HomeMy WebLinkAboutGENERAL PLAN UPDATE CITY OF PALM DESERT GPA 16-261 - FILE 5 2016 (19) APPENDICES
ENVIRONMENTAL IMPACT REPORT
3.0-2 ONE ELEVEN
DEVELOPMENT CODE
DRAFT ONE ELEVEN DEVELOPMENT CODE
Palm Desert, California
9 August 2016
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
2 DRAFT – 9 August 2016
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City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
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TABLE OF CONTENTS
CHAPTER 25.18. DOWNTOWN DISTRICTS
DEVELOPMENT STANDARDS
25.18.010. Purpose and Applicability
25.18.020. Regulating Plan
25.18.030. Characteristics of Downtown Districts
25.18.040. Land Use and Permit Requirements
25.18.050. Development Standards
A. Building Setbacks
B. Building Height
C. Building Size and Spacing
D. Allowed Frontage Types and Architectural
Elements
E. Encroachments into Public Right of Way
(R.O.W.) and Primary Street Setback
F. On-Site Open Space
G. Parking Placement
H. Parking Requirements
25.18.060. Illustrated Glossary
CHAPTER 25.20. DOWNTOWN DISTRICTS
DESIGN GUIDELINES
25.20.010. Purpose and Applicability
25.20.020. Building Articulation Guidelines
A. Block Form
B. House Form
25.20.030. Frontage Type Guidelines
A. Arcade
B. Gallery
C. Shopfront
D. Dooryard
E. Stoop
25.20.040. Architectural Element Guidelines
A. Balconies
B. Bay Windows
C. Chimneys
D. Cantilevered Rooms
E. Eaves
F. Trellises
25.20.050. On-Site Open Space Guidelines
A. Front Yard
B. Court
C. Back Yard
D. Side Yard
E. Roof Deck
25.20.060. Parking Guidelines
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
4 DRAFT – 9 August 2016
REGULATING PLAN25.18.020
Legend
Downtown (D) District
Downtown Edge (DE) District
Downtown Core Overlay (D-O)
Downtown Edge Transition Overlay (DE-O)
Civic / Open Space
Plan Boundary
FIG. 25.18-1. REGULATING PLAN SAGE LNLUPINE LNSAN GORGONIO WAYMONTEREY AVEFRED WARING DR
PARKVIEW DR
HWY
1
1
1
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City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
DRAFT – 9 August 2015
REGULATING PLAN25.18.020
FIG. 25.18-1. REGULATING PLAN
HWY 111
SAN LUIS REY AVEEL PASEO PORTOLA AVEPORTOLA AVELARKSPUR LNDE ANZA WAY DEEP CANYON RDSAN PABLO AVEFRED WARING DR
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
6 DRAFT – 9 August 2016
CHARACTERISTICS OF DOWNTOWN DISTRICTS 25.18.030
The Downtown (D) zone introduces urban, multi-story buildings up to
3-stories tall and located at or near the sidewalk.1 Primary building access
is from the sidewalk and parking is behind buildings or subterranean.
Ground floors accommodate retail, restaurant, service, and office uses, while
upper floors accommodate residential and office uses. Residential uses are
prohibited on the ground floor along the El Paseo frontage.
A. DOWNTOWN (D) DISTRICT
The Downtown Edge (DE) zone serves as a buffer between Downtown and the
residential neighborhoods to the north and south. It introduces urban, multi-
story buildings up to three stories tall. It is a flexible zone that allows a wide
range of uses, including residential, office, service, and retail uses. Buildings
with retail ground floors are located right behind the sidewalk while buildings
with residential ground floors are set back with small front yards.
C. DOWNTOWN EDGE (DE) DISTRICT
The following descriptions of each downtown district identify the characteristic uses, intensity of uses, and level of development
intended for that district.
Buildings within the Downtown Edge Transition Overlay (DE-O) are required
to step down to two stories along the portions of the parcel that are adjacent
to singe family zones. In addition, most non-residential uses within the DE-O
are permitted subject to a conditional use permit.
D. DOWNTOWN EDGE TRANSITION OVERLAY (DE-O)
Buildings within the Downtown Core Overlay (D-O) may be up to 4-stories.1 In
addition, residential uses are prohibited on the ground floor.
B. DOWNTOWN CORE OVERLAY (D-O) DISTRICT
1 Building Height may be increased by 1 story if public improvements are
implemented per conditions in 111 Corridor Implementation Manual.
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City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
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LAND USE AND PERMIT REQUIREMENTS25.18.040
Table 25.18-1 (Use Matrix for Downtown Districts) identifies allowed uses and corresponding permit requirements for the down-
town districts and all other provisions of this title. Descriptions/definitions of the land uses can be found in Chapter 25.99
(Definitions). 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).
1 Uses prohibited along El Pasoe facing ground floor frontages.
2 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.
P = use permitted by right
A = use requires administrative use permit
C = use requires approval of conditional use permit
N = use not permitted
TABLE 25.18-1. USE MATRIX FOR DOWNTOWN DISTRICTS
Land Use Zone Special Use
ProvisionsDDE
Residential Uses
Assisted Living N N N C
Condominium C 1 C 1 C C 25.16.040.B
Dwelling, duplex C 1 C 1 C P 25.16.040.B
Dwelling, multifamily C 1 C 1 C P 25.16.040.B
Dwelling, single-family C 1 C 1 C N 25.16.040.B
Group home C 1 C 1 C N 25.16.040.B
Home-based business N N N P
Agriculture-Related Uses
Garden, private C 1 C 1 N P
Greenhouse, private N N C P
Horticulture, private N N C P
Recreation, Resources Preservation, Open Space, and Public Assembly Uses
Club, private N N N C
Day care center C 1 C 1 N N
Day care, large family N N N A 25.10.040.F
Day care, small family N N N P
Institution, educational N N C C
Institution, general N N C C
Institution, religious N N C C
Mechanical or electronic games, ≤ 4 P 1 P 1 P N
Mechanical or electronic games, ≥ 5 C 1, 2 C 1, 2 C N
Recreational facility, incidental N N N C 25.10.040.H
Recreation facility, private N N N P
Recreation facility, public N N N C
DE-OD-O
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
8 DRAFT – 9 August 2016
LAND USE AND PERMIT REQUIREMENTS25.18.040
1 Uses prohibited along El Pasoe facing ground floor frontages.
2 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.
