HomeMy WebLinkAboutPalm Desert General Plan - October 1980 it
yr
PREPARED FOR
The City of Palm Desert
PREPARED BY
DEPARTMENT OF ENVIRONMENTAL SERVICES
October, 1980
ho
.� ACKNOWLEDGEMENTS
CITY COUNCIL
S.Roy Wilson, Mayor
■.. James MacPerson, Mayer Pro Tem
Alexis Newbrander, Councilman
Walter Snyder, Councilman
PLANNING COMMISSION
Charles Miller, Chairman
George Kryder, Vice-chairman
.. George Berkey, Commissioner
James Richards, Commissioner
Robert McLachlan, Commissioner
ADMINISTRATIVE STAFF
Martin J.Bouman, City Manager
Carlos Ortego,Assistant City Manager
wr Clyde Beebe, Director of Public Works
Jim Hill, Director of Building and Safety
DEPARTMENT OF ENVIRONMENTAL SERVICES
John Dos Santos,Assistant Planner
Naning San Pedro, Environmental Draftsman
Linda Russel, Planning Secretary
+ ' Susan Ortiz, Typist
'■' Paul A.Williams,Former Director
Murrel Crump, Former Principal Planner
rr.
Table of Contents
I. SUMMARIES
A. General Plan
B. Environmental Impact Report/General Plan
C. Environmental Impact Report/North Sphere
II. INTRODUCTION
III. DEVELOPMENT ELEMENTS
A. Land Use
.. B. Transportation/Circulation
C. Urban Design/Scenic Highway
D. Public Facilities
IV. SOCIAL/ECONOMIC ELEMENTS
• A. Housing
B. Population/Economics
C. Public Safety
• V. ENVIRONMENTAL ELEMENTS
A. Conservation/Open Space/Recreation
B. Energy
C. Noise
D. Seismic Safety
AW
am
w
+r
w
ON
am
.r
rr
I . SUMMARIES
o.
v�.
.r
.r
I.A. GENERAL PLAN
..
..
W
low
go
s
*0
me
ow
wr
SUMMARY OF GENERAL PLAN UPDATE
The to] lowing is a summary of the contents of the Draft General Plan Update
document. The purpose of this summary is to provide citizens the opportunity
to review and comment on the recommendations prior to public hearings.
w
INTRODUCTION
This section describes the purpose of a General Plan and the process involved
in developing it. In addition it describes The City in the context of its sur-
"W rounding physical , social , and economic environment.
LAND USE
wat This element describes the existing and proposed land uses of the City and
its surrounding areas, and shows how they relate to one another.
"• In conclusion, this element proposes future land use which incorporates low
to high density development to ensure against urban sprawl , and a consolidation
of support facilities (commercial , industrial , public, etc. ) into respective
to areas to ensure that they provide convenient and complementary service where
they are most needed and best suited. This element recommends that a specific
plan be completed for the north sphere area , which will be annexed into the
City in the future. The specific plan will deal with the environmental and
other problems prior to development on a large scale.
I'RANSPORTATION/CIRCULATION
element describes the need for an effective transportation system to serve
the local and regional access now and in the future. It further describes
various issues (i .e. , access, energy) and the various modes of transportation
(i .e. , pedestrian, autos, bicycle) which must be taken into consideration in
order to have a full array of service and means of access available.
aw This element proposes a roadway and pathway system which provides for auto-
mobile, pedestrian, bicycle, golf cart and public transportation (bus) access
and circulation throughout the City and surrounding areas. Although only the
main roadways are shown on the proposed Circulation Map, detailed planning on
the local level is required to complete the system in a manner which will make
it effective.
UkBAN DESIGN/SCENIC HIGHWAY
This element describes the importance of establishing the identity and character
of the City, which in turn, will help to create a greater sense of appreciation
and pride in the community.
w.
In conclusion, this element proposes that various features such as landmarks,
focal points, scenic highway, landscaping and architecture should be utilized to
establish an urban design character for the City as a whole and for the respective
community neighborhoods. The element also recommends the creation of an Urban
Design Manual to provide illustrations of good design principles to assist the
City in evaluating projects on a design basis.
PUBLIC FACILITIES
This element discusses the present and future capacities of public facilities
(e.g. , schools , police and fire protection, etc. ) in Palm Desert.
Phis element proposes that all of the various factors affecting the provision
or deliverance of public facilities and/or services in the City be taken into so
consideration. It further calls for standards and regulations to be reviewed
and, if necessary, revised to guarantee that any adverse effects created by
new developments are minimized. "0
HUUSING
This element describes some basic housing data (such as, price range of units) , V
indicates trends, and establishes present and projected needs.
This element proposes that a broad range of reasonably priced but quality so
-
oriented housing types be provided because it is both required and desired in
terms of meeting State and Federal Law and the best interests of the community
at large. The element recommends the creation of a higher density overlay zone
to encourage and facilitate a variety of housing types (single family, apartments ON
duplexes, townhouses, etc. ) by providing flexible design standards, assisting
in the application/planning procedure and providing other incentives to produce
housing that residents can afford. The element establishes standards for condo-
minium conversions of apartment units. The conversion will be granted if all of
the units meet established building and safety and zoning codes, and all exist-
ing laity regulations ; if there is a sufficient number of rental units available
to provide displaced tenants with adequate housing in similar rent range; and
if, upon review, the City determines that the proposed conversion will not have
adverse impacts on the economic, social , environmental and aesthetic qualities
of the community.
POPULATION/ECONOMICS
In suwnmary, this element provides basic data about the community which describes
its current population, business, and economic base. This data, along with other
information, helps to provide for a better understanding of the community, along
with a projection of future trends which must be taken into consideration if
effectiveness is to result.
In conclusion, this element establishes facts and projections which confirm that
the City has and will continue to experience significant growth, and should plan am
accordingly. All the various factors which affect growth should be carefully
monitored and those factors which most influence future development and expansion
should be carefully directed through proper planning and fiscal management.
SAFETY/NOISE/SEISMIC SAFELY
These elements deal with such factors as blowsand, flood control , earthquakes,
public safety, drainage and noise. -These elements propose that all of the various
factors affecting the environmental and social quality of the community, be taken
into consideration, and that standards and regulations be reviewed and, if neces-
1W
sary, revised to ensure that any adverse effects created by continuing develop-
ment be minimized.
1W
CONSERVATION/OPEN SPACE/RECREATION
ON In summary, this element inventories and evaluates the existing natural resources
(such as, endangered species and plants) , park facilities and historical build-
ings within the City and surrounding area.
#40 In conclusion, this element establishes guidelines for the development of park
facilities and for the preservation and protection of the natural environment
during the continuing development of the City.
OW
ENERGY
A, The primary intent of this element is to provide the necessary planning (gather-
ing and analyzing data, establishing goals and objectives, and formulating
implementation policies and programs) , to make the City more energy efficient.
*0 In conclusion, local energy consumption levels could be reduced. The element
describes how land use controls, such as zoning, subdivision regulations, site
plan review can be refined or developed to improve the efficiency of energy
W use, and reduce local consumption of non-renewable energy sources, such as oil .
WS
4r
V
an
WO
xw
��
w
.w
+err
I.B. ENVIRONMENTAL IMPACT
REPORT
GENERAL PLAN
AW
w.
40
aw
s
+J w N
N � r-.— •'- ro rp
r rO rC•r Q) N �
p Q) 7 U O N
i- O •r N ^
N
i a) aJ U C H a L
O � N � N a)•r a) a!
N a a) +J N U t y
.w 'O O N•r O N •.- C7
F 6 a L O v- �
_ _ ^ O C
ra >1 a O w
+ O C w o
N r0
}'
U C ' 7@+J a) N N
C r rO +J >
C �..� >
tO = a� caao c
C EL r0•r $•r Q) •r
E 4-j
O N tD = N C a) U
c � > o U >
p 0 a) L U C i 0
U U 0
4J
w a) C C C r- a) O ,j
L C C N L .--• a) ^ 'r Q r-
a) N 4- rO a a) O a) C ^ 3 > to J�L - •O a) a) N
N •�� N a) O cn C L O C U ^ O '- _
r0 L b Y •r N t0 t� aJ +J L j 'p +J ^ 4-3 r•^
N L a) ra a Y a) t0 tO C^ t0 t6 aJ ^
+J n.a O U rp .a a L L U C 4- a) t0 ra a C N > R •r
U .- X C _Q' C �J L N L r O U tO
_ N r y •Q tO a) •r •r C ^
ea 10 N •r 4- r-O L -0 +J M a)
-' 2 ^ O Y +J L. L. -0 td Vf a) a) N +J _ c
tO L _0 O C U O c • 4.J N Q a) tO N O.a) ••- O •r -0 a) L L
> 4- N r0 c +•t L ro G7 C C i_ -- a) +J
(n a) Y �.J Q Q)•r i U O C L w.r E r ^- +J L .cc cc 4-) 4-
Q Q) .- L L a) v- .� p •r.- a) r- N a
7 O U b L. a) 7 Of O U C C N N 4- O L 4-1 a) L Q
y C o L. rO yJ W a) 0. o +J >, o L •v a) . 0 2+.+ a) C o
yJ a >1 7 -)U LA. 4-1 4- V L• U t0 .r•.- ^ E C to a) O +J 4- -0 U C
J C a.� O m '- O 7 C L y a) O C^ C •r O O -0 to 4- -0 a) •r
a) >-,.r L E C to 7 i 0 t0 cn to C 60 d � O 4-) C +J
4-) L U a) O to ra 4-) 4-) + y J J 0 -- O 4-1 4-)
O ro 4- -- O L.L. C of LA a) +J U .- C to t- ?f to +- L L O a) d to to N
E N a) 00 i O -0 .r Q) C C (1) to ro a tO +j a) O > >, L C
a) C
r E � .r E N a-) .r r 4-) � •r
.S- 4-) 4 j N +Oj c O 4QJ — S- U S- a) C 4-3 +J
W O. +J U N +J tC•r C t6
.- ¢ C ea U.---(V a) O N =r- (A V) •C U tQ U L
... +j^ 7 t0 a) .•+ 4- S- r +J +j N a) t0 a) t4 a) L V) a) O U +-) O
Q) to O N Q) U a) a) C 4- Cl.V a) +J (3) > 4- ro •r•� C••"O C C O
L L O a)L to rC L L X 4- C •r a +J O (1) L O i C L 4-L L-0 a) tO O aJ r
F- aJ 3 L +J V)7 H tO a O M "a-0 ... L V) a. 2 t0 •r = a U F- O Lo E U v tL
M/
Y N C
Vf C a) a) tO V) t
C O w •L +J S-V)
CLJ O � aNJ i >, > - (Ua)
L +J c N C C i-J 4- V a) rC V tO a) +J
O R 7 0 v .n +J O MJ 4- -
V) r U t
C O > L C U Y V C
p L .- Q rO C .r U •r .-- r0 r- r '7 >1 L tV
a) r- +J ••-» r t0 a) O .0 t0 N U i 3 a) d O L
Z a)r• C O 4-+ t S- 0- S- N O O
Q) L rp R -,z U C a•j -0 L a) a1 = a) .- ro r- O
r > ro VI •O O (3) Q r C in C to C ra a)w '•-- N
C N a) >> O 4- 0 = O •r ••- N y r6 S- L U- C
p T a) a) L O iO a4- a) cm i0 U rO 6aJ �.r
U C L rO V) rO
a - C U C ;'Jt L O a)ra ro O L L a LA C N.- ^ C
_ +j
w T p o 3 M ad' 3 V N +J c a) aJ O .- O
L 9 a) L �. O
N O S4- N a) � O rO a v O •C U
4 a) !-
`. csy c v
U L c
X 'r r-+ C tO 4-) N >, �
W to a) 4-1a) m ry N 7 +J O +.+ • Q) -
L L C > +J a L/I -r.. r 0 L a) y-J D-CD V) S-L L C
a) +J (3)•r C C d.J t/L r .- T.7 a) E to O t0 +J +) •r
C U L Q •r O O C v r C 4- a) Q) +J a L C U
a O to a)^ O- c c) C i 0 a) tO
N U•r fN Vf 5w � F- (+'1•r r6ZU -7
aaw
T
� L
O N p
N
a
;t
ww Q-
1
U I L
a > o
>, o
ea CL
N ++ C � N
C d O ^ O
N ma GJ rC
y p c 41 yj L O C
L• a d c �v � a v
O
V) w U V a o _
L (31
rC
O C N v_ L. aj
aj
_a 4-) s � a) -) -34-
eC +•j m C L N
C �+••• C L C N ..
GJ O W 0
E O E a•r- v = ^
aJ > aJ �+
a > 0 a L CO p.
E L E 4-1 O O - O
•• as a •^ V) E•-• CL
�+ 4-
QJ N +� p
S- ea C N m
e C N
C aJ � y o3rtT o73 c c N
E GJ C_ 0 ^ N O v
O
O ^ 4.- --
a C > = t O M O U L 4- ro yt O U
OJ N V ai ro L C�_ ••- 4-) •- C CL O ro S- A
4-1GJ
' a N GJ CJ IL 0 4J C L a•^ N N C_
^ U L C = :1 > C ^ 01 L
a+ d ea G O E rC ' � C aj'a O C 4J O N �Z C 0 N
O L C •� -0'.7 ro .a �..i ea r 0) (a
C
O L o L C GJ aJ LJ N 3 0 3 N � ea L _ C
U U C 41 ) O 0 — E o U O C GJ (U O s +� =v
rC rp _ \ G O C 4.j
•^ y ^ CJ • N C 41 ^ 4-
ea4-j ea O ea N . L � .4.) � 7 O =
i- 4-1 L IC C N eC p U CJ L (A 7 4- G = N 4- U +)•.- CJ C •'-
m C CJ 7 C 3 G O > e6
O O L Qf
0 8J N • y C N LJ � ••'- 4-1 U GJ O 4..i 7 3
� O C'- R ►. of L ro C C L O ro
7 O L ea Q. L 0 (2) >� i CJ C O V-
ul CL F- VI O C •^ � >1 GJ U GJ C � - E N r-) N N O
y 0 � 7 .� �' 4-) 0 s +J C O O C ro O O•� S- 0 4-
• -a C _ U mso •^ (A cm ea to c
^ •^ N-rn� O c� Q O g .^ .- L i 0 L L U U .
o +iya i CJ > O•- � L
U N•r-� > O1 O i a••r > •p N - L 4.J
L +r m m X 7 o w L L s C L 7 C O 7 r- C C N O O
V ea O ea •.- 3 4- CJ N +.j N F- 2♦, ea O OG v U Q W Io ea 3 a O
0
w
I J 0
4.+ a C ICJ N L >1 C -= S-
S- ro L U C J >1 rC +) C eC 4J GJ eC O '
C .U•- C U L U • C � G1 4J U �C i .- N 4- 0.
O GJ C CJ u U ro +j GJ• ^- N O L 0 0 �- O •^
O U C r- E-) N a S N A
N '- O C_;-
C 4-1W U L CL. 4- U 01 �3 } 0 7 - S-
ea Gn (v Z eo N A..) C 10 • 4-1 N 4- CJ 4- N-0 L 3
> C \.0 s N . r• O 4.) o�- L 0 0
4-) i O C � N CA E•^
QJ ^1 '^ 0 p 4- L.-.- \�- • 4J > � eC
V) eo CA
O J..1 _ C rC
� (U
O 0 0 O G -" 0 C t
0 C S
t, CC GJ �4 4- C (C U C 7 cu N eO -0•>1+-) o L. 'C N
fo C t N L 4- W � �U V) O C
c� �Jn"iCaci o
C L 5 rC G rC 4- ea (VC 3 L (VQ1 N •.^- U L � � � � �•.O•• C S- N M. >
'^ d > U GJ O (m •'- C i O_ fa S- O .0 4J
'^ �••+ \O GJ d C c iC >1 V) ea C O N L vl 4-1 C V 0 A U S U N 7'-
4-3 GJ L.r- 4-j •^ CJ *j CU t •.-^- W L C N CJ N U L
N aJ U O W (C C 4.•1 C r- L io 4- y > GJ 0 C GJ m /C 0 0 '1= N U S-
tu C N•^ t,- 4-j 41,-. C a U C L U N C N CJ
X C C w >1 O. ea >1 fa ea L O 4j C eu C
LLJ L V)= (C = (A } O C ea 3 •'- U �- G) ea �-
N C L C a rC V) iC CAN o 3j S- L ••- O_IV S- L 4- 0 •.- L V) 4-) O �-
4- cu a C CJ .-'- O 0 v +-� M aj O 0 0 N o 4- O O C O O ^J 7 C s
O C. C t >1 GJ .0 O .- rC J_ ro &j to i =r- GJ 4- v O C -- 4-+
0 O to O a F- O C 0 H- 4.a C 4-r 3 N G- 4.1 +.+ 4- Y 0 F- U O 4- E l ea
L
a a-.� � N •�
0 U
Lam) p a L
O 7
C• O o � '- 0
O C O N
O u O
T—a—se
w
N
y
N
b
C .
O
�..)
r6
r11
T
11w
1 1
L Z7 3 r ^
C r0 a) U y y 0 1 a)
C r 1 y c 3
•C U i r6 a) ^ L 1 a)r •^ a) rO
C QJ 3 C.7 C N N a '.l L C 'J r�6 C
) L (3) r •• N R I O
O y T a) N C N L N
UN Q L a) +) C .- +J L �L p .- .- r- 'G eu L W r6
J-•) C_ rO r6 r U r6 4- r0 N
>> rO L N ea
a1 N U 3. O C: V) O . N C L O O r
4-3 4- C_ U J rO .
(a � O � aJ U �..) C) •C � L
r- C c O c y
? O C C C IZ • U L a) L a) 3 (31 y C S-•^ O
_ Z-
= r0 p m T7 N E N O O4-) U 4-
L" rO 4 >- 1 •r r0 1- O L N R7 N r
y +� N. m
+- m a o v C C O v
C M W s../ C �r- w O y +- 3
y L C C L a) rp •r- (1) r0 V) W
'3 O .- L rp .� a •r• li.� - C >
U G
y a) r0 3 p U v- U rC L cn > 3 O cn
X p14- •^7 C y L O L rO >>H a) C N ? � c y
W L rp Q1 r0 3 L a) 1 17 •r•
M rO a) J 7 a) y 0 r � C L r6 N • aJ a) N
r y > 4- M - N a7 .- r0
O L a) r0 a) C C a-1 > C +••�
L •.- 4- a) a) O
rO r r y L O M M eo
Q tub OY � N L H- � Li.. N r3. 0 N Nam E O
L
a) u u 1
17 C
y
U -0 a) - r
0 -0 s•• y aJ T � O N S i
N y C C ^F y y ••- ..- •-
N +� L rO a) 'O C. 1 •3 L
1 L coa-+ W U a)
y a) y S... C rp c
O C i. S.. a) Q) O W r0 N > C C a)
.^ ...U O ro .0 C = r I.- L O a) C7
r y -0 d CU C W a) a� y S-
o r V) � V) y
r0 r0 N i r i L a r0
r6 C
ML O •^ N a..1 = L C.OJ L C7
L i ; ' _ _ _ y
iO +-+ O N rO a-) O rO O Y
C 4- y � rO a) y y C a1 +� O +) a)
.•• r0 r L CT y 0 U y C y r0
3 ^ C N Q) •U •^ r0 LA- +J a) N U
U Tl rO = T7
t O" ,•,^1 y•r i fl_ C
r ^ > ,O U
X O C C_� a) O•
^ C N r0 V) L N S.-
r
W C ••- Q C O a) � •7 ra r V L.
• N N t L a) ••- U r0 rO r0 U J +� O. y Qj y C C
r0 a) L r rO N N r M rO r (1) (O O N a) GJ : M
O •r •^ _ L � a) a) L a a)l _ r0 r
F-' a) aJ � 1- 71 U U J J (A IL F- Y ra Y C r0 s d
i
YMII
�1� C VN
U a)
U
r O =
p N O
ii •^ al U
c „+
ev o
C) rC N
C) L
rC G 4-
L.1 y O V •.- .—
z
c >> a N
�- 4.I o•�
c r-
^ N ea o i (33) v
L O O C) :) L ...i
L U rp C1 rp U
N L ) C
v C! v 0 (u �
L L. > C
T N Q 2•- p
+� U
C (1 QC) u U •N
ra d.1 G G N
_ O O rC GJj
O
C > +.) L r0 N
CU
CJ i G r_ N �j r r
L. C) C) O L V C
= C C) C > 4-1 L
C O.- O .- 0 0 7
GUW U1' 4.1 dN
C) O
1 I L 4-) a 4-) C)
am) v C
C rC i.+ L = ^" to G rC
O C rD QI U -0 O C)= V O C) Cam) to
U N C C) .-- rC O U = a.) rC
L C) O C 3 C a = •'•p U C) G L C C1 4-1 --
p _ �'' y to C F- Q1 O > L 3 cu p •U c 3 C U c C) C_
... 4- ea L M e L > N +"� ea
^) COi �. r•- 'p d= N
y > rC U >1 3 rC L 4-1 C rD 4.d C) ra eaN
U.- >>
N ev N._ LA to= L. O O rO 'MM. C N V r9 C) 7 U r0•- y 1�
> N 7 0 rC L R C 's V r-•I
C +1 7 v L +J S. r0 O O C O.
m 'a ^ oa w c c4- >, cCl n. cC_oa) � >
4-1 O •.- 4) �.•.U- >� - N S- O CL7 N 'U N •� an•- •� 4=.1 N O .O rC .-
y - C O > C) ea C '�- U a.1_ - O ^ C) c U
W L C C a) U L S- C) rC O ro -0i •�•- '.7 L IC C) rC
O rC C C) cu C y.� OC �,? L e[ U N Q 4- 3 U M G c (Ai.) 3 L
CJ .- .y N •�- y N L O U C p rC rC c y C) U +to a C
N M
C
�..1 3♦1 ^ 0 C=
•^ G Q_ w L L cf >1 C U 0 0
O �'f Rr 4..J
N O C) U et) O 4- 3 = C) N ~ 4-) O . N= E
W X
O LLJ
v N x p \ L L n N N O 3 a�i 3 0 rUp U y
t L•.- > C O ^ O CJ•'- C L --I >1 L. 4• C)
N to CU IT
L > L y y .� C C)4-- O•� C rC .-r •� U 4- � O +J y
C ¢ C >•.�- N u rC 'C N Ln L Q i j rC 4-.1 C N +�1 y.,1 ,
O C) p•> y C rC r•- rC O r0 U aJ L 0 ~ r E
w r- U r— (A 3-4 • C) cu O D.rC 4- � �
O i) A C1 C � -4 N^ C) N Q. C) C O 4- O eU N rC
.C- O to ^ = 5 L VI C W E U O 4-1 O ro U C) >1
C 4.) C) >1 L O w N rGC ea 4- N 4"1 4-) 3 4-1
4-1 N a cm CU O C) V C) to 0 +.1 N .- s- •.- O ^ CA 0
C) O rC C N U
= C.- rC U CC!.7 3 4- O CJ bd C a '- y �1
x U L O C) C C. R) O O rC m j N O L
W L. O O L C) to C) O C) C..- N 0) ' C) � L CJ RS U L
O _ C) C=.1 L C. N 4O•-- L �1 J 1--
(U.- O > S.•� y (U
_ _ L C O_•r- C) 4.1 S- y
U C) rC i t C) =4- L L - 3 L. C W 7 •U L 04..p L C. N• y r
Cp O C) O p
G 5 U R O O Q V)4- NI 4- rC VI 4-J 4- 1
1
oa U C
U rC
4-1 V O
N eu S.
1' a U
a c ,�
a � o
L a•� c o a c
F- L ..•/ U CV S-
(3) 3 O N
is
v 3 i O O
no co io o -+ o
�O C O + N a s C71
i
U ...� C a.� .: �--� rC U 4.3 4-
N a 'C r- i-�l .- 4-1 rp N 7 •�
U N U L 4- TJ'
4- X •.- C rJ
•O a U Cn C- U =
C C m m
Iry r 0 3 o r >> C as
�O ...1 'oi �O a-1 R7 Q1 rp eu ea
C C 19 LL C ••- C C r N
0 0 -- 3 o a c a
i L � O •r- L c c a o
T O a v . T� .� o L v n�
r
i N C1 U U � N
•�
a ° o ch rQ O_- L O 7 >
a -j Q. >, >, a
a a _ Ql
-� i..l :n O •� L L •U a 4-) a
> 4-1 U > 41 •r a
O O N +1 O N 'a O L.. a
L L L 'O a L O L U +••1 -0 L
a 4- E a a L c. C aJ ¢ 3 crr ¢ o
� a� N a O �,•1 4-A c O
>� U U �..1 >7 •C U a L � Q tD a rp •� C a..l
3 a) G•rC O a L U o N 3 L r U a r
Cn U 4..) �-•+ �../ a 1] >7 N a L N U a L
N C L >> L a >+
V '0 4-) a
3 O
a r 2
'O r p •r a }7 L C = -- ^ C
0 U L 7 0 4-) 4- .0
O O O c v_ U 3 0 ,a•� 3 a Uaj
0 (-) ^v 4- cu a c' C1L L C C U a toG 3 L =)a
a N a../ d L i.J C CD
e4 +� rp 'p U O i-1 a a N �..1 L �"� V N �"1 .-�
M ea
o c to a
to 4-4 CA
4- 3 _
�O .1 Z7 r O •rN- r a O. r L a a C 4-) O G7 ea R7 a CU L eo
y LAa C L rJ L ea C O 2+� L O N C a >
L> i 1C a C 4- >> C a O_ C 'S eC 3 •z L la L C a C a 3 N
`v aL a c o +-) o ^ a o o ,../ a - a a oL p , v a
4-) U ^ a �.+ C U J..1 -0O VIU � �'
61 a 7 �_ U
U N S- J..1 r a 2 � C rC -0 O � a eo
y c E a o ¢ a O4C ¢ Lp
CU
4- 3 UN ¢ 4- c S-
c . c a s. i
yprt O a.l
U cM a
L �L
r- O N O a 10
1YM U 4-)
Cp 2� C Cr0
U U eo 10 W
O r
.r• eu C L a •"
N O N C ea r
.� .r •r- a../ • a �O
X it a s L 7 L
L.LJ •.- d.l a > a U a
a
¢ yV) 5UC7
o
Mi 3� U
� i J
y _ —
N
C N L y
y Lo
eu C .�
_y
aj
L.
N
cj C ''
CU)
C ^
O O O w O O Ur(3)
O ^" GJ d 0 O O
c 1 , y a� _ = o
o N C ... C N o a
y o c 2 a ' L
_
+� .� c o o o� boo
�.r p L
ru LA
U L V4-1
,—
aJ N GJ 7 L 0 a=- O L O U O
W y U 4- y..t L + L y U C 4_
L C7
O o -M r0 O
rp U V •^ U U ,� V
U
cu
C O 1 O y L � O
s
O_ > a� N
O C O O
O ro H O C N a �+ i-i V- ._
C) + y r0 y y y O O 4- yr- N y L
U N 7 C U 4- C +-� N C L i
V O U V_ A Qj � C C r0 •- O p ++ y O
L r0 a r- C. i..r ra L �' U L 'O '^ C � pL > m r0 C c V
rp .� ,c C N y C C1 cu ^ •"f CU L L y.� O
O C 3 t C v o s o c �° � ro y V c cu
t` L N a.a y .� ^_ U V a.J V•.- a y ca.^ '�•-
r0 ra C L C U i '" C C C m U 3
y ..+ %v a0� y•-" V N c y ,, ,. 3 L `�- y ..+ O � C y v ,�
> GC1 OC ro 3 Q Co a.r V of a V m Q) r0 ea O L C CJ r• C ..
y' 4 N y N yt(A cjc ,�+`� vC +, yc � c — ocra _24-) _ y >
Rf O Vf N R C OU L C L +� O L
v
4-1y V '2 C O 'c 'O O c U y C N i V_N O a)L L
eu
X Q C C L Oi +) O y U ^ O V 4- N C C +O O.i
> 0 V•� ^ O
{'' a N CJ y O C y C `n
Z^.y.�.N - rr7 +�.r CC O- CpZ r. ... V)
47 J > N C O +J
t4. 3 ^aJ yL
pV- (UO'V C CU WV � C L
o Ln
4-0 y
y a� o r°
N V et3 y s C
C i. at c ++ •^ L V a
O O L aj y N O•^ C
O O y 4-J C M 4- 4-J
^ N W rC GO L L
y C y a N L -Z =.,o
C N rC (UN = ^ L
O L > Q rO � QN
U C O 7 y y s-
r_
y
(aN Z CL (a y 4-1C v 0
C7 a)
a.� G�.0 L N N V
_ V r- rr'1 y N X—
NCO �.jN yr0
X C 3 � V y Cam •.- Cy
LLJ _ C C C N �--• CU >
i r0 rC rC y y
O.4.j y _7 L cz r- y r0 L` N
ea � y Z.0 S
y y VI 4- y 4-3 4-1 O 4.)
C L p y t su 7 L C > N
U QL 4-3 O •••• rC rp ra
F- V)
C
ci
U r0 a8 .
o L. p _N ro O
L
Z
U G
+fwr c c
a a
ra U %a
L •^ L
y C C
O O a)
L C7 C7
U
y a ra (2)
L �
p
(2) 4-)
C � c
a, eo a)
^ L
a) N
r• O
a v �
c c
.•-� LL) �••••
a) N 1 1 N U L ra N
C r O N ra •r C (L)CL L. O L•3 ea
•r +..+ O L 3 > >1 >i U C a)
O C a) O ra +� L
O L ra Ln r 'C a) •r L U L L t >, ra a) a1
O a-r J N .-- a) C.♦.a 4- a) O +) L +.r +) C.
W L4-1 O L. N r 4..r p C. U O (21 C O a) v)
U O ra Vf d•r 3 a) 4.j O ra O L >, a) %.o U C ra O N
g >, ra a c a) c c 4-J C C9 d 3 O c
L CL .••.•O y L a)to 2 aJ C•r i L y CM O O
ra C N TJ O CV 4-•r
CV •a O >> 1 ra O tnl 4.j •r O a O a C) 4- +) a .r
ea to 4j Ln N (i O I.) •C C .r L N -C L N
-+••r 3 O c r` 3 o c U et) 4..) U o LnLn o ra
Ln C N O 0 7 CT O^ x 0 7 'a +.) eC ea C co N a) O r
0 o U 0 — •-• a) L L C N o o a')— >,c
.r 4- 4 la 7 C) L •r .-� 4- M .r
> C 4-) M >1 U C N a N N (1) C.t.C) O. N 3 O a) >
a U (U y = C L O m r i L O
4-j -C a i aJ O a) +) C. Q) > ea
O O L N ra >1 L. 0 — U a) O a) O C
U d 4-J C c L L 4- 4- L L C O a)F- L >>•r O
J N O N a) v- O 0-4- O O (I) O. 4-) � CC N
x C •r a) .6-3 CD- O 4-) 4-) 0 3 C-CV CDC a) ra ea
W O Ln U r- C U 3 N a � rr C• j � L
U N L C 3'e a) ea +•+ N C �-
r 7 O Q> > -j ea >> > N L r•p Y
c p •r c _ C U L () O ra a) O ra >> O CO to C
.-••r N d V) ct •r ...r r a) 4-.r r• U C13 C. 3 CV = CG •^- 4 0 .r
2
N
a) U c
� a)
� Y
•r C C CO ra a)
r• r4 a �+ ra >
> O ra O
N U CL a) ct > J -• O
C a
x p Li r• a) VI +�L L N
i a ra C U U
y U L cm
(1) C L O a
p C >> N LU 3 a)
a 3 Y O >>
4.a L U C N
} COJ d C C- N ea .- L
lllrtf a O S-
S- "0 4-
7 a) a r- � O
y..r 4- L U O- y•r C 4..r
N a) O O O N C= •a
x C am
..j
W L () +-) U U a) a) U
4- y Cl a)
J c o 4- o o ra ra
i
>> N
. •r N O •a..1 Y O y
y a J 4 i C
S: C U U .r M ra O
fly' rJ y ^ r G a) .7 a)r--
> L .j rt)
L p M L. U U N y
�r
ld7
T
tit
ro
CJ O CJ y O 3 ;
a L 'm
4-1
ro CJ Z ro -
L � CJ 4-1ro ro N
y C ^ u CJ i-1•^ >
U rYit N L
ro O^ i ro S-
(ai O
.J O u CJ CJ � QQJ U fj N
_ Oro - c ro L
- N 4-
x N O CJ C) c
ro 4- C C CJ .1 C ro CJ QJ
^ �.
u a ear N CJ L
C O ro
_
V- Ld C L QJ
ro •° � o c r0 o a
CJ c CJ L. L.— U ro 4- Y 4- L
ro U O C O C
orovQJ o
1 =- C C CJ L 4- -� o !`I
c x o L C. C.•- ro CJ 2 a)i C
LLJ
ro
(C) CJ C O L O ro L N
y-1 E CJ a� CD Cl C) CJ LA 'M � ro ,
p L C > > N +1 r^- .> CJ O O C) C 'p M F.
v N L L L 1 'o 1 1 C +� cr ;
U ro L 0 ro ro Z 3 CM Y N ro ro U a� C y >1
U ^ N C1 V O i �— L N L ro C) 'L7 J a
L ro ros L aJ U c >> CJ O 7Uy ^•^� CL �4- ro V c �
ro ro 3 V CJ t •.- C � e 7 0 O CJ c ,y
C) 4-
7
J '0 6/) V� L ' L N F U C .r 4-) V- CJ V C•u U + ro 4- ro _ N \
p ro Vrof .� � 0 aro � N y � y to -Z 0 �"'i O ^ a C C U
N ^C L O O o _ O N L ro L � 3 N ro C �n v ro
C7 �, � N 4.t N 4- 3 rp C a t 4- N = i C.
CJ Q) +.1 O F-- C N
^ y O C) ai CO
L >> CJ N CD aJ O O CJ �y C ^
V L L4- _ � 4- C � � N ro
� 0 _ +J ro C!•- L 4.-t\ L U o c O L . CJ rp L >1 E C L. .•- p >
rp rp V U •L 0 7 r1 a C 0 cm c N C •� +%•�"-tu •'" ro .-
x 4-' E aJc a V rocro ro c3 a +' �° >' 3 ,.,
W 3 A O t w ro > 0 -0 CJ u U ° y1 C. (A C a ro
^ _ C +j QJ CJ CJ ro C C i c y L a•c ^'1 i CJ CJ L
O� 7 p
CJ CJ aj L ro ro ro ro O Cl C) '- ^—CJ 4-1 C) rp
L ro O U 4-J Q.p�j N L. CJ CJ N rC- C.V N 3 > CJ N M.41
U CJ Q M.r N QJ U N •r- ro 7 rp Q ro C cn .-•� tL •^ p eu �p N 3 N �O
Ln
N C7
N a 3 a-1
c c 3
> x CJ S-
ea N ea
p C) c > p
•�
J1^ > L o et: 4-
C. C ea
O ^
CJ 4- C rp >> L U O
cn O >, C 4-1 CJ ro U
N ••' 4 ya C 1 CJ L.
Q
x J
w c 44- ro C to ro p 3 ^—
CJ CJ L. U L 4-1
L QJ 2 L C ro 7 QJ N =
U N U U N L `O = i
L-1 3
i CQjc
N O V O
_ O
ro G CJ :L CJ ro L
N N 4..1 4••1 3 7
� O N
Ln
TaQ
1 1
o c1
N O
U C
C L a C C
N
4--1 rp
N N.—
�a 1a O V) N �a
CLJ N a v
O C7 V) r c0D
L QJ
aQJ O O r GJ
a C L p
cr
L O •.- J../
_ 4..) = �
> O
v _v
Y a) +�
r_ O •� GJ E
r. 3 > c ►.
y 4-3 L I ^ I G1 +-1 � a)
C C ea •'- U s- 4-1 ro eV O 4A L
C O aJ 1a y/ L L >1 -C id
- r• M N E I r >1 C >) d N O r Cl 4-) .0 C O a)a•1 N 1a w •� •- i-1 ea 4- N O C ea O .0 O
c d � rt7 X .- O Q U O d 0 •.- �r N d � +•1 .G
O Ln O O O 4-1.- r L u1 O O —4 x
U 0 O O L > L L 3 +-I U O +••1 O I N O CJ
U N 4.1 L G. V) >> L 10 to 0 3 O L
L G o L 3 M c M L -1 U- •E — M4-1 y '..� c N c cr N 3ea
E •�
.r c, Ili N 4-) -0 to p O O L c0 'r- r O ci
N >-,-= CJ M: O O G. M t C) L GJ (o -10
r 1a +j >> (IJ 0 L U N O > V)r 7 O +�+ C
(n ea CJ a) t-- a) O O GJ 4- GJ 7 ♦1 O O 0 M 4-)
LL VI •- C7 • 4-) N > • Lp 4-1 'a 2N O CJr w.p X
O U + v U Vf •C vr ea t M p a) a y.) O O GJ N Z O
C ^ 4-1 a 3 (U 3 4-j = -= L r 0 . - M r� L 0
v >> M o. O +1 M O n• 7 41 .O L O 0— Q•
4.) 4-1 .a V ea L /a O 4-•1 O O {n 4-3 C U w NON V7 ea C O.r O
O O U a) 4- = S 1a 4-1 O A 0 .- N L- r- r N CJ Ia r
U G. .- 4-1 •7- N cu N C ••- 4- yJ o >1 L 7•r• >> GJ O C L. O
y C CJ fa 4-) 4-J N + L. Z7 J-) 4- U +J 4-1 W M .0 4-) O O C
X 3 \•� 3 C N eo 4- CJ CJ ea -- •- V•- '0 (D 3 O eo•.- 4- C
11J v w O = 4-1 L -0 i ea U 'V E 4-) O
N 4- p V7 L GJ L CD w C 4-3 Ia a) 4-)4- r N•� 4-1r ••-•'- 'Ar• \3 N. - L CJ .61 V C:) 4-) ea >) L Cl) C (U LACJ v O •� U S-
u ea L O L M C O M r +) O L N•L .-M = C .0 ea >> O 'G O y
+1 U �a C•r-• N U 0--r Z C7 1a 'M • +J •r- �.1 F-V- CC 3 7 G C 'S
3
C C C1 M
CJ > d V1 r- 4•1
N C 4-,1 L -Io O ea
O N -- Lr i. 0 1 7
s
+J N � C � = N U C VI Y 'a �a fn cT �•-1
O
•- U 1a C V O O L
O =
L C O a 4-1 U
4..1 O_•� r_ 4.j N C aJ =\
N y •C S- . - O • p C NY
p c y p + v) O L o
X _ ra N N U O�--• L O
W Y IZp O C L p > V
U O
O •.- 4-1 CJ Ln
O O
0 4J L L N aJ -o Iy N
F- 4-1 4-) N cn p F•- O F- .-+
�rrr
N L
L rf L O '9
aJ U cn J
O C >
N J L
i
err
S 09
�v o
� L
a�
3 �
a � �
y p C Y O C
N aJLL 3rQ
O C) y r a)
(3) C) aJ C1
r0 ~ C C N N
Ql C) a.1 Q) Q1
> �9 C) O
O a C)
L Q C C O eo rcp
N
Z F- N N
C)
(3) 1 C)
_ O 'p
v y 4-1ep L a � Q 4..i L4 4-)a)1
r � O, .0 C) O � ,
L a a) nor c Lr ^ `^ c L 3 L U a ^ uc �
N M O U I- eaeam a) N y L.CA
N C Cea
�• O U O .- a 10
i 3 C 3 a) 4- O y N
y t1 r 1 CJO > S-
IC p
> ` O c O aNr C) U ea xLra IV O 2 y e� �' O O a
U .- p t] i 0 a i a) C
_ r c U N O. a) ac) 3
> �_ � � � � 3 0 ¢ � c 0. L N � ¢ a�io X
C > 4_ L aJ N 1 r"1 E N
La.! C ..r a) ea U .0 r� � .'.. y i a) 4-J r a) O -•r +�_
a).� - C i L > C) U C Z L X ep t L L O 4- 4-)tD
U O•'- .� 3 U L +J c a) a a) > 4-1 O U `' U C) 4-1 � n. O C R
c 3 +.+ Z •� N L v 0 r ea
X r M 4- C •-r Cr C.7 ep O N epp Ln
a) O
� 4.j r O M Li
^ 30ra
ep L.
d C)
i
N O
C) � •� � N
N
or
c > r a) c a3: '_ a ep ac)
s a ep i
^ O.4-J F-• E s N i y L
L O - eC cu
>
O C O .0'V C i S e0 >- i C 0
or
c ea > Q
> a C 9 o C U O ^ 4-.
C ^ y L aLJ •C OV_
v to 0U O
N v_ ,-
a� O vI c N >> L 0 0 >-, 0 L U O or
^ I-- C) U C
• C ^ >1 >1 C ...� O C y
LLJ ep C •��„+� = eC 'II L eC
ef5O +� a) y•^
a) al = ^ C m UUUNLL r U
CJ CU Ci (3j In SO
u L O r r .0 r
C d
C7 i 1 U H L eC i F- F-- V)Q
C)
1 I V
Q) (A L y�
o cu
c >
O c
01 V) -r L
� 8 10
C U •- a
O L C U
U 7 a
v S- :J R N
�
u a
c r a �! a
N a >
"aa +- N w-
a � L
_ 4- u O > R
o z a a
c o a
o a 4- C (A c
R 4- O R- a
qyj V) 4-) 4-)R c CD >,d L
u u R o +� a 0
G M G a N U
a > a v
= c c o 0 o z
y a •r UU
c L c
2 Fu a a .•- C
c � •r LL R O
-- LLJ 3
7
a
4- VI
�--� +a r- a E N a •r R u
O a R O r r O L a u u m
CJ N > u U O- r u R •r a 0 O
+� R G•r U O C u -0 a 3 L L. a S-
S- 3 R R G O a u CL-= '-�-
>> R C N d a L u u N u
O- N•r r CL d R C = - (n C
R - a N .0 a > a ',-u U a 0 • R u U 4- R
r a C H U a "a >> pp r E r- N r i R 0 r
�..� L R R L •r +./ O_ 3 R 0_ a C C O S- d
4- Vf •r C O > 0 L a s C
V) R L.) -0O_ i.. S- r- a•r O O. N O u
a >> a O a _Os79 C a � u 4- - a-- L
' a u .Gu CA uu4- > ut a IN > U •r to S- 4-) O, a
> R- r C a U 4-+ C a t6•r — R a N •r
-r a r• O C u Vf .r L z 0 >1 R O ea -0a ,V to u a > a a X
a..) -0 L C R U r- a O.— L (A U U > L.L 0
O O a r a a C U 4- r- L. d A-) to a •r a V)U d 3 L •N N -0 R 0 a R N G i 4- •M u N E
a Q1 a s 4..+ >•r > r 0 a a O O R a G .-
'. X C G T7 p L a 7 >1 +, V 3 i -='^9 i i L i R r-
- LLI R O a � 0 �-+ U G R a u a 4-) a C. a 0- O 0- -cu
u a r- C1 a u O a N L 4.+ a s 4- •0 u (O a 0'C7 C7 a 4-
C r- L R •r L •r O L V) .-•r = -= •r C O 4-j s 0 G •.- L G
4 R G L U 3 U 1-• a R U H- u V R -0 V) B U R C'� F- •r
l
}
C C
R O
9�
G R
N O U
O a-3 vN
M CA
u Q
L
O >�
C CL a
O N N
V c u
R R C
L � a
C H ea
ea C
u r-r• L
N R - a
r C a >
X O t O
S u1 cm M
a O 4-
z V 0
d
C C
R •r
> C �
ow a
•- v O
a . 0
Y/
a o
L L
C
C O
e'J U
N �
U O
N -n 4-
R
O U U U
U C C7
ea L U
Q) O
4-J O U O O
C •� U U
u p ii L L
v •
o � ^
a U U
yoea o 0
z 4_ z z
a.1 N rt7 .0 •O U R 3
i•1 L rC O C
L to 3 C 41 eu L •,- eO U L L N VI
N C O i VI O 4_ �..1 C •-+ L O = U (U Op •�
+.) 4-1 •� LC L e •� C O N .-) L. t�- C X
V 4.J ea },i N 0 — X •- L NI (M— 1 O U
IC C L N C •- \ O U 41 +•) U a t U ¢ N (O C3 '-
a U +J U O r- J L C n7 tQ 4- i U rp C ¢ 4••1 4-1
E _ V C I= O U U > O M. rtJ +1 0 (-.) r6 U
L U V 4) O L C U ea Q1 L
rp > N •.- 04.J U 3 N O '0 L t T C
•- O N .•).- 1 > U CJ U L N /- 4- N C 3 +1 U N O
4-) L7 U LL. U O C 3.0 L CL .- .- +•1 O U C U
C ICJ CJf L O 4-1 VI C L = C 10
a) /0 L -4 •.C- d� "4-) O i•1 0 ,90 RI U 4-) .T 4-I•.- O L 4-) X
E v- N C O a L c.U u E u CL ►— C
o L. ro L U U 4J N ea o O O C CJ c U
d U E L (U LL r- •- = IT Z S. +J C L • I r- M i
'- U L 1-1 /C 4J Mr 11) 41 d I L U O t +3 N ea rp
U L. -0 IC U 7 C •- O U••- ICJ U U U > L 34-) U 10 C C.
1 U- =. U L O 0-- LAN -0 Cp +.1 t Cf C) .0 O C. U V O d
U- ICJ +•1 = .-.- U O O -4 .- .•; C C •7 U fO
U O U .-1 cm > GO -0 . -••- O U O L
3 0 L r' U to U X C /C C U L. O 4- ICJ L O U O
F- H- +J IC N 3 i 4- U 4- Q O 4- CPJ O
N
yl + •
C
C,
cn
4-1
N
X
W
C C
U C C
rJ O
U � U
T d 17
+ter
U
4-
�, v c
a ro
N 0 a
ro a
4- ro N •N
N ¢ a r a C C
L U o a C7
N S �••� O O U
ro ,� ro V) t E 4- ^
O 4- L
3 ro +-) a .0
.� C_ 4- 7 of
C Y S- a) S.. O ro >,
C
O O L O D7 0
O 1 O_Z C N L U
0_ O N a
ro 7 a s a C -C)
a O N L +J r O C
+1 +j 41 ro ro
a a
a O c a ro ro C
C •7 4- a = L L •^
M .^ •� ^ 7 4J 7 7 C
C C ro 4- U U ro
U U U 2-• •� W W O.
1 ^
y a ro a
O
rp N -0 C O ro
0 3 c a >1 3 • C
� U o ro E c _ >, a ro
+-+ a c +� 41 a s +1 a s t
U N ro +-1 +.r O N C - r E 0 to (v - L +J +J
4-) N C 'p O ro a 74-3 O ro r L U c L a
U U ro a r N C] 7 7 • 4- L. a o— a N C 4- S-
o E 7 c ro o n rn » N N ro :J 3 a 0 a
L C_ N N O L (U V) (V y O a ro + •.- O L
'fro - N ro N a +) L > C L O ro N C N L a N 71
•- ¢ a N •- ¢ c ro a o a 2 ro a r_ vl E c a
Cf N > 0 L L E - a N N L E O 7 o L CM
C VI L a U 4-1 +•+ 2 d C a +j a C U >> N•'- ro .�
:n ro a -:CU L L- C = O ro U ro ••- ^ O +-� C +•/ a L.
N L a .- a C •r- r r C a z ro L p .- 0 .- +j a •'-
a 4-) r 4J ro r s L N r = •'- a s a L •� a ro r- + C U ro >
> C ro C C1. ro 3 0 a C C > 7 U r i > 7 C L ro X
7 O ro c C _a a s +•1 = +j•'•' C L N O — t C O •r.
U 1 .- L -.- r N Q +1 -0 a C 4-) +J O O)•.- U a U s •C
J a N C r ro p ro ro N a C >> ro S- r C ro 7•r 4j L-
ai X > .- O ro ro a W 1 7 ro -0 a.- = O a.- L a C +-1 O
11
L O S- L N C O'co ^ CZ S-r U C7 L7 •- •� +1 O > a 7 O Z a (Av�i a� ++ E a r
ro ¢ > a ro 7 a C L i o a a o U a s •- C C •Y r
0 4- C L > o t S-.0 S- L C L C X 0 V) o r ro ro
U O U W +J ro V) ~ ro ro Q d O
4-
a o
17 O +�
+J L 0 1
r ro U
ro 0 r +�
N ro i U ro C'1+j U
C r- i.a r L L C •'- ro a a
...� r e a r C a •� ro
a O L C a r 4- 7 ro y a
S- ro a G 7 C ^
U a � j y •^ 0 W ro
C'1 L C •r• 2 L N 0. T•.-
�•r- N � ro L C as
�I C N•� a C L = C1 a 7 S
+•� t a 0 3 a L .- a y N ro
a •^ 4- +.+ L C a L
y O U 3 �7 C X O +� N �
(>r C 7 > a 7 •r- i CD
a a ro a E O N -0 a
y > L L = = a C a C 4- (Ij
^ a 7 0 C 0 0 1J 0 7 0 a c
U U
ow
r} 1 >)
ro ..
M-r i
y •-V ro O � C
�w
S d ��
U
y
y
to
N ^
y y .
L
� y
N L �
� y C
y 4-) y
C Q y
O L
y 2
4-
C L
� � 2
O C.y
L
c y
O N
2 %+
O C
O ra 4-
71 or
Q J O
7
:J
^ C O 1 aa)) �y •p OL C L •
•C �O L CA (A VI •^ N c7 +.� w y ry y C. y y O L. y +.� N a) r- C_ >
c� • a y O y 4.- ^ U c s >� c C •.- yr-.- C C •^ > ry O
— w
N ^ O N a U •'- y a) w .- 4-Jy C Z y > .- w :� O O U — L w w
O C. Cl�o .L �v > c? O O M +•J O N L <n M C.4-J
+- p --4 O N C TJ L X C N L +.� O L + •.- C c C C•.- L ^U U u y y w O C C .-.- C.y O • •^ y L L C.C O C.•.- w ,- c 4- y
Lx y '- L N O r C. O +.+ C +.) ea ev
421 v c rp C C C ev L. 41 C LA N +•.j O c +•d O U N L v y U
_ Ln Ln `O cmE ¢ R m L y• 4- (AOQ+.j j ^ y ?z O
>f ^ O N N C r- • ^ y y O •^ N ry y 7Ean
y C
n ^v O O a + U ry L a 4- ^� y Q 2+a C C 4-J t y +-+ L C
O N .- C c y 'v y y +j y .= y c O C. +5 +.j +.,+ L O SL > to a �� F- y E >
^ O ry L > to O 1-- w s C .- •- 'r'• y U O m y y u •�- ev .- ^� y >
y C N •� y U y a) C.0 t �v O ^ L.
E > > -0 C..0 y N C L N +.+ U 7 O L •'-
> L N c 0 O' C M H -I N y O ry p • S-
(2)
4.) M N 4- +> > y m O y .0.-- 4- S W O U C, S- C.U O^ y Q1� O Oj X
-� O U C C.—
o y c o •- oco � .0 U y cco X L • a-C c o v `" 0. 41 to N ••a ac)
U C. +� •^ C ev 32 a) o N y O•O M y +J c 'a O1= C.._ ++j E
X y U _N•� 10 O � s F- +.).- a) CD > +-) a) 4- y N +> > a) y y C y
x L y ^ a) y U +3 3 U a. .0 v. O 7 a L •ram L. y y > i. y +.+ w y y ea >
+J r- L 4- -= 4-110 y . y C +•) U a) C y N ^ O L.- O•r- t U N — +-J 4-J0
C L y .n y c • '^/— >> 4-) (U 4-) A C C 4- d L 7 4-) y +-+ .0 M N L
.0 O ea L y Iv > U C Q e6
m U 4-fa
X .- L L O C L O y y 7 y O C C = y 4- '- y •- C _ y
OQ M. C. a) a U C. y4- O F- O' S- n4- L > = N.^
y j
(A
O N•U a) rti
+� a) X L
—W M•.- i f
N ry 'y
N
c U O y u
O L y•.- N
+'� O w U y C •
c (U +LJ ax) c
U C C C L •�
y a) O O +
C > L.U .-) U
L a_a))
W ry .^ C ,�-h,;
EUeo � o
a) y x x .0 C.
L L ea ea- C E
..
L C �
lir
O O N
cU
w� �
N
y
L
N
y
C
O
a
t
v
y
a 1 L
� ♦..1 •r O ^ .� i
4-j 1D M a) a
aJ i L CJ O ^
O O � O �a , O +•� i C 0
U N �O ••— +•� G 01 aJ
I z U a) a :1.41 > i.
