AND OPEN SPACE Sample illustration of the Bungalow Court building type, showing its Primary Masses, secondary masses, and yard space. Primary Mass Secondary Mass Garage Yard Space Rear Yard House Side Yard House Carriage House Bungalow Court Duplex, Triplex, Quadplex Rowhouse Villa Apartment Neighborhood Courtyard D. Bungalow Court The Bungalow Court is an arrangement of four or more detached single-family houses around a shared courtyard or greenway, which provides direct access to all houses that do not directly front on a street. The Bun- galow Court is an efficient and flexible type particularly suitable for deeper blocks. Since only the two end units abut the street, the Bungalow Court is compatible with predominantly single-family neighborhood streets. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-25 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 A Mid-Century bungalow court in Palm Springs. A bungalow court without an end building, also known as a Rosewalk, can create intimate shaded passageways through blocks. Bungalow court units may be the scale of a normal single-family home. The front units of a bungalow court should take on the appearance of a small house Access: Alley-Loaded covered parking with each cottage unit maintaining a pedestrian connection to a central green ACCESS ALLEY STREET 3. Access •Pedestrian access to cottages should be directly from the central green or court •Dwelling units fronting on both a street and the courtyard shall be accessed from the street side. A secondary entrance from the courtyard may be provided but is not required. •Parking and services shall be accessed from an alley. •Parking is located in detached garages that are alley- loaded and do not front the central court. Pedestrian Access Vehicular Access A-26 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.2 | NEIGHBORHOOD HOUSING TYPES | APPENDIX A: DESIGN GUIDELINES 1. Site Organization / Massing •Comprised of a Primary Mass , optional adjoining wings, and a detached garage. See Section 4.4 for zone requirements. •Eave to street recommended (if gable expression desired, recommend front wing) •Buildings on corner lots shall be designed with two facades of equal architectural expression. 2. Open Space •Each ground floor unit should have a rear yard area for outdoor living, dining and play. See Sections 4.4 and Appendix A.6 for zone requirements 3. Access •The main entrance to each unit in a Duplex, Triplex or Quadplex shall be located within the facade and accessed directly from the street •Parking and services shall be accessed from an alley. Rear Yard Rear Yard House Side Yard House Carriage House Bungalow Court Duplex, Triplex, Quadplex Rowhouse Villa Apartment Neighborhood CourtyardThe Duplex, Triplex, Quadplex is a small multi-dwelling structure containing two to four separate units, respec- tively, on a single lot, each with its own entrance. The dwelling units within a Duplex, Triplex or Quadplex may be arranged side by side or one on top of the other, or a combination thereof. ALLEY STREET MASSING AND OPEN SPACE Primary Mass Secondary Mass Garage Yard Space E. Duplex, Triplex, Quadplex Sample illustration of a Quadplex building type, showing its Primary Mass and yard space. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-27 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 Rear Yard A modern duplex with a recessed second entrance giving the appearance of a single-family home A small Spanish duplex with individual front walks and projecting entry porches A Spanish quadplex with two units on the ground floor, and two on the upper floor accessed via individual stairs. A modern, tuck-under duplex Access: Alley-Loaded garage with a shared main pedestrian entrance Access: A vertical duplex with exterior stairs to access the upper unit ACCESS ALLEY ALLEY STREET STREET Pedestrian Access Vehicular Access A-28 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.2 | NEIGHBORHOOD HOUSING TYPES | APPENDIX A: DESIGN GUIDELINES 1. Site Organization / Massing •Comprised of a Primary Mass , optional adjoining wings, and a detached garage. See Section 4.4 for zone requirements. •Eave to street recommended (if gable expression desired, recommend front wing) 2. Open Space •Each ground floor unit should have a rear yard area for outdoor living, dining and play. See Sections 4.4 and Appendix A.6 for zone requirements. 3. Access •Front yard with visitor entry and walk to street, minimum depth per zone •Parking and services should be accessed from an alley. Rear Yard ALLEY STREET MASSING AND OPEN SPACE Primary Mass Secondary Mass Garage Yard Space Rear Yard House Side Yard House Carriage House Bungalow Court Duplex, Triplex, Quadplex Rowhouse Villa Apartment Neighborhood CourtyardThe Duplex, Triplex, Quadplex is a small multi-dwelling structure containing two to four separate units, respec- tively, on a single lot, each with its own entrance. The dwelling units within a Duplex, Triplex or Quadplex may be arranged side by side or one on top of the other, or a combination thereof. F. Rowhouse Sample illustration of a Quadplex building type, showing its Primary Mass and yard space. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-29 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 A Spanish Revival row house building Row houses may articulate each unit separately through massing Modern live-work units in San Diego A traditional row house arrangement with compact stoops Access: Tuck-Under with CarportsAccess: Alley-loaded Garages ACCESS ALLEY STREET Pedestrian Access Vehicular Access A-30 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.2 | NEIGHBORHOOD HOUSING TYPES | APPENDIX A: DESIGN GUIDELINES 1. Site Organization / Massing •Comprised of a Primary Mass , optional adjoining wings, and a detached garage. See Section 4.4 for zone requirements. •Eave to street recommended (if gable expression desired, recommend front wing) 2. Open Space •Villa Apartments usually do not contain on-lot open space but rather front onto public open spaces, paths, or trails. 3. Access •Front yard with visitor entry and walk to street, minimum depth per zone •Parking and services should be accessed from an alley. ALLEY STREET MASSING AND OPEN SPACE Primary Mass Secondary Mass Garage Yard Space Rear Yard House Side Yard House Carriage House Bungalow Court Duplex, Triplex, Quadplex Rowhouse Villa Apartment Neighborhood CourtyardThe Villa Apartment is a small multi-dwelling building with one common main entrance and is designed to have the appearance of a large house. The dwelling units within a Villa may be arranged side by side or one on top of the other, or a combination thereof. The Villa is a very efficient building type that provides multiple dwelling units that are compatible in scale and character with a predominantly single-family neighborhood. H. Villa Apartment Sample illustration of the Villa Apartment building type, showing its Primary Mass, secondary mass, and parking area. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-31 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 Villa Apartments should be of the same scale and character of larger neighboring houses. A Villa Apartment with a private, outdoor, secluded entry area The front mass of a Villa Apartment should take on the appearance of a large house. Porches, terraces, and stoops should be incorporated into multiple units when possible. Access: Alley-Loaded covered parking ACCESS ALLEY STREET Pedestrian Access Vehicular Access A-32 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.2 | NEIGHBORHOOD HOUSING TYPES | APPENDIX A: DESIGN GUIDELINES 1. Site Organization / Massing •Comprised of four or more detached cottage buildings arranged around a central green or court •Wider and deeper cottages grow by addition of wings. See Section 4.4 for zone requirements •Eave to street recommended (if gable expression desired, recommend front wing) 2. Open Space •Central green or court area required, for shared outdoor living, dining and play. See Sections 4.4 and Appendix A.6 for zone requirements •All unit front doors should face onto central green •Central green may include shared amenities such as community gardens, splash pads, and playgrounds •Trees may be placed in side yards to protect privacy of neighbors Court ALLEY STREET MASSING AND OPEN SPACE Primary Mass Secondary Mass Garage Yard Space Rear Yard House Side Yard House Carriage House Bungalow Court Duplex, Triplex, Quadplex Rowhouse Villa Apartment Neighborhood CourtyardNeighborhood courts are an arrangement of stacked and/or attached dwelling units around one or more common courtyards, which provide direct access to all dwelling units that do not directly front on a street. The courtyard is intended to be a semipublic space that functions as an extension of the public realm into the private lot. Courtyard housing is the most urban resi- dential type and utilizes its deep blocks very efficiently while providing attractive outdoor space and a street appearance that is compatible in scale and character with a predominantly single-family neighborhood. J. Neighborhood Courtyard Sample illustration of a Neighborhood Courtyard building type, showing its Primary Mass, secondary mass, and yard space. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-33 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD HOUSING TYPES | SECTION A.2 In the desert, smaller courtyards produce nice shaded areas for residents A well-shaded courtyard with brick pavers and a fountain Landscaping may be a mix of potted and planted vegetation.Street-facing units should take on the appearance of individual, smaller houses Access: Alley-Loaded covered parking with each unit maintaining a pedestrian connect to a central green ACCESS ALLEY STREET 3. Access •Entrances and entry stairs to units should be directly from the central green or court •Cottages adjacent to a street should have an additional pedestrian access that connects to the sidewalk •Parking and services should be accessed from an alley. •Parking is located in detached garages that are loaded from an alley and do not front the central court Pedestrian Access Vehicular Access A-34 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.2 | NEIGHBORHOOD HOUSING TYPES | APPENDIX A: DESIGN GUIDELINES This page is intentionally left blank. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-35 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER | SECTION A.3 1. Mixed-Use Neighborhood Centers Mixed-use neighborhood centers and town centers provide a concentration of useful destinations within a network of comfortable public spaces in which nearby residents, shop- pers, visitors and employees can run daily and weekly er- rands, lunch or dine, and meet friends and neighbors. Such centers are characterized by ground floor shops, restaurants and offices – along with upper floor offices and residences – lining and defining the shared open spaces of the center that include the streets and sidewalks, arcades and paseos, balconies and roof terraces, and courtyards, squares and parks. While Palm Desert’s neighborhoods are characterized by houses and other building types with strong house-form characteristics, its commercial and mixed-use centers are generally characterized by simple, boxy, “block-form” build- ings. Such buildings have made up American town centers – whether downtown districts, main streets, or mixed-use centers along the edges of neighborhoods – from the colo- nial period until now. Such buildings made up the original commercial center of Palm Desert along the Highway 111 frontage roads, they populate the City’s landmark El Paseo shopping district, as well as the suburban shopping centers throughout Palm Desert. Multi-family residential buildings that are not part of neighborhoods with single-family hous- es often take on block-form characteristics as well. A.3 Neighborhood Center Design Guidelines Recent development trends: in southern California have tended toward “destination” retail centers which are most often isolated from surrounding neighborhoods. El Paseo showcases a variety of simple, elegant block-form buildings that would enhance most neighborhood centers. A neighborhood center in Palm Desert along El Paseo. This row shows a mix of modern and traditional storefronts, with a variety of shopfront designs and sizes. A-36 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.3 | NEIGHBORHOOD CENTER | APPENDIX A: DESIGN GUIDELINES Block-Form Buildings Block-form buildings are compact and virtually universal in the centers of towns and cities, providing flexible opportu- nities for retail uses at the ground floor, for office or residen- tial uses on upper floors and often on the ground floor as well. The design and use characteristics that distinguish a series of sub-types for various contexts include: •The size and scale of the building in terms of height, width and depth, as expressed by the building’s massing and architectural facade composition. •The design and use of the ground floor at the street frontage, whether open to the street with clear glass shopfronts for retail or restaurant uses, set back behind shallow door yards or up on porches or stoops to generate a degree of privacy for ground floor residential uses, or some intermediate condition appropriate for ground floor office space or other non- residential, non-retail use. •The implementation of building articulation techniques (See Appendix A.4) that help buildings adapt to a proper scale and character pertinent to neighborhood centers. •In addition to streets, such buildings often front onto town squares, public greens, or other public open spaces. Along with town center streets, such spaces function as “community living rooms” for shopping, dining, recreation, and special community events. A series of small mixed use buildings with separate entrances for residential and commercial uses, both within a dooryard. A Neighborhood Center building that properly includes shopfront windows on both facades. A walkable urban center with a variety of shopfronts and amenities. •In some cases such buildings may also enclose on- site semi-public or semi-private open spaces such as courtyards or gardens. •In walkable urban centers, parking is located on the street and in lots or structures behind the buildings, whereas in suburban shopping centers or business parks, buildings are set back from the street behind landscape buffers and/or parking lots. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-37 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER | SECTION A.3 This page is intentionally left blank. A-38 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.3 | NEIGHBORHOOD CENTER | APPENDIX A: DESIGN GUIDELINES Potted and planted vegetation helps to keep outdoor areas cool in the desert sun. Intimate paseos and courtyards provide shade for diners and shoppers 2. Indoor / Outdoor Community Space The main purpose of a neighborhood center or town center is to provide a concentration of useful destinations within a network of comfortable public spaces in which nearby residents, shoppers, visitors and employees can run daily and weekly errands, lunch or dine, and meet friends and neighbors. The simple block-form buildings of these centers provide ground floor shops, restaurants and offices – along with upper floor offices and residences – lining and defining the shared open spaces of the center that include the streets and sidewalks, arcades and paseos, balconies and roof ter- races, and courtyards, squares and parks. In Palm Desert’s often harsh climate, it is critically important that outdoor gathering spaces offer generous amounts of shade and wind protection. This provided by a coordinated combination of public and private improvements including: •Multi-story buildings set close to the street, providing a sense of spatial enclosure, shade, and wind protection. •Street trees along the sidewalks providing shade for pedestrians and for parked cars. •Ground floor frontages that help shade the sidewalks shopfronts with awnings, galleries and arcades. A plaza enclosed by properly scaled buildings. Proper landscaping, the implementation of outdoor dining and street furniture, and a mix of uses help to keep the space usable and vibrant. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-39 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER | SECTION A.3 Block form buildings, in their design, should promote places for people to linger, relax, and stay cool. Buildings with residential upper floors should utilize shaded outdoor roof terraces when possible. Deep arcades and galleries are comfortable shaded places for activity to occur. Courtyards are valuable amenities for shopowners, residents, and visitors. •Paseos and courts that provide shady and wind protected semi-public and semi-private outdoor spaces within which for commercial and/or residential use. The building standards and guidelines (Appendix A.7), the Private Frontage Design Guidelines ( Appendix A.5), the Public Frontage Standards (Section 3.4) and the Landscape Design Guidelines ( Appendix B) are coordinated to provide clear but flexible guidance for integrating each building with the spaces around it to deliver such environments. A-40 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.3 | NEIGHBORHOOD CENTER | APPENDIX A: DESIGN GUIDELINES 3. Neighborhood Center Variations (by context) While there is an endless variety of buildings and places that can be generated from block-form buildings, within the UNSP, there are three specific types of environments they are intended to create: A. Mixed-Use Cores The core of a town center or neighborhood center is the most lively, active part of the town or the neighborhood, is characterized in large part by ground floor commercial use and providing an environment welcoming to all throughout the day and into the evening. Main Street: The most common pattern for such a mixed- use core is prototypically a continuous row of shopfronts along a wide shaded sidewalk with convenient customer parking at the curb. In order to provide a well-defined space for shopper and other pedestrians, most of the parking is located behind – or in some cases beside – the buildings, with parking in front limited to street parking. Town Square: In addition to mixed-use main streets, such buildings and their shopfronts may also front onto a town square or other public space. In such cases, the same wide shaded sidewalks with continuous rows of shopfronts are provided along one side of the street, with the square or other open space on the other side. And in some cases shopfronts may face onto both sides of a retail square or paseo without an intervening street, although the retail viability of such spaces can be challenging. A Mixed-Use Core along a green. A sequence of shopfronts are lined with arcades, street trees, and landscaping that help provide a pleasant, cool experience in a desert climate. A large mixed-use building assembled from smaller, relatable architectural elements. A typical American Main Street context. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-41 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER | SECTION A.3 Such mixed-use cores are envisioned in at least two loca- tions in the UNSP, one a small main street south of Gerald Ford Drive and the other a town square and main street pro- viding the primary neighborhood entry from Frank Sinatra Drive. The size of these cores, as defined by predominantly commercial ground floor use, will be calibrated by market analysis at the time of final design. Buildings within a Neighborhood Center may range from 1 to 3 stories, but the street level activity and character should remain continuous. Sample illustration of a Mixed-Use Core around a green Sample illustration of a Mixed-Use Core Main Street MIXED US E MIXED US E A-42 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.3 | NEIGHBORHOOD CENTER | APPENDIX A: DESIGN GUIDELINES Sample illustration of a Neighborhood Green, with a variety of Block-Form buildings surrounding. A green with plenty of street furniture and shade to accommodate patrons of shops. A small neighborhood green. Front doors of adjacent buildings should always face the green. A largely untouched green provides the opportunity for a wide range of recreational activities. LIVE/ W O R K COURT RO W H O U S E B. Neighborhood Greens Whereas mixed-use centers generally occur at the edges of and in between neighborhoods – where there is more vehicular traffic, foot traffic and customer flows to support businesses – neighborhood centers of a different kind can be formed around a park or green, the soft heart of a neighborhood where children play and families gather. Such shared community open spaces can create unique and valuable addresses, and by their size invite buildings larger than houses to define their edges and provide more house- holds with a park-front address. Apartment buildings, row houses, and even live-work buildings can take advantage of these very special frontages, activating and overlooking the edges of the park. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-43 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER | SECTION A.3 C. Neighborhood Transitions At the edges of a neighborhood center or town center - at the interface between the mixed-use core and adjoining neighborhoods - a mixture of small-scale block-form build- ings and house form multi-family and attached housing and can provide a seamless and valuable transition. These transitions generally include attached, single family row houses, flexible live-work row houses, quadplexes and duplexes, and neighborhood-scale apartment buildings with and without courtyards. Within this transition, neigh- borhood-scale block-form buildings may be mixed quite freely with the house-form multi-family types described in Appendix A.2. These types collectively constitute what has become known as the “missing middle” – a rich variety of development types forgotten for many years as the devel- opment industry focused on single-family houses, apart- ment projects, and strip shopping centers. An urban court building from the street Sample illustration of a Neighborhood Transition area, with a gradient from mixed-use to residential building types. A 2-story mixed use corner store A 2-story live-work with a dooryard MIXED U S E LIVE/W O R K ROWH O U S E QUAD A-44 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.3 | NEIGHBORHOOD CENTER | APPENDIX A: DESIGN GUIDELINES 4. Lot Organization The buildings of the UNSP’s mixed-use centers are specifically intended to be of the “walkable urban“ type rather than “auto-oriented suburban”, meaning they face pedestrian oriented streets and that parking is provided on those streets as well as in parking lots behind or beside the buildings (or otherwise), but not in “front yard parking lots”. A. Building Size & Scale Buildings are intended to be “town scale” rather than “city scale”, meaning that their size and scale should not be dramat- ically greater than that of the housing in the neighborhoods. (See Sections 4.4 and Appendix A.7). a. Building Heights: Heights range from 1 to 3 stories, only up to 1 story taller than the house- form neighborhood buildings. It is worth noting that in mixed-use centers – as distinct from the neighborhoods – building height is a generally desirable characteristic that serves to form the walls of this outdoor room for community activity. The common practice of building up “false fronts” on 1-story buildings in the early town centers of the West was a simple technique for generating a “sense of place” in the middle of an open prairie or desert, while waiting for the growing economy to bring multi-story buildings. Contributing to the building height, ground floors have tall to very tall ceilings to provide elegant settings for retail shops and restaurants filled with natural light. A mix of block-form building types with a proper variety of building heights, scales, and roof forms. 1-story block form buildings use elements such as clerestory windows and parapets to achieve greater height Buildings and frontages form an “outdoor living room.” CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-45 APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER | SECTION A.3 b. Building Widths: Widths – or apparent widths, as expressed by massing articulation and façade composition patterns – are in the 20 to 60 foot range, not dramatically different from the widths of small houses or large houses. Shopfront bay widths of 20 to 30 feet are typical, and allow a wider building with multiple bays to be perceived as “in scale with” a narrow building that might be only 20 feet wide overall. c. Building Depths: Depths are generally limited to 60 feet or less, but may be deeper for a limited number of larger retail uses. The typical depth corresponds with a typical retail space and with typical upper residential or office floors and, again, is not dramatically greater than the dimension of larger houses in the neighborhoods. It is very important that second or third floor masses not exceed this depth, and that any such masses be articulated as described below. B. Building Siting & Setbacks Buildings are placed purposefully on their lots to generate the types of active, mixed-use, pedestrian-oriented environ- ments described above. See Sections 4.4 and Appendix A.7 for detailed requirements. a. Front Setbacks: Buildings are set on or near the front property line to form a relatively continuous street wall that defines the “outdoor room” of the street and the mixed-use town or neighborhood center environment. b. Side Setbacks: Side yard setbacks are not required and are generally discouraged, but may be provided to create paseos for pedestrian access from the street to rear parking areas or to allow side windows for upper floor residential or office uses. c. Rear Setbacks: Usable rear yards are not required but may be provided for residential buildings. More commonly the rear portion of the lot will be used for parking and deliveries. Taller buildings, such as urban courts, will often provide more open space than others. Setback areas can be and should be pleasantly landscaped environments for pedestrians to experience. Shopfront bay widths help maintain a consistent experience along the street, even if the architectural character varies. A-46 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.3 | NEIGHBORHOOD CENTER | APPENDIX A: DESIGN GUIDELINES C. Roof Forms: Block-form buildings generally – but not necessarily – have flat roof with parapet walls. They may equally have pitched roofs – always with eaves to the street – sometimes cov- ering the entire building and sometimes false roofs facing the street. This practice – generally discouraged in favor of “4-sided architecture” on free-standing suburban buildings – works perfectly on buildings that are part of a continuous row along a main street. (See Appendix A.7). A commercial building with a typical flat roof and parapet. An example of a false roof along a continuous row of buildings on a main street. Block-form building roofs may also use elements such as towers and roof terraces when appropriate. APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER BUILDING TYPES | SECTION A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-47 A.4 Neighborhood Center Building Types A Neighborhood Center block showing 2-story mixed-use A. Introduction As observation of classic American main streets will reveal, the architectural composition of the facades – together with subtle or not so subtle variations in facade height – can pro- vide an essentially flat-fronted building mass of 100 or 200 or even 300 feet in width with the authentic appearance of a row of town-scale buildings. The origin of this pattern in California arose from the original platting of the town cen- ter lots, where lots were typically sold in increments of 24 or 25 feet. This resulted in individual buildings of that width or double or sometimes triple that width, with shopfronts and upper floor window groupings that reflected that module, establishing a clear, simple rhythm for the streetscape. Block-form buildings in the centers of the UNSP are in- tended to reflect this classic California town scale, by their width, by their massing, and by their façade design. Please note that successfully applying this subtle type of façade articulation to new buildings requires a good degree of design skill, without which buildings can rapidly take on an unfortunate Disneyland-gone-wrong appearance. Subtlety, restraint, good quality materials and detailing, and a keen eye for proportion are required. While block-form buildings include everything from a town- house to a skyscraper, there are three basic variations: The Flex-Block, Townhouse, and Apartment building. Within the UNSP we describe the following four (4) types, for each of which a range of variations are both available and anticipated: Neighborhood Housing Types Page a. Mixed-Use A-54 b. Rowhouse A-58 c. Live/Work A-60 d. Urban Courtyard A-62 SECTION A.4 | NEIGHBORHOOD CENTER BUILDING TYPES | APPENDIX A: DESIGN GUIDELINES A-48 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Variation #1: Flex-Block Building 1. Description The defining characteristic of this type – also commonly known as a “mixed-use Main Street building” – is a com- mercial ground floor with shopfronts, set at the back of the sidewalk or close to it. Building heights range from one to three stories in height, and the uses of the upper floors may be office or residential or both. Parking beyond the street parking at the curb is provided in parking lots or structures within the block behind the building, in a basement or podium beneath the ground floor, or in shared lots or structures nearby. These buildings are typically built in a continuous row, without side yards, in order to provide a continuously interesting experience for shoppers, and to form a con- tinuous “street wall” that is the hallmark of main streets and town centers. The degree of enclosure provided by such 2 to 3-story buildings on both sides of a reason- ably narrow street is a great amenity in a place with Palm Desert’s extremes of temperature and wind. In some instances it is necessary to build more mod- estly and/or to provide more parking to meet market constraints, and a single-story commercial building set behind a wide and comfortable sidewalk with nicely screened parking beside it can find a place in centers where the taller more continuous main street pattern is predominant. As in every aspect of design, balance is the key, and if such small buildings predominate, you just have a strip mall, not a mixed-use center. A continuous street wall formed by buildings with different upper story setbacks. A tall 1-story retail building on a corner with an appropriate amount of shopfront and interesting roof form. A typical mixed-use building with upper floor offices and two ground floor businesses. Arcades and galleries along flex-block buildings help create cool, shaded pedestrian environments. APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER BUILDING TYPES | SECTION A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-49 A composition of flex-block buildings with varying heights, but common shopfronts. 2. Articulation Methods Varying Building Heights. Mixed-use buildings in neighborhood centers may vary heights along a block. Although the roof lines may differ, the buildings are united by the commonality of their shopfronts. This creates a continuous experience for the pedestrian at the street level while preserving a dynamic street wall. Incremental Massing. Wide buildings may use facade composition to divide the building into separate, incremental visual pieces. For instance, a tower or gabled end bays can help introduce visual accents through facade composition, helping to reduce the potential monotony of a wide, continuous building. Facade Recessions. Recessions in facades, whether they be for dining areas, entries, or arcades, can help articulate a row of mixed-use buildings. They also allow for a shaded environment along the street. Recessions, such as arcades, help create pleasant pedestrian environments. A tower used as a way of visually articulating a large building. Gradual massing and building articulations may be accented with varied colors, roof lines, gables and facade finishes. SECTION A.4 | NEIGHBORHOOD CENTER BUILDING TYPES | APPENDIX A: DESIGN GUIDELINES A-50 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN A set of Live/Work townhouses with flexible space on the ground floor. A row of modern townhomes with adequate front yard landscaping. Variation #2: Townhouse 1. Description Town houses are simply houses that have dispensed with side yards in the interest of generating a compact town center or neighborhood center. Town houses prototypically have front yards (usually shallow ones in the form of door yards) and rear yards (between the house and a detached garage behind.) They also come in a “tuck-under” variation, with the garage occupying the rear portion of the ground floor. Another very interesting town house variation is the flex house – or live-work town house – wherein the ground floor at the front is designed to accommodate a small business with a private residence upstairs. Access to the residence is generally provided independently from the ground floor business, so that the resident can choose to operate a business or lease the ground floor to another. Additionally, the ground floor may simply be occupied by the owner as an extension of the resi- dence, with the door yard at the front offering a degree of privacy for the residence. Because of this flexibility, such buildings can generally be financed with a stan- dard residential mortgage. APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER BUILDING TYPES | SECTION A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-51 A set of traditional townhomes with dooryards. The projecting gabled portions help create a rhythm along the street. Townhouses in Charleston that use color and material changes to modulate individual units. A pair of townhouses with different heights, but a common frontage along the street. 