P = use permitted by right
A = use requires administrative use permit
C = use requires approval of conditional use permit
N = use not permitted
TABLE 25.18-1. USE MATRIX FOR DOWNTOWN DISTRICTS
Land Use Zone Special Use
ProvisionsDDE
Retail, Service, and Office Uses
Accessory massage establishments P P P N 25.34.160
Ancillary commercial N N A N 25.16.040.E
Art gallery P P P A
Art studio P 1 P 1 A A
Book and card shops P P N N
Bed and Breakfast N N C C
Clothing and apparel shops P P P N
Convention and visitors bureau P 1 P 1 C N
Drugstore P 1 P 1 N N
Financial institution P 1 P 1 C N
Furniture stores and home furnishings P P P N
Gift and accessories boutiques (inlcuding small
antiques)P P P N
Grocery Store < 35,000 SF C 1 C 1 N N
Health club, gyms or studios C 1 , 2 C 1 , 2 C 2 N
Hotel C C C C
Independent stand-alone massage establishments P 1 P 1 C N 25.34.160
Jewelry shops P P P N
Liquor store P 1 P 1 N N
Liquor, beverage and food items shop P 1 P 1 N N
Luggage shops P P P N
Medical, clinic P 1 P 1 P N
Medical, office P 1 P 1 P N
Medical, hospital P 1 P 1 C C
Medical, laboratory N N P N
Mortuary C 1 C 1 N N
Office, professional P 1 P 1 P C 25.10.040.M
Office, local government P 1 P 1 P N
Office, neighborhood government N N N C
Office, travel agency P 1 P 1 P N 25.10.040.K
Outdoor sales A 1 A 1 A N
(CONTINUED)
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City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
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LAND USE AND PERMIT REQUIREMENTS25.18.040
1 Uses prohibited along El Pasoe facing ground floor frontages.
2 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.
P = use permitted by right
A = use requires administrative use permit
C = use requires approval of conditional use permit
N = use not permitted
TABLE 25.18-1. USE MATRIX FOR DOWNTOWN DISTRICTS
Land Use Zone Special Use
ProvisionsDDE
Personal services P P P N
Restaurant C 2 C 2 C 1 N 25.16.040.H
Retail P P P N
Retail, bulky items P 1 P 1 C N
Spa P P P C
Sundries shops (general merchandise)P P P N
Time-share project C 1 C 1 N N
Utility, Transportation, Public Facility, and Communication Uses
Fire Station C C C C
Commercial communication tower C C C
Commercial parking lot P P C C 25.10.040.I
Office parking lot N N N C 25.10.040.L
Public service facility N N N C
Utility Facility N N N C
Utility installation C C N N
Automobile and Vehicle Uses
Automotive rental agency P P C N
Automotive service station C C N N
Temporary Uses See Section 25.34.080
(CONTINUED)
DE-OD-O
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
10 DRAFT – 9 August 2016
DEVELOPMENT STANDARDS25.18.050
TABLE 25.18-2. DOWNTOWN DISTRICT DEVELOPMENT STANDARDS
Development Standard Zone
D DE
A. Building Intensity
1. Floor Area Ratio (FAR)2.0 2.5 2.0 2.0
B. Building Setbacks as measured from property lines
1. Primary Street Setback 1
a. Ground Floor Residential 5 ft.not allowed 10 ft.10 ft.
b. Ground Floor Nonresidential 0 ft.0 ft.0 ft.10 ft
2. Side Street Setback 1
a. Residential 5 ft.not allowed 10 ft.10 ft.
b. Nonresidential 0 ft.0 ft.0 ft.10 ft
3. Side Yard Setback
a. Residential 0 ft.0 ft.0 ft.5 ft.
b. Nonresidential 0 ft.0 ft.0 ft.5 ft.
4. Rear Setback
a. with alley 5 ft.5 ft.5 ft.25 ft.
b. without alley 5 ft.5 ft.5 ft.5 ft.
C. Building Height 2
1. To eave of pitched roof (max.)4 floors / 55 ft.5 floors / 70 ft.3 floors / 40 ft. 3 floors / 40 ft.
2. Pitched roof height above top of eave (max.)12 ft.12 ft.12 ft.10 ft.
3. To top of parapet of flat roof (max.)3 floors / 60 ft. 3 4 floors / 75 ft. 3 3 floors / 45 ft.3 floors / 45 ft.
4. Ground floor above grade at building
setback line (max.)
a. Residential 4 ft.not allowed 4 ft.3 ft.
b. Nonresidential 0 ft.0 ft.0 ft.0 ft.
5. Ground story height
a. Residential 18 ft.not allowed 12 ft.10 ft.
b. Nonresidential 18 ft. 18 ft.18 ft.not allowed
DE-O
1 The distance between the face of curb and Primary Street and Side Street building facades must be consistent with the sidewalk and landscape
width requirements of General Plan Chapter 10, Streetscape and Public Realm. Accordingly, buildings along the Primary Street and Side Street
may need to be setback farther than the minimum specified setback in order to provide space for the sidewalk and landscape widths envisioned
by the General Plan.
2 Building heights are the vertical distance from the average elevation of the finished grade to the top of eve or top of parapet; pitched roof height
is the additional vertical distance from the top of eave to the highest point of the roof; ground story height is measured floor to floor.
3 Building Height may be increased by 1 story if public improvements are implemented per conditions in 111 Corridor Implementation Manual.
The development standards on Table 25.18-2 (Downtown District Development Standards) are applicable to the downtown zon-
ing districts. These standards, along with other development standards (e.g., landscaping requirements, signs, and parking stan-
dards) in this title, are intended to assist property owners and project designers in understanding the City’s minimum require-
ments and expectations for high-quality development.
D-O
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City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
DRAFT – 9 August 2015
TABLE 25.18-2. DOWNTOWN DISTRICT DEVELOPMENT STANDARDS
Development Standard Zone
D DE
D. Building Size and Spacing (also see One Eleven Corridor Guidelines, Section 25.20.020)
1. Primary Street Facade
a. Building width / facade increment 35 ft.35 ft.35 ft.35 ft.
b. Building separation 0 ft.0 ft.0 ft.15 ft.
2. Side Yard and Side Street Facade
a. Facade Length TBD TBD TBD TBD
E. Required Frontage Types
All street- and lane-facing building frontages must provide at least one (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 Section 25.20.030 of the One Eleven Corridor Design Guidelines for design criteria for each
frontage type.
1. Shopfront ––––
2. Arcade within 2 ft. of
curb
within 2 ft. of
curb ––
3. Gallery within 2 ft. of
curb
within 2 ft. of
curb
within 2 ft. of
curb –
4. Stoop 5 ft. into setback n.a.5 ft. into setback 5 ft. into setback
5. Dooryard to R.O.W. line to R.O.W. line to R.O.W. line to R.O.W. line
F. Allowed 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 Section
25.20.040 of the One Eleven Corridor Design Guidelines for design criteria for each architectural element.