U U W O C y Q) QJ
3 R .L C y N Q) Z7 L a
G a w rp ✓ •r y .� •r L
3
C aJ O C .-
4-. 2�+ aJ i. aJ
C a) r _ > L G rp
a0 O L �1 � > C7
> c -U N 4.1 et3 _ o c N
x
:..> +.1 G O 1a /— > G 4.1 C1 a c ea 2
O L U r- ea .r = a.1 •r a1 L
CL N ^.� U 4-1 aJ >, lu A i =
X NO (V r C �..1 i. 0 n U
. e C N
v y G c
>1 y G•r
i.1 •r L .— L -1 .0 rt7 t 4J
s
a
N
C
i.1
O
U
Ali C
4-1
N
X
W
•
OW
yY1M' U
N O
r :.J
iy v
�- To i5
I.C. ENVIRONMENTAL IMPACT
REPORT
- NORTH SPHERE
c �
V- N S-
o L +•1 A ea ea
M N O C Ql 79 L' a) A r
O L i O"•^ S.-4-
+-1 +) N C O �-+ 0 0 ¢ 0
y •r C i
A A y.�- r
y N r ea O L O
C N,- L . E.^ V1 y C
p L =r +•1 O a.i
UL) 033 C a) eQ o c7
04- R
E N
^ C N C • C N N _ -
N O O O A C >>
. fp N i U T7 V C E 3 4J L •^ ,4 y
aJ A O O a 0 y U r ^
E L U N ^ O r O L d U
C (10 U cm r L a L 2 4-)C A a)•^ Q1 C A O al L N i aJ R
> E C 7 O Q)L
^ r A 3 ^ L CJ O C
4-) A N A Z A 4-1
Aw A 01C ^ > 4- r L C
C '3� Q1 O A O
01•.- O L A •.- O O C L
C y L Y
y O C U 3 A +.1 ^ N +J A p O +.1
O A 7 C A 7 C y d •^ L C
C Q A U L y C
O a Q.N
N 2+� +1 .N o �
L L O N I L A i v C Q W
F- 4J U A +d O CG G E A to
>1 r
y C A r y 1 A
ea
^ L •^n
i Q A U- C r r L a7 O A
°; o R >1 v» 2 L
r 7 O N ^ r U r L > L y 7 C y
y p L O N y r S- O c
V) L 7 L•^ A O L•;: y L C
yLC � N C U i mac¢ a) L)
a aA) fo � ¢ � � L L c
¢ L N a) o C n) a)c -45 Cc
y A A A N 04..j A ` ca
•e*o L i O O C U •^ V- A R a N y Q.y L
.� a) R 3 L O O A O L - C N A C'1 a)W C L N 41 '7 ca.— Q�V O- A L N C >, O. .^
a) +1 A � LA ..•� L 3 .�r Ad O N' N SL L
a) N d C a �..� A 61
ro
U A -:4 u- A p A N 7 y d N L. Q) a) 4J W L-
C A O vi a a1 .^ N L A L 2 V C'14- L aJ
c> ^ O Qf O p L X. ++ U a C (a = R
u� a1 01•^ L O y R .y L. A C ' '^
X L � L t U > L J C 0 4-)— Nf N
y 4-1 a) Y +•A C +� a) a) Vf aJ +-) C O O i A a) a) C
A L A L L +•�L A L r O L S-
W •'- O
C X L A L L yt •^F 3 r F-4- M.7 R yd U
�-+ O (1) of a L O
i O
O L C
(o •^ O I y N O N O
O ¢)
• L a>) p4- c O O Z O
O >-, E L ^ C'1 O >� O O L r C 4J 0 U
r L. ^ N ^ L r i-1 +d U A C C = S.. N +1 O A •^
4- A C •^ CL O A C) (m 4-) 3 +J 4-
a y > O _r •^L r A AVI •^
N C 3 A a) A V1 0 U _ C p .- L U
4.. L +� L N 3 0 '7 '^ •N- +� 3 0 aj
A O W >1•^ V1 a) A
= ea .. > L A L v A y a
0 C
d a) >-) G1 y V1 Y r A L •^ V C O y N A L A a) O y0-' C
^ 4-) C 7 A a) rp C t 4-3 .- L.) C Q1 r +.a C N Q1 a)
p L 4- L •C O C7 U- •^ ay 4. +J L CO tl_ O U O O ^ > ^ d Z7 V) 4-1
LJ O_ O A C O N i A A r O
N C A A a) 4-3 in C +.1 +.+ A U y� a 4-3U A V y 4-) A W W O
Q1 rp •^ LL L L N :1 A r L A L N r to
0 a d O L C L r C +J (1) C d N•^ p +.1 r
y O A O A > ^ O N A•r- L O C •^ F- aJ i A Q)
ul N L A a) U U d O L L
^ VI++ C r C + 10- L V) 0 +j +1 O C O L ,O r C 5 \CDa)ea 3 . +J C C-+J
w p ^ V) C C (Ua) O A y A O a) A 4-) a) y C
Z L •^ ¢ �. U vi �D C U L 7 i i - A
U � 0 .— m z C A
O a) L + �O J S- >1 Z 4-)r a) O U
y C +j C L 7 a)
r L 7 C J (1) i' C C (VO (z(A 4- L C A O O O
L N A 7 A 0 0 L L O O v 0 L N V•^ an to O O 1-- •- L L ++
V)
>1
A O
IOC
O N O O +-J
O C
LL-
c7 V)
lrN
c r•
I
a aJ aJ O L
O N L "a
a" E 4-L-
aC. ut L c� �4
W Q1 > aJ V
3 L C +-1 i a) -M 4-1 (V
C aJ •r ea C p � a C C
C c O O CL a O c
aJ ea M r4 C. V) a)
Ntv _
al i0..0 a) - to e0 O. a)
ea C '
L W ea 41 ea +-1 .c J
O V1 +•1 ea L •r 4 i•1
V1 - U U N•r 0
ea
�-� c v 4-)
C O O a' 3 ea
a) a a) O C L Q) C
yN +.1 C +Q1 L.
C r^ 4-) •r SC. C C r U (1) +-1 U O
O N > a) ..1 O aJ C. a) ea = .0
al i CD = +•1 +-1
4-1 V- GC ¢ O \+4 r• .�
fa i C C. ea O - c- C O C 4
aJ 41 W +-1 • O 4- V1 ea O
aJ •r O c
Z
C ¢ O C (1) G QC) 3 L C V1 S-
S- L 7 O O O • S- O40
aJ V ai S 4- E w r' w - C aJ o
C QJ ea > V)
aJ •r O s o ea c O O � •r a)
j
U
O C ea � � a)•r C I O C
N aJ -w L > Q) w 4-1 L •r (A 0 QJ C
O V) 4-1 L C 6 O ea E O. W ea V1 r V) ea •r S- •r
L.r• O ea O N a) E O. V1 V1 .0 a) •r r- ^ ea
^ +.1 ea 'S O e0 ea +1 L .- O O a) 3 C =
a�i H L1+- t v c c �.i .�a � � a p '3 aii c� aJ +� y
C +J aJ 4- +1 L p U O N O
u aJ �+ � 4- �Ja''ie° w — > (z .� n +-1 s � mac ¢
_ _ N O_^ a) •r
ea /L7 C N l.1 .0 44 +.1 C -M •r QJ N ea r- a)(N > V1 c)
V1 4-1 C O C '- c •r U 4-1ma U ea •r L • Q
c L C L r L.0 Lai N a) (3J O
O •.•, N O V e- a) �•� V a.1 y 7 � 4- +> > +.1 a) •r QJ 3 e--• .0 �'�U aJ ++ V > c r-- ate
V1 O a) O a) *— O 7 ea X +•.1 Wea a) O a) N O a) CAL C ea ti
a a O '; �.1 �.1 • L+ > > i-1 C C +•
L C •r L1 •1 O On W O Z C r- C
'. V L N -1 L •r a •t a CT a) w Q O O V1 L 0 0 O
L +d •r L O O a) U•^- > > N -,a C C. a) w Vf 4- ea •r
C L aJ V1 .- ."•^ of
a) W :. ea aJ .0 w. ea O 0aJ O ya c +.1 a) O -:j ea a) a)f- aJ ra Z
O O S ai•.= L > N 3 4- O O a) U U C N L L > y c p
W •1_ �• G7 3.0 aJ c - r 4.) aJ
O O O •r � a to.r C aJ N 7 4- ¢ O N•r ra i r- •r
L C H•r
'�^� V1 C r-r-.•--. Q.r O V 4-1 • 0 V1 a•r O r- •r 4-1 QJ
O� ea r_ _ Q C C ♦.) V y +.1 7 •r •r N w N
_ O Q1 CM C +1 a) +J QJ L -
V '- +� 3 +-1 3 �- L •C H y Ql ea X C •r O U V1 a) a)
V E 4-1 aJ R U a ea ¢ +•1 C U C_ V1 +•1 tN E
x
LiJ
c w „1 - ,A
H aJ
ra •r
I
ea L ea a L aJ 4- V O 0 0 7
ev
ea d > aJ r O- i.d (2) L - C1 I ^ Q
L L. 4) +-1 +.1 aJ aJ d e-- to L C V O C
i C71 a) ea 3 a r 71 r VI ea r--. +1 • C C ¢ O C O
aJ C +1 • O aJ C to 4- ::I- LL L O ea ^ 'Y
^ M•r rC� y•C L 4J O E .r .o -0 W U C w U • � C
L. C 3 a) = Q1.Q +.1 ea • +.1 L to aJ C
O to C C a1 C 4-1w L Q) C ea'-.0 ea C w > U (A p.O
- ea ea +.1 C a) V1 C O V1 a) N +-1 to O +•1 r. LL.J Z7 L-•r V +•1
•_ eo c V L ea m. L ea aJ -0 E Q L v c ea x a) eo
¢ S 4-1 3 U r aJ U U O L r L w L to e� Q) 3 U /a WO i. M
V IV ea LL- V1 L N r
C cu O V- O U 4- aJ V c is L N C a1 C ea +-1 a) H +.1
O • O aJ L 4- C' O 4- U 0 to
N c ea c O
U N 4-1 0 aJ Q WO L C •r a) ,- U N J O cm aJ c (A
+-) c +.1 aJ � L •r L E � c.J E .•-•�- of >
U M aJ A O C C 7 r r- ea ea y„- C
V1 > L J a) •Q — ea ►Ci p of r
+1 +-1 N +.1 4-) L w U a 4• rp j 'r ea +d C C W C- +•1 a) •� II a)
H ?� O +.1 O a) 0 0 c 3 s C d L aJ U
r CT O O VI aJ L C tT N p W;• •r
•1 N +•1 r-r- .� "0O Of ea •'.. C 4_) = N V O ea C ¢ ,- L t 4..t
x to L aJ V) +.1 +-1 QJ VJ QJ U C (2) +.1 •r 1 C 4- r O O +� e0
W O ea H 3 c +•1 > a a•.1 C •r L L cu +.1 a) a) •- O U C
L a) C = L. QJ.- o E V'r- a O O m aJ L L (A Q1 • i ea ra 0) w 4) y
.- C •- +•1 a N.- O QJ O Q..- C r- a) aJ Y R co O +1 L L L +-1
"- ea O > a) a L O O IZ U •r •r V1 4- L L n V C V V V1
ea 4- L p •r L. 4- V1 0 X 0 r- L Q C L e0 aJ (3) O •r Cl V a) L O > >>
L O � NtYC- O ea > 4)4- I- Vf -4 4 c ¢ C QJ Vf
V
,r
.- 4
ea N .r VJ
U a) r- 4-) aJ 411
'r V ea r-
(1) V
Q1 L L L
O C r-• O ++ U O
0 C O O v1 r- N of
O
C] = U at! d:
+r.
a a c
r e%3 A N d 41 CJ
C) 0 N = C C C Q
= A . U O N N = ^ O . U
�..+ L •� r C C = p Vf N
O . a) 4-) A C O y
d ^
41 C U a W to ^ L �
G) N r O r a O 4-7 E
Mf >>4-) 67 r >> O = i _ > O'
A t O .� C L v 0 V- .'..
V) •� +J U -4 41 O C) � � S.. O a-+ U C
C1 V A aJ ¢ Z L N 4-) LALnr L AS-
L O N C
= G G.I L L.. c a) C y L n
Lei A 41 M. " 0
C .1 4- O U C �
s'Aw A U Q. A N p r
A C +-j U 3 A
O r b•) �C ro = d •�
.� C N r 4-1C
A a C A O 4- A O = L O
C C C O >>U CJ O 0 - i C CL
O O •r• I O L O a
_ r O C C O C) a.j 3 V
a� N U A C) V •^ •^ C = (A S-
o
A •� ro r > L4-)
� oc 4.+ A
m n O V = O A of Q7 +1 d 4-J V
C L +> > U U C a O nn ro4- >
f W ro a•^ G) a) C r _� N L A c O C 4-
C = a+ U to a G) C) ut c �+ C7
> � >� Vf 4-) 0- 4) p, C 'r7 i U > C ca. C C CC
O I.. v L 0 -) L �r 0 0 >.
L O = 4-j -0 E 077 ro v CU O d U UU
a. C U a ro G O •••� U ro U +••� r U O
A -0 �v O Ln C C 41 N L a) L A
C C a) ro a 3 U A 0 G1 N -a . - .•-. r 4- --
0 O >> O� � � > H r •� U
i •- C a) U O O L
ro V "' rC L C •O ro QJ U m r O C1
C L 3 = � 0= U = d O 'r' L to O C'r1 �)
0 0' a t G) U O V) L = 4 p .N L O C 4 �` to c U O a
,y Ln •^ _ V) C) •'-_ •r O Ln
� � �..� O 'J A L L 7 C r U +•� d�• L L C O
_ y 3 C 3
Q L = N X 3
_ u A L A 3 V- 7 n) 3) of v V 1 c O O C 1 _n v i N U A U
n 4J C •• 4J A C1 v- O A N L C V 0 4'- •� C 0 A +J r
o �. c a c) .-+ •- y L o cv 3 w � c no •� Av- o o CAo o v ro
C.7 ro A Y ro r ro U V... !L O 3 L G)•�-
•..� O •> O LA •+'7
rp y� = C +•-� +••� 4-3
0 V) L 0 = L O V- = L A ro cu �••� L a) U V1
>> •^ = 4-^- U N •C ro U a.� V 3 0 F- a) L- S 'C a v L •_ (a M.^ .�
L O O 4- > > = O C) ♦..> C1 N C • 4�- a) = O L a••) CU L ''-
ro C L L � - A C a L ut 4 y V) r
G) 9J 4-) O a•^ r C) ro C y r O +> A O � c C a) = 4)
C VI Ln a C 3 r L ro > C G)•^ C = O N A •O 0 - L L.
c c ro4 •- O > .-+ aNi L v ro
cn a = O vt O A= •.4-) >+
L a >> U V) - Vf a O G) 4A = =-4-) y > C) C C a O
w = - II
O O O A U ro d C C � L 0 _
> L 3 y L 3 = V a) a i- a-) O a-� L = +-J •� _•^ O .U• C ro
_ = y -0 -0 a) > = 4-1 'a O L (A (A O C)r N C.- U L L+ 0
> = A +� Z7 L L L C > O C > C r v N O U = _ a) '" C)
^ V O- o O C C - C V +•1 O L •.- ^ 0 0 a) O = C > y
U 3 N L 4•J ••- ro n ro V) V) i = C' N C V a a 3 +- ro Q V A 0 3 ro
y
73
X
v V �
(3j .V•• A U O A a) 4-) Vf
LAL a) C O V a 4) 4- n-V r ^ >-I-1
Vf G) L 'Ur A
• V L C .0 C) A '0.3. O E L �••� Z1 U O•- ea 4-)
y,r p A = S.. L L X > X - =
_. Y = 4-1 ^ = L A V O 04-1
•= O v a O O QJ ut L r
C n > A .- 4-) > ro 0
4-) a n O.
U O L > J O = O C y.J = O L).,
77' a ro . 00 • " C �^N � Vf N= C.L -0 �
C O = . C = _ ^ O aJZ7 O O
a.j U r '� C)•r ro ro ro =H ro O
O >>U 4-1 L•� Ln OF, ear O O r r = 4-1 U
X o >,4-j w4-) o a a) ea o = = c Ln a a �
W L.L -0 L 0 0 ro 0 y = V S.- O ^=r 'a O C VI r
> C O O•^ �t S- A r L L• ro L A > N
= 1) O C C C O = VI O to eZ Q Q O = O >>r A
C y.�
� L V
u
A L '-
�" L •^ O U Q
ai L y o c ^
y i.a y
U C r0 L ♦t U a)
•^ O -V CL N = R
> •t- CLVI S-
S- 4-. = tq y L N
N y C L +j 3 L N
V) t0 O O CL N
L -L r-) N rC
y R Z L y y '-
? L y L O CLL U
O V QJ CLp � t y
N �+- C L E L L CL
o > y y •.- CL p N
aNJ OLC' O NaJZQJ
L CL CJ +-) •.- L CJ L 1
C O L 4-J L +)
O N CJ +) C,a.•) i
y 17 C L 4-1 =•^
4J w+•) O •- a1 Y L�
- � W -i-) &.t
M a•.+ yr- 4- 3 4- U •- t
Q1 7 = L .C-t ^ C L }
�••� -0 4-j aJ•^ N 6
�- C 4- C 4-•.- y y ^
E r0 0— O C..1 N L
T O U 4.j y y
C +.) L 1 C U U 1 L t0 Ca p y
•'- 7 C 4_ aJ r0 4- N y a r- QJ ¢
t
+•W O aJ O --• L U O 4-)t L • O L.- y -j S.. L v- F- C ti
_ L aJ N U e13 U .- U - v1 L y W L U r0 to O *..t O aJ .-
CJ1 4.1 L 4-) L Ln "0 aJ -0 4 2 m O
U ^ L F
V v C o L • U +-r O 4- C CL>> L t71 N ^•�- . � � i
� vi � r-. ^ O 4-1 � r0 N U L 4- = c O p .41C N +� C L L N t0 V
aJ y aJ +1 (u O to V y 40 r- N •.- CJ (W 4-) 4-) L 4- C
r- C a) C a XJ p 4-) O L L 4- C.t L N y 4- L rtf = N aJ -
C >> t0 rn =.4- 4- 3 O L t0 CL +� L O 3 r• GJ '7 0
E s- CJ - p +� +1 N
C L •.-
O •-• O +� ^ 4- C a) L U 3 =L +j +>j1 L CJ y 0 r- >
U 4- t0 O O +•+ rQ C7 O F- L. r-. .. U L
•� C7 y ^ U C '"1 CJ CT (Vy L y aJ L 4-- -ay a-r .0C O O ^ -+
L rC y L U O
t0 ••-.L L 3•Q aJ O r-- ++ C C..G (0 U a) C O O (V 4.J E O. 4...
O r0 " 4- L O 1 • 0 04-) C L L y
+J y M. N N E L j O
L y r6 L M +j O O C.4- +.t -0r- L C O y C7 U C .^ O aJ 0 .- y =
N L o C. CLi, N L L. CJ CL C o 4- rti O 4-) S.- aJ -= o y
_ CLN W 41 0- L 4..t V) (A CU CJ 4- •t- C1 Cn (A -ML '
O O N N ^ 4• ^ L C r- O U .- •- C= L N
O N 41 y V7 O 4- V L +j L •r. U a•� 7 0
t!J CL O O 4-1 C +3 E L CJ >N O O > •.-^• L y N '1
y G p L y-J O C C C C(A44 '- 4J 4-3 +J .,' rC OL L C aJ r- O U aJ v)
L
> O O C t� •.- Q tC ••- O C O O U .-
>> O A � /C C•^ �
3 C aJ L V � 'L�- C ) c- 4.1 E d (A L- N
+� N a) U ^ ^ O L r-> s.1 C C aJ CJ C U r-
O CJ C L U C = O ,- aJ CJ y CJ o o o L L m V t
y r0 L tp H R C y.0 m U " E .0 (1 4.j > C F- 4-) 4a
x
W
I
t L I O
N N
4-t L y 0
N r- E L rfl >> tp L 1 4- r0 C. O•O L y C
R r- •^ 1 U +•r >N y +J 4-.t C•^ t L 4- O C aJ R 'Q rB
O rC L CJ C •.- (0 y L 4-J •^ •.- N U O -, O C r- y r0 C.a) '-
N U U L •^ 4-1 L C C.-0 U-0 L aJ C ►-• aJ > L N CL
C= O CJ L y •r- -0 •r- •^ •r w O Q CL L y > m N N r0 M
O L CJ r- L N1 N r0 L +1 aJ 3 U = v1 ev C9 4- y L CJ r•'1
L H O E CL 4J N CJ C CJ L CJ CL O -0 U -4 U N t0
4-J C rC +J -0 y L aJ ^ -0 L L 4-J (M L. CJ +•t C +•t•,... 'cr ea (3J L
^ O V) C tC O +•) O L C. t0 •.- N r0 L L y 0 > L U CJ
0 faCJ CJ CJ L L >> CL aJ L C L
C N L +- N C N O C L +1 E 3 > 10 N N aJ >•1 (1) L > aJ
•C
U L C V •� +� .t- +) U O .- C Z7 "o .�. CJ ^ r- N N F- C L
^ rfl -U .- O C O = 2 t- y ^ CJ C7 `{t
+.t O 't� -0 4- L = •^ t0 >>•t- W V) rC O V VI CJ L
C;f L N C L C C (u O M M w^ 4J C +•) E L "a•.- . a L
C C L N t0 O t17 rC U N aJ r0 w C •r- y ^ y r- N C a•j
O +) m ::I. N CL O y U L CJ L L N C L t0 i- C
1 S'• C a- rC L 4- O O 4-1 r0 N cu C O N C 4-1 CL CJ y U C •-
4-) � -0 C
N 4- CL C O L =1 C C.y.J•.- •^..-
W O b C CJ 7 N 4- V) C +t ,- C is t > 3 O ^^ L CA (Ur- a) 0 -0
m O L U r- V) r- >9 V1 L Wr- CT O •^ N L •r- L s. CL) y 1
L C1 t0 V CJ aJ w .- CJ rC 'J -4 Z r0 r- +•t CL C +J
s- (71 V ^ CJ 4-) U L E r- .0 CL c L to U C aJ C V O O N .- to
s- L s- et) L > ^ •^ WaJ ^ CJ r- cn c O (J1 C C O -0 aJ t0 a) U -0 CT C y L -0
•^ 0 0 CJ y 7 L L .- L t0 •r- •r- • O a) •t- •^ L r- L C C a L O L U L
U Q C.7 U >.- V) a p CL U F- L +J +J L N L +> > 4-J Q. F- CJ RS L O N r0 0 �
t•
a, ca y �
+-+ C^ U V +�
,-
r- •r- U CL :n =
U Q.�
r
N
L
N
C
O
O
4•. CT 1 a)i v o van c i =�� 3 U
O) C 4_
L O N y • �+ >>4- cU U L •p ++ i C O! O
j ea -= Ol •r i .--� C a-� 7 O!
^ a N � ^ U 7 m CJ '7 +•J N •r rL7 �o •-•• 32 L
O) ^J- N O O o O O C + r OJ O Z N o
•O L ^ L L 'm '- O m ^ C CM N N cu C M w
N +� Ol a•� '7 C R! •r O7 e13 (V OJ C 4- OJ +J •••�
O 4-1 O) •-+ y C •r 4-) 4-)r L L O) O 4- L i•r O N �C 4-
C U u... 4-)4- ^ O V> ea x F- 3 L a..) O +) •r ev
r p C O O tz
^ C N .- C O L L 4-j O- L O y (C
>1 4J �O.- U_ O O) W OJ C C N C O) IC O OJ o m L O C
=O -_n + U L4-� N u O C W— M i•) W O L +-> C y L S O
(, ..-. C •r r O! ea•r 01 M 10 CL C M --I X r- U >1+J 'G C CU = •r
L = c = O I'll cu Cl OJ 7 r- r- (o C r O.�j
ro CU 4-a (I) r •;: = 0 ,7 w C L o •r W 4-J eo O C O•r
M N•r R7 Cn x A-) (o C) a) L 4 .- X O) 7 7 C N /- iJ CN r-
i 4 r N L O r- O w U O m O! C.- O CL O7
0 >1 C C >Q >
O1 O o O L C C O1 N N 7 O) (A 4-) O L O)
C OJ R Cl..N 7 d n.y +-) L r- Vf C r C 4-1 (U L•r ro •r 07
O 4- c OJ O t eo 9 O).- eo O) (v O eo L O)U L. t
;n CL N OJ >1 N U 4-1 C C 7 C O LV • R7 4-) 4-) c (2) C O7 'a 4..t o eo
r O) = r• N L. O) Y O O O' O) to 4-1 C +� L +-) O)
N O) L N OJ OJ y O > L U 3•r Qj y L O y C w V) O L
4..> N L L L. Z eC rC o ea 4f +•) L L ea .0 OJ N U O7 CD Z L. M
OJ•r M O/ -= 0. Ol eo •r C •r O7 N +- 7 •r L O1 O
4-) C a Vf C O L OJ N In OJ •o w4-1 "a O] ^ N C L O) L W
7 +- C N C L ^C_ s o 4_ eo . L "a•r C •r L r- ev 4-) S.. O O .L •r L L L
U N •r �o Ol C(/) a) O Ga tp m m U w N F-fM 3 Q OJ O. U F- 4- C
}' y
r X
W
O1
4 L C
.-
;° a 4-+
N C 4-
d o
1 c u >, O 4-)
> a ,a U c
p +..) L. O O) 7
L L L U
C 2 OJ 7 4J U
O n'
U y U C .- L C O
Q N 9 > O) O L
y� C O c 4•- OL •'-
U r- (1),- 75 C
4r r R
Ol
r X yw 3 = ^ � L y •r
LJ N O O C >1 N
o O) 4 r L
Y >1 r LJ L C O) > y
s y r. r• L 7 L o >
rp 0 0 e0 7 0 r L
C
i
low
o � y vc ago
ea Y O r i.a •r O L •r
V1 r
y to O rtJ O +-+ lL U
> L r-•j ^ p
O U � O • L
7 1J �-
.... to .-• N C'M Cl.
`m
=C S
c
N
i
O
N
�0
Cj
C
O
�0
N V • y :i:.
C Gj a e0 N u O y O 4-)
-) a y 4-) a � U s �0 W NI N
ea
L \ L � � 3 c C C1L y N
C - s- o r Cl C p CCj .
+•� 4..t 4-3 N Gj S- O 4.1 Cj Cj C N N •-+ •r •r s.� ea •r �t CL G L.
Z L 4- 4-J • r0•r
C V N L - O \ t0 U L L 4- O O C7 a > _ U �O • w', ,;
C O CJ 'r CJ Cj U 3 �0 •-1 +� O L 0 to �O
c n u > s eC O U C n C CJ O •v H-- O a) u §3
C E �0 C O +�
L � 4-) > O L U C •�
M O a C
4-1E ON oa 0Cj n> rS.; oo o L V y•c YL-1 V
0 3. 00O S- V) 4- CJyj
N e0 t0 0 •r •r u C u C .
_ _ ^ CM • L. 4..� C +� r CJ L
_ 4-1 L r• C C Cj �0 o i C V- 3 L.
n u •�
s- L O L a
O O > e0 W �O^ 4-) •r o 44 3 +J o O O 10 V) (AC LL C U U_
N L +a �i C1 eaC •r ea t o +1 C r0 N M
Cj N C Vol a 3 C c +1 3 Cj a 4-J V D c m r C L1 r 4- V) u 4-
a) L N L U C7 Cj C V) L N L O V O
C1 Q1 O � .'..
> N �E o s L o a � a4) O �vE E s o c
+•) W L N . V
O n u 0 ^ r. C C _ L L
Cj G. Ct O �0 C C W .,� c; L^ ea L. t L N L N N
U U- 4- (0 L s- O U 2 e0 O cu p
X
W •
a-J
to a
c �
c u 3
t u (U4-1
a�
'' a+•i L N r0 - n ea S-
r_ i. ea t•-
U o Cl O (0 N p
o
Cf Q^ > U C V N r-
C > V) r'•- Cj o
CL R O C1 O i L G O
L C r
N n'•'- to N Cj U -
r '0 • y-J r L N
X r^ U 3 ^ CU
W :::. X • L e0.— C GJ
L L L C Cj +-) r0 a O •r•r
CU U 4.J
4.1 r0 (A Gj o ra o o s 4-) �
C i a COj
et! Gj O CJ n
Cj > p
^ 3 L L
�o � v v v
U U + LA- U.--• 3 V) N N
r •r
O CJuC� LU
�O I�
r
+IIR
iww
N
L
N
C
O
.4-)
•r
f �
4-J c aJ o aJ v L a a aJ
N OJ L s L >,+J +J L +-) C L Q1
C O OJ L C O A OJ
c> >, 3 rn ^ 3 3 o U L O o M a 3 ro ..J C L
7 G C M o .V- L L L OJ = r0 i M. o +-+ A
Q7 N a� G 7 0 'NJ 3 - L O) U O L .-
4-J N rp O O L L 7 >> Z U V L L O OJ L L
^ r6 r- O N.-• a.l N L 4-) L O) r- OJ C .- L L ••- O �••�
,•.+ ^ rp C a N +J L C O ••- O OJ •r' OJ L C +.j N V7
E V rp C L J y O p C +-+ 3 o 0 C O U 3 = O OJ r0 QJ
CD rC rQ -> > •� y 4-j 4- 4-1N
a) = O +-�•" N U r- C O-C) U w- >f U x O L OJ
>> .j +J O O O OJ Ln 4- 4- C ••- N -Z3 OJ U O L
R +-) 4.J O) x N C) U U •0 O O ••- > O o t0 > L C OJ 4.J A
- '- •� C L O ro O) 3 G L 7 r0 O) G U
A
L +••� R7 rVC ; W S.. L L O N N f- O) O)L 3 - =) U c N rC N
C 4- N O +..� 4- N C L +J dJ O N U ( f- 4- C •r
N OJ CL U U N2 N N L O Y •- +� L C U O 'O O r
ra C L >, MN •r- O rti ra O O •� •"' •� >
O O +••i L O >> N O O L •^ +j
n a M ••- 4! C O L OJ N + 7
• 4-J O +•+ i 0 L >>L eo ^ C ••L O >1 • 3 (A OJ
, OJ L C
_J r0 + M 3 M 3 OJ +--J U N C) O) O � N OJ +-J L 4-) O ro U OJ > •-
> Cf L C U N O •� 4 VI N •C i r C.7 C U O CL- - L OJ •- > L
C OJ o C - C OJ -:r C •••- C L OJ .•- rC a L > OJ +) +J
C c m � C O OJ U L - OJ rO 4- OJ +J.- •r- OJ U L- 3: U N
N OJ ev C CJ O O L O) L OJ >, O_Cn L - 4- > OJ L L N C OJ O ••-
C,J O a N 2•r �Z 4- L 4-J Z rp C C CJ t/') �--� F-- CL O G 3 +••) rC m N
x
L
cu C i
N L OJ _
C +-J CD OJ p
O 3 '-
>.. >-, O ro
..� .a OJ
y �
c 0 -0 = - v
o
U r• L C w rC
> QJ > G L +••r
O) •-
C OL•'- L O L�+J '-Z-
1 G' 2U C N
79 OJ o
> U =
w C >, C t OJ v a
OJ +-.rOJ CL N U C
L C L OJ •� '••
O O O O O aJ G
V J
N L
I
N >-,isw
U ...r
yJ +r O]
r- > C C C >
p — O � •--• O i
.0 1J O
r C.- L'I O r� O C1 G:� .•-�
Orr
TC-7
L
N
ec
a�
c 1
O
� yYWtl
4-1
_ C C
L O C
^ 4-J i4.j
v v, 3 o ea
�
ea
ai (3) .c G
C N C.4.) ea >>
Gl x L
(1.1 O
4.J 7
eQ �=• O
S- C V +� •�
ep y O •^ •^ > •r-
Ccj > 3 O G7 *-
'c V- 4-) L L '-
N
aJ
x
u.t
1
t I C G ^ C 1
C O eo >., ea C eC.N em L 4-t ea 4.j y t V �- O - - r-
C C ar C, O d 0 to y C C G. N a
O L C N N C {L1 � '^ C U ..J 4.j
4-1 cm ^ C = < O C
~ to L ^ •C C 7 G.^ L O a M .4.4-1L c
> 0— O C L j L '� ra ¢ CC
C CJ = ea L C ,.. O L Oi O >, � ea
C O R•.- eII > O C.O s- a
U C L •�.� y 3 U O 4- N V1 r�
cm ca y _ _
d V 0 tT N O 4- C7 C C ea y
i N = . N y L '- O'-- O i ? N
N L� W G1 O Iv ev3 'C (Ai ^ N � C1 L U C ~+i p ep
e- C •� e0 V O C L .-•- vJ N
O i O e0.- c
x LLJ O CAO >> C O N �J O C p -W 0 0 > C QJ C G�J
.a a' (D '^ V G) 4-)N t71 eQ 4— C N = eCp 0 0 0 7 cm ea > p L
O eC C1 V tY ,�L L L O 4- N 0 0e13 0 •^
1 1 1
� C
.'.. .^.^ y rp .
C
L i•.- p � O C
O O +JU
G. GPI =
c c s W
G) ea N G) 4-1 4-
I= •r (Z N ^ C G) 4-
CU vi L a O
CU (1) fa G1 4- C +�
C �a .-•. L N ' •r 4- eu >>
O +•� O 'r U O 4- +-•�
a a) CL N a N o
arllr OL O to L L J
L L d U O C)
N N a..i •r• 4- L � LA C B
c E �' Gc) fa N E +•+ a
aw N > •r = 4-3 c O C) C U
a O L O U 0- L i C C)
O L N U (1) O N¢ O O N C
C C S > v (a L ea •r CZ
p M 10 +-J G1 •— O Cal
+-) O U 4- Z •r C '-
ow C1 N 4- CT O G) �a
ra r (37 O O G) C) r > L
CT p +-) L CL c O �
4-3 � O 4-) CT C L
+.� L Y O r-
(1) +•� G) C)
L- > C) Ia -+) i ^ N CD N
C 0 -- - - L a O G1 G) w
a) 3 +) .a a a1 L 4- E
C.o Q) u > (a v ^ L
E v N a) o. c C1 n ' E
Qj v —1 N (a 3 C1 M y
L L B O L O L— ^ = 0 c m
4-- O C1 (U t 0.0- C) •--• tl O C1
r
cu
a a)
C N C Cl N i N
N N 4-1 -0 . - O C C) G1
� •- M1Y ^ � 4- _ �a.- G O �..i C r- C) a..r O •'- Z G1 N � V-
a1 N a. CU ..+ o n,—-0 4- _ Z L 4-10 o >,a t +� E o p
u v = N o U 4 c () O) N
C U C1 V- 3. C 1) N r- +- L U C1 (2) of m C O c O L y > W r.- ea N CU 4.- y
a i 0 0 .- L C1 G1 O (a N O C > L C) W L " . - Z.
¢ r > L 2 W C •r G1 N = E-^ G1 C L C1 2 r m O
'- C1 m U C) 4-1 C N 3 r +-) (U i y G1 N NN O C•'- >• .-
C U �•
C) L +J > W77 ^ o 7 'U � O 4- = C1 a >., C C C)r- •r ea •
--
L.) 4-1 •'-• G1 N N O U L '•- L O r• c G1 O O U G1
L C.) O ¢ O U +•� J_ R) ra 7 L ••- O L:3 O U L > 7 C) CS. 3 (IJ •^'
v ra O C1 C1 C J—) C C1 Vf N C (I) C) C 3 X
>1 Z G1 G1 O M -r U M L G) 0 3 C C) C O G) +j O "a L W N O 0.G) r
L = L L • Inr- G1 J O L. -0 C) G1 C) > O U O L CT Z W (a N C) ea G)— = S..
'd C (1) 4-17 C1 C C C ••- L 4- W .- c '- ea U C +J ea C F- E t WC 7 C1 L C 5 m
G1 s +) to ea ea 3 t >, > G+� C1 C L r O L G) •r= C1 •r 'a N
O N — 'a • C ^ C1 C) O +•� N .0 CA
O O +•) 4- ea 0_ N C_ C) to i - L >1 3 C O O C O C)
c/J C1 — L a C) O !- p 0 — L r- G) ^ > N N L a O CD -0
C1 C1.- 10 r- C C Vf y > •r C) c ea C) C) W7 L U . •r •r
y C1 +� n � ora � a � `vso (1) -3 � c •� Li73Na) a) a) > +)
> •- X L L CT L (2) C • 4- -,C3 L (1) 4- L L 0- O •r C - M L --n— OS Q)
> G) (1) (1) C) U N -0 C1 (1) (1) O ea WC) O N > C) G) +> > L
_ r t � VI C1•.-
� O C N.- ^ y C 0 C1 C C1 N L G1 L O CJ � > C1� �a O
O L C Q1 •r- C) Z C1 L N M >1 S- M .0 C- L -= O O E = C) i 0 4- C (1) C14- 7 GJ C 7
Q3 +-> CT M. O r- +-) M •r U F- V) ¢ +' T•.- v E =44 o •r � c/') O O L C) a
L -
x
W
O �� O �
>1
4••) (I) "a •-�
N N � G) CT U L C r• W >>
NCO C G1 C1 C1 ••- +•'
4! >1 O N O O > O U
+.i • r- .aa L L . C ea
' C) Q) M. G) J 4)
p N C] C C y L U 7 O Iv
c
a 4- � � o C) �1 �� C a)a1 v
C O +, N i GJ L .- + O s- C
y C1 !n m C +.1 Cn ea +j
•r a N G) G) C u O G) 2 C)
}iitw-,c Q1 0 CU " LA L e6 C U (AX • C1 C '- L W (3) C r- G1
W C! a> > ra O C1 i. -0 N N N C1 M CO
C .- N > C1.- L. •-' L L
L ea M (11 0 (1) Vf O 4-) (1) (1) E
�a U U-:4 G) G) 3 C) C C ra C)4- C
C) 0 a "a .= L O L O 3 +-) N G) G) ea
Z > ra U O Cn 7 Lr C 7 C1
CJ
N
Z >1
L
C N
�a
is
Tcr1
as
+.J v_
ra o
o c a
N > U +C
L +J N 2
O �
ra L •� ra
a) S-
(1)
+J C a
C G > O
O cu C7
-J a)
� +J C .0
tm rp +J
O a C
O
C y
O N �
� W
O.�
O C a)
� � t
Gr- �
N 3
c 3 v a) a (As0J L
_ C 3
y N C C - 'a- + O _> a) rfl ro O .- O N a) O C a) �
C �1 f O C t 41U +.J L C S.. + J X J O .0 4 O 4- (U X
a) C- ro aJ X O ra O C 4- ++ ra N
ra a= •• n .- •� L a) N L. a) O a) L a) ea :.J •� r0 +J aJ :;m:
\ U ra L > C •.- +J N aJ L- ra C +J L i L f - L C •- N
C 7 o L t0 c ^ Ln N L +J 4- T O L L M ra .0 a) C +-> > a O a U a N
O •r N is n \ tt f L U C O D U W +J 3 +J +.J N M N Q) C Z '- O +J 2)
C ^ C O +J +J - a) QJ 4- S O.- N N S- N
O = a) ON t ' aJ aJ U N aJ O t ra L to•.- ra 4J O N 1- ra O N O (A
3 LO s ra c7 s s ra a c aJ o y C 4-) i ra ra o. ra U i Y -4 +J
Ccu
a O G. .. 4- +.+ a) ra a) C C '- C +� N c/f C 7 O ra 4- Aj
aJ L 4- V) N L C +J ra •O +J 3 L. M. a) •.-
p U a
aJ a) C N +J C C J C L •� C
C.R7 O
N a d 0 +•► U +.J 4-1C L � r0 a) 1 C O .0 O N 4) L
O a) ra O L ra C CU r- O � ra O N O i. _ al +� O ra O
Z ++ i .- W +J •r- +J r- a) Z aJ O U ra U L O X ra 41 U
+J +� w a) U O L rm ra () O.G. a) U _ ^� v '- 3 v aJ aJ ra U
O O N L +"'+ i.J aJ 'a +J V) O > O aJ O C a1 aJ N y 4- CY C a) N .a�J
U (A +•1 W ra ^ L G a) O '0 �% aJ L .G C L •'- et) C •'-•.- t 4) �•-+ C 1- •r- J J •r-
O Z 3 +.J '0 O.ra +.J -0 O.4-J C.N > +.J >4- +.+ L. LN Q d k- •.- U
X
W
i
+J 42 +J c
O N L L C N
U O cm E
ra O Vf r••- L. = N — N N
C C C (v +J O N R ra 4-J N M a
O 4- L O C E C (IJ to U rQ Q N C >>4-
.- ra > ••- S-.0 L- ra +OJ N 4 ^ O
aJ 3 0 4) a. 4) 'a ra ;J ra >
C L L -0 L 4-j N .-
O aJ >,+J •.- 4- N aJ +J (3) s- a) +J L. +J •�
^ .•- C N O aJ O = MS W +J - a) U U
U C.+J O L > L + .0 41 0 > > ra
N C U a) >., O +J O a) a)
C aJ > +.J a) 41 O 4-C '- 3 N C
L L C ^ ^ U ^ O L N 0 -- +J
J, OCU a)lo r— E +J oss
L U +J 4- aJ aJ'- Y O ra O C w +•d
+J U O .0 +J O. ••- ••-a U a) (3) O
x L N . - +J O X ra r- +J > N
W
a, C r N 4) 4--1 N o ra a) t
(V U L O U C7 > +J V) X (A, , N)
L C 0 0 7 0 ra d 0 O•� O ra O ra a) aJ
F- O •-)U Nit ea O' CZ3 L +.) d > LC
t
Ul
M+J
L C V s
a) O N +
C U W
-
6y,J�••'
TL+ to
w.
N
CU
N
�O
C
O
Q1
u
C N •
C O
a) S
al o y
� •- O aT a) M �
aj N .— U N .J V
aJ C a)
3 ar x p C
p ea > N p x
t2 C. 4-J +-) .+ v a)
>,4-J
vl
:.J � O +-+ •� N.�
%v � gt � •� C. No
n.= a o••- o .r.
o 0 3 s L
X N L. +-) a � CDx
= a) (a C. N '.O
a.j +- y eC O v- .—� �►
O > -11 a) +j 000
c/) a >>.- (U L 1 a)
+.> a, +J b '0 o o .-+
y L L) v (1) vn co IV
> a) w a) a) X m C1 L
C. Li '-� N a) to Q)
C L
J
X
LJ
N
C
O
.imw
Ift
V
C
N
i x
w
ow
r
rr v c
v C -
vN O
U—
w
o
aw
aw
4w
rW
ON 11. INTRODUCTION
ow
aw
sm
a
INTRODUCTION
This document represents a comprehensive revision of the General Plan adopted in
1975. It is presented for public analysis and comment with the intent that, after
being revised to reflect public input, it may be approved by the Planning Commission
and adopted by the City Council to serve as a guide for the future development of
Palm Desert. To aid in the evaluation of the draft update, an Environmental Impact
Report (EIR) and Fiscal Impact Report (FIR) have been prepared by the Planning
Center. Public comment as to the completeness and accuracy of these documents is
also solicited. The adequacy of the EIR will need to be certified by the City
ow Council , as required by State Law, before it may adopt this revised General Plan.
WHY UPDATE
The present General Plan of the City was developed with the assistance of a Citizen's
Advisory Committee and the planning firm of Wilsey and Ham, Inc. The City Council
adopted the plan on Januar,, 20, 1975; said decision was confirmed by a referc wum
election on July 8, 1975.
The Planning Commission, on June 20, 1979, directed the Department of Environmental
Services to update the adopted General Plan because numerous external and internal
factors have begun to raise questions as to the credibility of the adopted General
Plan.
Internal Factor: since its adoption, the plan has had the following amendments:
No Case Nos. Date Approved Affect
GPA 01-75 10/23/75 Clearer definition of land uses in the
commercial area and minor text changes.
GPA 01-77 3/10/77
Designate small area of Service Industrial
land use in commercial area.
GPA 02-77 1/12/78 College of the Desert Specific Plan.
GPA 01-78 7/13/78 Change in status of Portola Avenue south
of Mesa View Drive. &—�
Case Nos. Date Approved Affect
GPA 02-78 7/27/78 Addition of Parks and Recreation Element.
GPA 01-79 4/12/79 Palm Valley Stormwater Channel Area
Specific Plan.
Also, the City's present General Plan is not based upon an actual , physical survey
of the Planning area, but upon the consultant's interpretation of 1970 census data
aw and County records - all of which encompassed a much larger area than just Palm
Desert' s Planning area. This is further complicated by the substantial development
MW
that has occurred in the last five years which is approximately 3,000 dwelling units
or 46% of the estimated total number of dwelling units existing in Palm Desert in
1974.
In addition, the Commission has had several discussions regarding land use changes
.. in the area known as the North Sphere Area. Fourth, a City's consultant is completing
a master drainage plan for the North Sphi ,-e Area which should be incorporated into
the General Plan. Fifth, the informatiu.. gathered as a part of the completion of
the Palm Valley area and C.O.D. Specific Plans should be incorporated into the
total General plan. Finally, the issue of long-term city finances is a critical
� . element which does not exist in the City's General Plan.
External Factors: The Local Agency Formation Commission in 1975 and again in 1978,
substantially revised the City's adopted Shpere of Influence in terms of reducing
*W the total Planning area. The State of California has mandated that all the cities
in California develop a new Housing Element in line with new State guidelines by
too
July, 1979. The State is also requiring that all cities develop criteria for their
low General Plans related to the conversion of apartments to condominiums before such
conversions may be regulated.
NATURE AND PURPOSE OF THE GENERAL PLAN
The preparation and adoption of a General Plan is a responsibility assigned to all
municipalities in California by the State. The Legislature has identified nine
elements that it feels every City must include: Land Use, Circulation, Housing,
Conservation, Open Space, Seismic Safety, Noise, Scenic Highway, and Safety. In
�. addition to these required elements, the City has included five elements: Urban
Design, Population/Economics, Public Facilities, Energy and Recreation.
All of the elements are equal in importance and must be consistent and compatible
with one another. Similarly, all goals and objectives, policies, standards and plan
w.
proposals must be consistent; the implementation. programs set out in the plan must
follow logically from the plan's goals and policies. Without consistency in all
these areas, the General Plan cannot effectively serve its purpose.
The General Plan provides a broad outline for the future physical , social and
MW
economic development of the City ^f Palm Desert. The General Plan report is designed
aw to serve as:
o A definition of City policies to assist public and private decision making;
o A description of the vision of the citizens of Palm Desert for the future
character of their City; and,
o A documentation of the processes, assumptions and data leading to this
vision.
REGIONAL AND LOCAL CONTEXT
The City of Palm Desert is located in the west central portion of the Coachella
Valley between Palm Springs and Indio, as indicated in Figure 1. The Coachella
Valley can be roughly divided into two zones with Palm Desert placed between these
zones:
o The northern portion of the valley is characterized by resort and retirement
communities with a focal point being the City of Palm Springs.
o The southern portion of the valley is predominantly agriculture in nature.
The City of Indio represents the major center in this area.
r
The total planning area, as shown in Figure 2, consists of the current incorporated
ow City boundaries and the Sphere of Influence as defined by the Local Agency Forma-
tion Commission (LAFCO) . The Sphere of Influence is located in two areas. The
north sphere is basically bordered by Country Club Drive on the south, Interstate
10 on the north, Monterey Avenue on the west, and the area one half mile east of
Cook Street.
The south sphere area includes all the land west and south of the current incorp-
orated City boundaries. This area includes Bureau of Land Management, Boyd Research
Center (U.C. Riverside) , and State Game Refuge property.
HOW TO READ THIS PLAN
The General Plan includes eleven elements which have been grouped into three
sections as follows:
o Development Elements
Land Use
Transportation/Circulation
Urgan Design/Scenic Highway
Public Facilities
r
o Social/Economics Elements
Housing
Population/Economics
Public Facilities
"W o Environmental Elements
Conservation/Open Space/Recreation
up Energy
Noise
Seismic Safety
so
Each element contains numerous sections not the least of which are the goals and
o" objectives, issues, analysis of current situations, the plan and implementation
policies. Although each element is different in content, the document will have
ow
certain ingredients common to each element. The key ingredients included in each
aw element: / ,�
r
o What are the issues,
o What should be accomplished and how,
im o What direction is emphasized,
o What is most important in the minds of the Planning Commission,
the City Council , and the public.
wo
In completing the environmental assessment of the General Plan, the Planning Center
o recommended changes to various elements. In some cases, the changes were the
inclusion or strengthening of policies; in other cases, the Planning Center recom-
" mended an alternative land use. These recommendations have been included in this
document so that they may be considered along with the other policies and/or land
bw uses. However, the EIR and FIR for the General Plan and North Sphere Area should
still be read.
Legend - r
SPHERE MAP ;_:•
Northern Sphere of ' `•w
rr Intluence r
I
wr
1 I
Ctty:of Palm De9ert
City of Rancho,-Mirage \c ti _ 1`•1 C o
'ir }-•:, .. �:s�'^•:a., \,~� j�IlanNlo:,.�..,�.� .. ,r• ,I I , C a�..�.:= I.
— .. � F � \- � ra _.• � ! 1 ,,_� y is
�� ._ __ ___-�� __ _ - +1y' - .. '1..111 iii •�+.r.�r✓•;- /�.f-•1.•.- __.-.� .lam__ --__ _. -_
1 -ti "�� • • _ ; , City,of Indian Wells.
� •. , .1 ./�1 'P+In I►..n a� -'•�„�• w-s'- ..t: .ter. - �ff 3��`
f -- -^-` •";--�-- , •,:i ''�C.... ! w.` I ... .1�11 ... I • ^'1 -fir
• --...\�-I �.� `, .J �Ja, ~�..•is, <l• •ti .. .... 1sVJ'w' u
r 311t, tp .. . . , _ sQ .1y / •.-�..
.1�^,� '�a ) WaillrMiu�.,: y i'••..• Vj�L--� � I �� l_-1 ;.� O
Obi m_w m+er`.a ._.,.3�..1+'.. — .— .-.Ii�li��!��.. — Tr— V.v�wr.,•"�.I►._f'.GiY.u�.•-. .—._
Ow
Ir. II :.t it
tow
- O• � tt^�' ..a.,{ r'�,7 :w..wo .•�,,,.. i I _ _.� .( Y 1� �1 y •���e.=< �;
,. l��• rilw� ..:� ,� u r C. •u, �� J 1• c) Lea-.ui
`� +- Southern Sphere of`N I f
'w 3 w Influence .., r� �.
- ,, G- j^
.�• 'L I •t Li.!(.• �-
�(f��q•��(j� Mtn o = �• � olw•a�w ,�. I 4 1 f ; , �./ .-•�
It•W.:��� t S•_�.`'_ -_- I-_ _ ---t� _ -_-!--__-----.�,.� _-}Z•- --,Y..�--1`� •�^__�i ~_--1�_
�-- {.r i ��! - �, a" � ,�.; N Z
I 7� 7'' M Ivr •� �" : '' I, 'v.a• ^`I 1 ,1 ,`71G` I.1 :! -!.a •-.J
1 I
im
rM
------------
r
w.
r�•
9EGIONAL MAP
too
,o PThou�nd
Palm '
Springs mac:
3 Hidden
q :• Springs
Oa QP/
Q
h
•• 'r.•.*
• • 5
Project Site
Miira�ge ..'m �.••••.::
• . /.
Desw
OG .•.. ..: PalmZ. IWeI�Is Indio
74 •
•
• • Coachella
•
La Ouinta
0000
• • m
• as
w.
Thermal
• J Mecca
...•.•...•••..• oc/
,
a�
G
rrti Taio..
1� 195
Alta
•ii
Ow PLO%�
TN
- III. DEVELOPMENT ELEMENTS
VA.
faw
aw
to
r
r+
No III.A. LAND USE ELEMENT
am
Im
am
wo
as
fw
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
aw
I. INTRODUCTION
aw
A. REQUIREMENTS
The State of California Planning and Zoning Law requires that
a land use element be prepared as part of a general plan as
follows:
Government Code Section 65302(a) : A land use element
which designates the proposed general distributions and
�. general location and extent of the uses of the land for
w housing, business, industry, open space including
agriculture, natural resources, recreation, and
enjoyment of scenic beauty, education, public buildings
and grounds, solid and liquid waste disposal facilities
�. and other categories of public and private uses of
land. The land use element shall include a statement of
the standards of population density and building
intensity recommended for the various districts and
other territory covered by the plan. The land use
�. element shall also identify areas I covered by the plan
AW which are subject to flooding and shall be reviewed
annually with respect to such areas .
err
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
The land use element has the broadest scope of the state
required elements as it represents a composite of the
policies and issues contained in the other elements .
The land use element of the Palm Desert General Plan is a
major factor in determining the physical form of Palm Desert.
It identifies and establishes the City's policies regarding
future development patterns, density, intensity and land use
relationships. The land use element seeks to provide
sufficient land for all the needs of the community while
preserving the quality of the environment.
This document is an update to the land use element included
in the 1980 General Plan. The purpose of this update is to
include the those areas which have been annexed to the City
and those areas which have had a change in land use
designation as a result of a general plan amendment.
B. RELATIONSHIP TO OTHER ELEMENTS
The land use element of the General Plan represents a
composite of the other elements in physical form. In
differing degrees, all of the elements of the General Plan
will contain policies or proposals which relate to the land
a,„ RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
ow
Wo use element. The following discusses the relationship of
other elements to the land use element.
.■ Seismic Safety: This element defines areas suitable or not
suitable for urbanization or development of a particular
type.
Public Safety: This element identifies areas for public
` safety land uses such as potential sites for additional fire
stations or sheriff facilities.
Circulation: Probably the element most closely associated
with the Land Use Element, it designates the major roads
" proposed to serve the expected land uses. The nature,
routing, and design of circulation facilities are major
factors in the determination of land use ( and vice versa) .
Open Space/Conservation: Together they define lands to be
preserved in a natural state and other lands for urban
purposes. Also, they define criteria, standards, and programs
needed to control the impact of physical development
activities on the natural environment.
ti.
WAW
u� ,9 3
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Housing: The Land Use Element indicates the location,
density, and intensity of residential uses throughout the
planning area.
Public Facilities: The Land Use Element indicates the
possible location of public facilities and serves as a guide
to public investment in such facilities .
Noise: Considers the location of noise generation activities
such as streets, highways and certain industries in relation
to the location where people live and work.
Urban Design/Scenic Highway: The land use pattern is a major
factor in determining the physical form of Palm Desert and,
therefore, establishes parameters for the design aspect of
the community.
Population/Economics: The land use pattern and intensity of
designated uses are major determinants of the ultimate
population. It also indicates the amount of commercial land
use that will be needed to serve the needs of residents.
m A�
RESOLUTION NO. 94-34
im
CITY OF PALM DESERT
LAND USE ELEMENT
aw MAY 13, 1993
"' C. OVERVIEW
The City of Palm Desert is a resort community with 24,800
permanent residents and approximately 18,000 seasonal
residents . The city is 22 .2 square miles in size and is
+. approximately 55% developed. Palm Desert continues to be a
resort destination due to its consistently temperate winter
weather, country club atmosphere, and extraordinary mountain
views . The city has also become a more family oriented
community for the above reasons as well as its relatively
affordable housing in comparison to housing costs in Orange
and Los Angeles Counties. Due to its central location, the
City has become the Coachella Valley's most desirable retail
and restaurant location.