2. Articulation Methods Varying Building Heights. Townhomes in neighborhood centers may vary heights from unit to unit. Although some may have a third story, or an access tower to a roof terrace, the buildings are united by the commonality of their frontages. This creates a continuous experience for the pedestrian at the street level while preserving a dynamic street wall. Bay Articulation. Townhomes and Live/Work buildings should express each individual unit through either building massing or architectural elements. Architecturally, repeating elements such as stoops, porches, upper floor terraces, etc. can help create a repeating module that break up long facades and express individual townhouse units. See Section 5.7 for full guidelines. Facade Projections. When individual units include a projecting mass or wing, a rhythm is created along the street. Implementing a frontage type such as a dooryard or stoop can help create a commonality between the units. SECTION A.4 | NEIGHBORHOOD CENTER BUILDING TYPES | APPENDIX A: DESIGN GUIDELINES A-52 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN A simple apartment building without ground floor retail. A modern 3-story apartment building. Variation #3: Apartment Building 1. Description Block form apartment buildings are essentially flex- block buildings with residential ground floor, and thus set back a bit from the sidewalk. They are distinguished from suburban “apartment complexes” in that they are individual buildings, each fronting directly onto the street, or in some cases onto a semi-private court or garden. Parking is located behind, beneath or in some cases beside the buildings. Whereas town houses are dwellings that each have a front door to the street, apartment buildings generally have a single shared entrance – the predominant archi- tectural feature of the façade – that provides visitor ac- cess directly from the street, generally via a lobby, stairs and elevator. A desirable – but not required – feature of such buildings in a mixed-use center context is direct access to ground floor units from the street, often via a stoop, which can enhance the sense of connection be- tween the building’s residents and their neighborhood. An apartment building variation that is very well-suited to Southern California and the desert is the courtyard apartment building. The benefits of this configura- tion are many and include modulation of the building scale as viewed from the street, and enclosure of a sociable semi-private, gated or un-gated, shady and wind-sheltered space for residents. Around such a court – or garden – dwellings may be organized as 2-story townhouse type units or flats, with ground floor units accessed directly from the court via front doors, and upper floor unites accessed via individual or shared stairs and sometimes by elevator. APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER BUILDING TYPES | SECTION A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-53 A courtyard apartment building; the setback caused by the court results in a less intense street wall. An apartment building that uses projecting porches to help create a pattern of smaller elements on a larger building. A recessed entry creates a prominent interruption along the facade of an apartment building. 2. Articulation Methods Incremental Massing. Wide buildings may use facade composition to divide the building into separate, incremental visual pieces. For instance, a tower or gabled end bays can help introduce visual accents through facade composition, helping to reduce the potential monotony of a wide, continuous building. Courtyards. A strong way of articulating apartment buildings is through the use of courtyards. This ensures, in both larger and smaller buildings, that all units have access to an open space. When the courtyard is positioned along a street, the facade of the building recedes to accommodate the courtyard, creating a less intimidating street wall. See Sections 4.4 and Appendix A.6 for guidelines. Facade Recessions. Recessions in facades, usually at major entries, can help articulate the street level of apartment buildings. They also allow for a shaded environment for people accessing the building. Architectural Elements. Porches, terraces, and window bays can be used to create visual rhythm along an apartment building. See Appendix A.7 for full guidelines. An apartment building that creates a unique, repeated bay consisting of projecting windows and shaded porches. SECTION A.4 | NEIGHBORHOOD CENTER BUILDING TYPES | APPENDIX A: DESIGN GUIDELINES A-54 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1. Site Organization / Massing •Buildings shall be principally composed of two and 3-story volumes; 3-story architectural elements may be allowed for architectural accentuation •Facades of single story buildings shall be at minimum 18 feet tall. The minimum facade height may be achieved through parapets or false fronts. •Eave to street recommended 2. Open Space •Private patios may be provided in side and rear yards. See Sections 4.4 and Appendix A.6 for zone requirements and guidelines. 3. Access •The main entrance to a Mixed-Use Building’s ground floor commercial space shall be located within the facade and accessed directly from the street through an allowed Frontage Type. •Access to upper story commercial space or dwelling units shall be through a street level lobby and/or corridors accessed directly from the street. •Parking may be provided in a garage, subterranean garage, parking structure, carport, uncovered, or a combination of any of the above. •Vehicle access to an inner block surface parking lot may be provided through a driveway a maximum of 20 feet wide, and with two-foot minimum planters on each side. B. Mixed Use A Mixed-Use Building is designed for occupancy by a minimum of two different uses that may be vertically or horizontally demised. Uses generating visitor or customer traffic (such as retail, restaurants, personal services) shall be located on the ground floor facing the sidewalk, whereas uses generating limited pedestrian activity (such as office or residential), when present, shall be located on upper floors or behind street fronting commercial uses. Residential units may consist of any of three dwelling types: flats, maisonettes, and lofts. Sample illustration of a mixed-use building type. MASSING Mixed Use Rowhouse Live/Work Urban Courtyard APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER BUILDING TYPES | SECTION A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-55 Mixed-use buildings in desert climate should blend indoor and outdoor space while providing ample shade . Arcades and galleries are a useful tool in creating a consistent shaded experience for adjacent mixed use buildings. A mixed use building with a tower to access the roof . Towers and tall 1-story buildings can be used to introduce more vertical elements into a town center. A building with shaded outdoor seating incorporated into the facade. 1-story commercial buildings should have tall facades. SECTION A.4 | NEIGHBORHOOD CENTER BUILDING TYPES | APPENDIX A: DESIGN GUIDELINES A-56 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Mixed use buildings comprise a mixed-use Neighborhood Center with a variety of massing from 1 to 3 stories around a public open space. Mixed use buildings with upper floor residential uses surrounding a central public open space. Illustrations by JJ Zanetta. VARIATIONS Mixed use buildings, when in groups of two more, should be implemented in one of two basic contexts. The first, the “Main Street” variation, represents a pattern of several mixed use buildings in a linear arrangement adjacent to a street, usually with more mixed use or retail uses across from them. This is the most common traditional arrangement of Mixed Use building types in American towns and cities. The second context type includes a similar grouping of mixed use buildings fronting on or adjacent to a green or other form of public open space. On larger greens and other appropriate circumstances, paseos, courts, and other ways of continuing open spaces into the blocks are encouraged. In neighborhood transition areas, a lower density from of mixed use buildings around a green may be implemented. APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER BUILDING TYPES | SECTION A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-57 MAIN STREET ON GREEN NEIGHBORHOOD TRANSITION Mixed use and retail buildings along a green allow for outdoor dining and recreation opportunities. A 3-story mixed use along a large green. A cluster of mixed use and retail buildings along a linear Main Street, with variation being provided through storefront designs. Mixed use Main Street buildings that create variety through heights and setbacks. Neighborhood transitions introduce singular or smaller-scale mixed-use buildings into mainly residential neighborhoods. This mixed use building helps to bridge the gap between mixed use and residential character. SECTION A.4 | NEIGHBORHOOD CENTER BUILDING TYPES | APPENDIX A: DESIGN GUIDELINES A-58 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1. Site Organization / Massing •Buildings shall be principally composed of 2-story or 3-story volumes. •Rowhouse buildings may consist of two to six attached units. •Eave to street recommended if concealed roof is present. •Access to roof terraces should be provided where appropriate. 2. Open Space •Private rear yards are not required, however, if provided the rear yard shall be located between the primary building and the garage and shall be no less than twelve feet in width or depth. See Sections 4.4 and Appendix A.6 for zone requirements and guidelines. 3. Access •The main entrance to each rowhouse unit shall be located within the facade and accessed directly from the street through an allowed Frontage Type. •Vehicular access shall be provided through an alley. •Parking may be provided in a garage, carport, uncovered, or a combination of any of the above. At least one required parking space shall be in a garage, which may be within the primary building, attached to it, or detached. The Rowhouse Building type consists of at least 2 and up to 6 attached single-family houses on individual lots. Rowhouses share common walls with one or two adjacent units. Private yard space separates the dwelling unit in the front and the garage in the rear of each lot. Sample illustration of the Rowhouse building type. Units may either all maintain the same setback or slightly vary setbacks depending on location within the block. MASSING C. Rowhouse Mixed Use Rowhouse Live/Work Urban Courtyard APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER BUILDING TYPES | SECTION A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-59 Balconies may be partly recessed and partly projecting to allow both sunlight and shade Architectural features such as roof terraces, street level planters, and awnings should adorn rowhouses Rowhouses should use recessed masses and sunshades where possible Modern rowhouses can be similar in massing and character to the region’s Mid-Century hotels ACCESS Sample illustration of how Rowhouse units may incorporate tuck- under parking. SECTION A.4 | NEIGHBORHOOD CENTER BUILDING TYPES | APPENDIX A: DESIGN GUIDELINES A-60 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1. Site Organization / Massing •Buildings shall be principally composed of 2-story or 3-story volumes. •Groups of Live-Work buildings may consist of two to six attached units. •Eave to street recommended if concealed roof is present. •Access to roof terraces should be provided where appropriate. 2. Open Space •Private rear yards are not required, however, if provided the rear yard shall be located between the primary building and the garage. See Sections 4.4 and Appendix A.6 for zone requirements and guidelines. 3. Access •The main entrance to a Live-Work Building’s ground floor flex or commercial space shall be located within the facade and accessed directly from the street through an allowed Frontage Type. •Access to the dwelling unit may be provided through a separate street level entrance or through a foyer shared with the flex or commercial space. •Vehicular access shall be provided through an alley. The Live/Work Building is an attached building designed to be occupied by a single dwelling unit and a single ground floor flex or commercial use on an individual lot. Similar to the Rowhouse, the Live-Work Building shares one or two common walls with adjacent buildings. Garages are located in the rear of the lots and may be attached to the primary building or separated from it by a yard, which may be associated with the flex or commercial space. MASSING Mixed Use Rowhouse Live / Work Urban Courtyard •Parking may be provided in a garage, carport, uncovered, or a combination of any of the above. At least one required parking space shall be in a garage, which may be within the primary building, attached to it, or detached. Sample illustration of the Live/Work building type. D. Live/Work APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER BUILDING TYPES | SECTION A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-61 Individual units may be articulated through massing Parallel parking used for Live/Work units on a more compact lot. Frontages of Live/Work buildings are most always Shopfront, although glazing amounts can vary . Live/Work lofts often incorporate outdoor terrace space on the top floor . Live/Work units often use garage door frontages. Sample illustration of how Live/Work units may incorporate tuck- under parking. ACCESS SECTION A.4 | NEIGHBORHOOD CENTER BUILDING TYPES | APPENDIX A: DESIGN GUIDELINES A-62 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1. Site Organization / Massing •Courtyards may be composed of stacked flats, townhouse units, or a combination of these types •Buildings must be principally composed of 2 to 3-story volumes with 4-story elements permitted for architectural accentuation; •Eave to street recommended (if gable expression desired, recommend front wing) 2. Open Space •Central green or courtyard area required, for shared outdoor living, dining and play. See Section 4.4 for zone requirements. •All unit front doors should face onto central courtyard. 3. Access •The main entrance to each dwelling unit must be accessed directly from the street or a common courtyard. Access to up to 3 second floor dwelling units may be provided by a common stair, which may be open or roofed (but not enclosed). •Each courtyard must be directly accessible from the street. •Vehicular access shall be provided through an alley. The Urban Courtyard Building Type is an arrangement of stacked and/or attached dwelling units and/or com- mercial suites around one or more common courtyard, which provide direct access to all units or suites that do not front on a street. Courtyard are intended to be semi-public spaces that are an extension of the public realm. Sample illustration of the Urban Courtyard building type. Urban courtyards may use incremental massing to maintain a more residential-scale street frontage. Circulation to upper floor units is provided by exterior galleries and stairs. MASSING Mixed Use Live / Work Rowhouse Urban Courtyard •Parking can be provided in a garage, subterranean garage, carport, uncovered, or a combination of any of the above. •Parking is located in detached garages that are loaded from an alley and do not front the central courtyard. E. Urban Courtyard APPENDIX A: DESIGN GUIDELINES | NEIGHBORHOOD CENTER BUILDING TYPES | SECTION A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-63 A courtyard building with a more urban, 3-story street frontage Courtyards, in addition to providing shade, may also contain potted plants to help cool the environment A typical urban courtyard, with all ground level units being entered through the court. Although masses are connected, architectural elements such as balconies and recessions help to break down the scale of a court. Commercial uses may also be arranged into an urban courtyard building type. In this case, there is a zero side yard setback on the lot, and all shops receive daylight from the courtyard. Single story units with interior circulation VARIATIONS SECTION A.4 | NEIGHBORHOOD CENTER BUILDING TYPES | APPENDIX A: DESIGN GUIDELINES A-64 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN This page is intentionally left blank. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-65 APPENDIX A: DESIGN GUIDELINES | PRIVATE FRONTAGES | SECTION A.5 A.5 Private Frontage Design Guidelines Private Frontages encourage activity, promote interaction, and enliven streets. A. Introduction Building frontages - the ground floor face of the building and the space between the building and the sidewalk - de- fine not only the character of each building but collectively define the character of the neighborhood and of the town. Frontages that welcome visitors and other pedestrians are perhaps the most important single design element of walk- able neighborhoods, providing the streets and other neigh- borhood open spaces with a comfortable, human-scale, lived-in appearance. On a functional level, the frontage is the transition between the public realm and the private realm, providing a critically important “privacy filter” between the fully public street and the private interior spaces of dwellings. A series of frontage types are defined here, ranging from deeper front yards - with and without porches or stoops - for a good degree of privacy, to shallower dooryards and stoops and terraces for a moderate degree of privacy, to shopfronts, galleries and arcades that are designed to bring commercial displays right up to the sidewalk - the opposite of privacy. In the climate of Palm Desert and the surrounding Coach- ella Valley, frontages provide an invaluable opportunity for well-shaded areas of respite from sun and heat. Porches on homes, and arcades, galleries and awnings at shopfronts are just some of the many ways that private frontages can create shaded transitional spaces that foster and active, outdoor, and social lifestyle. On a social level, frontages are where neighbors can interact with neighbors on comfortable terms. A landscaped door- yard provides the chance for a resident to maintain a small garden and chat with neighbors, a porch or stoop a place for a homeowner to sit and relax in a shade semi-public, semi-private environment. Porches, front yards and door yards let the resident invite initial interaction with pass- ers-by without the commitment of inviting guests in.. And in the Neighborhood Centers, the frontages are the places where chance encounters with people you know and people you don’t yet know occur, shopping, dining or just strolling. And unlike shopping centers, these are places to go when you just want to be in public with others - no purchase required. Within the UNSP we describe the following seven types; for each a range of variations are both available and anticipated: Private Frontage Types Page A. Porch A-66 B. Stoop A-68 C. Dooryard A-70 D. Shopfront A-72 E. Gallery A-74 F. Arcade A-76 G. Terrace A-78 A-66 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.5 | PRIVATE FRONTAGES | APPENDIX A: DESIGN GUIDELINES 1. Design Guidelines •Porch materials and design should be compatible with the design of the rest of the building. •Front yards should be landscaped. Paved areas shall be limited to walks and driveways, where present. •Porches may encroach into required front yard setbacks up to the limit indicated in the table to the right, and should not exceed 20% of the front yard setback area. •Engaged porches are engaged to the building on two sides while the other two sides are open. •Porches may also wrap around a corner of the building. This may be particularly appropriate on corner lots. Table A.5.1 Porch Standards (PROJECTING) FRONTAGE ELEMENT MIN MAX Porch depth (between wall and inside column face)7 ft.- Porch width (between corner columns)12 ft.- Porch height (measured from porch surface to top of porch columns) 8 ft.12 ft. Floor height (measured from adjacent finished grade) 18 in.3 ft. Separation between porch and fence or sidewalk 5 ft. n/a A B C D E C AB D E Property L i n e A. Porch Gallery Arcade Terrace Porch Stoop Dooryard Shopfront A roofed, unenclosed room attached to the exterior of a building that provides a physical transition between the sidewalk and the building. Porches may either be en- gaged (open on two sides) or projecting (open on three sides). Porches may be provided on buildings that are set back from the Primary and/or Side Street property lines and may encroach into the front yard and side street yard. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-67 APPENDIX A: DESIGN GUIDELINES | PRIVATE FRONTAGES | SECTION A.5 A modern porch simply supported by a few beams. A row of homes demonstrating both projecting and engaged porches An engaged porch on a traditional house. Table A.5.2 Porch Standards (ENGAGED) FRONTAGE ELEMENT MIN MAX Porch depth (between wall and inside column face)7 ft.- Porch width (between corner column and building face) 12 ft.- Porch height (measured from porch surface to top of porch columns) 8 ft.12 ft. Floor height (measured from adjacent finished grade) 18 in.3 ft. Separation between porch and fence or sidewalk 5 ft. n/a A B C D E C A B Property L i n e E D A-68 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.5 | PRIVATE FRONTAGES | APPENDIX A: DESIGN GUIDELINES B. Stoop Gallery Arcade Terrace Porch Stoop Dooryard ShopfrontA stair and landing leading directly from the sidewalk to a building entrance. The ground floor of the building is raised to provide privacy for the rooms facing the public street. This frontage type is ideal for ground floor hous- ing that is near the street. 1. Design Guidelines •Stoops should correspond directly with the building entry(s) they provide access to. •The exterior stairs may be perpendicular or parallel to the adjacent sidewalk. •The landing may be covered or uncovered. •Landscaping should be placed on the sides of the stoop, either at grade or in raised planters. •Ramps, if provided, should be parallel to facade or along the side of the building •Gates are not permitted •A maximum of two stoops may be adjoined •Stoops may encroach into required front yard setbacks up to the limit indicated in the table to the right. TABLE A.5.3 STOOP STANDARDS FRONTAGE ELEMENT MIN MAX Stoop width 4 ft.8 ft. Stoop depth (not including stairs)4 ft. 8 ft. Stoop floor height (measured from adjacent finished grade 18 in.3 ft. Planter/fence height -3 ft. Recession depth 6 in. 6 ft. A B C D E C E A B D Property L i n e CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-69 APPENDIX A: DESIGN GUIDELINES | PRIVATE FRONTAGES | SECTION A.5 An example of adjoined stoops, with each stoop serving two units. Stoops extend into landscaped front yards, provide access to ground floor units. A well shaded stoop that is partially engaged with the building. Stoop Example - stairs, landing, and landscape area. A-70 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.5 | PRIVATE FRONTAGES | APPENDIX A: DESIGN GUIDELINES A B C TABLE A.5.4 DOORYARD STANDARDS FRONTAGE ELEMENT MIN MAX Size of dooryard per building setback Wall height above adjacent sidewalk -4 ft. Wall height above door yard floor -3 ft. Door Yard floor height above adjacent sidewalk -3 ft. Door Yard floor height below adjacent sidewalk -6 ft. Fence/rail height above floor per CBC D E F C. Dooryard C DB *Applicable when used in conjunction with Live/Work building types. See Appendix A.5. Porch Stoop Dooryard Shopfront Gallery Arcade Terrace 1. Design Guidelines •Door Yards are enclosed by low walls, and may be at grade or elevated. •Door Yards are intended to be located within the required front yard setback area. A landscaped strip between the sidewalk and the Door Yard wall is recommended but not required in all cases. •The average grade of elevated door yards should not be more than 3 feet higher or 3 feet lower than the adjacent sidewalk or public open space. •Walls may extend an additional 3 feet in height and fences or railings to the height required by the California Building Code (CBC). •Wall and/or fence design, materials, and finishes should be consistent with the architectural style of the building. An elevated or at-grade garden or terrace that is located in the front yard setback and that is enclosed by a low wall located at or near the property line(s). For elevated and recessed Door Yards, access from the sidewalk to the Door Yard is via a stair or ramp. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-71 APPENDIX A: DESIGN GUIDELINES | PRIVATE FRONTAGES | SECTION A.5 Outdoor seating areas raised above the adjacent sidewalk and accessed by stairs. A low wall above the terrace level provides a place to sit. Dooryards may incorporate small gates that are consistent with the scale and character of the building it serves. Simple stuccoed walls with terra cotta tiles are appropriate for traditional dooryard perimeters. A sunken dooryard providing access to a store below residences. Dooryards may be shared across units and uses. In this case, the dooryard provides access to both retail and residences above. A-72 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.5 | PRIVATE FRONTAGES | APPENDIX A: DESIGN GUIDELINES 1. Design Standards •Storefront assemblies (doors, display windows, bulkheads, and associated framing) should not be set back within the Shopfront openings more than 2 feet. •Awnings or canopies may encroach into the public right-of-way over the sidewalk, extending to a distance within 2 feet of the face of curb. Primary Street and Side Street setbacks, if any, are to be paved with a paving material that is consistent with or matches the adjacent sidewalk. •Doors should match the materials, design, and character of the display window framing. “Narrowline” aluminum doors are prohibited. •Display windows: i. Storefront(s) opening(s) along the primary frontage should comprise at least 70% of the ground floor wall area. ii. Walls without openings should not exceed 10 linear feet along Primary Street frontages and 25 linear feet along Side Street frontages. iii. Storefront glass that is clear, lightly tinted (e.g., less than 15%, low emissivity, solar) without reflective coating or dark tinting is encouraged. Instead, frontage types such as arcades and galleries and architectural elements such as and galleries and architectural elements such as awnings and canopies are encouraged to shade shopfront openings. TABLE A.5.5 SHOPFRONT STANDARDS FRONTAGE ELEMENT MIN MAX Height to top of transom (clear)10 ft. 16 ft. Height to bottom of awning / canopy (clear)8 ft. 10 ft. Width of storefront bay(s)10 ft. 15 ft. Height of bulkhead 1 ft. 3 ft. Glass area % of ground floor wall area 70 90 Storefront on second frontage (corner building)20 ft. Awning Depth 4 ft. A2 B C A1 C B E D D E F Transom A1 A2 Bulkhead D. Shopfront Shopfronts are large openings in the facade at or near the sidewalk, enclosed with doors and transparent glass in a storefront assembly. The primary shop entrance is at the grade of the sidewalk and provides direct access to the com- mercial/retail use(s) on the ground floor. The basic required architectural elements comprising the storefront are large windows, doors with glass, transom windows, and a solid base (bulkhead). Optional elements include awnings, canti- levered shed roof or canopy, signage, lighting, and cornices. Gallery Arcade Terrace Porch Stoop Dooryard Shopfront CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-73 APPENDIX A: DESIGN GUIDELINES | PRIVATE FRONTAGES | SECTION A.5 A shopfront with awnings and potted plants. iv. Transom windows (horizontal glass panels immediately above the storefront) are encouraged. Glass in clerestory windows may be clear, stained glass, or frosted glass. •Bulkheads: i. Storefront bulkheads should be of material similar or complementary to the main materials of the building and should be made of the same materials or materials that appear to be visually “heavier” than the adjacent walls. ii. Recommended materials include ceramic tile, polished stone, or glass tile. •Awning widths should correspond to storefront openings and shall not extend across the entire facade. •New or renovated storefronts within historic buildings should emulate or recreate a previous storefront (from historic photos or drawings) in order to harmonize with the overall building architecture. This can be flexibly interpreted, for example, when the general form of a new storefront is like the original but the materials are contemporary. Outdoor dining are appropriate for shopfronts with awnings or recessed areas. Shopfronts located at corners should create a similar character on both facades. Generous windows allow for both better indoor lighting and streetside marketing of goods. A-74 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.5 | PRIVATE FRONTAGES | APPENDIX A: DESIGN GUIDELINES A B C TABLE A.5.6 GALLERY STANDARDS FRONTAGE ELEMENT MIN MAX Height (sidewalk to ceiling)12 ft. 16 ft. Depth (facade to interior column face)12 ft. 16 ft. Length along frontage (% of building facade width)75 100 Setback from Edge of Curb 6 ft. 1. Design Standards •Gallery materials, style and design should be consistent with the building. •Galleries should be combined with the Shopfront type (Section 5.5.D). •Galleries may encroach over the sidewalk in the public right-of-way, subject to the issuance of an encroachment permit or license agreement prior to issuance of a building permit. •Column height should be four to five times the column width. Column spacing and colonnade detailing, including lighting, should be consistent with the style of the building to which it is attached. •Columns should be placed in relation to curbs to allow passengers of cars to disembark. •Walls without openings should not exceed 10 linear feet. D B D A E. Gallery Galleries are ground floor colonnades that support a shed roof or a deck that covers the sidewalk. Galleries enclose and provide shade, glare control and weather protection to ground floor storefronts, making them ide- al for retail use. A railing on top of the gallery is required only if the gallery roof is accessible as a deck. Planter boxes or pots may be placed in between columns to provide enclosure for such uses as cafe seating, provided that adequate throughway access is maintained. Shopfront Gallery Arcade Terrace Porch Stoop Dooryard Lightcourt CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-75 APPENDIX A: DESIGN GUIDELINES | PRIVATE FRONTAGES | SECTION A.5 Uses prohibited along El Paseo facing ground floor frontages. Galleries provide the opportunity for upper floor outdoor areas. A gallery in the form of a trellis provides shade and greenery.Galleries may also be adjacent to courts or greens. A-76 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.5 | PRIVATE FRONTAGES | APPENDIX A: DESIGN GUIDELINES 1. Design Standards •Arcades should be no less than 10’ wide clear in all directions. •Arcades should be used in conjunction with the Shopfront type (Appendix A.5.D). •Galleries may encroach over the sidewalk in the public right-of-way, subject to the issuance of an encroachment permit or license agreement prior to issuance of a building permit. •Along primary frontages, the arcade column spacing should correspond to storefront openings. •Column height should be four to five times the column width. Column spacing and colonnade detailing, including lighting, should be consistent with the style of the building to which it is attached. •Along Primary Street, walls without openings should not exceed 10 linear feet.A B C TABLE A.5.7 ARCADE STANDARDS FRONTAGE ELEMENT MIN MAX Height (sidewalk to ceiling)12 ft. 16 ft. Depth (facade to interior column face) 8 ft. 16 ft. Length along frontage (% of building facade width) 75 100 Setback from Edge of Curb 6 ft. F. Arcade B D D A Arcades are facades with a ground floor colonnade that sup- ports the upper stories of the building or, for 1-story build- ings, the roof. Arcades enclose and provide shade, glare control and weather protection to ground floor storefronts, making them ideal for retail use. Planter boxes or pots may be placed in between the col- umns to provide enclosure for such uses as cafe seating. Shopfront Gallery Arcade Terrace Porch Stoop Dooryard Lightcourt CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-77 APPENDIX A: DESIGN GUIDELINES | PRIVATE FRONTAGES | SECTION A.5 Shopfronts behind an arcade with traditional projecting sig- nage between each arcade opening. An arcade enclosing a ground floor residential lobby An arcade with adjacent restaurant seating An arcade with adjacent restaurant seating A-78 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.5 | PRIVATE FRONTAGES | APPENDIX A: DESIGN GUIDELINES A B C TABLE A.5.8 TERRACE STANDARDS FRONTAGE ELEMENT MIN MAX Depth, Clear 8’ min Finish Level above Sidewalk -3 ft. 6 in. Length of Terrace -150 ft. Distance between Stairs -50 ft.D 1. Design Standards •Terraces are enclosed by walls that are designed to California Building Code (CBC) standards. •For elevated Terraces, access from the sidewalk to the Terrace is via a stair and/or ramp. •The average grade of elevated door yards should not be more than 3 feet higher or 3 feet lower than the adjacent sidewalk or public open space. Walls may extend an additional 2 feet in height and fences or railings to the height required by the California Building Code (CBC). •Wall and/or fence design, materials, and finishes should be consistent with the architectural style of the building. •Terraces should feature planters or hardscape features that help to provide shade and seating. •Terraces may be combined with Arcade (Appendix A.5.F) and Gallery (Appendix A.5.E) Frontage Types to generate elevated shaded frontages. C DA B *Applicable when used in conjunction with Live/Work building types. See Appendix A.4.D. G. Terrace Shopfront Gallery Arcade Terrace Porch Stoop Dooryard LightcourtAn area between the sidewalk and shopfronts, usually ele- vated and enclosed by a low wall or fence, and intended for outdoor dining or retail display. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-79 APPENDIX A: DESIGN GUIDELINES | PRIVATE FRONTAGES | SECTION A.5 Terrace Example - outdoor seating areas raised above the adjacent sidewalk and accessed by stairs. A low wall above the terrace level provides a place to sit. Planters help to provide shade and divide the terrace into seating areas. A ramp to the terrace level is easy to locate and fits in with the architecture. Terrace Example - an outdoor patio for dining.A sunken terrace can be used to compensate for slight changes in topography along the street A-80 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.5 | PRIVATE FRONTAGES | APPENDIX A: DESIGN GUIDELINES This page is intentionally left blank. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-81 APPENDIX A: DESIGN GUIDELINES | ON-SITE OPEN SPACE | SECTION A.6 On-site open space provides private and common public outdoor space for the enjoyment and use of residents and businesses, and also provides comfortable spaces through which pedestrian access is provided from the street to any buildings (or portions of buildings) that lack direct street frontage. This Section identifies a series of open space types, includ- ing the configuration, size, and design characteristics each type. Refer to the District that applies to your lot to see which of these may be applied toward meeting the required amounts of on-site open space, and the size and configura- tion criteria that apply. Open Space Types Page A. Front Yard A-82 B. Court A-84 C. Side Yard A-86 D. Rear Yard A-88 E. Roof Deck A-89 F. Passage A-90 A shared court provides access to multiple units. A court provides yard behind a rowhouse. A dooryard provides private open space for this residential unit. A covered passage leads to mixed-use court. A.6 On-Site Open Space Guidelines A-82 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.6 | ON-SITE OPEN SPACE | APPENDIX A: DESIGN GUIDELINES 1. Description The Front Yard is the area between the building façade and the street, providing pedestrian access from the street to all buildings and dwellings on the lot, as well as a physical separation from the street and a semi-public space for play and greeting one's neigh- bors. Front yards may be visually continuous with adjacent yards with a common landscape, or enclosed by a low fence, wall, or hedge. On sloping sites, front yards may be raised above the level of the adjacent sidewalk and supported by a low retaining wall at the property line with steps providing access between the sidewalk and the yard (Dooryard). Frontage types and architectural elements may encroach into Front Yards, as allowed by the zone. A. Front Yard 2. Configuration and Size The Front Yard is the area between the Primary Street facing building facade and the Primary Street property line, as shown in Figure A.6.1. a. On corner lots, the Front Yard also includes the area between the Side Street facing facade and the Side Street property line up to the fence enclosing the back yard, as shown in Figure A.6.1. b. Courts may extend into the Primary Street and/or Side Street Setback area(s), but portions within these setbacks areas do not count towards the minimum Required On-Site Open Space requirements of each individual zone. c. Dooryards, porches, stoops, and architectural elements may encroach into the Front Yard as allowed by each individual zone.Side StreetPrimary Street Alley (where present) This front yard is enclosed by a low wall. Area that is required to be landscaped and maintained by the owner or homeowners association. FIG. A.6.1 REQUIRED FRONT YARD LANDSCAPE CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-83 APPENDIX A: DESIGN GUIDELINES | ON-SITE OPEN SPACE | SECTION A.6 A continuous lawn extends across a series of single family front yards. Front yard facing a shared courtyard in a multi-family building. 3. Design Front Yard Landscape. Except for walkways, front yards should be planted with trees, shrubs, decomposed granite (DG) or other appropriate ground cover and water conserving plant materials. Front yard landscape should be maintained in an orderly and neat condition. Parkway Planting. Street trees of an approved type should be provided in the planting strip between the sidewalk and the street. Parkways should be planted with water conserving plant materials. Parkways at commercial uses may be omitted to allow for pedestrian access. Trees should be accommodated in tree wells. Front Yard Fences. Front yard fence and wall materials and design should be compatible with the architectural style of the building. Front yard fences, walls, and hedges should be no taller than 3 feet-6 inches above the adjacent sidewalk or as defined for the applicable Zone. On corner lots, fences and walls along the side street frontage may be up to 6 feet high for the rear portion of the site up to 15 feet behind the primary street facing facade line (see Figure A.6.1). Fences along the remaining side street frontage may be up to a maximum of 3 feet-6 inches high or as defined in the Urban Guidelines for the applicable Zone. Raised Front Yards (Door Yards) should be up to a maximum of 3 feet-6 inches high above adjacent sidewalk or as defined in the Urban Guidelines for the applicable Zone. A-84 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.6 | ON-SITE OPEN SPACE | APPENDIX A: DESIGN GUIDELINES B. Courts 1. Description A Court is a semi-public, shared open space within a lot, for use by more than one resident or tenant. It is a well-defined, coherent area that is an essential com- ponent of the project's design, not merely space left over after the building mass is placed. Courts generally provide visitor access from the street to dwellings, retail or office spaces, and/or buildings within the lot that lack direct frontal access from the street. The degree of en- closure or openness may vary, as per the requirements of each zone and the design intent of the project designer. 2. Configuration and Size a. Configuration. Courts – particularly the portion of the court(s) that is intended to meet the minimum Required On-Site Open Space area requirements of each individual zone – should be placed in the following ways: Side Court. The Court is placed along the side yard of the parcel to work together with a court or back yard on an adjacent lot to create the effect of one large open space; Provide a contiguous space for entrances to a neighboring existing building that face the proposed project and are located close to the property line, to face; When the adjoining lot contains a single-family house, to create a large open space next to the house. Open to Street. The Court adjoins the minimum Primary Street setback line creating a deep, combined garden/terrace facing the street. Internal Courtyard. The Court is an internal courtyard, entirely contained within the site. Special Circumstances. When a site contains an exceptional feature, such as a large, healthy tree or topography, the Court is placed to retain and take advantage of that special feature. b. Size. Refer to Section 4.4 for applicable Zone minimum and maximum dimensional requirements. c. Enclosure. In general, a Court's perimeter should be defined by walls on at least 2 sides, and on a third side by walls or architectural or landscape elements such as low walls or trellises, or linear landscape elements such as hedges or rows of trees. In some cases, one side of a Court may be defined by a building wall or a linear landscape element on an adjoining property. Driveways located adjacent to a Court should be screened by architectural elements such as low walls or trellises, or linear landscape elements such as hedges or rows of trees so as not to appear to be located within the Court. d. Encroachments into Courts. Dooryards, stoops, and architectural elements may encroach into the Court as allowed by the Guidelines of each Zone. FIG. A.6.2 Side Court Examples FIG. A.6.3 Open to Street Court Examples CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-85 APPENDIX A: DESIGN GUIDELINES | ON-SITE OPEN SPACE | SECTION A.6 3. Design Common Area. Courts should be designed to be gathering places for the occupants and also circulation spaces through which pedestrian access is provided from the street to any buildings (or portions of buildings) that lack direct street frontage. Courts should provide a central, flat area that is usable and encourages human activity and interaction. This area should contain a combination of paving and landscaping. Private Area. Courts should be designed to provide for private access to dwellings and businesses that lack direct street frontage. Courts should also provide space for private outdoor space in the form of private patio and terrace spaces. Amenities. Courts should include public amenities such as seating areas, fountains, BBQ islands and/or outdoor fireplaces to encourage their use as common outdoor rooms or gathering places. Finishes. Court materials, finishes, fixtures, and colors should be designed in a manner that is consistent with the architectural language of the building. Landscape. Except for paved areas, courts should be planted with trees, shrubs, DG or other appropriate ground cover and water conserving plant materials. Arbors, trellis structures and raised planter/seating walls are encouraged. Court planting may be in permanent planters The top of walls of planters should generally be no taller than a bench, but some may be up to waist height if so required to support the health of plantings. Trees scaled to the space are generally recommended for shade and to screen views to and from neighboring buildings. The side courts of these two buildings work together to create a single space. An internal court with a fountain as its focal point. A court that provides outdoor dining. A-86 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.6 | ON-SITE OPEN SPACE | APPENDIX A: DESIGN GUIDELINES C. Side Yard 1. Description A landscaped open space along one side of a lot. Side Yards may be semi-private spaces through which visitor access is provided to one or more buildings or dwellings, or may be private spaces for the exclusive use of the residents of one or more dwellings. Side Yards of single-family dwellings are private, primar- ily landscaped open spaces. For multi-family buildings, Side Yards may be designed for the shared use of all residents, or divided into private areas for the use of a specific dwelling. Note that Side Yards strongly defined by buildings on two or more sides – particularly if they include significant hardscape areas – this condition may also be classified as Side Courts, see Section 5.6.C 2. Configuration and Size a. Configuration. Side Yards are located between the building and the Side Yard property line and should have a basic rectangular shape. For multi-family buildings, the Side Yard provides access to units. The yard area should also provide a contiguous space for entrances to a neighboring existing building that face the proposed project and are located close to the property line, to face; When the adjoining lot contains a single-family house, the yard will create a large open space next to the house. b. Size. Refer to Section 4.4 for applicable Zone minimum and maximum dimensional requirements. c. Encroachments. Dooryards, porches, stoops, and architectural elements may encroach into the Side Yard as indicated in the Design Criteria for the applicable Zone. FIG. A.6.4 Single Family Side Yard FIG. A.6.5 Multi-Family Side Yard CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-87 APPENDIX A: DESIGN GUIDELINES | ON-SITE OPEN SPACE | SECTION A.6 A low wall provides this side yard with privacy from the street.A paved side yard provides access to this single family house. The side yard of this multi-family building provides access to adjoining units. The side yard of this multi-family building provides access to adjoining units. A-88 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.6 | ON-SITE OPEN SPACE | APPENDIX A: DESIGN GUIDELINES D. Rear Yard 1. Description A private, landscaped open space located behind a single family or multi- family building that is for the use of the residents of one or more dwellings. For buildings with two or more units, Backyards may be divided into separated private yards, provided each private yard is located directly adjacent to the dwelling unit. 2. Configuration and Size a. Configuration. Back yards are located behind the primary building, generally away from the view of the Primary Street. For buildings with two or more units, back yards may be divided into separated private yards, provided the private yards are directly adjacent to the unit. b. Size. Refer to Section 4.4 for applicable Zone minimum and maximum dimensional requirements. c. Encroachments. Dooryards, porches, stoops, and architectural elements may encroach into the Backyard as allowed by each individual zone. A back yard with a large paved area surrounded by border planting. A drought tolerant back yard. A back yard seating area and outdoor fireplace. FIG. A.6.6 Single Family Back Yard FIG. A.6.7 Multi-Family Back Yard CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-89 APPENDIX A: DESIGN GUIDELINES | ON-SITE OPEN SPACE | SECTION A.6 Trellises covering rooftop decks. A rooftop restaurant. A rooftop seating area. E. Roof Deck 1. Description. A rooftop open space that may be assigned to individ- ual units or a shared open space available for use by all residents or tenants. Amenities can include trellises, landscaping, seating areas, outdoor fireplaces, and the like. 2. Configuration and Size a. Configuration. Roof Decks may be located on a portion or all of a building, subject to the California Building Code (CBC). b. Size. Refer to Section 4.4 for applicable Zone minimum and maximum dimensional requirements. Roof decks can meet the minimum open space requirements in certain zones. c. Amenities. Roof Decks may include design elements such as seating areas, fountains, and/or outdoor fireplaces to encourage their use as outdoor rooms or gathering places. d. Finishes. Roof Deck materials, finishes, fixtures, and colors visible from the street and Required On-Site Open Spaces – including trellises, railings, and walls – should be designed in a manner that is consistent with the architectural language of the building. A-90 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.6 | ON-SITE OPEN SPACE | APPENDIX A: DESIGN GUIDELINES Example of a side yard passage providing access to a Side Court. Example of an uncovered passage. Example of a covered passage. F. Passage Diagram of passages connecting between two building masses to an Enclosed Court (left) and of a passage connecting to a Court along the side yard. 1. Description Passages provide a pedestrian connection between or through buildings from the street to a Court or between two Courts. Passages may be covered or uncovered. 2. Configuration and Size a. Configuration. Passages should have a basic rectangular shape and may be open to the sky or covered by a roof or upper floors. Passages may be provided between buildings or along side yards. Passages may be gated or completely open to the street, but should be unobstructed by garden walls or other solid elements that impede views into and out of the Court to which they provide access. b. Size. Refer to Section 4.4 for applicable Zone minimum and maximum dimensional requirements. c. Finishes. Passage materials, finishes, fixtures, and colors should be designed in a manner that is consistent with the architectural language of the building. FIG. A.6.8 PASSAGE CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-91 APPENDIX A: DESIGN GUIDELINES | ON-SITE OPEN SPACE | SECTION A.6 G. Fences and Garden Walls 1. Materials a. Garden walls, and retaining walls exposed to public view, should be made of or clad in brick, stone,or stucco compatible with the design of the principal building. b. Fences and trellises should be made of finished wood or wrought iron. Wrought iron fences should have iron posts and/or brick or stone piers. c. All chain link fencing is prohibited. 2. Configurations a. Garden walls should be no less than 8 inches wide and capped by smooth mortar cap or a top that overlaps the wall below by no less than one half inch on each side. b. When built along street frontages, wood fences and gates should meet applicable Frontage Type requirements and should be made of vertical pickets with no more than three inch gaps in between. Wrought iron fences and gates should be made of true wrought iron, or steel bar that faithfully simulates true wrought iron, with bars with no less than a four-inch space between. Wood fences and gates are not recommended on frontages in the NC and NM zones. c. Fences built parallel to the frontage between buildings to enclose the side yard(s) should be set back at minimum 5 feet behind the facade line, except walls that are an integral part of the architecture of the building, which may be flush with the facade or set back (see Figure A.6.8). d. Wood fences at interior side and rear property lines should provide fronts to both sides of the property line (“good neighbor fencing”), for example by alternating members from one side of the fence to the other. e. Fence Height: Interior lots. Side yard and rear yard fences and walls behind the front building facade may be up to 6 feet high (see Figure A.6.8). A plastered masonry wall is capped with a smooth mortar cap. Example of “good neighbor” fencing comprised of alternating vertical members. A plastered masonry wall that is capped with terra cotta tiles. A-92 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.6 | ON-SITE OPEN SPACE | APPENDIX A: DESIGN GUIDELINES A low front yard hedge. A plaster front yard wall matching building walls in color and finish. A wrought iron front yard fence with plaster piers.A white picket fence. A plaster front yard wall matching building walls in color and defining a forecourt space. A stone front yard wall and defining forecourt/garden space. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-93 APPENDIX A: DESIGN GUIDELINES | ON-SITE OPEN SPACE | SECTION A.6 Corner lots. Fences and walls along the side street frontage may be up to 6 feet high for the rear portion of the site up to 15 feet behind the primary street facing facade line (see Figure A.6.9). Fences along the remaining side street frontage may be up to 3 feet high (see Table A.3 for front yard fence design guidelines). a. Retaining walls: At street frontages, when present, retaining walls may be up to 36 inches in height. Retaining walls within the frontage setback area – and to the line of the side yard enclosing fence or wall – should be made of or clad in materials as specified in these architectural guidelines. Retaining walls behind the fence line and substantially obscured from views from the public way may be relieved of this requirement. b. Screen walls: Parking, utilities, trash receptacles and similar service functions and equipment should be screened from public view by opaque walls or fences meeting the requirements of this Code. i. Parking: Whenever practical, on-site parking should be located within parking lots, structures or garages at the rear of the lot, screened from street views by the primary building. Any parking lots that abut and are visible from street views should be screened by a wall or fence 36” to 48” in height, enhanced with landscaping. ii. Utilities and Trash Receptacles: These functions should be located to the side or rear of the lot, never in front yards. Screen walls should be designed as an integral element of the building design or as an integral element of the landscape. AVOID: Stone veneer atop stair treads is insubstantial and susceptible to damage. A stair comprised of terra cotta stair treads and plaster risers. The treads are substantial and durable. Front Yard. Primary StreetSide StreetAlley (where present)Corner Lot Interior Lot 15 ft. min. 5 ft. min. FIG. A.6.9 YARD FENCE PLACEMENT A-94 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.6 | ON-SITE OPEN SPACE | APPENDIX A: DESIGN GUIDELINES H. Landscape and Outdoor Lighting 1. Landscape Materials a. All landscape and irrigation design must comply with the following: i. Plant material shall be selected from the approved plant list as provided in Appendix A: Recommended Tree and Plant Species.) ii. Invasive plant species are generally discouraged for landscape use and are prohibited near parks, buffers, greenbelts, water bodies, and open spaces. iii. Turf is prohibited in commercial and industrial development proposals except where approved as a recreational use. iv. Turf is not to exceed 30% of the landscape areas in residential development proposals. v. Decorative water features shall use re-circulating water and recycled water where possible. 2. Landscape on Private lots a. Green screen. Landscape should be used to soften walls and fences and provide a green screen, where appropriate, between industrial or commercial buildings and adjacent residential properties. b. Stair treads. Exterior stair risers and treads should be constructed of durable and substantial materials and in a manner that is consistent with the design of the rest of the building. 3. Irrigation Permanent and automatic irrigation systems shall be provided for all landscaped areas per the design criteria and specifications of City of Palm Desert. 4. Climate mitigation Trees, shrubs, hedges, and deciduous vines should be used to minimize solar heat gain during the summer and maximize heat gain during the winter. A curbside rain garden collects and filters storm water.Drought tolerant landscaping. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-95 APPENDIX A: DESIGN GUIDELINES | ON-SITE OPEN SPACE | SECTION A.6 A parking lot paved with gravel and informal planting facilitates water recharging. A commercial parking lot that includes planting areas and semi-permeable paving to facilitate rainwater recharging. 5. Sustainable Stormwater Management a. Ground water recharging and stormwater runoff limits should be facilitated on all parts of new building sites. Possible strategies include: i. Rain gardens and vegetated bioswales that convey and infiltrate rainwater. ii. Pervious pavements that allow stormwater to infiltrate directly into the ground below. Acceptable permeable surfaces include pervious concrete, pervious pavers, decomposed granite, and gravel. 6. Site Lighting a. Shielding. Site lighting should be shielded by permanent attachments to light fixtures so that light sources are not visible from a public way and to prevent off-site glare. b. Extent. Site lighting should include illumination of parking areas, buildings, pedestrian routes, and public ways. c. Clearance. The bottom of a lamp along a sidewalk or other path being lighted should not be more than 20 feet above the ground. I. Parking Lots 1. Parking lot Landscaping Parking areas should be landscaped in compliance with the following requirements. a. Amount of landscaping. Landscaping within and/or around the parking area should be provided at a minimum ratio of 13% of the gross area of the parking lot. A minimum of one shade tree should be provided for each 4 parking spaces, or trees shall be provided to achieve 50% canopy coverage of paved area at maturity, whichever is greater. b. Location of landscaping. Landscaping should be evenly dispersed throughout each parking area with trees planted around the perimeter of the parking lot. For larger parking areas, orchard-style tree plantings (placement of trees in uniformly- spaced rows) are encouraged. c. Irrigation. Automatic irrigation shall be provided for all landscaped areas. A-96 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.6 | ON-SITE OPEN SPACE | APPENDIX A: DESIGN GUIDELINES 2. Parking Lot Paving In an effort to reduce stormwater run-off and water pollution, and to allow for the replenishment of groundwater, parking areas should be designed to reduce the amount of run-off generating surface area. Therefore, permeable surfaces for parking and maneuvering areas are encouraged. Acceptable permeable surfaces include: a. Pervious asphalt and concrete; b. Permeable pavers (products such as Unipaver, Eco-stone and SF Rima or an approved equivalent); c. Reinforced gravel paving (products such as Invisible Structures’ Gravelpave); d. Reinforced grass paving (products such as Invisible Structures’ Grasspave); e. Other permeable surfaces as approved by the Planning Division. A parking lot shaded by trees planted in uniformly-spaced rows. A break in the curb allows water to flow into planters. 3. Parking Lot Lighting a. Outdoor light fixtures should be limited to a maximum height of 15 feet. b. Lighting should be shielded or recessed so that: i. The light source (i.e., bulb, etc.) is not visible from off the project site; and ii. Glare and reflections are confined to the maximum extent feasible within the boundaries of the project site. Each light fixture shall be directed downward and away from adjoining properties and public right-of-way. c. No lighting on private property within the NM and NL zones shall produce an illumination level greater than one foot-candle. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-97 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 A.7 Architectural Guidelines A. Introduction 1. General Since Palm Desert was founded in 1945, developers have been building neighborhoods and communities that have been unique to the Coachella Valley. Many early developments advertised the area for its local amenities , weather, and lifestyle. Today, thousands of people live in and visit the area for its rich desert heri- tage, a result of cultural traditions and environmental traditions. 2. Building Traditions Prior to World War II, the Coachella Valley was home to a handful of very small, quiet communities. As con- flict overseas came to a close, more and more peo- ple looked to the area for recreational and vacation opportunities. Early flyers and advertisements for Palm Desert developments boasted the ease of being able to walk and bike to local amenities such as theaters, schools, and churches. The Shadow Mountain Club and Palm Village, both developed in the late 40's, were some of the first developments to advertise Palm Desert as an "all-inclusive" town in the desert. As El Paseo developed, these communities also touted the adjacency to local neighborhood services and restau- rants. The manner in which the city grew was partially based on the idea that it was a vacation community, both for locals from Los Angeles, and for people across the country. Even though it developed at a time when the car was becoming ubiquitous in American culture, Palm Desert had to cater to visitors who had come a long distance to stay at a resort or club. Guest cottag- es were often a modest size, and major recreational activities and services were within walking distance to most homes. Eventually the need for year-round housing grew at a rapid rate, and mass-market developers eyed the Coachella Valley for their next ventures. Builders such as the Alexander Construction Company were able to prolifically erect homes with modern materials and modern designs, using the same collection of stan- dardized floor plans. Mass-produced Mid-Century and Ranch homes were laid across wide lots all across the Valley within a few decades. By the late 1970's communities shifted to become more insular, and many new developments chose to have a more private atmosphere. Gated communities with homes lining the edges of golf courses became a popular commodity. Mostly on the northern side of Tahquitz Creek, these communities skewed more towards traditional Spanish Revival styles and slightly smaller lots. Within a short amount of time, Palm Des- ert had developed a wide array of lifestyles, architec- tural character, and community patterns. An early Palm Village advertisement touting convenient recreational opportunities The gated golf course community model, although inclusive, provides few connections to other neighborhoods A-98 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES 3. Landscape Traditions The other main component of Palm Desert's heritage is its physical landscape. The area's arid climate and wide, flat expanses were inviting to developers, vaca- tioners, and cultivators for many reasons. In the 1950's, as citrus groves in Los Angeles began to be subdivided and developed, the Coachella Valley offered a blank slate for date palm and citrus growers. Mass-market developers also saw a blank canvas in the desert, as there were no geographic constraints besides the mountains to hinder them. To the vacationer, the flat Highway 111 and Palm Springs Airport provided an easy way to get in and get out of town. During the initial development boom, the Valley floor' environmental landscape was not much more than small boulders, sand, and native bushes and trees. Architecture, for the most part, would have to help mitigate the desert heat. Thin, long floor plans, courtyards, and low building masses helped to offset some of the heat effects, but landscape would serve an equally important role. When the area was first developed, native plants were few and far between. Early housing developments would bring with them patches of non-native green grass from the Los Angeles area, with little regard for the low amount of rainfall in the area. Date palms and other desert plants were brought in from all over the world to diversify both the agricultural landscape and neighborhood landscape. Many of these plants are successfully adapted to the desert, and, although non-native, are well-suited for the unique climate of the area. Today, the image of the pool in the backyard of a Mid-Century house, or palms set against the light plaster walls of Spanish Revival building are iconic visuals in Palm Desert and the Coachella Valley. In recent years, with the prospect of more stringent water resources and warmer temperatures, many communities have moved towards emphasizing drought-tolerant plants and landscapes. Many front yards have done away with green grass in favor of exposing the original sandy, rocky landscape while adding succulents and other desert plants. An early photo of El Paseo shows the scarcity of native plant life A Mid-Century house with a beautiful landscape made of mostly adaptive plants CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-99 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 B. Building Architecture and Form 1. General These Guidelines provide direction for the design of buildings, appurtenances and site elements within the UNSP area. Photographs and diagrams provided in this section illustrate recommended options for the massing and architecture of the buildings in the subject area. 2. Relationship to Development Guidelines The Development Guidelines in Section 4.4 define the location and massing of buildings and site elements on the project sites, focusing on the relationship of the building to the project site, the block and the neighborhood. These Architectural Guidelines define the recommended range of design and performance possibilities in order to achieve a degree of authentic- ity and cohesion for the physical character and quality of the area. These Guidelines are to be applied in concert with the building typologies defined in the Development Guidelines (Appendix A.2 and A.4). By carefully applying these guidelines to the recom- mended Building Types (Appendix A.2 and A.4), the skilled architect will be able to design a wide range of buildings, for a wide range of uses, household types and constructions budgets. 3. Design Intent While no specific architectural styles are required, four Architectural Styles (Appendix Ax.7.C) are identified as particularly relevant to the heritage and character of Palm Desert and the Coachella Valley, and are used to help illustrate recommending design approaches. 4. Materials in General Authentic, natural building materials are recommend- ed, including smooth plaster, fine concrete block, brick, stone, tile, wood, terra cotta ties and appropriate metals. Such materials age gracefully, while many synthetic materials do not. Synthetic materials that simulate natural materials may be allowed, when approved in writing by the Director and based upon the findings. a. That the material faithfully simulates the appearance of the natural material it imitates; and, b. That the material has a demonstrated ability to weather gracefully, aging similarly to or better than the natural material it simulates A new multi-family residential building designed as simple assemblies of house-scale forms. A new “Main Street” commercial building comprised of simple masses and street-facing windows and entries. A-100 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES 5. Building Walls a. Materials. Primary Materials. Building walls should be clad in smooth plaster (stucco); wood clapboard, dropsiding, board and batten, or ; fine concrete block, brick, stone; and prefinished metal panels. Fiber cement siding successfully simulating wood may also be used. Chimneys. Exterior chimneys should be finished in brick, concrete block, stone, or stucco. Discouraged Wall Materials. Materials to avoid or to be kept to a minimum include simulated finishes (such as artificial stone), plywood siding, EIFS (Exterior Insulation & Finish System) on exposed, ground level locations, and split face block Reflective Materials. Reflective materials, such as mirrored glass, shiny metal, and chrome, should only be used if they are applied to small areas (such as highlight signage), and do not cause a nuisance to automobile traffic, pedestrians, and neighboring buildings. Organic Materials. Green wall installations planted with sedums may be used where appropriate Concrete block walls may be designed with interesting geometric patterns Smooth plaster walls help keep adjacent spaces cool yet bright. Wood drop siding paired with brick walls CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-101 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 b. Configurations. General. Walls may either be designed as traditional facades of one major simple material with punched window openings or modern exposed structural elements with panelized windows. Multiple Materials. On traditional buildings, multiple wall materials combined on a single facade should be should be stacked, with lighter materials above those that are more substantial (e.g. wood above stucco or masonry, or stucco above masonry). On modern buildings, materials should be mixed in a manner suitable for the architectural character of the building. Cantilevers. Cantilevers should be visually supported by visible wood brackets or beams on traditionally styled buildings. Most modern buildings use visible wood or steel beams to visually support cantilever. c. Methods. Brick and Cut Stone Patterns. Brick, concrete block, and cut stone should be laid in true bonding pattern for traditional styles, and may be laid in stack bond for modern styles. Mortar Joints. Brick, concrete block, and cut stone mortar joints should be struck. Rubble Stone. Rubble stone should be laid in a natural, horizontal direction in horizontal courses with smooth or beaded mortar joints Wood Siding. Walls clad in wood or cement fiber board siding should be stained or painted with colors approved through the Design Review process. Wood Siding Patterns. Clapboard should not exceed 6 inches to the weather. Shingles should not exceed 8 inches to the weather. Dropsiding should not exceed 12 inches and 4 inches, alternately. Green Walls. Green wall installations are encouraged on secondary facades, especially those that are lacking fenestration. A large roof cantilever visibly supported by wood rafters The vertical joints between the board and batten siding and stucco of this building occurs at the inside corner. A-102 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES AVOID: Stone veneer that does not wrap the corner gives away the fact that is an applied veneer. Stones not laid with horizontal courses. Naturally laid rubble stone on a Mid- Century facade Mixing facade materials, in this case plaster and siding, can help break down the scale of a building. A Spanish Revival courtyard building with a portion of the second floor cantilevering over the front entry. This brick veneer wraps the corner. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-103 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 Smooth plaster walls may incorporate decorative tile or terra cotta accents. These walls also have an appropriate cap. 6. Site Walls a. Materials General. All site walls should use materials that complement the architectural character of the adjacent building. Primary Materials. Garden walls and retaining walls exposed to public view, should be made of or clad in smooth plaster (with or without decorative tile or terra cotta elements), fine concrete block, brick, stone (which may be mounted in gabions), or weathering steel compatible with the design of the principal building. Fences and trellises should be made of finished wood, steel, or wrought iron. Discouraged Wall Materials. Materials to avoid or to be kept to a minimum include simulated finishes (such as artificial stone), plywood siding, EIFS (Exterior Insulation & Finish System) and split flace block Reflective Materials. Reflective materials, such as mirrored glass, shiny metal, and chrome, should only be used if they are applied to small areas (such as highlight signage), and do not cause a nuisance to automobile traffic, pedestrians, and neighboring buildings. Organic Materials. Green walls planted with sedums may be used where appropriate Green walls planted with drought tolerant succulents can help cool sidewalk areas From left to right. A contemporary wooden fence; Gabion wall with weathering steel fence; Plaster front yard wall with brick cap; Plaster front yard wall without a cap A-104 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES b. Configurations Garden Walls. Garden walls should be no less than 8 inches wide and capped by a top. The cap on walls related to traditional building styles should overlap the wall below – caps for modern buildings need not. Fences. Wood fences and gates on Frontages should be made of vertical pickets or lattice with no more than 3-inch gaps in between. Wrought iron fences and gates for traditional styles should be made of true wrought iron, or steel bar faithfully simulation true wrought iron, with bars with no less than a 4-inch space between. Wood fences and gates are not recommended on frontages in the Neighborhood Center. Front Yard Wall Height. Fences and garden walls within Frontage Setback areas should be between 30 inches and 42 inches in height. Side Yard Wall Height. Fences and garden walls enclosing interior side yards may be up to 6 feet in height when built at or behind the building facade. Wall Setbacks. Fences built parallel to the Frontage between the houses or other structures should be set back an additional 2 feet behind the Façade line of the house, except walls that are an integral part of the architecture of the house. In such case the wall may be flush with the Façade, or set back any dimension from it as deemed appropriate. Retaining Walls. Retaining walls at Frontages, when present, may be up to 5 feet in height. Retaining walls within the Frontage Setback area – and to the line of the side yard enclosing fence or wall – should be made of or clad in materials as specified in these Architectural Regulations. Retaining walls behind the fence line and substantially obscured from views from the public way may be relieved of this requirement by the Director. (Regardless of the height of any Frontage retaining wall, a front walk and stairs should extend directly from the front door to the public way.) Service Screen Walls. Trash receptacles should be screened from public view by opaque walls or fences meeting the requirements of this Code. Parking Walls. Parking areas should be screened with walls up to 48 inches, where appropriate. Rubble stone walls should be laid with horizontal courses Weathering steel retaining wall at a suitable height An appropriately scaled front yard garden wall CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-105 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 c. Methods Brick and Cut Stone Patterns. Brick, concrete block, and cut stone should be laid in true bonding pattern for traditional styles, and may be laid in stack bond for modern styles. Mortar Joints. Brick, concrete block, and cut stone mortar joints should be struck. Rubble Stone. Rubble stone should be laid in a natural, horizontal direction in horizontal courses with smooth or beaded mortar joints Wood Siding. Walls clad in wood or cement fiber board siding should be stained or painted with colors approved through the Design Review process. Wood Siding Patterns. Clapboard should not exceed 6 inches to the weather. Shingles should not exceed 8 inches to the weather. Dropsiding should not exceed 12 inches and 4 inches, alternately. A stack bond concrete wall is applicable to modern style buildings. Site walls laid in ashlar pattern. Plaster walls with pre-cast concrete caps. A-106 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES 7. Building Elements Attached architectural elements and details that provide buildings with a human scale and pedestrian orientation – including lighting fixtures, custom signage, awnings, hand rails, balconies, and trellises – should be designed to be consistent and compatible throughout the building. For additional information on building elements, see Section 5.5 on Private Frontages. a. Materials. Columns, Piers, and Arches. Columns, piers, and arches should be made of or clad in smooth plaster, stone, cast stone, concrete block, or brick. Porches and Porticos. Porches and porticos should be made of either wood or steel Porte-Cocheres and Carports. Porte-cochere and carport columns, posts, and beams should match the columns, posts and beams used at the building’s porch or stoop and should be consistent with the building’s overall palette of materials. Stoops. Stoops should be made of brick, stone, concrete, or wood. Balconies. Balconies should be made of wood, wrought iron, or metal and may be open or covered. Railings. On traditional buildings, porch, balcony and other railings should be made of wood, wrought iron, or steel bar faithfully simulating true wrought iron. Modern buildings may also use galvanized or painted steel, aluminum, and cable railing components. Vinyl substitutes are not appropriate. Planter Boxes. Permanent attached planter boxes, if provided, should be made of materials compatible with the rest of the building. On traditionally styled buildings, planter boxes should be clad in smooth plaster, decorative tile, stone, or cast stone. On modern buildings, planter boxes may also be clad in metal (steel, weathering steel) and honed concrete block. Plant Hangers. Plant hangers, hooks, and brackets may be made of wrought iron or metal faithfully simulating wrought iron on traditional buildings. Modern buildings may employ other metals suitable to the building's character. Awnings. Entry coverings may include canvas awnings, or projected shed or gabled roofs supported by brackets made of wood, wrought iron, or metal. Modern buildings may have metal or glass awnings supported by tension rods Bay Windows. Bay windows should be made of or clad in materials identical to or compatible with the building’s wall finish and windows. A wood balcony supported by extended beams A modern building with balconies that are not visibly supported CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-107 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 A Spanish Revival porte cochere that is designed to be an integral part of the building A wrought iron balcony with an integrated plant holder. Metal awning and balconies with support poles that extend all the way down to the ground floor. A brick building with an articulated parapet. A Spanish Revival mixed-use building with upper floor wrought iron balconies. A second floor balcony covered by a wood trellis. A-108 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES An arcade on a traditional building A modern parapet A wrought iron rail on a Spanish Revival building An aptly detailed Mid- Century porte-cochere b. Configurations Porte-Cocheres and Carports. A port-cochere or carport should be designed as an integral wing or element of the building it serves. The detailing and architectural style of porte-cocheres and carports should be consistent with the rest of the building Spindles and Balusters. Spindles and balusters on balconies, porches, and decks should not exceed a spacing of 6 inches on center, or as required by the Building Code, whichever is less. Standard pipe rails, horizontal and vertical, are strongly discouraged except when located out of public view in rear yard areas or when elegantly detailed as an integral element of a modern building design. Bay Windows. Bay windows should be a maximum of 8 feet in width and should have a height that is equal to or greater than their width. Bays should be placed a minimum of 3 feet from any building corner or other bay. A bay’s street facing facade should consist of at least 50% transparent fenestration. Parapet Walls. Parapet walls on traditionally styled buildings, along any street frontage, should be articulated with corbelled patterned brick, projected cornices, or projected roofs. Decks and Porches. The undercroft of decks and porches should be enclosed with lattice, vertical pickets, or metal grilles, except in the case of galleries or arcades. The soffits of arcades and galleries should be finished in a manner consistent with the architectural styles, such as, but not limited to stained bead board, stucco, or panelled. No drop-in acoustical tile systems are allowed. Planter Boxes. Permanent attached planter boxes, if provided, should be between 18 to 42 inches tall and never obscure a window opening. c. Methods. Arches. Masonry and stucco arches (square or round) should be no less than 12 inches in depth and piers or columns should be no less than 12-by-12 inches. Posts. Wood posts should have a minimum nominal dimension of 6-by-6 inches and should be articulated at their base and top. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-109 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 A stucco building with clay tile roof. A flat roof is screened by parapet walls faced with a pitched roof 8. Roofs a. Materials. Traditional Buildings. Roofs of traditionally styled buildings primarily clad in stucco should be finished with clay tile, concrete tile faithfully simulating clay tile, slate, or dimensional composite shingles simulating slate roofing. The material chosen should be compatible with the character or selected style of the building. Modern Buildings. Roofs of modern buildings should be finished with narrow standing seam metal, membrane roof with natural rock ballast as needed, or dimensional composition shingles. The material chosen should be compatible with the character of the building. Porte-Cocheres and Carports. Porte-cochere and carport roofs should match the building’s porch or main roof and should complement the building’s overall palette of materials. Organic Materials. Green roofs with planted sedums may be implemented on a wide range of building styles and uses. Gutters and Downspouts. Gutters and downspouts should be made of galvanized steel, copper, or prefinished aluminum. Flashing. Sheet metal parapet and cornice cap flashings should be integral to the overall wall design and painted to match wall or trim color. Terra cotta porches help to visually separate building elements on Spanish Revival buildings. A simple articulated parapet screening a flat roof Gabled roof with decorative tile on the gable facade A-110 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES b. Configurations. Traditional Buildings. Building roofs should be gabled or hipped with eaves along the frontage. Flat roofs should be screened from the street by parapet walls. Parapets may be faced with a pitched roof. Shed (mono-pitch) roofs should be limited to minor wings and projecting elements, and should have a minimum slope of two in twelve. Modern Buildings. Gabled, hipped, shed (mono-pitch), or butterfly roofs may serve as the primary roof form. Porte-Cocheres and Carports. Porte-cochere and carport roof forms should complement the building’s architectural style. Porte-cochere and carport roofs may be extensions of the porch roof or the building’s main roof, or may be independent roofs attached to the building’s side wall. Green Roofs. Green roofs may be located on flat roofed portions of traditionally styled buildings, but may be planted on shed (mono-pitch) and butterfly roofs of modern buildings where appropriate Service Equipment. Service equipment and storage areas on roofs should be screened from public view. Refer to Section 5.7.15 for full requirements. Skylights. Skylights should be flat (non-bubble) A butterfly roof in Palm SpringsA Mid-Century building with monoptich roof and are strongly discouraged from being located in roofs visible from the public right-of-way except when they are an integral architectural element of modern buildings. Gutters. Gutters should be half-round or ogee. Gutters on modern buildings may be rectangular. Awnings. Canvas awnings may cover Shopfronts or balconies, but only in shed configurations. Quarter sphere or quarter cylinder configurations are strongly discourage. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-111 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 c. Methods. Overhanging Eaves. Overhanging eaves should have exposed rafter tails at the tip, or should be finished with a profiled cornice or gutter. On traditional buildings, flat stuccoed soffits are highly discouraged. Rafters. Exposed rafter tails should have a minimum nominal dimension of 3 inches by 4 inches. Brackets. Supporting brackets, when provided at eaves, should have a minimal nominal dimension of 5 inches. Brackets support a metal window awning. A Spanish Revival building with spanish eaves. A Spanish Revival building with exposed rafters. A-112 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES 9. Windows a. Materials Primary Materials. Windows should be made of wood, vinyl clad wood, fiberglass-clad wood, aluminum-clad wood, fiberglass or metal. Additionally, windows made of solid PVC may be permitted upon design review approval. Permissible PVC windows should be available in a range of colors appropriate for the applicable architectural styles and should resemble wood windows in detailing and profile thickness so as to make them indistinguishable when seen from public streets, sidewalks, and open spaces. Glazing. Glazing should be clear glass with no more than ten percent daylight reduction (tinting). Glazing should not be reflective (mirrored). Traditional Accessories. Windows on traditionally styled buildings may have the following accessories. wood shutters sized to match their openings (sized and detailed as if they would cover the window when closed), opaque canvas awnings (except quarter sphere and quarter cylinder configuration). Modern Accessories. Windows on modern buildings may have the following accessories. metal sunshades, metal or glass awnings Security Devices. Security grills and bars on the exterior facades of buildings should be minimized, especially on facades visible from public streets and sidewalks. Security devices such as window grills should be architecturally compatible with the rest of the building Appropriately sized window accessories Ganged windows on a Spanish Revival building. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-113 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 b. Configurations. Proportion. Window openings should be vertical or square in proportion on traditionally styled buildings. Windows with horizontal proportions may be appropriate for modern style buildings. Shape. Accent windows may additionally be circular, elliptical, octagonal or hexagonal – a maximum of two per facade is recommended. Modern buildings may employ trapezoidal or circular accent windows where appropriate. Fenestration. Total fenestration for traditional facades should be no more than 33% of the facade area, except within Shopfronts (See Section 5.5). Curtain wall systems may be no more than 40% of the facade area, and should use shading devices or significant recesses where applicable. Shading Devices. Shading devices include. Horizontal metal awnings, aluminum sun shades, vertical metal fins or grilles, and decorative metal grillwork panels Recesses. Windows should be recessed no less than 2 inches from the building facade. Doors and windows with deep recesses to provide shading A modern mixed use building with proportional and well spaced windows Horizontal window proportions can help support the character of modern buildings A-114 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES c. Methods. Window Types. Windows on facades should be double hung, single hung, or hinged casement. On side or rear elevations not facing a public right-of- way, windows may be horizontal sliders to be located at least 6 feet from the facade. Horizontal sliders are not recommended on the side street facades of traditional corner buildings. Circular or hexagonal windows may additionally be pivoted or hopper configuration. Clerestory Windows. Clerestory windows may be fixed Storefront Windows. Windows within storefronts may be fixed. Muntins and Mullions. Muntins and mullions should be compatible with the architectural style of the building. On traditional buildings, windows with muntins and mullions should be true divided-light. Traditional Buildings. All windows above the first floor should be of a consistent proportion, and generally stacked vertically and with head aligned horizontally. Exceptions to this will be made for Spanish Revival buildings. Curtain Walls. Curtain walls should not be used unless recessed or paired with appropriate shade devices. Curtain wall systems must have a consistent grid with consistent panel proportions across bays. Frameless glass walls are also permitted. A curtain wall system paired with both vertical and horizontal shading elements. Large areas of glazing should be recessed and shaded as opposed to tinted Clerestory windows on a storefront. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-115 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 Windows with appropriately designed mullions and muntins Metal grillwork patterns can help add significant shade to curtain wall systems Dynamic glass and steel awning.Quarter sphere canvas awnings Window shapes such as circles and trapezoids can be used to compliment a desired architectural style. Sun shades should be placed and sized correctly to achieve desired shading effects. A-116 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES Examples of shopfront window and door configurations. Doors that maintain the appearance of being natural wood. Many modern homes signify front doors with bright colors. 10. Doors a. Materials Primary Materials. Doors should be made of wood, vinyl clad wood, fiberglass-clad wood, aluminum-clad wood, fiberglass or metal. Glazing. Glazing on doors should be clear glass with no more than ten percent daylight reduction (tinting). Glazing should not be reflective (mirrored). Garage Doors. Garage doors may be of wood, aluminum or cementitious panel. Material and color should relate to the main body of the building and be painted to blend in with such. Modern buildings may use aluminum glass garage doors. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-117 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 A building entrance adorned with a bright color and metal awning alongside a garage door storefront. A balcony over garages. The garages are separated by a substantial amount of wall material. Although too small for furniture, juliet balconies with operable doors can serve as ledges for potted plants b. Configurations Accessories. Doors may be flanked with sidelights and transoms that are compatible in character to the door itself. Doors may be paired with juliet balconies on upper floors only if a full balcony is not appropriate, and if the door itself is fully operable. Recesses. Doors should be recessed no less than 2 inches from the building facade. Garage Doors. Garage doors should have a maximum width of 16 feet and maximum height of 10 feet. When possible, the visual impact of garage doors should be mitigated by other building elements such as balconies, bay windows, and cantilevers. When grouped, garage doors should be separated by a minimum width of 1 foot of wall material, column, or combination thereof. Building Entrances. Public and visitor building entrances to upper floors should be directly visible from the street and should be easily identifiable and distinguishable from first floor storefronts by locating the entrance in the center of the facade, as part of a symmetrical overall composition; or accentuating the entrance with architectural elements, such as columns, overhanging roofs, awnings, or ornamental light fixtures. A-118 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES Residential sliding doors A traditional shopfront with a demarcated residential entrance and commercial entrance c. Methods Door Types. Doors should be side hinged only, except garage doors which may be overhead, and sliding glass doors which may face rear or side yards. Storefronts may also use bi-fold door systems and, on modern buildings, aluminum and glass garage doors (bifold or sectional). Commercial sectional garage frontage CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-119 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 12. Shopfronts a. Materials. i. Stucco or Masonry Storefront •Shopfront windows should be consistent in size and recessed a minimum of 2 inches from stucco or masonry piers as adjacent materials. •Transoms windows should be equally divided and consistent across the facade. •Bulkheads are encouraged to be clad in decorative tiles and similar materials ii. Metal and Glass Storefront •Modern storefront assemblies should be made aluminum, steel, weathering steel or aluminum-clad wood. Metal may be painted when appropriate. iii. Wood Storefront •An entablature composed of architrave, frieze and cornice should be provided above the storefront (see See Figure 5.8). •Transom windows should be equally divided and consistent across the facade. •Shopfront windows should be consistent in size and recessed a minimum of 2 inches from wood piers as adjacent materials. •Pier bases should align with horizontal elements on the shopfront, such as sills. Cornice to separate the storefront from uses above Lighting Signage locations Storefront Retail entry Awning or shed roof over entry FIG. A.7.1 SHOPFRONT ASSEMBLY A-120 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES A traditional storefront with decorative tiles along the bulkhead. A blend of traditional and modern storefronts. A masonry storefront with an arcaded entrance and display windows. A glass awning demarcating a store entrance.Bi-fold restaurant doors opening onto a patio. Restaurant with a commercial garage frontage that opens to outdoor seats. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-121 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 iv. Recessed entries are recommended as another traditional element of the main street storefront. Recommended treatments include: Special paving materials such as ceramic tile; Ornamental ceilings such as coffering; Decorative light fixtures. v. Vines grown in vine pockets or planter boxes at the building facade are allowed within the setback. b. Configurations i. A cornice or horizontal band should be provided to differentiate the Shopfront from upper levels of the building. This also allows the storefront to function as the visual base for the rest of the building. In some instances where storefronts include entablature trim, the horizontal band may be omitted. ii. Modern buildings may use bi-fold or sectional garage door systems within storefronts iii. Awnings and shed roofs may be incorporated in the Shopfront above entries or storefront assemblies, but should not run continuously across from opening to opening across the entire shopfront. iv. Lighting should be mounted on the storefront wall, preferably centered on the piers between windows/ doors or centered above the windows/doors of the shopfront. In instances where projected shed roofs are used over entries the lighting may be mounted in the underside of the shed element. Traditional Storefront A Header should either be four or five brick courses high, and project out at least one inch from face of the building. B Transoms windows should be equally divided and consistent across the facade. C Shopfront windows should be equal in size and recessed a minimum of 2 inches from stucco or masonry piers as adjacent materials. D Base panels or bulkhead should not exceed 36 inches in height. E The brick mould should be equal at the top and sides, with interior divisions of equal to or twice the size of the sides. Modern Storefront A Header should either be exposed or a suggested steal beam B Transom windows should be equally divided when possible and consistent across the facade C Lites should be equal in size when possible, but configured in different ways as necessary D Base panels may either be glazing or a solid spandrel material E Main glazing area may either be fixed or an operable, sectional garage door or bi-fold door system A B C D E A B C E D FIG. A.7.2 SHOPFRONT CONFIGURATIONS A-122 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES 13. Colors. a. Coordinated and subdued colors typical of natural building materials, such as earth tone colors are recommended. Extremely bright colors are not recommended except on doors, window trim, or other building components that represent a small portion of the overall building facade. b. White and lighter earth tone colors are encouraged as ways of reducing heat gain on buildings and project a classic Coachella Valley architectural character. c. The number of exterior facade colors should be limited to two or three. A base color and a coordinating secondary color for trims and accents. Additional complementary colors should be used sparingly and to accent particularly beautiful building elements. d. Allowing the natural color of materials such as stone or brick to dominate the majority of facade surface as its base color is recommended. Exceptions can be made for modern buildings. e. Trim and accent secondary colors for elements such pilasters, horizontal bands, cornices and window frames should complement the shade of the base color. Deep recessed, double door entry with side hinged doors. 14. Vents, Grilles, Caps a. Vents should not be visible from the street or from shared open spaces such as courtyards or forecourts. b. Materials of vent grilles or caps should be consistent with the overall style and character of a proposed building and should be coordinated with the building’s finishes and architectural details. 15. Service and Utility Placement a. Service Areas. i. For lots with alley access, service entrances, waste disposal areas, and other similar service areas should be located adjacent to the alley and take their access from it. ii. When an alley is not present, service entrances, waste disposal areas, and other similar service areas should be located as far away from – and screened from views from – the Primary and Secondary streets as practical. See Section 5.6 for all Service and Utility Placement Standards. Shopfronts and awnings between arched openings. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-123 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 This page is intentionally left blank. A-124 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES MASSING Traditional Modern STYLETraditionalModernMassing and style combinations for House-Form Building Types Massing and style combinations for Block-Form Building Types C. Architectural Styles of Palm Desert 1. Definition of Style Within the Architectural Guidelines, the word "style" is used to denote the overall character of a building brought about through the combination of massing, ornament, and materials. A truly authentic building within a style is one that uses all of these elements appropriately in conjunction with one another. These principles can be applied to both House Form and Block Form building types. "Traditional buildings" as referred to within the doc- ument are those that combine traditional massing with traditional ornament and materials. "Modern buildings" are those that incorporate either modern details, modern massing, or both. For example, a Palm Desert Ranch building is considered modern because, although the windows and doors are often traditional, the monolithic roofs and sprawling horizontal facades are considered modern massing elements. Buildings with traditional window sizes and spacing can still be considered modern if the windows are articulated with modern materials such as steel, or built into walls made of modern materials. Many of the hallmark Mid-Century build- ings within the Coachella Valley are the product of pairing modern materials with modern massing. To design within a style is not to directly mimic a previous building or group of buildings brick by brick, but rather to build on trends and traditions attributed to a style. Styles themselves are living traditions with great flexibility, and sometimes are not precisely delineated in the built environ- ment. MASSING Traditional Modern STYLETraditionalModernFIG. A.7.3 RELATION OF STYLE AND MASSING CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-125 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 Spanish Revival Contemporary Palm Desert Ranch Mid-Century Modern 2. Local Building Tradition The following pages are intended to illustrate designs characteristic of the Coachella Valley variants of four broad American Styles. These illustrations convey the level of detail that is to be provided in the architecture of the buildings, but certainly do not include of all possible variations. Palm Desert and the Coachella Valley have a rich tradi- tion of being habitats for both subtle traditional styles and avant-garde modern styles. Although many of these styles are ubiquitous in California, local communities have adopted variations of styles that are specifically tailored to local climate, geography, and lifestyle. Desert heat has, over the years, resulted in Spanish Revival buildings with more intimate shaded courts and heavily shaded balconies. Ranch and Mid-Century buildings incorporate deep shade recesses and low, moderate - ly-overhanging roof forms. Roof forms are often a good indicator of a building's style because they reveal which structural system is being uti- lized. Steel systems allow modern buildings to incorporate innovative monopitch roof forms, and, traditionally, heavy timber and masonry encouraged shallow-pitched roofs with relatively short spans in Spanish Revival buildings. A-126 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES Spanish Revival buildings with multiple units usually contain intimate shaded courts such as these. 