1. Awning, canopy within 2 ft. of
curb
within 2 ft. of
curb
within 2 ft. of
curb
within 2 ft. of
curb
2. Balcony 3 ft. into R.O.W.3 ft. into R.O.W.3 ft. into setback 3 ft. into setback
3. Bay Window 3 ft. into R.O.W.3 ft. into R.O.W.3 ft. into setback 3 ft. into setback
4. Cantilevered Room 2 ft. into R.O.W.2 ft. into R.O.W.2 ft. into setback 2 ft. into setback
5. Eaves 3 ft. into R.O.W.3 ft. into R.O.W.2 ft. into setback 2 ft. into setback
DEVELOPMENT STANDARDS25.18.050
1 Only allowed on upper floors.
2 Includes eaves extending into setback from a porch, covered stoop, bay window, cantilevered room, or covered balcony.
(CONTINUED)
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City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
12 DRAFT – 9 August 2016
DEVELOPMENT STANDARDS25.18.050
TABLE 25.18-2. DOWNTOWN DISTRICT DEVELOPMENT STANDARDS
Development Standard Zone
D DE
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 one (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 Section 25.20.050 of the One Eleven Corridor Design Guidelines for design criteria for
each open space type. Required Open Space must be located behind the Primary Street, Side Street, Side Yard and Rear
Yard setback lines, as shown in Figure 25.18-4 (Required Open Space). Setback areas do not count toward the minimum
Required Open Space area.
a. Min. area total 15% of total lot
area
15% of total lot
area
20% of total lot
area
20% of total lot
area
b. Min. area of at least one (1) open space 10% of total lot
area
10% of total lot
area
10% of total lot
area
10% of total lot
area
2. Design Criteria. width length width length width length width length
a. Front Yard
Lot
width
(min.)
Primary
Street
Setback
depth
(min.)
––
Lot
width
(min.)
Primary
Street
Setback
depth
(min.)
Lot
width
(min.)
Primary
Street
Setback
depth
(min.)
b. Court 1 20 ft.
min.
20 ft.
min
20 ft.
min.
20 ft.
min
20 ft.
min.
20 ft.
min
20 ft.
min.
20 ft.
min
c. Back Yard 1 ––––20 ft.
min.
20 ft.
min
20 ft.
min.
20 ft.
min
d. Side Yard 1 20 ft.
min.
3x
width
max.
20 ft.
min.
3x
width
max.
20 ft.
min.
3x
width
max.
20 ft.
min.
3x
width
max.
e. Roof Deck 1 20 ft.
min.
20 ft.
min.
20 ft.
min.
20 ft.
min.––––
f. Covered Passage 10 ft.
min.
3x
width
max.
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.
15 ft.
min.
3x
width
max.
DE-OD-O
(CONTINUED)
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City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
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TABLE 25.18-2. DOWNTOWN DISTRICT DEVELOPMENT STANDARDS
Development Standard Zone
D DE
I. Parking Placement 1
1. Primary Street Setback 20 ft.20 ft.20 ft.20 ft.
2. Side Street Setback 5 ft.5 ft.5 ft.5 ft.
3. Side Yard Setback 5 ft.5 ft.5 ft.5 ft.
4. Rear Setback 5 ft.5 ft.5 ft.5 ft.
J. Parking Requirements
a. Residential Uses
i. Studio and 1 Bedroom min. 1.25 / unit min. 1.25 / unit min. 1.25 / unit min. 1.25 / unit
ii. 2 Bedroom +min. 1.75 / unit min. 1.75 / unit min. 2 / unit min. 2 / unit
b. Non-Residential Uses 3 space / 1,000
sq. ft.
3 space / 1,000
sq. ft.
3 space / 1,000
sq. ft.
3 space / 1,000
sq. ft.
DEVELOPMENT STANDARDS25.18.050
(CONTINUED)
DE-OD-O
1 Open Space Type may count towards minimum Required Open Space requirement as defined in Section H.1 of Table 25.18-2.
2 Partially subterranean and fully subterranean parking garages may align with the Primary Street and/or Side Street building frontage line(s)
provided they do not extend higher than the maximum ground floor height standards described in Table 25.18-2, Section C.4.
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
14 DRAFT – 9 August 2016
Parking Level
ILLUSTRATED GLOSSARY25.18.060
Primary StreetSide StreetPrimary Street SetbackSide Street Setback
Side Yard Setback
Rear SetbackFIG. 25.18-4 REQUIRED OPEN SPACE
Property Line Area where front yard required
Setback Line Area within on-site open space required
a
b
Public alley - where applicableCorner lot
Interior lot
Building Height. Vertical distance from the average elevation
of the finished grade to the top of eve or top of parapet;
pitched roof height is the additional vertical distance from the
top of eave to the highest point of the roof. See Figure 25.18-2
(Building Height).
Building Steback. The distance between the building line
and the property line, or when abutting a street, the ultimate
right-of-way line. See Figure 25.18-3 (Building Setbacks).
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.
Required Open Space. Required open space shall be provided
in area shown in Figure 25.18-4 (Required Open Space).
a Primary Street Setback
b Side Street Setback
c Side Yard Setback
d Rear SetbackPrimary StreetSide Street Public alley - where applicableCorner lot
Interior lot
a d
c
b
Property Line
Buildable Area
Setback Line
Primary Streeta To eave of pitched roof
b Pitched roof height
c To parapet of flat roof
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
b
c
FIG. 25.18-2. BUILDING HEIGHT
FIG. 25.18-2. BUILDING SETBACKS
ILLUSTRATED GLOSSARY25.18.060
Primary StreetSide Street
FIG. 25.18-5 PARKING PLACEMENT
Public alley - where applicableCorner lot
Interior lot
a d
c
b
a Primary Street Setback
b Side Street Setback
c Side Yard Setback
d Rear Setback
Property Line
Area where parking allowed
Setback Line
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DRAFT ONE ELEVEN DESIGN GUIDELINES
Palm Desert, California
26 June 2015
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
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City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
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A. PURPOSE
This section defines recommended building articulation
strategies and techniques to help ensure that new develop-
ment is compatible with and contributes to the intended
urban scale and character of each Zone.