The City can be divided into seven general areas : Hillside,
South Palm Desert, the commercial core, Palma Village,
Cook/Hovley industrial area, the area north of the Whitewater
Storm Channel including the north sphere area (North Palm
aw Desert) , and the unincorporated areas within the City' s
ow sphere of influence.
The majority of future development will occur in the vacant
area in north Palm Desert between Country Club Drive and
ZZ7 �9.S
. 1
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Interstate 10 with the remaining development occurring ,sy
primarily as inf ill projects in the other areas . The Hillside
area will be the slowest to develop due to natural
constraints as well as the stringent development regulations
involved which are designed to preserve important visual and
natural resources.
II . LAND USE CLASSIFICATIONS 16
A. RESIDENTIAL DENSITY
For each of the residential land use classifications below,
the density ranges are not meant as strictly minimums or +i
maximums . The lower figure for each category represents a
"guaranteed" density and the higher figure represents a
"potential" density that could be located in each area after
certain standards and criteria are met.
Residential Designation Density Range
High Density 7-18 du/ac
Medium Density 5-7 du/ac
Low Density 3-5 du/ac
Very Low Density 1-3 du/ac
rr7 A �
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
B. LAND USE CATEGORIES
High Density Residential (7-18 du/ac)
The high density designation is characterized by a wide range
of residential development including attached and detached
single-family units and multi-family attached units. High
w density neighborhoods are located immediately adjacent to the
commercial core area, College of the Desert and major
streets.
Medium Density Residential (5-7 du/ac)
This designation is intended for residential development
r
characterized by single-family detached home on small to
medium lots in standard subdivision form and/or single-family
attached units with common open space.
Low Density Residential (3-5 du/ac)
The low density designation is intended for residential
development characterized by single-family detached homes on
r medium to large lots in standard subdivision form and/or
single-family attached units with common open space.
Very Low Density Residential ( 1-3 du/ac)
This designation is intended for residential development
characterized by single-family homes on large lots which are
sensitive to natural terrain.
9 7
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
f1
Service Industrial (No maximum site coverage)
The service industrial designation is intended to allow for
a mixture of industrial uses oriented toward storage,
distribution, assembly and service of goods for Palm Desert
and the surrounding communities.
Core Commercial (No maximum site coverage)
The core commercial designation is intended to provide for a
core shopping area with specialty and general commercial
facilities for residents of the City. General commercial
designations are located along Highway 111 and E1 Paseo.
District Commercial (50% maximum site coverage)
This designation provides for mid-size commercial
developments ( 5-15 acres) outside the commercial core area
and is intended to provide convenient shopping opportunities
for the surrounding residential areas. District commercial
designations are located at the southeast corner of Country ib
Club Drive and Monterey Avenue, the northwest corner of
Country Club Drive and Cook Street, the northeast corner of
Country Club Drive and Washington Street and at the future id
Cook Street/Interstate 10 interchange.
,CZ7 8
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
ow Regional Commercial (40% maximum site coverage)
The designation provides for large commercial developments
60 (minimum site size 35 acres) which offer a wide range of
goods and services to the residents of Palm Desert and the
Coachella Valley as a whole. Regional commercial designations
,. are located along Highway 111 (Palm Desert Town Center) and
the Monterey Avenue/Interstate 10 freeway interchange.
Resort Commercial (40% maximum site coverage)
aw
The resort commercial designation is intended to provide for
„w developments ranging from 4-10 acres which include low-rise
bungalow scale hotels, entertainment, and restaurant
am facilities with related commercial uses. Specialty commercial
designations are located at the Highway 111 gateways and
ow
along the west side of Highway 74 south of E1 Paseo.
Planned Community Development
The planned community development designation is intended to
provide for master planned community areas. The master plan
will show proposed uses of all land including residential,
school sites, public and private' recreational facilities, all
common open space, commercial and professional centers, and
industrial facilities.
=7 A 9
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Open Space/Parks
The open space/parks designations are intended to provide for
areas reserved for parks, public or private recreation, open
space, governmental public uses, or areas where a hazard to
the public may exist. The open space/parks network is more
fully discussed in the Parks and Recreation Element.
Office Professional (50% maximum site coverage) di
The office professional designation is to intended to allow
for a mixture of administrative or professional offices
which, by their nature, are of relative low intensity and,
therefore, are compatible with adjacent residential zoning.
as
Hillside Planned Residential (based on site)
The hillside planned designation is intended to allow limited
development in the hillside area due to site constraints and
important visual and natural resources . In no case does the
density exceed two dwelling units per acre.
Affordable High Density (15-25 du/ac)
This designation is intended to provide affordable housing ka
primarily in the form of apartments . Affordable high density
neighborhoods are located adjacent to major streets to
provide easy access to public transportation.
az o ft
n RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Senior Overlay Zone
The senior overlay zone is intended to provide optional
standards and incentives for the development of specialized
r.
housing designed for and restricted to residents over the age
of 55 . Density in the senior overlay zone is determined by
• intensity (people per acre) , age, and project area.
Residential Study Zone
The residential study zone designates areas that will be
residential in nature, however, the specific density for the
area has yet to be determined.
III . EXISTING LAND USES
A. INCORPORATED AREA
air
The 22 .2 square miles of Palm Desert contains an assortment
of land uses that have developed in response to socially
determined decisions, economic growth, and technological
ism change. The land use patterns that exist in the city are not
random. They have been generated with the best use of land
in mind, which means the most suitable use for the community
"' as a whole. The existing land use pattern will be of great
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
importance in the formation of city policies for future land
uses .
Table I identifies the city's current land use inventory. A
comprehensive survey was completed in April 1993 which
includes the recently annexed Price Club area.
TABLE I* INCORPORATED AREA LAND USE
PERCENT
DESIGNATION ACRES VACANT OF TOTAL
High Density 225 . 103.5 4 .6
Medium Density 2418 628.7 17 .0
Low Density 6712 2953. 3 47 .2
Very Low Density 0 0 0 rill
Service Industrial 365 132 .9 2 .7
Core Commercial 106 .5 13. 3 0.8
District Commercial 105 � 94 .5 0 .7
Regional Commercial 239 74 . 1 1 .7 '
Resort Commercial 432 .5 69 .2 3 .0
Planned Com. Development 4'60 460 3.2
Commercial/Industrial 765 757 .4 5.4
Park 147 98 .5 1 .0
Office Professional 45 .5 24 . 6 0 . 3
Hillside Planned Residential 502 . 5 465 . 8 3 .5
Open Space 735 735 5 .2
Affordable High Density 90 40 0 .6
Public Utilities 120 36 0 . 8
Public Facilities 315 .5 246 . 1 2 .2
Elementary School 10 .4 0 0 . 1
Middle School 16 .2 0 0. 1
High School 26 .3 0 0.2
Senior Overlay 10 0 0 . 1
Scenic Conservation 20 0 0 . 1
Residential Study 110 110 0. 8
Low Density/Service Industrial 240 240 1 .7
Total 14,216.4 7 ,282 . 9 100%
*Roadway areas are included in the adjacent land use calculations
XZ7 09 iaf
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
B. UNINCORPORATED AREA
Table II identifies the land use area for land within Palm
Desert 's sphere of influence.
TABLE II
' DESIGNATION ACEW
High Density 15
Medium Density 25
Low Density 1997
Very Low Density 635
Residential Study 133
Open Space 360
Neighborhood Commercial 20
Commercial/Industrial 60
Bureau of Land Management/University of
California-Riverside Cooperative Research Programs 13120+
IV. STATISTICAL SUMMARY - LAND USE ELEMENT
++� A. RESIDENTIAL
The following table summarizes the incorporated vacant
acreage and approximate number of dwelling units for each of
the residential land use classifications designated on the
General Plan Map. Dwelling unit estimates are based on the
maximum allowable density while the actual number of units
will vary according to site constraints and design. In some
cases, a density bonus may be approved subject to specific
conditions being met ( i .e. senior overlay or low income
projects) . Also included in the table is a measure of
.ILA � i3
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
residential intensity which shows the approximate people per
acre.
TABLE III
DWELLING INTENSITY
UNITS PER DWELLING PER plr
DESIGNATION ACRE ACREAGE UNITS ACRE
High Density 7-18 225 4050 39 .2 ilk
Medium Density 5- 7 2418 16926 15 . 3
Low Density 3- 5 6712 33560 10. 9
Planned Com.
Development 2 460 920 4 .4
Hillside Planned
Residential 1- 5 502 .5 2512.5 10. 9
Affordable High
Density 15 90 1350 32 .7
Residential Study 5 110 550 10 .9
Low Density/Service
Industrial 3- 5 240 1200 10.9
B. COMMERCIAL
Table IV summarized the appropriate future commercial square
footage for the city at buildout* . An average coverage of
35% is used as opposed to the maximum allowable coverage.
TABLE IV
LAND USE DESIGNATION ACRES** SQUARE FOOTAGE
Service Industrial 113 1,724 ,976
Core Commercial 11.3 172,240
District Commercial 80 . 3 1,224,036
Regional Commercial 63 958, 320
Resort Commercial 58 .8 897,336
Commercial/Industrial 643. 8 9,814,068
Office Professional 20.9 317,988
Total 15, 108,964 rri
* Approximate buildout will occur in the year 2030
**A 15% reduction in acreage is used to account for roadways
rw RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
V. LAND USE AREAS
A. AREA 1 : HILLSIDE AREA
The majority of the hillside area is located south of E1
Paseo and west of the Palm Valley Storm Channel to the City
boundary. The remainder of the hillside area is located at
the southeast corner of the City.
This area has been the slowest to be developed due to the
site constraints and the City's strict hillside development
regulations . However, as the remaining vacant land in south
Palm Desert is built out, pressure to develop the hillsides
will increase.
POLICY 1 : In order to maintain the natural contours of
the hillsides, developments shall be designed
so as to require minimal grading and avoid a
padding or staircase effect as a result of
extensive cut and fill slopes .
POLICY 2 : Developments shall retain natural vegetation
and be required to install additional
w
landscaping in order to stabilize slopes and
aw maintain the necessary cuts and fills .
-ZZ7 ,9
CITY OF PALM DESERT
LAND USE ELEMENT.
MAY 13, 1993 n
POLICY 3 : Developments shall be required to retain
natural landmarks and features including
vistas and the natural skyline as integral
elements.
IMPLEMENTATION:
The City shall continue to maintain existing
land use policies .
B. AREA 2 : SOUTH PALM DESERT
South Palm Desert is generally referred to as the area
extending south from Shadow Mountain Drive to the City limits
and the non-hillside area between the east and west City
limits .
Development in this area is primarily low density residential
which includes detached single-family homes and condominiums ri
in conjunction with a golf course or other open space. Those
developments which are not low density 'include two mobile
home parks, a large apartment complex on the west side of
a
Highway 74 , a number of smaller apartment complexes/motels on
the east side of Highway 74 and along Shadow Mountain Drive ,
ZZ:7
RESOLUTION NO. 94-34
+rr
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
and a multi-family area in the Deep Canyon Road/ Abronia
Trail area.
wr
POLICY: Infill development shall be compatible with
the character of the surrounding
neighborhood.
IMPLEMENTATION:
The City shall continue to maintain existing
�w.
land use policies .
C. AREA 3: COMMERCIAL CORE AREA
w.
The commercial core area is bound by the north side of
�. Alessandro Drive, the south side of E1 Paseo, the eastern
gateway at Deep Canyon and Highway 111 east to the city
limits and the .western gateway at Monterey and Highway 111
west to the city limits . To formulate specific policies, the
area was divided into four subareas as follows:
Wo 1. North Highway 111/ Alessandro
2 . South Highway 111/ Desert Sun Building to E1 Paseo
3 . South Highway 111/ El Paseo east to Monterey
4 . Gateways- Monterey west and Deep Canyon east
"' .Zzj A /
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
a
1. SUBAREA 1: North Highway 111/ Alessandro
This area contains a diverse mixture of new and old
buildings and vacant lots. Highway 111 lots vary in
depth from 125 ft. to 140 ft. . These lots back onto
Alessandro Drive which extends from Deep Canyon to San
Pablo. West of San Pablo, only a narrow alley separates
the commercial area from a sparsely developed older
single-family subdivision.
ISSUE 1: To meet parking requirements, projects in
this area are usually limited to building on
the front 50 feet of their property due to
the inadequate lot depth in the area. This
leaves little room for expansion. Ambitious
projects are either required to devote
several Highway 111 frontage lots to parking
or develop parking on the north side of ,fir
Alessandro Drive.
POLICY 1 : This area shall be redeveloped to improve
e
access and safety, and increase parking with
an adequate buffer zone between commercial
and residential zones.
RESOLUTION NO. 94-34
a
CITY OF PALM DESERT
LAND USE ELEMENT
as MAY 13, 1993
�' ISSUE 2 : In various blocks there are sections
dominated by older buildings which, due to
.� their original design or lack of maintenance,
no longer conform to present standards .
Existing policies provide little incentive
for owners to improve these properties. The
inability to comply with current parking
requirements actually acts as a disincentive
for new investment. This creates a cycle of
decline which causes the properties to
deteriorate further as well as depreciating
adjacent buildings .
POLICY 2 : Incentives shall be created to encourage the
remodelling or replacement of obsolete older
buildings and uses .
ISSUE 3: Residential areas adjacent to the commercial
core area will be increasingly subject to
negative impacts as the intensity of
commercial activity increases . This situation
Wo
is aggravated by the present lack of a
40 distinct boundary between the two uses .
2z;r A
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Insensitivity to these negative impacts of
traffic, noise, invasion of privacy and sight
line view obstructions will cause the
deteriorating situation on Alessandro to
spread further back into the single-family
zone. Ideally, the transition from commercial 4
to residential should be designed so both
uses can co-exist and prosper.
POLICY 3 A: The Palma Village Plan recommendation to
expand the commercial zone north of the alley
between Monterey Avenue and Las Palmas one
lot for the purpose of creation of an off-
street parking and landscaped buffer shall be
implemented.
POLICY 3 B: Between San Carlos Avenue and Cabrillo
Avenue, the commercial zone shall be expanded
to include lots on the north side of
40
Alessandro to an average depth of 120 feet.
These lots shall be used primarily for
parking and a landscaped greenbelt adjacent
to the single-family zone. East of Cabrillo
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
• Avenue, high density garden apartments shall
be encouraged.
IMPLEMENTATION:
A. Rezone the north side of Alessandro to Office
Professional.
B. Develop an owner participation program
linking private improvements to public
improvements.
2 . SUBAREA 2 : South Highway 111- Desert Sun Building to E1
Paseo
The issues confronting this area are not as complex or
substantial as in other sections of the commercial core
area. Most of the area has been built out with
acceptable site planning and parking. A majority of the
buildings have been constructed since incorporation and
AN
meet current standards .
iw
POLICY: Infill projects shall be consistent with and
complimentary to existing quality projects in
the area.
4Z7 ,9 2
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
IMPLEMENTATION: Existing land use policies shall be
maintained.
�t
3 . SUBAREA 3 : South Highway 111/E1 Paseo to Monterey Avenue
The Highway 111/E1 Paseo area is the City's most
intensively developed specialty retail/general
commercial district. For many visitors, the impression
created by the Highway 111 frontage will define their
image of Palm Desert. It is therefore important to
upgrade the buildings and landscaping in this area to be
equal to the new development occurring at the City's
gateways and El Paseo.
El Paseo remains unique throughout the Coachella Valley
as an outdoor urban specialty retail/restaurant
boulevard designed on a scale appropriate for the ,
pedestrian. This area' s ability to successfully compete
with the new developments west of Monterey Avenue will
be dependent on continued enhancement of the E1 Paseo' s
uniqueness.
The President' s Plaza area which is bound by Highway
111, E1 Paseo, Portola Avenue, and Larkspur Lane was
, Z7
RESOLUTION NO. 94-34
rr
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
w developed to provide mutual access rear parking which,
in turn, would provide easy pedestrian access to Highway
111 businesses and E1 Paseo businesses .
ISSUE 1: The rear elevations which face the parking
lot at the President's Plaza need to be
upgraded in order to provide an inviting
plaza atmosphere as originally envisioned.
POLICY 1: All planning and redevelopment programs shall
emphasize the E1 Paseo and President's Plaza
as a pedestrian oriented specialty retail
W district.
A. IMPLEMENTATION: Current land use policies shall be maintained
POLICY 2 : Pedestrian oriented businesses shall be
encouraged to locate in street fronting first
floor spaces.
r
IMPLEMENTATION: Current land use policies shall be
maintained.
OW
... ZET f o`�3
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
POLICY 3: Incentives should be created for the ;
inclusion of public plazas of various sizes WI,
within private commercial developments .
IMPLEMENTATION: The zoning ordinance shall be amended to
provide incentives in the form of off-street
parking requirement reductions in exchange
for the inclusion of public plazas or "pocket '
parks" in their design. To offset this
reduction in private parking, the
Redevelopment Agency shall purchase and
develop less desirable commercial property
located off E1 Paseo.
4 . SUBAREA 4 : Gateways
V
Gateways, a visitor's first exposure to Palm Desert,
play a critical role in defining the City' s character 00
and identity. In addition to communicating an overall
impression of quality, it is important for gateways to
emphasize that on is entering a unique and distinctive
community.
t
Z27 04 --qy
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
POLICY: Projects in these areas shall be required to
provide architecture and landscaping which
�w. will enhance the image of Palm Desert.
IMPLEMENTATION: Existing land use policies shall be
,w. maintained.
.. D. AREA 4: PALMA VILLAGE
Palma Village was the first major residential subdivision in
, . the Palm Desert area. When the tract was laid out in 1935, it
was designed as a small, low density single-family
residential village surrounded by desert and date palms . Over
the past 57 years, the desert and date palms have given way
to the College of the Desert, the Palm Desert Town Center,
the Civic Center, and the McCallum Theater. While the overall
growth of Palm Desert has significantly impacted Palma
Village, existing land use patterns and policies have
remained essentially unchanged.
ISSUE 1: There are a number of vacant lots and poorly
maintained properties in the area which
discourage new investment, rehabilitation,
and new construction.
+rw
L7 •�as
ALI
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
POLICY 1: The City shall take a proactive role in
promoting compatible, high quality infill
private development and public works
consistent with the area policy criteria.
ISSUE 2 : Narrow strips of commercial and multi-family
zones adjacent to single family zones exist
in the area. These lots are poorly suited for
quality development and negatively impact
adjacent properties.
u
POLICY 2 : Multi-family and commercial lots should be of
sufficient depth to allow efficient site
planning and the creation of adequate buffer
areas adjacent to single-family zones
ISSUE 3 : Because of their relative age, many of the
structures in the area are of poor '
architectural quality as compared to the
err
majority of developments that have been built
since the City's incorporation in 1973 .
POLICY 3: In order to serve as a stimulus for overall
neighborhood improvement, new projects shall
RESOLUTION NO. 94-34
AW
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
rr meet the same high architectural and site
planning standards being applied to new
projects elsewhere in the City.
1
ISSUE 4 : The adoption of the City's zoning map in 1975
r. resulted in extensive down zoning of multi-
family property developed under the county
which created a number of legal non-
conforming developments. These units may
remain as they presently exist, but cannot be
replaced if they are destroyed or
substantially damaged. This non-replacement
W feature discourages lenders from financing
the sale or rehabilitation of these units
which often results in low levels of building
maintenance leading to generalized
deterioration.
POLICY 4 : The City shall continue to allow presently
non-conforming residential properties to
W obtain conforming status through
architectural and site rehabilitation as part
of the certificate of zoning conformance
process.
•r
""' Z2 7` /9 R 2
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
E. AREA 5: NORTH SPHERE
1
The area generally north of the Whitewater Storm Channel
between Monterey Avenue and Washington Avenue is commonly
referred to as the Palm Desert North Sphere. The north sphere
represents both incorporated and unincorporated land and
contains nearly 8400 acres with approximately one-half of the
area being undeveloped. The developed portions encompass a
variety of land uses including industrial, retail commercial,
offices, resort hotels, and various housing types.
The area serves as the City's northern gateway, therefore the
quality and type of future development will have tremendous
impact on the community and its future.
Palm Desert 's long range commitment to assure proper
development of the area is reflected in its acquisition of
over 230 acres . Potential development on this land includes
a municipal golf course, a conference center, an employee
village and park facilities .
GENERAL POLICY: The land uses within the north sphere need to
be a continuation of the City's present
growth patterns, balancing private economic
&7
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
concerns including commercial and residential
projects with long term community goals of
.. reinforcing Palm Desert as a city of quality,
taste, and stability.
�.. 1. INCORPORATED AREA
POLICY 1: New developments within the north sphere must
demonstrate the ability of public facilities
and . services to accommodate them prior to
approval
POLICY 2 : Special attention shall be paid during the
development review process to assure that
proper mitigation and transition is provided
between uses .
POLICY 3: Development agreements shall be encouraged to
enable Palm Desert the flexibility required
AW to answer the unique concerns of the north
ww
sphere.
POLICY 4: Residential developments on land within 2000
feet of the railroad and Interstate 10 shall
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
be required to implement noise mitigation
measures. Because of the additional costs
involved, higher densities in this area may
be appropriate.
2 . UNINCORPORATED AREAi
The unincorporated area of the north sphere which
encompasses approximately 1629 acres is generally bound
by Country Club Drive on the north, Fred Waring Drive on
the south, Washington Street on the east and Oasis Club
Drive on the west. Developments in the area include the
Palm Desert Country Club, Woodhaven Country Club, Oasis
Country Club, and the Palm Desert Resort and Country
Club.
16
The majority of the area' s land use is low density
residential with some higher densities located along '
Washington Street. There are small commercial
developments located at the southwest corner of Country
Club and Washington and at the southwest corner of 42nd
Street and Washington which are designed to provide
convenient shopping opportunities for the surrounding 0i
residential areas.
zzr /�30
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Also included in the unincorporated north sphere plan is
600 acres bound by Frank Sinatra Drive on the north,
Country Club Drive on the south, Portola Avenue on the
east and Monterey Avenue on the west. The area includes
Suncrest Country Club, Palm Desert Greens Country Club,
+► and Santa Rosa Country Club. All but approximately 12
acres is developed with either mobile home units or golf
course facilities.
ISSUE 1 : There are a number of residents in the
unincorporated north sphere that maintain
horses on their lots which is permissible
under current Riverside County codes.
However, in the event of annexation, city
standards would preclude this use from the
o area.
POLICY 1 : Where appropriate, the City shall have the
ability to designate lots which are 1 acre or
larger in size as residential estate (RE)
which would permit domesticated animals,
including horses, per the City of Palm Desert
zoning code.
+�r
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
IMPLEMENTATION: The City shall determine if a zoning
ordinance amendment is required to include
AA
horses in the definition of domestic animals .
POLICY 2 : Infill development shall be compatible with
the character of the surrounding
neighborhood.
IMPLEMENTATION: The City shall continue to maintain existing
land use policies .
F. AREA 6 : COOK/HOVLEY INDUSTRIAL AREA
The Cook/Hovley industrial area is generally bound by Hovley
Lane on the north, The Whitewater Storm Channel on the south,
the 1/2 section lines of sections 10 and 15 on the east and
the 1/2 section lines of sections 9 and 16 on the west.
ISSUE: This area was intended to be developed with
industrial uses including the storage,
distribution, assembly, and service of goods .
However, much of the area has taken on
business park-like characteristics with uses
4
IIT O ib
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
• including general offices and furniture
stores. Office buildings have been approved
in the past based on the development having
sufficient parking. The design standards
imposed on these buildings have definitely
improved the aesthetics of the area but they
have also increased the land value. With
these increased land costs and building
costs, many industrial uses that would be'
appropriate for the area can't afford to
locate in Palm Desert.
POLICY: Future industrial subdivisions in the city
shall be limited to industrial-type uses
�r
only.
IMPLEMENTATION: The City shall determine if a new general
plan designation limiting future industrial
subdivisions to industrial-type uses only is
AW
required.
w
7 1933
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
G. AREA 7 : UNINCORPORATED AREA SOUTH OF THE CITY LIMITS
The majority of the unincorporated area south of the city
limits is under the ownership or administration of either the
Bureau of Land Management or the University of California,
Riverside ( Phillip L. Boyd Deep Canyon Research Center) or JW
as part of the State Game Refuge. Therefore, although most of
the land is vacant, it is not likely that the area will
experience much growth in the future.
POLICY: The City shall attempt to ensure that the
area is maintained as open space.
IMPLEMENTATION: The City shall continue to maintain existing
land use policies .
16
16
a
wr
68'R/W
40'
10' e 12' 12' I e' 18'
COLLECTOR STREET
_ we'
88'R/W
12 8-—-12. — — 12' 12' 12' 8' 12' 20'
-- - ._
SECONDARY ROADWAY
108' R/W
88' R/W
64'
+wr
12' 12' 12' 8' I e' 1 12' 12' 12' 20'
SCENIC SECONDARY ROADWAY
120' R/W
100'R/W
76
12' B' 12'_ 12'-- 1;z2' '—' 12' 12' 8' 12' 20'
MAJOR THOROUGHFARE
130'- 146' R/W
110'- 126' R/W
_ 80'
18' 12' - - 12' - --12'- 9 -9 — I2 12' 12' 18' 20'
iR I I
ARTERIAL STREET
*SCENIC EASEMENT (Varlable), where appropriate.
FIGURE I
GENERAL GUIDELINES FOR ROADWAY CROSS SECTIONS
Scale I"-20
aw
.arw c1� VlrYwlw- •'•—
ti-
epep LM ®ES6r�T
.� jEN -PLAN
VIAL '
`iS I 1
r LANDUSE, MAP
r IN A N •I N I ptl v � '0' /A.E 1:: 4UW-VA '
y , - -. _ i J :=7, �c►o��rtp �4tlRirr �+�F:-�.�s�. _
/ -Z /494A,LO r 040.'-i 19
• • -
PRANK I I N A f A A I IIIYC' - �' /. •H•••••e••••••• 11
O r i.••r.�•••••••:a� >
i:i•••ii•••••••v•� -
f
Y i►•.IA•ia
c o u of I I I c L u I o of ris
1�;.; •.•.•.,.;•.;.r t .f:,
1p
'a., 0 ,I�•1.%!1. fZA.
io
_t .' ..a �,� �� .Ie•�—� -% a✓, '} ••
N:00:•�::••:� 1 1 1 - r
Y :/:
Ise Mo%
..•... rs••.li4t..:. Ne•N
1 •'• NNNN ••QNe II U•N :7•N: NH:.:•i•:•: :•:e::Go Ga.
Go
r� MNe
N•N•• 1°••1••/• ..
e• •:ON:::e 6•Ne0 �i•:�:••:•S•O:N•••e: •ri::o. ••. N A i N a 0 N 1 Y
'J11Go �
. .N••� N:.N..2L•iN� y'1;::is�:�'•'i': :•Nie«isi N:7�iiaS:is•• t �.� ���
•N•.•: �:::•:tr:et:�:S• �1:.:. NI: ::�e•�•• tiiX�iii: 1 S 'O+•%i l
- N N.NNN•«• :.••' .NH«•• Ml•f.:N•• N••N
. �� ::::07N•N• :7•••�M:•� •jM:N�•N ONeO♦�:N ;: r*e�.0 .
r _ TAM HIQHWAY I11.
.7..e..•ease*•.••. 0 I ..
� t N�.•N•N•. • • « •N •° :SNNH• •Ness::e �t �,'•.
\1 /�r HN.N•e.e••• NNO:00•ee.••e.e -
mot
\•\\/\i lal NNNN•N•• ::•e:�t::�l:ji:7:•::
•«•s•.N«• •N«•N•a•Na.N.N..
as* Go
Ii ••• •M• M ee NON..e .:N:�N:::•:0:.::•Nie ..i '
r p•R•••••�y ^•0 �•-•' t NSN«Ne NNNeNN•NNeNN �2
w •'�y•.� w,•�- .w �iii S•�::° "
w/R.may` • "^, t�i-°• :•1 1 ••
1 •Ne
1\ :7
ate•-/�11,1`�=1,�\/ '�4/P1,.�h� �
-"A
/j�•Yt i.11\y�It •
0■ Y1.4IOI/A� A/POAOAUS$4011 DING"
�• y /.�::-\i`;/• 1 w k'i. k! x A.Ka.
Go
Iit 11../\P•t �'- .�� •� 1 hr ; - �:Aw•�:J.. boom SWIW"M►OVA& ►„r, w1Lb YtaJtr
.../.i/ .e°. Ne _
E It \;1�j1 ::5.• 1p11 OtNpT�M4 Ow" P), MRLIO IACLRrA
%• •.e• �iNNNN.•e
osNa•e•eeees e••Nee aHe•N..*iNe
•1=� es�• a°Nwa:a°e:ie°asiiew°• •e ass:...so.ee
.•.Nee°eoNeesee— eeeeNN.------ . P� :�r Lbw.Orl101fr,��� f.I. WMINTAIIT 80NOOL
•�'••••"'�"''• •, • ::: ..NNe•.......... NNN.........ee -
"•'•"::::'•"' '""••""""" .. esaweNGo=.. eN•NenN..e.eNN _ _ .
%e..e•sese�••eeseee«e•e...e••eeee.. '
..... ......\\ili}}li{ /•' e - .
:// o:e1::•:e:°o:e°Boa°asa:ee°o°o°oia°aeee::e:::i:iN«eNee
-1- ee•se•eoeea•.eo.eNNe•oeae.e«Neesse..e.Neeb•.
' O..............00N.........NN•NNONNNNNe. M `,yM,
�._:; ON.N.00e•CO:::•:0::::00:::0�•::0:.:•0:�:::::•N:: .e�r ,T ` Y w l
O•N•••e•.•.°N°N.00.N.N.•.:.I
OeNe.ee•.000.ee•0.0 I..o.o°.0••O
: ' N°«• Nji ae•e. eoNosee.e 7N•::s••°i
aC ..ee as .eeen. '_•° i• a ;. ....._ ,
O..00 O.NNe O.�^o --�' ® \IVA OY1.w.SwYw�Aw•1 Q N•�II�Y....�.
•• Go
e.•s.•:oe•N.e eNNeN.eea e..Na a e•
•"""""""' •.•:eNe;iss•e Naew.N.eeNNee Newee .ee
IYk.1i�' eeNN. ee�� ee.e«ee• �.N.NN.•.• r
Ow COMMOR
w *fir • ' _.
_ �- ►>�•• OOM011 OYOIILAV
'• Q MOAT OOMPLEX
♦ �•:�• '•�••f IIRtORT 001�MQIOIAL
!' w•�.,`w: .1. _ _ ....... PL�AMN.e OOM1N'Nw1,
•1
I OOM�O�L:Np{IOTMAL N PALM ORGENT '
0 SPHM OF Owumm"
N
�. I.I 1•'.I lA PALH 064"t WT LMi
MMat U06
dipAAlWW MINOR"" (1[pbg1TU1L.1tYOf tNR ,
J r' 1PO11 MAft; LOl/ptMORt/N11rIN
.._ . /OI{IO"NAL
JA
4 AftO 10 f:OCATIOm bE PUBLIC FACILITIES
rm VlfodS Wit ALAEAbY OWMHD, JJY AOENCY.
- ' '
po
III .B . TRANSPORTATION
CIRCULATION
ELEMENT
CITY OF PALM DESERT
CIRCULATION ELEMENT
I. INTRODUCTION
The efficient movement of people, goods and services within,
through, to and from the city is the principal objective of the
Circulation Element. While the plan reflects Palm Desert's
Aw commitment to the resolution of regional transportation issues, it
also reflects a belief that Palm Desert resources should be
utilized in a manner that highest priority be given to the
*' implementation of programs that assist in achieving Palm Desert's
long range goals and objectives.
The Circulation Element is also concerned with establishing goals,
ow
policies, and implementation measures which will ensure that all
«,► components of the system will meet the future transportation needs
of the city.
Government Code Section 65302(b) provides that the Circulation
Element delineates the "general location and extent of existing
• and proposed major thoroughfares, transportation routes, terminals
and other public utilities and facilities, all correlated with the
V Land Use Element of the general plan. " Areas of particular
concern to the City of Palm Desert include:
"
CITY OF PALM DESERT RESOLUTION NO. 94-34
CIRCULATION ELEMENT
JANUARY 13, 1993
* Streets, highways and freeways;
* Truck traffic;
* Public transit;
* Bicycle and pedestrian facilities;
* Transportation demand management (e.g. carpooling,
vanpooling) .
FORM AND SCOPE OF THIS ELEMENT
This Element contains goals and policies designed to improve
overall circulation in the City of Palm Desert and to address Wit
circulation issues that concern the city at the present time. In
order to assist in realizing the defined goals and policies,
implementation measures are outlined together with a description
+r
of the circulation plan for roadways and bikeways. For highway
transportation, the circulation plan provides a network of to
existing and future roadways defined according to designated
roadway types, each with specific design standards . Bikeway
standards are also defined.
II. CIRCULATION ISSUES
The following circulation issues have been identified in the J&
General Plan Update process and are addressed within the goals,
V
r
2Z7- 15,,2
4W
CITY OF PALM DESERT
CIRCULATION ELEMENT
4AW JANUARY 13, 1993
policies, implementation measures and Circulation Element maps
contained in this document.
A. REGIONAL TRANSPORTATION CORRIDORS
State Route 74 (Pines to Palms Highway) and Highway 111 pass
through the city as conventional highways. Highway 74 north
of Highway 111 to the Interstate 10 Freeway is a city
arterial street known as Monterey Avenue.
Interstate 10 extends across the north limit of the city a
distance of six and a half miles from a point midway between
Bob Hope Drive and Monterey Avenue east to Washington Street.
Major improvements to the Monterey Avenue and Washington
AW
Street interchanges at I-10 are in the planning stage with
ow County of Riverside acting as the lead agency.
B. CITY STREET SYSTEM
w
The Palm Desert street system for the most part is complete.
Certain areas require improvements such as widening,
installation of curbs and gutters, and on-going maintenance.
The three main north-south arterials in the city (Monterey
Avenue, Portola Avenue and Cook Street) cross through the
ZTZ 3
RESOLUTION NO. 94-34 16
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993 40
Whitewater Storm Channel. During rain storms it is not 40
unusual for rain waters to flood over the streets which in
the past has resulted in the closure of Monterey Avenue and
Cook Street. An all weather crossing at Portola Avenue keeps
this street open through all but the worst flooding
situations. At this time the Cook Street all weather
crossing is under construction with completion expected May
of 1993.
Construction of an all weather crossing for Monterey Avenue
at the storm channel would provide all season circulation for
the west side of the city and direct access from I-10 to the
Palm Desert Town Center.
There are various physical factors which influence the safe
and efficient flow of traffic on the city's street system.
Among these factors are street width, on-street parking,
frequency of driveways, intersection location and
intersection configuration.
C. FUTURE GROWTH ,
Traffic projections based on buildout of the Land Use Element rr
indicate significant increases in traffic within the city
limits and the surrounding planning area. As well, Palm
ZZ7 6 �6
"r
CITY OF PALM DESERT
CIRCULATION ELEMENT
*1 JANUARY 13, 1993
Desert is located in the center of the Coachella Valley and
is the home of many destination oriented commercial and
�. public enterprises (e.g. Palm Desert Town Center, Marriott
Desert Springs Resort, College of the Desert and College of
r•
the Desert Street Fair to name a few) . Being located in the
+*�► center of the valley and being home to destination oriented
business activities results in the city having to handle a
significant amount of regional pass-through traffic.
Partially as a result of this added regional pass-through
+fir
traffic the North Sphere Specific Plan Circulation Element
+W upgraded Monterey Avenue from a four lane arterial street to
a six lane arterial street. " Current and projected future
or traffic levels indicate that Highway 111, Country Club Drive
and Cook Street may also require additional traffic lanes.
4W D. TRANSIT SYSTEM
two Palm Desert is served by Sunline Transit Agency which
provides bus service to the Coachella Valley. An efficient
bus service can reduce congestion and improve air quality by
taking private automobiles off of area streets . Public
transit must be convenient and accessible and operate in a
timely fashion.
RESOLUTION NO. 94-34
00
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993 qW
E. BICYCLE, PEDESTRIAN AND EQUESTRIAN FACILITIES ON
40
The city and valley wide network of bicycle and pedestrian
routes for commuter, school and recreational use is only
partially established. The lack of a continuous bikeway
system inhibits the bicycle from becoming an attractive means
of transportation in the city. The city's recreational
equestrian trail system is only partially established.
F. TRANSPORTATION DEMAND MANAGEMENT
The city has adopted a Traffic Demand Management ordinance
(Ordinance No. 689) .
40
III . GOALS AND POLICIES
to
The following goals and policies form the basis for providing a
circulation system which adequately serves the development `
intensity anticipated in the Land Use Element and which represents
the desires of the community for adequate mobility and
accessibility. The Circulation Element policies are intended to
guide the city so that both public and private activities
contribute to meeting the goals of the Circulation Element. '
Zvi R/_
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
A. GENERAL
Goal 1: Provide a transportation system that supports
the land use plan in the General Plan and
provides for the safe and efficient movement
• of people, goods, and services within, into,
out of, and through the City of Palm Desert.
w
Policy 1. 1: The completion of the ultimate circulation
system, through the improvement of sub-
standard roadway segments and intersections
and the construction of missing roadway links
and related facilities shall be promoted.
Policy 1.2 : Highway and street widening and improvements
shall be supported by requiring development
projects to dedicate right-of-way, pay a TUMF
fee (Transportation Mitigation Impact Fee) ,
and/or construct certain improvements as
determined necessary to avoid significant
traffic/circulation impacts.
Policy 1.3: New residential streets should be designed so
as to discourage pass-through trips which do
277 6,
CITY OF PALM DESERT RESOLUTION NO. 94-34
CIRCULATION ELEMENT
JANUARY 13, 1993 40
not begin nor end within the residential area
served by the street.
B. LEVEL OF SERVICE
Goal 2: Provide a circulation system which supports to
existing, approved and planned land uses
throughout the city while maintaining a
desired level of service on all streets and to
at all intersections .
Policy 2. 1: Level of service "C" shall be the system
performance objective for traffic volumes on
the circulation system. For roadways and
interchanges already operating at less than
level of service "C" , the system performance
objective shall be to maintain or improve the
current level of service. '
sk
Policy 2 .2: Project phasing shall be coordinated with the
construction of on-site and off-site
circulation improvements to maintain the
performance standards objectives specified in '
Policy 2. 1 and to ensure that improvements
are in place when needed.
�Ilr
W
CITY OF PALM DESERT
CIRCULATION ELEMENT
ow JANUARY 13, 1993
Policy 2.3: New development projects shall mitigate off-
site traffic impacts to the maximum extent
feasible.
Policy 2 .4 : All new development shall participate in the
Transportation Mitigation Impact Fee program.
This fee enables circulation improvements to
w. be funded by new development in a manner that
maintains the performance objectives
specified in Policy 2 . 1.
Policy 2 .5: Driveway access points onto arterial roadways
WW shall be limited in number and location in
order to ensure the smooth and safe flow of
vehicles and bicycles.
Policy 2.6 : Secondary access should be required for
projects located in the middle of a block
adjacent to a limited-access arterial.
w
Policy 2 .7 : Traffic signal or stop sign installation
shall be required at intersections which,
based on individual study, are shown to
satisfy traffic signal or stop sign warrants.
RESOLUTION NO. 94-34
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
Policy 2 .8: A program of traffic signal interconnection
and computerization shall be implemented to
improve traffic progression and the as
monitoring and maintenance of the city's
traffic signals.
Policy 2.9 : Guidelines for the determination of
appropriate intersection sight distance shall
be prepared that are consistent with accepted
traffic engineering practice.
Policy 2. 10: Adequate off-street parking shall be provided
in all new or expanded projects as part of
construction.
Policy 2 . 11: Signalization at major entrances to 00
commercial projects shall be required if
determined necessary based on traffic '
conditions.
C. ROADWAY STANDARDS
Goal 3: Adopt and maintain a set of roadway standards
and transportation system design criteria
la2 to
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
aw which supports and maintains the desired
character of the City of Palm Desert.
".
W Policy 3. 1: A set of roadway design standards which
specify right-of-way, roadway cross-sections,
+�r and other design criteria for designated
roadway classifications shall be adopted and
`~ maintained.
Policy 3.2: Planting and substantial landscaping shall
occur along major arterials to mitigate
visual impacts.
Policy 3 .3: Roadways in hillside areas shall not have a
significant, adverse impact on the natural
rr
contours of the land; grading for streets
shall be minimized; and harsh cut slopes
which may not heal into natural appearing
surfaces shall be avoided.
Policy 3.4 : Private streets shall be required to be
improved to public street standards prior to
dedication to the city.
ZZ7 0,11
CITY OF PALM DESERT RESOLUTION NO. 94-34
CIRCULATION ELEMENT
JANUARY 13, 1993 40
Policy 3.5: The use of drought tolerant landscaped 16
medians on arterial streets shall be
encouraged in an effort to preserve the image 40
of the community.
Policy 3.6: Hillside road standards shall be developed,
including standards for landscaping, levels
of service, road widths, and surface color.
D. TRANSIT SYSTEM
Goal 4: Provide a public transportation system which
serves the needs of persons living in and/or
working in the City of Palm Desert.
■r
Policy 4 . 1: The city shall coordinate with Sunline
40
Transit to attain a balance of transportation
opportunities, including development of 16
short/long range service plans and
implementation of transit improvements.
Policy 4 .2: The city shall coordinate with Sunline
Transit and the Coachella Valley Association +t
of Governments to identify potential park-
and-ride facility locations as a means of
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
"' encouraging increased transit and
ridesharing.
Policy 4 .3: Covered bus shelters shall be provided at
every bus stop in the city.
Policy 4 .4 : Where appropriate, the city shall require
«� developers to construct transit facilities
such as bus .pullouts, covered bus shelters
and benches on arterial and collector
•» streets. Pedestrian access shall also be
planned to provide breaks in noise barriers
or other community wall enclosures.
Aw
Policy 4 .5 : The city shall coordinate with Sunline
Transit to establish transit stops adjacent
to medical facilities, senior citizen
facilities, major areas of employment and
shopping centers.
,. E. BICYCLE AND PEDESTRIAN FACILITIES
*. Goal 5: Provide a citywide system of safe, efficient
and attractive bicycle and pedestrian routes
AW
for commuter, school, and recreational use.
1W
16
CITY OF PALM DESERT RESOLUTION NO. 94-34
CIRCULATION ELEMENT
JANUARY 13, 1993 4W
Policy 5. 1: New development and redevelopment projects 16
shall be required to include safe, separate,
and convenient paths for bicycles and
pedestrians so as to encourage these
alternate forms of non-polluting
transportation.
Policy 5.2: Plans for bicycle and pedestrian facilities
shall give priority to providing continuity
and closing gaps in the bikeway and sidewalk
network.
Policy 5 .3: Proposed residential, commercial, and
industrial developments shall be required to
include bikeways in their street improvement
plans, consistent with the Circulation
Element Bikeway Network Plan, and to
construct the bicycle paths, or lanes, or
routes as a condition of project approval.
Policy 5.4 : Development projects shall be required to
participate in the funding of planned
bikeways which would allow employees to to
utilize bicycles as an alternative to
automobiles.
ors
7-rr- A /�
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
*� Policy 5.5: The provision and maintenance of off-street
bicycle paths shall be encouraged.
Policy 5.6 : Bicycle racks shall be required and storage
facilities shall be encouraged at new or
modified public, commercial, and industrial
building sites.
Policy 5.7 : The installation of sidewalks shall be
required for all new roadway construction and
significant reconstruction of existing
roadways within commercial and industrial
zones and along arterial and secondary
streets in residential districts.
Policy 5 .8: Along arterial and collector roadways,
require the use of meandering sidewalks or
the provision of landscaping between the curb
and sidewalk.
Policy 5.9 : The design of unobstructed sidewalks, when
included as part of roadway improvement
plans, shall follow accepted traffic
engineering practice.
CITY OF PALM DESERT RESOLUTION NO. 94-34
CIRCULATION ELEMENT
JANUARY 13, 1993
Policy 5. 10: The installation of appropriately located
handicapped ramp curb-cuts shall be required
for all new roadway construction and
significant reconstruction of existing
roadways.
F. EQUESTRIAN FACILITIES
At this time horses may not be kept in the city. This may
change when the city annexes the Palm Desert Country Club
area in the future. The city trails committee is currently
working on a revised bikeway plan. Upon completion of the
bikeway plan the trails committee will address the issue of
equestrian facilities in the city.
G. TRANSPORTATION DEMAND MANAGEMENT
Goal 7: Develop and encourage a transportation demand
management system to assist in mitigating
traffic impacts and in maintaining a desired
level of service on the circulation system.
Policy 7 . 1: To reduce energy consumption, noise pollution
and air pollution, employment generating
developments shall provide incentives to
CITY OF PALM DESERT
CIRCULATION ELEMENT
+,.. JANUARY 13, 1993
employees to utilize alternatives to the
conventional automobile such as walking,
.�. bicycles, carpools, vanpools, and buses.
Policy 7 .2: Public and private office uses, industrial
and commercial businesses shall be encouraged
to use flex time, staggered working hours and
other means to lessen commuter traffic.
Policy 7 .3: The use of multiple-occupancy vehicle
programs for shopping, business and other
uses shall be encouraged to reduce vehicle
trips.
Policy 7 .4 : State and national legislation directed at
encouraging the use of carpools and vanpools
shall be supported.
".
Policy 7 .5: The AQMD (Air Quality Management District)
and RCTC (Riverside County Transportation
Commission) shall be supported in their
efforts to implement transportation demand
low management strategies.
low
6
CITY OF PALM DESERT RESOLUTION NO. 94-34
CIRCULATION ELEMENT
JANUARY 13, 1993 40
Policy 7 .6: The development and completion of a people r
mover system within the core commercial area
40
shall be promoted.
IV. IMPLEMENTATION
Within the Circulation Element, policies have been developed which
call for specific implementing actions to be taken or enforced by
the city. Defined as an action, procedure, program or technique
that carries out General Plan policy, the following implementation
measures are intended to assist the city in realizing the goals
and policies of the Circulation Element:
1 . The Palm Desert Public Works Department and Community
Development Department shall monitor the existing and
proposed street systems on a regular basis to identify
current and potential problem areas and to develop solutions.
va
2 . Every five years the public works department and community
development department shall review and make recommendations
to the city council for needed revisions to the city's
buildout circulation plan.
rr
3. The public works department shall prepare and maintain a
circulation facility design manual containing roadway
wr
2ZY i8
00
CITY OF PALM DESERT
CIRCULATION ELEMENT
,,.,, JANUARY 13, 1993
standards which specify right-of-way, number of lanes,
typical cross-sections and parking restrictions according to
designated arterial classifications. Included will be design
guidelines for driveway placement, intersection site
distance, dedicated turn lanes, stop sign installation,
medians, landscaping, bike lanes, bike paths, sidewalks, and
equestrian trails. Hillside road standards for road widths,
surface color, grading, pathways, pedestrian areas, walks,
aw landscaping, street name signs, and utilities shall also be
included.
4 . The public works department and community development
® department shall use the development review process to ensure
that the design of local street improvement plans will not
encourage pass-through vehicle trips within residential
developments.
5. The public works department and the community development
department shall use the development review process to ensure
that new or expanded development projects mitigate off-site
„w traffic impacts to the maximum extent feasible, coordinate
project phasing with the construction of on-site and off-site
circulation improvements which maintain the specific level of
service performance standard, provide adequate off-street
parking, and where feasible, provide secondary side street
AW
CITY OF PALM DESERT RESOLUTION NO. 94-34
CIRCULATION ELEMENT
JANUARY 13, 1993 40
access for projects located in the middle of a block adjacent ta
to a limited access arterial.
40
6 . The city shall continue to work toward the implementation of
improved transit services as a logical alternative to
automobile transportation.
7 . The public works department and the community development '
department shall use the development review process to ensure
that proposed developments shall include bikeways and
equestrian trails in their street improvement plans
consistent with the Circulation Element Bikeway and
Equestrian Trail Network Plan.
�r
8. The public works department shall monitor and manage the
city' s Traffic Demand Management Program as delineated in to
Ordinance No. 689.
V. ROADWAY CIRCULATION PLAN
t
This section of the Circulation Element defines a roadway plan
that meets the requirements for safe and convenient movement at
the development intensity anticipated in the Land Use Element. It "
includes a classification system that applies to all roadways that
,427 6 Rc'
CITY OF PALM DESERT
CIRCULATION ELEMENT
low JANUARY 13, 1993
"W serve the city, and identifies specific improvements that will be
required to implement this plan.
CIRCULATION NETWORK
A description of each road classification is as follows:
- Collector: A street, usually of two lanes, but occasionally
four lanes, designed to provide access to and from one area
of the community to an arterial or major thoroughfare. It is
intended to provide a means for movement from within a
living, working, or shopping area to the periphery of that
area.
Secondary Roadway: Collects and distributes traffic from
major arterials to local streets or to traffic destinations.
It also serves secondary traffic generators, such as small
business centers, schools, and major parks.
- Scenic Secondary Roadway: Same as secondary roadway, but
with a raised landscaped center median as on E1 Paseo.
Major Thoroughfare: A high capacity street of four or more
lanes with a landscaped median (if appropriate) , a limited
".
number of cross streets, stacking and turning lanes and
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
parking, intended to move people through and within the
community.
Arterial Street: A minimum of four lane streets, designed to
move people from one part of the community to another,
containing few cross streets.
- Freeway: A high capacity, multi-laned, divided highway of
limited access with grade separated crossings, intended to
move people through the community or region.
. r
to
aw
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
*� Table 1
STANDARDS FOR ROADWAY LEVELS OF SERVICE*
+w.
LEVEL OF
SERVICE TRAFFIC CONDITIONS
No A Primarily free flow operations at average travel speeds
usually about 90 percent of free flow speed. Vehicles can
maneuver unimpeded within the traffic stream. Delay at
law signalized intersections is minimal .
B Reasonably unimpeded operations at average travel speeds
No usually about 70 percent of free flow speed. Ability to
maneuver is only slightly restricted and stopped delays are
not bothersome. Drivers are not subjected to appreciable
tension.
ow
C Represents stable operations, however, ability to maneuver
and change lanes in midblock locations may be more
MW restricted. Longer queues and/or adverse signal coordination
may contribute to lower average travel speeds of about 50
percent of free-flow speed. Drivers will experience some
AM appreciable tension.
D Borders on a range in which small increases in flow may cause
substantial increases in approach delay, and hence, decreases
Aw in arterial speed. Causes range from adverse signal
progression, inappropriate signal timing, high volumes, or
any combination. For planning purposes, this level of
service is the lowest that is considered acceptable. Average
travel speeds are about 40 percent of free-flow speed.
E Characterized by significant approach delays and average
travel speeds of one-third of free-flow speed or lower,
caused by adverse progression, high signal density, extensive
queuing at critical intersections, inappropriate signal
timing, or some combination.
F Characterized by arterial flow at extremely low speeds below
one-third to one-quarter of free flow speed. Congestion is
likely at critical signalized intersections, resulting in
high approach delays . Adverse progression is frequently a
contributor to this condition.
aw *From arterial highway section of 1985 Capacity Manual
JI1 ��3
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
Schematic cross-sections of each category of arterial roadway
are provided in Figure 1. Variation in right-of-way width
and specific road improvements will occur within each of the
roadway classifications, based on existing conditions and
other factors. In particular, the median width in six-lane
and four-lane roadways will vary according to the area being 0
served and the available right-of-way. Typically the median
width for six-lane and four-lane roadways should be raised as
shown in Figure 1 . The arterial classification listed above
may deviate from the standard where physical constraints
exist or where preservation of community character dictates
special treatment.
B. LEVEL OF SERVICE
A roadway' s ability to handle existing and future projected
traffic loads can be described in terms of level of service,
or LOS. The LOS is a measure of traffic operating conditions
as outlined in Table 1, and is based on prevailing traffic
volumes in relation to roadway capacity. The following table
lists representative ADT capacities for the various types of
arterial roadways considered in the Circulation Element.
rw
to
/77 ��
CITY OF PALM DESERT
CIRCULATION ELEMENT
. JANUARY 13, 1993
.. Table 2
ADT CAPACITIES
wr.
ROADWM RIGHT- LEVEL OF SERVICE*
CLASSIFICATION WIDTH OF-WAY C D E
r*
Six-Lane Arterial 90'-104' 110'-120 42,000 48,000 52,000
Four-Lane Arterial 60'-80' 80'-100' 26,000 29,000 32,000
Two-Lane Local Collector 30'-54' 50'-70' 10,000 12,000 14,000
w.
*Capacities listed represent threshold capacities for entry into the next lower level
of service.
These capacities represent the general level of daily traffic
each roadway type can carry and should be used as general
o" design guidelines only.
One of the policies included in this Element states that the
city will attempt to achieve and maintain level of service
"C" as a system performance standard for traffic volumes on
the roadway system and as a basic design guideline for
roadways in the city.
C. CIRCULATION SYSTEM
The goals and policies included in the Circulation Element
emphasize the need for a circulation system that is capable
of serving both existing and future residents while
preserving community values and character. The location,
.Z77 was
CITY OF PALM DESERT .
CIRCULATION ELEMENT
JANUARY 13, 1993
design, and constituent modes of the circulation system have
major impacts on air quality, noise, community appearance,
and other elements of the environment.
The street plan designated in the Circulation Element is
illustrated in Figure 2 and indicates all of the designated
freeways, arterials, major thoroughfares, scenic secondary,
secondary, and collector streets. Any permanent closure to
through traffic or relocation of the designated arterials and
collectors will require a General Plan Amendment. Designated
streets are shown within the current city limits as well as 46
for the surrounding planning area (sphere of influence) that
has been defined for the General Plan Update.