3. Spanish Revival a. Description The Spanish Revival Style is a hallmark California archi- tectural language with many different variations and configurations. The early Spanish missions founded established throughout the state helped to inspire the first wave of residential and commercial structures in the style, while the 1915 Panama-California Exposition helped to introduce certain Baroque elements and more Spanish elaborations to the style. The resulting style is one that is fundamentally simple, with small occurrences of architectural flourishes such as wrought iron railings and decorative tiles. The style is particularly well suited to desert climates because of the heavy use of white plaster walls that help reduce heat gain, along with covered porches and balco- nies to provide shaded outdoor spaces. B D E E H A CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-127 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 b. Defining Characteristics Low-pitched hip or gable roof with eaves facing the street and terra cotta Low overhang eaves with exposed rafter tails Wall surface that extends into gable without break Smooth plaster stucco wall finish Simple stucco or tile decorative vents in gables Wood or metal balconies that are either roofed or open Short square, round, or polygonal towers Decorative chimney tops, especially using terra cotta tiles Along retail building frontages, simple arcades and galleries are often present B EH B B B B C C C C D D D E E E F G H H I I A A A A A-128 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES A low, wide main entry recessed under the main roof form of the house 4. Palm Desert Ranch a. Description A style with roots back to the post-WWII era, the ranch style is the result of the modern revolution in manufac- turing domestic house products. Along with manufac- tured windows and doors, the style includes roof forms easy to construct from widely produced trusses and other components. Although the style is now ubiquitous throughout the country, neighborhoods in Palm Desert and the Coach- ella Valley have adapted the style to the local context, making it a part of the local vernacular. The Palm Desert Ranch style borrows certain elements from the Mid-Cen- tury modern style, such as the use of uninterrupted masonry walls, but also includes its own characteristics such as L-shaped plans. This style is only applied to single family detached house types. B C DF G A A CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-129 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 b. Defining Characteristics Primary Mass built low to the ground on a wide lot, usually 1-story Moderate to wide roof overhang with simple wood or stucco soffits Large, simple low-pitch roof without dormers or other architectural projections Main entry off-center along facade, usually recessed under the main roof of the house Asymmetrical facade, with garage attached to the main facade Large picture window along main facade, with multiple glass doors along the rear facade Uninterrupted, broad pieces of the facade composition, clad in masonry, stucco, or wood B B B B C C C C D D E E F G G A A A A-130 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES Gable end windows are characteristic of Mid-Century Modern residential homes 5. Mid-Century Modern a. Description The Mid-Century Modern style is widely recognized as a quintessential Coachella Valley architectural language. A mixture of Japanese and West Coast post-and-beam buildings with the Contemporary style propagated by Mies Van der Rohe and Walter Gropius, mid-century ar- chitecture strives to create an efficient house form with certain custom crafted elements. In California specifically, Mid-Century homes, such as those widely built by Joseph Eichler, tend to be spread over the majority of the lots they are on, and incorporate outdoor spaces such as courtyards and carports into the Primary Mass of the building. Local desert stones are often incorporated into walls along the front facade, and clerestory windows allow for well lit interiors. B C G A CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-131 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 b. Defining Characteristics Broad expanses of uninterrupted brick, concrete block, stone wall, or wood surfaces along front facade. Low-pitched broad gable (sometimes flat, mono-pitch, or butterfly) roof with windows occurring in the gable ends Widely overhanging eaves with wood or metal roof beams exposed Open-air carport attached to main of house Front entry often recessed or obscured Prominent masonry chimney along front facade Decorative concrete block garden walls and screens B B B C CC D D D E E E F F G G A A A A A-132 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES A Contemporary house on a small lot. 6. Contemporary a. Description The Contemporary style is one that emphasizes mass and form over the application of ornament and details. A direct result of the Bauhaus movement, the Contem- porary style now includes many different variations of house designs that all share the same general principles. Most contemporary houses use large amounts of glazing with industrial materials such as metal sidings and posts. Locally, the Contemporary style has used glass facade portions to capitalize on panoramic desert views. Large overhanging mass forms often create large shaded porch and balcony areas. B E E F F G A CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-133 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 b. Defining Characteristics Little to no decorative detailing at doors and windows Smooth, unornamented wall surface, often incorporat- ing metals and/or industrial materials Asymmetrical facade, with window patterns that may not be consistent across floors Flat roofs without decorative parapets or coping at the roof line Heavy use of glass along facades, often in the form of floor-to-ceiling windows or ribbon windows Front door usually unadorned, and often obscured or recessed Prominent cantilevered sections of house, roof and/or balcony without visible support from main body of the house B B B B C C D D D E E F G G A A A A-134 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES 7. Style Mismatched Style and Roof Massing. In Spanish Revival architecture, the roof’s mass matches its origins in Spain. the dry climate and rarity of tall trees (for beams) produced a simple, single form, medium pitched roof with baked earth tiles, all sitting on and reinforcing the simple mass of stone walls below. Aberrations today include irrational complex roof forms, cartoon-like steeply-pitched roofs, and oversized roof tiles. The business of such roofs is out of character with the understated elegance of Palm Desert - their exaggerated verticality is in direct conflict with the horizontal proportions of their ascribed architectural character. Mismatch of Style and Massing. Within traditional buildings, openings should be as regular as the room layouts within. Historically, the room sizes were based on the limits of masonry walls. Aberrations of today arise when complex masses are added in random shapes and patterns that would never and could never have been built of stone, undermining the authenticity of the traditional styles. D. Architectural Aberrations An example of massing that does not relate well to modest room sizes. A complex, convoluted roof form on a smaller, simpler home. An abundance of ornament and applications of the same material in different circumstances cause visual confusion.AVOIDAVOIDAVOID CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-135 APPENDIX A: DESIGN GUIDELINES | ARCHITECTURAL GUIDELINES | SECTION A.7 Misuse of Detail and Materials. This includes non- functional, decorative, or surplus details which yield an ornamental pastiche. Original (precedent) buildings used restraint on details, the majority of which were present for building protection (functional), and the minority there for embellishment at key parts of a façade. In contrast, today’s aberrations treat details as a fancy wallpaper stretched around a bloated mass. Materials misuse aberrations occur when synthetic materials are dominant on a façade, or where they are applied in a non-traditional manner (such as a brick wall on a 2nd floor over a stucco 1st floor). Multi-Styled Buildings. When designing ones' dream home, the impulse to include “all your favorite things” is understandable, but can lead a client, designer or builder to combine a potpourri of architectural styles and ideas on the exterior of the house. This is inconsistent with the understated elegance of Palm Desert, which requires editing and an eye for style. A good rule for all Palm Desert homes is “one style per house”. This house combines many different building traditions to create a confusing, chaotic building. This house incorporates synthetic materials abundantly and unnecessarily. This house has no apparent Primary Mass, and a confusing mismatch of style and massing. AVOIDAVOIDAVOID A-136 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.7 | ARCHITECTURAL GUIDELINES | APPENDIX A: DESIGN GUIDELINES 2. Massing Absence of Primary Mass. The first common aberration is the absence of a clear Primary Mass, which makes up the main body of a house. This body should be dominant and legible, and is defined by a basic rectangular shape which is articulated by an associated singular roof form of concomitant simplicity. In the aberrational examples, this main body is not legible; either because the house wings dominate the massing or because the applied roof forms obscure and confuse the main house. Blocky Massing. The second aberration is blocky massing, usually in the form of a large square plan. A house of this size is achieved, from the onset of design, by enlarging the scale of public rooms (living, dining, central staircase,etc.) and attaching rooms thereto, all for the sake of ‘flow of space’. The center portion of the house is 3 or 4 rooms deep from the exterior, with no view, no natural light, no air. In Palm Desert and other classic communities, houses are typically composed of rectangular volumes joined in asymmetrical or symmetrical assemblies. The public parts of the house are contained within the largest rectangular mass, and private parts (bedrooms, bathrooms, studies) are located on the upper floors of the Primary Mass, or are appended in separate rectangular volumes. The rectangular proportion is essential, for it speaks to residential-scale structural capabilities, human- scaled rooms, and rooms with access to views and air. Complex Massing. The third increasingly common aberration is complex massing, in which individual room volumes within a house are expressed in plan, massing, and roof form, undisciplined by the rigor of the recommended Primary Mass and wing organization. The end result of such complicated massing is not a cohesive elegant design, but rather an apparent collection of disparate parts. Like the other aberrations, this technique is used frequently in an attempt to disguise a house mass that is too large for its lot or its neighborhood. The phrase “breaking up the mass” frequently accompanies this technique, which is not appropriate to Palm Desert. Massing in Palm Desert is intentional, not mitigation of bad decisions made in plan. AVOID. This house in plan is much too square and should have connected a series of rectangular plan areas instead. AVOID. Arbitrary massing can result in awkward, disjointed roof forms AVOID. This complex arrangement of gables leave the house with no discernible Primary MassAVOID AVOIDAVOID CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-137 APPENDIX A: DESIGN GUIDELINES | SIGNAGE GUIDELINES | SECTION A.8 A. Applicability 1. Signs Regulated These sign regulations apply to all signage on the site, on the exterior of a building, and on the shopfront of a building. 2. Applicability The provisions of this Section do not regulate the message content of a sign (sign copy), regardless of whether the message content is commercial or non- commercial. B. Types by Zone. All new pedestrian-oriented signs are allowed within their applicable zone as identified in Table 4.4. C. Discouraged Signs. The following types of signs are discouraged. 1. Banners 2. Pole mounted or lollipop signs 3. Feather flags or Inflatables 4. Billboards 5. Signs that produce smoke or sound 6. Signs with animated or moving characters 7. Changeable letter marquee signs (except for theaters or concert venues) 8. Window signs that occupy more than 25% of the window area. 9. Permanent sidewalk signs This section provides sign design guidelines for permanent commercial business signs in the Neighborhood Center Zone. The City of Palm Desert Sign Ordinance provides regulations for all other signs (address markers, temporary signs, political signs, directional signs, special event signs, real estate signs, historic plaques, residential signs, etc). The design intent of all recommended sign types (except for Roof Signs) is that the signage be conceived as an integral design element of the building frontage, contributing to the building's architecture and oriented to the pedestrian. Signs in the Neighborhood Zones are limited to address numbers, street name signs, and temporary directional signs as and if approved by the City's planning department. A.8 Signage Guidelines Example of a wall sign Example of a projecting sign A-138 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.8 | SIGNAGE GUIDELINES | APPENDIX A: DESIGN GUIDELINES D. Sign Design. The following design criteria should be used in reviewing the design of individual signs. Substan- tial conformance with each of the following design criteria is required before a sign or building permit can be approved. 1. General a. In order to avoid sign clutter, signage should only be allowed on facades that have building entrances. b. Signs should not cover or obscure windows, doors, storefronts, building entrances, cornices, columns, or other architectural elements or details. c. The gross area of all signs that are mounted parallel to a façade should not exceed 10% of the total area of the façade. Ground floor business within a building may have one or multiple storefront signs. Storefront signs should be placed in an area that is above the ground floor storefront windows and below the windows on the second floor. 2. Color Colors on signs and structural members should be harmonious with one another and relate to the dominant colors of the buildings on the project site. Contrasting colors can be utilized if the overall effect of the sign is still compatible with building colors. 3. Design and Construction a. Except for banners, flags, temporary signs, and temporary window signs conforming with the requirements of this section, each sign should be constructed of permanent materials and should be permanently attached to the ground, a building, or another structure by direct attachment to a rigid wall, frame, or structure. b. Each permanent sign should be designed by a professional (e.g., architect, building designer, landscape architect, interior designer, or others whose principal business is the design, manufacture, or sale of signs), or who are capable of producing professional results. c. Each permanent sign should be constructed by persons whose principal business is building construction or a related trade including sign manufacturing and installation, or others capable of producing professional results. The intent is to ensure public safety, achieve signs of careful construction, neat and readable copy, and durability, to reduce maintenance costs, and prevent dilapidation. Example of sidewalk signs Examples of window signs CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-139 APPENDIX A: DESIGN GUIDELINES | SIGNAGE GUIDELINES | SECTION A.8 4. Materials and Structure. a. Sign materials (including framing and supports) should be representative of the type and scale of materials used on the project site where the sign is located. Sign materials should match those used on the building(s) on the project site and any other signs on the project site. b. Signs should not include reflective material. c. Materials for permanent signs should be durable and capable of withstanding weathering over the life of the sign with reasonable maintenance. d. The size of the structural members (e.g. columns, crossbeams, and braces) should be in proportion with the sign panel they are supporting. e. The use of individual letters incorporated into the building facade design is encouraged, rather than a sign with background and framing other than the structure wall. 5. Street Address. The City may require that a sign include the street address of the project site, where it determines that public safety and emergency vehicle response would be more effectively served than if the street address were displayed solely on one or more buildings on the project site. 6. Copy Design Guidelines. The City does not regulate the message content (copy) of signs; however, the following are principles of copy design and layout that can enhance the readability and attractiveness of signs. Copy design and layout consistent with these principles is encour- aged,but not required. a. Sign copy should relate only to the name and/or nature of the business or commercial center. b. Permanent signs that advertise continuous sales, special prices, or include phone numbers are only permitted as window signage. c. Information should be conveyed briefly or by logo, symbol, or other graphic manner. The intent should be to increase the readability of the sign and thereby enhance the identity of the business. d. The area of letters or symbols should not exceed 40% of the background area in commercial districts or 60% in residential districts. e. Freestanding signs should contain the street address of the parcel or the range of addresses for a multi-tenant building. Wall mounted sign Projecting signs. A-140 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.8 | SIGNAGE GUIDELINES | APPENDIX A: DESIGN GUIDELINES 7. Sign Lighting. Sign lighting should be designed to minimize light and glare on surrounding rights-of way and properties. a. External light sources should be directed and shielded so that they do not produce glare off the project site, on any object other than the sign. b. Sign lighting should not blink, flash, flutter, or perceptibly change light intensity, brightness, or color. c. Colored lights should not be used at a location or in a manner so as to be confused or construed as traffic control devices. d. Neither the direct nor reflected light from primary light sources should create hazards for pedestrians or operators of motor vehicles. e. For energy conservation, light sources should be hard-wired fluorescent or compact fluorescent lamps, or other lighting technology that is of equal or greater energy efficiency. Incandescent lamps are prohibited. f. Internally illuminated box signs that light the entire sign (letters, symbols, logos and background) are prohibited. 8. Directory Signs. Directory signs are small wall signs located at pedestri- an eye level and intended to identify multiple tenants within a building or complex. The following guide- lines apply to these signs. a. When tenants are accessed via a building lobby or outdoor court, directory sign must be located within the lobby or court. Directory signs on street facades may be approved by the Director upon a finding of special circumstances. b. Directory signs should not exceed 6 square feet. c. Directory signs should be externally illuminated. Internal illumination and neon lighting is prohibited. E. Sign maintenance. 1. Each sign and supporting hardware, including temporary signs and awning signs,should be maintained in good repair and functioning properly at all times. Any damage to a sign or its illumination, including the failure of illumination should be repaired within a maximum of 14 days from the date of damage or failure. 2. A repair to a sign should be of materials and design of equal or better quality as the original sign. 3. When an existing sign is removed or replaced, all brackets, poles, and other supports that are no longer required should be removed. A wall sign illuminated by external light sources.A wall sign illuminated by three external gooseneck lights. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-141 APPENDIX A: DESIGN GUIDELINES | SIGNAGE GUIDELINES | SECTION A.8 This page is intentionally left blank. A-142 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.8 | SIGNAGE GUIDELINES | APPENDIX A: DESIGN GUIDELINES 1. Design Guidelines •Maximum one wall sign per business along frontage. In multi-tenant buildings, only the businesses with frontage on the sidewalk should be allowed a wall sign, in compliance with these guidelines. •Wall signs should be located above the storefront and at least 12 inches from any eave, edge of building or top of parapet. On multi-story buildings, wall signs should be located either above the storefront or above the openings on the uppermost story. •Maximum thickness of sign as measured from the wall should not exceed 4 inches. •Minimum 24 inches between sign and any opening. •If illuminated, external illumination required and should be mounted to maintain visual integrity of the sign. Wall Sign Window Sign Front Yard Wall Sign Projecting Sign Sidewalk Sign Roof Sign A sign painted or applied directly to the wall, typically above the storefront or more creatively as approved by the City. This type consists of a single externally illuminated panel or individual letters and/or logo and does not include cabinet signs. This type of sign is intended for viewing from across the street and along the sidewalk. A. Wall Sign TABLE A.8.1 WALL SIGN STANDARDS SIGNAGE ELEMENT MIN MAX Height none 18 in. Width as % of facade width none 60% A B B A CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-143 APPENDIX A: DESIGN GUIDELINES | SIGNAGE GUIDELINES | SECTION A.8 Individual, internally illuminated letters mounted directly on wall. Using bright colors to provide contrast to adjacent walls. Individual metal letters mounted on a string course.Wall signs may be located within the transom area of the shopfront. Simple, metal sign with laser-cut letters. Direct desert sun helps to create a legible contrast against the surface the sign is mounted on. Script neon and metal letters mounted on reclaimed wood. A-144 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.8 | SIGNAGE GUIDELINES | APPENDIX A: DESIGN GUIDELINES 1. Design Guidelines •Maximum one (1) window sign per storefront; •Window signs should not occupy more than 25% of a window. •Permanent window signs should be individually painted, etched or otherwise applied letters or logo graphics surrounded by clear glass. •Signage inside the shopspace is not allowed within 4 feet of the window; •Temporary signs – including product or event posters – may include an opaque background. Wall Sign Window Sign Front Yard Wall Sign Projecting Sign Sidewalk Sign Roof Sign A temporary or permanent sign painted or applied directly to the storefront window(s) and/or door(s). This type typically consists of individual letters and a logo with allowances for some contrasting background. Window signs also include posters for advertisements and sales, product merchandise posters, open and closed signs, and painted or etched business names and logos. B. Window Sign TABLE A.8.2 WINDOW SIGN STANDARDS SIGNAGE ELEMENT MIN MAX Height as % of window/ door height none 50% Width as % of window/ door width none 50% Area as % of total window/ door area none 25% A B C A B A CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-145 APPENDIX A: DESIGN GUIDELINES | SIGNAGE GUIDELINES | SECTION A.8 Individual vinyl letters with feature area at top center and contrasting background along bottom. Reflective vinyl can help make a sign more noticeable. Depending on font type and letter spacing, window signs can have a wide range of transparency. A wall sign incorporating neon. Bright colors can help make the window sign be more visible and lively. Subtle tones and colors can still create legible contrast. A-146 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.8 | SIGNAGE GUIDELINES | APPENDIX A: DESIGN GUIDELINES 1. Design Guidelines •One sign may be placed at each end of the wall provided that there is at least 50 feet between each sign. •Signs should not encroach into any required visibility area, right-of-way, or private street. •Walls and signs should be designed with materials, colors, and details that are compatible with the design of the building on the site. •The area surrounding the sign should be landscaped. •Signs should be externally illuminated. Internal illumination and neon lighting is prohibited. •Gateways may include a small hanging sign up to 12 by 24 inches when there are at least 8 feet of vertical clearance. 5.x. Front Yard Wall Signs Wall Sign Window Sign Front Yard Wall Sign Projecting Sign Sidewalk Sign Roof Sign A sign that is located within the front yard of a property on a low wall that encloses outdoor dining, parking, or open space areas. In addition, the low wall can include a gateway with a small hanging sign. Wall signs may occur as a freestanding sign for fueling stations subject to location and size limitations aimed at scale and compatibility with pedestrian frontages. C. Front Yard Wall Sign TABLE A.8.3 FRONT YARD WALL SIGN STANDARDS SIGNAGE ELEMENT MIN MAX Height none 2 ft. Width none 20 ft. A B A B A CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-147 APPENDIX A: DESIGN GUIDELINES | SIGNAGE GUIDELINES | SECTION A.8 Individual letters attached to stone wall highlighted by appropriate landscape. A wall sign with subtle but effective lighting An entry sign to Palm Springs that reflects the area's modern design history An entry monument to Palm Desert relating to the desert landscape and history. A simple metal sign mounted on top of a CMU wall. Laser-cut weathering steel with logos and letters is a good stylistic compliment to desert landscape and imagery. Standalone numbers to denote address. A-148 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.8 | SIGNAGE GUIDELINES | APPENDIX A: DESIGN GUIDELINES 1. Design Guidelines •A maximum of one projecting sign is allowed for every storefront entrance on the facade. •Projecting signs should be mounted near storefront entrances. •The maximum area of a projecting sign should not exceed 10 square feet; •At least 8 feet of vertical clearance should be provided from the lowest point of the sign and the sidewalk. •Projecting signs that hang from the ceiling of a balcony or arcade should not exceed a width of 4 feet and should be centered within the balcony or arcade. •The top of a projecting signs should be located below the windows on the second floor of the building. •Projecting signs should be externally illuminated by a light mounted on the facade or by neon tubing used to illuminate letters, symbols, and accent frames; •Supporting hardware such as brackets should be architecturally compatible with the building facade; •Projecting signs not allowed under an awning or horizontally within 5 feet of an awning or another projecting sign; and •An encroachment permit is required if sign projects within public right-of-way. A double-sided sign that projects perpendicular to the building facade from a mounted wall brace or from the ceiling of a balcony or arcade. Projecting signs typically project over a public right-of-way such as a sidewalk or public open space and are intended for viewing by pedestrians approaching the shop. D. Projecting Sign Wall Sign Window Sign Front Yard Wall Sign Projecting Sign Sidewalk Sign Roof Sign TABLE A.8.5 PROJECTING SIGN STANDARDS SIGNAGE ELEMENT MIN MAX Height none 18 in. Width none 48 in. Thickness none 3 in. Vertical Clearance from Sidewalk 8 ft.12 ft. Horizontal Clearance from Adjacent Curb 24 in. n/a A B C D E B A C D CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-149 APPENDIX A: DESIGN GUIDELINES | SIGNAGE GUIDELINES | SECTION A.8 Projecting sign with depiction of product sold within the store. A simple projecting sign with address, name, and type of store Projecting signs with depictions of product sold within the store. Projecting signs are scaled to be legible from the sidewalk, and often use contrast to be read easier from afar. Projecting signs may be simple and allow other sign elements to provide more information. Simple round projecting signs A-150 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.8 | SIGNAGE GUIDELINES | APPENDIX A: DESIGN GUIDELINES E. Sidewalk Sign A two-sided, non-illuminated, portable and temporary sign placed outside a storefront on the sidewalk for viewing at close range. The sidewalk sign is intended for use by retailers, office tenants, theaters, restaurants, cafes, and other food-oriented businesses. Sidewalk Signs – known as Sandwich Boards and A-frame Signs – should be unique, not generic, and lend interest and liveliness to a streetscape. Signs should effectively communicate the message and attract customers with minimal text and images and by simplicity of design and placement should avoid visual clutter. Wall Sign Window Sign Front Yard Wall Sign Projecting Sign Sidewalk Sign Roof Sign 1. Design Guidelines •Durable Material. Signs should be constructed of durable materials, sufficient to withstand inclement weather and color fading due to sunlight. Materials may include wood, wrought iron, fibreglass ,and metal. Vinyl, plastic, glass or other breakable materials, and lighting within the sign are prohibited •Weighted. Signs should be weighted to withstand being overturned by wind or contact. Weights, if required, should be concealed or incorporated into the design of the sign and not simply applied. Flexible signs are not permitted. •Dimension and Area. Signs should be no more than 3 feet high nor 2 feet 6 inches wide at the base. Each sign face, should contain no more than 7.5 square feet of sign area on each side. •Design. The design, graphics, colors and materials should complement the design of the shopfront and business and present a finished appearance. Graphic symbols are recommended, utilizing images that convey the goods or services offered. •Attachments. Signs should not contain posters, flyers, balloons, pennants, flags, or other attention getting devices attached to the sign. TABLE 5.12 SIDEWALK SIGN STANDARDS SIGNAGE ELEMENT MIN MAX Height (Overall)18 in.36 in. Width 18 in.30 in. Horizontal Clearance from Adjacent Curb 18 in.none Pedestrian Clear Pathway 6 ft.none A B C D A BCD CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-151 APPENDIX A: DESIGN GUIDELINES | SIGNAGE GUIDELINES | SECTION A.8 Foldable, unobtrusive sidewalk signs with concise message •Projections. There should be no projections other than raised carved letters, which should extend no more than ½ inch from the sign face. •Edges and Corners. Signs should contain no sharp or jagged edges or corners. •Moving Parts. Signs should contain no parts or devices that are movable or that move in an uncontrolled manner. 2. Placement Standards •Signs should be located so as not to interfere with safe pedestrian passage or motorist sightlines. •Maximum one sign per business. •Signs should only be displayed during hours of operation. •Signs should be allowed only where a minimum 6’-0” wide clear path for pedestrians can be maintained. •Signs should be located within 6 inches of the storefront it serves. •Signs should not be permitted within 15 feet of any crosswalk or intersection. •Signs should not obstruct adequate and safe visual clearance for vehicular or pedestrian traffic. Any sign found to interfere with vehicular or pedestrian visual clearance should be removed immediately or relocated to a location where interference does not occur. •Only one such sign should be permitted at each corner of an intersection. Up to three businesses may share a freestanding sidewalk sign and related permit responsibilities. •“Reader board” signs with removable slide-in letters are unacceptable. •Signs should not be affixed to any wall or mounted on wheels. •Signs should be maintained in good structural and aesthetic condition. •All illegally placed signs should be issued notices of violation and should be confiscated if continued violations occur. Made of durable materials and utilize graphic symbols that convey the goods offered in the store. A chalkboard allows easy display of daily specials. A-152 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.8 | SIGNAGE GUIDELINES | APPENDIX A: DESIGN GUIDELINES F. Roof Sign Wall Sign Window Sign Front Yard Wall Sign Projecting Sign Sidewalk Sign Roof Sign A sign erected upon, against, or directly above a roof or above the parapet of a building. Roof signs are intended to help emphasize the identity and presence of the Neighborhood Center, especially to passing motorists. 1. Design Guidelines •Maximum one sign per building; •Roof sign should only be applied to buildings at least 100 feet in length, and only in the NC zone; •Structure supporting the sign should be integral to the design and architectural style of the sign; •Lighting should be exposed neon on a decorative background or from external sources not visible from the ground or that are an integral part of the sign design; and, •Colors and materials should complement those of the building. TABLE 5.13 ROOF SIGN STANDARDS SIGNAGE ELEMENT MIN MAX Height 3 ft.15 ft. Length none 50 ft. Thickness none 12 in. A B C A B C CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-153 APPENDIX A: DESIGN GUIDELINES | SIGNAGE GUIDELINES | SECTION A.8 Distinctive and inventive signage for individual businesses. Historically, public market structures have employed roof signs in order to draw pedestrians from blocks away. The Coachella Valley has a rich tradition of intricate, lively, and playful neon roof signs. A simple but effective backlit roof sign. Roof signs, when designed appropriately, can compliment various styles and types of buildings. Roof signs can be a combination of lettering and symbols or images. A-154 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.8 | SIGNAGE GUIDELINES | APPENDIX A: DESIGN GUIDELINES This page is intentionally left blank. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-157 APPENDIX A: DESIGN GUIDELINES | SUSTAINABLE DESIGN GUIDELINES | SECTION A.9 A.9 Sustainable Design Guidelines Solar and shade structures may be integrated in to buildings, parking facilities, and public opens spaces. Photo from ASU, Tempe AZ. Palm Desert’s Visitor Center, at the corner of El Paso and High- way 111, is LEED Certified. A. Sustainable Design Sustainable or “Green” buildings improve air and water quality, conserve natural resources, reduce solid waste, optimize building performance and minimize the strain on existing infrastructure. Green building is a key City strategy to achieve long-term sustainability and reach its greenhouse gas emissions reduction goals. All new construction must also meet the intent of the LEED for Building Design and Construction’s (BD+C) Gold rating or an alternative green building standard, mandatory CALGreen elements, and other Precise Plan standards. New construction may be considered bonus floor area ratio by achieving progressively higher building- level environmental performance. 1. Standards a. Green Building Standard. All new construction shall meet the intent of LEED BD+C Gold or an alternative green building standard, the mandatory CALGreen requirements, and other standards outlined in the UNSP. b. Building Additions or Alterations. Building additions of 1,000 square feet or greater, and/ or building alteration with a permit valuation of $200,000 or above, or the most current required permit valuation as determined by the City, shall meet the mandatory CALGreen requirements. c. Publicly-financed Buildings. All new publicly- financed buildings and City-funded capital improvement projects over 10,000 square feet shall meet the intent of LEED BD+C Gold and the mandatory CALGreen requirements. 2. Guidelines a. Green Building FAR bonuses. The City may consider green building FAR bonuses for new construction projects that exceed the green building design requirements in the Land Use and Design Chapter in Chapter 4 and Section 5.8. b. Innovation in Sustainable Building Construction and Site Design. New construction and additions is encouraged to incorporate new ideas, technologies, and practices to provide a precedent and leadership for sustainable development in the area. A-158 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.9 | SUSTAINABLE DESIGN GUIDELINES | APPENDIX A: DESIGN GUIDELINES Electric Vehicle (EV) charging stations and facilities may be integrated throughout the UNSP in order to support lower emissions and the City’s standing policies. B. Energy Efficiency and Renewable Energy The city will achieve exemplary performance in building energy efficiency and renewable energy generation. These strategies will help reduce the air, water, and land pollution associated with energy production, transmission, and consumption as well as reduce greenhouse gas emissions. 1. Standards a. Energy Performance. New construction shall meet the minimum energy performance standards as defined by LEED BD+C prerequisites and mandatory CALGreen requirements. b. Energy Monitoring. To support energy management and identify opportunities for energy savings, new construction shall provide submeters or equivalent combinations of sensors to record energy use data (electricity, natural gas, etc.) for each major energy system in the building. c. Solar Ready Buildings. New construction shall be designed to be solar ready, which includes provision of a solar zone and infrastructure such as solar panel standoffs and conduit. d. Electric Vehicle Ready Buildings. New construction shall be electric vehicle (EV) ready, which includes installation of EV charger infrastructure. Specific facility and parking stall requirements are defined in the Mobility Chapter. 