These design strategies and techniques enable the designer
to manipulate the "scale" of buildings in addition to manip-
ulating their size. Maximum building size standards are pro-
vided in the Urban Standards for each Zone. Additional
building scale guidelines are provided in the Urban Design
Criteria for that Zone, and this section provides additional
guidance for meeting the intent of those Design Criteria.
These techniques are intended to help enable the design of
buildings or building masses that may be larger in total
width or height than neighboring buildings, or the intended
"neighborhood scale," by reducing the apparent mass and
scale of the subject building through design.
These building articulation techniques need not be applied
to buildings or building masses that are by their basic size
and massing already consistent with the intended architec-
tural scale for the applicable zone or urban context. Over-
articulation of buildings can produce a cluttered and busy
appearance that can be just as inappropriate as buildings
with too little articulation.
These strategies are applied to the following fundamental
building mass types, as described in the following pages:
1. Block Form
2. House From
The success of the articulation proposed for any building
will be judged by the Architectural Review Commission, tak-
ing into consideration the totality of the proposed develop-
ment in relation to its immediate context and the intent of
the applicable Zone. Numerical criteria are provided for
each zone, but cannot by themselves determine the success
or failure of a proposed design.
The mass of this multi-family building is broken up with a gable that
extends above the roof line and marks the entry into the unit.
Building masses, entrance porticos, chimneys, and corner windows project
from the main mass of this multi-family building .
The massing of the this mixed-use building is broken up by projecting
corner balconies and chimney volumes that extend from the second floor
residential units below.
BUILDING ARTICULATION GUIDELINES25.20.020
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
20 DRAFT – 9 August 2016
B. BLOCK-FORM BUILDING ARTICULATION
A block-form building is one to five stories tall, attached to or
attachable to buildings on neighboring properties with no
intervening side yard or setback. Such buildings – built at or
near the street right-of-way line – form a portion of a "perime -
ter block," the edges of which strongly define the urban space
of the adjoining streets.
Block-form buildings typically, but not invariably, have flat
roofs, with or without pitched roof design elements at the top
of the street facade. Such buildings generally extend the full
width of the lot, and on wide lots have the potential to
become significantly out of scale with their historic and exist-
ing urban context. A series of basic building articulation tech-
niques are illustrated at right, by which the scale of block
form-buildings may be moderated to contribute to the intend-
ed character of the applicable Zone.
FIG. 25.20-1A. HORIZONTAL ARTICULATION
FIG. 25.20-1B. VERTICAL ARTICULATION
FIG. 25.20-1C. ARCHITECTURAL PROJECTIONS
FIG. 25.20-1D. ARCHITECTURAL RECESSIONS
BUILDING ARTICULATION GUIDELINES25.20.020
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City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
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This mixed-use building on Main Street is set back from the buildings on
either side of it.
A multi-story mixed-use building set backs portions of its facade.
The orange mass of this mixed-use building is set back from the rest of the
building. Further articulation is provided by second- and third-story balconies.
1. HORIZONTAL ARTICULATION
EXAMPLES:
To modulate the apparent size and scale of a building by
stepping a portion of the street-facing facade forward or
backward from the predominant facade plane of the build-
ing.
Note that in city center or neighborhood center settings, this
technique of stepping the facade backward or forward is gen-
erally less effective than stepping the facade up or down (see
Vertical Articulation on following page). A steady building line
at the ground floor is often desirable in defining a walkable
downtown street.
BUILDING ARTICULATION GUIDELINES25.20.020
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
22 DRAFT – 9 August 2016
To modulate the apparent size and scale of a building by
stepping a portion of the street-facing facade upward or
downward from the predominant building height.
Note that this technique offer the opportunity to organize a
rather long building into multiple "apparent buildings" to
avoid the appearance of a "block-long building." This tech-
nique is also useful for "stepping down" the scale of a new
building adjacent to an existing smaller building.
These buildings along Main Street are built at different heights, adding
variety to what would otherwise be a continuous wall.
A combination of a prominent corner tower and building masses with
parapets and pitched roofs reduced the apparent size of this building.
A multi-family building where the massing is broken down into smaller
volumes.
2. VERTICAL ARTICULATION
EXAMPLES:
BUILDING ARTICULATION GUIDELINES25.20.020
23
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
DRAFT – 9 August 2015
To modulate the apparent size and scale of a building by the
application of projected architectural elements from the
plane of the facade.
Note that this technique may be applied alone or in conjunc-
tion with other recommended articulation techniques. This
technique is best suited to small-scale adjustments of build-
ing scale, whereas the building massing techniques on the
previous pages are better suited to larger scale compatibility
adjustments.
A mixed-use building with inset windows and decorative balconies.
Upper floor balconies project from the corner of this mixed-use building.
Three-story bay windows and balconies project from the facade of this
mixed-use building.
3. ARCHITECTURAL PROJECTIONS
EXAMPLES:
BUILDING ARTICULATION GUIDELINES25.20.020
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
24 DRAFT – 9 August 2016
INTENT AND TECHNIQUE
To modulate the apparent size and scale of a building by the
application of recessed architectural elements or spaces –
such as a recessed porch, covered passage, or recessed balco-
ny – is cut into the plane of the facade.
Note that this technique has the potential to strongly define
building entries, to provide transitional spaces at those
entries, and in some cases to provide a lighter more open
scale and character to building facades.
A third-story covered balcony, along with second floor French balconies help
articulate this three-story mixed-use building.
A recessed storefront accommodates covered, outdoor seating.
The front facade of this two-story townhouse building is recessed to
accommodate the front entries.
4. ARCHITECTURAL RECESSIONS
EXAMPLES:
BUILDING ARTICULATION GUIDELINES25.20.020
25
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT – 9 August 2015
FRONTAGE TYPE GUIDELINES25.20.030
A. INTENT.
Frontages are critical to defining district character, both in
appearance and function. Frontages are comprised of the
street facade of the building(s), including any projecting
elements, and the landscape, hardscape, walls and fences
of the front yard. Frontages provide an appropriate transi-
tion from the public environment of the street to the
semi-private and private environments of front yards and
street-facing ground floor spaces. They also signal the
location of the building entrance and provide a semi-pub-
lic space within which neighbors and visitors can interact.
Frontages can also help to screen any on-site parking
areas.
B. APPLICABILITY.
The Primary frontage of each building that faces a Primary
Street or a park or other public space should be designed
in conformance with the guidelines of this Section.
C. ALLOWABLE FRONTAGE TYPES BY BUILDING
TYPE.
1. All new buildings, renovations that comprise 50% of
the existing structure, and additions that face the street
should be designed to incorporate at least one of the
frontage types allowed in that Zone.