The street plan in the Circulation Element indicates a number
of improvements with regard to the existing roadway system in 46
the Palm Desert planning area. The following are the more
important improvements that will need to be implemented: to
el
1. Improvement of the freeway inter-connects at Monterey
Avenue and Washington Street at Interstate 10. 46
2 . Construction of an all weather crossing at Monterey
Avenue where it crosses the Whitewater Storm Channel.
to
16
ZZ7 6a6
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
3. Construction of Hovley Lane from its western terminus
west of E1 Dorado Drive to its easterly terminus midway
between Oasis Club Drive and E1 Dorado.
4 . Construction of a bridge crossing the San Pablo Channel
aw at Magnesia Falls Drive.
VI. BIKEWAY PLAN
4W
The bikeway network designated in the Circulation Element is
VW illustrated on Figure 3. Bikeways within the current city limits
as well as possible bikeway linkages to adjacent communities
AW within the city limits will consist of one of three types of
facilities as follows:
N
Class I Bikeway (Bike Path) : This is a special type of facility
that is designated for exclusive use by bicyclists. A bike path
may be located adjacent to a roadway though it is physically
separated from vehicular traffic by a barrier, grade separation or
open space. Cross flows by vehicles and pedestrians are allowed
but minimized. The minimum paved width for a two-way bike path
shall be eight feet. The minimum paved width for a one-way bike
path shall be five feet. A minimum five-foot wide graded area
shall be provided adjacent to the pavement.
low
o?�
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
Class II Bikeway (Bike Lane) : A bike lane consists of a paved ►
area for preferential use of bicyclists and is located between the
40
travel lane closest to the curb and the curb. Pavement markings
and signage indicate the presence of a bike lane on the roadway.
Per the Caltrans Highway Design Manual, the Class II bike lane
width is a minimum four feet on a street without curbs and gutters
with parking off the pavement, and minimum five feet on curbed
streets with marked parking (bike lanes are located between the
parking area and the traffic lanes) and on curbed streets where
parking is prohibited, and 11 to 12 feet on curbed streets with
parking permitted, but without marked parking areas.
Class III Bikeway (Bike Route) : This type of bicycle facility
refers to a conventional street where bike routes are indicated by
sign only. There are not specially paved bikeways and bicycle
traffic shares the roadway with motorized traffic. Only Class III
facilities which connect the Palm Desert sphere with the regional
bikeway system are identified in the bikeway network. Roadways Wo
which are not designated with a Class II bikeway, but which serve
as connections between Class II facilities or the regional bikeway
system should be considered as Class III bikeways.
rr
Wo
EXHIBIT 1
ea-W Riw
6
COLLECTOR STREET
W RJ1M
«�
r air - is
SECONDARY ROADWAY
,ar RMI
WRM
u rr ,r • a n 1W w W*
//
SCENIC SFCONDARY ROADWAY
„d RfW
1W Riw
.rr 12l v n tr n rr tr 30'
I
MAMR jHQR UGHFARE
.a••qa
L it Q' r tr n r-lr tr-ir 2D'
-Illy
///////i////� I /i/
40
ARTERIAL STREET
�}c SCENIC EASEMENT (Variable), where appropriate.
DATE 7-30- FIGURE 1s2 GENERAL GUIDELINES FOR ROADWAY SCALE NTS
CROSS SECTIONS
7',7'-7 � r1+v nc et ' U nc^ccT
r.�A.■ wW..r.Y oomw WOUP•• tiro».+ waftw o Irr.■® booma. ®r toom nw .rr■•.w a■■.■rr +brit .Noun& Nam/ low"." •wwt .....Y ...rr.
a— —— me�--�
*.Mr pN
CITY OF PAL M DESERT
BIKE WAY
zN
IDtnAn 1n
r
ADQPTED APRIL 14, 1994
` �IaAia I pas sell
IAAN. 1•NAIAA bRlr1 ERROR
t rppm:.
I i
c o u N l e r c t u t D.I P — >ih•F* ######*###*# ####* ######ll+t###*# # ***
I I I y I I
OR
dl
u
�
l .t
-�; ' r rlPfa wA�lnr, pa i
h J --,7r— I. -� *SURE HIGHWAY 111 I_ 1
Tr
.. w.n�■ r,�,.iu■ n■�JI ` ter * LEGEND-
t_' • * GI n'I!; I .uu•uuu..A 1111110 `i1 I'N 1A 11 11111KI I-All 1
mmmmftlmlw .1 MIAI► HIKI PAII I
* / CI A—.': A #***### ':I I jo l l i 111K 1 I mi W 11 fl I I
IN m I I '4t:N t INI Y
**#**##**#*•����a/ MA.i,.r■ AoA" - - - - I'n1Mt11 ';1141 (Al / Ilrrll
I
L '
I� !� :UT
I 1 I
bw
aw
low
IIL C. URBAN DESIGN
SCENIC HIGHWAY
fw ELEMENT
DRAFT
1
URBAN DESIGN/SCENIC HIGHWAY ELEMENT
I. INTRODUCTION
The image of Palm Desert is of a tree-covered oasis dominated by desert
and surrounding hillsides, with the majority of development contained
on an alluvial fan at a low to medium scale. An important overall
objective of the General Plan is to enhance and maintain this image and
to enact policies and regulations that would continue a high standard of
amenity in future developments. This element fulfills this objective and
serves as the prime aesthetic feature in the General Plan.
A. Intent and Purpose
The intent of this element is to describe present and projected design
activity in Palm Desert. The element should strengthen the role urban
design presently plays in the planning process.
This element serves as a general policy statement that:
1 . fulfills the requirements of the State Planning Law;
2. defines the components of the aesthetic character of the community;
3. aids in the maintenance of the City as an attractive place to work,
play, and live;
4. establishes policies for scenic amenities which provide guidance
for future development of all streets and highways;
aw
5. identifies and evaluates design issues , problems, and opportunities
,,, throughout the planning area;
6. establishes a local scenic highway/corridor system;
Ow 7. identifies implementation measures.
1
Government Code, Section 65302(h) requires a scenic highway element in
recognition of the need for the development, establishment and protection
of scenic highways.
71T _C+ _ t
B. Relationship to Other Elements
The various elements of the General Plan are all , to some extent,
related and interdependent, since together they provide the policy
framework to direct development needed to serve people and their
activities within a given political
g p jurisdiction and its area of
2
influence. This element relates directly to the open space, land
use, and circulation elements and indirectly to the remaining
elements. By definition, the land use pattern is a major factor
in determining the physical form of Palm Desert. In addition, the
scenic highway/corridor system's strongest relationship is with
the open space element inasmuch as the system, by design, will
traverse significant natural and urban open space area.
There is also an extremely strong and positive relationship between
this element and the planning process. The element serves as an
official guide to the City Council , the Planning Commission, the
Design Review Board, various City departments, other governmental
agencies, developers, and interested citizens to the identification
(existing and potential ) and the preservation of scenic amenities
and design characteristics with the planning area.
C. Methodology
This element integrates work previously completed by the City, such
as the 1975 General Plan, the College of the Desert and the Palm
Valley Stormwater Channel Specific Plans, the Central Redevelopment
Area Plan and Design Criteria. Data was also collected from field
surveys by the planning division.
2
General Plan Guidelines, Council on Intergovernmental Relations ,P.III-5.
'M 0—
L
4.
Vw
D. Division of the Element
S.
This element is divided into five sections:
Ow - Goals and Objectives: represents the ends to be achieved by implementa-
tion policies and programs.
- Urban Design in Palm Desert: represents a brief, general definition of
urban design as it relates to Palm Desert and describes present design
activities currently undertaken by the City.
- Spatial Organization of Palm Desert: delineates various aspects or
components that make up the City.
. • - Urban Design Field Surveys: discusses the findings of. surveys conducted
to describe urban design issues and opportunities to fulfill the goals
and objectives of this element.
- Implementation Policies and Programs: discusses the policies and pro-
grams that could be adopted to achieve the goals and objectives of this
element.
Ow
II . GOALS AND OBJECTIVES
Goals
- Enhance the image of Palm Desert as a well maintained, low intensity
suburban desert community dominated by the natural qualities of the
surrounding hillsides.
- Preserve elements of the desert and hillside environments to balance
and complement the urban portions of Palm Desert.
- Maintain the physical environment (both natural and man-made) by the
preservation, control and development of visual aspects of the environ-
ment.
- Preserve and enhance the visual amenities of local and regional high-
way travel .
- Enhance land use pattern by taking optimum advantage of the City's
natural assets including views, hillsides and the desert floor.
Objectives
- Develop a system of City edges, entry points, focal areas, and land is
-
marks that will serve to distinguish Palm Desert from the surround-
ing cove communities.
- Utilize building masses, architecture, color, facade treatment, etc. ,
to create unity and identity in the various components of the City
(residential areas, civic area, commercial areas, etc. ).
- Strengthen and refine the Design Review process to provide a more
definitive mechanism and guideline for evaluation of development
proposals where qualified aesthetic judgement is required.
- Develop a landscape system for all major streets and intersections.
- Develop a system of pedestrian and bike systems. to
- Refine existing guidelines and ordinances to maintain the visual
quality of the hillsides.
- Encourage visual diversity, differentiation, stimulation, and interest
in design of various components of the City while achieving internal
harmony.
- Designate scenic corridors where components of the system relate to
significant aspects of the man-made, or natural environment.
- Establish policies and standards to provide and protect an aesthetic
environment along city, county, and state streets and highways and
scenic areas such as flood channel right-of-way.
- Consider the remaining undeveloped land as a scarce resource which
requires careful integration into the community as a positive ad-
dition to the visual environment.
�C W
"W
form which:
ow - creates logical and efficient patterns of land use activities;
- provides appropriate levels of access to varying types and
intensities of land uses;
- preserves and enhances natural features such as the surrounding
hillsides;
- responds to the human need for orientation by means of a structural
environment.
a. - responds to the realities of economic relationships as defined in
the marketplace and the needs of public institutions as defined by
the public sector.
Palm Desert has been active in urban design activities since the City
incorporated in November, 1973. The City Council created the Design
Review Board whose duties are to "review and approve or cause to be
modified all proposed developments requiring qualified aesthetic and
architectural judgement to the end that the general appearance of all
proposed developments shall preserve or enhance the physical environ-
ment and character of the City". (City Council Ordinance No. 210) . To
this end the City Council has adopted more specific development stand-
ards and evaluation criteria.
The Redevelopment Agency has also developed general standards relative
to development within the boundaries of the agency. Like the Design
*.
Review Board, the general development standards of the'Redevelopment
Agency include terrain control , site planning, access and circulation,
landscaping, utility and equipment, vehicle parking and architectural
aw standards.
Other design activities include various sections of the zoning ordinance
and subdivision regulations, the sign ordinance and specific plans such
as the College of the Desert and Palm Valley Stormwater Channel area.
tow
lGs
III. URBAN DESIGN IN PALM DESERT ]
In general , Urban Design is the development of an efficient, convenient,
and aesthetically pleasing three dimensional City form. Urban design
is addressed on three different levels in Palm Desert:
- the City and entire planning area;
- each particular district within the City or planning area, and
- individual projects within each district.
As can be easily discerned, one level builds upon the next level . Accord-
ingly, the standards and the actions at the lowest level (i .e. , individual
projects) could determine the aesthetic quality of the community at the
higher levels. The objective of urban design is to encourage maximum nl
freedom, creativity and innovation in the architecture, landscape design,
and graphics of each individual project within the framework of constraints W
imposed by this element, and decisions by the City Council , the Planning
Commission, and the Design Review Board.
There is also a psychological aspect of urban design on the City level .
Urban design in Palm Desert takes into account that the resident and/or
visitor is exposed to the entire urban environment. The ease with which
1
visitors and residents understand the spatial organization and discover
the important features of Palm Desert is essential for the psychological
wellbeing of residents and visitors alike. The enhancement of the legibil-
ity and the comprehensibility of urban form is affected by the general
pattern of circulation, visibility of major destinations, the character 40
and visual appearance of buildings, consistency and distinctiveness of
streets and character of landscaping.
At the City level , urban design is the development of an overall City
--M n,4
form which:
- creates logical and efficient patterns of land use activities;
- provides appropriate levels of access to varying types and intens-
ities of land uses;
- preserves and enhances natural features such as the surrounding hill-
sides;
- responds to the realities of economic relationships as defined in the
marketplace and the needs of public institutions as defined by the
public sector.
Palm Desert has been active in urban design activities since the City,
incorporated in November, 1973. The City Council created the Design
Review Board whose duties are to "review and approve or cause to be
modified all proposed developments requiring qualified aesthetic and
architectural judgement to the end that the general appearance of all
proposed developments shall preserve or enhance the physical environ-
ment and character of the City". (City Council Ordinance No. 210) . To
this end the City Council has adopted more specific development
standards and evaluation criteria.
The Redevelopment Agency has also developed general standards relative
to development within the boundaries of the agency. Like the Design
Review Board, the general development standards of the Redevelopment
Agency include terrain control , site planning, access and circulation,
landscaping, utility and equipment, vehicle parking and architectural
standards.
Other design activities include various sections of the zoning ordinances
and subdivision regulations, the sign ordinance and specific plans such
as the College of the Desert and Palm Valley Stormwater Channel area.
"" IT C'7
Although the City has accomplished much in this area since incor-
poration, the opportunity exists for strengthening and refining
present activities. As will be delineated in the next few sections,
there are areas where the City can take positive and concrete action
to further the goals and the objectives of this element.
. rri
_►rr �.R
IM
IV. SPATIAL ORGANIZATION OF PALM DtSERT
A. Introduction
The design structure of Palm Desert consists of various elements includ-
ing districts, entry points, landmarks, edges, focal points, linkages,
and scenic routes. This section describes each of the individual elements
and their importance to urban design in Palm Desert.
B. Importance of Considering Spatial organization
The spatial organization of Palm Desert is important for several reasons.
First, it provides for the uniqueness of Palm Desert when compared to
other cove communities. It provides for identity and orientation and
defines the community. This is important since Palm Desert is one entity
within the broader Coachella Valley.
Second, the spatial organization of the community is the backdrop and
the main structuring element in which development has and will occur.
Finally, it serves as the basis in which urban design issues are discussed.
It serves as a basis in which to identify issues, to write policies, and
to create programs.
so Figure 1 illustrates the spatial organization of the City.
C. Spatial Organization
OW
1 . Districts
W Due to natural features, man-made features, or local decisions, the
planning area is conceived of having six distinct districts, as described
aw below:
a. area south of the commercial district to the City limits and between
so Highway 74 and Portola Avenue:
b. area west of Highway 74 and south of El Paseo, commonly known as
Palm Valley Stormwater Channel area and includes Cahuilla Hills;
MW
sn q
I
L
SPATIAL ORGANIZATION
�r
OF PALM DESERT `
O
36 th AVENUE --- itf+•1•*"f' .
�Qf ;
FRANK SINATRA DR. — -!•-1-+•4• •Y• •!-+ •t• •
1 E
:+ --�--T +--
f p • :
COUNTRY CLUB DR. *Ole
3,T HOVLEY LANE t }#. # l1 .:
q71E 4- 20* •'
'S� y ♦
• T • 42 nd AVE.
• { r ; •
• •
• { 1 i •1y •
� • 1 } I 1 T f ;
PARK VIEW AVE '• ♦ I 1 ' •
# ;} 44th AVENUE
ZM
TATE HIGHWAY III
..• • •.• . • ... LEGEND
-- _ - —_ ;F`'... •:"•'.".."=.• .• •• ENTRY POINTS
___ Iy N ; �;.,:. N.:• Districts:
�_--- -- � '•�. `-s--•HAYSTACK ROAD Li No. I
No. 2
_ No. 4
_ • • LJ
No. 5 No.6
FOCAL POINT/LANOMARKSa
RS
+++++ SCENIC HWY./CORRIDO
_M=m! P.D. CITY LIMIT
_= -- — - -_— -- ••••••••• PLANNING AREA BOUNOARY
r
w
c. Highway 111/E1 Paseo commercial area;
d. area north of the commercial district to the Whitewater Storm
Channel ;
e. north of the Whitewater to Interstate 10; and
f. Sphere of Influence south of the City encompassing the California
State Game Refuge and Sheep Mountain.
Each district has a physical orientation that differs from other
"" districts. Natural and man-made features offer the opportunity to
direct urban design to enhance these features.
2. Entry points
Entry points consist of those areas which mark the entrance into the
City. The planning area has a number of entry points from adjacent
jurisdictions or areas. These include:
a. proposed Interstate 10 interchanges at Monterey Avenue and Cook
Street;
b. the transition areas from neighboring communities of Rancho Mirage
and Indian 'dells along major circulation corridors; and
c. the transition from the mountains to the desert floor.
3. Edges
Edges correspond to the established political boundaries between
communities. Edges are usually linear paths and streets and are not
usually visually evident. The edges in the planning area consist of
those streets and roads that determine the boundaries between Palm
„�. Desert and the neighboring communities of Rancho Mirage and Indian
Wells or the County of Riverside.
aw
As the City develops in the future, edges will either expand or change.
A northern segment of Monterey Avenue, will continue to be the edge
between Palm Desert and Rancho Mirage, while Interstate 10 will eventual-
ly be the "edge" between Palm Desert and the County.
= C,l,
4. Focal Points
Focal points consist of strategic visual elements in a city which
provides identity and orientation either to the resident or to the
visitor. They are activity areas and could relate to either major
institutions or natural features.
Existing and/or planned focal points in the planning area include:
- College of the Desert '
- Proposed Civic Center
�11
- Certain elements of commercial areas such as Palms-to-Pines
Shopping Center and the proposed Palm Desert Town Center
- Proposeu corniiercial centers in the North Sphere Area
- Living Desert Reserve
- Boyd Research Center/State Game ,Refuge
- Existing and proposed City parks
- Palm Valley Stormwater Channel
- Whitewater Storm Channel
- Major country clubs, for example, Ironwood and Monterey
5. Landmarks 16
Potential landmarks are often located at the focal points discussed
above. These are areas where buildings of special height, size or
architectural character would be appropriate to give a sense of
orientation or direction, or they may consist of areas of an unusual
natural character combined with a key position in the circulationfi
sys Lem.
Key existing or potential landmark areas include:
- areas related to the approaches from Interstate 10;
- areas related to the approaches to the commercial area from Highway
111 , Highway 74, San Pablo Avenue and Monterey Avenue;
�'L► 1z_
- potential axial relationship between the commercial area, College
of the Desert and the Civic Center; and
a _
- area surrounding buildings of historical significance (as listed
in the Conservation/Open Space/Recreation Element).
6. District Linkages
District linkages relate directly to the circulation and open space
systems. They perform the function of joining the various districts
together to give meaning to Palm Desert as a community.
Major district linkages include:
- Highway Ill
- Monterey Avenue/Highway 74
- Portola Avenue
- Cook Street
- Hiking, flood control , open space, and bicycle networks
aw
7. Scenic Highway/Corridor Designation
Scenic highway/corridors are designated to assist in the preservation
M
and enhancement of the scenic resources of Palm Desert.
to Local Scenic Corridors include: Highway 111/El Paseo Corridor,
Monterey Avenue, San Pablo Avenue, Portola Avenue, Frank Sinatra Drive,
M
Cook Street, Hovley Lane/42nd. Avenue, 44th. Avenue, and Haystack
,W Road.
State/County Designated Routes in the planning area, include State
Route 74 and Interstate 10.
r
I�G3
i1
V. URBAN DESIGN FIELD SURVEY
A. Introduction
Field surveys were conducted to identify design features that work
for the City and, therefore, should be maintained and/or enhanced,
and to identify areas of aesthetic and/or functional opportunities.
The findings, as discussed in this section, set the foundation in
which various programs and standards can be developed.
B. Findings
1 . Existing City has developed largely as an unconsolidated grouping
of individual projects rather than in relationships to any
established structure. This has allowed for different architectural
themes and, in some areas, abrupt changes. Also, large areas of
land within the present corporate boundaries of the City remain
undeveloped while present development continues at the urban fringes.
2. The City has developed into six distinct districts; their boundaries
have already been described. In some cases land uses such as
commercial versus residential determined the districts; in other
districts the boundary or separation was caused by major roads
(e.g. , Highway 14) or by natural features (e.g. , College of the
Desert Area) . The six districts are diverse in character and
represent a challenge to unifying the community in terms of an
overall city character.
3. Palm Desert is a single entity within a larger region. Each community
has individual design philosophies and values which allows each
community to develop in a unique way. This differentiation between
communities can be accentuated through urban design activities,
design review, and the planning process.
}
4. There is the opportunity to accentuate and enhance points of entry
*W
into the City. Presently, highway signs indicate entrance into or exit
from Palm Desert. The design of signs at points of entry could provide
strong community identity to residents and visitors alike.
5. There is a need to enhance the focal points, activity areas, and land-
marks within Palm Desert. These areas, together with existing and
proposed park facilities and landmarks, provide major structuring
aw elements to the City and could provide strong community identity and
direction to overall design of the community.
40
6. The overall design image of Palm Desert is represented by the fore-
;,, ground and the background. The foreground includes existing land-
scaping, buildings and other elements that are on a human scale. The
a" background is dominated by the surrounding hillsides. The opportunity
exists to accentuate and enhance the overall design image of Palm
ow Desert through landscaping, architectural standards, and other programs.
7. Large billboards located along Highway 111 , and utility poles, located
ow
in a few residential areas, do nothing to enhance the design aesthetics
m of the commercial or residential areas.
8. On the project level , micro-climate becomes an important component of
"' design. Poorly designed buildings, exteriors and lack of landscaping,
can significantly increase adverse heat, glare and blowsand.
MW 9. Sensitive landscaping can play a significant role in enhancing the
aesthetic quality of Palm Desert. In general , the community has developed
with the use of ornamental landscaping. Further opportunity exists for
the City to landscape major scenic routes. Presently, little attention
has been given to Highway Ill median development, and along other
designated scenic routes.
10. Views could be classified into three categories :
iAW
(a) Vista, which is an intermediate to far view which is restricted on
`° a C l5
either side by natural or man-made elements;
(b) wide angle, which is a view enconmpassing a considerable viewing
angle; and
(c) Panorama which is a view which provides the observer with a great
sweep of the natural setting and/or man-made cityscape.
L 6
a
VI. IMPLEMENTATION
A. Introduction
Up to this point, Urban Design has been discussed in a general way. The
purpose of this section is to discuss urban design problems and
opportunities that prevail through analysis. The direction of this section
• is to create a document that would provide a design overview or statement
for the community. It will serve as a guide to evaluate proposed public
and private projects. It is intended to serve as a springboard from which
a Design i,ianual is created.
Much of this element is concerned with public programs and procedures
for achieving a better designed environment, such as street landscaping,
better design of public buildings, and improved zoning procedures. As
important to urban design- as all of these public procedures- is the
AW understanding and support of good design by the private interests who
actually are the developers of Palm Desert's housing, commercial and
MO industrial facilities. The purpose of the proposed Design Manual will
be to provide illustrations of good design principles that will help
so the City to obtain the better designed environment that is the ultimate
objective of all land use and development design regulations. The Manual
WAW
could also assist the City in evaluating projects on a design basis.
to Whereas this element is general in nature, the proposed Design Manual
will provide more precise standards in the implementation of this and
imp
other elements, particularly the Energy Element, and City zoning
10 ordinance and subdivision Regulations.
w Ir& 17
B. Design Topics
This section will discuss the design needs, opportunities and techniques
for various design topics including each district as described in the 0
spatial organization section, scenic highway/corridors, bike path system
and signs (informational , directional , traffic safety and on-premise) .
Each design topic is discussed as follows:
- Definition: description of the areas of design concern.
- Existing Conditions: assessment of economic, social , and environmental
conditions that presently exist in the area.
- Potential Conditions :assessment of economic, social , and environmental
conditions that could exist based on the Land Use Element map and other
elements of the General Plan.
- Design Features: inventory and assessment of both physical and natural
environmental features or issues (e.g. mountains) and conditions found
above;
- Design Needs/Opportunities: based on the above analysis, a determination
of the present and future design needs and opportunities for the area;
and,
- Techniques/Tools: assessment of various tools and techniques available
to address or enhance the design needs/opportunities described above.
By virtue of their inter-relationship, the latter three points will be
discussed simultaneously.
I . Districts:
a. Palm Valley Stormwater Channel Area: this district is generally
bounded by the Palms-to-Pines Highway on the east,. the incorporated
City limits on the west and south, and Painters Path on the north.
Existing Conditions: There are a mixture of man-made and natural
features in the area that could raise design issues in future
developments. The major man-made physical feature is the Palm Valley
Stormwater Channel . the Channel was constructed by the Coachella
Valley County Water District, in conjunction with the cooperation f
TUTe. 118�
am
of a subdivider during the early development of Palm Desert, in
alignment with a natural drainage channel .
The major natural physical feature is the hills. The topography
may be described as level to very steep with slopes ranging from
0% to over 40%. Also, two drainage areas-- Ramon Creek in the
north central part and Cat Canyon Creek at the south end-- and
several minor drainage areas bisect the study area.
There is no existing public transportation network west of the
stormchannel and south of Painters Path at this time. All of the
existing public streets and major highway facilities are located
in the northerly portion of the district or east of the Storm-
water Channel . The existing roads/driveways west of the Channel
"r are private, accomodating one lane of traffic. The roads are
graded but unpaved.
The only public facility in the area is the community center which
is located in the .central part of the district and operated by the
Coachella Valley Recreation and Parks District, the facility
includes two tennis courts and a building for meeting.
A variety of land uses exists in the area. Most of the housing is
located between Highway 74 and the stormchannel . The types of
housing include single-family, condominium and mobile home. Major
developments include Sandpiper, Indian Creek Villas, Sands and
Shadow, Kings Point, Somerset, and Silver Spur Mobile Home. The
different types of housing indicates that the area is heterogeneous.
1
Potential Conditions: A summary of the planned improvements for
the area, as described in other elements of this General Plan
and the Palm Valley Stormwater Channel Area Specific Plan
(PVSCASP) , is discussed below.
(1 ) Physical : The Army Corps of Engineers is proposing to cement
the Channel . Funding from Congress for this project is
expected within the next five to ten years. In conjunction
with this project the Corp is also proposing a recreational
bike/hike trail adjacent to the Channel . Rest areas are
planned at the Community Center and at Cat Canyon Creek.
The Transportation/Circulation and Public Facility Elements
indicate that one at grade crossing (at Painters Path) and
a bridge (at the extension of Homestead) will be constructed.
To provide better access to and within the area two collector
street systems lying adjacent to Lhe channel are proposed.
(2) Land Uses : The Land Use Element Map shows a mixture of densi-
ties within the district. West of the Channel on lands less
than 20% slope density is 1-3 units per acre. Areas above the
16
20Z slope line are designated either as open space or as one
to three units per five acres. East of the Channel , most of
the land is designated for 5-7 units per acre, with some areas
at 1-3 or 3-5 units per acre. 61
The land administered by the Bureau of Land Management will
remain as open space. Commercial industrial land uses are
designated in the northern portion of the area.
T rr n n
r..
Design Features : there are numerous design features evident in the
area which should be considered as the area continues to develop
in the future. They are as follows:
.. (1 ) Cahuil'la Hills: The hillside is an important natural feature
within Palm Desert and its preservation increases the overall
visual quality of Palm Desert by enhancing visual identity,
diversity and interest of the area. Preservation implies not
only conservation of the feature itself, where possible,
but also visually sympathetic treatment of neighboring buildings
and physical development.
In this area, there is the opportunity to preserve the visual
impact of hillsides as a natural backdrop to the developed City.
There is also the opportunity to manage the intensity of develop-
ment that occurs within the hills.
Development in the hills should retain natural landmarks and
features including vistas and the natural skyline as integral
.. elements. In addition, development should retain natural
vegetation which stabilizes slopes. Finally, the City should
encourage design proposals for development in hillside areas
that will reduce the need for grading and disturbance of the
natural environment in hillside areas.
AW
The intensity of development should decrease as slope increases.
so This would retain the steeper sloped areas in open space to
preserve the natural topography. The Palm Valley Stormwater
Channel Area Specific Plan, discusses slope analysis and the
document should be referenced while considering hillside develop-
ment.
.. ,n,t.,C z 1
(2) Scenic Views : During site plan and design review processes ,
it should be assured that the placement of units , bike/
pedestrian paths and recreation amenities within develop-
ments are situated to take full advantage of all possible
view points.
(3) Drainage: Natural drainage ways should be preserved during
construction. Development proposals located in identified
drainage courses should be accompanied by a hydrologic analysis.
(4) Overhead Utility Wires : These wires interfere with the area's
all
overall aesthetic beauty and should be underground. It may not
be economical or physically feasible to place underground
utility wires in all hillside areas. However, in areas where
undergrounding is feasible, the City should encourage residents
to form an assessment district for this purpose.
(5) Vacant Parcels of Land: Between Highway 74 and the Stormwater
Channel , there are numerous vacant parcels zoned for single 06
family residences. All future developments of these parcels
should complement existing development. The 16
P 9 p guiding principle
in this area is : the scale and the character of new construction should
16
be consistent with maintaining the prevailing scale and character
of the surrounding neighborhood.
b. South City District: This district is the largest in size and
population of the developed districts. The boundaries include
E1 Paseo and highway Ill on the north, the incorporated City
limits on the south and east, and highway /4 on the west.
W
-rri eW'7 7
Existing Conditions: The predominant land use in this area is
housing. Housing ranges from medium to large lot single family
residences, condominium projects and country clubs. Major
developments, in this area, include Marrakesh, Ironwood, Deep
dw Canyon Tennis Club and Palm Desert Tennis Club.
as Related recreation facilities exist within private develop-
ment projects. Facilities include swimming pools , golf courses,
No and tennis courts. Presently, Washington School serves as the
only public recreation facility in the south City area. The major
.w private facility with public access, is the Living Desert Reserve.
Besides the public streets, other public facilities include
George Washington School , City Hall , the Post Office and
"w electrical substations. .
60 The prevalent drainage pattern in Palm Desert is overland flow
in a northeasterly direction to the Whitewater River Stormwater
aw Channel . More specifically, with the exception of some areas
adjacent to PVSWC and the area southerly of Haystack Road,
(Stormwater) runoff flows predominantly to the north and east,
ultimately discharging to the Whitewater Storm Channel .
The major stormwater channel in the south City area is the Deep
Canyon Stormwater Channel which skirts the southeasterly portion
of the City.
Future Conditions:
(a) Land uses: most of the vacant land still available has an
urban designation, primarily for residential usage.
r �C��
(b) Recreation: the proposed Ironwood Park will be the major
public recreation feature in the area and could serve as the
major public social interaction feature of the area. The
neighborhood surrounding this park site seems to be a combina-
tion of retired and family-oriented households. Therefore,
it seems appropriate to provide facilities for both. Potential
uses in the area include a natural area with desert landscape
and pedestrian walkways, an active play area for competitive
activities, tot lot area, and area for passive activity.
(c) Circulation System: the major revision to the circulation
system in the area will be the establishment of a bike trail
system. The following streets have been designated to be part
of the bike system: Haystack Road, Portola, Highway 74 and t
Mesa View Drive. The design of the bike lanes will be discussed
later.
Design Issues : Although most of the area is developed or will be
developed in the near future, many design issues exist. In order
to achieve the goals and objectives of this element, these issues
should be mitigated. The following is a brief discussion of design
issues and techniques available to mitigate them.
(a) Lack of Maintenance of Landsca )e: certain areas, primarily
in the eastern part of the district, have exhibited low land Al
-
l�f
scape maintenance. In addition, some vacant lots tend to be
cluttered with junk or unattended. A need exists to correct
this situation. Many well-intentioned homeowners are dis-
couraged from providing a high level of maintenance for their
dwelling units or are financially penalized when they try to
sell their homes because of another nearby property owner
who has not maintained the appearance of his/her residence.
Greater concentration of Code Enforcement activities should
be provided in this area to eliminate this situation.
WN
(b) Overhead Utility Wires: existing overhead utility wires detract
from the overall aesthetic beauty of the area. In order to make
the area more aesthetically pleasing, there is the opportunity
to place them underground. The City shall continue consultation
with effected area residents to form an assessment district
for the purpose of undergrounding these utilities.
(c) Vacant Parcels of Land: although the City has approved develop-
ment plans for most of the area, there are still many smaller
vacant parcels. The scale and the character of new construction,
should be consistent with the surrounding neighborhood.
(d) Scenic Views: there are numerous scenic views which should be
enhanced during future development. Views are of three sources:
• surrounding hills, valley floor and individual projects. These
views should be protected and enhanced in future developments.
Techniques to accomplish this include: assure line of sight
views, assuring the right of scenic views of others and assuring
AW
that the design and colors of structures blend in with the
am surrounding area. Also, additional landscaping may be required
should the project abut a scenic corridor.
aw
(e) City Edges and Entrances: City edges and entrances exist through-
out the area. Development occurring at these locations should,
Cz5
either through landscape treatment or through other means,
enhance these points. For example, the setback along City Ifll
edges could be greater than is presently stated in the
Zoning Ordinance in order to enhance, primarily through
the treatment of landscape, City edges and/or entrances.
(f) Lack of Separation between Modes of Transportation: The
separation of transportation modes is important in those "
areas where there is a higher density of population, eg. ,
16
in the eastern part of the district.
The City should consider establishing a capital improve-
ment item to have the City build sidewalks and/or curbs
so
and gutter or to consult with effected property owners to
establish assessment districts for the same purpose.
c. South Sphere District: the south sphere district includes
all of the land within Palm Desert's Sphere of Influence,
as established py the Local Agency Formation Commission
(LAFCO) , south and west of the incorporated City limits.
46
Existing Conditions: Most of the area is presently kept in
it's natural state. The only urban use is an extension of
Ironwood Country Club's golf course. Almost all of the land
is under the ownership or administration of either the Bureau rr
of Land Management or the University of California, River-
side (Phillip L. Boyd, Deep Canyon Research Center) or is 16
part of the State Game Refuge.
Many outstanding views exist throughout the area, especially
along the Palms-to-Pines Highway. Scenic points have been
ill
�ItC z�
established along the highway providing panoramic views of
the Coachella Valley.
Besides what has been stated, other points of interest include
Sheep Mountain, Toro Peak, Deep Canyon and Dead Indian Creek
Canyon. Deep Canyon serves as a major drainage area.
Future Conditions: as indicated in the Land Use Element, very
little development should occur in this area. Housing, open
space, and a public park (to be kept in its natural state)
are the designated land uses.
Design Features: the major design feature is .the surrounding
hills and panoramic views that are in abundance in this area.
Any development, either for public use such as Dead Indian
Park or for private use such as residential development,
should take advantage of these views while planning the site.
Views are of three types: (1 ) of the hillsides, (2) of the
Coachella Valley, and (3) of the development projects from
wr "
the roadside. These views should be enhanced at the time of
development. The placement of the unit on the lot can allow
the homeowner or renter the opportunity to view both the hills
and the valley floor. Landscape treatment should complement the
surrounding area and enhance the edges of the development.
Two areas of the district have residential designations. The
opportunity exists to have them complement not only surrounding
developments, but also the surrounding environment. The stated
density i .e. , 1-5 units per acre, is an indication of the City's
commitment to assure that physical development is balanced with
environmental considerations.
Xr 6 2-7
d. Commercial District: the commercial district primarily consists
of the commercial strips of Highway 111 and El Paseo. The
district extends from the eastern City limits to the western
City limits.
Existing Conditions : there are three general types of commercial
zones, as described in the Palm Desert Redevelopment Program and
the Population/Economic Element of the General Plan; the types
and their uses include:
(a) Core Area Commercial : offices , financial institutions ,
restaurants, retail commercial uses, including convenience
shopping and auto service.
(b) Planned Commercial - Regional Complex: includes, but is not
limited to, supermarkets, department stores, banks, variety
stores, professional offices, restaurants and general retail
uses
(c) Planned Commercial - Resort: includes , but is not limited to, 40
hotels/motels, theaters, restaurants, entertainment facilities
and related commercial uses.
rll
As noted in the Population/Economic Element, there are three
major shopping areas presently in Palm Desert. The first is the
Palms-to-Pines Shopping Center located west of the intersection
of Monterey and Highway 74. The Center has a broad variety of
retail/commercial uses. The second area is E1 Paseo. Most of
the shops are specialty in nature. Small individual shopping '
plazas, e.g. , El Paseo Village, line both sides of the street.
r
r
The final area is the strip commercial of Highway III. This
area is oriented towards services or automobile uses. In
n
addition to the three major areas there are planned sub
areas, such as the Market basket Center and Smith Food King,
which serve as convenience centers.
Presently, there are over 400 retail shops in the City, the
greatest number of which are apparel shops. According to
issued business licenses, other business categories include:
personal services, eating and drinking establishments,
specialty shops and home furnishing shops.
Future Conditions: Commercial development will continue to be
dispersed primarily along Highway Ill and tl Paseo. Presently,
the Palms-to-Pines Center is being expanded westerly, and the
City recently approved the proposed Palm Desert Town Center,
which will be located across the street from Palms-to-Pines.
Finally, a scattering of new office buildings and shopping
plazas are under construction, either along El Paseo or High-
way 111 .
Design Features : various design features/issues which are
relevant to this area are discussed in this section.
(a) Integration of Proposed Development with Existing Structures:
As new development occurs, there is a need to integrate
proposed development design with existing structures. This is
easier to do along El Paseo than it is along certain parts
of Highway III , where architectural styles are quite different.
'� ��29
In both areas, the nature of building design, selection
of structure color, and landscape treatment should
complement neighboring structures. Also, adjacent owners
should be encouraged to undertake coordinated improve- 41
ment programs.
(b) Harmonious Transition in Scale and Character between
Designated Land Uses : As stated in a Redevelopment Agency
document, "Abrupt changes in scale or character are not
16
usually helpful in creating an urban landscape that hangs
together and gives the impression of being well considered." Wi
The most sensitive areas are the edges abutting the commercial
41
area and single or multi family residential zones. Techniques W
available to alleviate this situation include establishing a
landscaped buffer zone or parkway between different land
uses. Also, walls separating different land uses could be
constructed. Finally, affected property owners could under-
take coordinated improvement programs to provide for harm-
onious transition of different land uses.
(c) Meet the Needs of the Young, Elderly and Handicapped:Commer-
cial areas are used by all and new commercial buildings Ila
should meet the needs of all . For example, this could mean
the inclusion of ramps and other special design features ,
such as lower drinking fountains, handrails in restrooms,
and special
p parking areas are available for ease of move-
ment and use by the physically handicapped. The State of
California has published design criteria to meet the needs
of the physically handicapped.
im
-rM/). 30
"0
No
Review of plans by the City should assure that special
ow needs of certain groups are considered.
(d) Landscape Highway III , E1 Paseo Medians and Highway III
an
Parkways: Currently there is not a continuity of landscap-
W ing along the E1 Paseo and Highway III median or the park-
way separating Highway III from the frontage roads. The
MW planting of trees and ground cover along Highway III
median and parkways are possible with the concurrence of
ift
Caltrans, the State Agency responsible for the operation
of the Highway.
Wo
(e) Undergrounding Existing Utility Lines : Existing overhead
to
utility lines deter from the overall beauty of the area.
The undergrounding of these lines should remain a firm
ow
policy of the City. Several undergrounding districts have
Aw been established and others are pending.
(f) Removal of Large Signs: Large billboard and identification
signs still exist along Highway III . With the passage of the
Sign Ordinance, they will eventually be removea. Every effort
should be made to remove them as soon as possible. The
removal of these signs will greatly enhance the appearance
of the area and will greatly enhance the panoramic views
L
of the surrounding hills.
(g) Promoting Social Interaction: Carefully designed steet
furniture and interior common areas can make the shopping
experience an enjoyable one. For example, well placed rest
benches can encourage social interaction between shoppers
and admiration for the beauty of the shopping plaza.
.M 631
(h) Micro-Climate: Micro-climate is an important consideration 40
in planning. Palm Desert experiences a wide range of
temperatures-- from winter cold to blistering summer heat.
Other weather features , such as blowsand and wind are also
evident in the area. The opportunity .exists to mitigate
the adverse effects of the micro-climate during design
review. Other elements of the General Plan have touched
upon this issue. For example, the Safety Element indicated
different methods of controlling blowsand, such as
vegetation or wall barriers. Different techniques are
available to mitigate adverse effects of the climate on a
small scale. For example, shade trees could be an
effective technique to protect shoppers from intense heat.
Fountains could have a cooling effect, although psycho-
logical in nature, to shoppers during hot summer days.
Other techniques should be considered at the time of
development. ►
e. North City District: this district lies north of the
commercial district and south of the Whitewater River. The
district is slightly larger than the College of the Desert
Specific Plan study area.
Existing Conditions:
(a) Physical : the Whitewater River serves as the northern
boundary of the district and serves as a major open
space feature for the large private development it abuts.
The street system is fairly well established in the A
�r.
southern portion of the area. Major streets include
OW 44th. Avenue, San Pablo, Portola, Cook and Monterey.
In the older areas, the roadway design is the same
for motor vehicles, bicycles and pedestrians; side-
walks do exist in areas surrounding schools.
(b) Land uses:
( 1 ) Housing: Housing, primarily of the single family
type, is the most predominant land use in the area.
There is a diversity of housing available to
residents. Higher density units .are located in the
western portion of the district. In the Central
Portion, small to medium sized lots are predominant
while larger sized 'residences are predominant in
the eastern part of the area. Major developments
include Portola Palms, Portola Village, Portola
del Sol , Hidden Palms, Chaparral Country Club and
Monterey Country Club.
(2) Recreation: The San Pablo playing field, the Com-
munity Park and the College of the Desert facilities
are the only public recreational amenities in the
area. Related recreational facilities (e.g. swimming
pool ) are located within private developments.
(3) Open Space:Besides the open space required by Code,
40 acres of date palm groves are designated as Date
Palm Preserve.
(4) Institutional : the College of the Desert is a major
public facility within the area. I.n addition to the
College, there are two public schools located
adjacent to the Community Park on Magnesia Falls
and three churches along 44th. Avenue.
Future Conditions:
(a) Land Uses:
(1 ) Housing: Housing will be the predominant land use as the area
develops. The designation is either planned residential
of medium density or single family of medium to large
lot size. These designations will emphasize a lower
density than now.
(2) Recreation: A three acre neighborhood park along San
Pascual and a six acre park adjacent .to the Civic Center
site, should be developed in the next few years. 00
(3) Streets: Extensions of east/west and north/south streets
(e.g. , Magnesia Falls and San Pablo) will occur as develop-
ment continues. ON
(4) Institutional : The proposed Civic Center, located at the
northeast corner of San Pablo and 44th. Ave. , should be
constructed within the next few years. The Civic Center
site will include a City Hall , library and sheriff
facilities.
Design Features : to
(a) Preservation of Date Palm Grove: In keeping with the
policy established in the Land Use Element and in the to
College of the Desert Specific Plan, existing date palm
t
groves , recommended for residential or other develop-
= C3 q( 16
ment, will be required to preserve the date grove
+r character to the greatest extent feasible as a
part of the ultimate project. This is different
than the proposed Date Palm Reserve, which will
be designated as open space.
(b) Establish Identifiable Landscape Design Program:
The City should consider establishing landscape
design programs (e.g. street landscaping) to re-
inforce individual identities for different neighbor-
hoods in various parks of the district:
(c) Lot Consolidation: Many recorded lots front directly
onto a major arterial street. If several adjacent parcels
could be developed as a single project, the number of
driveways with direct access onto arterials would be
significantly reduced, which would eliminate many points
of conflict for vehicles travelling on the arterial
` and would encourage more efficient project design.
• (d) Construction of Civic Center: The opportunity exists
for the City, in conjunction with the construction of
the Civic Center, to assure that the Civic Center
becomes an important planning component in the area. The
treatment of landscaping should be such to serve as a
harmonious transitional zone between the Civic Center
and surrounding land uses.
A
(e) Direct Assistance for Private Rehabilitation Efforts:
The College of the Desert Specific Plan pointed out +tl
that a good number of the residential buildings are in
need of rehabilitation. The opportunity exists for the
City to direct energy to alleviate this situation.
Various state and federal grants are available, al-
though difficult to receive, for this purpose. The 46
result of such an effort could greatly enhance the
overall design and beauty of the area. yM
(f) Comprehensive Code Enforcement: As •stated in the College
of the Desert Plan, many homeowners are discouraged
from providing a high level of maintenance due to near-
by property owners who have not maintained the appear-
ance of their residences. Greater concentration of Code
Lnfurcement activities should he pruvided within this
area to completely eliminate the blight caused by poor
landscaping maintenance, improper storage of vehicles 10
and equipment in residential zones.
jo
f. North Sphere District: This district encompasses all of the
land between the Whitewater River and Interstate 10 and
between Monterey Avenue (extended to Interstate 10) and
approximately one half of a section to the east of Cook Street.
i
Existing Conditions, :
(a) Land Uses : There are two areas to this district: the
area within the incorporated City limits and unincorporated
Riverside County. North of Country Club Drive, close to
90% of the land is still vacant. (See Land Use Element
ft
ITT /1 ter_
for further discussion. ) South of Country Club, the
situation is different. Large development projects
are under construction and are of low density nature.
The major developments are Monterey Country Club,
Portola Country Club, Sagewood, and Chaparral Country
Club.
Besides residential units, a service industrial area
has been designated for the southeastern portion of the
�w
district. One industrial park within the City limits
and one industrial park within the County jurisdiction
presently exist.
w
Topographically, this area is typified by rolling
desert terrain with a flat ridge running from the
northwest to the southwest and generally paralleling
Interstate 10. The ridge divides the study area into
two distinctive drainage basins. The area northerly
of the ridge, slopes steeply to the northeast to a low
point paralleling Interstate 10 and the Southern Pacific
Railroad tracks. A larger basin, covering nearly two-
thirds of the study area, drains to the south and south-
west to the Whitewater River Stormwater Channel .
Future Conditions: The City is expanding northward towards
Interstate 10. Since the North Sphere District has the greatest
`" amount of vacant land, it is evident that most future develop-
ment will be in this area. The Land Use Element Map indicates
the eventual density of the area, the approximate location of
ow public parks and commercial areas and the potential configuration
of major streets.
"" -a �37
(a) Housing: Between April 1977 and March 1980, develop-
ment plans totaling approximately 5,800 housing units
were approved. One third of the approved development
plans account for more than 5,300 of the potential
housing units. These projects are condominium projects.
The Land Use Element Map indicates that housing density
will be either low (3-5 units per acre) or very low (1-3
units per acre) or rural (1 unit per 5 acres) .
00
The Housing Element identifies some areas of the district
as appropriate locations for either 1ow *and moderate in- r
come housing. The actual construction of these units is
dependent on the availability of funds and other factors, `
as described in the Housing Element.
(b) Streets: The Transportation/Circulation Element indicates
that major north/south arterial roadways, i .e. , Monterey
Avenue, Portola Avenue and Cook Street will extend north-
ward from Country Club. Monterey and Cook could eventu-
ally extend to Interstate 10, while Portola extends to
36th. Avenue. Two major east/west routes could traverse
the area: Frank Sinatra and 36th. Avenue. The extension
of these roads should occur as development takes place.
All of the aforementioned streets are designated local
scenic routes. With this designation, certain design
treatment, as delineated in the scenic corridor discussion
of this section, should occur. Possible design criteria
include raised landscaped medians and additional parkway
landscape and pedestrian/bicycle meandering pathways.
Drainage: As a result of the investigation summarized
in the report, Master Plan of Drainage - North Palm
Desert Area, a comprehensive master plan of local
drainage for North Palm Desert was developed. The basic
plan, providing flood protection for a storm of return
volume of 100 years, the plan proposes certain surface
and subsurface improvements including the construction
of retarding basins in the proposed Sand Dunes Park,
and adjacent to Interstate 10, easterly of Cook Street.
+ + The plan also suggests the construction of approximately
4,800 feet of trapezoidal channel along the north side
of Frank Sinatra Drive. The plan is on file with the
Department of Environmental Services.
(d) Commercial : Potential commercial districts serving the
north sphere area have been designated on the Land Use
Element Map. Three potential locations include sites
along Country Club Drive between Monterey Avenue and
WW Cook Street. Another site is possible in the vicinity
of Portola and Frank Sinatra Drive. A final location is
4AW possible in the area of 36th. Avenue and Monterey Avenue.
iW (e) Parks/Recreation: Five public parks are shown on the Land
Use Element Map. Two-- Sand Dunes Park and an unnamed
• park at Monterey and Country Club -- are in the process
of being dedicated to or acquired by the City. Most of
Sand Dunes will be dedicated as development occurs around
the park. The yet unnamed park to be located at the north-
east corner of Monterey and Country Club, will be developed
-W e3y
in conjunction with the Mayer Group residential
development. Three other sites are scattered through-
out the area and will be developed as urbanization
occurs. The parks are planned as neighborhood parks
and will supplement existing recreational facilities.
(f) Public Facilities: besides the designated streets, parks
and drainage facilities, two fire stations may be
built to serve the north area. The exact location ►
of the stations are not known at this time, although, one
could be located between Monterey Avenue and Cook Street
along Country Club Drive, and the second could be located
in the vicinity of Monterey (extended) and Interstate 10.
Design Features: The present development of Palm Desert has
occurred with little respect towards the various projects
complementing one another. With development of the north sphere
beginning to occur, the opportunity exists to assure that 10
future development projects complement each other while allow-
ing for design differentiation between projects. Three techniques 16
are available to accomplish this. The first is to have the
landscaped edges of projects similar in design and content.
This will allow for continuity to exist. The second technique
is to have project walls to be of similar height, design and
color tone. For example, if one project's wall is six feet,
meandering, and tan, then the neighboring project should also
be about six feet, meandering, and of a tan or complimentary
color.
sir
`a C 40 to
w
As with the project's wall , sidewalks and/or bike
paths adjacent to projects should also be of similar
design and treatment. The final technique available
to have projects complement one another is to have
similar types of roof tile.
(b) Treatment of City Edges/Entrances: the ultimate City
edges are primarily located in the north sphere area.
In most of the area City edges are represented by
streets. City edges include Monterey Avenue, the
eastern sphere boundary line between Palm Desert and
Indian Wells (approximately one half mile east of Cook
No Street), and Interstate 10. No street in this district
is planned at this time between the interface area of
AV Palm Desert and Indian Welds.
® City entrance points include the proposed Interstate
10 interchanges at Monterey Avenue and Cook Street,
Hovley Lane, Country Club, Frank Sinatra and 36th.
Avenue. Entrances will be from both the west and the
�r
east.
Landscaping could be utilized to enhance City edges.
The intent should also be to complement the edge of the
WO
neighboring community. To be expected, the planning
philosophies and the overall goals and objectives of
Palm Desert and the neighboring communities of Rancho
Mirage and Indian Wells are different, as accentuated
in the physical development of the communities.
The treatment of City edges could de-emphasize the
psychological reaction to these abrupt differences.
Landscaping is the key technique to accomplish this. jib
Along Monterey Avenue, a raised landscaped median
can also be a viable technique to accomplish this ire
intent.
The treatment of City entry points can accentuate
the differences between cities. The typical technique to
to indicate City entry is a highway-type sign with the
City's name, population and elevation. However, so much VO
more could be done to let an individual know that he/
she is entering Palm Desert. With the adoption of this
General Plan, it shall be the policy of the City to
make City entry points more aesthetic. This topic
will be discussed later. w►
(c) Blowsand Protection: The north sphere area is subjected
to occasional severe blowsand storms. As stated in the
Safety Element, the storm can cause significant damage 1
to property. Design techniques could be utilized to
protect property from severe sand storms. These design
features include, but are not limited to, vegetative
0
barriers, walls , screens, fences, vegetative ground
covers and temporary and permanent ground covers. These
or other techniques should be considered during the design
review process.
it
-�' C, 4 Z
AW
(d) Public Facilities Development: Parks, fire station,
library and streets will be the major public facilities
OW
in the north sphere area. The location i .e. , of parks
r and fire station) and eventual design of these facilities
should play a strategic role in the overall community
appearance. Not only do they provide essential services
for the area, but also serve as community focal points.
The design of these facilities should be integrated with
the surrounding neighborhood. Techniques to accomplish
this include: landscaping, similar use of structure
materials, and complimentary building colors. Since most
of the designated streets are part of the highway program,
their design and treatment will be discussed later in
this section.
1
(e) Scenic Routes and Pedestrian/Bicycle Parkway Paths :
Pedestrian and/or bike parkway paths are to be located
along project edges if specified in the Transportation/
Circulation Element to be part of the pedestrian/bike
parkway system. Said Element indicates that. those streets
which are part of either the scenic route system or the
,w bike trail system, an additional twenty foot scenic ease-
ment may be required. Pedestrian/bicycle paths should
be meandering, in nature, to allow for diversity in
travelling and the maximization of landscape treatment.
wr
2. Scenic Highway/Corridor Designation:
a. Definition: Scenic highways/corridors are another area
of design concern in the City. They are designated to
assist in the preservation and enhancement of the scenic
aw —JJrcLL3
resources of Palm Desert. The typology of scenic
corridors is described below:
- Rural Scenic Corridors: routes that traverse defined
visual corridors within which natural scenic resources
are found;
- Urban Scenic Corridors: routes that traverse an urban
area within a defined visual corridor; and, 46
- State Uesignated Scenic Highway: routes so designated
by the State of California.
b. Designated Routes :
This General Plan designates several routes as part of
the scenic corridor network. Various criteria were
established to designate such routes, including:
- the route delineated on the California Master Plan of
State Highways Eligible for Official Scenic Highway 00
Designation
- the route passes through an area of unique natural
resources, scenic, cultural , or historical significance
not otherwise designated as an open space
- the route may be utilized for sightseeing or study trips +
to major scenic or recreational areas
- the route is an entryway into the City and possesses
significant scenic value
Using the above criteria, various local routes were identified
in the Spatial Organization Section of this element.
C. Scenic Corridor Boundaries : Scenic route and scenic
corridor have been used interchangeably without a full
discussion of their differences. While scenic route
refers to the name of the street or highway, scenic
corridor includes the range of visibility. Scenic corridor,
therefore, encompasses two primary divisions :
T1T C' 4 4
i1r
(1 ) the road and its right-of-way, and (2) the corridor
OW extending out to variable distances beyond the right-
of-way.