2. Guidelines a. On-site Renewable Energy Generation. New construction and renovations should offset a proportion of building energy use with on-site renewable energy. b. Solar Orientation of Buildings. When reviewing applications for new subdivisions, encourage all residences be oriented within 15 degrees of an east-west access, minimizing western sun exposure, to maximize energy efficiency. c. Interior Daylighting. New construction, additions, and alterations should use techniques to maximize interior daylighting, such as transom or clerestory windows and light shelves. d. Exterior Materials and Shading. New construction, additions, and alterations should use cool exterior siding, roofing, and paving material with relatively high solar reflectivity and shading to reduce solar heat gain. e. Electric and Ground Source Heat Pumps. New construction, additions, and alterations should use electric and/ or ground source heat pump systems for heating and hot water. The CSUSB Palm Desert Campus 23,000 SF building is LEED certified with air-conditioning powered by solar energy. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-159 APPENDIX A: DESIGN GUIDELINES | SUSTAINABLE DESIGN GUIDELINES | SECTION A.9 C. Water Efficiency and Conservation The purpose of this section is to reduce potable water consumption and increase recycled water use. The Precise Plan sets performance standards for both indoor and outdoor water use, allowing new construction some flexibility in achieving those performance standards. 1. Standards a. Indoor Water Use Performance. New construction shall meet the baseline indoor water performance standards defined by LEED BD+C prerequisites and mandatory CALGreen requirements. Indoor water use performance standards may be achieved through plumbing fixtures and fixture fittings and/ or appliances. b. Outdoor Water Use Performance. New construction shall meet the baseline outdoor water performance standards defined by LEED BD+C prerequisites and mandatory CALGreen requirements. Outdoor water use performance standards may be achieved using any combination of efficiency, alternative water sources, and smart scheduling techniques. c. Metering. New construction shall meet the mandatory CALGreen requirements for indoor and outdoor water metering. d. Irrigation Design. New construction shall follow City of Palm Desert irrigation and planting regulations. e. Recycled Water Ordinance. All new buildings connected to the recycled water system are required to use recycled water for landscape irrigation. f. Use of Recycled Water for Construction. Where available and subject to City approval, recycled water shall be used during new construction for activities such as road and pad construction and dust control. g. Connection to the Recycled Water System. When the recycled water system is adjacent to the property, new construction shall install the infrastructure necessary to connect to the recycled water system. If recycled water is not available, new construction is required to construct the on-site irrigation to be recycled water conversion ready per the City’s standards and to connect to the recycled water system once the system is complete. h. Infiltration and Inflow Elimination. New construction in known areas of groundwater infiltration shall provide upgraded pipes from the building to the sanitary sewer system main to help reduce groundwater infiltration and inflow. 2. Guidelines a. Dual-plumbed Buildings. New construction is encouraged to install dual plumbing for potable and recycled water use. Dual-plumbed buildings shall be equipped with potable back-up systems in the event of recycled water outages. b. Rainwater Harvesting. To reduce the volume and peak flows of stormwater entering the stormwater system and reduce the amount of potable water used for non-potable sources, buildings are encouraged to collect and use rainwater. c. On-site Graywater Systems. New construction, additions, and alterations are encouraged to use on-site graywater systems to reuse water drained from indoor sources for irrigation and other water conservation applications. D. Stormwater Efficiency The UNSP calls for the installation of stormwater treatment controls, adding requirements for higher treatment levels for stormwater and accelerating reductions in trash loads, and encouraging groundwater infiltration. 1. Guidelines a. Impervious surface. During site redevelopment, new construction is encouraged to reduce the amount of impervious surface on a site. b. Vegetated roofs. New construction and additions are encouraged to install vegetative roofs to reduce and slow stormwater runoff and to filter pollutants from rainfall. A-160 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION A.9 | SUSTAINABLE DESIGN GUIDELINES | APPENDIX A: DESIGN GUIDELINES E. Materials Management The intent of the materials management section is to reduce and remove the most harmful materials and chemicals from the construction process, minimize material use, and divert waste from regional landfills. 1. Standards a. Areas for Waste, Compost and Recycling. All new construction shall provide dedicated areas accessible to waste haulers and building occupants for the collection and storage of recycling, compost, and general waste. b. Construction Waste Reduction. New construction, additions, and alterations shall recycle or salvage 65% of nonhazardous construction and demolition debris generated at the site. c. Containers for Recyclables, Compostables and Waste. Separate containers for recyclables, compostables, and waste shall be placed in all common areas, including all gathering areas, such as cafeterias and break rooms. 2. Guidelines a. “Red List” Materials and Chemicals. New construction, additions, and alterations should avoid using “Red List” materials and chemicals identified to be phased out of production due to health concerns. b. Material Selection. Construction materials should be certified by third-parties e.g. the Forest Stewardship Council, and selected based on a lifecycle assessment of their embodied energy and/ or greenhouse gas emissions. c. Regional Materials. New construction, additions, and alterations are encouraged to use building materials or products extracted, harvested, recovered, or manufactured within 500 miles of Palm Desert for a minimum portion of the building value. d. Reused Materials. New construction, additions, and alterations are encouraged to use salvaged, refurbished, refinished, or reused materials for a minimum portion of the building value. e. Building Re-use During Renovation. During renovations, building alterations should retain a significant proportion of existing walls, floors, and roof. All materials for the CSUSB Palm Desert Campus were sourced from a 500-mile radius. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | A-161 APPENDIX A: DESIGN GUIDELINES | SUSTAINABLE DESIGN GUIDELINES | SECTION A.9 F. Outdoor Lighting Outdoor lighting standards and guidelines minimize energy use, provide adequate lighting for pedestrian safety, minimize light trespass, reduce light pollution, and protect the surrounding natural environment from outdoor lighting impacts. Lighting will be highest in the village areas and will taper down in intensity towards the UNSP boundaries. 1. Standards a. Lighting Zones and Illumination Levels. Outdoor lighting allowances vary by lighting zones (LZ) as defined by Title 24, California Code of Regulations. Illumination levels shall meet the standards outlined by Title 24 and / or the “Light Pollution” credit as defined by the current LEED for BD+C rating system, whichever is more stringent. • LZ 1 (Dark). Government designated parks, recreation areas, and wildlife preserves; • LZ 2 (Low). Residential areas; • LZ 3 (Medium). Commercial, industrial, and high-density residential areas; and, • LZ 4 (High). City centers, entertainment districts. b. Outdoor Lighting. For new construction and additions, outdoor luminaries shall be energy efficient fixtures controlled by motion sensors, and incorporate cut-off controls and outdoor lighting controls. Effective outdoor lighting can increase the overall comfort, safety and usable hours of the UNSP Town Center. Photo: Santa Row, San Jose, CA. Neighborhood Center lighting in Claremont Village, CA. Lighting zones should be integrated in the Neighborhood Cen- ter to buffer light pollution from surrounding residential uses. Photo: Claremont Village, CA. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-1 APPENDIX B: LANDSCAPE GUIDELINES | GENERAL GUIDELINES | SECTION B.1 Landscape plays a number of very important roles in the UNSP. Its primary role is to help generate a network of beautiful, varied, com- fortable, habitable and sustainable public and private open spaces that support a full range of activities including active play, active transportation, quite enjoyment of the public realm, and shopping and dining the neighborhood centers. Specific priorities for the landscapes of the UNSP area include: •Spatially define the streets and open spaces, providing them with a strong human scale and pedestrian orientation; •Provide for critical solar and wind protection functions: shading and cooling in the summer, while allowing filtered sunlight and warmth to pass through in the winter, and buffering inhabitants from strong shifting prevailing winds; •A landscape rich in native and adaptive desert plant materials, using limited water resources effectively and projecting Palm Desert's unique desert town identity; •Provide biofiltration and retention areas for stormwater management, and the potential for stormwater harvesting and reuse in the landscape irrigation system; •Screen and buffer views of parking, loading and service areas. Section B.1 General Landscape Guidelines B.2 Recommended Species B.3 Additional Potentially Appropriate Species Page B-2 B-14 B-20 Appendix B. Landscape Guidelines B-2 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.1 | GENERAL GUIDELINES | APPENDIX B: LANDSCAPE GUIDELINES A. Strategies & Goals 1. Landscape Strategies The following specific landscape design strategies will inform the final design of the UNSP area: a. Utilize a mix of vertical trees (primarily palms of various varieties) to define the primary framework streets and entry points of the neighborhoods, and deciduous canopy trees to provide shade along the sidewalks and within the parks, greens and squares of the neighborhoods and centers. b. Utilize appropriate street and park trees that tolerate stress, provide summer shade and winter sun, and provide a variety of texture and color characteristics; c. Provide landscapes compatible with an arid environment and use a palette of native and drought tolerant plant species conducive to eco- friendly pesticides and compatible with the natural vegetation of the area; d. Generally reserve maintained turf for active recreation and play areas, employing more drought tolerant plant materials and hardscapes and rockscapes elsewhere. e. Design the street and open space network as a system for sustainably managing the flows and environmental quality of precious stormwater, including opportunities to store and reuse stormwater for landscape irrigation. f. Utilize landscaping to screen unattractive areas abutting the UNSP area. Succulents and desert-friendly grasses can be distributed in creative ways in public spaces. Front yards can employ a wide range of plant sizes, colors, and forms within a drought-tolerant landscape. In a climate with strong direct sunlight, shade and canopy trees can help encourage pedestrian activity. B.1 General Landscape Guidelines CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-3 APPENDIX B: LANDSCAPE GUIDELINES | GENERAL GUIDELINES | SECTION B.1 Green environments help to cool local environs and reduce pollution. Desert parks and gardens help preserve the natural environment, and encourage walking, even in a hot climate. Trees can be used to both provide shade for sidewalks and screen unattractive expanses of walls or service areas. 2. Landscape Sustainability Site planning and landscape design within the UNSP should promote conservation, preservation and the en- hancement of the natural environment that is balanced with sensitivity to long-term environmental and fiscal sustainability. The UNSP area has also been planned and designed to integrate practices of sustainable stormwater manage- ment known as “Low Impact Development (LID)”, an approach to land development that works with nature to manage stormwater as close to its source as possible. Mandated by City policy - and unlike a conventional system that would simply pipe uncleansed stormwater into drainage channels - the stormwater systems of the UNSP will instead employ a multi-layered LID system of distributed BMP measures to collect, infiltrate and cleanse rainwater as close to the source as feasible. This system includes: a. Measures on individual lots, which may include flow-through planters, rain gardens, cistern, and biofiltration basins and vegetated swales; b. Measures along the UNSP streets, alleys and parking lots such as biofiltration basins and vegetated swales, permeable alleys, parking lanes, sidewalks and parking lots; and filtration and infiltration areas in the parks and greenways. c. In the Neighborhood Center zone storm drain filters (Filterra, Vortechs, or equivalent units) should be proposed due to design characteristics that are ideal for urban settings: they are extremely space efficient, have a minimal impact on site utilization. B-4 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.1 | GENERAL GUIDELINES | APPENDIX B: LANDSCAPE GUIDELINES Parking with permeable pavers and rainwater collecting planters Stormwater detention areas help manage runoff from rain events. Storm drain filter systems help to naturally filter runoff . Cisterns can be used to store rainwater. They may either be above ground tanks or integrated into the landscape. 3. Water Conservation The UNSP area should utilize progressive techniques in water conservation technology and practices through careful planning and thoughtful design and engineering. The UNSP Area, following LID practices, should minimize stormwater flows by promoting on- site infiltration and reducing contaminants through biological filtration. The objective is to decrease runoff peak flow and volume by providing many opportunities for bio-retention and on-site infiltration. As a result the rate and volume of on-site stormwater infiltration will be increased, achieving on-site water cleansing and filtration, and a significant reduction in stormwater flows. Innovative stormwater management features and filtering systems for reducing pollutant loads should be integrated into the project, such as biologically based systems and associated bio-retention areas, bioswales and vegetated filter strips. In the Neighborhood Center storm drain filters (Filterra, Vortechs or equivalent units) should be installed to remove debris and hydrocarbons prior to discharge. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-5 APPENDIX B: LANDSCAPE GUIDELINES | GENERAL GUIDELINES | SECTION B.1 4. Biofiltration & Stormwater Management The UNSP streets are part of a visible system of the green infrastructure’ that encompasses pedestrian, bicycle and auto circulation, and community open spaces that provide for various recreational needs, yet act as a functional system for stormwater treatment and management. Street design also incorporates the stormwater system into the aesthetics of the community and encourages community education and responsibility. a. Parkways and Planters i. Planters and Tree Grates: Planters are typically provided on urban and/or commercial streets, where wide sidewalk space is desirable. Planters should have a minimum dimension of 4'x4', and may be grated to provide additional continuous sidewalk space. ii. Continuous Parkway/Planter: Typically applied to neighborhood streets, parkways are landscaped areas that buffer the sidewalk from the street, and may accommodate in addition to street trees, a variety of landscape elements. Drought-tolerant alternatives to traditional turf landscaping are encouraged in drought- sensitive climates. iii. Rain Garden with Curb-cuts: Where possible, drainage channels may be cut into street curb face to allow street run-off wastewater to flow into streetside gardens, providing biofiltration, and slowing. runoff into the sewer systems. iv. Flex Planter: Parkways fronting work/live, retail or commercial uses may be hardscaped to provide additional sidewalk width for a variety of approved uses. Parkways may be landscaped in a variety of ways, and turf-alternatives, such as decomposed granite, mulch, and hardscape, are recommended for drought-sensitive areas. For streets lined with a mixture of office, retail, and residential parkways may be filled in with permeable pavers to increase the usable sidewalk space. A green street with curbless planter areas. B-6 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.1 | GENERAL GUIDELINES | APPENDIX B: LANDSCAPE GUIDELINES b. Medians & Swales i. Medians: On streets with large rights-of-way, center medians may be provided to additionally enhance the landscape character of the street, accommodate left-turn pockets, and provide pedestrian refuges in crosswalks at intersection and mid-block crossings. Medians may be designed and landscaped in a variety of ways, including rain gardens, bioswales, hardscape, turf, and/or street trees. Where possible, medians should be wide enough to accommodate left-turn pockets, and should provide pedestrian refuges at intersections and mid-block crossings. ii. Rain Gardens and Bioswales: On streets with rolled- curbs, no curbs, or drainage channels cut into the street curbface, bioswales, rain gardens, and ditches may take the place of a traditional raised parkway, providing biofiltration of street water runoff. Drainage channels may be cut into street curbface to allow street run-off water to drain into medians, providing biofiltration and wastewater management. A median with a small river stone drainage bed and drought- tolerant plants. A bulb-out containing a swale with access to street runoff. A swale in a desert landscape using small stones and decomposed granite. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-7 APPENDIX B: LANDSCAPE GUIDELINES | GENERAL GUIDELINES | SECTION B.1 c. Parking Lanes i. Parking Lane Planters: Parking lane planters accommodate street trees on streets with existing sidewalks that are either directly adjacent the street curb, or are too narrow to accommodate planters or parkways. They additionally can visually narrow wide streets and calm traffic. Planters are spaced away from the street, so that drainage gutters are unimpeded, and may additionally, be "open-backed" - allowing street water runoff to seep into planters. In more urban settings, bulb-out planters may be grated to reduce maintenance of planter landscaping. ii. Permeable Pavements: Where possible, parking lanes should employ permeable pavements that both contrast the main street material to denote parking and allow for bioinfiltration. Using permeable pavements in conjunction with appropriate planters allows for a wide range of infiltration opportunities. Materials for permeable areas include spaced concrete pavers and decomposed granite. The permeable pavement areas should be located adjacent planter bioswales and infiltration areas when possible. Permeable pavers within a parking area. In-Street Planter Bulb-outs. Permeable materials such as pavers, decomposed granite, or gravel can be applied to parking lanes in a variety of settings. Corner bulb-out planter with street drainage maintained. B-8 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.1 | GENERAL GUIDELINES | APPENDIX B: LANDSCAPE GUIDELINES 5. Permeable Pavements Permeable pavements are load-bearing surfaces that have the capability of infiltrating runoff into the under- lying reservoir base coarse (with at least 40% void space) and soil. Different types of permeable pavement include: a. Porous asphalt that is comprised almost entirely of stone aggregate and asphalt binder with very little fine aggregate; b. Pervious concrete that has a permeability rate of 12 inches per hour and has the appearance of exposed aggregate concrete; c. Unit pavers, bricks or stones that provide a durable and attractive surface, spaced to expose a permeable joint and placed on a permeable base; d. Crushed aggregate that provides a wide variety of aggregate types, and which must be bounded by a rigid edge; e. Turf blocks; f. Cobbles which are suited for low traffic areas and require a rigid edge. When possible, surface parking areas should be con- structed of pervious paving material to achieve filtration and partial storage during storm cycles except those greater than ten year storm events. Permeable concrete, grasscrete, and other pervious paving systems are ac- ceptable. Surface overflow should drain to biofiltration strips through curb cuts. Properties that have podium or subterranean parking should provide a cistern to collect run-off during rain events. They may be placed any- where on the property or integrated as part of the struc- ture. Overflow should drain to the water quality features prior to discharge into nearby drainage channels. Spaced concrete pads with ample amounts of permeable material in between can be used for areas with light vehicle traffic. Permeable pavers with alternate colors to denote parking space lines. A desert environment is one in which native plants are able to grow directly in a permeable pavements that drain well. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-9 APPENDIX B: LANDSCAPE GUIDELINES | GENERAL GUIDELINES | SECTION B.1 6. Street and Open Space Lighting Streets and other public spaces throughout the UNSP area must be carefully scaled and detailed for the safety and comfort of pedestrians. For the UNSP, very simple, light-scale, modern fixtures with high efficiency LED sources and down-directed “dark sky” cutoff distribution patterns. a. On major streets, existing cobra-head lights will remain, with new lights illustrated here located between them at approximately 60 feet on center. This is about twice the tree spacing, located at the midpoints between trees. b. On neighborhood streets, lights should be located mid-point between every fourth tree (120 ft.), staggered in such a way that there is one light every 60 linear feet of street, alternatively on one side or the other, not both. c. Along streets fronting a park or greenway, single- head lights must be located along the built edge of the street at about 90’ on center (at about every third tree), unless specified otherwise. d. Any lights in park areas should be integral to the park design. This simple post-top luminaire is recommended for most streets, with high efficiency LED lamps and excellent “dark sky” downward directed light distribution. Modern columnar luminaires are well suited to lighting neighborhood center plazas and paseos Along park drives at neighborhood edges, taller modern LED luminaires can better define large open spaces This indirect LED post-top luminaires may be suitable for smaller neighborhood streets and for parks and public spaces throught the UNSP. B-10 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.1 | GENERAL GUIDELINES | APPENDIX B: LANDSCAPE GUIDELINES 7. Street and Open Space Furnishings Street furnishings will contribute to the comfort and human scale of the public spaces throughout the UNSP, particularly in the neighborhood centers, plaza, parks and greens. Wherever possible, furniture that can be relocated within a seating area is recommended, to provide flexibility and a sense of ownership of the space by residents and others. Parallel to the recommendations for simple, modern light fixtures, furnishings should be of a simple, clean, modern design. This furthers a central objective of the UNSP urban design, that it build on Palm Desert’s design heritage of modernity, moving forward from the mid-twentieth century modern toward a new 21st century modern, human-scale neighborhood aesthet- ic rather than nostalgia for the 20th or 19th century precedents on which much of the UNSP neighborhood pattern language is based. Light scale modern furniture can be secured or movable within a seating area and project a simple, clean aesthetic. Synthetic wood slats remain comfortable even in the summer sun. Bike racks should be simple, clean and fiunctional.Trash receptables and other functional elements should coordinate with seating. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-11 APPENDIX B: LANDSCAPE GUIDELINES | GENERAL GUIDELINES | SECTION B.1 A paseo with flagstone and embedded planters that receive runoff. A desert plaza containing flagstone laid amongst permeable gravel material. Shade trees are integral to desert plazas and public spaces. B. Parks, Plazas, Squares, and Greens 1. General Guidelines A network of plazas, squares and greens has been designed to provide residents with a variety of outdoor experiences. Plazas are highly ordered spaces, usually with a cluster of buildings that tightly define exterior space. Squares are green areas often placed in front of or closely aligned with civic buildings that help define their stature within the community. Greens provide play space to recreate and commune with nature. Although the character of public space differs, and hence the human experience, they all form the community’s backyard and offer opportunities to spend time in the company of others or to find solitude. 2. Recommended Plant Materials The design of these "community living rooms" should emphasize comfort and flexible use - accordingly shade trees, shaded seating areas and a variety of ground surfaces for walking and play are recommended. For specific plant material recommendations see the Recommended Tree and Plant Lists at the end of this Section and the more complete plant list in Appendix A. Outdoor event areas should integrate desert landscape and hardscape elements. B-12 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.1 | GENERAL GUIDELINES | APPENDIX B: LANDSCAPE GUIDELINES Building shade paired with greenery helps to dramatically cool an area. Front yards may either take on a more natural, rugged landscape appearance or a more minimal, formal appearance. Succulents and other desert plants can be potted or planted in yard areas. C. Private Lot Landscape Guidelines 1. General Guidelines Each lot should provide landscaped and permanently pervious open space as required for the applicable building type. See Section 5.6 On-Site Open Space Standards. 2. Front Yard Landscapes Plantings in yard areas fronting on streets should be appropriate to the scale, orientation and purpose of the yard. Appropriate plant materials and designs for specific frontage yard types are as follows: a. Single-family front yards. At facades, foundation shrubs and ground cover should be planted against the facade. At garden walls, low shrubs and wall vines or tall shrubs should be planted against the wall. b. Multi-dwelling front yards. Lawn, ground cover and low shrubs should compose the front yard landscape. Shrubs should be massed or configured as maintained hedges. Hardscape may be used adjacent to entrances and in seating areas. Tree shapes, sizes and types should be planted at the edge of the private space, but at all times should be in proportion to the height and mass of the building facade. 3. Other Yard Landscapes Side and rear yard plantings should be planted to insure privacy and create buffers. Rear yards and property lines do not need to be landscaped, except as required to the extent that they affect the quality of the public space. 4. Recommended Plant Materials See the Recommended Plant List at the end of this Section and Appendix A. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-13 APPENDIX B: LANDSCAPE GUIDELINES | GENERAL GUIDELINES | SECTION B.1 Backyards with pools should minimize lawn areas, while also incorporating drought tolerant landscape areas. A yard with flagstone pavers and fountain. Sideyards can incorporate planters, pots, and landscaped areas. B-14 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.1 | GENERAL GUIDELINES | APPENDIX B: LANDSCAPE GUIDELINES Colorful desert landscapes with native, drought-tolerant plants and permeable ground cover materials. Drip irrigation can provide a specific amount of water directly to the base of a plant, avoiding watering unplanted areas. A landscape with native and adapted drought-tolerant plants will require little irrigation 5. Irrigation Water efficient landscaping should be introduced, beginning with a soil and climate analysis to determine the most appropriate landscape design, including the selection of indigenous and native-in-character, drought tolerant plants to reduce irrigation requirements. Lawn should be restricted to particular areas of passive and active recreation. Wherever lawn is used the select- ed species should be a deep-rooted variety with low watering requirements. Where irrigation is required, high efficiency irrigation technology with low pressure applications such as drip, soaker hose, systems with rain shut-off devices and low volume spray systems should be used. The efficiency and uniformity of a low water flow rate reduces evaporation and runoff and encourag- es deep percolation. After the initial growth period of 3 to 7 years, irrigation should be limited. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-15 APPENDIX B: LANDSCAPE GUIDELINES | GENERAL GUIDELINES | SECTION B.1 Green roofs are on technique to capture and store water on-site Installation of a desert detention area Rain chains help to divert and store rainwater from gutters An appropriately landscaped rainwater garden in a desert climate. 6. Stormwater Management Runoff from buildings should be reduced through the reduction in the overall building footprint. Roof runoff can be collected and diverted to underground drywells where water can slowly infiltrate. Drywells are sloped and located at a distance from the building foundations. Alternatively, buildings can be designed with rain-chains, stone streambeds and stone filters, porous pavers and rainwater gardens adjacent to the side of the building. Roof runoff is collected into gutters, which direct water down the rain-chains, and into rock filters. Rock filters and ephemeral graded stone streambeds further direct stormwater into the rainwater gardens. The rainwater gardens are landscaped depressions, where roof runoff and ground surface runoff is directed, through grading, into the depression. These gardens filter, absorb and treat stormwater on site, provide visual identification, and promote education of residents through “celebra- tion” of stormwater management. B-16 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Platanus racemosa ‘Sycamore’ Quercus agrifolia ‘California Live Oak’ Chilopsis linearis ‘Desert Willow’ Acacia stenophylla Quercus virginiana Prosopis glandulosa Quercus Lobata Quercus ilex Acacia stenophylla ‘Shoestring Acacia’ Prosopis glandulosaSHADE / CANOPYB.2 Recommended Tree & Plant Species CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-17 APPENDIX B: LANDSCAPE GUIDELINES | RECOMMENDED SPECIES | SECTION B.2 Washingtonia filifera ‘California Fan Palm’ Washingtonia robusta ‘Mexican Fan Palm’ Albizia julibrissin Pistache chinensis Zelkova serrata Robinia ‘Purple Robe’ Cercidium ‘Hybrid Palo Verde’ Cercidium praecox ‘Palo Brea’VERTICAL ACCENTSCOLOR ACCENTS B-18 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Eriogonum wrightiiEriogonum fasciculatum v. polifolium Lotus rigidus Ephedra viridis Eriogonum wrightii Salvia greggii ‘Red Star’ Eriogonum grande rubescens Mirabilis multiflora Salvia muelleri Salvia x ‘Trident’ Ceanothus griseus horizontalis Baccharis pilularis ‘Pigeon Point’Eriogonum fasciculatum ‘Dana Point’ Baccharis ‘Centennial’Salvia mellifera ‘Terra Seca’ Eriogonum wrightii Mirabilis multiflora Baccharis pilularisCOLOR ACCENTSGROUND COVERSRecommended Plant Species CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-19 APPENDIX B: LANDSCAPE GUIDELINES | RECOMMENDED SPECIES | SECTION B.2 Ceanothus griseus v. hor. ‘Diamond Heights Salvia officinalis ‘Purpurascens’ Dasylirion wheeleri ‘Desert Spoon’ Opuntia engelmaniiOpuntia basilaris ‘Beavertail Cactus’ Yucca flaccida Nassella lepida Yucca rigida Echinocereus caespitosus ‘Hedge Hog Cactus’ Opuntia santa-rita ‘Tubac TM’ Yucca pallida Echinocactus grusonii ‘Golden Barrel Cactus’ Nolina matapensis Opunita leptocaulis ‘Desert Christmas Cactus’ Yucca filamentosa Yucca rupicola Helictotrichon sempervirens ‘Blue Oat Grass’ Yucca schottiiFORM / COLOR ACCENTS B-20 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Cistus x hybridusCistus salviifolius Sphaeralcea ambigua ‘White’Calylophus hartwegii fendleri Hesperaloe parviflora ‘Duet’Sphaeralcea ambigua ‘Pink Form’Verbena ‘Tapien Blue’Verbena ‘Temari Bright Pink’ Perovskia ‘Blue Spire’Rosmarinus officinalis ‘Tuscan Blue’Leucophyllum ‘Rain Cloud’ Baccharis ‘Starn’Cistus salviifolius ‘Prostratus’ Lavandula x intermedia ‘Silver Edge’Rosmarinus officinalis ‘Ken Taylor’Rosmarinus officinalis ‘Tuscan Blue’ Teucrium fruticans ‘Compactum’Rosmarinus officinalis ‘Prostratus’COLOR ACCENTSGROUND COVERSRecommended Plant Species (Cont.) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-21 APPENDIX B: LANDSCAPE GUIDELINES | RECOMMENDED SPECIES | SECTION B.2 Agave stricta Agave deserti Phormium tenax Agave americana ‘Mediopicta’ Muhlenbergia capillaris Agave americana ‘Marginata’ Agave parryi ‘Compacta Variegata’ Dasylirion longissimum Agave toumeyanaAgave salmiana Agave shawii Agave angustifolia ‘Marginata’ Agave franzosini Echinopsis terscheckii Nassella tenuissima Centaurea ragusina ‘Dusty Miller’ Agave parryi ‘Rose’ Dasylirion acrotrichum Ephedra viridisFORM / COLOR ACCENTS B-22 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Native Trees Scientific Name Common Name Plant Type Width Water Use Acacia pendula (R)Weeping Myall, Weeping Acacia E 25 L Cercidium ‘Desert Museum’ (R)Hybrid Palo Verde D 15 L Cercidium floridum Blue Palo Verde D 15 L Cercidium microphyllum Foothills Palo Verde D 15 L Cercidium praecox (R)Palo Brea, Sonoran Palo Verde D 15 L Chilopsis linearis spp.Desert Willow/Desert Catalpa D 15 L Chilopsis linearis spp.Arts Seedless D 15 L Chilopsis linearis spp.A189 Lucretia Hamilton D 15 L Chilopsis linearis spp.Warren Jones D 15 L Gleditsia triacanthos (R)Shademaster Honey Locust D 40 L Gleditsia triacanthos “Suburst” (R)Sunburst Honey Locust D 40 M Juniperus californica California Juniper E 10 L Pinus torreyana NT Torrey Pine C 15 L Platanus racemosa Sycamore D 35 M Quercus agrifolia Coast Live Oak, California Live Oak E 25 L Quercus chrysolepis NT Canyon Live Oak / Maul Oak / Golden Cup Oak E 20 M Quercus douglasii NT Blue Oak D 25 L Quercus lobata Valley Oak / California White Oak E 20 L Quercus turbinella NT Desert Scrub Oak / Shrub live oak E 10 L Schinus molle (R)California Pepper E 40 VL Washingtonia filifera (R)Califorina Fan Palm E 10 M Washingtonia robusta (R)Mexican Fan Palm E 10 M Yucca brevifolia Joshua Tree E 10 VL (R) Recommendation listed in Section 3.5. NT (Not tested) - has been recommended to try based upon climatic conditions in this area Plant type; D - Deciduous, E - Evergreen, C -Conifer H - Herbaceous, SE - Semi-Evergreen Width: Number indicates width or coverage of plant Water use indicator (H = high water use, M = Average, L = low water use, VL= very low water use) The Tree and Plant Species in the chart below lists native and adaptive species which are generally considered to be tolerant to soils in UNSP area. B.3 Additional Potentially Appropriate Species CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-23 APPENDIX B: LANDSCAPE GUIDELINES | RECOMMENDED SPECIES | SECTION B.2 Scientific Name Common Name Plant Type Width Water Use Acacia stenophylla Shoestring Acacia E 20 M Albizia julibrissin Silk Tree, Mimosa D 25 L Butia capitata Pindo Palm, Jelly Palm E 10 L Cercidium ‘Desert Museum’ (R)Hybrid Palo Verde D 25 L Cercidium floridum Blue Palo Verde D 15 L Cercidium microphyllum Foothills Palo Verde D 15 L Chamaerops humilis V. Cerifera Morrocan Blue Fan Palm E 8 L Chilopsis linearis spp.Desert Willow/Desert Catalpa D 15 L Chilopsis linearis spp.Arts Seedless D 15 L Chilopsis linearis spp.A189 Lucretia Hamilton D 15 L Chilopsis linearis spp.Warren Jones D 15 L Chitalpa x tashentensis ‘ Pink Dawn’ Chitalpa T 15 M Cinnamomum camphora Camphor Tree E 60 M Cotinus coggygria ‘CVS’Purple Smoke Tree D 10 L Cotinus coggygria NT Smoke tree D 10 L Geijera parviflora Australian Willow E 15 M Olea europaea (R)Edible Olive Tree E 15 L Parkinsonia aculeata Mexican Palo Verde/Jerusalem Thorn D 15 L Phoenix dactylifera (R)Edible Date Palm E 30 L Pinus canariensis (R)Canary Island Pine E 20 L Pinus halepensis (R)Aleppo Pine E 30 L Pinus torreyana NT Torrey Pine C 15 L Pistacia chinensis (R)Red Push Chinese Pistache D 30 L Platanus mexicana (R)Mexican Sycamore D 40 L Platanus racemosa Sycamore D 35 M Platanus wrightii Arizona Sycamore D 35 M Platanus X acerifolia ‘Yardwood or Bloodgood’London Plane Tree D 35 M Prosopis alba Argentine Mesquite SE 25 L Prosopis chilensis Chilean Mesquite D 25 L Prosopis glandulosa thornless “AZT” (R)Thornless Honey Mesquite “AZT”D 25 L Prosopis glandulosa (R)Texas Honey Mesquite D 25 L Prosopis pubescens Screwbean Mesquite D 25 L Prosopis velutina Velvet Mesquite D 25 M Quercus agrifolia Coast Live Oak, California Live Oak E 25 L Quercus buckleyi NT Spanish Oak/ texas oak D 20 L Adaptive Trees B-24 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Adaptive Trees (cont.) Scientific Name Common Name Plant Type Width Water Use Quercus chrysolepis NT Canyon Live Oak / Maul Oak / Golden Cup Oak E 20 M Quercus douglasii NT Blue Oak D 25 L Quercus frainetto NT Hungarian or Italian Oak D 30 L Quercus garryana NT Oregon White Oak D 25 L Quercus ilex (R)Holly Oak / Holm Oak E 20 L Quercus lobata Valley Oak / California White Oak E 20 L Quercus macrocarpa NT Burr Oak / Mossycup Oak D 30 L Quercus muhlenbergii NT Chinquapin Oak D 20 L Quercus myrsinifolia NT Japanese Live Oak D 25 L Quercus palustris NT Pin Oak / Swamp Oak D 20 M Quercus shumardii NT Shumard Red Oak D 25 L Quercus suber (R)Cork Oak E 100 L Quercus texana NT Spanish Oak D 25 L Quercus turbinella NT Desert Scrub Oak / Shrub live oak E 10 L Quercus virginiana (R)Southern Live Oak D 20 L Robina ‘Purple Robe’Purple Robe Locust D 25 L Robinia X ambigua ‘Idahoensis’Idaho Locust D 25 L Robinia pseudoacacia Black Locust D 25 H Sapium sebiferum (R)Chinese Tallow Tree D 35 L Tipuana tipu (R)Tipu Tree, Rosewood D 50 M Ulmus parvifolia (R)Chinese or Evergreen Elm E 70 M Vitex angus-castus NT Chaste Tree, Monk’s Pepper Tree D 20 M Washingtonia filifera Califorina Fan Palm E 10 M Washingtonia robusta Mexican Fan Palm E 10 M Yucca brevifolia Joshua Tree E 10 VL Zelkova serrata Sawleaf Zelkova D 20 M (R) Recommendation listed in Section 3.5. NT; Not tested - has been recommended to try based upon climatic conditions in this area Plant type; D - Deciduous, E - Evergreen, C -Conifer H - Herbaceous, SE - Semi-Evergreen Width: Number indicates width or coverage of plant Water use indicator (H = high water use, M = Average, L = low water use VL= very low water use CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-25 APPENDIX B: LANDSCAPE GUIDELINES | RECOMMENDED SPECIES | SECTION B.2 Scientific Name Common Name Plant Type Water Use Arctostaphylos “Howard Mcminn’Manzanita/Vine Hill E M Arctostaphylos uva-ursi Bearberry E M Arctostaphylos uva-ursi ‘Point Reyes’Manzanita ‘Point Reyes’E M Atriplex canescens Four Wing Saltbush E VL Atriplex hymenelytra Desert Holly E VL Atriplex lentiformis Quail Bush D VL Atriplex polycarpa Saltbush/Cattle E VL Atriplex Spp.Saltbush E VL Baccharis ‘Starn’ P.P. # 11240 (Thompson)Thompson E L Baccharis ‘Centennial’Hybrid Coyote Bush/Centennial Baccharis E L Baccharis pilularis Coyote Bush E L Baccharis pilularis ‘ Pigeon Point’Dwarf Coyote Bush E L Baccharis pilularis consanguinea Coyote Bush E L Baccharis pilularis ‘Twin Peaks’Dwarf Coyote Bush E L Baccharis sarothroides (male)Male Desert Bloom E L Caesalpinia gilliesii Desert Bird of Paradise D VL Calliandra californica Fairy Duster, Baja E L Calliandra eriophylla Fairy Duster, False Mesquite E L Ceanothus griseus Var. Horizontalis ‘CVS’Carmel Creeper, Yankee Point Ceanothus E L Cercocarpus betuloides Mountain Ironwood E VL Chaenactis fremontii Mojave Pincushion A L Coreopsis spp Coreopsis H L Corethrogyne californica NT Black Bush H VL Cucurbita palmata Coyote Melon A L Dalea capitata ‘Sierra Gold’NT Sierra Gold se M Dasylirion wheeleri Desert Spoon E L Echinocactus grusonii Golden Barrel Cactus E VL Echinocereus caespitosus Hedge Hog Cactus H VL Ephedra nevadensis Mormon Tea E VL Ephedra viridis Mormon Tea E VL Ericameria laricifolia NT Aguirre Turpentine Bush E L Ericameria laricifolia ‘Desert Mountain’NT Turpentine Bush E L Ericameria nauseosa v. speciosus NT Whitestem Chamisa E L Erigeron divergens NT Native Fleabane H L Eriogonum fasciculatum California Buckwheat H VL Eriogonum grande rubescens Buckwheat H VL Eriogonum wrightii Wright Buckwheat H VL Eschscholzia californica California Poppy H VL Euphorbia rigida NT Gopher Plant H L Native Plant Communities B-26 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Scientific Name Common Name Plant Type Water Use Euryops spp.Golden Shrub Daisy H M Fouquieria macdougalii NT Mexican Tree Ocotillo E L Fouquieria splendens Ocotillo E L Fremontodendron ‘California Glory’Flannel Bush E VL Fremontodendron mexicanum Mexican Flannel Bush D VL Gutierrizia sarothrae Snakeweed SE L Helianthemum nummularium Sunrose E L Helictotrichon sempervirens NT Blue Oat Grass H M Hyptis emoryi NT Desert Lavender E L Lotus rigidus NT Deer Vetch D L Lupinus sparsiflorus Coulter’s Lupine A L Lycium andersonii NT Desert Wolfberry D L Malacothrix californica/glabrata Desert Dandelion A L Mirabilis multiflora Desert Four O’Clock M Muhlenbergia rigens Deer Grass G M Nassella cernua NT Nodding needlegrass G VL Nassella lepida NT Foothill needlegrass G VL Nolina lindheimeriana NT NCN H L Nolina matapensis NT Tree Bear Grass H L Nolina microcarpa NT Bear Grass H L Nolina nelsoni NT Blue Nolina H L Nolina texana NT Sacahuista H L Opunita leptocaulis Desert Christmas Cactus/ Christmas Cholla H VL Opuntia basilaris Beavertail Prickly Pear/Beavertail cactus H VL Opuntia engelmanii Engelmann’s Prickly Pear H VL Opuntia macrocentra Purple prickly pear H VL Opuntia santa-rita Tubac TM H VL Opuntia turpinii Pine Cone Prickly Pear H VL Penstemon eatonii Firecracker Penstemon A L Phacella campanularia NT California Desert Bluebells H L Rhamnus californica Coffeeberry E L Rhus lanceolata NT Flame Leaf Sumac E L Rhus ovata Sugar Bush E L Romneya coulteri Matilija Poppy H L Salvia dorrii NT Desert Sage, Great Basin Blue Sage E M Salvia greggii Autumn Sage SE L Salvia muelleri NT Royal Purple Autumn Sage E M Salvia officinalis Garden Sage H M Salvia X Trident NT Trident E L Native Plant Communities (cont.) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-27 APPENDIX B: LANDSCAPE GUIDELINES | RECOMMENDED SPECIES | SECTION B.2 Scientific Name Common Name Plant Type Water Use Simmondsia chinensis ‘vista’Jojoba, Goatnut E VL Sisyrinchium bellum Blue-Eyed Grass H L Vauquelinia californica NT Arizona Rosewood E M Vauquelinia californica v. pauciflora NT NCN E M Verbena gooddingii NT Verbena H L Verbena rigida NT Sandpaper Verbena H M Yucca baccata NT Datil Yucca, Bannana Yucca E VL Yucca brevifolia Joshua Tree E VL Yucca constricta NT NCN E L Yucca filamentosa NT Adam’s Needle E L Yucca flaccida NT E L Yucca glauca NT Soap weed E L Yucca harrimaniae NT Harriman’s Yucca E L Yucca neomexicana NT NCN E L Yucca pallida NT Pale Leaf Yucca E L Yucca recurvifolia Weeping Yucca E L Yucca rigida NT Blue Yucca E L Yucca rostrata NT Beaked Yucca E L Yucca rupicola NT Twisted leaf Yucca E L Yucca schidigera Mohave Yucca E VL Yucca schottii NT Mountain Yucca E VL Yucca whipplei Our Lord’s Candle E VL Zauschneria californica NT California Fushia, Hummingbird flower H M Zinnia acerosa NT Desert Zinnia H L NT; Not tested - has been recommended to try based upon climatic conditions in this area Plant type; A - Annual, D - Deciduous, E - Evergreen, G - Grass, H - Herbaceous, SE - Semi-Evergreen Water use indicator (H = high water use, M = Average, L = low water use VL= very low water use Native Plant Communities (cont.) B-28 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Scientific Name Common Name Plant Type Water Use Acacia craspedocarpa Leatherleaf Acacia E L Achillea ageratifolia Greek Yarrow H L Achillea filipendulina ‘CVS’Fernleaf Yarrow H L Achillea filipendulina ‘Gold Plate’Yarrow/Fernleaf Yarrow H L Achillea filipendulina ‘Moonshine’Yarrow/Fernleaf Yarrow H L Achillea species Yarrow H L Achillea tomentosa Wooly Yarrow H L Achnatherum hymenoides Indian Rice Grass G L Agave americana Century Plant H L Agave americana ‘Marginata’Century Plant H L Agave americana ‘Mediopicta’Century Plant H L Agave angustifolia ‘Marginata’NT Maguey Laechugma H L Agave bovicomuta NT Cowhorn Agave H L Agave celsii ‘ Nova’NT Nova Agave H L Agave colorata NT Mescal Agave H L Agave deserti NT Desert Agave H L Agave desmettiana ‘Variegata’NT Varigated smooth Agave H L Agave desmettiana ‘Zebra Stripe’NT Zebra Stripe Smooth Agave H L Agave ‘Felipe Otero’NT Sierra Mixteca Agave H L Agave ferdinandi-regis NT King of the Agave H L Agave franzosini NT Agave H L Agave geminiflora NT Twin-flowered Agave H L Agave gentryi ‘ Jaws’NT Hardy Agave H L Agave harvardiana NT Harvard Agave H L Agave lechguilla NT Lechguilla Agave H L Agave ovatifolia NT Agave H L Agave palmeri NT Palmer Agave H L Agave parryi ‘ Rose’NT Rose Artichoke Agave H L Agave parryi ‘Compacta Variegata’NT Dwarf Varigated Artichoke Agave H L Agave potatorum ‘Verschaffeltii’NT Butterfly Agave H L Agave pygmaea NT Pygmae agave H L Agave salmiana NT Giant Agave H L Agave ‘Shark Skin’NT Sharkskin Agave H L Agave shawii NT Shaw’s Agave H L Agave sislana ‘variegata’NT Agave H L Agave stricta ‘Pueblensis’NT Pencil Agave H L Agave toumeyana NT Agave H L Agave utahensis var. eborispina NT Ivory-Spined Agave H L Adaptive Plant Communities (cont.) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-29 APPENDIX B: LANDSCAPE GUIDELINES | RECOMMENDED SPECIES | SECTION B.2 Scientific Name Common Name Plant Type Water Use Agave v. parryi NT Parry’s Agave H L Agave victoriae-reginae NT Queen Victoria Agave H L Agave victoriae-reginae ‘Compacta’NT Compact Queen Victoria Agave H L Aloysia machrostachya NT Aloysia D L Aloysia virgata NT NCN H L Amaryllis belladona Naked Lady H L Ambrosia dumosa NT White bursage L Amsonia grandiflora NT Large-flowered Blue Star D L Aquilegia caerulea Rock Mountain Columbine H L Aquilegia chrysantha Golden Columbine H L Aquilegia vulgaris ssp. Dicroa Portuguese Columbine/Europe an Columbine H L Arctostaphylos “Howard Mcminn’Manzanita/Vine Hill E M Arctostaphylos uva-ursi Bearberry E M Arctostaphylos uva-ursi ‘Point Reyes’Manzanita ‘Point Reyes’E M Armeria maritima Sea Pink, Common Thrift H M Asparagus asparagoides Smilas asparagus H L ‘Myers’Fern H M Atriplex canescens Four Wing Saltbush E VL Atriplex hymenelytra Desert Holly E VL Atriplex lentiformis Quail Bush D VL Atriplex polycarpa Saltbush/Cattle E VL Atriplex Spp.Saltbush E VL Baccharis ‘Starn’ P.P. # 11240 (Thompson)Thompson E L Baccharis ‘Centennial’Hybrid Coyote Bush/Centennial Baccharis E L Baccharis pilularis Coyote Bush E L Baccharis pilularis ‘ Pigeon Point’Dwarf Coyote Bush E L Baccharis pilularis consanguinea Coyote Bush E L Baccharis pilularis ‘Twin Peaks’Dwarf Coyote Bush E L Baccharis sarothroides (male)Male Desert Bloom E L Bouteloua gracilis Blue Grama/Mosquito Grass G L Bractrantha bracteatum Strawflower H L Brahea armata Mexican Blue Palm E L Brahea edulis Guadalupe Palm E L Caesalpinia gilliesii Desert Bird of Paradise, Yellow Bird of Paradise D VL Calliandra californica Fairy Duster, Baja E L Calliandra eriophylla Fairy Duster, False Mesquite E L Calliandra tweedii Brazilian Flamebush E M Callistemon citrinus Lemon Bottlebrush E L Adaptive Plant Communities (cont.) B-30 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Scientific Name Common Name Plant Type Water Use Calylophus hartwegii v. fendleri NT Hartweg’s Sundrops E M Carex perdentata NT Texas Hill Country Sedge G M Ceanothus griseus Var. Horizontalis ‘CVS’Carmel Creeper, Yankee Point Ceanothus E L Centaurea ragusina Dusty Miller H M Cerastium tomentosum Snow in Summer H M Ceratostigma plumbaginoides Dwarf Plumbago D M Cercocarpus betuloides Mountain Ironwood E VL Chaenactis fremontii Mojave Pincushion A L Chrysothamnus nauseosus Gray Rabbit brush D VL Chrysothamnus nauseosus albicaulis White-stem Rabbit brush D VL Chrysothamnus viscidiflorus Green Rabbit brush D VL Cistus ladanifer Crimson Spot Rockrose E L Cistus salviifolius Sageleaf Rockrose E L Cistus spp Rockrose E L Cistus ‘Sunset’Sunset Rockrose E L Cistus X hybridus White Rockrose E L Cistus X purpureus Orchid Rockrose E L Clytostoma callistegioides Lavender Trumpet Vine, Violet Trumpet Vine E M Cneoridium dumosum NT Bushrue E L Convolvulus cneorum Morning glory Bush E M Coreopsis auriculata nana Dwarf Coreopsis H L Coreopsis ‘Early Sunrise’Coreopsis H L Coreopsis grandiflora Coreopsis H L Coreopsis lanceolata ‘Grandiflora’Biglower Coreopsis H L Coreopsis tinctoria NT Calliopsis/Annual Coreopsis H L Coreopsis ‘Zagreb’NT Zagreb Coreopsis H L Coreopsis verticillata ‘cvs’NT Threadleaf Coreopsis H L Corethrogyne californica NT Black Bush H VL Cucurbita palmata Coyote Melon A L Dalea bicolor v. bicolor NT Indigo Bush D M Dalea bicolor v. bicolor Monterrey Blue NT Monterrey Blue D M Dalea capitata NT NCN se M Dalea capitata ‘Sierra Gold’NT Sierra Gold se M Dalea frutescens NT Black Dalea E M Dalea frutescens Sierra Negra NT Sierra Negra E M Dalea greggii Trailing Indigo Bush se L Adaptive Plant Communities (cont.) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-31 APPENDIX B: LANDSCAPE GUIDELINES | RECOMMENDED SPECIES | SECTION B.2 Scientific Name Common Name Plant Type Water Use Dalea pulchra NT Indigo Bush E M Dasylirion acrotrichum NT Green Desert Spoon E L Dasylirion bigelovii NT Beargrass H L Dasylirion leiophyllum NT Green Desert Spoon E L Dasylirion longissimum NT Tree, Toothless E L Dasylirion texanum Green Sotol, Texas Sotol E L Dasylirion wheeleri Desert Spoon E L Distictis buccinatoria Blood-Red Trumpet Vine E M Drosanthemum hispidum Pink Ice Plant H L Echinocactus grusonii Golden Barrel Cactus E VL Echinocereus caespitosus Hedge Hog Cactus H VL Echinopsis terscheckii Argentine Saguaro H L Ephedra nevadensis Mormon Tea E VL Ephedra viridis Mormon Tea E VL Ericameria laricifolia NT Aguirre Turpentine Bush E L Ericameria laricifolia ‘Desert Mountain’NT Turpentine Bush E L Ericameria nauseosa v. speciosus NT Whitestem Chamisa E L Erigeron divergens NT Native Fleabane H L Eriogonum fasciculatum California Buckwheat H VL Eriogonum grande rubescens Buckwheat H VL Eriogonum wrightii Wright Buckwheat H VL Eschscholzia californica California Poppy H VL Euphorbia rigida *NT Gopher Plant H L Euryops pectinatus Golden Shrub Daisy H M Euryops pectinatus viridis Green Euryops H M Fallopia aubertii NT Silver Lace Vine D M Fallugia paradoxa NT Apache Plume E L Feijoa sellowiana Pineapple Guava E L Festuca glauca Common Blue Fescue H M Festuca ovina ‘Glauca’Blue Fescue H M Ficus pumila Creeping Fig E M Fouquieria macdougalii NT Mexican Tree Ocotillo E L Fouquieria splendens Ocotillo E L Fremontodendron ‘California Glory’Flannel Bush E VL Fremontodendron mexicanum Mexican Flannel Bush D VL Gaillardia X grandiflora Blanket Flower H M Gaura lindheimeri Gaura H M Gaura lindheimeri ‘Siskiyou Pink’Pink Gaura H M Adaptive Plant Communities (cont.) B-32 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Scientific Name Common Name Plant Type Water Use Gaura lindheimeri ‘Whirling Butterflies’ White Gaura H M Gazania hybrids (Rigens)Treasure Flower, Gazania H M Gazania rigens leucolaena Trailing Gazania H M Gutierrizia sarothrae Snakeweed SE L Helianthemum nummularium Sunrose E L Helictotrichon sempervirens NT Blue Oat Grass H M Hesperaloe funifera Coahuilan Hesperaloe E L Hesperaloe parviflora Red Hesperaloe E L Hesperaloe parviflora ‘Yellow’Yellow Hesperaloe E L Hyptis emoryi NT Desert Lavender E L Kniphofia uvaria Red Hot Poker, Torch Lily, Poker Plant H L Krascheninnikovia lanata NT Winter Fat SE L Larrea tridentata Creosote Bush E VL Lavandula angustifolia English Lavender E M Lavandula lanata hybrids NCN E M Lavandula latifolia Spike Lavender E M Lavandula stoechas varieties Spanish Lavender E M Lavandula viridis Lavender E M Lavandula x intermedia varieties Lavandin, Hedge Lavender E M Leucanthemum X superbum Shasta Daisy H M Leucophyllum candidum Thunder Cloud TM NT Thunder Cloud TM E L Leucophyllum frutescens ‘Alba’Texas Ranger E L Leucophyllum frutescens ‘Compacta’ Texas Ranger E L Leucophyllum frutescens ‘Green Cloud’ Green Cloud Texas Ranger E L Leucophyllum frutescens ‘Silver Cloud’Silver Cloud Texas Ranger E L Leucophyllum laevigatum NT Chihuahuan Sage E L Leucophyllum langmaniae ‘Lynn’s Legacy’NT Rio Bravo E L Leucophyllum pruinosum NT Sierra Bouquet TM E L Leucophyllum revolutum NT HoudiniTM E L Leucophyllum x Heavenly Cloud NT Heavenly Cloud E L Adaptive Plant Communities (cont.) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-33 APPENDIX B: LANDSCAPE GUIDELINES | RECOMMENDED SPECIES | SECTION B.2 Scientific Name Common Name Plant Type Water Use Leucophyllum x Rain Cloud TM NT Red CloudTM E L Leucophyllum zygophyllum NT NCN/ Cimarron E L Lotus rigidus NT Deer Vetch D L Lupinus sparsiflorus Coulter’s Lupine A L Lycium andersonii NT Desert Wolfberry D L Malacothrix californica/glabrata Desert Dandelion A L Manfreda maculosa Texas Tuberose H L Melampodium leucanthum NT Blackfoot Daisy H L Mentha requienii Jewel Mint of Corsica, Corsican Mint H M Mirabilis multiflora Desert Four O’Clock M Miscanthus transmorrisonensis NT Evergreen eulalia G M Monarda didyma NT Bee Balm H M Monarda fistulosa NT Bee Balm H M Muhlenbergia capillaris Pink Muhly G M Muhlenbergia capillaris ‘Regal Mist’Regal Mist G M Muhlenbergia dumosa Bamboo Muhly G M Muhlenbergia emersleyi Bull Grass G M Muhlenbergia lindheimeri Big Muhly G M Muhlenbergia lindheimeri ‘ Autumn Glow’ Autumn Glow TM G M Muhlenbergia porteri Bush Muhly G M Muhlenbergia rigens Deer Grass G M Muhlenbergia rigida Purple Muhly G M Muscari macrocarpum Grape Hyacinth H M Nassella cernua NT Nodding needlegrass G VL Nassella lepida NT Foothill needlegrass G VL Nassella pulchra NT Purple Needlegrass G VL Nassella tenuissima NT Texas Needlegrass G VL Nerium oleander spp. (Not Petite) Oleander E L Nolina lindheimeriana NT NCN H L Nolina matapensis NT Tree Bear Grass H L Nolina microcarpa NT Bear Grass H L Nolina nelsoni NT Blue Nolina H L Nolina texana NT Sacahuista H L Adaptive Plant Communities (cont.) B-34 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Scientific Name Common Name Plant Type Water Use Opunita leptocaulis Desert Christmas Cactus/ Christmas Cholla H VL Opuntia basilaris Beavertail Prickly Pear/Beavertail cactus H VL Opuntia engelmanii Engelmann’s Prickly Pear H VL Opuntia macrocentra Purple prickly pear H VL Opuntia santa-rita Tubac TM H VL Opuntia turpinii Pine Cone Prickly Pear H VL Panicum virgatum ‘Prairie Sky’NT Switch Grass G VL Parthenocissus quinquefolia Virginia Creeper D M Parthenocissus tricuspidata Boston Ivy D M Penstemon eatonii Firecracker Penstemon A L Perovskia spp Russian Sage E L Petalostemon purpureum NT Purple Prairie clover H M Petunia x hybrida Petunia h M Phacella campanularia NT California Desert Bluebells H L Phormium tenax ‘Atropurpureum’ Purple New Zealand Flax H M Phormium tenax ‘Aureum’Golden New Zealand Flax H M Phormium tenax ‘Bronze’Bronze New Zealand Flax H M Phormium tenax ‘Rubrum’Red New Zealand Flax H M Phormium tenax ‘Tiny Tiger’Dwarf New Zealand Flax H M Phormium tenax ‘Variegatum’ Variegated New Zealand Flax H M Poliomintha maderensis NT Mexican oregano, Lavender Spice H L Polygonum aubertii NT Silver Lace Vine D M Prunus ilicifolia Hollyleaf Cherry E L Psilostrophe cooperi NT Paper Flower E L Psilostrophe tagetina NT Wooly Paper Flower E L Punica granatum Common Pomegranate D L Punica granatum ‘Nana’Dwarf Pomegrante D L Purshia mexicana stansburyana NT Cliff Rose E L Rhamnus alaternus Italian Buckthorn E L Rhamnus californica Coffeeberry E L Rhus lanceolata NT Flame Leaf Sumac E L Rhus ovata Sugar Bush E L Adaptive Plant Communities (cont.) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | B-35 APPENDIX B: LANDSCAPE GUIDELINES | RECOMMENDED SPECIES | SECTION B.2 Scientific Name Common Name Plant Type Water Use Rhus trilobata Squawbush / Three Leaf Sumac / Skunkbush D L Rhus trilobata ‘Autumn Amber’ NT Prostrate Sumac D L Rhus virens NT Evergreen Sumac E L Romneya coulteri Matilija Poppy H L Rosmarinus officinalis ssp. Low growing varieities, 1.5’ to 2 ‘ tall - Min. 5 deg. F cold tolerance Prostrate Rosemary E L Salvia dorrii NT Desert Sage, Great Basin Blue Sage E M Salvia greggii Autumn Sage SE L Salvia muelleri NT Royal Purple Autumn Sage E M Salvia officinalis Garden Sage H M Salvia X Trident NT Trident E L Santolina chamaecyparissus Lavender Cotton E L Santolina rosmarinifolia Green Lavender Cotton E L Sedum spp.Stonecrop E L Simmondsia chinensis ‘vista’Jojoba, Goatnut E VL Sisyrinchium bellum Blue-Eyed Grass H L Sisyrinchium californicum Yellow-Eyed Grass H L Sophora arizonica NT Arizonia Laurel E L Sphaeralcea ambigua NT Globe Mallow P L Sporobolus airoides NT Alkaili Sacaton H L Sporobolus wrightii NT Giant Sacaton H L Stipa calamagrostis NT Spear Grass H L Stipa cernua NT nodding feathergrass H L Stipa gigantea NT Giant Feather Grass H L Stipa lepida NT Foothill Stipa H L Stipa pulchra NT Purple Stipa H L Stipa splendens NT NCN H L Stipa tenuissima NT Mexican Feathergrass H M Teucrium fruticans NT Bush Germander E L Teucrium fruticans ‘Azurea’NT Shrubby Germander E L Teucrium fruticans ‘Compactum’NT Compact Bush Germander E L Teucrium x lucidrys Dwarf Germander E L Teucrium x lucidrys ‘Prostratum’Prostrate Germander E L Thuja orientalis ‘Aurea’Dwarf Golden Arborvitas (beckman Dwarf Arborvitas) C L Adaptive Plant Communities (cont.) B-36 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION B.2 | RECOMMENDED SPECIES | APPENDIX B: LANDSCAPE GUIDELINES Scientific Name Common Name Plant Type Water Use Thuja orientalis ‘Westmont’Oriental Arborvitae C L Thymus serpyllum Creeping Thyme H L Tradescantia virginiana Spiderwort H M Trifolium fragiferum O’Connor’s Legume O’Conner’s Legume E L Trithrinax acanthocoma NT Spiny Fiber Palm H M Trixis californica NT Trixis E L Ungnadia speciosa NT Mexican Buckeye D M Vauquelinia californica NT Arizona Rosewood E M Vauquelinia californica v. pauciflora NT NCN E M Verbena gooddingii NT Verbena H L Verbena rigida NT Sandpaper Verbena H M Viguiera deltoidea NT Goldeneye H L Viguiera stenoloba NT Skeleton-Leaf Goldeneye P L Viguiere mulifora NCN H L Wisteria spp. and varieties Wisteria D M Yucca baccata NT Datil Yucca, Bannana Yucca E VL Yucca brevifolia Joshua Tree E VL Yucca constricta NT NCN E L Yucca filamentosa NT Adam’s Needle E L Yucca flaccida NT E L Yucca glauca NT Soap weed E L Yucca harrimaniae NT Harriman’s Yucca E L Yucca neomexicana NT NCN E L Yucca pallida NT Pale Leaf Yucca E L Yucca recurvifolia Weeping Yucca E L Yucca rigida NT Blue Yucca E L Yucca rostrata NT Beaked Yucca E L Yucca rupicola NT Twisted leaf Yucca E L Yucca schidigera Mohave Yucca E VL Yucca schottii NT Mountain Yucca E VL Yucca whipplei Our Lord’s Candle E VL Zauschneria californica NT California Fushia, Hummingbird flower H M Zinnia acerosa NT Desert Zinnia H L NT; Not tested - has been recommended to try based upon climatic conditions in this area Plant type; A - Annual, D - Deciduous, E - Evergreen, G - Grass, H - Herbaceous, SE - Semi-Evergreen Water use indicator (H = high water use, M = Average, L = low water use VL= very low water use Adaptive Plant Communities (cont.) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | C-1 APPENDIX C | GLOSSARY A. Purpose This section provides definitions of terms and phrases used in the UNSP's Development Standards, Design and Landscape Guidelines that are technical or specialized, or that may not reflect common usage. If a definition in this section conflicts with a definition in another provision of the Municipal Code, these definitions shall control for the purposes of this Specific Plan. If a word or phrase used in this Specific Plan is not defined in this section, or in the City of Palm Desert Municipal Code, the Director shall determine the correct definition, giving deference to common usage. B. Definitions of Specialized Terms and Phrases As used in this Regulating Code, the following terms and phrases shall have the meaning ascribed to them in this section, unless the context in which they are used clearly requires otherwise. Adverse Impact: The negative consequences of the use of a building on adjacent lots, usually as a result of noise, vibration, odor, pollution, or socioeconomic disruption. The noise level emanating from the building, as measured at the property line, shall not exceed that of 25 mph traffic noise. Negative consequences resulting from the use of the building and confined within the lot boundary are not considered to create Adverse Impact. Alcoholic Beverage Sales - Off-Premise: The retail sale of beer, wine, and/or spirits in sealed containers for off-site consumption, either as part of another retail use, or as a primary business activity. Alcoholic Beverage Sales - On-Premise: The sale of beer, wine, and/or spirits for on-site consumption, limited to premises that contain a kitchen or food-servicing area in which a variety of food is prepared and cooked. The primary use of the premises shall be for sit-down food service to patrons. The premises shall serve food to patrons during all hours the establishment is open for customers. No alcoholic beverages, including beer or wine shall be sold or dispensed for consumption beyond the premises. The premises shall be defined as a “bona fide public eating place” by the State of California Department of Alcoholic Beverage Control. Arcade: A Frontage Type created by projecting a building’s upper floors above the sidewalk while aligning the ground floor facade with the property line. Arcades typically contain ground-floor storefronts, making this frontage type is ideal Appendix C. Glossary IN PROGESS for retail use. A colonnade structurally and visually supports the building mass that encroaches into the public right-of- way. See Appendix A.7. ATM: An automated teller machine (computerized, self-ser- vice machine used by banking customers for financial trans- actions, including deposits, withdrawals and fund transfers, without face-to-face contact with financial institution per- sonnel), located outdoors at a bank, or in another location. Does not include drive-up ATMs, which are instead included under the definition of “Drive-Through Retail.” Automotive - Sales, Parts, Repair, Storage: Any facility that sells automobiles or automobile parts, provides general repair services to automobiles (including body repairs, engine overhaul, upholstery work, parts rebuilding and like activities), or provides long-term vehicle storage. Awning: A lightweight roof structure typically constructed of fabric on a supporting framework that projects from and is supported by the exterior wall of a building. Canvas aw- nings may cover balconies or Shopfronts, but only in shed configurations. Quarter sphere or quarter cylinder configu- rations are not permitted. Bank, Financial Services: Financial institutions including: banks and trust companies, credit agencies, holding (but not primarily operating) companies, lending and thrift insti- tutions, other investment companies, securities/commod- ity contract brokers and dealers, security and commodity exchanges, vehicle finance (equity) leasing agencies. See also, “ATM” Does not include check cashing stores, which are instead defined under “Personal Services - Re- stricted.” Bar, Tavern, Night Club: Bar, Tavern: A business where alcoholic beverages are sold for on-site consumption, which are not part of a larger restaurant. Includes bars, taverns, pubs, and similar establishments where any food service is subordinate to the sale of alcoholic beverages. May also include beer brewing as part of a microbrewery (“brew-pub”), and other beverage tasting facilities. Night Club: A facility serving alcoholic beverages for onsite consumption, and providing entertainment, examples of which include live music and/or dancing, comedy, etc. Does not include adult oriented busi- nesses. C-2 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN GLOSSARY | APPENDIX C Bed and Breakfast Inn: A single-family, owner-occupied detached dwelling which provides only transient lodging in not more than five rooms with a maximum stay of fourteen consecutive nights. A bed and breakfast inn may provide no food or beverage service for the transient guests other than breakfast provided in the areas of the dwelling commonly used by the resident family for the consumption of food. Building Type: The structure defined by the combination of configuration, disposition and function. Build-to Line: A line appearing graphically on the regulat- ing plan or stated as a setback dimension, along which a building facade shall be placed. Bungalow Court: An arrangement of four or more detached single-family houses around a shared courtyard or green- way, which provides direct access to all houses that do not directly front on a street. Business Support Service: An establishment within a build- ing that provides services to other businesses. Examples of these services include: Computer-related services (rental, repair), copying, quick printing, and blueprinting services, film process- ing and photofinishing (retail), mailing and mail box services. Café, Coffee Shop, Delicatessen (no alcoholic beverag- es sales): A retail business selling ready-to-eat food and/ or beverages for on- or off-premise consumption. These include eating establishments where customers are served from a walkup ordering counter for either on- or off-premise consumption (“counter service”); and establishments where customers are served food at their tables for on-premise consumption (“table service”), that may also provide food for take-out, but does not include drive-through services, which are separately defined and regulated. Carriage Unit: A Carriage unit is an auxiliary housing unit located above or adjacent to the garage of the primary housing unit on the lot, with the front door and access directed towards an alley. A carriage unit constitutes a residential second unit in compliance with the Government Code Section 65852.2 and, as provided by the Government Code, is not included in the maximum density limitations established by this Specific Plan. Daycare: Child Day Care: Facilities that provide non-medical care and supervision of minor children for periods of less than 24 hours. These facilities include the follow- ing, all of which are required to be licensed by the California State Department of Social Services. Day Care Center: Commercial or non-profit child day care facilities designed and approved to accom- modate 15 or more children. Includes infant centers, preschools, sickchild centers, and school-age day care facilities. These may be operated in conjunction with a school or church facility, or as an independent land use. Family Day Care Home: As defined by Health and Safety Code Section 1596.78, a home that regularly provides care, protection, and supervision for 14 or fewer children, in the provider’s own home, for periods of less than 24 hours per day, while the parents or guardians are away, and is either a large family day care home or a small family day care home. Large Family Day Care Home: As defined by Health and Safety Code Section 1596.78, a day care facility in a single-family dwelling where an occupant of the residence provides family day care for seven to 14 children, inclusive, including children under the age of 10 years who reside in the home. Small Family Day Care Home: As defined by Health and Safety Code Section 1596.78, a day care facility in a single family residence where an occupant of the residence provides family day care for eight or fewer children, including children under the age of 10 years who reside in the home. Civic: A term defining not-for-profit organizations, dedicat- ed to arts, culture, education, religious activities, govern- ment, transit, municipal parking facilities and clubs. Civic Building: Civic Buildings are designed for occupan- cy by public or quasi public uses that provide important services to the community. A Civic Building contributes significantly to the quality of a place and often is the focal point of a public open space. For that reason, the architec- tural quality of a Civic Building shall exceed the quality of the surrounding buildings. Civic Buildings may be publicly owned and operated, semipublic, or privately owned and operated. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | C-3 APPENDIX C | GLOSSARY Clinic - Outpatient: An organized outpatient health facility for human patients who remain therein less than 24 hours. Colonnade: A structure consisting of a row of evenly spaced columns. Commercial: A term defining workplace, office and retail use collectively. Commercial Building: A Commercial Building is designed for occupancy by commercial uses such as retail, restaurant, personal service or office uses. Commercial Buildings are typically single-story structures but may also accommodate two-story commercial spaces. A Commercial Building may be occupied by a single user or may be subdivided into multiple smaller commercial units, each with a separate entrance. Common Yard: A Frontage Type created by substantially setting back the building facades from the property line. Common Yards remain unfenced and are visually continu- ous with adjacent yards, supporting a common landscape. Porches or stoops that provide access to the buildings may encroach into the setback. See Appendices A.5 and A.7. Congregate Care Housing Facility: A multi-family residen- tial facility with shared kitchen facilities, deed-restricted or restricted by an agreement approved by the City for occu- pancy by low or moderate income households, designed for occupancy for periods of six months or longer, providing services which may include meals, housekeeping and per- sonal care assistance as well as common areas for residents of the facility. Convenience/Mini-Market (up to 5,000 sq.ft.): A neighbor- hood serving retail store of 5,000 square feet or less in gross floor area, primarily offering food products, which may also carry a range of merchandise oriented to daily convenience shopping needs, and may be combined with food service (e.g., delicatessen). Courtyard Housing: An arrangement of stacked and/or at- tached dwelling units around one or more common court- yards, which provide direct access to all dwelling units that do not directly front on a street. The courtyard is intended to be a semi-public space that functions as an extension of the public realm into the private lot. Cornice: Any projecting ornamental molding that finishes or crowns the top of a building, wall, door or window. Design Review: The comprehensive evaluation of a de- velopment and its impact on neighboring properties and the community as a whole, from the standpoint of site and landscape design, architecture, materials, colors, lighting, and signs, in accordance with the criteria and standards contained in the Specific Plan. This compliance evaluation is conducted through a discretionary permit decision by the Planning Commission or sub-committee following submit- tal of an application containing the information specified in Chapter X.X of the Municipal Code. Director: The Community Development Director of the City of Palm Desert, or his/her duly appointed representative. Dooryard: A Frontage Type consisting of an elevated yard or terrace between the street and the building. Dooryards are enclosed by low garden walls at or near the property line, with a few steps leading from the sidewalk to the ele- vated yard. Building facades are set back from the property line. Buildings are accessed directly from the Dooryards. See Appendix A.7. Drive-Through Retail: An restaurant that serves food to mo- torists in their vehicles for off-premise consumption, and/ or an automated teller machine (ATM), bank, or pharmacy dispensary where services may be obtained by motorists without leaving their vehicles. Dry Cleaner (without on-site cleaning facility): A business which offers retail laundry service, but at which no dry cleaning services are performed on the premises. Duet: The Duet is a single-family house that shares a common wall with one adjacent unit in a single structure, creating the appearance of a large house. See Appendix A.7. Dwelling: Single Family: A residential structure containing a single dwelling unit. Includes for the purposes of this Regulating Code: Large Lot Houses, Sideyard Houses, Rearyard Houses, Duets, Rowhouses, and Live-Work Buildings. See Appendices A.2 and A.4 for definitions of each of these types. Two, Three, Multiple Family: A residential structure containing two or more dwelling units, including Mul- tigeneration House, Triplex, Quadplex, Villa, Courtyard Housing, and Mixed-Use Building. See Appendices A.2 and A.4 for definitions of each of these dwelling types. Equipment Rental, Sales, Service: An establishment selling, renting and servicing equipment, including construction equipment, contractor supplies, power tools, appliances, and vehicles. C-4 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN GLOSSARY | APPENDIX C Facade: The vertical surface of a building that is set parallel to a Frontage Line and facing a street. Building walls con- taining garage doors are not classified as facades, and may not be located on lots where facades are permitted and/or required by this Code. Fitness/Athletic Club: A fitness center, gymnasium, health and athletic club, which may include any of the following: Exercise machines, weight facilities, group exercise rooms, sauna, spa or hot tub facilities; indoor tennis, handball, racquetball, archery and shooting ranges and other indoor sports activities, indoor or outdoor pools. Flat: A dwelling unit that occupies only part of a building and is organized on a single floor. Forecourt: A Frontage Type created by setting back a portion of a buildings facade, typically the middle, to create a small entry square. Forecourts often provide access to a central lobby of a larger building, but may also be com- bined with other frontage types that provide direct access to the portions of the facade that are close to the sidewalk. Forecourts may be landscaped or paved, depending on the ground floor uses of the building. Frontage Line: The property line(s) of a lot fronting a street or other public way, such as a park, green or paseo. Frontage Type: See Section 3.4 and Appendix A.5. Front Yard: The portion of a lot between the building facade and the front property line. The size of the front yard is de- termined by applicable setback requirement. See Appendix A.5. Gallery: A Frontage Type created by attaching a colonnade to a building facade that is aligned with or near the proper- ty line. Galleries typically contain ground-floor storefronts, making this frontage type ideal for retail use. Galleries may be two-story structures, providing a covered balcony for the upper story uses. The Gallery projects over the sidewalk and encroaches into the public right-of-way. Garden Wall: A low masonry wall enclosing a yard or por- tions of a yard, typically located at or near the property line. General Retail: Stores and shops intended to serve the City as destination retail, rather than convenience shopping. Examples of these stores and lines of merchandise include: Art galleries, retail, art supplies, including framing services, books, magazines, and newspapers, camer- as and photographic supplies, clothing, shoes, and accessories, collectibles (cards, coins, comics, stamps, etc.), drug stores and pharmacies, dry goods, fabrics and sewing supplies, furniture and appliance stores, hobby materials, home and office electronics, jewel- ry, luggage and leather goods, musical instruments and-carried), parts, accessories, small wares, specialty grocery store, specialty shops, sporting goods and equipment, stationery, toys and games, variety stores, videos, DVDs, records, CDs, including rental stores. Groceries/Market (up to 50,000 sq.ft.): A retail store larger than 5,000 square feet in gross floor area with more than 60% of its floor area devoted to food products. This type of use is limited to 50,000 square feet in gross floor area. Height: A limit to the vertical extent of a building. Height limits do not apply to masts, belfries, clock towers, chimney flues, water tanks, elevator bulkheads, and similar struc- tures, which may be of any height approved by the Director. Home Occupation: Residential premises used for the trans- action of business or the supply of professional services. Home occupation shall be limited to the following: agent, architect, artist, broker, consultant, draftsman, dressmaker, engineer, interior decorator, lawyer, notary public, teacher, and other similar occupations, as determined by the Direc- tor. Such use shall not simultaneously employ more than 1 person in addition to residents of the dwelling. The total gross area of the home occupation use shall not exceed 25% of the gross square footage of the residential unit. The home occupation use shall not disrupt the generally residential character of the neighborhood. The Director shall review the nature of a proposed home occupation use at the time of review of a business license for such use, and may approve, approve with conditions, continue or deny the application. See also City of Palm Desert Municipal Code, Chapter 17.04.250. Hotel: An establishment which is open to transient guests, and which provides customary hotel services including maid service, the furnishing and laundering of linen, telephone and secretarial or desk service, and where no individual kitchen facilities are provided. Large Lot House: A detached single-family house built on a lot large enough for substantial yard space on all four sides. The larger lot allows for a variety of building configurations, floor plan layouts and orientations. Large Lot Houses are typically bigger in footprint and floor area than other house types. In addition to the primary house a carriage unit may be built at the rear of lots. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | C-5 APPENDIX C | GLOSSARY Laundromat: An establishment providing washing and dry- ing machines on the premises for rental use to the general public for laundering of clothes. Library: A building or institution, open to the public, which maintains a collection of information, sources, and resourc- es, including but not limited to books, magazines, CDs and DVDs, and lends these items, allowing users to take books and other materials off the premises free of charge. Live-Work Building: An integrated housing unit and work- ing space, occupied and utilized by a single household in a structure that has been designed or structurally modified to accommodate joint residential occupancy and work activity, and which includes: 1. Complete kitchen space and sanitary facilities in compliance with the Building Code; and 2. Working space reserved for and regularly used by one or more occupants of the unit. Commercial Component: The “work” or commercial component of a live-work unit is secondary to its residential use, and may include only commercial activities and pursuits that are compatible with the character of a quiet residential environment. Residential Component: The residential component is the owner-occupied dwelling of the live-work building and is located above and/or behind the street facing work space. Loft: A dwelling unit that occupies only part of a building and is not partitioned into rooms. Maisonette: A two-level dwelling unit that occupies only part of a building. The two adjoining floors of the unit are connected by an internal staircase. Master Developer/Builder: The Master Developer/Builder controls or owns the site, is responsible for managing the development and disposition of the property from initiation and design of the master plan or specific plan that guides development for the entire site to final buildout, obtains financing and approvals, oversees site preparation and in- frastructure development, controls and contracts for of the phased implementation of the plan by specialized builders/ developers with experience in each product type required to complete the approved plan. The Master Developer/ Builder may or may not be involved in the construction of buildings, but performs design review to insure quality control of proposals by specialized builder(s)/developer(s) implementing the Master Plan or Specific Plan. Master Developer/Builder Design Review Committee: A committee assembled by the Master Developer/Builder to review design submittals by Neighborhood Builders/Devel- opers. Master Plot Plan Review: The comprehensive evaluation of a site layout diagram of an entire proposed development project or major phase or sub-phase, in accordance with the criteria and standards contained in the Specific Plan from the standpoint of the mix and fit of buildings with- in the development. This review is conducted through a discretionary permit decision by the Planning Commission or sub-committee pursuant to the procedures specified in Chapter 17.50 on the Municipal Code following submittal of an application containing information which shows: the plan type and elevation, architectural style, plan orientation (normal or reverse), building outline, overall dimensions, and number of stories, location of the primary building, secondary building and other structures, porches, terraces, steps, raised decks, patio covers, retaining walls, fences, garages, walks, driveways, and other permanent improve - ments on each lot. Meeting Facility, Public or Private: A facility for public or private meetings, including: Community centers, religious assembly facilities (e.g., churches, mosques, synagogues, etc.), civic and private auditoriums, Grange halls, union halls, meeting halls for clubs and other membership organizations, etc. Also includes functionally related internal facilities such as kitchens, multi-purpose rooms, and storage. Does not include conference and meeting rooms accessory and incidental to another primary use, and which are typically used only by onsite employees and clients, and occupy less floor area on the site than the offices they support. Does not include: Cinemas, performing arts theaters, indoor commercial sports assembly or other commercial entertainment facilities. Related on-site facilities such as day care centers and schools are separately defined, and separately regulated by this Regulating Code. Mixed-Use: Multiple functions within the same building or the same general area through superimposition or within the same area through adjacency. C-6 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN GLOSSARY | APPENDIX C Mixed-Use Building: A Mixed-Use Building is designed for occupancy by a minimum of two different uses that may be vertically or horizontally demised. Commercial Component: The portions of a mixed- use building dedicated to uses generating visitor or customer traffic (such as retail, restaurants, personal services). These uses shall be located on the ground floor facing the sidewalk. Residential Component: The portions of a mixed-use building dedicated to residential uses. Residential units may consist of flats, maisonettes, and lofts. Resi- dential uses shall be located on upper floors or behind street fronting commercial uses. Multifamily: see Dwelling. Multigeneration House: The Multigeneration House pro- vides living space for larger families where multiple genera- tions live under one roof. Rather than one unit with multiple bedrooms, the Multigeneration House is an assembly of up to three attached dwelling units on one lot that provide sufficient privacy for each generation while preserving the street appearance of a single-family house. Museum: A building or institution, open to the public, which is dedicated to the acquisition, conservation, study, exhibition, and educational interpretation of objects having scientific, historical, cultural or artistic value. Neighborhood Builder / Developer: Someone who pur- chases land from or contracts with the Master Developer/ Builder to build a specific Neighborhood or portion of a Neighborhood contained in the Master Plan or Specific Plan. Newspaper Rack: A self-service coin-operated box, con- tainer, storage unit or other dispenser designed, used or maintained for the display or sale of any written or printed material, including newspapers, news periodicals, maga- zines, books, pictures, photographs and records. Noxious: Harmful to health or physical well-being. Office: Business, Administrative, Medical or Professional. Business/Service: Establishments providing direct services to consumers. Examples of these uses include employment agencies, insurance agent offices, real estate offices, travel agencies, utility company offices, elected official satellite offices, etc. This use does not include “Bank, Financial Services,” which are separately defined. Medical: A facility for examining, consulting with, and treating patients with medical, dental, or optical prob- lems on an out-patient basis. Professional/Administrative: Office-type facilities occupied by businesses that provide professional ser- vices, or are engaged in the production of intellectual property. Examples of these uses include: Accounting, auditing and bookkeeping services, advertising agencies, attorneys, business associations, chambers of commerce, commercial art and design services, construction contractors (office facilities only), counseling services, court reporting services, de- sign services including architecture, engineering, land- scape architecture, urban planning, detective agencies and similar services, doctors, educational, scientific and research organizations, financial management and investment counseling, literary and talent agen- cies, management and public relations services, media postproduction services, news services, photogra- phers and photography studios, political campaign headquarters, psychologists, secretarial, stenographic, word processing, and temporary clerical employee services, security and commodity brokers, writers and artists offices. Parking Determination: A number of land uses are not assigned a specific parking requirement but require the Director to make a Parking Determination, identifying the number and location of required parking spaces. Parking District: An area where parking has rules and re- strictions that are commonly managed by an entity. Parking Facility, Public or Commercial: Parking lots or structures operated by the City, or a private entity providing parking for a fee. Does not include towing impound and storage facilities. Parking Spaces: Off-street parking spaces shall be a mini- mum of 9 feet by 19 feet, except that in parking lots of 10 spaces or more up to 30% of the spaces may be a minimum of 8 feet by 16 feet. The paved parking stall length may be decreased by up to 2 feet by providing an equivalent vehicle overhang into landscaped areas, or over paved walkways. Pairs of on-site parking spaces for use by employ- ees of a single business, or for use by residents of a single dwelling unit, may be provided in tandem configuration (one behind the other) when approved by the Director. Paseo: A pedestrian alley located and designed to reduce the required walking distance within a neighborhood. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | C-7 APPENDIX C | GLOSSARY Personal Services (barber, beauty, nails, etc.): Establish- ments that provide non-medical services to individuals as a primary use. Examples of these uses include: Barber and beauty shops, clothing rental, massage (licensed, therapeutic, non-sexual), nail salons, pet grooming with no boarding, tanning salons. These uses may also include accessory retail sales of prod- ucts related to the services provided. Porch, Front: A roofed structure that is not enclosed and attached to the facade of a building. See Appendix A.5. Porch and Fence: A Frontage Type consisting of a porch that encroaches into the front setback, and an optional fence that delineates the property line. See Appendix A.5. Porte-Cochère: A roofed porch-like structure covering a driveway at the side entrance of a front-accessed house to provide shelter while entering or leaving a vehicle. A porte- cochère is open on three sides and supported by columns or posts, rather than walls. Porte-cochères are different from carports in which vehicles are parked; at a porte-cochère the vehicle passes through to a garage or carport located at the rear of the lot, stopping only for a passenger to get out. A portecochère may have habitable space at the second floor level, in which case the structure shall not encroach into the applicable side setback. Primary Building: A building that accommodates the pri- mary use of the site. Primary Street: The Primary Street abuts the frontage of a lot. At corner lots the building frontage and main entrance are typically oriented toward and face the Primary Street, although multi-dwelling buildings may have entrances on both Primary and Side Streets. At corner lots, alleys intersect the Side Street. See Side Street. Prohibited Uses: The following are examples of uses not permitted anywhere within the Downtown Addition: animal hatcheries; boarding houses; chemical manufactur- ing, storage, or distribution; any commercial use in where patrons remain in their automobiles while receiving goods or services; enameling, painting, or plating of materials, except artist’s studios; kennels; the manufacture, storage, or disposal of hazardous waste materials; mini-storage ware- houses; outdoor advertising or billboards; packing houses; prisons or retention centers, except as accessory to a police station; drug and alcohol treatment and rehab centers; thrift stores; soup kitchens and charitable food distribution centers; sand, gravel, or other mineral extraction; scrap yards; tire vulcanizing and retreading; vending machines, except within a commercial building; uses providing goods or services of a predominantly adult-only or sexual nature, such as adult book or video stores or sex shops; and other similar uses as determined by the Director. Public Access Easement: A public access easement is a le- gally binding agreement that grants to the public in general a right-of-way to use the real property of an individual own- er for access purposes only. The terms of the easement are defined in the easement documentation. In the Downtown Addition, public access easements include sidewalks, which may encroach into private properties along specific street sections, and alleys. See Section 3.4. Quadplex: A small multi-dwelling structure containing four separate units on a single lot, each with its own entrance. The dwelling units within a Quadplex may be arranged side by side or one on top of the other, or a combination thereof. Rearyard House: A detached single-family house with a clear distinction between the public, street facing side, and the private side which is oriented to the yard behind the building. This configuration requires an alley and makes the Rearyard House suitable for a range of lot sizes, including lots that are quite narrow to mid-sized lots. A carriage unit may be built at the rear of the lot. Recreation Facility - Indoor: An establishment providing indoor amusement and entertainment services for a fee or admission charge, including: Bowling alleys, coin-operated amusement arcades, electronic game arcades (video games, pinball, etc.), ice skating and roller skating, pool and billiard rooms as primary uses. This use does not include sex oriented businesses. Four or more electronic games or amusement devices (e.g., pool or billiard tables, pinball machines, etc.) in any establish- ment, or a premises where 50% or more of the floor area is occupied by electronic games or amusement devices, are considered a commercial recreation facility; three or fewer machines or devices are not considered a land use separate from the primary use of the site. Repair (leather, luggage, shoes, etc.): An establishment providing repair services to individuals, including: Home electronics and small appliance repair, lock- smiths, shoe repair shops, tailors. These uses may also include accessory retail sales of prod- ucts related to the services provided. C-8 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN GLOSSARY | APPENDIX C Residential: Premises used primarily for human habitation. Units shall not be less than 375 square feet in net area. Restaurant (without drive through): An establishment where food and drink are prepared, served, and consumed primarily within the principal building. Rowhouse: A building with two or more single-family dwellings located side by side, with common walls on the side lot lines, the facades reading in a continuous plan. See Appendix A.2 and A.4. School: Includes the following facilities. Elementary, Middle, Secondary: A public or private academic educational institution, including elementa- ry (kindergarten through 6th grade), middle and junior high schools (7th and 8th grades), secondary and high schools (9th through 12th grades), and facilities that provide any combination of those levels. May also include any of these schools that also provide room and board. Specialized Education/Training: A school that pro- vides education and/or training, including tutoring, or vocational training, in limited subjects. Examples of these schools include: Art school, ballet and other dance school, business, secretarial, and vocational school, computers and elec- tronics school, drama school, driver education school, establishments providing courses by mail, language school, martial arts, music school, professional school (law, medicine, etc.), seminaries/religious ministry training facility. College / University: An educational institution designed for instruction, examination, or both, of stu- dents in many branches of advanced learning, confer- ring degrees in various faculties, and often embodying colleges and similar institutions. See Section 5.9. Does not include pre-schools and child day care facilities (see “Day Care”). See also the definition of “Studio - Art, Dance, Martial Arts, Music, etc.” for smaller-scale facilities offering specialized instruction. Secondary Building: A building that accommodates the secondary use of the site. Service Station: A retail business selling gasoline and/or other motor vehicle fuels, and related products. Setback: The mandatory distance between a property line and a building or appurtenance. This area shall be left free of structures that are higher than 3 feet except as noted in the Urban Standards (Section 3.4). On lots where the side- walk encroaches into the lot front and/or side setbacks shall be measured from the back of the sidewalk, rather than the property line. Shared Parking: Any parking spaces assigned to more than one use, where persons utilizing the spaces are unlikely to need the spaces at the same time of day. See Section 5.2. Shed Roof: A roof having only one slope or pitch. Side Street: The side street abuts the side of a lot. At corner lots the building frontage and main entrance are typically oriented toward and face the Primary Street, although mul- tidwelling buildings may have entrances on both Primary and Side Streets. At corner lots, alleys intersect the Side Street. See Primary Street. Sideyard House: A detached single-family house that is ori- ented toward a usable yard along one side of the building. This yard side is the “active” side of the building and may provide the main entrance, whereas the opposite building side is the “passive” side, typically located near the adjacent property line. A carriage unit may be built at the rear of the lot. Sidewalk Encroachment: Describes the lawful encroach- ment of building elements (such as signs, awnings, roof overhangs) into the public sidewalk. Encroachment shall be limited as determined in this Regulating Code. Single-Family: see Dwelling. Shopfront: The portion of a building at the ground floor of a Commercial or Mixed-Use Building that is made avail- able for retail or other commercial use. Shopfronts shall be directly accessible from the sidewalk, with no intervening step. See Shopfront and Awning below, and Appendix A.7 (Architectural Guidelines) for further detail. Shopfront and Awning: A Frontage Type created by insert- ing storefronts with large transparent windows into the ground floor facade of a building. The facade is aligned with the property line, although partially recessed storefronts, such as recessed entrances, are also common. The building entrance is at sidewalk grade and provides direct access to a non-residential ground floor use. Shopfronts are composed of storefronts, entrances, awnings or sheds, signage, light- ing, cornices, and other architectural elements. Awnings or sheds may encroach into the public right-of-way and cover the sidewalk to within two feet of the curb. See Appendix A.7. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | C-9 APPENDIX C | GLOSSARY Stoop: A Frontage Type consisting of an exterior stair with a landing that provides access to building placed close to the property line. Building facades are set back just enough to provide space for the Stoop. The exterior stair of a Stoop may be perpendicular or parallel to the sidewalk. A Stoop’s landing may be covered or uncovered. See Appendix A.7. Storefront (or storefront infill assembly): The portion of a Shopfront that is composed of the display window and/ or entrance and its components including windows, doors, transoms and sill pane that is inserted into the Shopfront. It does not include the wall and piers that are a part of the Shopfront facade, in which the display window assembly is set. See Appendix A.7 (Architectural Guidelines) for further detail. Story: A habitable floor level within a building, typically 8 to 12 feet high from floor to ceiling. Individual spaces, such as lobbies and foyers may exceed one story in height. In Shopfront spaces, the ceiling height of the first story may be as high as 16 feet. Studio - Art, Dance, Martial Arts, Music, etc: Small scale fa- cilities, typically accommodating no more than two groups of students at a time, in no more than two instructional spaces. Larger facilities are included under the definition of “Schools - Specialized Education and Training.” Examples of these facilities include: Individual and group instruction and training in the arts; production rehearsal; photography, and the pro- cessing of photographs produced only by users of the studio facilities; martial arts training studios; gymnas- tics instruction, and aerobics and gymnastics studios with no other fitness facilities or equipment. Also includes production studios for individual musicians, painters, sculptors, photographers, and other artists. Substantial Conformance: It occurs when physical im- provements to the existing development site are completed which constitute the greatest degree of compliance with current development provisions. Telecommunications Facility: Public, commercial and private electromagnetic and photoelectrical transmis- sion, broadcast, repeater and receiving stations for radio, television, telegraph, telephone, data network, and wireless communications, including commercial earth stations for satellite-based communications. Includes antennas, com- mercial satellite dish antennas, and equipment buildings. Does not include telephone, telegraph and cable television transmission facilities utilizing hard-wired or direct cable connections. Terminated Vistas: A building or portion thereof designated to terminate a view through or along a street centerline. Theater - Cinema, Performing Arts: An indoor facility for group entertainment, other than sporting events. Includes indoor movie theaters, performing arts centers, etc. Tower: A portion of a building that is at least one story high- er than the rest of the building. Its massing shall have ver- tical proportions, i.e. its height to the eave shall be greater than any of its horizontal exterior dimensions. The purpose of a tower is generally to access a view which is distant or otherwise blocked. Town Architect: The Town Architect’s role is to review all projects within the Project Area to ensure that they are consistent with the Regulating Code and Architectural Stan- dards that were established as part of the Specific Plan. The role may be performed by a full-time resident-town archi- tect or a part-time outside professional. The Town Architect meets with builders, architects/designers, and clients as necessary to discuss and mark up design drawings. Unlike a conventional review process that only indicates non-com- pliance with the standards, the Town Architect explains the principles behind the problems in a collaborative setting, thus helping to improve the quality of the designs over time. The Town Architect’s fees are paid for by the builders. Triplex: A small multi-dwelling structure containing three separate units on a single lot, each with its own entrance. The dwelling units within a Triplex may be arranged side by side or one on top of the other, or a combination thereof. Utility Facility: A fixed-base structure or facility serving as a junction point for transferring electric utility services from one transmission voltage to another or to local distribution and service voltages, and similar facilities for water supply and natural gas distribution. These uses include any of the following facilities that are not exempted from land use permit requirements by Government Code Section 53091: Electrical substations and switching stations, natural gas regulating and distribution facilities, public water system wells, pump stations, treatment plants and storage, telephone switching facilities, wastewater treatment plants, settling ponds and disposal fields. These uses do not include office or customer service centers (classified in “Offices”). “Utility Facilities” do not include uses defined under “Utility Infrastructure” below. C-10 | 04.15.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN GLOSSARY | APPENDIX C Utility Infrastructure: Pipelines for water, natural gas, and sewage collection and disposal; and facilities for the trans- mission of electrical energy for sale, including transmission lines for a public utility company. Also includes telephone, telegraph, cable television and other communications transmission facilities utilizing direct physical conduits. Does not include offices or service centers (see “Offices”), storage tanks, well sites, pump stations, or distribution substations (see “Utility Facility”). “Utility Infrastructure” does not include uses defined under “Utility Facility” above. Villa: A small multi-dwelling building with one common main entrance and designed to have the appearance of a large house. The dwelling units within a Villa may be arranged side by side or one on top of the other, or a combi- nation thereof. Vine Pocket: A small planting area within a larger paved area, such as a sidewalk, allowing the planting of a vine in the ground. Vine pockets are often attached to a wall or column. Zoning Ordinance: The City of Palm Desert Zoning Ordi- nance, Title 17 of the Palm Desert City Municipal Code. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 04.15.16 | C-11 APPENDIX C | GLOSSARY