D. REQUIREMENTS FOR ALL FRONTAGE TYPES
1. All buildings should provide at least one street-facing
primary pedestrian entry and street-facing windows
on all floors. The Frontage Types herein may modify
the configuration of those doors and windows but not
replace them.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
26 DRAFT – 9 August 2016
A. DESCRIPTION.
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 commercial/
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, cantilevered shed roof or canopy,
signage, lighting, and cornices.
Awnings or canopies may encroach into the public
right-of-way over the sidewalk, extending to a
distance within two 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.
B. DESIGN STANDARDS.
1. Storefront assemblies (doors, display windows,
bulkheads, and associated framing) should not be
set back within the Shopfront openings more than
2 ft.
2. Doors should match the materials, design,
and character of the display window framing.
“Narrowline” aluminum doors are prohibited.
3. Display windows:
a. Storefront(s) opening(s) along the primary
frontage should comprise at least 70 percent of
the ground floor wall area.
b. Walls without openings should not exceed 10
linear feet along Primary Street frontages and 25
linear feet along Side Street frontages.
4. 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 awnings and
canopies are encouraged to shade shopfront
openings.
FRONTAGE ELEMENT MIN.MAX.
a1 Height to top of transom (clear)10 ft.16 ft.
a2 Height to bottom of awning/canopy
(clear)8 ft.10 ft.
b Width of storefront bay(s)10 ft.15 ft.
c Height of bulkhead 1 ft.3 ft.
d Glass area % of ground floor wall area 70 90
e Storefront on second frontage 25 ft.–
FRONTAGE TYPE GUIDELINES25.20.030
25.20.031 SHOPFRONT
a1
a2
c
b
d
e
Property Line
Bulkhead
Transom
FIG. 25.20-2. SHOPFRONT STANDARDS
27
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT – 9 August 2015
5. Transom windows (horizontal glass panels immediately
above the storefront) are encouraged. Glass in
clerestory windows may be clear, stained glass, or
frosted glass.
6. Bulkheads:
a. 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.
b. Recommended materials include ceramic tile,
polished stone, or glass tile.
7. Awning widths should correspond to storefront
openings and shall not extend across the entire facade.
8. 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.
Shopfront Example - shopfronts behind an arcade with prominent, stylized
awnings between each arcade opening.
Shopfront Example - large glazing area of display windows, glass door,
clerestory and retractable awnings.
FRONTAGE TYPE GUIDELINES25.20.030
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
28 DRAFT – 9 August 2016
FRONTAGE TYPE GUIDELINES25.20.030
A. DESCRIPTION.
Arcades are facades with a ground floor colonnade that
supports the upper stories of the building or, for one-
story buildings, the roof. Arcades contain ground-floor
shopfronts, making them ideal for retail or restaurant
use, as the arcade shelters the pedestrian while shading
the storefront glass, preventing glare that might obscure
views of merchandise.
Planter boxes or pots may be placed in between the
columns to provide enclosure for such uses as cafe
seating.
B. DESIGN STANDARDS.
1. Arcades should be no less than 10’ wide clear in all
directions.
2. Along primary frontages, the arcade column spacing
should correspond to storefront openings.
3. 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.
4. Along Primary Street, walls without openings should
not exceed 10 linear feet.
Illustrative Photo
FRONTAGE ELEMENT MIN.MAX.
a Height (sidewalk to ceiling)12 ft.16 ft.
b Depth (facade to interior column
face)8 ft.16 ft.
c Length along frontage (percent of
building facade width)75 100
25.20.032 ARCADE
b a
c
Property Line
FIG. 25.20-3. ARCADE STANDARDS
29
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
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FRONTAGE TYPE GUIDELINES25.20.030
A. DESCRIPTION.
Galleries are facades with ground floor colonnades that
support a cantilevered shed roof or a deck that covers
the sidewalk. Galleries contain ground floor storefronts,
making them ideal for retail use. Railing on top of the
gallery is only required 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.
B. DESIGN STANDARDS.
1. Galleries may be roofed, provided the materials, style
and design are consistent with the building.
2. Galleries should be combined with the Shopfront
type (Section 5.10.020).
3. 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.
4. 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.
5. Columns should be placed in relation to curbs to
allow passage around and for passengers of cars to
disembark.
6. Walls without openings along primary street should
not exceed 10 linear feet in length.
Illustrative Photo
FRONTAGE ELEMENT MIN.MAX.
a Height (sidewalk to ceiling)12 ft.16 ft.
b Depth (facade to interior column
face)12 ft.16 ft.
c Length along frontage (percent of
building facade width)75 100
25.20.033 GALLERY
b a
c
Property
Line
FIG. 25.20-4. GALLERY STANDARDS
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
30 DRAFT – 9 August 2016
FRONTAGE TYPE GUIDELINES25.20.030
A. DESCRIPTION.
A 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
housing that is near the street.
B. DESIGN STANDARDS.
1. Stoops should correspond directly with the building
entry(s) they provide access to.
2. The exterior stairs may be perpendicular or parallel to
the adjacent sidewalk.
3. The landing may be covered or uncovered.
4. Landscaping should be placed on the sides of the
stoop, either at grade or in raised planters.
Stoop Example - stairs, landing, and landscape area.
a
b c
FIG. 25.20-5. STOOP STANDARDS
FRONTAGE ELEMENT MIN.MAX.
a Stoop width 4 ft.10 ft.
b Stoop depth (not including stairs)4 ft.10 ft.
c Stoop floor height (measured from
adjacent finished grade)18 in.3 ft.
d Planter/fence height –3 ft.
25.20.034 STOOP
31
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
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FRONTAGE TYPE GUIDELINES25.20.030
c
A. DESCRIPTION.
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. For elevated
Door Yards, access from the sidewalk to the Door Yard is
via a stair or ramp.
The Door Yard can accommodate a variety of activities,
ranging from dining patios for commercial uses to patios
for residential uses. In addition, the interior building
spaces are separated from the adjacent sidewalk by the
depth of the Door Yard and in the case of raised Door
Yards, by the terrace height.
B. DESIGN STANDARDS.
1. Door Yards are enclosed by decorative low walls.
2. The average grade of elevated door yards should not
be more than three feet higher than the adjacent
sidewalk or public open space. Walls may extend an
additional two (2) feet in height and fences or railings
to the height required by the California Building Code
(CBC).
3. Wall and/or fence design, materials, and finishes
should be consistent with the architectural style of the
building.
Door Yard 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.
FIG. 25.20-6. DOOR YARD STANDARDS
a
Door Yard Example - an outdoor patio for a single family house.