ON
In order to complete the total appearance or composition
of the scenic highway, it is necessary to establish
corridors for scenic routes. There are four general
r
categories of factors3 to consider, for establishing
such corridors:
�w
- Human Element: This includes aesthetic judgement and
the angle and duration of vision. -The judgement of
experienced resource personnel and the visual experience
of the drive, provide guides to the'desirable corridor
judgement.
aw
-. Range of Visibility:. This category includes the consid-
eration of topography, vegetation, structures, and
distant visibility. It is important to note because
IV of certain natural features, such as low ridges, various
portions of the corridor may not be visible from the road.
The inclusion of distant view areas or the exclusion of
low nearby naturally obstructed areas warrants consideration.
Scenery Characteristics: This category includes out-
standing natural and man-made features, the variety
of landscape types, preservation of ecologically
significant areas, and the visual impact of a unique
feature or area.
- Administrative Considerations: This category includes
an appraisal of potential protective measures (i .e. ,
flood plain zoning, easements, etc. ) , legal boundaries,
and arbitrary delineation.
The surrounding hillsides serve as the primary backdrop to
the scenic routes established earlier in this section. The
entire valley, in higher elevations, will become an import-
ant ingredient in the various corridors. In most cases,
unique features whether natural , such as the Whitewater River
3 Categories are discussed in detail in The Scenic Route, A Guide for the Official
�' Designation of Eligible Scenic Highways :
or man-made, such as parks, schools, commercial , employ-
ment or residential centers, or buildings of architectural ,
historical , or civic value, will be included in the local
scenic corridor together with the surrounding hillside. 0
d. Standards for Corridor Protection and Highway Design:
As stated, it is necessary to establish standards for the
protection or implementation of these scenic corridors. The
control of the visual quality of all areas within scenic
corridors will involve the commitment and the cooperation of
w►
City staff resources and developers to a design guideline and
review process. The following items should be considered in the
establishment of standards and should be included in the
Design Manual :
- Regulation of land use and density of development
- Detailed land and site planning
- Control of outdoor advertising err
- Careful attention to and control of earthmoving and landscaping
- Design and appearance of structures and equipment
As indicated earlier, there are two primary divisions to a
scenic corridor: the immediate right of way and the extension
w
of the corridor from the roadway to some point in the back-
ground. The right of way has immediate impact upon the road-
way and carries a larger responsibility in delineating a scenic
corridor than does the actual corridor. Within the right of
way, there are several design concerns that should be addressed
at the time development occurs along the designated routes.
'[IT 0- *4 4,
r�
- The roadway and its essential elements, such as bridges
"W - Adequate right of way for landscaping and similar associated
needs (bike paths)
40 - Turnouts and parking spaces
- Pathways
- A buffer to screen the roadway of incompatible uses
- Line of sight.
3. Signs:
Signs are another area of design concern. Signs are only one component
of an overall streetscape which also includes lights, trees, and benches
among other street furniture. Signs are important in *the sense that they
establish a special character, a sense of identity and order to a commu-
nity. A well-designed sign system can serve as a vehicle to assure design
continuity within the City.
The continued enforcement and enactment of the Sign Ordinance will help
VW to achieve one of the major objectives of this element - the creation
of a distinctive sign character for Palm Desert. The Sign Ordinance was
00 enacted to provide for a more orderly presentation of advertising displays
and identification on properties within the City and to bring signs into
■o
harmony with the building, the neighborhood and other signs in the area.
4W Sign standards will allow Palm Desert to take on a more unique and
distinctive appearance compared to surrounding communities and would
40 immeasurably improve the physical appearance of the City. Although
changes to the Sign Ordinance should occur to reflect changing needs
AW
and circumstances, the objectives, as stated above and in the purpose
section of the Urdinance, shall remain intact.
w
Signs serve several purposes. First, they are identification markers
for businesses and residential developments. Second, they provide
information such as the location of a hospital , library or church.
Safety is a third (and perhaps the most vital ) purpose of signs as
exemplified by traffic safety signs. A fourth purpose of signs is
to provide direction, such as street signs. Finally, signs indicate
landmarks, such as historical sites, scenic routes/corridors and
City entrance points.
Up until now, the primary activities of Palm Desert in the area of
signs were regulating on-premise signs and project identification
signs. With the adoption of this Design Element and of this General
Plan, the City will embark on two sign programs. The first deals
with directional signs to major country clubs and development projects,
and the second is with the treatment of City entry points.
err
The opportunity exists for the City to direct individuals to major
country clubs and development projects by placing signs at strategic
locations along major roadways.
These signs would be on wood backdrop with lettering being legible.
Strategic locations include the major intersections of Highway III 40
and along other present or proposed arterial routes. Not every develop-
ment could or should be identified since this could cause cluttering
of signs throughout the City. Size, unique features (for example, the
site is a location of a major golf or tennis tournament or architectural 46
uniqueness) , or location could be the guiding principle. The City should
decide which projects warrant such signs.
Ab
The treatment of City entry points can accentuate the differences
between cities. The typical technique to indicate City entry is a
w highway-type sign with the City's name, population and elevation.
However, so much more could be done to let individuals know that they
are entering Palm Desert. With the adoption of this General Plan, it
shall be the policy of the City to make City entry points more aesthetic.
At major entry points, for example, Interstate 10 interchanges, a City
entry monument could be built that shows the City's seal and name. The
monument could be built to have other features, such as water, and
W should be well landscaped. For non-major entry points, the City seal ,
name and population could be placed on wood background. These monuments
'w or signs could be tied to surrounding features. For example, if a park
exists at an entry point, then the City's name and the Park's name could
share the same sign. These signs would catch the visitor's eye as he/she
VW enters the City. If possible, these signs should be erected at the time
development at that entrance point occurs.
�43
we
aw
mw
wo
tva
wo
- III. D. PUBLIC FACILITIES
lw
ELEMENT
Table of Contents
I_ SUMMARIES
A. General Plan I.A. 1-3
B. Environmental Impact Report/General Plan I.B. 1-15
C. Environmental Impact Report/North Sphere I.C. 1-6
II. INTRODUCTION II. 1-6
III_ DEVELOPMENT ELEMENTS
A. Land Use TH.A. 1-36
B. Transportation/Circulation III.B. 1-30
C. Urban Design/Scenic Highway III.C. 1-49
D. Public Facilities III.D. 1-21
IV. SOCIAL/ECONOMIC ELEMENTS
A. Housing IV.A. 1-48
B. Population/Economics IV.B. 1-37
C. Public Safety IV.C. 1-20
'a' V. ENVIRONMENTAL ELEMENTS
A. Conservation/Open Space/Recreation V.A. 1-44
B. Energy V.A. 1-20
C. Noise V.A. 1-40
D. Seismic Safety V.A. 1.22
*»
1W
w
aw
DRAFT
PUBLIC FACILITIES ELEMENT
I. INTRODUCTION
Public facilities form a vital part of a city's quality of life for both
r
individuals and groups. A society's basic needs for health, education,
welfare, safety, and recreation are met in large part by the community's
public and quasi-public facilities. The term public facilities is used in
this element to indicate the urban infrastructures, such as parks, schools ,
"` sewers, libraries, etc. , necessary to meet the community's needs. Public
facilities include those owned, operated and/or maintained by the City or
other governmental entities as well as those,-owned, operated and maintained
by private enterprise for the benefit of the community. The types of such
facilities, their relationship to one another, and appropriate patterns of
Iwo location are a response to the desires and needs of the people they serve
as well as a reflection of the technological and organizational resources
"" available.
1 . For the most part, public facilities, as a service to be provided to resi-
dents, follow rather than lead development. The location and timing of
`w development plays a significant role in the planning of public facilities.
It is important that essential services be available to new residents,
«W
although the actual provision of the services may be provided through pri-
vate sources.
Therefore, in developing a general plan for a community, it is important
that public facilities be developed in a manner which both fulfills the
needs and desires of the residents and commerce and responds to the pace
and the location of residential and commercial/industrial development
4M
according to the City's financial resources and funding policies.
The purpose of this element is to discuss the present and future
capacities of public facilities. The element considers all of the
public facilities presently in existence in Palm Desert. In addition, '
its purpose is to anticipate and plan for the social effects and impli-
cations of physical development.
There are three funtions of the element: to
1. establishes policies, goals and objectives relative to the
planning and development of public facilities;
2. provides for a coordinated system of public facilities; and
06
3. assure the maximum usage of available resources to meet
local needs.
The element has been divided into four sections:
- Goals and Objectives
- Concept of Public Facilities
- Public Facilities Analysis
- Implementation Strategy
The Goals and Objectives section represents the ends to be achieved by
Implementation Strategies. Concept of Public Facilities discusses the need ,
to consider the provision of public facilities in the planning process.
Furthermore, the section discusses the limitations facing many communities, V6
including Palm Desert, in providing public facilities. The third section,
01
Public Facilities Analysis, provides necessary inventory information about
existing facilities. The Implementation Strategy section describes the means
in which to achieve the ends (goals and objectives) .
®•
w
w
II. GOALS AND OBJECTIVES
.w
Goal
- Provide a full range of public facilities and services that are
related to citizen needs, are economical , and are convenient.
Objectives
- Coordinate the planning of public facilities and utilities with all
special districts to ensure that duplication is avoided so that future
development and growth can be adequately served.
- Encourage citizen participation on a continuing basis as a means of
identifying public facility needs and standards for facilities.
we
- As the city develops, create an appropriate balance between city-
provided and contract service.
AW - Distribute facilities and services throughout the city to provide
convenient access.
"" - Ensure that adequate community facilities are available before or along
with private development approval , in order to guarantee that facilities
are not overloaded and areas are not left unserved.
- Ensure that increased service demands due to new development and the
financial participation of developers in providing these additional
services are equal .
ow
low
low
j.
-M n
III. CONCEPT OF PUBLIC FACILITIES
This section discusses the concept of public facilities. The relationship to
of this element to other elements of the General Plan, the approach of the
06
City in providing public facilities and limitations and opportunities in
developing public facilities will be discussed. This discussion is im-
46
portant to fully understand the role public facilities plays in the
physical development of the community and the limitations and opportunities to
that exist in their provision.
A. Relationship to Other Elements
The elements of the General Plan are all , to some degree, related and 40
interdependent since together they provide the policy framework to direct
development needed to serve people and their activities within a given poli- to
tical jurisdiction and its sphere of influence. Since the provision of
public facilities tends to follow rather than lead development the
other elements of the General Plan are very important to the public
facilities element. The other elements provide vital information con-
cerning the location, nature and timing of developing public facilities. its;
The land use element indicates the possible sites of future public
facilities such as the civic center, police and fire stations, libraries,
and hospitals. Since the location of these and other facilities are
dependent upon future growth areas the land use element plays a signifi-
cant role in the decision-making process. The population/economic and
housing elements provide essential social and ecomomic characteristics
which could assistin the determination of the nature and timing of public r
facilities. Finally, the environmental elements provide important
.W A. Relationship to Other Elements (Continued)
information regarding the environmental constraints of locating public
facilities in certain areas of the city.
B. Approach of City
The city's approach is to develop a well integrated system of public
services. Because of the size of the community the emphasis should be,
whenever feasible, on alocalized program through a multi-centered
approach. Even with this approach the intent is to bring the services
to the people instead of requiring the people to go to the services.
As stated in the General Plan adopted in 1975, "As cities grow at the
rapid pace that Palm Desert has, there is a frequent concern on the
part of the residents that the pending 'bigness' of the community will
no longer allow them ready and easy access to their public servant."
The policies within this element address this concern; the intent is
to allow ease of access.
Ow New development is the major source of additional service demands.
With the adoption of this General Plan, it is the intent of the
AM City to ensure that increased service demands and the financial
participation of developers, in providing facilities to meet these
aw
demand increases, are equal .
Inherent within the concept of public facilities in Palm Desert is the
development of a program of public services that will be economical and,
A" at the same time reflect the service needs and desires of the city's
residents. Table 1 indicates a variety of public facilities which may
A" be either publicly or privately provided within the City as well as
MW providing a reference for facilities which could be considered in the
future of the city.
-"r o
L■■■an■■■■■■■■■■■■1110to ■■■■
z�■aa■■tao.,tts..1 1 1 1■'. ...
wassou
C■tta■■a■oso imSi■■=■■ ■■■a0
■■':*' Otrrrg All
■t 1 / / ■/■
.. ■■■pt■C:■tt■ro■tt ■tog
0 so
1 �..
IIIIul11111111u1u /1111/1ENRON
C an
cata�t■rtata at". In ■logo
icTs'r'��■::::oi:nitu ■ iiii:::
ani7■M■gggGo ■gLL7 ■ t/g ■aa
a�a� ■■nttta■■t■oo n 1 1■■ .■■■■
■■■gNg■rgg ■grog
�■: =•4T■■r■■ ■■ l ■1■gr
: :im _
: Ias:
ffilff�— an S AN
■ SEE■■■ ,1r j .. ■■.
tel■e�n at■■n■rt■o 1 1J 1.la■
emmmmum ■tIR■R,�'■■■1■■ ■■at■
'i T. ilnii
■tEM :013500 i!�■■�::NONE
■■■■�■■was log16 1 1 1 13
oJni1 .i■logo
N :Nso: :
rr■ato ■t0■� -l ]s�tm:: l
■Op ■• I 1 I■■■ ■t■
■■'a '■ ll 1 Imossomagnoo OR
NNS
t■■.a■■ta ■a F n tg■
Iuu111 Ifl11uu1u Hill
ctLlt■wta ■�i . goo
-:]IIRRPIO■■rtO ■■\.• �� loss■■
a IS
■C7 fi■■attNgr .r 1 •• tr■
■ ■ ro t p■■gg:
sz6�2t,"
rt ■O ■■■
:�.a �. �. ... FIGURE 1
COMPREHENSIVE PUBLIC
■o■■tM■wt/i■4Y g■
won
■o of ■ ■o■ FACILITIES GUIDELINES
so tt ■ d ,. :::
an
ag■■o■L�3+ICi O 1� Ilrp '? own
111�1111 1 IIu11i
M:: :■a■4 ••■
no 11.1 HERE
■ tt■t■arot■:anMEMO .....
■■■nQ1EZ■■.r■OO sr
COMM air■..■■ .m@FZEE■
lot■■2MZIN•t:tT■ 1■t3' ■■ t■■
■■■■a■tC 11@:::■ Igo■■ ■ 1� I ■■■
■■■■ttaCt�■ODn ■E■� f`I:I DONE
eee a=°sH�==eei=H!"' on
IIilIWlsIN /�1 IUW111111
ME
....
INS:::. =■ ::■ 00
_NOON
a� n a
■■ B 1� �•' ■tt
IIuu1111111 1 Il��ill
an
tar�ngttr to � It `ar
Source: Adapted from
orr=�iN:t ':■ low!
NNof Technology
3eeeS INNOVATIONS IN
ee: MIT Press,Cambridge, 1973.
11�•1 IN 1� us
on
111
ors �■ . NOONn
■r. ■ { ■■
moon moon N�::: 1 ! `lot:::
atotENNNa �11 on
■gtaa t■ "■r■
...a..:8:u ZIEI IC: (
a■au■nr rrr
C. Limitations/Opportunities
There are many limitations to acheiving the goals and objectives of this
element. It is the purpose of this section to consider various economic,
�• political/institutional , and physical limitations that directly effect
the successful implementation of the goals and objectives of this
AW element. However, opportunities for local officials to assert leader-
ship to effectively deal with these limitations are also considered.
1. Economic: Recent action by California voters and the overall
economic situation have hindered the ability of local government
to guarantee the availability of funds for the development of
�. public facilities. California voters have voiced their desire
to limit government through the passage of Proposition 13 in
1978 and Proposition 4 in 1979. Although the passage of Proposi-
tion 13 did not directly affect Palm Desert (the City levies no
property tax) it impacted those services, such as schools, which
la" receive County property tax dollars. For example, even with
state aid, school districts statewide had a revenue reduction of
OW
$1.3 billion.*
"" The future financial viability of local governments is uncertain.
The distribution of state surplus revenues greatly reduced the
... magnitude of predicted post-Proposition, 13 budget reductions.
The passage of Proposition 4, which sets parameters on the future
0
growth of government, will bring closer the day local governments
A, will have to come to grips with the real revenue loss mandated by
Proposition 13.
MW
*Kemp, Jack; "California's Proposition 13: A One Year Assessment",
A Urban Land Institute, July/August 1979, p.13
'MO ?
1. Economic (cont. )
In addition to local restraints, federal money is becoming
tighter and tighter. Although local government has the res-
ponsibility of meeting local needs, funding for these services 16
is now beyond the financial means of most cities. Besides
IN
being in limited quantity, the competition for available
dollars is fierce.
These economic constraints are shifting the responsibility of
providing public facilities from local government to the
developer. Traditionally, the City and the developer shared
in the cost of providing public facilities such as sewers and
parks. Developers are now paying for a greater share of the ,wr
cost. Developers are required to either provide for the
facilities at the time of construction or pay a fee for that
facility. Although having developers pay a greater share of
a�lr
the cost adds to the overall cost of housing, the public's
health, safety and general welfare is the prime concern.
2. Political/Institutional : The large number of authorities
responsible for providing public facilities is a second
limitation with which the City must contend. In many cases,
the provision of needed public services rests not with the
City of Palm Desert but with another governmental or non- wr
governmental entity. The following chart depicts the major
provider of various public facilities in Palm Desert. o
oft
Aw 2. Political/Institutional (cont. )
ow TABLE 2
PROVIDER OF PUBLIC FACILITIES
OTHER PUBLIC
FACILITY CITY AGENCY PRIVATE
Schools X X
Water X
Parks/Recreation X X X
Hospital X X
Library X
Sewers X
Solid Waste Disposal X
Police X
Fire X
Public Transportation X
Bridges X
low
As can be seen, most of the public" facilities are provided by
•o an entity other than Palm Desert. Three of the services--
solid waste disposal , police and fire--are provided by the City
AW through contract with either a private firm or Riverside County.
ow The City, however, has a role in the provision of each of the
aforementioned public facilities. The role of the City ranges
"" from advisory to actually providing the facility. In some areas,
for example, schools, and hospitals, the City plays a minor role,
although decisions by education and health planners may have far-
reaching impacts on the surrounding neighborhood or the entire
Aw
community. The City can assist the planners of these facilities
by providing information on population growth, characteristics
and movement; economic projections; capital improvement plans
and other information that may affect the general planning of
these facilities. The City also, through the Land Use Plan,
�Iv9
2. Political/Institutional (cont. ) 46
provides for the location of potential sites of these facilities.
In addition, the City's planning process allows the City to
review and comment on specific sites and design of proposed
facilities.
The City's responsibility increases in providing, operating and
maintaining other types of facilities. Perhaps the most impor-
tant point that should be made is that since many districts are
involved in providing public facilities there is a need for ;,
continued cooperation and coordination of plannying activities
between the City and other entities to assure that existing
facilities are not overloaded, duplication is avoided and all
future areas of development are served without difficulty.
The Implementation Strategy section discusses planning tools
and techniques that are available to attain these objects.
In closing, although there are a few limitations to providing
adequate levels of public facilties the opportunity exists for
local officials to assert strong leadership to not only maintain
and improve existing facilities but also assure an adequate level ,
of public facilities for future residents.
06
120 io
.r
IV. PUBLIC FACILITIES ANALYSIS
The objective of this section is to provide necessary inventory information
concerning public facilities in Palm Desert. Rather than being an indepth
analysis the following discussion provides a short description of the
existing facilities such as schools, hospitals, and parks.
Parks
Parks and recreation facilities are fully covered in the parks and recreation
element. Developed public recreational areas within Palm Desert are presently
at a minimum; a situation that existed at the time the City incorporated.
Presently, the Community Park, the Community Center and Olsen Field are the
�. only public recreation facilities in Palm Desert. Most large developments
provide private recreational areas, for example, tennis courts, swimming
pools and golf courses, for usage by their residents.
In the near future, the City intends to develop the proposed Ironwood Park
site, the Civic Center Park site and the San Pascual Park site. Special
emphasis will be placed upon supplementing private recreational facilities.
.r The City has a number of methods available to acquire future park sites.
The most common method is contained in the Subdivision Ordinance which
specifies the amount of land which must be dedicated or fees that must be
paid to the City as a part of new subdivision approvals. As provided in
the City Municipal Code, the dedication will be at a rate of not less than
1.2 acres of land per 100 lots or 5% of the total area in the subdivision,
whichever is greater. There are requirements for dedication or payment of
fees for subdivision consisting of fewer than 100 units. Other revenue
sources to acquire and develop park sites include the new Construction Tax
and various State and Federal grants.
�$ 0 11
Libraries
There are two branches of the Riverside Public Library/Riverside County
Free Library system serving the entire planning area. The Palm Desert
Library, constructed in 1962, is about 3500 square feet and has approxi 46
-
mately 21,000 volumes in its collection. The Palm Desert Country Club
branch contains nearly 3400 volumes. In addition to their regular book
lending services, the branches provide regularly scheduled programs, films,
phonograph record circulation, photocopy service and school visits.
The proposed civic center site provides for the construction of a new
library, if deemed desirable in future planning stages.
With a total of about 18,000 permanent and seasonal residents in the entire
planning area, there are over 24,000 volumes of books, or about 1.25 books
per person. According to County library officials, this level of service
is adequate to meet the needs of the community.
Hospitals
The planning of health facilities is primarily the role of both the private
+A
and public sectors. Within the Coachella Valley there are numerous private
facilities serving Palm Desert residents. The Eisenhower Medical Center and No
Palm Springs Hospital provide the most extensive services at the local level .
In addition to the numerous privately-owned facilities, the Riverside County
Health Department operates various health programs. Most of the continuing
community personal health and mental health services for the desert area
are located in County facilities in Indio. Personal health services include
crippled children services, health education, cancer screening, family
aw
IV. PUBLIC FACILITIES ANALYSIS (cont. )
aaa►
planning, and tuberculosis and venereal disease control . Other services
include a mental health clinic, the Desert Community Drug Team and the
-o Desert Methadone Treatment Program.
Schools
The schools which serve the Palm Desert area include George Washington
School (grades Kindergarten, 1 and 2) located at 45-678 Portola, Lincoln
School (grades 3 through 5) located at 74-100 Rutledge Way, and Palm Desert
Middle School (grades 6 through 8) located at 74-200 Rutledge Way in Palm
Desert and Indio High School located in Indio.
wr
The enrollment figures for these schools are shown in Table 3.
low
TABLE 3
as
PALM DESERT SCHOOL ENROLLMENT
1977-1979
aarr
OPTIMUM
1977/1978 1978/1979 NOVEMBER 1979 CAPACITY
SCHOOL PEAK ENROLLMENT PEAK ENROLLMENT ENROLLMENT' LEVEL
George Washington 528 477 490 540
Lincoln 484 524' 529 540
Middle 527 570 564 600
Indio High 2575 2574 2588 2700
SOURCE: Desert Sands Unified School District
New residential developments that have been constructed throughout the
school district, which extends from Palm Desert to Indio, are taxing the
Ago existing physical facilities. According to school officials, future
physical expansion will be extremely difficult since no development fee
� a ►a
IV. PUBLIC FACILITIES ANALYSIS (cont. ) '
is paid to the school district and there are few other available sources.
In addition, there is some question whether the establishment of a develop-
ment fee earmarked for school facilities in the future is legal under the
provision of Proposition 13. If funding for schools is somehow obtained
then the school district will consider a site in the Palm Desert Country
Club and La Quinta areas. The district presently owns approximately 40
acres in Palm Desert; a. high school is proposed for this site. 40
To meet short run expansion needs the district will add portable buildings
to existing facilities. In the long run, when the school district can no
longer add portables and funding for new facilities is not available, then
double sessions and year-round school may be instituted.
Presently the City and developed area of the north sphere are within the
jurisdiction of the Desert Sands Unified School District. Any development rr
occuring north of Frank Sinatra Drive will be within the jurisdiction of
the Palm Springs Unified School District. According to school officials,
there are no present plans to locate any new schools in the Palm Desert area.
Water
Water is supplied to Palm Desert by the Coachella Valley Water District "
(CVWD) and Palm Desert Community Service District from their various wells ilk
scattered throughout the area.
IN
Civic Center
According to the Capital Improvement program, the initial construction phase
of the Civic Center will be completed in 1983. The approximately 13 acre
site located at San Pablo and 44th Avenue will house all City government
offices. In addition, the site will include a community, center, an outdoor
theater and a park. A new library building and a sheriff/police building may
be included if found desirable in the future.
IV. PUBLIC FACILITIES ANALYSIS (cont. )
ow Police Protection
Police protection is provided by the Riverside County Sheriff's Department.
�. The Sheriff's Department provides response service to requests for service
and investigatory services in criminal cases.
The present agreement between the City and the Sheriff's Department for law
enforcement services is 2.5 persons on a continual basis; broken down by two
individuals for part of the year and three individuals for part of the year.
A contract for law enforcement services can be written for any level of
service desired by the City which would provide for proper controls by both
parties. Constant review of the service is an administrative function which
is accomplished. The results of the review is the subject of discussion with
the City and the basis for action of upgrading.
In addition to police protection services provided by the Sheriff's Depart-
ment, many of the large development projects have hired private internal
security services for their residents. These forces should work in con-
junction with and not separate from the Sheriff's Department.
4W
Fire Protection
The Riverside County Department of Fire Protection provides fire service
within Palm Desert. One fire station is presently located on E1 Paseo and
has two 1250 gallons per minute trucks. It is expected that these trucks
will be replaced by 1500 gallons per minute trucks in the next few years.
ow
The present fire station will be relocated near the proposed Palm Desert
Town Center. Two other new stations are planned for the near future. One,
which is near completion, is located adjacent to Ironwood Country Club
. Ilft
lr
IV. PUBLIC FACILITIES ANALYSIS (cont. )
and will primarily serve the southern portion of the community. The
northern portion of the planning area will be served by a station to be
constructed north of the Whitewater River in the vicinity of Country Club
Drive and Cook Street. It is strongly recommended that such a facility be
constructed prior to development of 30% of the entire north area.
The Fire Marshal has also recommended a fire station to be located in the
Monterey Avenue/Interstate 10 vicinity.
Solid Waste Disposal
The planning area is within the service boundaries of Palm Desert Disposal
Services. This company uses two disposal sites, Edom Hill and Coachella.
Edom Hill is located northwest of the City, toward Desert Hot Springs;
�r
Coachella is east of the City.
Edom Hill has a capacity of approximately 4,000,000 cubic yards and is
+�r
receiving fill at a rate of approximately 150 tons per day. Coachella
Valley has the same capacity and is receiving fill at a rate of about 290
tons per day. Both facilities are expected to be in operation until the
year 2000.
is
Sewer Services
�r
Sewer services are provided to the Palm Desert area by the Coachella Valley
Water District (CVWD). Effluent is transported via sewer lines to the
treatment facilities located at Cook Street. According to CVWD officials,
the treatment plant has an average daily flow of 2.5 million gallons per
day with total capacity about 4 million gallons per day.
Zff� ►lp
IV. PUBLIC FACILITIES ANALYSIS (cont. )
Bridges
Two bridges crossing the Whitewater River should be constructed as develop-
ment occurs in the north sphere area. The bridges are to cross the river
at Monterey Avenue and Cook Street. In addition to being transportation
• facilities for residents, these bridges are necessary to provide ease of
access for emergency vehicles during time of either an extraordinary
emergency, such as an earthquake or flood, or other natural disasters or
accidents; or unusual peacetime emergencies such as civil disorder.
The Palm Valley Stormwater Channel Area Specific Plan recommended a bridge
�. crossing as an extension of Thrush Road. As stated in the Specific Plan,
"the proposed bridge crossing would provide for the easy extension of public
utilities to the majority of the property owners in the study area as well
as providing access if the Stormwater Channel is flooded. " (P. 51) The
plan also recommended that at grade crossings be located at the extension
of Bel Air Road and the Community Center.
State statutes permit a community to adopt a local ordinance that may require
the payment of a fee as a condition of approval of a final map or as a
condition of issuing a building permit for purposes of defraying the actual
or estimated cost of constructing bridges. An ordinance requiring such a fee
'r should be adopted.
1*0
4
V. IMPLEMENTATION POLICIES
In order to ensure that public facilities exist to meet the needs and demands
of current and future residents there must be a commitment and a willing-
ness on the part of local officials of Palm Desert and of those districts
providing services to the City to take appropriate action.
The following are the official policies of the City:
o Work closely with the school district to encourage the joint use of
facilities as neighborhood public service centers for information,
4
recreation and cultural activities.
o Work with other public agencies and levels of government to develop
multifunctional public service centers in key locations throughout
the community.
o Periodically survey residents to determine preceived levels of service
for community services and facilities to identify shortcomings.
o Award contracts to public agencies or private contractors in order to
reduce costs and encourage innovation in provision of community facili-
ties and services.
o Contract with other entities, public or private, when appropriate,
for the provision of various community services when the services
provided are more economical or of superior quality, more available or
accessible, or will generally serve the needs of all or portions of
Palm Desert.
o Require that all developments be in accordance with other city plans
and technical specifications; provide for the expansion of the necessary
services to serve the needs of that development. Any development that
is not in accordance with City plans will additionally provide for the
necessary modifications of services to accomodate that unplanned need.
ANN
.w
V. IMPLEMENTATION POLICIES (cont.)
o Permit development only if community facilities such as schools, police
protection, recreational facilities, will be available for that develop-
ment at a level required for that development.
o Continue to coordinate planning with the providers of public services
(e.g. , water district) to ensure that all present and future needs are
met.
• o Provide that fire and library facilities exist north- of the
Whitewater River prior to 30% development of the area.
o Provide that the cost of increased service demands due to new
development and the financial participation of' developers, in
providing facilities to meet these demand increases, be equal .
In order to implement the above policies, the City has a variety of
planning tools already at its disposal . The intent is not to replace these
tools but to refine them to make them relevant to today's needs.
o Site Plan Review: The planning process provides an opportunity to
critically inspect and review every development plan that is proposed.
The process should include an evaluation of the project's compatibility
with the provision of public facilities and services. The development
proposal can be approved with conditions to resolve any difficulties
. .► due to the project.
o Environmental Impact Assessment/Report: The City should require,
through the environmental assessment process, all developers of resi-
.. dential property to discuss the effect the project will have on public
facilities. The City could require environmental documents and reports
7M pLq
V. IMPLEMENTATION POLICIES (cont. )
to analyze the long term effects the project may have on water supply,
school enrollment, and other public facilities. The City could require
developers to present alternatives to alleviate the potential adverse
impacts which have been identified. rr
o Capital Improvement Program: The City has a five year Capital Improve-
ment Program based on future community needs and expected revenue to
pay for these needs. Included in the development and/or other entities
(e.g. , school district) whose responsibility entails providing public
facilities.
o Bridge Fee Ordinance: As allowed by State Statutes the City should
adopt an ordinance requiring the payment of a fee as a condition of
approval of a final map for purposes of defraying the actual or
estimated cost of constructing bridges.
o Subdivision Regulations: These regulations are used to insure that
large development projects are in compliance with the General Plan and
zoning. Regulations
g presently require developers to dedicate portions
of their property or pay a fee to provide for parks. In addition, the
regulations require, if necessary, developers to provide for sewer and
water lines and other essential services. silk
'IIt ID it 0
%WIM.W wlo� f ..orr rwmaw til•• JL_ *OWM w look-r law mw WANP r 400-1 0 awoloom W-WAM ""OWN* awwwrw r+. +NOW-1 s rw,arf
— -- _ -- Room CIRCULATION NETWORK
CITY OF BALM DESERT
LEGEND:
f�FIR4<�F4 ARTERIAL STREET
MAJOR THOROUGHFARE
DINAN SHI RE DRIVE SCALE: 1`.- 4000'
SCENIC SECONDARY
ADOPTED APRIL 14. 1094 , SECONDARY ROADWAY
/I/111/111/111 COLLECTOR STREET
rrrilirrirrr� ADOPTED SPHERE
mommo... moss m CITY LIMIT
T— etRAlO ► RD iRlrtArIVIIIIIIISAI I Ir *
u•u• PROPOSED STREET
•uu•..uuu�
* • uuu•
* wlwialaeeMrallt RAILROAD TRACK
STORM CHANNEL
PROPOSED BRIDGE
�.� EXISTING BRIDGE
FRANK IINATRA IRIVII * {*{*IL
� * rr
s
couNTRV CLUB DRI E ��
I W
�.ystill /111111/ _
1 � t
I
•
L j
.n.iiuii ..•..
••.•• �11111UI //�
WAIIING DRIV
I t' I it i "�•.. ,� �
TAT E HIGHWAY 111
••.00. 110Y•T.111 M. --
•.r�r.�r.�.rrrNrrrrrrrr •
M
rr-
COLLECTOR STREET
o.
No
• .•
.••
SECONDARY ROADWAY
Nor WIN
No
dook IN
! SCENIC 8E ARY
i _.. _. ..... �� VITA.
I = Iwlr+
_ 1
1
1
MEN&STREET-
, + ------ -
t I.1•Iuw
Ir r IY Ir' 04
• r r �.• lf' it, r 1!• !o'!
t
ARTERIAL ST EE? ("-"16r Am )
*SCENIC EASEMENT (Variable), where appropriate.
i
IV. SOCIAL/ECONOMIC
- ELEMENTS
IV. A. HOUSING ELEMENT
low
ow
w
°XH13iT
4r
CITY OP PAIR DESERT
GENERAL PLAN
*MW
M" HOUSING ELEMENT
so
w
PREPARED BY CITY OF PALM DESERT
DEPARTMENT OF QI44MTY DEVELCF ENT/PLANNING
RAKI N A. DIAZ, DIRECXR
Philip Drell, Sa iior' Plars=
Tirtiya Mot to e, Secretary
Amended February 13, 1992
Resolution No. 92-16
vw
Adopted Dec 9
ow Reeclutian No. 9 9-i 7
City Manager Bruce Altman
PLANK= ODNCSSIOrN CITY COUNCIL
Rich d Erwood, Chairman S. Roy wilean, Mayor
Robes* Dcww Jean Sanem
SabbY Jouthm Hinted CYitea
Jaman Ridmirde Ridwrd Kelly
Carol Whitl ck Walter Snyder
aw
TABLE OF coNriFmm
�e AJo
I. BACKGROUND1 e
A. Population and Household Characteristics 1
B. Inane and Diployment 0
1
C. Housing Characteristics 2
to
1. Housing Mix 2
2. Housing Canditians 3
3.
3
4. Vacancy Rates
4
II. HOUSING NEEDS
5
A• Share Regiajal
ptHousing Needs Assessment (MM) The Fair
5
B. Ownership Housing 6
C. Rental Housing 7
D. Preserving Neighborhood Duality 8
E. Calstraints 8
1. Gc -ntal 8 + ►
a. Land Use 8
b. Build
ing Codes and Development Standards 10
C. Development Fees 10
d. Permit processing prooe&u es 11
2.
12
a. Land Costs 12
b. Costs
12
C. Financing 13
3. C. 3tr'aint Sunmazy 14
i
16
l/4
TABLE OF CLNt EN S CXVrIN JED
Ow
F. Special Needs 14
Ow 1. Elderly 14
2. Handicapped 15
on 3. Female Heads of Households 15
4. Large Families 15
5. Farm Worker Housing 15
6. The Haneless 16
III. THE PROGRAM 17
Ow
A. Neighborhood Quality 17
Ow 1. Public Infrastructure 17
2. Rehabilitation 18
Nor
a. Financial Assistance 18
b. Certificate of Conformance Program 18
C. Public Acquisition and Rehabilitation 19
B. Residential Conservation 19
1. Zoning 19
2. Mobile Hone Park Protection 19
3. Federal Housing Subsidy Programs 20
%w
C. Reducing Costs and Prices of New Construction 20
1. Removal of Govezrmental Constraints, Density
w Bonuses and Development Standards Reform 20
2. Rental Housing 20
3. Ownership Housing 21
aw a. Mortgage Assistance 21
b. Self-Help Housing 21
ii
w
TAME OF cCA-,,ENM CCNr 3NEM)
C• Manufactured Housing
22
. Senior Housing 22
D. Energy Ccrmervaticn
22
E. Equal Housing OW=tunities a
23
F. Harelessness
23
Five Year Program Sutmaty
25
Residential Land Inventory and Site Criteria for High Density Low
and Moderate L-A=m Housing Projects.ects
29
Annual Review
32
Elzvironnental Impacts
33
I. Natural Ermirrnmnental Lrpacts
33
II. Public Services
33
Review of Past Housing Element Implementation +
34
1984-1989 Five Year Program Review
35
I. Neigk� Quality
35
II. Cost and Price Reduction of New CcrLstructicn
35
Public Participation
37
iii
FOSIIT ELEM Nr
The goals, policies and implementation programs set forth in the Palm Desert
Housing Element to the General Plan are guided by California State Housing
Objectives.
1. Provisions of decent housing for all persons regardless of age, race, sex,
marital status, source of income or other arbitrary factors.
2. Provision of adequate housing by location, type, price and tenure.
Now 3. Development of a balanced residential envircrment including access to
jobs, conm.aLity facilities and services.
ow This element will exaftdne the nature of the existing housing stock in relation
to the character and needs of Palm Desert residents and how future development
can best meet future needs.
I. BALZCGFCU D
A. POPULATION AND HOUSEHOLD CS:
The California Department of Finance estimated (see appendix for
complete data) Palm Desert's 1989 permanent population to be 19,454
in 8546 households. Southern California Association of Governments
(SCAG) projects growth to 10,301 households by 1994.
The two most populous age categories identified in the 1980 census
were 65+ (2176-18%) and 25-34 (1830-16%). This compares with 1185-
10% for the 45-54 age category. The dominance of young adults and
seniors is responsible for a large number of small, often childless,
households. One and two person households accounted for 72% of the
Palm Desert total. Sixty-five percent (65%) of married couples had
no children. Only 824 households (7%) had more than three members.
These young and old households which dominate Palm Desert
demographics generally represent age groups with the lowest incomes.
The 45-54 age group, usually associated with the highest income
r producing period, oompr1sed the smallest segment of the Palm Desert
community.
B. INCOME AND EMPLOY FIdr:
In 1980, Palm Desert median household income for a family of four was
` $19,647. The 1989 Riverside/San Bernardino area median was $32,200.
Total Palm Desert resident employment in 1980 was 5681 with sales and
service a=)unting for 68%. There were 179 families living below the
'•" poverty line of which 32 were female heads of households with
children. There were no households with heads over 65 below the
poverty line. 'Dotal employment in the city in 1990 is projected to
reach 13,000.
WN
ow 41
HQSIM F3EMENr
Over the next five years Palm Desert will undoubtedly experience a
substantial increase in low income housing needs resulting from the
rapidly growing retail, service and resort hotel industries. Up to
1,200 new hotel rooms and 400,000 square feet of commercial space are
projected to attract 2,100 new employees to the area of which 1,500
are likely to be paid low income wages.
Local restaurants, retailers, and hotels are already experiencing
inreasing difficulty in attracting and keeping reliable service
employees. The lack of affordable worker housing has become a
practical problem for employers and ultimately a real constraint on
the growth and quality of the city's resort base industries. Low
income employees will not relocate unless affordable housing is 16
available. Reliance on other communities to provide this housing is
contrary to the state housing laws fair share concept and will
ultimately result in clogged highways as workers flood in and out of
the city.
The private market has shown itself quite capable of meeting moderate
and upper bxx mme rental housing needs. The production of lower and,
very low inane housing will require significant assistance and
involvement of the city, Redevelopment Agency, Riverside County
Housing Authority, and the resort industries creating the demand.
1. HOUSIM NIX:
The following table compares the 1984 and 1989 Palm Desert
housing mix:
Total Units Single Family 2-4 Units 5 or More Mobile Homes
1984 12,304 9,150 (74%) 1,156 (9t) 1,202 (10%) 796 (6$)
1989 16,603 11,853 (71%) 1,586 (1(A) 2,345 (14%) 841 (5t)
In 1984, 19% of the housing stock was comprised of multi-family 16
recital units. Only 28 units had been oonstructed during the
preceding four years. As a result of the city's Affordable High
Density Plmx*d Residential Program (AHDPR), 1573 multi-family
rental units were ocnstructed between 1984-1988; 37% of all
units. An additional 800 units have been apWMed. Of the 1573
constricted, 180 are rent controlled for lower income
households; 21 are rent controlled for moderate income
2
HOMING EIEMENP
aw
households. Eighty percent (80%) of the market unit rents fall
within the moderate income standards.
aw
2. HOMING CCNDITICNS:
Most of the housing in the City of Palm Desert has been
constructed since 1960. Generally homes in even the oldest
neighborhoods are less than 25 years old. While the general
level of residential maintenance is quite good, isolated cases
of deterioration have occurred. Surveys indicate up to 20
single family homes and 100 multi-family units need significant
rehabilitation. In some cases the city has had to threaten
condemnation to force landlords to maintain minimum health and
safety standards. As will be described later in this element,
the city's redevelopment agency in cooperation with the
Riverside County Housing Authority is implementing programs to
reverse the deterioration process and preserve quality housing.
3. OVERCROWDING:
Overcrowding is defined as dwellings with greater than 1.01
persons per zoom. A room, is defined by the Uniform Building
Code as a place usable for sleeping, eating or cooking. This
excludes bathrooms, hallways and closets. For example a three
bedroom, two bath hone with a kitchen and combination dining
roan/living room would have five roans. If it was inhabited by
two adults and four children, a 1.2 ratio would qualify as
AW overcrowded.
Projections for 1989 based upon the 1980 census identify 136
.• households (2%) with person per roam ratios between 1.01 and
1.5, and 56 household ( .81%) with ratios greater than 1.51.
,rovercrowding is caused by a combination of shortages and high
cost of appropriate hauling. Families are forced to choose
between small units or sharing a larger unit with another
family.
While it may be desirable for each child to have his/her own
bedroom, some degree of overcrowding is inevitable. Young
families often take several years before they can achieve the
one person per roam ratio. Cases of severe overcrowding can
lead to accelerated housing deterioration and corresponding
negative impacts for surrounding properties and the
neighborhood. There is some evidence that the incidence of
overcrowding has increased since 1980 as a result of increased
"' 3
KXJSIIW-v ELEMENT
lower income employment associated with the Marriott hotel, the
Town Center mall and general expansion of the city's resort
eoonomic base.
Although the city's housing programs have produced a substantial
number of lower and moderate income one and two bedroom units, 1
there has not been significant construction of lower income
family housing and no units affordable by very low income
households.
Programs in the element will attempt to expand housing
opportunities for these two groups to find unc=aded quality
housing within safe, clean neighb=tx)ods.
4. VACANCY RATES:
di
The Federal Home Loan Bank Branch has estimated the 1988
combined vacancy rate to be 11.6%; 8.72% above the "ideal" 2.88%
calculated by SCAG. Vacancy rates for units within the lower di
income range are less than 1%.
6
=r
1
16
4
...
HOMING EIEMENr
II. HOUSING NEEDS
The mandated objective of the Palm Desert Housing Element is the provision
of quality, well designed housing within safe and attractive neighborhoods
affordable by all segments of the community. The task of the
implementation program shall be to resolve the conflict and trade-offs
between affordability, design and density.
When the city incorporated there was great concern for what appeared to be
unacceptably low quality development standards being enforced by the
county. Zoning and design review standards were developed to insure
quality neighborhoods. These standards succeeded in encouraging an
UW abundant supply of housing, very high quality development, but also
resulted in housing increasingly out of the reach of very low, low and
moderate income households. This situation was further exaggerated by the
aw high speculative housing market of the late 19701s. Through
implementation of programs contained in the 1984 .Housing Element these
problems have begun to be addressed.
r.
A. THE REGIONAL HOUSINIG NEEDS ASSESSMENT (RIM) - THE FAIR SHW
0.'TX�rPr:
+r
The state housing law assigns the Southern California Association of
Governments (SCAG) the responsibility for determining Palm Desert's
existing housing needs and the city's fair share of the regional
future needs. This analysis is contained in the Regional Housing
Needs Assessment (RHNA). Existing need is a simple projection form
the 1980 census of households paying more than 30% of their income on
housing based upon the California Department of Finance population
estimates for 1988 and adjusted to 1989. The future needs section is
based upon SCAG's own Growth Management Plan. The state housing law
"fair share concept" also requires the equalization of a
jurisdiction's affordable housing percentage towards the regional
average. The future needs section, therefore, includes an "impaction
adjustment" which brims a jurisdiction percentage of future lower
r. and very low income units 25% closer to the regional average. Palm
Desert's current share is 32% compared to 40% for the region; a
difference of 8$. The composition of the city's future affordable
housing needs was therefore increased 2% to 34%.
The existing needs figures do rot assume any construction of low
income units during the 1980-88 period and can be reduced if
affordable projects were built.
Through One Quail Place and San Tropez Villas apartment project
development agreement's, 180 lower income units were constructed
5
// W
HCWIAG F3ENr
between 1984-1987. These units will be rent strolled throw the
year 2015 and 2017 respectively,
The adjusted MM is included below.
inoirie (80� of medium household incam Ctuzent need is 569 lower
Of medium household es) and 481 very (50$
incomes) for a total of 1050. Futurehas
been set at 367 lower and 303 very low income,
intended to be absolutelyThe numbers are not
Fate calculations creating a "quota"
the city is expected to achieve.. It is merely an estimate of the
general magnitude of need and selves as a goal for the design of
local housing Pr 9 ms- Cities will be evaluated on how effectively
available resources are employed towards the attainment of the p M
targets.
FMUECML HUZn G rEEM6 ASSESSMERr
I. AW STED EXLSTING ram*
1989 LIHHs OVERpAyIM FOR SMMTER
HOUSEHOLDS LIHHs TOTAL VERY LOW LOW TOT-OWNER
8,546 2,518 1,050 481 569
380
LIM 0VERPAyM Nr BY TENURE AND INCOME
VL-C1InIIN R LOW- WNER TOT-REINTrER
VL-RFNrER LOW-REN
147 233 669
335 334
II. FUR BE NEED - 1
TOTAL VL INC LOW INC MOD IIdC HIGH INC LOWER DC HIGHER INC
(M & L) (%MM & UP)
1,964
303 367 340 954 34.1% 65.9$
*Adjusted to reflect 1989 "GAP" year and reduced for 180 lower income units
oorIstnicted in connection with One Quail Place and San Trapez Villas Affordable
High Rent Projects.
B. CwNERSW HOLE=:
The HUD income guidelines call for a maximum low income ownership
p
unit selling price of $65,000 based upon the monthly payment on a
6
4W
HaZIM ELEMENT
OW
10.75% 30 year loan. The moderate income house price limit would
approach S90,000. No new projects have offered homes in this price
"" range for at least five years.
The median price of existing Palm Desert housing in 1988 was
$130,267. A total of 16 single family homes and 21 condominiums are
currently on the market (March, 1989) below the $90,000 moderate
income range. No new units have been constructed within the moderate
range since 1984. In 1984, Mountain View Falls offered 100 two and
three bedroom units between $68,000 and $72,000 as part of a 25t
density bonus program.
While some opportunities remain in the resale market, the lack of new
moderate income units will ultimately result in a diminishing
availability as demand grows. The growth of low and moderate income
OW employment with lead to an increasing need for family hazing which
is best served by single family units. During the 1984-89 period,
the Palm Desert housing program implementation stressed multifamily
ccnstxuction which had lagged during the previous period.
1994, affordable family housing will receive greater emphasis.Through
C. REWAL HOUSING:
When the city incorporated in 1973, one of the first tasks was to
improve the overall quality of development through the raising of
standards enforced by the county. Inadvertently, those new zoning
standards combined with other more general economic factors to
virtually halt multifamily rental construction. In 1984, 19% of the
AW housing stock was comprised of multifamily units. Only 28 units had
been built between 1980-84.
The implementation of the AHDPR zone contained in the 1984 Raising
Element, lower interest rates and the use of tax-exempt bond
financing led to the construction of 1573 rental units between 1984-
1989 and the approval of 800 move. During the period, 37% of all
units caLstructed were multifamily rentals. The new units include
180 lower income and 21 rent controlled moderate income units. The
majority of the market rate units fall into the moderate range.
Controlled lower income unit rents for new one and two bedrooms range
fFr. $450 to $550/month. Market rents range from $500 to S800/mo nth.
Qarent apartment vacancy rates average near five percent. This
fires to 1.8$ in 1984. Sane of the large complexes experience as
high as a 20* vacancy rate during the off-season summer months.
Vacancy rates for lower income units are virtually zero.
7
HOUSING ELE M Nr
New apartment construction over the last five years has satisfied the
demands for moderate income units and has begun to address lower
income needs.
The AHD program is limited in that lower inoome housing production
requires strong demand for the 80% market units. If demand for
moderate market units levels, then new projects will not be built.
Lower income production ceases unless additional financial subsidies
are included.
D. NEIC3BCMz7CD QUAI.IZY:
mile design standards can produce very attractive new developments,
they cannot always succeed in substantially improving older developed
neighborhoods. Declining neighborhoods tend to discourage the
investment of private capital thus reinforcing their decline.
Although the substandard condition of certain areas results in
depressed property values and lowered housing values, allowing
continued decline is an unacceptable solution to the affordable
housing problem. Slums result in a dangerous, ugly environment but
do not guarantee affordable housing. In a tight housing market
landlords will continue to be able to receive high rents even as to
quality declines.
The concept of redevelopment was specifically designed to break the
cycle leading to the development of slums. Carefully planned public
investment in the form of improved public facilities, and low
interest rehabilitation loans will encourage private investment
reversing the decline cycle. DIY
To achieve the goal of quality neighborhoods and affordable housing
requires the promotion of innovative designs which reduce the costs
of construction while still providing a desirable residential
environment. Because of high lam costs, it will be necessary to
provide same form of direct financial assistance to developers or
households to achieve all our housing goals.
E. MNSTRAINt5:
1. AL:
a. Land Use:
During the city's first years, a shortage of vacant high
density zoned property discouraged affordable multifamily
development. This situation was corrected with the
8
HCUSI Wj ELEMENT
WAIF
creation of the AHDPR zone which established procedures and
criteria for re-zcntuig up to 25 dwelling units/acre for
projects containing 20% lower income units. Through 1988,
42 acres have been rezoned and 896 units constructed under
the AHD program. In 1986 the Senior Overlay was created to
o provide similar incentives specifically for affordable
senior housing.
UPz r uV during the Past four years of an additional 85
acres elsewhere throughout the city from medium to high
density will permit an additional 1500 multifamily units.
These rezoning programs have effectively eliminated land
use restrictions as a constraint to the prnducticn of
affordable housing.
Manufactured Housing Opportunities
Within the city there are currently four mobile home parks
containing 703 spaces and a 120 acre mobile home
subdivision containing 360 lots. The parks are at 100$
capacity and the subdivision is 90% developed. An 86 acre
• 241 lot park is currently under construction. All mobile
hams facilities are specifically zoned for that use. In
addition, the city is om plying with Chapters 1571 and 1572
Statutes of 1988 permitting approved manufactured hauling
an permanent facilities in single family areas.
Parking
The zoning ordinance requires two parking spaces per
apartment unit. Due to the desert's extreme heat, one
space must be covered. Single family homes require a two
aw car garage or carport. These requirements are based upon
studies of automobile ownership and needs for guest
ping
Reductions have been granted for affordable projects when
site geometry made full attainment impractical. The Senior
Housing Overlay reduces parking to one space per unit for
projects with an age 62 minimum and 1.25 for an age 55
minimum.
Senior Second Units
In 1983 the city adopted a Second Unit Senior Housing
ordinance which permits one additional rental unit to be
added to single family homes. It requires the unit to be
incorporated into the main structures and requires the
9
FX1SIW-, ELEMENr
total development to resemble one single family home.
Consistent with our rental apartment standard an additional
two parking spaces are required. Occupants must be 60
years of age or older. Through 1989 there has been o�
three applications for the program. All have been
approved.
While the second unit program has not made a significant
contribution, its lack of success has not constituted a
major constraint on the production of rental senior
housing. The Senior Overlay ordinance and the availability
of vacant land has provided ample opportunities for
construction of senior housing.
b. Building Codes and Development Standards:
A goal of this element is the development and maintenance
of high quality housing and residential neighborhoods.
While Palm Desert's standards are high, developers are
given a great deal of flexibility in choosing the means
which the standards can be achieved. Analysis of project
alternatives describing lowered levels of design quality
and amenities show only minimal decreases in monthly
using costs at the expense of significant reductions in
overall quality.
The city uses the Uniform Building Code with some
modifications relating to combustive roof materials and
aluminum higherelectrical standarY�s � the It is estimated that these
initial cost of a typical
home by 5300. The increased level of safety and the
reduction of long term maintenance costs offset the initial
extra costs. Applicants have the opportunity to
engineered cost saving alternatives which meet code
specifications. Modular and prefabricated building systems
have
baleleyn usedmore
��extensively. Quality construction, while
expensive, results in lower long-
term housing costs.
C. Development Fees:
City of Palm Desert fees are designed to cover actual costs
Of Processing applications and the extension of urban
services to the proposed development. A typical 1500
square foot home will include $8,693 in fees of which only {
$1,100 is for design and building plan review. The
10
HOUSING ELEMENr
aw
remainder is for public improvements to serve the
development. Utility hook-up and school fees account for
"" more than 5(A and are not within the control of the city.
Development fees within Palm Desert are comparable to those
am charges within other jurisdictions throughout the Coachella
Valley. Although they constitute a substantial constraint,
accounting for ten percent of a modest hone's cost, fees
WAO are based upon real public costs which must be paid by
someone. The city's commitment to affordable housing
recognizes that financial assistance will be required to
reduce the overall cost of housing which includes fees.
COA31ELLA VALLEY SURVEY OF DEVEZOPMENr FEES
.i 1500 SQUARE FOOT SINGLE FAMILY FPS
Palm Springs $9,126
Indian Wells 8,900
Palm Desert 8,693
Riverside County 8,150
Desert Hot Springs 7,935
La Quinta 7,630
Rancho Mirage 7,565
Cathedral City 7,350
Indio 7,338
Coachella 7,040
ow d. Permit Processing Procedures:
The city employs a streamlined processing procedure which
consolidates hearings and reviews and significantly reduces
administrative delays. A single family home receives
design review by the department of community development on
the day it is submitted and can be immediately transmitted
to the department of building and safety for plan check.