FRONTAGE ELEMENT MIN.MAX.
a Size of Terrace per building setback
b Door Yard terrace floor height
above adjacent sidewalk –3 ft.
c Wall height above adjacent
sidewalk –4 ft.
d Wall height above terrace
floor –3 ft.
e Fence/rail height above
terrace floor per CBC
25.20.035 DOOR YARD
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
32 DRAFT – 9 August 2016
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33
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT – 9 August 2015
A. PURPOSE
This Section identifies the architectural elements allowed
within the Downtown Specific Plan area and for each type
provides a description and design guidelines to ensure con-
sistency with the Plan's goals for building form, character,
and architectural quality.
The provisions work in combination with the underlying
zone. The Architectural Elements are:
A. Awning, Canopy
B. Balcony
C. Bay Windows
D. Chimneys
E. Cantilevered Rooms
F. Eaves
G. Trellises
This building employs a couple of architectural elements to help break up
the massing, including second-floor cantilevered rooms and street-facing,
second-floor balconies.
This contemporary building provides corner balconies to modulate the
corner of the building.
This building provides second floor balconies.
Example of a two-story bay window.
ARCHITECTURAL ELEMENTS GUIDELINES25.20.040
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
34 DRAFT – 9 August 2016
A mixed-use building with second-floor bay windows.
A multi-family building with two-story bay windows. The roof of the bay
window is a balcony for the third floor space.
25.20.043 BAY WINDOW
INTENT AND TECHNIQUE
A bay window is a window space projecting outward from the
main walls of a building with inside angles measuring any-
where from 90 to 150 degrees. Bay windows may be polygo-
nal, square, or curved.
Bay window heights should have a height that is equal to or
greater than its width and should generally be placed a mini-
mum of three feet from any building corner or other bay.
Bay windows should be made of materials identical to or com-
patible with the building’s wall finish and windows.
ARCHITECTURAL ELEMENTS GUIDELINES25.20.040
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City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
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A. INTENT
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. Defined Open Space Types are:
1. Front Yard
2. Court
3. Back Yard
4. Side Yard
5. Roof Deck
6. Passage
A shared court provides access to multiple units.
A court provides yard behind a rowhouse.
A dooryard provides private open space for this resdiential unit.
A covered passage leads to mixed-use court.
ON-SITE OPEN SPACE GUIDELINES25.20.050
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
36 DRAFT – 9 August 2016
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 sepa-
ration from the street and a semi-public space for play and
greeting one's neighbors. Front yards may be visually contin-
uous with adjacent yards with a common landscape, or
1. INTENT AND DESCRIPTION
25.20.0051 FRONT YARD
a. The Front Yard is the area between the Primary Street fac-
ing building facade and the Primary Street property line,
as shown in Figure 25.20-7.
b. 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 25.20-7.
2. CONFIGURATION AND SIZE
a. Front Yard Landscape. Front Yards should be landscaped
and maintained as shown in Figure 25.20-7 and as follows:
i. Except for walkways, front yards should be planted in
their entirety with trees, shrubs, ground cover and
water conserving plant materials.
ii. Front yard landscape should be maintained in an
orderly and neat condition.
b. Parkway Planting. The parkway between the sidewalk
and the street should be landscaped and maintained as
shown in Figure 25.20-7 and as follows:
i. Street trees of an approved type should be provided in
the planting strip between the sidewalk and the street.
ii. Parkways should be planted with water conserving
plant materials.
iii. Parkways at commercial uses may be omitted to allow
for pedestrian access. Trees should be accommodated
in tree wells.
c. Front Yard Fences.
i. Front yard fence and wall materials and design should
be compatible with the architectural style of the build-
ing.
3. DESIGN
ii. Front yard fences, walls, and hedges shall be no taller
than 3 ft. 6 inches above the adjacent sidewalk or as
defined in the Urban Standards for the applicable Zone.
iii. 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 fifteen (15) feet behind the primary
street facing facade line (see Figure 25.20-7). Fences
along the remaining side street frontage may be up to
a maximum of 3 ft. 6 inches high or as defined in the
Urban Standards for the applicable Zone.
iv. Raised Front Yards (Door Yards) shall be up to a maxi-
mum of 3 ft. 6 inches high above adjacent sidewalk or
as defined in the Urban Standards for the applicable
Zone.
c. 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.
d. Dooryards, porches, stoops, and architectural elements
may encroach into the Front Yard as allowed by each indi-
vidual zone.
enclosed by a low fence, wall, or hedge. On sloping sites,
front yards may be raised above the level of the adjacent side -
walk 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.
ON-SITE OPEN SPACE GUIDELINES25.20.050
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City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
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A continuous lawn extends across a series of single family front yards.
FIG. 25.20-7. REQUIRED FRONT YARD LANDSCAPE
Front yard
This front yard is enclosed by a low wall.
ON-SITE OPEN SPACE GUIDELINES25.20.050
Area that is required to be landscaped and maintained by the
owner or homeowners association. Side StreetPrimary Street
Alley (where present)
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
38 DRAFT – 9 August 2016
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 component of the project's
design, not merely space left over after the building mass is
placed. Courts generally provide visitor access from the street
1. INTENT AND DESCRIPTION
25.20.0052 COURT
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:
i. Side Court. The Court is placed along the side yard of
the parcel to:
(a). Work together with a court or back yard on an adja-
cent lot to create the effect of one large open
space;
(b). Provide a contiguous space for entrances to a
neighboring existing building that face the pro-
posed project and are located close to the property
line, to face; or
(c). When the adjoining lot contains a single-family
house, to create a large open space next to the
house.
ii. Open to Street. The Court adjoins the minimum
Primary Street setback line creating a deep, combined
garden/terrace facing the street.
iii. Internal Courtyard. The Court is an internal courtyard,
entirely contained within the site.
iv. 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.
2. CONFIGURATION AND SIZE
b. Size. Refer to the applicable Zone for dimensional require -
ments.
c. Enclosure.
i. In general, a Court's perimeter should be defined by
building walls on at least two sides, and on a third side
by building walls or architectural or landscape ele-
ments such as low walls or trellises, or linear landscape
elements such as hedges or rows of trees.
ii. In some cases, one side of a Court may be defined by a
building wall or a linear landscape element on an
adjoining property.
iii. 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 with-
in the Court.
d. Encroachments into Courts. Dooryards, stoops, and
architectural elements may encroach into the Court as
allowed by the Urban Standards of each Zone.
to dwellings, retail or office spaces, and/or buildings within
the lot that lack direct frontal access from the street. The
degree of enclosure or openness may vary, as per the require-
ments of each zone and the design intent of the project
designer.