Depending upon work load, permits are issued within four
weeks of submittal.
Major developments as large as 1,000 units can oomplete the
public hearing review within three months and can often
begin construction within six months of initial
application.
11
HOMIiG II,IIMENr
2. NCN-C UMN-2MAL OoNSTRAINI'S:
a. Land Costs:
Residential land costs vary by location, parcel size, and
availability of urban services. Individual single family
lots range fram $20,000 to $250,000. Large unimproved
parcels range from $50,000 per acre north of Country Club
Drive to over $200,000 per acre south of Highway 111. Per
unit multifamily land costs range from 5,000 to $12,000.
These price factors are fairly uniform between Palm Springs
and Indian Wells. Prices are somewhat lower toward Tnrji0.
to
The impact of rising land costs can be mitigated to a
degree by raising densities. W1hile land may account for
30% of the cost of a single family home at four dwelling i
units per acre, it can be reduced to 10$ in a 20 unit per
acre project. Increasing densities can itself increase
speculative pressure based upon expectations of more
profitable high density development. It is therefore
important to provide a mechanism to prevent this
speculation from inflating higher density parcels so as to
preclude affordable housing. By tying high density zoning
to low income affordable performance standards, the AHDpR
program and the senior overlay limits this type of
speculation.
b• Ccinstructicn Costs:
Palm Desert's constxvcticn costs average $67 per. square
foot, including land, all phases of cornstructicn, fees and
financing, depending upon project size, density, and
quality. These costs are fairly uniform throughout the
Coachella Valley. It is anticipated that ccrotxucticn
costs will continue to rise with inflation. The table
below analyzes and compares the various components of
single family and apartment costs.
12 i
k*
HOMING ELEMENT
TYPICAL COSTS OF CONSTRUCTION
1500 SQ. FT. SINGLE FAMMY 900 SQ. FT. APARTMWr
Land $ 25,000 $10,000
Architec�/Engineesing 4,260 2,556
Onsite Improvements 7,200 4,320
Offsite Improvements 1,440 864
Unit Ccnstzucticn 37,830 22,698
Ganrerrment & Utility Fees 9,000 5,400
Financing 16,245 9,747
Total $100,975 $55,588
C. Financing:
The most profound constraint on both the supply and
affordability of housing is the cost of mortgage financing.
MW As interest rates rise above the 13% level, even the most
modest homes become unaffordable for moderate income
households and builders cease construction.
.Monthly payments including property taxes and insurance on
a $90,000 moderate ircie home with a $80,000 30 year
mortgage at 10% is $802. This rises to $1016 at 13 1/2%.
Based upon the 30$ of income criteria used by lenders and
HUD for loan qualification, a four person household earring
$37,080 (the moderate income limit) could afford a house
payment (tax and insurance) of $926.00. The moderate
income household easily qualifying at 10% begins to have
problems at 12% and is likely to be rejected at 13 1/2%.
A survey of local financial institutions indicate that
loans are available at rates competitive with other areas
in Southern California. Loans for the purchase or
rehabilitation of rental units had been restricted by the
fact that many older projects built under county standards
are legal non-cozf=dng under currmt city zoning. Banks
were hesitant to lend on a ten unit property if only six
units could be replaced in case of a fire. In response to
this problem the Certificate of ConfcCMance program was
c. 3ated (see program section) and this constraint removed.
Local governments have little ability to significantly
remove this constraint since it involves national monetary
„ policy. The use of mortgage interest subsidies and tax
exempt bond financing can lower costs enough to allow
marginal hone buyers to qualify or enable rental projects
13
H LISDG FIEmENr
to offer lower income rents. Since 1984 over 540,000,000
in tax exempt bonds have been sold to finance multifamily
construction in Palm Desert. Over the last three years
interest rates have hovered around the 10$ level, greatly
facilitating financing of affordable units.
3. Constraint Summary:
While each individual constraint factor does not preclude the
ocnsttr'uction of affordable housing, their combination puts the
bare cost of both ownership and rental housing significantly
above low income levels. The city's housing program will be
addressing these constraints through density bonuses,
inclusionary zoning, low interest tax exempt bond financing,
public land purchase, self-help housing and direct rental
subsidies.
F. SPECIAL DEEDS:
1. ELDERLY:
The dessert area has traditionally been a retirement destination.
In 1989, 20$ of Palm Desert residents (3,890) and 30$ of
households (2,564) had members over age 65. In 1980 there were
no families headed by individuals over 65 living below the
ply line. Sixty individual seniors were living below the
Poverty line. In 1989 the incidence of elderly poverty may have
risen to 80 individuals. By 1995 an additional 2,000
individuals will have reached retirement age. As part of the
general affordable housing problem, all but the most affluent
elderly have been frozen out of the Palm Desert housing market.
The type of housing available is not ideally suited to many
segments of the elderly population. Many elderly households no
longer need or desire the two or three bedrmm home designed for
a growing family. Low density resort condominiums provide more
suitable accommodations but are generally the most expensive
housing in the city. These projects tend to average only 20%
permanent occupancy leading to social isolation of the scattered
less active retired elderly. a
Different forms of elderly housing have been developed which
erk nce the opportunity for social interaction and bridge the
gap between the isolation of traditional housing arrangements
and the rest homes. These projects provide small apartments,
edmmon dining facilities, organized social functions and limited
medical care. As will be discussed in the program section, the
14
HOUSIM EI04ENr
city has created special incentives for the production of a wide
variety of senior housing.
2. HANDICAPPED:
The 1980 census identified 576 individuals with varying degrees
of disability. In 1989 this figure is projected to have risen
m to 770. Ninety-five percent of existing rentals were built
prior to any requirements for handicapped facilities.
Implementation of Title 24 C.A.C., Section 2-1213 a,b insures
that all rental projects provide units specifically designed for
handicapped residents.
• 3. FU4ALE HEADS OF HOUSEHOLDS:
The incidence of female headed household with children
identified by the 1980 census was 156 or 3.5% of which 32 were
below the poverty line. In 1989 female headed households are
estimated to have risen to 208 with 43 below the poverty line.
The housing needs of this group will be addressed by programs
%W directed to the more general low/moderate irxxane category.
law 4. LARGE FAI�ULIES:
Only 111 households in 1980 were larger than six members. This
40 statistic, in addition to the low incidence of severe
overcrow ding, .8% would indicate that the present unit sizes are
adequate. As the existing younger population matures there will
be a growing need for family housing. Current 1989 estimate for
4W larger families is 148.
"W 5. FARO WOOER HOMING:
In 1980, 277 Palm Desert residents were employed in agriculture.
There are presently no large scale agricultural operations
U" within the city. Agricultural activity has steadily declined in
the upper Coachella Valley as the date industry has moved toward
the Thermal area. Other than for farm managent occupations,
`• agricultural employment will show a corresponding decline,
therefore, no special farm worker housing programs are proposed.
"'' 15
FTOISIM E EMENr
6. THE Ha\m BSs:
The City of Palm Desert has yet to experience a significant
homeless problem. Sheriff's re hen
5 individual at �� °f homeless to be less then
t
any one time. Most are moving though the area
or are living in campsites up in the canyons. The intense 1
dry summer heat with daytime temperatures frequently overc112
degrees tends to discourage year-rax-Ad outdoor living. The
extremely low urwwployaMt rate and wide availability of entry
level jobs provides Palm Desert unique oppOrtunities to address
the ecorc mic homeless problems.
irk
16
VMW
HOMING EL,EMENr
o.
III. THE PROGRAM
I. The previous discussion focused on the obstacles to the attainment of the
goal of quality and affordable housing. The efforts to solve these
problems must be evaluated according to how well the city utilizes all the
available fiscal and planning tools. The following discussion will
analyze these tools evaluating their effectiveness and costs.
The solutions will fall into two basic categories: 1) Direct financial
aide programs to reduce or defer costs of housing or neighborhood quality
improvements; 2) Continued regulatory reforms providing incentives for the
production of housing and the maintenance of neighborhood quality. While
regulatory reforms do not involve the expenditure of public funds, direct
assistance will require significant economic resources. Fortunately, the
economic growth which is partially responsible for the increased housing
demands will also generate significant new revenues which can finance new
housing programs.
The following program descriptions shall not be ccrotrued to limit or
preclude the proposal, approval or implementation of alternative
strategies designed to achieve the goals identified in this housing
element.
A. NEIGHBORHOOD ¢SU=:
1. PUBLIC INFRASTRUCTURE:
Within new projects, our review process inures development
quality. These standards are less effective in inproving the
quality of existing neighborhoods. Code enforcement programs
can abate the worse cases of neglect but too heavy a reliance on
a punitive strategy is more likely to create community ill will.
Positive financial incentives provide more effective tools for
significant improvement.
The first phase of the city's neighborhood program was the
completion of all remaining residential public improvements.
The city's redevelopment agency is currently completing
caistn=tion of all remaining residential road, curb and gutter,
and sewer improvsnezts through Palma Village Assessment District
No. 3. Redevelopment agency and Coachella Water District
contribution of $8,780,816 acoomt for 59 percent of the project
�.. costs
The completion of these improvements will begin to change
property owners' and residents' perceptions concerning the
direction of their neighborhood and create a new positive image
receptive to new investment.
"' 17
KxSIlG ELEMENT
ON
2. RgHABILITA =CN:
a. Financial Assistance:
With the completion of phase I, phase II of the program
will be initiated with the creation of a $250,000 loan fund ig
from the redevelopment agency 20 percent housing funds for
the purpose of single and multifamily rehabilitation.
Loans up to $15,000 per unit will be provided to eligible
low and moderate income households and multifamily property
owners who agree to participate in a lower income
controlled rental program. The loans could be deferred
until sale or a repayment schedule established based upon a
household's economic resources. The loan amount would be
determined by the magnitude of work required to achieve a
reasonable standard. For some units it may mean only yard i
c 1 e an up ark exterior paint. Others may require major
renovation or reconstruction. While the loan program will
not reach all households, the improvements will create a
positive neighborhood feeling encouraging property owners
to embark on their own privately funded rehabilitation
efforts.
b. Certificate of Conformance Program:
When the city incorporated in 1973 and adopted a new zoning
map, up to 500 multifamily units became legal nonconforming
due to densities in excess of the new designations. Many
of these older units have experienced gradual deterioration
due to deferred maintenance. While legal nonconforming
status permits the continued existence of the units, upon
substantial destruction only the currently zoned density
could be replaced. When leaders become aware of this
situation, they often refuse approval of loans for purchase
or rehabilitation. Ultimately this withdrawal of financing
would lead to accelerated deterioration of these units. To
address this problem the Certificate of Conformance program
was created. The program provides a process by which
multifamily properties can achieve conforming
status and gain a vested right in the existing unit
density. The property owner is required to propose and
implement a rehabilitation program which brings the project i
up to current aesthetic design standards and corrects all
health and safety violations. The owner must agree to
maintain the project consistent with its conditions at the
completion of the rehabilitation. 'Through 1989, 113 units
in seven projects have participated in the program. It is
18 ►
6
1W
HOUSING ELE{ENr
MW
anticipated that tualgh 1994 an additional 100 units will
be rehabilitated as a result of the certificate of
taw confozmance incentives.
w C. Public Acquisition and Rehabilitation:
For certain cases, the magnitude of deterioration exceeds
the financial ability or desire of an owner to correct. In
these cases the city in cooperation with the Riverside
County Housing Authority may step in, purchase,
rehabilitate and manage the property for lower income
households.
This strategy was employed for the 60 unit Town Center
Apartments which was purchased by the Hailing Authority and
is undergoing general rehabilitation, new off-street
parking development and landscaping.
H. RESMENTUAL COMEMn1TION:
r. 1. ZONING:
Historically, the City of Palm Desert has not experienced any
significant conversion of residential to non-residential uses.
The General Plan Land Use Element and Zoning Ordinance give
highest priority to the protection of existing residential
neighborhoods. The neighborhood quality program will be
ow designed to provide property owners with incentives for the
conservation of the low/moderate income housing stock.
2. MMILE M�E PARK PRdI=ICN:
There are currently four mobile hone parks within the city
totaling 697 spaces. All four parks are at 10O% occupancy. Due
to the shortage of new spaces in the vicinity and the nearly
prohibitive cost of moving, unit owners had become captive
renters with very little ability to respond to space rent
increases. The city had instituted a rent control system in an
attempt to preserve the affordable nature of the mobile tome
stock, but found itself in the middle of a continuous battle
between park owners and residents. There was also sane fears of
property owners abandoning the mobile hone use altogether as raw
land prices have escalated.
19
HOMING, EIEMENr
The city in conjunction with the Riverside County Housing
Authority has instituted a program of public acquisition and
management of the parks to both preserve their affordable rents `
and guarantee continued existence.
A joint project between the RDA and the Riverside County Housing
Authority will result in the public acquisition of the Indian
Springs Mobile Home Park and the preservation of 90 low and
moderate income units.
3. FEDERAL HoUsim SUBSIDY PROGRAMS:
Through Section 8, 58 units are being conserved at low income
rents.
C. RED XM G COSTS AND PRICES OF NET Q1V6TAu,TICN:
1. REMOVAL OF GOVERNMENT CONSTRAINTS, DENSITY BONUSES AND
DEVELAPMERr STANDARDS REFORM:
Over the last four years, the City of Palm Desert has made
extensive use of inclusicnary zoning density bonuses and tax-
exempt t bond financing to dramatically increase the availability
of low and moderate income housing.
The Affordable High Density Program (AHD) which provides
densities up to 25 units per acre with 20$ lower income
controlled units has produced 180 lower income units and 700
moderate intone units with an equivalent annual rent subsidy of
$324,000.
2. RENTAL HOUSING:
While the AHD program and tax exempt bond financing will
continue to be made available, its ability to produce lower
income units is dependent upon the strong demand for the 8096
moderate irrxme units. Since moderate demand appears to be
leveling off while demand for lower income units grow, density
boLam and low interest financing will not produce adequate
supplies of low income units and rawer were capable of very law
inoana hauling produc,-ticn.
To this growing imbalanos, the city and Riverside County
Housing Authority has initiated a new program of publicly
financed and managed very low, low and moderate income housing
20
1.
HOUSIM ELEM Nr
ow
to meet the specific needs of the city's resort industry and
service employees.
WN
The city has leveraged $1,460,000 of redevelopment funds to sell
$67,000,000 in housing beds to finance various projects of
which the largest will be the construction of 1,100 units
ccntai ni 7 366 very low income units, 366 lower income units and
366 moderate inocnke units. The rental schedule will. require an
additional annual $2.48 million rent subsidy which would be
generated from Redevelopment Project Area Nos. 1 and 2 and
commercial developer fees. Rental priority shall be given to
current Palm Desert employees. The program may take the form of
one or several different projects at different sites and will be
constructed over a five year period. The project will contain a
park and be located close to resort employment and commercial
facilities.
3. OWNERSHIP HOUSING:
a. Mortgage Assistance:
To assist first time moderate income home buyers the city
with the Riverside County has initiated a low interest
mortgage pLogrra<m. The program will be implemented with a
MW 56 unit condcminium project presently under construction
within the city. The program will provide loans up to 396
below market rates, substantially expanding the
am opportunities for moderate income households to enter the
ownership market.
b. Self-Help Housing:
aw
To further expand the opportunities for low and moderate
income households to enter the ownership housing market, a
pilot self-help program will be initiated by the city with
the Coachella Valley Housing Coalition ( CVHC) in
cooperation with the California State Self-Help Housing
r. Program (CSHHP) California Department of Housing and
Cc m z-ity Development, California Housing Finance Agency's
and private lenders.
In self-help housing families are trained to construct a
substantial portion of their own tame. Through the sweat
equity, housing cost can be reduced 20$. In addition CSHHP
provides subsidies up to $15,000 per house in the form of
deferred loans which in time became grants. The city's
Redevelopment Agency will be providing 12 lots at below
�" 21
tie
EOLIS12C ELEMENT
market cost and a total equivalent subsidy of $25,000/unit.
If it is successful, the program will be expanded.
C. Manufactured Housing:
The city is promoting the construction of lower cost
manufactured housing through the approval of planned
manufactured housing parks and compliance with state laws
prohibiting discrimination against the placement of off-
site manufactured housing on single family lots.
4. SENIOR HOUSDG:
The Senior Overlay Program provides density bonuses up to an
equivalent of 22 units per acre with inclusiornary provisions for
very low, low and moderate inane units. Developers also have
been given an option through development agreements to pay a fee
in-lieu of providing an-site affordable housing.
Through January, 1989, the program has resulted in the
construction of 257 congregate care units and 13 senior
apaxbivts. An additional 243 congregate care and 176 senior
a-- - bteas have been approved. These projects will produce 8
very low income and 15 lower income units. In addition, an in-
lieu fee fund of $703,900 will be generated. The city has used er
$535,000 of this fund to purchase a three-acre site adjacent to
the Joslyn Cove Senior Center and has executed an agreement with
a developer to construct 60 lower and very low inane senior
aparbnents to be completed by 1990. '
D. II4EFGY ON:
As a result of its hot desert climate, the primary residential energy
conservation effort involves the reduction of solar heat gain during to
the six to eight air conditioned months. The implementation of Title
24 energy requirements of the building code has significantly reduced
energy ccnsumpticn in new structures. In older neighborhoods, energy
saving will be promoted through the neighborhood quality
-rehabilitation program. With the increasing dominance of projects
with large cammz facilities, the eccncmics of solar water heating
and co-generation technologies are enhanced. The city will promote
and encourage the use of appropriate energy saving technologies
through the architectural review process.
96
22 to
HOUSIM ELEMENT
E. ESL FOL)SIlG ;
The city pramtes equal housing opportunities by referring inquiries
concerning illegal discrimination to the following local, state, and
federal fair housing agencies:
Desert Association for Residential Equality
P.O. Box 2166
Palm Springs, CA 92263
(619) 322-1559
State Department of Fair EDnployment and Housing
322 West 1st Street, Roan 2126
Las Angeles, CA 90027
(213) 408-7464
w
U.S. Department of Housing and Urban Development
2500 Wilshire Boulevard
Los Angeles, CA 90027
"" (213) 688-5951
All projects receiving a density bangs enter into a development which
w prohibits illegal discrimination. Violation of this provision will
be referred to the Riverside County District Attorney for
prosecution.
man
F. .
As was discussed in the needs section, the City of Palm Desert does
not experience a significant homeless problem. No more than five
individuals have been observed at any one time. Typically these
individuals are traveling through the area or have sore sort of semi-
permanent campsite in the canyons.
w There does not appear to be a need for a shelter in Palm Desert at
this time. Shelter facilities are provided in Coachella Valley
through the Catholic Charities/Riverside County Housing Authority.
Nightingale Manor in Palm Springs includes 15 units and can
accommodate both families and individuals. Half the roans have
kitchens and all have facilities for food storage. Currently the
shelter is not providing services to any former Palm Desert
residents.
An analysis conducted by the Coachella Valley Association of
Gavernmments determined that Palm Desert's fair share of the shelter's
costs to be $10,000.
23
2
HOMIM ELEM Rr
Until such time as a shelter is needed in Palm Desert, the city shall
make an annual contribution of $10,000 to the Nightingale Manor. A
shelter location has been designated in the city's northern area and
could be developed in ccnnecticn with the Ehployee Housing program.
The ultimate solution to homelessness is the re-establishment of
individual and family econ mic independence. A program will be
developed in association with the city's employee housing
prcgram/County Housing Authority and County Department of Social
Services to provide employment and permanent standard housing.
IM
24
HOUSING ELEMENT
FIVE YEAR PROGRAM SUMMARY
I. NEIGHBORHOOD QUALITY. PUBLIC INFRASTRUCTURE REHABILITATION AND
CC SERVATION.
A. Pam: QI[Q1AtiQ1 of all remaining resident al irifrastnicture.
Scope: 2,373 units
Cost: $15,000,000
source: Redevelopment Agency, Tax Assessments
Agency: Redevelopment Agenrcy/Public Works
Completion Date: July, 1989
wo
B. PROGRAM. Rg3 al Inans.
aw Scope: 200 units
Estimated Cost: $250,000
ow
Source: Redevelopment Agency
Agency: Redevelopment Agency/Building and Safety
kur
C. PROGRAM. Oer ifirabe of OCXLF7! -
M
Scope: Estimate 100 units
Estimated Cost: None
Agency: Catntaiity Development/Building and Safety
D. PROGR 1 C Ton Center' Apartments.
Scope: Rehabilitation of 64 low income apartments
Estimated Cost: $2,500,000
Agency: Redevelopment Agency, Department of Building and
Safety, Riverside County Housing Auttlority
aw 25
H USDG EL Emwr
E. PROGRAM. Mobile Home Park Corsezvation.
Scope: 191 units
Cat: $6,400,000
Agency: Redevelopment, Riverside County Housing Authority
II. REDUCED COST AM PRICE FCR NEW =ION.
A. PROGRAM. Affordable High Density Rental Employee Housing.
Ste: 366 very low income units
366 lower income units
366 moderate income units
1,100 Total Units
Cost: C ro traction $60,000,000
Annual Subsidy $2,480,000
Source: Redevelopment Agency, Riverside Comty Housing
Authority, Commercial Development Housing
Mitigation Fees
Agency: Community Services, Redevelopment Agency, Public
Works, Building and Safety, Riverside County
Housing Authority
B. PROM M. OG MmMp M=tgacge AssistmIce. fr
Ste: 56 units eligible for low interest loans
Cost: $5,000,000 `
Source: Riverside County
Agency: Riverside County
sty
C. PROGRAM. Self-Help Housing-
scope: 12 assisted single family hones
Cat: $320,000
26
am
HOUSING ELEMENr
Source: Redevelopment Agency, California Self-Help
Housing Program, HCD, California Housing Finance
Agency
Agency: Coachella Valley Housing Coalition, Redevelopment
Agency, Department of Building and Safety
D. PROGRAM. Manufacbxred HOusirx3.
Scope: 241 units within new parks and implementation of
state laws against discrimination within single
i" family zones
Cost: Noce
Agency: Ccm aaLity Development
E. PROGRAM. Senior Housing Overlay.
Scope: 600 congregate care units
50 very low inoare apartments
100 lower income apartments
150 moderate income apartments
Cost: $1,000,000
Source: private developer inclusienary requirements and
in-lieu fees
Agency: Ctmmini.ty Development
F. PROGRAM. Senior Second Unit.
Scope: Zoning standards permitting second units on
single family lots rentable to residents over 60
years of age
Chet: None
Agecwcy: Community Development
G. PROGRAM. Hamalessyess.
Ste: Financial assistance to valley shelter
27
HOUSIlW., EL,QMENr
Cost: $10,000
Source: Redevelopment Agency
Agency: Riverside County Housing Authority/Catholic i
Charities
H. PROM M. Federal Section 8 Rant Subsidies.
Ste: 58 assisted households
Cost: unknown
Agency, U.S. Department of Housing and Urban Development
III. OVEPMLL OEL,-8CTIVFS FOR MXM4IK M43M Op MWDG LWOM 47Pb'I�L�CI'ID.
REHABILITATED AM CONSERVED.
A.
1. City programs 2,309 units
2. Other market construction 1,500 units
3,809 units
B. 364 units
C. : 313 units
28 a
ONO
HOMING ELEMENT
ENTVffi LAM INV N1W AND SITE CRITERIA
EM
INS HIGH DENSITY ICIER AND MDERATE I ME HOLJSING PRQ7FX.R'S
am The City of Palm Desert contains approximately 3700 vacant residentially zoned
acres. Of this area, 3200 acres are presently zoned at densities of five
dwelling units per acre or less, with the balance ranging from 10 to 17
d.u./ac. Urban services are readily available in all areas. Sufficient water,
sewer, and energy capacity exists to serve these areas.
Based upon the cost of land and contraction in the Palm Desert area, it is
generally recognized that for apartments to provide lower income rents,
densities between 15-25 d.u./a.c. are required. Moderate income ownership
projects need densities between 7 d.u./a.c. and 15 d.u./a.c. The City of Palm
Desert Zoning Ordinance provides a mechanism by which these densities can be
achieved. Projects which include at least 20 percent lower income units can
receive densities up to 25 d.u./a.c. These programs are in addition to
projects built pursuant to Government Code Section 65915, which provides for a
25-W density bonus for low or moderate income housing. Since the density bonus
programs are implemented throe development agreements which are tied to low
and moderate income performance standards, speculation prior to rezoning is
discouraged.
Depending on general economic and interest rate fluctuations, approximately
r 5,000 units are projected to be built in Palm Desert within the next five
years. These will include 52% upper price low density units, 30% moderate, 10%
lower income units, and 8% very low income units. The lower density projects
will use 800 acres, while the higher density moderate and lower income projects
will occupy 250 acres. These proportions will provide adequate sites for
affordable he zing while maintaining the overall character of Palm Desert as a
low density affluent ccammmz-ity.
•r
in allocating prospective high density sites throughout the city, the first
ccnsideration is to avoid excessive concentration. To achieve this, properties
are dispersed throughout the city. Potential site areas have been identified
on the High Density Affordable Housing Map based upon projected public
infrastructure capacities and existing neighborhood character.
�. Final site selection and project evaluation will be based upon the following
criteria:
1. Adequate service capacity.
2. Direct access to major tbcrmx hfares or arterials required for any
project over 50 units.
3. Compatibility with surrounding land uses.
4. Close proximity to commercial services.
5. Overall high quality of design.
dw 29
r
HQSIWff FIIEMENr
5. Contribution to the attainment of low and moderate income or other
special housing goals.
The Pc-z:ential Affordable Housing Site Suitability Map will become an addendum
to the Land Use Map. Projects in areas designated on the suitability map which
meet the review criteria may be judged to be consistent with the General Plan. Ag
Areas not designated will require an amendment of this map to achieve
consistency. Cnce the program goals discussed in the implementation section of
this element are achieved, an applicant will have to denxistrate a compelling ,
need for more high density development in order to qualify for a density bolus
program.
r
r
30
HOUS I14G ELEMENT
I ,
i
rl ;. I ` `ti`�►.
i ! , , ,, , _
rr r-7
Mile
Fr
fr-
dw
�• d
o e .//r'j
+ _ ` ,11 '�l l j.c 1. •:-a ���-mac„---- '
-Mzig
fJ�;7 " Cit7 of Palm D�s�rt
'.(,POTENTIAL AFFORDABLE
HOUSING SITE SUITABILITY MAP
SITE AREAS
HOLJSIIWj ELE M Nr
ANNUAL REYI W
This housing element articulates policies and programs which will determine thei
directicn the housing development will take over the next five years. Each
year the city shall review these policies and programs to evaluate their
validity and effectiveness, and to make necessary adjustments.
10
40
32
AW,✓(
HOUSING ELEMENT
ENVIRONMENIM DTACM
• The programs described in the housing element will have generally positive
environmental and social economic impacts. Potential negative impacts of
specific projects will be mitigated by existing mechanisms incorporated into
the development review process. Although indirectly growth inducing, programs
are designed to enhance residential envimmental quality, rectify the existing
jobs/housing imbalance and provide additialal affordable housing to meet the
needs generated by ecrnonic growth.
I. IVm►Zi RAL ENNFIRCMERML IMACIS.
r
While the development of housing unavoidably alters the natural desert
envirasiam , a system of development fees is being implemented to purchase
and preserve 18 to 25 square miles of prime desert habitat. This area
encompasses the full spectrum of desert ecosystems and includes the
critical habitats of the endangered Coachella Valley Fringed-Toed Lizard
and other rare plant and animal species. The Coachella Valley Fringe-Toed
Lizard Habitat Conservation Program required a $600/acre mitigation fee
for all developments within the historic habitat. These funds are being
used to create a 28 square mile preserve for the lizard and other desert
species.
The proposed siting of high density affordable housing near employment and
commercial centers will shorten o m>tmuting distances, thus reducing fuel
motion and auto emissions. The implementation of the energy saving
requirements of Title 24 of the building code, plus standards contained
within the architectural review process, will serve to reduce canwmpticn
W of limited natural resources.
AN II. PUE IC SERVICES:
Impacts on schools generated by residential development will be mitigated
through a $1.50 square foot school impact fee. Other development fees and
"" special assessments will finance expanded police, fire and paramedic
services.
�• New developments are required to construct substantial recreation
facilities on site. In addition, subdivisions must dedicate land or pay
fees for expanded public recreation.
WA
up 33
HCUSIM EL EMENr
REVIEW OF PAST HXEIlG ELEm Nr n4WI PATICN
The 1984 Housing Element set forth a large list of ambitious programs to
address the city's growing housing needs. Although not all goals were
achieved, effective implementation of a substantial number of programs have
significantly ii�8d neighborhood quality and expanded affordable housing
oppor-tvnities. The residential infrastructure program has succeeded in
providing equal urban residential services throughout the city. The AHD, `
Senior Overlay, and Palma Village Specific Plan program, have achieved the 1
city's goal for multifamily construction, senior housing, and neighborhood
revitalization. Ccrztzaints of finance and administration have caused the city '
to re-evaluate some programs and design alternative approaches to solving the
affordable problem. The city views the continued pursuit of the goals
originally outlined in 1984 as vital to sustaining the city's economic
Prosperity and overall quality of life. ,M
_x
34
ww►
HOUSING QEMETfr
+r.
1984-1989 FIVE YEAR PPOM1lM 1 EW W
I. NE:IcHBMIXD ELM:
A. Goal. Loan fund for completion of curb and gutters for one square
mile area.
Implementation. Through Palma Village Assessment District No. 3 full
public inpxove leM , -, curbs, gutters, and sewers are presently being
completed (see page 14).
B. Goal . Initiation of Specific Plans in areas targeted for
Redevelopment Programs.
Implementation. Completicn of Palma Village Specific Plan in 1985
setting redevelopment and housing priorities for city's largest
low/moderate income housing area.
C. Goal. Rehabilitation loans.
Implementation. Staff concentration on programs B and C delayed
"" development of the rehab loan program to 1989-90 budget.
Implementation will begin Fall ''89.
• D. Goal. Loan program to encourage purchase of single family units by
occupants.
Implementation. Funding requirements of goal A prevented
simultaneous implementation of the loan program. Subsequently, the
city was approached by the Coachella Valley Housing Coalition to
participate in a Self Help Housing Program (see page 18 3. a. ). Due
�W to the substantial costs reductions achieved, the self-help program
has replaced the original mortgage assistance plan. A mortgage
assistance plan has been approved for a 56 unit condominium project.
II. COST AND PRICE MX=CN OF NEW low `rION:
A. Goal. Density bonuses to create 300 low income waits, 900 moderate
income units.
° ►' Implementation. Through the AHDPR program 896 units were built
including 180 rent controlled low income units. The balance (716)
would qualify as moderate income units. An additional 612 units have
been approved including 60 lower income units. Under Government Code
Section 65915, 100 moderate income condominiums and 21 apartments
were constructed.
' " 35
FOL1SDG ELEMERr
Both the program goals and implementation have proved to be
reaganably related to what can be achieved over a five year period.
The program fell short of the lower income goal due to its dependence
on moderate income me demand and construction. The new element places
greater a phasis on direct rental subsidies to achieve program goals. +
B. Program Goal. Financial assistance for 170 units.
Implementation. Funding and staff commitments for assessment '
district no. 3 delayed implementation of this program. This program
has been substantially expanded (see programs II A) and now forms the
core of the five year plan.
C. Goal. Zoning for manufactured homing - 400 acres - 2000 lots.
Implementation. The city has maintained the existing 400 acres of
manufactured housing and rezoned an additional 86 acres in connection
with the construction of a new 241 lot mobile tome park.
The new legislation involving treatment of manufactured housing
permits their location in all R-1 zones.
D. Program Goal. Zoning Ordinance amendments to facilitate senior
housing - 500 units.
Implementation. In 1985 the city created the Senior Housing
which provides densitybonuses and Overlay
special development standards
tailored to senior projects. The program has resulted in the
construction of 257 congregate care and 13 senior apartments. An
additional 243 ccngregate care and 176 apartments have been approved.
These projects will include eight very low income and 15 lower income
units. In-lieu fees of $460,900 have been collected to sutnsidize a
new 60 unit all low and very low income senior project. The Senior
Overlay has succeeded in generating a great deal of activity. Like
the AHDPR program, lower income production is tied to the demand for
ma -ket units. Abserbtien rates of the new projects are being studies
to determine the needs and nature of future projects.
36
STATE Of CAuFORN1A
GEORGrz 'JEU[ME,JIAN,
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
Housing Policy Development
Division
1800 Third Street, Room 430
P.O. Box 952053
Sacramento, CA 94252-2053
(916) 323-3176
rr
October 3 , 1989
w►
Mr. Bruce Altman
City Manager
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
r Dear Mr. Altman:
RE: Review of Palm Desert's Draft Housing Element Amendment
Thank you for submitting Palm Desert's draft housing element
amendment September 5, 1989. As you know, we are required to
review draft housing element amendments and report our findings to
the locality (Government Code Section 65585 (b) ) .
Palm Desert's housing element is a well-written and comprehensive
document, and establishes an ambitious schedule of program actions.
In our opinion, however, the revision described in the following
paragraph is needed to bring the element into compliance with State
housing element law (Article 10. 6 of the Government Code) .
Identified concerns were reviewed with Philip Drell, Senior
Planner, in a telephone conversation on September 25, 1989.
Following the recommended change, we refer to the applicable
provision of the Government Code.
The City has set projected program unit goals, but does not
establish overall quantified objectives for the maximum number of
housing units that can be constructed, rehabilitated, and conserved
within the element's planning period (Section 65583 (b) ) . Overall
objectives are significant because they include projected private
market activity as well as City program goals.
We hope our comments are helpful to the City. If you have any
Ar questions about our comments, please contact Mario Angel of our
staff at (916) 445-3485.
�vr
���� 7/
EOLISI2G FZEMENr
6
PCENUC P?�ICIP�TIQd
Draft copies of this element were made available to and comments solicited from
the Joslyn Cure Senior Center, Coachella Valley Housing Coalition and from the
public in general thrax h the public library. Public notices for planning
ccmnissicn and city council hearings were published in local newspapers and
posted at prominent locations throughout the city.
40
�r
37
7A
W
Mr. Bruce Altman
.. Page Two
In accordance with their requests according to the Public
Information Act, we are forwarding a copy of this letter to the
individuals listed below.
Sincerely,
Nan y J. vo , C i f
Div sion of Ho si Policy
Development
NJJ:MA:bt
cc: Philip Drell, Senior Planner, City of Palm Desert
Kathleen Mikkelson, Deputy Attorney General
r Bob Cervantes, Governor's office of Planning and Research
Richard Lyon, California Building Industry Association
Kerry Harrington Morrison, California Association of Realtors
Marc Brown, California Rural Legal Assistance Foundation
Christine D. Reed, Building Industry Association
AW
low
C`?
• rs- w f`) D z s "7 .A1 ' x L7 s N I A > 1
• Z
> 1+ O yl t/1 O O Z C I T I O r > I T A O 2 Z •.„
• • n � I I � i T l I Q I I T I I Z I y 1 ; I T . T 1 I � I ��
• n • Z . O I I I A 1 T I ' < ' ~ ' N
• 1 > 1 > I 1 1'� 1 > 1 � � ..
• A • O 1 I > I ; Z ' A 1 I r I i 1 1 r 1 1 1 1
1 y I I
• O • I I T I ' N I I I T I r A I I N 1 1 I ' ' � 1 1 1 � ` `-'��•
• A • ' ' I 1 r I ' � r 1 T 1 1 I 1 � I 1 ' ' ' '• ti • I ' ' ; ' ' 1 1 I ' A 1 1 1 '� 1 � �
• T ' ' I 1 1 I ' ' ' 1 I I 1
• C • I 1 I I I I � ' ' I I 1 I � I I 1 1 1 I
• ' ' ' ' 1 r I I I I (n
� • ; ' • I 1 I I I I 1 I 1 1 1 I I I 1 1 �.
• ' I � 1 1 1 I 1 I I 1 1 I ' ' ' ' I 1
• N • J ' '.�•� 1 m . u1 I (Q I N I Or I p I ♦ 1 ♦ 1 ' 1 1 1 r 1 N
_ 4
• {J ♦ I V I ' 1 ♦ 1 N 1 N I N 1 (� I Lm N 1 N I V I V 1 ' • 1 (0 1 m I (0 I (� O 1
• V ' m I O ; i r 1 ♦ ; (� ; (0 1 O ; I J 1 � ( ♦ 1 w I tNq 1 N I N ' Lf I I� I
• I I I ' ' 1 I I 1 � � 1 1 I I � I � � N 1
1 I 1 1 1 1
1 1
t 1 I 1
• Q� • � r I � ' 1 - I (J I r I N 1 I i ' ' 1 1 I 1 1 � � ' 7
• • O ' .1 I cC I N 1 0 1 O 1 O ' O I (D 10 1 0 i .Nj i L" i �j ♦ ' c0 I r l (0 I m O lb
N N
41 • I
• u ' J ' I 1 I N I tf 1 O I O I O I N 1 m 1 1 0 1 Q 1 -
• O
• 1 1 1 1 � I 1 I ' � 1 I ; ' .�
= • 1 1 I 1 ; I I 1 � ' ' ' ' 1 I 1 1 '
(
N I ♦ I 1 I N 1 I ♦Q 1 I 1 I ' ' ' 1 1 1 ( >.• I r
• m : ♦ I m 1 r I Q I I r I N l I I i N l 1 N 1 1 ♦ I I I N l r l .• A A I 0
Aj
• • ♦ r r m ' N I ♦ ; ; O ; N 1 I p l • {0
.1
• I I 1 1 I � i ' 1 1 1 1 1 I �
• 1 I I I 1
N
� m • 1 � I I 1 N 1 1 1 ' ' ' 1 I 1 1 ' ' 1
Q) • 1 I N 1 Co I10I 1 1 N 1 ' N I m l {� .Ni I r 1 N
1 , 1 V 1 �
• I O 1 1 1 I N 1 1 v l 1 1 O ' ' 1 � 1 1 4 1 N 1 m
• 1 1 1 1 I 1 1 ' 1 1 1 1 I 1 1 1 1 r ' >
• 1 1
_ • ' 1 I 1 1 1 1 1 1 1 ' 1 1 1 1 1 1 1 �
• 1 1 1 1 1 1 1 1 1 1 1 1 1 0 1
• LA • ♦ 1 1 1 1 1
♦ 1 Q1 I m 1 r I J 1 v l ul 1 V I N 1 ft
w ' V 1 N I {J I r 1 (� 1 r I N 1 L nto
N 1 1 0 I 1 w O to l 4i I N 1 01 I pi1 1 Y 1 (� T f— I CDZ
p I N 1 V ' I O I (0 1 (•1 1 V I N l m O T I Ia
N • 1 1 1 1 1 1 1 1 1 1 1 I 1 ' ' ' 1 1 ' "/ > 1 c.
1 1 1 1 I 1 1 1 1 C
� V � V I • 1 1 • 1 Q1 1 1 I r l 1 � ' 1 t 1 1 1 1 I �; � N '
• N • J ; N i r 1 p l 1 • I r I N I U 1 V 1 • 1 r 1 r 1 1 1 1 1 n r 1 Z
• • .I I O I UI 1 0 INi 1 N 1 41 1 N 1 N 1 hNj 1 G�11 I .� 1 N 1 'n
• p 1 (� I 1 1 1 QI 1 1.1 1 r 1 QI I m l co1 (J 1 (0 I S 1
• I
• ' 1 1 ' I 1 I 1 1 1 1 1 I O 1 • T
• ' ' 1 ' 1 1 1 I ' 1 1 1 1 1 1 1 1 1 ' N
• • ' 1 1 1 I 1 1 1 ' N
• • )1 I 1 I N 1 1 1 1 1 1 I ' 1 1 1 Z
1 1 1 co
8 C ti
co : T I Ir 1 N 1 ♦ 1 v 1 1 (� 1 ♦ 1 (•�) 1 m 1 w 1 1 1.) 1 (� I N I N 1 N I N 1 (J O r N
• I ♦ N O 1 • CD • co ' N ' 10 1 1 • 1 (i ♦ .. N I
• 1 1 I 1 1 1 1 ' 1 1 1 1 1 1 1 � T
Ij CD
{�I • I r 1 I 1 1 1 1 I 1 1 1 ; 1 1 1 I I N S Z
• 0 • ' 1 ; 1 1 1 _
• r • • a l • 1 I p I N l I N I I r 1 ♦ I I r l ♦ 1 I r l 1 1
a, I r I Q r t (�
• r ' 1 • I 1 � 1 1 61 1 � I ♦ ' N 1 Pi1 I N I S 1 N 1 0
• : ' 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1
1 1 1� • 1 1 1 1 I 1 1 1 1 I 1 1 1 1 1 1 1 'N • 1 I 1 1 1 1 1 1 1 1 1 1
• N • I r 1 1 1 1 1 1 1 1 1 '
1 1 / r 1 1 1 1 1 • 1 1 1 I N I 1 I r '
• ♦ • 1 l O l (� 1 • 1 N I • I Ip 1 1 N 1 IJ I fa I N 14 1 1 I
• V • 1 1 {J 1 1 (� 1 a 1 • 1 m I w I p 1 ♦ 1 1 N 1 I r Z 1
• ♦ • V 1 1 • 1 0 1 1 1 I N I N 1 N 1 ,, 1 (� I m I v l t 1 (NQ 1 : 1"' 1
• 1 1 1 1 1 1 1 1 1 1 1 O 1 V 1 N N T I
• 1 1 1 1 1 1 1 1 1 1 1 1 1 1
• • 1 1 1 I 1 1 ' I I 1 1 1 1 1 1 1 1 1 1 '1 d O I'1 ,
• 1 1 1 1 1 1 1 1 1 1 � ' 1 1 1 1 1 1 1 A T > .,
1
N • 1 1 1 1 1 1 1 1 1 ' ' 1 1 1 1 I 1 1
• N • 1 V 1 I I r 1 1 I + 1 t 1 j 1 1 1 1 1 1 1 1 1 � '�
(� 1 V 1 • 1 {� I • 1 1 (�I 1 1 (J 1 N 1 I r 1 1 • 1 1 1 1 1 1 O 1 O
4 1 • I Q 1 Q (� 1 (, I Q I N I (, I V n 1 T A T
• Y' • N I QI 1 (11 1 0) t N 1 1 0 1 N 1 (J 1 • 1 (p 1 r 1 ki cm • � 1 (J 1 V
• m • Co I N 1 V 1 hl I N 1 QI 1 N 1 1 1 • I Q I Q l O l {J iJ d t QI I Q l Co 0 ,
V so
L = m
• • 1 1 1
• • 1 1 1 1 1 1 1 � 1 1 1 1 1 I 1 1 1 1 1
• • 1 1 1 1 1 1 I 1 1 1 1 1 1 1 1 t 1 1 fi n =
• • 1 1 1 I 1 1 I 1 I 1 1 i i i i i � i i
• r • 1 1 N 1 I j 1 • 1 1 1 N 1 1 1 01 1 1 1 1 1 1 1 1 e U D Z
V : ia ; a ; N 1 N 1 1a 1 1 Ai l y I r 1 • 1 1 • 1 1 d l d l r l ID 1 d1 I O 1 m n m N V• 1 1 1 1 1 1 1 1 1 1 1 1 1 • 1 1 1
O • O 1 r 1 t • 1 1 (� 1 1 Ip 1 O 1 Q 1 (0 I V I IJ I Y 1 Q I r I O 1 V 1 Q ( (0 z x > O
V : 6 1 V 1 V 1 {J 1 r 1 � 1 0 1 1 0 1 {� 1 4 1 (0 1 • I N I N I N I r 1 W y 1 A
1 1 1 1 1 1 I 1 1 1 1 1 1 1 n T
• • 1 1 1 1 1 1 1 1 1 1 1 1 I
1 oil
• • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Z z
`y • • 1 ( t 1 1 1 1 1 1 1 1 1 1 I 1 1 1 1 1
:� : Al • AI 1 N I N I N I y 1 Id 1 Y I Y I Y I N I Y I Al 1 1 " 1 Y 1 • 1 IN I Y I Ai I Al _• 1 I 1
O • • 1 S 1 1 a1 1 N I 'A T(� I N I p 1 V 1 r t N l (Q 1 • I I • 1 d 1 O 1 V 1 QI r{ N T'cop
• r I p 1 (0 1 1 Q1 1 V I N 1 ♦ I I tr 1 1 1 (p 1 r 1 I NI I 1 01 1 N 1 • O T a O
• r • ♦ 1 1 V 1 �1 1 N 1 N I (Q 1 • I p l (Q I p 1 (� 1 � 1 V I {J 1 � I p I N I • 1 ► 1 Z
�•._•-. -.��+• a.r.J"d44V11�J11 11kJ . 1JJJ
EXHIBIT "B"
G. PRESERVATION OF EXISTING ASSISTED HOUSING
Chapter 1451, Statutes of 1989 amended Section 65583 of the
Government Code to require analysis and preserve existing
controlled low housing which is at risk of being lost over the next
ten year period ( 2002 ) .
Controlled low and moderate income housing in the City of Palm
Desert falls into three basic categories: 1 ) Inclusionary programs
associated with the Senior Overlay, Affordable High Density Zone
and Government Code 65916 ( some of which are financed with tax
exempt bonds ) ; 2 ) Privately owned, federally assisted new
1W construction; and 3 ) Local agency, publicly owned and assisted
units.
1 ) Inclusionary Projects - All projects built under City of
Palm Desert inclusionary programs are subject to a recorded
development agreement controlling the required low/moderate
F. income units for a minimum period of 30 years regardless of
associated bond requirements . Projects approved after 1988
are controlled for the life of -the facility with a minimum 30
years . - None of these agreements will expire before the year
' 2015 . Of the 1071 units built under these programs, the
Riverside County Housing Authority has purchased 534 units and
has made offers on an additional 512 units for inclusion in
the Redevelopment Agency ' s rent subsidy program.
2 ) Privately Owned Federally Assisted Projects - The city
contains one private project financed and assisted under the
"� 221( d ) ( 4 ) program. Candlewood Apartments located at 74-000
Shadow Mountain Drive is a 30 one bedroom senior project with
26 units subsidized for low and very low income households.
The HUD contract runs through 2018 . The owner has an option
to withdraw from the contract every five years . The next
option year is 1993 . He has no intention of terminating the
contract before 2018 and has agreed to inform the city of any
change in plans. If and when the city was to become aware of
an intention to terminate the contract, the project would be
considered for acquisition as part of the Riverside County
Housing Authority/Redevelopment Agency subsidy program.
The program uses tax exempt mortgage revenue bonds issued by
the Riverside County Housing Authority to purchase existing
projects and build new units which are subsidized by the
Redevelopment Agency according to Section 8 guidelines.
r
Based on similar projects recently purchased by the Housing
Authority, the 1991 market value of Candlewood Apartments is
3
lit
;;,
�i
�11
�'" �J 7
�1
rurairivsavv l Ul'1!'11JJlUly itC.JULUIIUN NU. 155J
w
$1 . 5 million or $50, 000/unit. An average per unit subsidy of
„W $349/month would be required to maintain the existing Section
8 low and very low income rent schedule . Total RDA housing
revenues for 1991-92 are $3 . 3 million. By the year 2000
housing revenues are projected to rise to $7 .3 million and
will be capable of subsidizing 2500 very low, low and moderate
income households.
3 ) The Riverside County Housing Authority in partnership
.with the Palm Desert Redevelopment Agency currently owns 598
units. By 1995 at least 1359 units will be owned by the
Housing Authority and subsidized by the Redevelopment Agency
for very low, low and moderate households . All units
subsidized by the Redevelopment Agency are required to be
preserved for the life of the project area through 2027 .
�r
4
/��� �p
IV. B . POPULATION ECONOMICS
ELEMENT
yr
DRAFT
POPULATION/ECONOMIC ELEMENT
I . INTRODUCTION
+. The analysis and projections of population and economic activity
are important components of almost all major planning decisions .
1W
Population and economic information provides a general background
100 for the development of other elements to the General Plan . Al -
though this element is not a state mandated element to the General
1W Plan , in order for Palm Desert to prepare , maintain , and review
a General Plan for the physical growth and social development of
the community , this element is of utmost importance .
A . IMPORTANCE
Considering population and economic data is important for
many reasons . One reason is that population projections are
needed to estimate the size and the location of sewer and water
ines , streets , schools , public service and the amount of land
needed for urban expansion . Present and projected population
V density , distribution, age and income structures and other
characteristics determine short and long-term needs for a
00
wide range of public and private facilities and services .
so In addition , public policy can affect population and economic
factors . For example , planning decisions can change the pat-
tern and nature of development in directions envisioned by
the community.
Third , state and federal laws require the consideration of
�r
,. social and economic factors when evaluating environmental
low impacts of proposed development project .
10 31 6-1
Finally , the element provides information concerning the
local economy. Economic stability and the viability of a
strong business community is of extreme importance to Palm W
Desert. Since no property tax is levied by the City , Palm
Desert relies on other revenue sources , such as sales tax.
B . PURPOSE
The purpose of this element is to describe present and pro-
jected level of population and economic activity. The
element also raises serious issues concerning the relation-
ship between population growth , environmental quality ,
social objectives , and economic stability in the decision-
making process . The basic objective is to minimize or , if
possible, eliminate potential adverse impacts that can ac-
company rapid economic and population growth.
This element serves as a general policy statement that:
1 . identifies and evaluates population and economic issues :
2. recommends policies to minimize adverse impacts re-
sulting from too rapid of development: 44
3 . describes population and economic growth patterns ;
4 . provides quantitative estimates of the future ; and i
5 . provides an outline for implementation of the adopted
goals and objectives .
C . RELATIONSHIP TO OTHER ELEMENTS
The elements of the General Plan are all , to some extent ,
related and interdependent , since together they provide the
40
�w
policy frame-work to direct development needed to serve
people and their activities within a given political
jurisdiction and its sphere of influence . 1 To a large
degree the other elements are based on the information
provided in this element . The Population/Economic
Element is related to other elements in two respects :
determining future needs and determining environmental
constraints . Future needs are considered in the housing ,
parks and recreation , land use , circulation , and public
facility elements . These elements base future needs on
projected population. Environmental constraints of
rapid development are addressed in the land use , conservation/
open space , noise , safety and seimic safety elements . Toget-
4" her , all of the elements influence the future development of
Palm Desert .
WW
D. METHODOLOGY/APPROACH
This element integrates work previously completed by a
number of governmental and private agencies . Population
analysis is accomplished by considering the May . 1979 City-
wide survey, the 1976 Special Census , the General Plan
AW adopted in 1975 and data received from California ' s Depart-
ment of Finance . This element also takes into account CVAG ' s
(Coachella Valley Association of Governments ) population
projection for Palm Desert to the year 2000 .
Economic analysis is derived from data supplied by Riverside
'+w
1
General Plan Guidelines pg . 3-5
' 6 3
County ' s Department of Development, the Board of Equali -
zation , and the Employment Development Department .
E . DIVISION OF ELEMENT
The element has been subdivided into four sections :
- Goals and Objectives
- Population Analysis
- Economic Analysis
- Implementation Policies
Goals and objectives represent policies regarding what ends
are to be achieved by the element. The Population Analysis
section provides necessary inventory information . The sec-
tion describes population trends by considering existing
and potential population based on the May 1979 city-wide
survey. Also , population projections are discussed . Fin- 40
ally, population problems and issues that could represent
barriers to reachingthe stated
goals and objectives are
considered . The Economic Analysis section discusses the
economic stability of the community. The section describes 46
employment trends and the viability of the industrial and com-
mercial centers . Implementation policies , the final section ,
describes the mean in which to achieve the ends (goals and
objectives ) .
r�r
Tva4
II . GOALS AND OBJECTIVES
COALS :
- Ensure viability of the economy of Palm Desert over time
to prevent large public expenditures for renewal in the
future.
- Assure that City revenues will be able to meet expenditures
to provide a desired level of services within an appropri -
ate level of taxation .
- Provide for "Life Cycle" possibility in housing , services ,
etc . , so all persons in the community will have a full range
of social contacts .
Establish commercial and industrial uses as economically
viable , attractive , interesting , and well related to other
land uses .
Strengthen and enhance Palm Desert ' s position as a major
retail shopping area .
- Provide for neighborhood and community shopping areas to
meet the local convenience needs of the City ' s residential
area .
Discourage development that poses a threat to the economic
base , quality of life , and/or deliverance of public services .
Assure a stable economic base .
OBJECTIVES :
- Provide a variety of housing types to meet the needs of
different family types , incomes , etc .
- Establish a balance of land uses that assures the City will
be able to provide necessary municipal services .
- Phase development in a way that minimizes the extension of
public facilities and services over large areas -before
full development .
- Encourage commercial centers as interesting centers of
activity.
- Assure that industrial uses do not have undersirable exter-
nal effects on other land uses or the environment.
- Encourage mutually beneficial relations between educational
institutions and the community.
Encourage the upgrading of established commercial centers .
Maximize the availability of commercial services and facili -
ties to meet local needs .
Assure that a particular market area does not become so
overbuilt that vacancies become common , businesses flounder
or just get by , and areas deteriorate .
rig
e�
No
IY ��O
yr
III . POPULATION ANALYSIS
A. INTRODUCTION
The purpose of this section is to provide necessary information
regarding past, present and future population of Palm Desert. It
describes not only trends but also social characteristics of the
population. It tries to present the wealth of available statistics
about the community's population in a straight forward and under-
standable format. Most of the information presented is taken from
a number of sources, including the 1970 U.S. Census, the 1976
Special Census, the May, 1979 city-wide survey, and various studies
by governmental and private agencies about the future size of Palm
Desert.
B. POPULATION TRENDS AND PROJECTIONS
1 . Trends : 1960-1980
According to the State's Department of Finance, the population
of Palm Desert in 1980 is approximately 14,900 permanent resi-
dents (those who reside year round) . This _ represents an in-
crease of 133.4% since 1970. The population estimate was based
on the total number of existing units for each housing type,
i .e. , condominiums, single family, etc. , multiplied by the
estimated average number of persons per households in that
particular housing type.