FIG. 25.20-8A. SIDE COURT EXAMPLES FIG. 25.20-8B. OPEN TO STREET COURT EXAMPLES
ON-SITE OPEN SPACE GUIDELINES25.20.050
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City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
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a. 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 front-
age. 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.
b. Private Area. Courts should be designed to provide for pri-
vate 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.
c. 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 gather-
ing places.
d. Finishes. Court materials, finishes, fixtures, and colors should
be designed in a manner that is consistent with the architec-
tural language of the building.
e. Landscape.
i. Except for paved areas, courts should be planted in their
entirety with trees, shrubs, ground cover and water con-
serving plant materials.
ii. Arbors, trellis structures and raised planter/seating walls are
encouraged.
iii. Court planting may be in permanent planters
i. 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.
iv. Appropriate irrigation and drainage should be provided to
all planted areas and planter pots.
v. Trees scaled to the space are generally recommended for
shade and to screen views to and from neighboring build-
ings.
3. DESIGN
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.
FIG. 25.20-8C. INTERNAL COURT EXAMPLES
ON-SITE OPEN SPACE GUIDELINES25.20.050
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
40 DRAFT – 9 August 2016
25.20.0053 SIDE YARD
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 pri-
vate spaces for the exclusive use of the residents of one or
more dwellings.
Side Yards of single-family dwellings are private, primarily
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 – may also be classified as Side Courts, see Section
25.20.0052.2.a.i.
1. INTENT AND DESCRIPTION
a. Configuration.
i. Side Yards are located between the building and the
Side Yard property line and should have a basic rectan-
gular shape.
ii. For Multi-family buildings, the Side Yard provides
access to units.
2. CONFIGURATION AND SIZE
b. Size. Refer to the applicable Zone for minimum and maxi-
mum dimensional requirements.
c. Encroachments. Dooryards, porches, stoops, and archi-
tectural elements may encroach into the Side Yard as indi-
cated in the Design Criteria for the applicable Zone.
a. Single Family Side Yards. Side Yards may be landscaped
and have hardscape at the discretion of the owner.
i. Landscape. Trees scaled to the space are generally rec-
ommended for shade and to screen views to and from
neighboring buildings.
b. Multi-Family or Commercial Side Yards.
i. Finishes. Side Yard materials, finishes, fixtures, and col-
ors should be designed in a manner that is consistent
with the architectural language of the building.
ii. Landscape.
(a). Except for paved areas, side yards should be plant-
ed in their entirety with trees, shrubs, ground cover
and water conserving plant materials.
3. DESIGN
(b) Side Yard planting may be in permanent planters:
(c). 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 plant-
ings.
(d). Appropriate irrigation and drainage should be pro-
vided to all planted areas and planter pots.
(e) Trees scaled to the space are generally recommend-
ed for shade and to screen views to and from neigh-
boring buildings
.
FIG. 25.20-9B. MULTI-FAMILY SIDE YARDFIG. 25.20-9A. SINGLE FAMILY SIDE YARD
ON-SITE OPEN SPACE GUIDELINES25.20.050
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City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
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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.
ON-SITE OPEN SPACE GUIDELINES25.20.050
The side yard of this multi-family building provides access to adjoining units.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
42 DRAFT – 9 August 2016
25.20.0054 BACK YARD
A private, landscaped open space located behind a single
family or multi- family building that is for the use of the resi-
dents 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.
1. DESCRIPTION
a. Configuration.
i. Backyards are located behind the primary building,
generally away from the view of the Primary Street.
ii. For buildings with two or more units, Backyards may be
divided into separated private yards, provided the pri-
vate yards are directly adjacent to the unit.
2. CONFIGURATION AND SIZE
b. Size. Refer to each individual zone for minimum and max-
imum size requirements.
c. Encroachments. Dooryards, porches, stoops, and archi-
tectural elements may encroach into the Backyard as
allowed by each individual zone.
Since Backyards are private open space areas, no design stan-
dards are provided.
3. DESIGN
FIG. 25.20-10A. SINGLE FAMILY BACKYARD FIG. 25.20-10B. MULTI-FAMILY BACKYARD
ON-SITE OPEN SPACE GUIDELINES25.20.050
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A back yard vegetable garden.
A back yard with a large paved area surrounded by border planting.
A back yard seating area and outdoor fireplace.
A drought tolerant back yard.
ON-SITE OPEN SPACE GUIDELINES25.20.050
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
44 DRAFT – 9 August 2016
Trellises covered rooftop decks.
A rooftop restaurant.
A rooftop seating area.
25.20.0055 ROOF DECK
A rooftop open space that may be assigned to individual 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.
1. DESCRIPTION
a. Configuration.
a. Roof Decks may be located on a portion or all of a
building, subject to the California Building Code (CBC).
b. Size. Refer to each individual zone for minimum and max-
imum size requirements. Roof decks can meet the mini-
mum open space requirements in certain zones.
2. CONFIGURATION AND SIZE
a. 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.
b. 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 architec-
tural language of the building.
3. DESIGN
ON-SITE OPEN SPACE GUIDELINES25.20.050
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City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT – 9 August 2015
Example of a side yard passage providing access to a Side Court.
Example of an uncovered passage. Example of a covered passage.
25.20.0056 PASSAGE
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.
1. DESCRIPTION
a. Configuration.
i. Passages should have a basic rectangular shape and
may be open to the sky or covered by a roof or upper
floors.
ii. Passages may be provided between buildings or along
side yards.
iii. 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 each individual zone for minimum and max-
imum size requirements.
2. CONFIGURATION AND SIZE
a. Finishes. Passage materials, finishes, fixtures, and colors
should be designed in a manner that is consistent with the
architectural language of the building.
3. DESIGN
FIG. 25.20-11. PASSGAGE
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.
ON-SITE OPEN SPACE GUIDELINES25.20.050
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
46 DRAFT – 9 August 2016
ON-SITE PARKING GUIDELINES25.20.060
Surface parking lots should be located and configured to pro-
vide adequate parking supply and convenient access to the
buildings and patrons they serve. All lots should provide safe,
well-lit, landscaped, shaded and comfortable environments,
1. INTENT
a. Screening. Surface parking spaces may be open or cov-
ered. All surface parking should be screened from street
views by buildings, walls or the screening strategies below:
i. Landscape Screening. Trees scaled to the space are
generally recommended for shade and to screen views
to and from neighboring buildings.
ii. Screening Structures / Facades. Screening devices
may include various elements such as walls, perforated
metal panels, wire mesh, finished concretes and other
high quality materials that maintain architectural sensi-
tivity to the surrounding buildings and character.
iii. Public Art / Murals. In accordance with the City's
Public Art Program, surface lots may incorporate public
art elements such as sculptures, mural paintings, imag-
es and other artistic facade treaments and installations.
b. Shade. Shade should be provided throughout surface
lots. In addition to landscape elements, shade may be pro-
vided with the following strategies and should match the
architectural character of the surrounding structures.
i. Shade Structures. Structures may include arbors, trel-
lises, pergolas, mesh and overhead canopies.
i. Solar Shade Structures. For lots without public front-
age and out of public view, standalone solar structures
may be used. For lots within public view, individual
solar panel may be applied to existing shade structures.
3. DESIGN
a. Access.
i. Vehicular Access. Vehicular access should be located
on the side of a lot, and accessed by a drive (side lot) or
alley or lane (rear lot). Drives/allies may be one- or
two-way but must provide a dedicated entrance/exist.
ii. Pedestrian Access. All pedestrian access should be
clearly marked, lit and meet all required ADA standards.
b. Configuration. Surface parking shall be located per the
Parking Placement Standards of Table 25.18-2, Section I.
No surface parking will be located in front of a building
(except for public on-street parking). All parking should be
located in the following locations:
2. ACCESS, CONFIGURATION AND SIZE
25.20.061 SURFACE PARKING LOTS
i. Side. Side parking lots should be located and
designed to not occupy more than 50% of the Primary
Street site width and should be screened from the pub-
lic right-of-way.
ii. Rear. Rear parking lots should be located, designed
and screened from the public right-of-way, and meet
all setback requirements in Section 25.18.050.
c. Size. All surface lots should provide up to 1 bay of park-
ing, not to exceed 75' wide.
and be appropriately configured and screened to not intrude
into public views, or into required on-site open spaces.
Additionally, surface parking lots should be designed to be
compatible with the surrounding architectural styles.
c. Lighting.
i. Outdoor light fixtures should be limited 15 feet high.
ii. Lighting should be shielded or recessed so that:
(1). The light source (i.e., bulb, etc.) is not visible from
off the project site; and
(2) Glare and reflections is 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 the public
right-of-way.
iii. No lighting should have illumination levels greater
than one foot-candle.
d. Landscape. Water conserving plant materials should be
applied in compliance with the following:
i. Amount of landscaping. Landscaping within or
around the parking area should cover a minimum ratio
of 10% of the gross area of the parking lot. A minimum
of one shade tree should be provided for each 4 park-
ing spaces, or trees shall be provided to achieve 50%
canopy coverage of paved area at maturity, whichever
is greater.
ii. Location. Landscaping should be evenly dispersed in
a parking area with trees planted around the perimeter.
For larger parking areas, orchard-style tree plantings
(placed in uniformly-spaced rows) are encouraged.
47
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT – 9 August 2015
3. DESIGN (CONTINUED)
iii. Irrigation. Appropriate irrigation and drainage shall
be provided for all landscaped areas.
e. 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. The follow-
ing permeable surfaces for parking and maneuvering areas
are encouraged:
i. Pervious asphalt and concrete;
ii. Permeable pavers (products such as Unipaver,
Eco-stone and SF Rima or an approved equivalent);
iii. Reinforced gravel paving (such as Invisible Structures’
Gravelpave);
iv. Reinforced grass paving (such as Invisible Structures’
Grasspave);
v. Other permeable surfaces as approved by the City.
f. Finishes. Parking lot and structure materials, finishes, fix-
tures and colors should be designed in a manner that is
consistent with the architectural character of surrounding
buildings.
g. Amenities. The following amenities may be integrated to
support alternative modes of transportation and sustain-
ability. These amenities should be located in convenient
locations to incentivize their use.
i. Bicycle Parking. Bicycle parking may be located with-
in surface lots according to Municipal Code § XX.
ii. Clean Air Vehicle Parking. Parking facilities are
encouraged to incentivize the use of clean air vehicles
(including EVs) is encouraged to support the use of
low- and zero-emission vehicles within surface lots
iii. Golf-Cart / Motorcycle / Scooter Parking. Parking for
regulation-size golf-carts, motocycles and scooters may
be provided according to Municipal Code § XX.
iv. Shuttle Call Box. In conjunction with the City's shuttle
bus program(s), call boxes should be clearly marked
and conveniently located at the ground floor of park-
ing lots and structures.
A commercial parking lot that includes planting areas and semi-
permeable paving to facilitate rainwater recharging.
A parking lot paved with gravel and informal planting facilitates water
recharging.
A parking lot shaded by trees planted in uniformly-spaced rows.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
48 DRAFT – 9 August 2016
SHARED PARKING GUIDELINES25.20.060
On-site parking should be located and designed to provide
adequate parking supply and convenient access to the build-
ings and patrons they serve and not intrude into public views,
or into required on-site open spaces.
1. INTENT
2. ACCESS AND CONFIGURATION
a. Access.
i. Vehicular Access. Vehicular access shall be located on
the side of a lot, and accessed by an alley, lane, or drive.
ii. Pedestrian Access. All pedestrian access points shall
be clearly marked, lit and meet all required ADA stan-
dards.
iii. Gated/Residential Access.(secure upper level,
pedestrian bridge). Direct pedestrian access from
upper levels of parking structures to residential build-
ings is permitted only over the following street types:
Alleys and Lanes.
b. Configuration.
i. On-grade parking podiums and parking structures shall
be located per the Parking Placement Standards of
Table 25.18-2, Section I.
ii. The Primary Street and Side Street frontages of on-
grade parking podiums and parking structures shall be
lined with occupiable, usable space with a minimum
depth of 20 feet.
iii. Partially subterranean and fully subterranean parking
garages may align with the Primary Street and/or Side
Street building frontage line(s) provided they do not
extend higher than the maximum allowed ground floor
height, per Table 25.18-2, Section C.4.
c. Size. Refer to each individual zone for size standards.
25.20.062 PODIUM AND SUBTERRANEAN PARKING STRUCTURES
Direct pedestrian access from top level of parking structures over lane street
type to residential building.
A multi-story park-once garage lined with a mixed-use liner. Primary or Side StreetMax. Ground Floor Height
per Table 25.18-2
Property Line Building Frontage
Line
FIG. 25.20-13B. SUBTERRANEAN PARKING
FIG. 25.20-13A. PARKING AT LANE STREET TYPE