Preliminary results from the 19U"0 census indicate a lower
permanent population (14 ,000 ) than the Sto te's estimate.
w
w
47
However, these results will not be certified as official until Vi
1981 and changes to the preliminary count may occur.
Since 1970, the simple annual growth rate has been approximately
14%. Table 1 illustrates the growth of population since 1960.
The table also shows the rate of population growth between each
population total .
TABLE 1
PERMANENT POPULATION TRENDS
1960 - 1979
YEAR POPULATION % INCREASE
1960 1,295 376.5 +0
1970 6,171 46.2
1972 9,022 7.4
1976 9,691 38.0
1978 13,377 7.7
1979 14,402 3.5
1980 14,900
Sources: 1960, 1070 US Census
1972, 1978 Calif. Dept. of Finance
1976 Special Census
1979 city-wide survey
1980 Calif. Dept. of Finance
As can be discerned from the table, the population of Palm Desert 46
Has fluctuated during the 1970's. Factors outside the realm or
control of the community played a significant role in this
fluctuation. The small increase in population between 1972 and .
1976 was aided by the economic slump and energy situation that
do
occurred during the time period . Between 1976 and 1978 the
pace of growth picked up where ,it left off in 1972 .
However , it appears that growth has , once again , slowed
AW
due to the national economical slump . Growth is expected
O to continue but at a slower rate since less and less is
available for development.
we
2 . Seasonal Population :
Like most of the communities of the upper Coachella Valley ,
Palm Desert has a large seasonal population . Seasonal
residents are those who have acquired housing in Palm
Desert as second homes , and whose principal place of resi -
dence is outside the Valley . . Seasonal residents occupy
their- units only on weekends or at weeks or months at a
time . 1976 Special Census indicated that the ratio of
permanent to seasonal residents was 3 to 1 . Therefore ,
since the total population , according to the city-wide
survey, is 19 ,203, seasonal population , there are 416
hotel rooms available for short-term occupancy in the
City . Multiplying this number by an average of two
persons per room occupancy equals 832 .
Adding seasonal and tourist population to permanent
population increases the community ' s peak population , or
the greatest number of individuals residing in Palm
AW
Desert at one time , in 1980 to about 20 ,035 .
a :a 09
3. Potential Population:
Potential population is defined as the potential size of the
community in the near future based on the number of units a
currently under construction and the number of units proposed
and approved but not yet under construction. The definition
assumes that the current household size will remain constant
in the .short run. Based on units now under construction or
approved but not yet under construction, an addition popula-
tion of 17,078 is expected in the next ten years .
Assuming the same permanent to seasonal resident relationship
described above, the total potential population is proportioned
as follows:
Units Total Permanent Seasonal
Under Construction 5,748 4,311 1 ,437
Proposed 11 ,330 8,497 2,833
TOTAL 17,078 12,808 4,2 00 '
Adding potential population to the City's present peak population
of 20,035 provides a potential peak population of 37,113. The
actual attainment of this population figure before 1990 is depended
upon many factors. The most important of which is the present
economic situation. A recession, the tightening of the money supply
by the Federal Reserve Board, and the continuing energy situation
could have adverse effects on the construction industry. The
results are fewer construction permits being filed, fewer home
loans and less money to purchase homes. The economic slump of
3Q 6 to "
i"
Rw
1972 and the "gas" crunch of 1973 had a dire effect on
w
growth in Palm Desert and the entire Coachella Valley.
Another factor is the phasing of construction. Depending on
the size of the development project it may take as long as five
to six years before a project is completed. There will also be
WO a time lag between completion and the selling of all of the units.
Taking into account the above factors; it is possible that the
+w•
potential peak population, within the existing city boundaries,
«. could be attained by the late 1980's.
4. North Sphere Area
low
The North Sphere Area is the area that extends north of Country
VO Club to Interstate 10 between Monterey Avenue on the west and
Cook Street on the east. For various reasons, it is important
+ ► to consider the present and future population growth of this area.
First, it is the area where Palm Desert will expand in the future.
Second, it is already feeling the pressures of urban expansion.
Third, since approximately 75% of the land is still vacant, it
W
is the area where most of the future growth will occur. Finally,
it will play a major role in determining the ultimate population
of the entire planning area.
Presently, the total peak population of the area is 4, 132.
Approved projects not yet under construction could more than
double the population to 8,740 by the late 1980's.
it
Table 2 summarizes the potential population in the City of Palm
Desert and North Sphere Area, as determined by the May, 1979
city-wide survey. The Table breaks the data down by housing type, 4
number of units and number of persons per housing type. The
table further breaks the data down by units in existence, under
construction and proposed.
5. Population Projections 1980 - 2000:
This section of the element discusses population projections for
the entire planning area to the year 2000. Future community
needs such as housing, water and sewer lines, police and fire
protection, schools and parks are determined by population pro-
jections. Also, projections are needed for decisions about future
economic growth. 40
It is difficult to make accurate projections about the future. The
degree of accuracy decreases as the time period covering the
projections increases. In most cases, projections covering a
five to ten year period are reasonably accurate. Beyond ten years,
determination of population increases are rather imprecise.
Population projections are conjectural in nature. As stated in a
recent CVAG study, "Changes in public policy, emergence of re-
source shortage, technological shifts, social attitude changes,
war and an infinite number of events beyond even the most inventive
imagination could occur next week; sending forecasters to their
drawing boards."2
2CVAG, Growth Impact and Evaluation Report, Pg. 4, 1977.
w.
«w.r
I
I NN ON u'f p!p O OD In en Ip ID In co ^'^
mN ID m M
t0 O m 0 In N ti M IO h Ip N a1 O In O f1)N n O
V h h.-.N.--.Q m In In N m to Q O.-•N.•-.'� In
I O N .r N.-. Q
I eL
01
h C 7
.�.• NS ct ID I19
—c00 m Qc00 m QID v QIO 1197of0 Q
M� I w L N NNN••+N N N.-1N N NN N NNN N•-+N N Y 1 G/
cL
Q I N
Q a c In�a,�O IG N c 00 O+ h 01 M ...In NIe'1OIO OI
IN E� rnw(n CD m LT Q hIn m IpOM� CDN N
.-1 In M
U N N N O N N In In O Q .•-1 N
_ 2 I►
oo
W O
J
a, .m.. CD CD O cn Q\ Q
p }J I m l l l h 1 1 1 1
m Q IO f l0 Icr m 1 1 I h h
W O Q Q Q M m
� � H
W
i/ 2
a
N N 4!
L N N
L I c c
n• H= < O IO r•fmO O Cf IO Q QtO IO.�mO N Z H I
L • . • . 1 1 1 1
IV L. N NNN•••+N N NN N N N NfV.-•N N
ow
O d Cl
I �
Q
e N
VIn
a
W I L V O h h O O CD CD h h
W
J C C 1 .mr I 1 1 m O 1 I 1 1 a1 t 01 p1 In 1 1 1 m 01
m 7 O �^ N .r .r .•r ...1 m
dcc
~ =O
a
a a,
a o
T v�opw m omn co r.m p a,f-I co cc)
'.. Ic r. Cl .. .N -w In h m In In h In o0 q
if O ZG•O'-N N m m In u com m 00 cm OWN GT N c
1•- N
H � H
r r N N
7
IQ ID.-•m O v a m O m et IO Q Ip IO.-.m O of
1. w
Ui c Nc N N N c .cf N NN N NNNN C
rogue
alw
J � L
I
a ( a
Q I L N 11Y IdN In 00% h fT OO tT hfT IO .•-I In N In Om N C
_ In mO+01 OIO 01 N_ of In In Q Q 0%M..h
C fT IOm.--I f-....I 00 N m N M.N•� IC R T m..r r-
O N N .•r Q m m .•r Q In
ow 1••• 'Z C ~ yC..
O
d N
d
U G C 2 c +•I
r E
q •9 tp > f11 � > N
�• Y9 C
c L.G O c L.O C C L a C
9 ^dN J u.- - N 9^ �^ dN
aE �•� LaNi 'aw d aNiEA•�
- C f0�- E O •.r S
W r q S H In S S F- 4 F- L6•^ to S 2 IZ
I ELL co C m 9 1 m 9 1
Of GI 31 f0 I GI w O o CI N CI O V QI 61 O QI cu IEp 4 q! d O IY
r •r17 C• C OI� N•^.• N U Gf�r- N 6/ �
C� N l�c�W•^r-� F
C•^•^ N c Ot L G tT 1 ••-•.-
4+ t0 G O t0 C fp C O r-d
N N •^ o pp pp pp d
p
QO •% S S C a.i S O d In a.N 1•;-S Y S N
+ W �J LLfL In
=
illl
Regardless of the uncertanties and shortcomings, many decisions
must be made on the basis of long term projections. In order
to make the projections as accurate as possible certain assump-
tions are made regarding building trends, household size, land
uses, birth/mortality rates and in-migration/out migration.
Some of the assumptions are based on current policy while others
are not directly influenced by local decisions. The following
are the assumptions used to project Palm Desert' s population to
2000.
(a) Household size will continue to decrease. Currently, the
average household size for the entire planning area is about
2.4; this figure varies from a low of 1 .8 persons per mobile
home to a high of 2.6 for single and two family units.
California ' s Department of Finance predicts that the.
average household size in Palm Desert will decline
to 2 . 27 by 1985 . A further decline to- 2 .21 is pre-
dicted by 1995 by Southern California Edison Company.
(b) Current Zoning practices will continue. The remaining �I1
residential land is primarily designated as very low ( 1 -3
dwelling units per acre ) to low 3-5 dwelling units per
acre ) . There are specified areas where allowable density
is higher .
(c ) Most of the current planning area will be developed by
the year 2000 , which means that Palm Desert ' s ultimate
peak population will be reached at that time .
OW
(d) The annual rate of growth will decrease from it's current
8% per year rate. As more and more land is urbanized growth
will increase at a decreasing rate; it should level out to
about 2% by 1995.
It has already been noted that the population of Palm Desert
by the early 1990's will be approximately 45,000 permanent
and seasonal residents. Based on the assumptions discussed
low above the projected population of Palm Desert and the North
Sphere Area will be about 54,000 permanent and seasonal resi-
dents by the year 2000.
%W 6. Age Structure of the Population:
The age structure of an area's population has an important
bearing on the future population changes in the area. The age
distribution of the population determines the potential size of
the labor force, and is indicative of the type and magnitude of
services that the area and population will require.
Table 3 shows the age distribution of Palm Desert's population
in 1979. The age distribution was determined by extending the
W percent gathered as a part of the 1976 Special Census. For com-
parative and analysis purposes the 1970 age structure is also shown.
OW
�r
V 6 �y�
1
TABLE 3
AGE DISTRIBUTION
% of Population
Age Interval 1970 1979 % Change 1970 - 1979
0-4 6.0 5.0 -1 .0
5-9 7.3 5.9 -1 .4
10-14 8.0 5.7 -2.3
15-19 6.4 6.5 + .1
20-24 5.9 7.4 +1 .5
25-34 10.2 16.0 +5.8
35-59 27.9 27.8 - .1
60 and over 28.3 25.7 -2.6
100.0 100.0
Median Age 37.16 37.74
rtr
As can be discerned from the table the largest changes since
1970 occurred in the 20-24 and 25-34 age brackets. Decreases
occurred in the 60 and over and school age brackets. Median
age rose by .58 years. +i
The age structure indicates that Palm Desert is a more balanced
community than originally perceived. The image portrayed by
Palm Desert and most of the Upper Valley is one of leisure and
luxury, complemented by an emphasis on retirees. Although
this remains true for a sizeable portion of the population about
51% are part of the civilian labor force while another 23% are
40
school aged.
7. Problems/Issues:
Palm Desert's population will continue to increase, although not
as rapid as the 1960's and early 1970's. During the late 1960's
and throughout the 1970's communities have felt the consequences
of too much growth at one time. Governmental regulations such as
mew
zoning, subdivision regulations, and building codes determine
w.
the location and nature of growth but have little influence on
OW the timing or rate of growth. To deal with the problems of
development communities enacted growth control programs to regulate
the nature, type, location, rate and timing growth.
Growth control measures have been deemed unnecessary in Palm
Desert for two reasons. First, it seems that vacant lan.d will
be eventually developed. As long as rigid controls, presently
in use, are maintained to assure quality development, there is no
reason to believe that future growth under a growth control/
management program will be fiscally or socially better than cur-
rent growth. Second, if development is slowed in the city, it
may take place outside the city, perhaps in a matter not accept-
able to the total community. The purpose of this section is to
raise serious issues that must be considered during the planning
process to assure proper and beneficial growth.
4W
(a) Quality of Life: Since 1960 Palm Desert and the entire
No Coachella Valley have experienced a phenonmenal increase
in population. Rapid increases in growth could result
aw
in the lowering of the area's quality of life such as
pollution of the air we breathe and the water we drink,
traffic congestion, additional noise, possible increase
in crime and a loss of community identity. Too rapid
growth can also diminish the character of the desert as
a peaceful place to live. At the same time other services
such as cultural and entertainment activities come
into existence due to growth which adds to quality of
life in the area . ai
(b) Municipal Finance: The fiscal condition of local govern-
ment is affected by rapid growth. According to CVAG, more
people equal more services and tax; all increases geomet-
rically rather than arithmetically, which is to say that
�r►
per capita outlays for local government services tend to
increase quicker than population . As indicated in the
fiscal impact report for this General Plan Update and the
fiscal assessment of the Palm Desert Town Center, Palm 40
Desert will continue to experience economy of scale, which
means that revenues will stay ahead of expenditures. How-
ever, since the entire fiscal picture could change very
rapidly fiscal impacts of future developments need to be
monitored closely.
(c) Service Efficiency: Too rapid development can overwhelm the
facilities of a community. Sewage treatment, water supply
and school facilities require extensive advance planning and
can be caught short. Circulation systems, parks, storm drains,
and even police and fire services can also be over utilized
by rapid development.
(d) Regional Context: Since Palm Desert is only a portion of a
large region, it's growth rate will be strongly influenced by
�r
:VL 46
low
external factors, and may vary radically in a somewhat
0
unpredictable manner. These factors, such as locational
decision of retail and industrial firms and the economic
W
situation, have already been mentioned.
1W
OW
-► ZQ rb 49
IV. ECONOMIC ANALYSIS
A. INTRODUCTION
A major goal of Palm Desert is to become a balanced community with 40
full commercial services so that its residents will not be'required
to travel to adjacent communities for their shopping needs. Addi-
tionally, since no property tax is levied by the City, the attrac-
tion of commercial businesses which collect a large amount of sales
tax--a percentage of which is returned to the City--is virtually
wi►
essential if public services are to be provided. Finally, a strong
business community is important not only to draw in the sales tax
but also to compete with outside businesses, to attract new customers
to the City, to meet the retail needs of a growing community, and to
assure that prime locations are utilized to their full potential .
This section will describe and discuss various sectors of the
economy, including employment, construction, industrial and commercial/ 40
retail .
B. EMPLOYMENT
Total employment by industry for Palm Desert and Riverside County
is shown in Table 4. There are some noticeable differences between
Palm Desert and Riverside County. As a percent of the total labor
force there are more Palm Desert residents employed in the construc-
tion (3% more) trade (4.9% more) and services (2.2% more) industries
than for the County as a whole. There are 10.7% more individuals
employed in manufacturing for the County as a whole than in Palm Desert.
There are minimal differences between the County and Palm Desert in the
remaining industries.
A6A
�w
TABLE 4
W TOTAL EMPLOYMENT BY INDUSTRY: 1970
PALM DESERT AND RIVERSIDE COUNTY
"` Palm Desert Riverside County
No. % No. %
Construction 216 9.3 9539 6.3
ow Manufacturing 117 5.1 23989 15.8
Transportation 50. 2.2 3023 2.0
Communications, 97 4.2 5340 3.5
Utilities, services
i" Trade 617 26.6 33005 21 .7
Services 842 36.2 51660 34.0
Public Administration 185 8.0 10244 6.8
Other 195 8.4 14960 9.9
Total 2319 100.0 151760 100.0
Source: 1970 US Census
Since the date in Table 4 is 1970, its validity is questionable.
Although the 1976 Special Census did not directly ask a question
about employment by industry, it did ask a question concerning the
yw major source of household income. The sample size was 63.2% of
the total household responding to the question; the results were
OW as follows :
Source Percent of Households
Retirement Income 25.1%
ftv Investments 13.8
Private Business 14.8
Retail/Wholesale Field 7.3
Construction Field 6.0
Tourist Related Field 4.1
Medical Field 4.0
Government Field 5.3
&W Services Field 19.6
100.0
w.
TE
Non-employment income, i .e. , retirement and investments, made up
a sizeable proportion (38.9%) of household income in 1976. Services,
which includes personal and professional , and private businesses
make up approximately another 37 percent.
The percentage distribution of total employment by occupation in
1970 for Palm Desert, the Coachella Valley, and the remainder of
Riverside County is shown in Table 5. Professional and managerial
occupations account for more than 36% of total employment in Palm
Desert, significantly higher than the Coachella Valley as a whole
at 22% and the remainder of Riverside County (excluding the Coachella
Valley) at 24.8 percent.
C. CONSTRUCTION
Few communities consider the construction industry as a separate
entity when studying the economic picture. However, since Palm
Desert is experiencing a growth boom and a sizeable proportion of +r�r
the City's revenue source relates to the construction industry it
is essential to look at the industry as a separate category. `
The growth boom in 1978-79 accounted for 3,001 single family N
residences, 905 condominiums, 37 apartments and 29 commercial projects.
Table 6 shows the number of permits issued and valuation of permits
for all housing types, commercial projects and all other permits
issued by the City since incorporation.
Since the 1974-75 fiscal year housing has received the greatest total
valuation of building permits. Single family units continue to receive
Sr IS 22 Sri
1.
ww c
O
U o 0 0 0 i�i+ o o°
a)
�0 00 n %0 .7 -t M N
.-
L
Q)
ilm
Z
O
F-
yw mcc
a�
L
tn
♦- °
a) nl — O I\ Ln \ o
l/1 � M
- O
O O M M N M
E N
F- c
z D
Lw O n
U U
W a)
I Vf
L
O ; N
of
Z
LA-1 - C n 2 n c-2 -2 u 0
-) m m m n O1 O CO O Ol
� Z
Q O A - O Co O Cl Uf .- 1
YID' O -C
Q u
CL � o
U U
UIW m
C)
Y au
m c
u
Z OLLI
p T
aw U L
O L c Vf L L C
J F- m L. y.J .-
a O o ut C
J u a+ in to u E L y
< •C a) 'D L of L. O -Cm
O .L C o L C CL > 4m 3 m L
~ v E• 3 c E c a1 41 u
OW 4� Ln v aJ m m a v, 0 LL.
L m Y L L L.
a v+ C O 4-1 a) u 4) a) L O
d x ut 1
(U L C E a) c O a) L L Q�
c 0 m L -Y — (D a) O O 0)
•0 J VI 4_ L C a) � Y 3 t C
O m () > c vI L
V1 L. 3 L m E (A •- a) L O ..
v+ a) a) 41 a) u VI L u E y 3 u 41 7 w
() L m CL V) Of a) m a L - m U
4- m a a) L ti 1 LL •- O E •> > u m
O c C u a) m L a) 7 d L L -
L •- m X m L O [7 a' m m a L W O
ow CL Y N N U U > O a) -.I lL N (L N
mm
TABLE 6
PERMIT VALUATION: 1974 - 1980
ALL HOUSING ALL COMMERCIAL Isk
FISCAL YEAR # of % Total % # of °6 Total %
Permits Chan a Valuation Chan a Permits Change Valuation Change
1974 - 1975 306 --- 11,750,862 --- 57 --- $ 906,885 ---
1975 - 1976 224 -26.8 7,849,070 -33.2 14 -75.4 2,289,146 +152.4
1976 - 1977 603 169.2 25,565,540 +225.7 15 7.1 2,000,108 -12.6
1977 - 1978 1421 135.7 70,366,109 +175.2 29 93.3 6,134,761 206.7 40
1978 -1979 1288 -9.4 67,741,665 -3.7 29 --- 5,450,497 -11.2
1979 - 1980 895 -34.5 54,106,647 -20.1 42 44.8 11 ,347,025 108.2
ALL OTHER TOTAL PERMITS
FISCAL YEAR # of % Total % # of % Total %
ermits Change Valuation Change Permit,, Change Valuation Change
1974 - 1975 2036 --- $2,238,393 --- 2399 --- $14,896,140 ---
1975 - 1976 2233 +9.7 2,083,384 -6.7 2471 3.0 12,226,601 -17.9
1976 - 1977 3080 37.9 3,830,125 83.4 ' 3698 49.7 31,395,773 156.8
1977 - 1978 6295 104.4 4,840,308 26.4 7745 109.4 78,341,238 149.5
1978 - 1979 8946 42.1 7,655,184 58.2 10263 32.5 80,857,346 3.2
1979 - 1980 17047 -21 .2 7,262,684 -5.1 7894 -23.1 72,716,356 -10.1
SOURCE: Building Department, City of Palm Desert
.M SRa a
most of the valuation of permits. Due to the national economic slump
total valuation of all permits decreased 10.1% in the 1979-1980 fiscal
aw year as compared to the 1978-1979 fiscal year. Housing valuation de-
creased by over 20% while commercial valuation increased. The housing
" industry was extremely sensitive to the surge in interest rates that
occurred in late 1979 and early 1980. More than half of the 895
housing permits issued during the past fiscal year were issued in the
first quarter.
The growth boom has resulted in a drastic increase of assessed
valuation of property since 1975. Assessed valuation of property has
more than doubled, as is shown by the following table.
TABLE 7
Assessed Valuation
1979 $ 97,818,919
1978 81 ,262,459
1977 65,517,000
�.. 1976 58,649,000
1975 47,162,000
The most immediate problem facing the construction industry i.s
r.w
the fluctuation of the prime interest rate , which reached as
high as 20% in the Spring of 1979 . The Federal Reserve Board
No increased the interest rate in an attempt to drasti.cal,ly cut th.e.
rate of inflation by decreasing the nation ' s money supply. The.
effect was to make it more difficult for individuals to borrow
money. Although interest rates have fallen , it appears that
the rate is , once again , moving in an upward spiral .
This instability in the money market could cause a continued slow-
down in the construction boom. The length of this slowdown will
depend on how fast the Federal Reserve will increase the supply of
money in the future.
Except for the Federal Reserve action, the construction industry
should continue to play a major role as employer and source of the
revenue until the early 2000's. It is at that time that most of the
available land will be developed.
D. INDUSTRIAL
Presently, 25.3 acres of Palm Desert is devoted to industrial use.
Service industrial is located in the northeastern section of the ,
City. There is a 2.3 acre project already in existence with another
2.3 acre planned industrial project approved for development. Service No
industrial uses are oriented toward storage, distribution, assembly,
AV
service, commercial , and research and office facilities.
At this time industrial use is not a major factor in the overall to
economic situation in Palm Desert. The land use plan does not
provide for industrial use to play an important role in the future.
Industrial use is a type of land use that could have impacts on
the quality of life in Palm Desert. The following is a short
discussion of potential impacts confronting the City in regards
to industrial use:
1 . Emissions: Industrial plants result in increased noise,
vibration, gasses (in some cases) , particulates and more.
jSF 0;t�p '
w
The amount and extent of the problem depends upon the par-
ticular use; some uses will not have the same effect as
+t• others. Noise is perhaps the most potentially troublesome.
Noise can come from the operation of the plant as well as
from the additional traffic resulting from the plant.
�. 2. Aesthetic: In most cases industrial plants take away from
the beauty of the area. Again, it depends on the type of
industrial use that is being considered. Industrial plants
are being built to enhance the beauty of an area.
3. Residential Encroachment: Incompatible land uses such as
housing and industry lead to complaints and a less desirable
situation for both residents and industry.
There are mitigating measures that the City can employ to lessen
the impacts of industrial use. The City has police powers such
as zoning and subdivision regulations that can provide for assur-
ances that industrial uses benefit the Community. Other
elements of the General Plan have addressed some of the afore-
mentioned problems and have recommended action to either reduce
or eliminate the problems. These should be considered when and
if the City decides to expand industrial use.
E. COMMERCIAL/RETAIL
The convnercial/retail areas of the City continues to be dispersed
a
along Highway 111 and E1 Paseo. There are three general types of
commercial zones. As described in the Palm Desert Redevelopment
Program, the types and their uses include:
a. Core Area Commercial : Offices, financial institutions,
restaurants, retail commercial uses, including convenience
shopping, auto service and auxiliary uses.
b. Planned Commercial - Regional Complex: including, but not
limited to supermarkets, department stores, banks, variety
stores, professional offices, restaurants and general retail 40
uses.
c. Planned Commercial - Resort: including, but not limited to
hotels/motels, theaters, restaurants, entertainment facilities
and related commercial uses.
There are three major shopping areas in Palm Desert. First, there
is the Palms to Pines Shopping Center located at the western end of
Highway 111 near Monterey and Highway 74. Right across the street
is the proposed location of the Palm Desert Town Center (regional +tier
center containing 750,000 square feet of leasable area) . The Palms
to Pines Shopping Center is of recent vintage and has a full variety
of retail/commercial uses.
E1 Paseo is a second area of retail trade. Many people feel that
eventually El Paseo can be the Rodeo Drive of the Desert. Most of
the shops cater to the well-to-do; the shops are specialty shops
in nature. Merchants, in an article in Palm Springs Life (October,
1979 issue) , described problems besetting E1 Paseo, they were
stated to be:
rw. '
1 . Too many banks and savings and loan institutions which are not
conducive to drawing foot traffic.
2. Presently, the area is temporarily overbuilt and there is an
enormous influx of people who come in not realizing the re-
straints of an eight month season.
3. Area is spread out too much for it to have a total continuity:
shops are not woven together.
The third area of shopping includes the many shops lining Highway 111 .
Besides the planned commercial areas such as the Smith's Food King
and Market Basket Centers, many shops are oriented towards services
and automotive related uses.
Presently there are over 400 retail shops in the City. Women's,
men's and children's apparel has the largest number of stores - 50.
According to issued business licenses, other large categories in-
clude personal services (43 shops) , eating and drinking establish-
ments (40) , specialty shops (41 ) and home furnishing shops (28).
One measure of success of a City's retail area is the amount of
taxable sales that are collected. Presently, the sales tax rate is
equalled to 6%, of which 1% is returned to the City. Since the 1974
taxable retail sales have increased by 175 . 3%, Table 8 shows
`"' the trend .
TABLE 8
Year Taxable Retail Sales
1979 $ 72,451 ,000 '
1978 59,826,000
1977 49,048,000
1976 39,639,000
1975 32,078,000
1974 26,313,000
Table 9 shows Taxable Retail Sales by type of business. As can be
discerned by the chart, all categories of business have experienced
large increases in taxable sales.
Although taxable sales have continued to increase and new commercial
ventures have been approved for development, problems are evident. „
A major problem facing many merchants along Highway 111 is the gen-
eral condition of buildings. There is a need to revitalize the
buildings to continue to improve the general appearance of the com-
munity. Of course, this does not pertain to all shops but a good
number could receive painting and general repair and remodeling.
A second problem consists of moving people from one shopping area to
another. There is the potential of making the shopping experience
in Palm Desert an all day affair. Some sort of people's mover should
be considered to transport people from shoppinq areas. This could
make shopping in Palm Desert a. convenience. The System could
be operated by local businesses .
The business community can alleviate these and other problems
via the Chamber of Commerce or an independent business associ -
ation . The overall objective is to assure a viable commercial
area . Their activities could include :
� 0aZ)
1 L
O r Ol to -CT N 00 r cn Ln O t
Ol —00 qr n N -::r Ol cn t0 00 r U 4-)
n - tt_ O
CY) m a) N m n c1• r-N M 00 N to =
r t0 t� Q1
N 4-
bT W O
rrr E
Q) N
i Q)
1 f0
tD 00 M r t m � N t
0 00 M }• D 4- V)
MOO r M t0 co r to to n N 4-
00 In co fn M m �• In 00 O Q)
iltlt► r— r 00 It. -tt. It.. -
Ol OD r- co to M tD r N ^ Ol L d--t
r Ln L) O
4- -C
t tir +)
� •r
0
to
0
d N 1.0 c7 Ol r d M M LL) 00 4- 0-
Ol tp tp r Ln M O d• <7 cr 0 0
n tD co C) r M r Q110 41 r O O
Yt)It n ^ 71; VI L
Ol t0 t0 00 M N Ol r n Ol O
r Cf Ct r
r6 "a
yq to V) C
b
4--
'm► O L
Q)
N >)
L M r r M C) M C) Ln CO M r
b N In LO cM to ^ n In n Ol :Zr M •r Cl
t0 %0 to r O t� N LO tD M O tr tD L X
r ^ w w w w w w.:t>:; w w w w r0 b
rtrf N O Ol to Ln N t.0 N r M t0-:*- Ln Ol E a••t
Ln M r M M
LLJ L r
Z 4-- ti► !lr+ 0• r0
r r O 0
N tT
S In C
1K cc 'a •r >
O {..) •r
LL- (0 C) In LO to ^ r t0 N t0 W V1 -0
O N C) to 00 1.0 N Ol ON r M cl r� r C
m Ln Ol Ill In n Ol 0D 1 O1 CO t0 O N r
LLJ O r� ^3k :uz w w w C
W CL s_- Ol --::r r r '- N Ln^ N O C
VAW J >• I— r N M U t0
m F-
C tR b4 4-
f- �- •r Q1 O
cnIn
r
N CA S..In C
L+J 0 O
J . - 1.0 N O tr ct tD O t'l. O M M L to
4-) Ln Ln 00 M C) tb O 00 C> r r 4-
N U t0 N -zal 00 M C) I'l N r N M C 4-
r0 n w w w l w b t0
W tN Ol Cl) Cl) r M N r N A Cl) M lO S
J O r N N 4-)r V) O
r+ ct S. CF? l/3 S- a) •r
Q Q) r 4-)
H 0) +-t tN N
r t0 � •r
L r
4lM b to m t0 CO M 00 00 t6
X -zr tD r 00 M l0 t0 C Q) 0
t6 M O1 U') Cl) 00 al m M 1 Ol O J= 0•
n w 11: ItR ^ It: ^ tt: 11= w w w •r- 4-) Lil
Ol N N M N r to (m all +-)
r CL 4- 4-
E 0 0
O
to Q!
C L S-
O Q) O t0
v v V) o
O m
L r r
O U U Q)
N C to 4- C to 4-)
to C t0 a •r •r r0
.r- •r r + L V) -0 4-3
.Y V) r0 VI O O +t V)
C i C M •r C +) r- r 0
td O •'- C L O N r0 r0 C •r 4-
0 L •r (D V) •r +J V) CA 0= O
(P) U 0- M -C In -0 Q1 +-r 0 i-) Q1 > Vt
(N N L •r Vt Q) (0 — rp•r I-- Q) -0 i r0 O QJ
LLJ Q1 Q) J •r U2: r +> CO r N t0 L U
Z L T` C C C acN +t V) +-' +-) 00 '-
-. O _0 r0 to L t0 0) M. Q) (1) 7 d ^ 4J 4-) 4-
Ln I-)r r a Q) O •r C 7 Q)= L O E C t/) 4-
+In S tN Q) tcs 0) 0) U Lt- r•r N U O Q) O -0 O
CO L L + t0 C (0 0_-0 •r i +) i X•r- N r
r r0 Q) M-0 ,C •r- r- QJ Clr O > O N Q) Q) 4-3 4-3•r
LL-•r- Co. C 7 O U 4-) CL E Cr•- +) L -C -C 0. 41 r0
O r0 d (1) L O t0 (a O 7 7 Q) +-r +-) X E -r 4-) W
+) QC7 LA- a- W S mQtNC) C) J (0 0 E N r-)
LtJ Q1 r6 Q 1- N O a:
Fr- Q O O
+ It_ N
rrr '
ZII 8 31
- constantly monitoring the potential of each market. 46
actively recruit businesses to fill those categories where it
appears available dollars are being spent outside the community
due to lack of local firms.
- assess why certain businesses are not realizing their sales
potential and provide assistance.
assure that a particular market does not become so overbuilt
that vacancies become common, businesses flounder or just get
by and areas deteriorate.
These are activities in which the local business community can become
involved without jeopardizing the free market system. 4
The Land Use Element details the areas for commercial land uses. The
plan calls for Regional Centers, Convenience Commercial areas and
specialty shops within proposed developments. For a full description
of the proposal , . refer to the Land Use Element .
46
r
VO
-me8A
+err
V. IMPLEMENTATION POLICIES
In order to mitigate the possible adverse effects of the problems identi-
fied in this element, there must be a commitment and a willingness on the
part of local officials, the local business community and development in-
terests to take appropriate action. Using this belief as a guide, it is
the purpose of this section to describe the means in which the goals and
objectives of this element can be achieved.
A. ASSUMPTIONS
The Implementation Policies are based on the following assumptions:
1 . Growth will continue in the future; ultimate peak population
could be between 50,000 and 54,000 in the entire planning
w.
area.
2. Development that will ensure the provision of public services
and maintain municipal finances will be encouraged.
3. A strong and viable business community is essential for the
future of Palm Desert.
4. The Implementation Policies must be accomplished through a
coordinated effort by the public, private enterprise, and
all levels of government.
B. GOVERNMENT REGULATIONS
There are a wide variety of government regulations available to
ensure that only beneficial growth occurs. The overriding principle
is to guide population to encourage achievement of the goals of
providing housing for those living and working in Palm Desert,
meeting municipal costs, and maintaining a high quality of residen-
tial development. There are many techniques already available to
maintain growth.
The objective is to phase development in an orderly manner in
accordance with the following criteria:
- maintain a compact development pattern at all stages of develop-
ment, reducing early public investment for extension of public
facilities and service area.
- avoid early development of selected areas of prime natural areas.
- avoid leapfrogging development to decrease the cost of providing
services. sir►
- develop industrial and commercial uses to provide tax income for
capital investment of facilities serving residential development.
- monitor expenditures for facilities and services to identify
marginal costs of new development of various types, and
modify development patterns and phasing if required to reduce
municipal costs.
The techniques described below are already in existence.
1 . Zoning: Zoning is used to control land use by type. The
land use element proposes various residential density levels
throughout the community. These density levels control the
number of units that will be allowed. One standard applied by
the City to determine density ranges is the adequacy of public
facilities. Zoning can be used, therefore, to ensure that
appropriate facilities are available. rl
2. Subdivision Regulations: These regulations are used to assure
that large development projects are in compliance with the
General Plan and Zoning Ordinance. Regulations are used to
irr
� A �y
provide for public services such as additional streets, water and
w
sewer lines, and parks and recreation. The City can require the
ow developer to either provide these improvements as a part of the
development or pay a fee for such improvements.
aw 3. Environmental Impact Report/Assessment: State legislation (CEQA)
provides the opportunity for cities to critically review develop-
ment on various basis. One such basis is the effect the project
will have on public facilities, the local economy, and municipal
costs. The City could require developers to analyze the long term
costs the City will face by the completion of the project. This
is especially important in residential developments since, unlike
"" commercial development, they do not provide continous tax revenue.
The City could require developers to present alternatives to meet
these rising costs.
4. Capital _Im rovement Program: The City has a five year Capital
Improvement Program based on future community needs and expected
revenue to pay for these needs. The program also states where
these improvements will take place.
C. MONITORING SYSTEM
Because of the difficulty of developing accurate information relating
to marginal costs of additional development of various types, it is
recommended that a monitoring program for such costs be established to
provide information for later development. Marginal cost/revenue
,�. ratios of new development will become more important in balancing the
City's budget.
D. INDUSTRIAL DEVELOPMENT
The Land Use Element recommends the completion of a specific plan
for the North Sphere Area. The specific plan should consider the
feasibility of designating areas adjacent to Interstate 10 as service
industrial . Uses in these areas could include warehousing, clean
manufacturing firms such as electronics, and research and develop-
ment. As indicated in the text, Industrial Development raises some
issues such as noise, all of which could be mitigated in a specific
plan.
E. COMMERCIAL DEVELOPMENT
The commercial land use designations, as described in this and the Land
Use Elements, is adequate to meet the present and future needs of the
community. As described in the Land Use Element commercial develop-
ment is guided in a number of commercial centers of various types,
such as a regional commercial center, specialty centers and neighbor-
hood or district centers. The adoption of the Land Use Element will
guarantee the development of adequate commercial outlets.
The City should encourage the upgrading of established commercial
centers to alleviate most of the existing problems. The image
and function of existing and proposed commercial centers should be
strengthened by a unified architectural theme, signing, landscaping,
walkways, circulation and parking.
The City should encourage the business community to form an associ-
ation (or through the established Chamber of Commerce) to deal with r
1►
�r a as
OW
..
these and other problems. The overall objective of the associ-
ation should be to assure a viable and strong commercial area
whose market area could extend beyond the City. Their activities
could include:
- constantly monitoring the economic activity of the City.
- suggest ways to deal with commercial related problems.
�. - raise funds to either alleviate or reduce problems.
Many of the problems facing the business community can only be
rectified by the property owner. It should be reiterated that most
of the problems, as already stated, are purely cosmetic in nature.
«W
aw
aw
OW
�r
low
rr
ow
IV. C. SAFETY ELEMENT
".
a
aw
DRAFT
SAFETY ELEMENT1
I. INTRODUCTION
A. PURPOSE
The primary purpose of the safety element is to introduce safety
considerations in the planning process. It serves as a general
.. policy statement that:
1 . identifies and evaluates natural hazards,
2. recommends policies to reduce adverse impacts of those
hazards, and
3. provides a framework by which safety considerations can be
introduced into the planning and development process.
The element's specific focus is towards the reduction and/or
prevention of loss of life, injuries, property damage, and
economic and social dislocation due to fires, floods, and other
natural disasters. The identification of areas that could possibly
experience natural disaster can help determine which land uses to
allow, densities to allow, and the design of the circulation system.
Natural hazards, such as blowsand and flooding, can not be localized.
aw Instead, they must be considered within the regional context. In
light of this, the Safety Element must consider the role of the City
` its rviotion to regional type hazards.
y. I Government Cade, Section 65302(1 ) requires a "safety element for the protection of the
Community from fires and geologic hazards including features necessary for such pro-
tection as evacuation routes, peak load water supply requirements, minimum road width,
clearance around structures, and geologic hazard mapping in areas of known geologic
hazard.
B. DIVISION OF ELEMENT
The Safety Element has been divided into six sections:
o Goals and Objectives
o Natural Hazards
o Disaster Preparedness
o Defensible Space
o Acceptance of Risk
11�1
o Implementation Strategies
The Goals and Objectives section represents the ends to be achieved
by the implementation strategies; these represent the official
policies of the City. Natural Hazards, such as fire, blowsand and
floods, are identified and evaluated in the second section. Disaster
Preparedness is considered in the third section. It is basically 1'
an organizational tool that specifies "who" does "what" , "when" , and
l
"where". The fourth section discusses defensible space which can
be defined as a physical environment which inhibits crime by creat ve
-
ing a social fabric that defends itself. Since there is no such
thing as a perfectly hazard-free environment, the fifth section dis- 46
cusses how much risk is acceptable. The final section, Implementation
Strategies, describes the means in order to achieve the ends, i .e. ,
goals and objectives.
7[Z0,;
ow
Im
II. GOALS AND OBJECTIVES
am
GOALS
"W - Minimize the damage to life and property from man-made or natural
hazards.
- Minimize social and economic dislocations reaulting from injury,
loss of life and property damage caused by hazardous or disastrous
events.
OBJECTIVES
- Reduce the probability of hazard occurrence.
- Reduce the severity of impacts from those hazards which cannot be
avoided.
INN
aw
SY'0,3
III. NATURAL HAZARDS
The purpose of this section is to identify and evaluate natural hazards
that could result in the loss of life, injuries, and property damage.
There are three major hazards facing Palm Desert — fire, blowsand, and
flooding.
A. FIRE SAFETY
The Riverside County Department of Fire Protection provides fire
protection within Palm Desert. One fire station is located in
the City and has two 1250 gallons per minute fire trucks. It is
expected that these two trucks will be replaced by 1500 gallons
per minute trucks in the next few years.
According to the Fire Marshal , the Fire Department responded to
about 1000 calls in 1978; approximately 1200 calls are expected
for 1980. Most of the calls are for rescue, structural fires and
public service.
The category of fire that is of primary concern to the City is
structural fire. Approximately 100 structural fires have occurred
in the City this year. The threat of a major fire disaster is minimal .
Generally, structures are in fairly good conditions, fire fighting
equipment is adequate, hydrants are sufficiently located and reason-
able access for fire fighting equipment is available.
Although there are isolated exceptions to this general statement,
conditions, e.g. , low density nature of the City, are such that
it is unlikely that structural fires will ever constitute a "disaster". Sri
However, as growth continues, careful attention should be given to
fire protection in future high density dwelling areas.
In April , 1980 the voters approved the City' s Fire Assessment
proposal which is expected to generate funds to improve the pro-
vision of fire protection in Palm Desert.
B. BLOWSAND HAZARD
Although blowsand affects the entire community; the brunt of the
WW problem exists in the undeveloped areas of north Palm Desert.
The problem and the various ways of mitigating the situation is
`M discussed. Unless otherwise noted most of the information comes
from CVAG's Blowsand Control and Protection Plan.
+9
1 . The Problem: In simplest terms, the phenomenon of blowing sand
is the natural physical interaction of sand and wind, influenced
by the environmental setting. Thus, sand and wind, plus those
, ► natural and human elements which directly or indirectly affect
their interaction, constitute the contributing factors.
While natural factors, such as the geologic setting of the Valley
aw and availability of source material , play an important part in
the problem, man has contributed to the situation. According to
CVAG, the following are the human factors involved with the
blowsand problem.
(a) Altering Natural Drainage: Construction of various flood con-
trol works has resulted in a dispersal of flood waters laden
with deposits of sand over new areas. Storm run-off control
facilities have altered natural irrigation of native vegetation.
A
low IZC CS
thus changing the patterns and intensities of natural
ground cover. Also, the construction process itself has
resulted in the freeing of loose sand.
(b) Constructing Major Facilities: Highways and other major
construction related activities have been responsible for
the scarring of large land areas and the freeing of sand
that would have otherwise remained stabilized.
(c) Developing Desert Lands: Albeit a completed development fir►
project aids in the control of the blowsand problem, during
the development process, activities adverse to the community's
welfare can occur.
(d) Disturbing Natural Vegetation: Indiscriminate activity in
large open areas within the active blowsand region, particu-
larly by off-road type vehicles, has contributed substantially
to the overall problems. Any disturbance of desert soils
and vegetation exposes erodible material to wind action.
2. Blowsand Related Damage: The economic cost of residing in an
active blowsand region is enormous. Losses or damages sustained
as a direct result of blowing sand include: damage to automobiles
by sandblasting of glass and painted surfaces; damage to railroad
rolling stock and permanent facilities; damage to real estate
directly related to sand accumulation or destruction of surfaces
and equipment; and, damage to residential properties within the
blowsand hazard zone. In addition, blowsand adds to maintenance
and removal costs along roadways and railroads associated with sand
X 0,(o
Z Z
co
N N
O ZQ
w ..........
its
--� / ........
rwJ �'•
J
...........
•, Z
NN. J
-MCC
«.1.: i1i• Qw
i 23
O
4
...... W.wNs iw.�N.Nw..........i
.... .. Ow
• V Q
low
..... ......... ...
taw
.... .... ........i
i
......i
1
................... p, l� C r0
MIS f6 O G
/ O a O •.1
rw G C Ca •rl
ro O ro b I;
: rl N Q� RJ C1
(a r3 d O Ul C
...... U l4 4J 3 O
mo N > N If
O S4 r3 Ll� L7
41 C) x
of
O b .�
sa (n C) m O
n 3 (a > O
0 O O
4j L: .•, c rt u
•, O A
UI 0 C7 r3
vow O I-- 1J rJ 1-4
C1 rl 'O 4J fn U .4 •^4
y ..a r3 r0 r3
Z 3 (ni O O' U N r>J
'�C7
accumulation, impairs mobility, reduces visibility and hinders
tourist trade.2
3. Blowsand Hazard Zone: CVAG defines such a zone as "all land, by
nature of its location or soil characteristics, subject to real
or potential sand accumulation and/or abrasion damage or land
which may cause sand damage on adjacent property."3 Map 1
identifies portions of the Coachella Valley subject to blowsand
damage.
The map should not be considered or used as an indicator of
blowsand activity at specific sites. Measures mitigating the
effect of the problem should be considered when evaluating a
proposed project.
4. Control Methods: The intent of controlling the blowsand problem
is to protect the health, safety, and general welfare of future
residents of a proposed development, to provide for the protection
of adjacent property owners subject to soil erosion and/or soil
accumulation resulting from development activities, and to mini-
mize the public cost of removing accumulated sand on public roads.
Blowsand control devices may include, but are not limited to,
vegetative barriers, walls, screens, fences, vegetative ground
covers, temporary and permanent ground covers, soil stabilizers
2 CVAG, Preliminary Assessment of Non-Flood Related Benefits Associated with the
Whitewash Dam 5/23/78 pg 6
3 CVAG, Blowsand Control and Protection Plan June, 1977 (pg 28)
to
�W
CL
� o
< w
-s
• u
IWO
01
srr
low
v S� F
4 l:
3
wrr
al�r -
0
N
o
ow I V
I
O• d1
N
it
3
w �=�
ow
Aw
N
rr /
Yr
and watering techniques or other materials or procedure utilized
to prevent soils or land from erosion and/or sand from blowing
across or accumulating upon the area proposed for development,
public roads and/or adjacent property.4
MW
Vegetative planting has been the most extensive and effective
M of all methods to date. Accordingly, it is generally deemed
the best, most desirable method of direct blowsand control
"' and protection. Planting can be considered to be two basic
types : groundcovers and large shrubs and trees. Walls
am
have been effective in stopping the forward movement of
sand. Figure 1 illustrates ways in which blowsand can be
Aw
controlled.
MW C. FLOOD CONTROL
Flood control measures are under the direction of the Coachella
' Valley County Water District. However, it is the responsibility
of local government to ensure an adequate drainage system is
constructed.
Palm Desert and the entire Coachella Valley have always been
subjected to one major menace--flash flooding. Damages come
primarily from two sources: runoff from storms occurring in the
adjacent mountain ranges and from storms over the valley floor.
The construction of numerous private development projects within
.� the study area has made planning and construction of an adequate
4 IQID, page 21
lowIC C 9
drainage system imperative. The City's interest in planning and
constructing an adequate drainage system commenced shortly after
the adoption of the original General Plan by the voters in 1975. rrr
This interest has culminated in the adoption of three major reports :
- Master Drainage Plan for the City of Palm Desert, by I. Harold
Housley, dated June, 1976;
- Engineering Report on Preliminary Design and cost estimates
for Flood Control Works for Palm Desert, Rancho Mirage and
Indian Wells, by Bechtel , Inc. , dated August 1977;
- Master Plan of Drainage, North Palm Desert area, by Willdan
and Associates: dated April 1979,
A brief summary of both plans are presented below. The complete text
of the plans with accompanying technical study are on file with the ll►
Department of Environmental Services and the Department of Public Works.
r
Master Drainage Plan the City of Palm Desert
As a result of the investigation summarized in the report, a wiir
comprehensive master plan of local drainage was developed by I . Harold
Housley, in association with Willdan and Associates. The basic plan
provides for flood protection from a storm with a return frequency of
10 years. In addition to subsurface drainage facilities, the plan
proposes certain surface improvements--primarily the construction of
curbs and gutters--considered necessary to provide for adequate drain-
age.
1�C to
Since the report and the plan are about four years old, and the
City experienced extensive property damage from flooding in July,
1979, the drainage plan should be reviewed and, if necessary, re-
vised before full implementation occurs.
Master Plan of Drainage for the North Palm Desert Area
As a result of the investigation summarized in the consultant's
report, a comprehensive master plan of local drainage for the
north Palm Desert area was developed. The basic plan provides for
flood protection for a storm of return frequency of 100 years.
In addition to subsurface drainage facilities, the plan proposes
certain surface improvements including the construction of retarding
basins in Sand Dunes Park, southerly of,-the proposed extension of
Hovley Lane and easterly of Portola Avenue and adjacent to Interstate
10, easterly of Cook Street. The plan also suggests the construction
of approximately 4,800 feet of a trapezoidal channel along with north
side of Frank Sinatra Drive.
Funding Methods
,W For the two plans to be implemented it is necessary that funding
mechanisms be developed. One method is the "Planned Local Drainage
top Facilities Fund" , established by Ordinance #175. The purpose of the
fund is to defray the cost of constructing the necessary facilities.
imp
The City can either require the payment of offsite drainage fees or
require the construction of the necessary facilities as a condition
of approval of the final subdivision plan.
Another possible funding method is applying for federal grants
for the construction of necessary facilities. However, since
available federal dollars are scarce and competition for funds
that are available is fierce this alternative may not be feasible.
1W
7M C IA
IV. DISASTER PREPAREDNESS
The way in which local government responds to an emergency situation
is essential to the recovery of a community. The loss of life and
damage to property as a result of a disaster can be greatly compounded
if emergencies are not handled correctly and decisions are not made
in proper sequence.
Disaster preparedness operations occur whenever local government must
respond to any extraordinary emergencies, such as earthquakes, flood-
ing or other natural disasters, major explosions or accidents, or
contamination of toxic chemicals; or unusual peacetime emergencies such
as civil disorder. It is the need for coordinated emergency operation
involving all governmental and non-governmental groups with the capacity
to minimize the loss of lives or property damages that distinguishes
extraordinary emergencies from everyday emergencies faced by local
police and fire or hospitals and doctors.
Palm Desert has adopted an Emergency Operation Plan. It is basically
an organizational tool that specifies "who" does "what", "when" , and
"where" . The plan details the duties and responsibilities of each
department head in the event of an emergency situation.
In addition, the City has a joint powers agreement with Riverside
'w County for Disaster Preparedness Assistance. The plans are comple-
mented and coordinated with the State Office of Emergency Services.
In order to maintain the effectiveness of these plans it is necessary
for these plans to be periodically reviewed.
� C �3
V . DEFENSIBLE SPACE
In response to the alarming increase in urban crime rates
during the late 1960 ' s , architects , housing developers , city
planners , and police began to explore the relationships be-
tween man ' s physical environment and criminal activities . It
had become increasingly apparent that the crime problems could
not be solved by continual expansion of police forces or costly
expenditures on security and surveillance equipment. Numerous
studies were conducted to determine the relationships between
the location of crimes and the physical considerations such as
building size , densities , architectural features , and land-
scaping.
One idea that emerged from these various studies was the concept
of "defensible space" . Defensible space can be defined as a
physical environment which inhibits crime by creating a social
fabric that defends itself:
" . . . all the different elements which combine to make a
defensible space have a common goal --an environment in which
latent territoriality and sense of community in the inhabi -
tants can be translated into responsibility for ensuring a
safe, productive, and well -maintained living space . The
potential criminal perceives such a space as controlled by
its residents , leaving him an intruder easily recognized and
dealt with. . . "5
5 Newman , Oscar; Defensible Space , New York , Collier Books , 1973
46
-;vow
The key to creating defensible space lies in separating public
and private space , thereby creating a feeling in outsiders that
the land belongs to residents . Some of the mechanisms that
architects can use to demonstrate the function of a space and
who its users are and ought to be included :
1 . Grouping dwelling units to reinforce associations of
mutual benefit .
2 . Delineating paths of movement.
3 . Defining areas of activity for particular users throughout
their juxtaposition with internal living areas .
4 . Providing for natural opportunity for visual surveillance .
5 . Creating space which one feels is his rather than available
to everyone .
Another concept that has emerged is the reliance on security
provided by enclosed spaces completed with gates , closed circuit
television , surity guards , and private security services . Many
new developments in Palm Desert has opted for these methods .
While the two aforementioned concepts could assist in the abatement
of crime, neither defensible space nor gated communities will el -
leviate the need for additional police services as the community
grows .
�. C 1S
VI . ACCEPTANCE OF RISK
According to the Council on Intergovernmental Relations an ac-
ceptable level of risk should be determined in order to formulate
an implementation program. In making this determination , it
should be kept in mind that any attempt to develop the appropri -
ate planning response to potential hazard involves a judgement,
either explicit or implicit , of how much risk is acceptable .
There is no such thing as a perfectly hazard-free environment .
However, efforts can be productively undertaken to try to miti -
gate the consequences of the hazards identified and evaluated
in this element. 6
In the context of this element , the problem of risk is one of
public policy and the appropriate allocation of public resources it
to mitigate hazards.. The central question is , "how safe is safe
enough?"
As stated throughout this element , there are three risks which
must be evaluated : the risk to human life , the risk to property ,
and the risk of social and economic disruption . Since it is
economically impractical to state that government must eliminate or
reduce risk as much as possible , it becomes important to determine
when a risk becomes acceptable .
The determination of acceptable level of risk is equated with
whether or not action is necessary by the City. The Council on
1E Council on Intergovernmental Relations , General Plan Guidelines
( IV. 37 )
W
Mt 0, q,
Intergovernmental Relations defines risk from natural and man-
made hazards in three categories : ?
"" 1 . Acceptable Risk : The level of risk below which no
specific action by local government is deemed to be necess-
6
ary.
2. Unacceptable Risk : The level of risk above which specific
w
action by government is deemed to be necessary to protect
am life and property.
3 . Avoidable Risk : Risk not necessary to take because indi -
OW vidual or public goals can be achieved at the same or less
total ' cost ' by other means without taking the risk .
AW
If action by the City is needed , then this represents an "unac-
ceptable level of risk. "
? IBID ( Pg IV . 37-38)
' ;Z 01
VII . IMPLEMENTATION PROGRAM
In order to mitigate the possible adverse effects of the hazards
identified in this element , there must be a commitment and a
willingness on the part of local officials to take action . Using
this belief as a guide , it is the purpose of this section to des-
cribe the means in which the goals and objectives of this ele-
ment can be achieved.
A. Fire Safety
- The City shall continue its effort to upgrade fire pro-
tection in the City and establish periodic review pro- rr
cesses and standards to ensure that the service remains
at high levels .
- In reviewing a proposed development the City shall assure
ease of access for fire and all other emergency vehicles .
B . Blowsand Protection
- In reviewing a proposed project the City shall require
mitigation of the blowsand problem as a condition of ap-
proval .
- On a short-term level , the following should be considered
as a standard for grading and construction .
(1 ) Keep the site and area traversed by vehicles including
trucks and other construction equipment and machinery ,
sprayed and watered sufficiently to supress dust.
(2 ) Restrict all such vehicles and equipment to travel r
along established and properly watered roadways .
wr
W
�C ►fs �
( 3 ) Require that all vehicles hauling dirt or other
particulate material be sprayed and moistened
aw prior to their leaving the construction site .
( 4 ) Require that operations which tend to create
"' dust be suspended when the wind velocity is suf-
ficient to cause such problems .
C . Flood Control
The City shall review and evaluate proposed land uses
in areas of flood hazard .
- The City shall update zoning ordinances relative to
flood hazards .
"" - The City shall improve flood protection along major
circulation routes .
The City shall review and , if necessary , revise the
Master drainage Plan for the City of Palm Desert in the
next fiscal year.
D. Disaster Preparedness
The City shall maintain and periodically review the
Emergency Operations Plan . Objectives shall continue
- To save lives and protect property
- To provide a basis for direction , and control of
emergency operations .
- To provide for the continuity of governmental services .
- To repair and restore essential systems and services .
- To provide for the protection , use and distribution
of available resources .
In addition to periodical review , the city shall
evaluate the effectiveness of the plan following
an emergency. The intent is to determine and cor-
rect weakness in the Emergency Operations Pl-an
which were realized during an emergency .
1W
w
w
r`
L► a o
V. ENVIRONMENTAL
aw
%W ELEMENTS
- V.A. CONSERVATION/
OPEN SPACE/
RECREATION ELEMENT
DRAFT
CONSERVATION/OPEN SPACE/RECREATION ELEMENT1
I . INTRODUCTION
As described in other elements of this General Plan ( partic-
ularly the Land Use , Housing , and Population/Economics Elements )
Palm Desert , in recent years , has been transformed from a very
open desert area to an active residential and commercial com-
munity . According to the May 1979 city-wide survey and the
Land Use Plan almost every piece of relatively flat land in
%W
the planning area has now been committed to an urban use . The
*AW only exception is the area designated rural where only one
dwelling unit per five acres is permissable and the remaining
area is to remain as natural area . (See Land Use Element for
further discussion . )
Palm Desert ( along with other cove communities ) has made a
AW concerted effort to preserve and protect the natural environ-
ment during its development. This Conservation/Open Space/
No
Recreation Element is a written description of the City ' s com-
mitment to , as stated in the National Environmental Policy Act ,
"maintain conditions under which man and nature can exist in
productive harmony , and fulfill the social , economic , and other
requirements of present and future generations . "
1Government Code Section 65302(d ) calls for a conservation element
• to embody a plan "for the conservation , development , and utilization
of natural resources including water and its hydraulic force , forests ,
soils , rivers and other waters , harbor , fisheries , wildlife , minerals
and other natural resources " .
Government Code Section 65560 requires- the adoption of "a local open
space plan for the comprehensive and long-range preservation and con-
servation of open space" .
-TA I
1
Since the conservation and open space elements are closely
related , they have been integrated into one overall element.
In addition , parks and recreation , a function of open space ,
is included herein . However , this element deals only with
the physical aspect of park and recreation and not with re-
creational programming , which will be considered when indivi -
46
dual park sites are developed .
The purposes and functions of this element are :
1 . State the goals , objectives and policies concerning the
conservation , development and usage of natural resources ,
the preservation of open space , and the provision of
parks and recreation facilities within the planning area ;
2 . Inventory the existing natural resources , the various
functions served by open space and existing park facilities
in the planning area ;
3. Evaluate the adequacy of existing park facilities based
16
upon City standards and community needs ; and
4 . Make recommendations for attaining the stated goals . go
It is the intent of this element to :
1 . Balance planning activity with environmental considerations ;
2 . Ensure recognition of the social , economic and aesthetic
benefits which accrue from the preservation of open space ,
the provision of recreational opportunities and the conser-
vation , development and utilization of natural resources .
16
No
'�2A�
too 3 . Prevent neglect or destruction of natural resources .
This element serves as a major policy input into the land use and
at circulation elements . Its concerns relate directly and , in
fact , overlap many of the concerns expressed in the public
No facilities , seismic safety , and urban design/scenic highway
elements . Additionally , this element is related to the en-
wo vironmental assessment process . The information provided in
this element allows the city planners and local decisionmakers
am
to make an initial assessment as to whether or not a proposed
public or private project is likely to have a "significant effect"
on the environment as defined in the California Environmental
Quality Act .
• Including this introduction , the element is divided into five
sections . The second section , GOALS AND OBJECTIVES , represents
"' the ends to be achieved by the implementation policies and
strategies . Defining terms directly related to this element is
the purpose of the third section , DEFINITIONS . The fourth sec-
tion , PROBLEMS/OPPORTUNITIES , is a brief discussion of issues ,
problems and opportunities related to this element. The purpose
of the INVENTORY OF EXISTING CONDITIONS section is to provide
necessary inventory information concerning the conservation and
utilization of our surrounding environment . The latter two sec-
tions provide the foundation to develop IMPLEMENTATION POLICIES
AND TECHNIQUES , the final section of this element. This sixth
section describes the means to achieve the goals and objectives
of the element .
II . GOALS AND OBJECTIVES
GOALS :
- Create a public system of open space , parks and recreation
facilities which will serve the changing needs and recrea-
tional desires of the City of Palm Desert , and which will
encompass a full range of activities for all age groups on
a year-round basis .
- Establish and develop an adequate amount of open space to
upgrade neighborhood development , give community scale
focus and identity to neighborhoods , and to achieve a nat-
ural sense of openness as an integral part of urbanized
areas .
- Establish sufficient open space to protect the public health ,
safety, and general welfare from seismic , noise , water pol -
lution , erosion , and flood hazards .
- Maintain concern for the natural environment as a major
structuring factor in the future development of the City.
- Preserve and enhance the quality of life for present and
future generations by preventing misuse and degradation of
natural resources .
- Conservation and preservation of the physical environment
of the entire planning area in order to enhance the rela-
tionship between residents and their physical surroundings
and to enhance the viability of the natural and human
ecosystems .
OBJECTIVE :
- Designate and maintain appropriate natural areas in their
undeveloped state at both the city-wide and neighborhood
levels .
- Establish criteria to evaluate development proposals ,
making sure that the criteria contains the flexibility
necessary to recognize design and terrain uniqueness of
a particular site .
- Develop programs for the implementation of the open space
system.
- Protection and preservation of the habitats and ecosystems
of existing natural areas .
- Provide for the conservation and more efficient use of
energy .
`taw
Provide incentives to encourage developers to use renewable
�. sources of energy , such as solar energy , to provide power
to residential and commercial structures .
SAS
III . DEFINITIONS
These definitions are provided to give a more complete
picture of the factors related to conservation and open
space planning and implementation . The definitions provided
below are not an exhaustive list of appropriate terms ; rather ,
they represent the terms most often used . The terms and
their definitions are as follows :
Conservation : planned management, preparation and wise utili -
zation of natural resources and the preservation and/or enhance-
ment of the environment.
Open Space : as defined in Section 65560 of the Government Code
uses include :
I . the preservation of natural resources ,
2 . the managed production resources ,
3 . for outdoor recreation , and
4 . for public health and safety (e . g. , areas which require
special management or regulation because of hazardous or
special conditions such as earthquake fault zones , flood + r
plains , etc. ) .
Preservation : the maintenance and/or protection of the environ-
ment in its existing and/or natural state .
Ecology : the totality or pattern of relations between organisms
and their environment. so
S�A4
OW
Environment : there are two basic and interrelated meanings :
®®
1 . the complex meterorological , soil and biotic factors
+�+ that act upon an organism in its ecological community;
2 . the aggregate of physical , social and cultural condi -
tions that influence the life of an individual or
community.
Natural Resources : this includes all mineral and fossil fuel
resources , air and water , flora and fauna , and land forms .
Heritage Resources : these are significant resources of history ,
architecture, archeology , and culture that poses integrity of
location , design setting , materials , workmanship , and feelings
that
1 . are associated with events or with the lives of persons
significant in the community ' s past, and
2 . embody the distinctive characteristics of a type ,
period , or method of construction .
OW
.� A "1
IV . PROBLEMS/OPPORTUNITIES
To develop adequate and appropriate implementation strategies
and policies , a discussion of the various problems facing the
community and opportunities for their resolution must take
place . Such a discussion is the purpose of this section .
This section represents an integration of work completed by
various scholarly efforts and governmental entities .
PROBLEMS :
Urban Expansion : The expansion of urban uses onto non-urban;
16
lands can cause a number of interrelated problems .
1 . The expansion of primary urban uses to non-urban land .
As stated in the Land Use Element and shown on the Land
Use Map , almost all of the vacant land , still in its
natural state , is committed to some type of urban use .
2 . Increased demand for resources due to urban expansion ,
life style changes , technology , and population growth .
These include demands for energy , water , building
materials , and other consumer and capital goods .
3 . Scattered "leapfrog" urban development forcing the
inefficient extension of urban services across undeveloped
land to serve the newer areas . This also results in inef-
ficient uses of transportation energy to travel among
separated areas . It increases urbanization pressures on.. as
the surrounding areas and makes it very difficult to use
this land for non-urban purposes .
4 . Increasing production of wastes and pollutants exceeding
natural absorption capabilities of regional ecosystems
without institution of very complex and costly disposal
techniques . Pollution of regional ecosystems then
further diminishes resource production capabilities and
quality of life .
Increased Demand for Outdoor Recreation : Public interest in
outdoor recreation , such as camping , hiking , nature study and
other outdoor activities , increases human pressures on desir-
able natural areas .
Governmental and_Institutional Fragmentation : As discussed
in other elements , the large number of governmental entities
involved with providing open space , recreation and conserving
and protecting the surrounding environment often leads to
conflicting programs , duplication of effort and difficult
interagency coordination .
Destruction by Inappropriate Use : Another open space problem
concerns the overuse or misuse of outdoor recreation and
other open space by users . Many of the most desirable open
space lands are subject to heavy over use by the public or
outright destruction by unthinking persons or vandals which
erodes the open space values most people seek .
limited Funds : The provision of open space for public use
can be expensive and governmental funds for this use are
.. :Z A
limited . Voters , in recent years , approved Propositions 4
and 13 which greatly reduced the ability of state and local
government to raise the necessary funds to adequately pro-
vide for open space or recreation .
OPPORTUNITIES :
- Wider Intergovernmental Cooperation : Both formal and
informal mechanisms exist for increased coordination among
w
city , county , state and federal governments . Examples on
the local level include CVAG and SCAG.
- Better Utilization of Plans : There is an increasing ac-
ceptance of planning as a decision-making tool . State
legislation mandates the preparation of certain plan ele-
ments and zoning conformance. Recent court decisions
strengthen the ability of local agencies to control land
use through police powers .
- Increased Awareness : The general public has gained a new
awareness of and need for open space . There is an increased
desire for outdoor recreation and a heightened appreciation ,
for the aesthetics and functions of open lands . People are
also becoming more aware of the dangers of building on unsafe
lands and are looking with greater skepticism on the desir-
ability of further urban physical expansion . This new aware-
ness may aid greatly in the preservation of open space .
- Innovation : The aforementioned problems allow for local
planners and decisionmakers to either create new tools or re-
fine existing tools to deal with the many problems confronting
the community.
�A �o
r
V . INVENTORY OF EXISTING CONDITIONS
As stated in the introduction , the purpose of this section is to
provide necessary information concerning the conservation and
the utilization of our natural resources and the provision and
• preservation of open space areas . The information presented
herein provides the foundation for the policies and strategies
to be described and discussed in the next section .
�•• This portion of the element is divided into four sections . The
initial section describes the natural context for conservation
and open space planning in Palm Desert . The second section dis-
cusses the functional characteristics of an open space system.
The remaining two sections describe and analyze existing con-
ditions in the areas of conservation/open space and recreation .
A. NATURAL CONTEXT FOR CONSERVATION/OPEN SPACE PLANNING IN THE
PALM DESERT PLANNING AREA
The planning area consists of three natural physical areas
which provide the backdrop for conservation/open space plan-
ning in Palm Desert .
1 . Northern Valley Floor: This area primarily consists of
the area north of the Whitewater River to Interstate 10.
This is a relatively flat , sandy area subject to moderate
to severe wind hazards . Major features include creosote
scrub and sand dunes .
�. 2 . Central Valley Floor: This area consists of the urbanized
area of the planning area. Native vegetation is somewhat
more abundant than on the valley to the north . This
zone includes the bajada , a nearly flat surface of
joined erosional deposits along the base of the San
Jacinto Mountain Range.
3 . San Jacinto Mountains : This mountain range rises
sharply just south of the City . The mountain environ-
ment consists of four basic life zones :
(a ) permanent and seasonal water , i .e . , the bottoms of
the canyons which form this zone ' s drainage pattern ;
(b) the low desert which begins at the edge of the foot-
hills and rises to about 1000 feet ;
(c) the high desert, between 1000 and 3000 feet; and
(d ) pinyon scrub with some juniper from 3000 feet to
5141 feet ( the top of Sheep Mountain ) which is the
apex of the planning area .
B . FUNCTIONAL CHARACTERISTICS OF OPEN SPACE
Open space uses , as already defined , include recreation ,
preservation of natural resources , and special regulations
to protect the community' s health , safety and general welfare .
Since "open space" has many uses , an open space system becomes
a component in the physical development of the community . For
example , the provision of park and recreation sites is a part
of the Land Use Plan . In addition , special development reg-
ulations have been established to maintain an adequate amount
of open space not only for recreational purposes in planned Wi
r .. •.••••�~b•••
� y
•
• :AM
Sand Danes -
ate.
::tiff•:
a
:::•ahu H,1 FIGURE 1 rltt - (:•• :.}Cah•illa Hills GEOGRAPHIC CONTEXT
•
• :•::•::•::::�::tie:•:�:�'r:-.
err .:•::•::•::�: :�>: :� <•�:<;':: •:::•:•::•:•:.�•.�::.�: ...............«......... I. NORTHERN
: ::a ::•`.::
.. , . VALL..Y FLOOR
aw
VALLFLOOR
- .•:::•::•:: :-:::•:•::>: ::•:�::;; �:: :•r:.;;5;:;....:•��:��' �::; ::::;..�:�::•:,:•>::::•:::•:::•::•:: 3. 5AN JAG 1 N TO
moo NTAIN5
•:•:::•:::•::•::•:::•::•::t�:::::�::•: :•::•::•::•::•:::•:::::.::::•::•::tie::�:::ti•:::::•:t•:::-:y:::•::�::•:;: :•::.
... .•::•:;•<:<•>:::;::::::�•:;:::::•;::•::�::::•::::::;•::•�►�:?>:::��>:�:�� ��:::? ;:��; :::>:«::::�:::;�::::: «««. pawls DE51=R T
._. ►:::::•;::•::•:::-::•:::•:;:c•:_:•::•:::•::�:•:•::<•:::•:�•:<•>�:� :�:•�:;':::::�:;:; :�:�>:� :���:�: SPHERE �1 N E
err 5,:� :� �:�:�;:�:�:� i.'•':`::�:�:;:'•:�:�:�::::?�>:�'::.::•:::.�::.::�::.•:.•:.
1►iii:: :;: :: ;:;:;2 i'i2 ti:>c' ;a:t:a:;:;:a i? ': i`:`- NORTH
/L--J+IL
err :::;:�::�:::��:�:�:�:�:����::::�..:::..::.::•:�:: .•;::.;:::..>.�:.-.-:...•.-:..::..:: 0 1 2 Miles 3
Sheep Mtn.:. .:!:;•i:4:.}};ti:}::<;•:
WILSEY & I1AA1
r>r '
�s
residential developments but also in areas of special
concern such as flood plains and hillside preservation .
Furthermore , an open space system has a number of com-
munity design characteristics . An open space system
helps to provide a balancing element of natural landscape
f
with man-made environment or serve as a linkage between
developments or different land uses .
C . CONSERVATION/OPEN SPACE INVENTORY
This section of the element consists of an inventory of local
resources . The purpose is to describe and analyze the local
setting and the various components in which conservation and
open space occur. This information , in conjunction with data
already presented , establishes the foundation to develop
implementation policies and programs .
1 . Air Quality :
The quality of air has been cited as a main reason for Mi
residing in or visiting the Coachella Valley. As more
and more development occurs throughout the Valley , it is
anticipated that air quality will incrementally deteriorate .
Southern California Association of Government defines air
pollution as airborne substances that are toxic , irritat-
ing , or otherwise harmful to man , animal , vegetation ,
or property. There is a major distinction between primary
and secondary air pollutants . Primary pollutants are
-7 e.tit
w
those emitted directly from man-made sources and include
hydrocarbons , carbon monoxide , oxide of nitrogen ,2
O sulfur oxides , and particulate matter . Secondary pol -
lutants--oxidants and some particulate matter--result
"" from chemical reactions involving primary pollutants
emitted into the air .
Ila
There is a strong indication that the high concentration
AN of air contaminants found in the Coachella Valley origin-
ates from the Los Angeles area . In 1973 , a study , which
w
included the Antelope Valley portion of Los Angeles County ,
the Victorville area in San Bernardino County , and the
Coac:ho1 I Va1Icry , pro ducrd cvidencc ;u(I(I(' tin(I that air
pollution is transported from the South Coast Air Basin
and contributes to the high oxidant concentrations of
the three areas .
Altho.ugh smog is primarily attributable to the pollution
overflow from the Los Angeles basin , local sources such
OW as the Palm Springs Airport , Interstate 10 , South Pacific
Railroad , and additional car, , al .o contribute to the
growing pollution problem. The South Coast Air Quality
Management District monitors air quality in Palm Springs
and Indio and can be assumed to indicate air quality in
WO Palm Desert . Air quality data for 1976 and 1978 are pre-
sented in Table 1 for the two aforementioned stations .
2The chemical reaction of nitrogen mixing with oxygen in the atmosphere
forms that brown layer in the air .
:9 A 15'
TABLE 1
SUMMARY OF 1976 AND 1978 AIR QUALITY DATA
PALM SPRINGS AND INDIO STATIONS
DAYS STATE STANDARD EXCEEDED io
-PALM SPRINGS INDIO
AIR CONTAMINENT STATE STANDARD 1976 1978 1976 1978
Oxidant (ozone) 0.10 ppm 103 103 57 83
03 1 hour
Carbon Monoxide 10.00 ppm 0 0 0 0
CO 12 hours
Nitrogen Dioxide 0.25 ppm NM NM 0 0
NO2 1 hour
Sulfur Dioxide 0.05 ppm NM NM ID 0
S02 24 hours
0.50 ppm NM NM ID 0
1 hour
Particulate 100 UG/M3 5 12 29 43 40
Matter 24 hours
NM: Not Measured ID: Insufficient Data
SOURCES: 1976 Riverside County Planning Department 40
1978: Ultrasystems, EIR-Palm Desert Town Center
As can be discerned, from the above Table , oxidant and
particulate matter are the major air contaminate in
the Palm Springs/ Indio area . Oxidant, or ozone , is a
colorless , pungent , toxic gas, produced by complex atmo-
spheric reactions involving oxides of nitrogen , reactive
hydrocarbons , and ultraviolet energy from sunlight. The
internal combustion engine is the major source of this
pollutant. In general , the high g g particulate levels ex-
perienced in the Coachella Valley may be attributed to
wind erosion of soils . Particulate also result from
many dust and fume producing industrial and agricultural
operations , from combustion processes ( including auto-
. i
mobiles ) , and from photochemical reactions . The
pollutants may cause adverse effects to the respira-
tory tract , lung function and vegetation .
The implementation policies and strategies section
will• discuss appropriate tools the City could adopt
• to guarantee acceptable air quality .
2 . Energy
The full impact of the energy situation is now being
wr realized as energy costs continue to increase . With
the sun nearly always available , the desert climate
.� of Palm Desert and the entire Coachella Valley offers
its residents • excellent opportunity for solar energy
utilization .
As stated in Energy Conservation Project , a study com-
pleted for Indio , "Whether we intentionally try to
utilize the sun or not , it is working everyday. The
�w
year around warm weather caused by the high levels of
solar heating keeps the ground warm. . . .also , every
MW south-facing window into which winter sun is admitted
is a ' solar collector ' helping to keep natural gas
usage down. Finally , the warm climate helps to keep
pools more naturally warm , thereby reducing energy use
MW
Ior, Dotal ; or c-ven m.ik in(I it unnecessary . " ( 1). 96 )
Except for a few instances , local government has not
played an active role in energy conservation issues
despite the fact that all development projects are
approved on this level . The Indio study stated that
implementation of energy conservation standards could
result in a 50% reduction in consumption and could have
a significant impact on energy resources , electrical
energy supply , and dollars spent on cooling and heating .
Many of the regulations governing development projects
were developed and adopted at a time the full extent of
the energy crisis and possible mitigation measures were
not known . Studies have shown that lot size , landscap-
ing , street design and building placement promote either °
consumption or conservation of energy. Other elements
of the General Plan will address energy to a greater
extent . However , the City should extensively review
present regulations to guarantee energy conservation .
In an attempt to reduce energy usage statewide , the
California Legislature recently approved "Energy Con-
servation Standards For New Residential and Non-Residential
Buildings " . 3
r
3The standards are located in Title 24 , Part 6 of the California
Administrative Code .
�r
ETA !¢
With the adoption of this General Plan , it shall be
+rr
the intent of Palm Desert to bring solar energy into
aw a more prominent role in the local planning process .
As described in the Energy Element , the various admini -
strative and physical techniques available for local
government to encourage energy conservation are well
documented in many governmental and non-governmental
publications . Many of the techniques available have
been available for a long time. No new techniques
need to be invented , but rather existing tools need
to be refined to include energy .
3 . Flora/ Fauna :
mop Various sources have documented the existence of unique
or rare plants and endangered or rare species of animal .
These sources include the General Plan adopted in 1975 ,
the Palm Valley Stormwater Channel Area Specific Plan ,
and data collected by Conmarc for the Master Environmen-
tal Assessment project completed by Coachella Valley
Association of Governments . The following is a summary
of their findings in this area .
(a ) Conmarc identified the existence of two unique or
rare plants located in the planning area ; they are
Diad ( Ditexis Adenophora ) and Cynanchum Utahensis .
The latter plant is not found anywhere else in the
Coachella Valley . Diad is found in two locations--
one in Palm Desert and the second near Indio . The
VA 19
Palm Valley Stormwater Channel Plan detailed fauna
located west of Highway 74 ( p.10) . The predominant
desert vegetation is creosote scrub .
(b ) Unique wildlife is of special concern in the planning
area . There are four rare or endangered species
found in the immediate area : California Bighorn
sheep , Coachella Valley Fringe-Toed Lizard , Flat-
tailed Horned Lizard , and Prairie Falcon .
The California Bighorn Sheep occupies virtually
the entire mountain zone from about 1000 feet to the
top of Sheep Mountain . The Coachella Valley Fringe 96
-
Toed Lizard is threatened with extinction as its
habitat range is being limited by development acti -
vities . An 18 square mile criti- al habitat area for
the fringe-toed lizard has been established in the
Thousand Palms Area .
The remaining fauna of the planning area is generally
located within the non-buildable ravine area . The
Palm Valley Stormwater Channel Area Specific Plan
lists the reptilian and mammalian fauna found in
the area . ( p . 11 )
4 . Heritage Resources : Ok
As defined earlier in this element, heritage resources are
significant resources of history, architecture , archeology , r
�A�o
and culture . According to the Historical Society of
Palm Desert , the following list indicates possible sites
for historic preservations :
- Jake Swafford House
- Community Church on Portola
- Post Office (original )
- Washington School
- Palm Village Land Co .
- Palm Desert Little Theater (Baptist Church )
r - Stables
- Desert Magazine Building
.. - Sun Lodge Colony
- House that Laughs Built
1r
- Shadow Mountain Club
AM - Hopalong Cassidy House
- Twin Pines Lodge
1r - Bing Crosby House
- Edgar Bergen House
OW
40 Iwo sites of archeological significance have been located
in the South Sphere Area according to maps constructed
by Conmarc . The exact location of these sites are not
indicated in order to prevent individuals from pilfering
the sites of artifacts .
C. RECREATION INVENTORY
Providing recreation area is a proper function of open
space planning . In 1978 , the City adopted a parks and
recreation element ; its findings and recommendations are
considered still valid . The purpose of this section is
to update the appropriate sections .
Table 2 lists existing and proposed recreation areas with
the planning area . Of the total acreage , about 570 acres
constitute city parks ( 300 acres are part of the proposed
Dead Indian Canyon Park) , 33 acres of school grounds , and
18 acres of miscellaneous facilities . This analysis ex-
cludes the numerous recreational areas and facilities in
planned residential developments , mobile parks and private
facilities .
Palm Desert and the Desert Sands Unified School District
are presently discussing the possibility of the City leasing
up to 10 acres of the proposed high school site for a sports
center . According to the Capital Improvement Budget, the
sports center should be completed in the 1981 /1982 fiscal
year .
Four additional parks are planned for areas outside the
present City limits . Three are located in the North Sphere
and one is located in the South Sphere. The following map
SAO TABLE 2
RECREATION FACILITIES
EXISTING DEVELOPED SITES ACREAGE
. _ Palm Desert Community Park 8 . 8
Palm Desert Community Center _. 29 .0
Washington School 3 .0
_ _.. : Subtotal 40 . 8
EXISTING UNDEVELOPED ,SITES
0 Ironwood Park 15 .0
Civic Center Park 6 .0
San Pascual Park 3 . 0
•• Subtotal 24 .0
PROPOSED SITES
Sand Dunes Park* 120 .0
Date Palm Reserve 40 .0
Sports Center 10 .0
Unnamed Park** 9 . 0
North Sphere Parks 30 .0
Dead Indian Canyon 300 . 0
SPECIALTY
College of the Desert 15 .0
Western City Entrance 1 : 0
Middle School Complex 15 .0
V Haystack Facility 15 .0
Subtotal 46 .0
QUASI PUBLIC FACILITIES
Teen Center ,8
Fetch Center . 7
4W Subtotal 1 . 5
TOTAL SITES (ACREAGE ) 621 . 3
AM * A few acres have already been dedicated to the City from
surrounding development.
** .This* park is located at the northeast corner of Monterey Avenue.
"' and Country Club Drive .
indicates the location of all existing and proposed park
sites .
In addition to City parks , there are other recreation
opportunities within the immediate area for residents.
Most of the private developments provide recreational
facilities ( golf courses , tennis courts , handball courts ,
swimming pools ) for their residents . The local canyons ,
regional onal
g parks , and lakes provide ample opportunity for
local residents to engage in hiking , fishing , and camping .
Finally , in addition to the local bike trail , a regional
bike trail along the Whitewater River has been proposed ,.
but does not appear feasible to implement.
The Army Corps of Engineer has proposed a recreation element
in conjunction with flood control along the Palm Valley
Stormwater Channel . The Corp has proposed a bike trail
along the Channel . Due to the financial policy of the
Corp , they can not guarantee available funds for a rest
area at Cat Canyon Creek and irrigation for landscaping .
The City should accept responsibility for the construction
of a rest area at Cat Canyon Creek and for the cost of plant-
ing and maintaining landscaping along the Channel .
An adequate park system is' •composed of a variety of park -
sizes with service area ranging from the immediate neigh
Sr A.Zq
&M-001WAs..-Mo r•rr ra irer.r+ rr...m' W., Y.w rri +r •Y�.—W ti-00 —..r/s VAP-00
-- —_ •AY.M "*As
CITY OF PALM DESERT
Park Facilities
3 ^
DINAR =H RE DRIVE SCALE 1�40W
DERALD / RD DRIP[
1
FRANK /INATRA RIVE
s
W
t
o I
O I I 1
COUNTRT CLUB DRI E I I i •,
W
W
•S
r -
.1
_ H
O s
O
i r O
J •
. O
1
Q,y 9i••.1 x
'� ; N'*•may ;
_ L 1
NA INO DRIVEI
1 �� 1'1! r� II � r�l e � 11 ������' 'a�•F�
TATE HIGHWAY I I I
/NA••M MOUNTAIN M.
—
/NA'//'N/ St. 1. Civic Center Park
2. Palm Desert Community Park
6 3. Olson Field
r
' r//A vi/•• ►o•ToLA
4,. Sports Complex
5., Cahuilla Hills Park
.6. Ironwood Park
---
i
i
i
— T
s
1W
borhood to the entire region (regional facilities are
wo
usually provided through a regional park district) .
Tantamount to the development of parks of varying size
is the establishment of standards . Standards are basic
to the development of parks and recreation plans . A
uniform standard applied to recreation open space is not
the ultimate answer; it does , however, represent a means
for measuring the adequacy of service being provided by
the local park system to any part of the City or to the
City as a whole. Moreover, a uniform standard can aid in
the development of programs for achieving the desired
level of service.4 Standards for Palm Desert ' s parks
were developed in conjunction with the Parks and Recre-
ation Element, adopted in July, 1978. These standards
are addressed in the Implementation Policies and Strate-
AW
gies section of the element.
In general , it is the intent of the City to provide approxi -
mately 6 . 5 acres of park land per thousand residents .
Although it is much lower than the prevalent national stand-
ard of 10 acres per 1000 population , it is based on the
awareness of the large number of private recreational develop-
ments in the area . With a projected population of 50,000
325 to 360 acres of recreational area is needed . Based upon
4City of Torrence, Environmental Resources Element, 1974 p. 37
rr
the proposed additions , it appears that the City may
exceed the recommended standard per 1000. Dooulation if
OW all of the proposed sites are acquired and developed .
Recently , the City adopted a list of recreational needs
based on the findings of the 14-member Citizen ' s
Recreation Advisory Committee . The emphasis of future
City action in recreation planning should be in imple-
menting the needs list . The following is the needs list
as adopted by the Parks and Recreation Commission , the
Planning Commission , and the City Council .
WO
RECREATIONAL NEEDS
The following list of recreational needs represent the findings
of the 14-member City of Palm Desert Citizen ' s Recreation Advisory
. Committee . The needs are defined and listed in order of priority .
Money- medium of exchange. For the purpose of this report and
as a recreational need it is the medium of exchange for acquir-
ing land and facilities . It may also be considered the means by
which recreational programs and facilities are administered ,
operated , and maintained .
Community Sports Center- a multi -purpose facility intended to
provide space , both indoor and outdoor , for active sports related
activities such as baseball , soccer , gymnastics , swimming , etc .
Community Level Park- a multi -purpose facility to be used for
passive and/or low organized active games . Recreational and/or
leisure time activities would include : socials , picnicing,
playgrounds , outdoor table games, gardens , etc .
OW
SZ A A7
t
Community Center- a multi -purpose facility for use as a teen
and/or senior center ; recreation administration center; theatre ;
arts and crafts center ; and other passive indoor activities .
Provides a meeting place for people with similar interests but
often of varying social , religious , and political backgrounds , rrr
who come to play , to learn , or to work together for personal
satisfaction and/or community improvements .
Multi -Purpose Trail System- an integrated City-wide system of
trails .for bicycling , hiking , and horseback riding . The system
would be comprised of both exclusive and shared rights-of-way
and provide the opportunity for linking together various valley- v
wide trail systems .
Mini -Parks and Rest Areas- small open space areas intended to
provide visual as well as physical links between major recreation
facilities . Composed largely of natural vegetation and benches ,
the mini -parts provide a bit of nature in a congested neighbor-
hood , a restful breathing spot in a business area , or a tempor- *r
ary substitute for lacking or inadequate public recreation areas .
Natural Areas- areas where flora , fauna , and land forms are
protected in their natural environment for the purpose of scien-
tific and human enjoyment . Relatively large tracts of land
with sections made available for hiking , camping , and nature
study .
Youth Camp- open space area provided for overnight recreational
camping for youth . It is intended that this facility would be
located out of the City of Palm Desert , and used primarily during
the summer months .
Acquisition could be one of two methods : purchase or
dedication . Purchase is the City buying the site from
the owner at market value . Money for purchases comes
from Federal or State grants , local general fund or by rwr
the payment of in lieu fees , which is deposited in a
special City account for park and recreation use , by the Of
developers of residential property . Dedication is the
developer relinquishing a portion of his/her property to
the City as a grant or as a condition of development .
R.-0
Various park sites , such as the proposed park at the
w
northeast corner of Monterey Avenue and Country Club
00 Drive and more than half of the Sand Dunes Park , should
be acquired through dedication as development occurs.
Park development should occur as sites are obtained .
The major emphasis of park development in the planning
area should be to supplement existing and potential
private facilities . In addition to providing active and
passive recreational areas , park development should con-
sist of preserving natural and unique resources ; this
is the intended purpose of Dead Indian Canyon .
Ow
�r
R9
ro
VI . IMPLEMENTATION POLICIES AND TECHNIQUES
A . INTRODUCTION
Legislative bodies at both the federal and state levels
have responded to the needs of conserving and preserving
our natural resources through the enactment of legislation
such as the Quimby Act. 5 However , federal and state actions
are not enough. Since most physical planning decisions are
made on the local level there must be a commitment and a
willingness on the part of local officials to take con-
structive action if the quality of the natural environment sir
is to be preserved . Using these beliefs as guides , it is
the purpose of this section to describe the means in which
the goals and objectives of this element can be implemented .
The following material is divided into two parts : Imple-
mentation Policies and Implementation Techniques . The '
former refers to specific actions the City shall take to
implement the goals and objectives of this element. The
latter refers to the specific tools available to ensure
implementation . In most cases the tools are already in
existence and the intent is to broaden and/or refine their sir
usage .
B . IMPLEMENTATION POLICIES
In the area of Conservation/Open Space , the City shall :
- Support the continued maintenance and development of
SThe Quimby Act requires the dedication of land , the payment of fees
in lieu thereof, or a combination of both , for park or recreational
purposes as a condition to the approval of a final tract map .
A 3b dk
the Living Desert Reserve as a wildlife preserve
and museum of the desert ' s natural environment.
air
Support the continued maintenance and development of
the Philip L . Boyd Deep Canyon Research Center as a
1W
wildlife preserve and natural laboratory.
- Support the maintenance and development of the Big
Horn Sheep Refuge managed by the University of Calif-
ornia , Riverside , and the California Department of
Fish and Game as an enclosure to better understand
the environmental needs of this rare species .
Support the preservation of the Desert Slender Sala-
mander , the Fringe-Toed Lizard , Flattailed Horned
Lizard and all other rare or endangered species .
Protect existing and potential archaeologic sites in
the planning area . Consider the maintenance of these
resources when development occurs , to be designated as
either temporary or permanent open space.
- The determination of whether a site , or partion of a
site , is to be permanently preserved as open space
`W should be based on evidence provided by a professional
archaeologist. This evidence should be compiled from
a thorough investigation of the site in question .
Encourage the preservation of public and private
buildings which are of local historical or cultural
importance.
Encourage educational programs or lectures concern-
ing the role of plant life in the urban ecosystem
and the economic value it represents to property
owners as a means of preserving trees and other vege-
tation on private property.
Undertake responsible monitoring systems such as re-
quirements for EIRs directed toward the identification
and conservation of existing forms of energy.
Encourage and support research into alternative , non 40
-
polluting forms of energy such as solar energy.
Promote the utilization of renewable energy and natural
energy sources to lessen dependence upon outside pro-
ducers .
Continue to support CVAG in the operation of a Master
AN
Environmental Assessment program that will maintain an
inventory of natural resources and service facilities
together with an ongoing evaluation of projected develop-
ment, various development patterns and alternative
growth management strategies .
Study the feasibility for preservation of all existing
date palm groves designated in the Land Use Element as
both agricultural reserves , and/or community parks .
The viability of development within select groves
should be considered as long as private development
maintains the character of the groves .
Make the preservation of scenic vistas an integral
aw factor in all land development decisions over which
the City has jurisdiction .
As adopted in Palm Valley Stormwater Channel Specific
OW Plan open space would generally include all of that
land located above the 20% slope , all of the land cur-
rently in the ownership of the Bureau of Land Management
and the Stormwater Drainage Channel and all other land
AW
deemed appropriate by the Ctiy .
VW In the area of Parks and Recreation , the City shall :
- Ensure that new development will provide the necessary
park and recreational space to serve the needs of the
additional population .
Plan for land acquisition that will make up the present
deficiency of park and recreation space .
- Establish a balance of land use for utilizing active ,
passive and cultural recreational areas , and natural
protected areas .
x a 33
Maintain a balance between generalized and specialized
parks .
Place emphasis upon supplementing private recreational
facilities .
- Maintain natural areas wherever possible and practical .
Acquire or reserve land for park facilities as far in
advance of development of an area as possible .
Park facilities should be distributed throughout the
entire City as related parts of a unified , balanced
system, with each site centrally located with its ser 46
-
vice area and establish as many dual purpose facilities
as possible .
The design of activity areas and facilities shall be
regarded as flexible so as to be adaptable to changes in
the population served and in the recreation program of-
fered to meet changing needs .
The planning , acquisition , development and administration
of park facilities should reflect the fullest possible
coordination with other public agencies to insure that
the citizens receive the maximum from their public
dollars . 40
Parks should be located to serve the recreational needs of
residents of various areas and to stimulate social
interaction within the area .
If appropriate , precise definition of specific facili -
ties at the neighborhood level shall be done in the
following sequence :
1 . Acquire the land in areas indicated in Land Use
Element ;
2. Survey residents of the service area as to their
w desires in terms of development within the finan-
cial limitations of the City ;
3 . Develop park design ;
4 . Planning Commission and Park and Recreation Com-
W mission conduct joint public hearings on the design ,
and ,
5 . Request inclusion of approved design in the City' s
*W Capital Improvement Program.
Wherever feasible , the City shall utilize joint power
agreements with other public agencies and/or non-profit
agencies for park development and maintenance .
- Continue to use the standards adopted in the Parks and
�tr
Recreation Element of July, 1978 , as the standards for
park and recreation development in the community. The
standards are listed below.
. A �S
Neighborhood Parks
- Land dedicated for neighborhood recreation park
purposes may be dedicated to a community association
for private maintenance or to the City for public
maintenance, at the option of the City. Standards
applicable to public neighborhood parks shall be
applied when said neighborhood parks are privately
owned and maintained .
- Entire park areas shall be graded and improvements
may include adequate drainage , lawn , shrubs , trees ,
automatic irrigation systems , concrete walkways and err
walkway lights .
- Further, the detailed landscape and equipment speci-
fications employed by the City shall be incorporated .
- Neighborhood parks shall be located centrally to the
residential development served .
- When centralization can be achieved , neighborhood parks
should adjoin an elementary school or school site .
Such parks shall be a logical extension of the school
ground .
- Minimum size of each neighborhood park shall be one (1 )
acre and not exceed twelve ( 12) acres .
- Service area of neighborhood parks shall be one quarter
16
-Z A a4
rV
w
to one half mile ; in no case shall the farthest dwell -
IV
ing unit served be a greater distance than three quar-
ters of a mile.
All improvements shall be authorized by the Parks and
W
Recreation Commission services according to these
adopted criteria .
Examples of minimum improvements could include the
+»M
following :
1 . Entire area shall be consistent with the proposed
character of the area and shall include grading ,
landscaping and provisions for adequate drainage .
2 . Foot paths shall be of conditioned local materials .
W 3 . One two-acre site which shall be planted and main-
tained as a grassy area .
4 . Two of the following: Children ' s play area in ad-
dition to tot lots ; baseball /softball , football area
(at the rate of 1 baseball diamond per 6 ,000 people ;
1 softball diamond for each 6 ,000 people ; 1 football /
soccer field for each 1 ,500 people ) ; and , basketbell /
' volleyball areas .
5 . When a neighborhood park serves a predominantly re-
tirement community , a multi -purpose community center
building may be provided in lieu of the recreational
improvements required in the above item.
a A Y7 :°
r
Alf
In privately owned neighborhood parks , public access
shall be limited to greenbelts , paths and trails , and
access restricted to homeowners and their guests .
Under agreement with the homeowners ' association ,
recreational facilities such as , but not limited to
clubhouses , changing rooms , pools , tennis courts ,
basketball and volleyball courts and open playfield
activities , may be used by the general public . to
When development is impending and fees will be paid in
lieu of dedication , the City shall , whenever possible ,
obtain fixed price options to acquire the land to be
developed as a neighborhood park. Said options shall
be exercised when fees are collected . When such options
are held by the City , the fees in lieu of dedication may
be determined by a prorated share of• the total option
price.
Adequate parking facilities shall be provided .
Community Parks
General development standards for community parks :
- Vary in size from as small as ten (10) or six (6 ) acres
if combined with another facility, to as large as thrity
( 30) acres .
- Service areas of community parks shall be one half to
three miles or a maximum of four square miles within
the city .
'� air
W
Whenever possible , community parks shall be oriented
towards serving the needs of one or more neighborhoods .
Community parks should provide such facilities as :
1 ) Gym; 2) passive open space ; 3 ) bicycle motorcross ;
4 ) field oriented activities such as baseball , football ,
soccer and other comparable active sports .
Such parks may include special purpose areas such
as , but not limited to , ecological preserves , muni -
cipal golf courses , picnic areas and gardens , providing
that the park and recreational needs at the community
AW level , in the evaluation of Parks and Recreations Com-
mission , have been met .
Community Parks can provide a recreation center , the
" facilities including but not limited to multi -purpose
class and assembly rooms , food preparation facilities ,
general storage spaces , administrative office spaces ,
rest rooms and change facilities and/or gymnasium.
VW
- Adequate parking shall be provided .
• •
Tot Lots - Less than one acre
W Encourage the development of tot lots within neighborhoods
where residents desire supplemental recreational facilities .
Vw These facilities could be privately owned . Said tot lots
Ow
IM
00 Aaq
should be based on the following general standards :
- One multi -purpose plan structure shall be installed
in each tot lot.
- When tot lots are located next to a public street , a
fence with vertical members not more than twelve ( 12)
inches apart shall be constructed .
- Play areas shall be constructed of drained sand and/or
grass . All sand areas shall be at least 18 inches deep.
- Play areas shall be adequately landscaped to provide
shade and relief from the sun , and be in the spirit and +r
intent of this section .
- A watering system shall be provided to wet the sand
and plantings . rw1
- A minimum of two benches shall be provided and placed
in such a manner as to facilitate supervision of play
within the tot lot site.
C . IMPLEMENTATION TECHNIQUES
This section discusses the various administrative tools
available to the City to implement the goals , objectives ,
and policies of this element. The available techniques fall
into two general categories: administrative and acquisition .
T�.A qd
JkW
1 . Administrative Techniques
00
- Zoning : The Zoning Ordinance is the most powerful
go tool available to implement the goals , objectives ,
and policies of this element. An exercise of the
ON police power, it is used to "protect the health ,
safety , morals , and welfare" of the community.
aw
While the General Plan designates the proposed lo-
cation of open space and recreation areas desired
aw
by the community , it is through the zoning ordinance
„ that the City establishes open space standards in
residential development.
- Subdivision Regulations : , These regulations are used
to assure that large development projects are in
compliance with the General Plan , the Zoning Ordi -
nance , and Building Codes . Regulations are used to
provide for public services such as open space and
Aw
parks and recreation . These regulations , along
with the Zoning Ordinance , should be reviewed to
ensure that they implement the goals , objectives ,
and policies of this element.
The present regulations were developed and adopted
at a time the full extent of the energy crisis and
possible mitigation measures were not known . Studies
have shown that lot size , landscaping , street design
.., Z A y l
and building placement promote either consumption or
conservation of energy . These regulations should be
reviewed and , if necessary , changed to promote energy
conservation while still maintaining and providing for
social needs ( privacy , security , 06
neighborliness ) and
aesthetics .
Environmental Impact Review: State legislation ( CEQA)
provides cities with the opportunity to cirtically
review development projects . This review allows local
government to consider the possible adverse and/or
beneficial impacts individual projects and their design at
may have on social and physical environments of Palm
Desert. The City ' s planning process requires developers
to complete an Environmental Assessment Form to determine
possible adverse impacts prior to formal filing of develop-
ment plans . This form should be periodically reviewed
to ensure that various concerns , as addressed in this
and other elements , are covered .
Site Plan Review : The planning process provides an
46
opportunity for the City to critically inspect and
review every development plan that is proposed . The
review evaluates the proposal ' s compatibility with the
surrounding environment and adherence to provisions of 46
the Municipal Code . It is imperative that the review
TV A 4!
rrssr
consider the placement of windows , street design ,
landscaping , and the siting of buildings since all
play a major role in concerving energy or utilizing
solar energy.
Capital Improvement Program : A five year budget
program which contains a projection of the local
government ' s expenditures for acquisition and develop-
ment of public facilities , including parks . The present
Capital Improvement Program includes park development as
V
a component .
AW
2. Acquisition Techniques
Although the main purpose of acquiring land would be for
parks and recreation , land could also be obtained for con-
servation and open space reasons . As describe below , five
methods are available to acquire land .
low - Dedication of Land or Payment of Fee in Lieu Thereof :
The City ' s subdivision regulation states that , in accor-
dance with the adopted General Plan , the City Council
may approve a final map with the condition that a developer
"shall dedicate land , pay a fee in lieu thereof , or com-
bination thereof , at the option of the Council , for park
or recreation purposes . "
New Construction Tax : All new construction is assessed
w at forty cents ( $0 . 40) per square foot . This tax is used
'Q A 4.3
for the acquisition and development of such public
facilities as parks , playgrounds , and public structures .
Acquisition in Fee : Purchase , condemnation , donation ,
and dedication processes may be used to obtain property
for parks and recreation areas .
Existing Revenue Sources : At times , expected expenses
do not materialize , opening up potential revenue from
existing accounts . Whenever practical , a portion of
these funds should go to park development.
Federal /State Grants : There are a host of Federal and
State grants available for park acquisition and develop-
ment. However, the competition for available dollars
is fierce. Although such a situation exists , the City
shall continue to review available Federal and State Am
funding sources .
as
w
V.B. -ENERGY ELEMENT
aw
wo
am ow
w
DRAFT
ENERGY ELEMENT1
I . INTRODUCTION
A major challenge for governments at all levels is the continuous search
for long range permanent solutions to the current energy crisis, which con-
sists of availability of energy supplies and the increasing cost of energy.
The continuation of the crisis can have implications on the quality of
urban life and the future development of Palm Desert. Research has shown
that communities can improve the efficiency of energy use and reduce local
consumption of fossil fuels, such as oil , through the proper utilization
of land use controls and the planning process. This Energy Element is a
response to that challenge.
W
A. PURPOSE
aw The primary intent of this element is to provide the necessary plan-
ning (gathering and analyzing data, establishing goals and objectives,
iW and formulating implementation policies and programs) to improve the
planning process to make the City energy efficient.
One general direction of this element is to discuss how buildings
"' could be designed and how land use controls tools, such as zoning,
could be used to reduce the dependence on fossil fuels for heating
and cooling. Solar energy is the primary alternative resource con-
sidered in this element.
• . 1This element is permissible under Section 65303(k) of the Government Code. The
section allows communities to consider "additional elements dealing with other sub-
jects which in the judgement of the planning agency relate to the physical development
of the county or city."
Z'8 �
This element recognizes that improving energy efficiency is a rela-
tively recent phenomenon, the general policy subject needs to be ad-
dressed to provide direction to the City Council , various City Com 10
-
missions, developers, and others expressing interest in the subject.
Ok
B. RELATIONSHIP TO OTHER ELEMENTS
All of the elements of the General Plan are to some degree, interrelated
and interdependent to one another. The current energy situation has
Mr
direct implication on the local economy, housing programs, land use,
transportation systems, and urban design. For example, the high cost
of energy could adversely impact the local economy since the situa- .
tion reduces the discretionary income, or income spent on non-essen-
tial items (e.g. , consumer goods) . The high cost of energy could also
deprive housing to potential residents by making the total housing cost
beyond some income ranges.
air
Although state law requires internal consistency within a General
Plan, the potential for conflicts between energy and other elements + ►
exist. For example, a major goal of the Housing Element is to increase
the availability of low and moderate and affordable housing units.
However, improving energy efficiency may increase the cost of housing
in the short run (over the long run, energy cost savings would be
realized) which could disqualify potential homeowners from securing a
mortgage loan. Mitigating measures to reduce potential conflicts
would have to be resolved at the time development proposals are reviewed.
ft
7152
"W
rr
C. DIVISION OF ELEMENT
This element, as described below, is divided into four sections.
- Goals and Objectives: This section represents the ends to be
achieved by this element.
- Definitions: This section defines terms commonly used in this
element.
- Background Information: This section provides two sets of data
that are essential for the development of energy programs and
policies. Data includes present and projected levels of energy
„ consumption and climatic and topographic characteristics of
Palm Desert.
- Planning for Solar Energy: This section proposes changes to the
zoning ordinance, subdivision regulations, building codes, environ-
s
mental review and site plan review to reduce energy consumption.
Other programs are also proposed. The section serves as the means
to achieve the ends.
W
S
ow
WN
.. : .e 3
II . GOALS AND OBJECTIVES
A. GOALS
- Provide for the utilization of alternative renewable energy
resources .
- Maximize building efficiency in the consumption of renew-
able and non-renewable energy . '
- Minimize environmental , economical , social , and aesthetic
impacts of alternative energy sources .
- Establish consistency between local energy policies and
regional , state , and national energy policies .
B . OBJECTIVES
- Establish development/design standards to assure solar
access for collectors from vegetation and from physical
structures .
- Require the maximization of passive solar energy sources
to be integrated in individual project design .
- Establish development/design standards to assure solar
access for collectors .
- Encourage the use of active solar collectors for domestic
hot water and pool heating .
- Examine current land use regulation (e . g . , zoning ordinance
and subdivision regulations ) and development/design
standards to assure the maximum utilization of solar
sources .
40
3r8 q i
r
III. DEFINITIONS
These definitions are presented to give a more complete picture of
the factors related to energy. The definitions presented below are
*W not an exhaustive list of appropriate terms; rather, they represent
the terms most often used.
Solar Access: The availability of sunlight to solar collectors and
energy systems.
Solar Energy System: Any active/passive solar collector or other
VW solar energy device or any structural design feature whose primary
purpose is to provide for the collection, storage, and distribution
or of solar energy for space heating or cooling or for water heating.
Active Solar System: Solar systems using external power to operate
pumps or blowers to transfer energy from a collector to storage and
then on to the end use.
Passive Solar System: Solar systems that operate without external
WO sources of power. Usually collector/structure/distribution are
attached to the building (e.g. , south facing windows) in order to
effectively use natural heat transport mechanisms.
Convection: The transfer of energy through air flow.
Conduction: Transfer of heat flow from molecule to molecule.
Solar Azimuth: The position of the sun in the sky from east to west
measured from true south with a negative value to the east and a
positive value to the west.
Solar Altitude: The sun's height above the horizon can range from
.► zero degrees (the horizon) to 90 degrees (directly overhead).
Solar Skyscape: The portion of the sky that a collector must "see"
�. to perform effectively. The altitude of the sun on December 21st
O
3C 4
(When it is lowest in the sky) and June 21st (when it is highest) deter-
mines the upper and lower boundaries of the skyscape.
Congeneration: Denotes any form of the simultaneous production of
electrical or mechanical energy and useful thermal energy.
Solar Radiation: Transfer of heat from a hot surface to a cooler
surface; can be reflected, absorbed, emitted, or transmitted when it
strikes a surface.
Solar Rights Act: An act adopted by the State in 1978 that (a) pro-
hibits communities from enacting "an ordinance which has the effect of
prohibiting or of unreasonably restricting the use of solar energy
systems" (Government Code Section 65850.5) , (b) requires "the design of
a subdivision. . .shall provide, to the extent feasible, for future pas-
sive or natural heating or cooling opportunities in the subdivision"
(Government Code Section 66473.1 ), and (c) as a condition of approval
of a tentative map, communities could require "the dedication of ease-
ments for the purpose of assuring that each parcel or unit. . .shall have
the right to receive sunlight across adjacent parcels or units. . .for any
solar energy systems." (Government Code Section 66475.3)
Solar Shade Control Act: An act adopted by the State in 1978 that pro-
tects solar collectors from trees and other vegetation or flora blocking
the sun. The act is located in the Public Resources Code.
W
IV. BACKGROUND INFORMATION
A. INTRODUCTION
This section provides two sets of data that are important for the
development of energy programs and policies. The first set of
•. information concerns the current and projected consumption level
of various energy sources such as electricity and natural gas.
Also, facilities to meet future energy demand will be discussed. The
second set of data provides information about climatic and topo-
graphic characteristics of Palm Desert. This information is
essential if solar energy systems are to be utilized to a greater
extent.
B. ELECTRICAL CONSUMPTION
Southern California Edison (SCE) is the primary company providing
electrical power to Palm Desert's planning area residents.2 A
small portion of the planning area is served by Imperial Irrigation
District. Over 90% of electrical power is produced from oil-and
w
gas-fired generating units, according to SCE's 1979 annual report.
... According to SCE, the average Coachella Valley resident consumed
approximately twice the amount of electrical power than the average
SCE residential customer in 1979.
Present facilities are expected to adequately meet anticipated meter
ow
2Southern California Edison provides electrical power to over eight million
people over a 50,000 square mile area of central and southern California.
4W
W
��-7
growth in the Coachella Valley.3 This depends on the availability
of oil and if the San Onofre 2 and 3 nuclear power plants go on
line as scheduled. Locally, SCE has one substation adjacent to
Silver Spur Ranch in operation, and a second substation, which
is being expanded, located south of Highway Ill and east of Shadow
Hills Road. A third substation is planned for the mid-1980's in
the Cahuilla Hills, south of the current City limits. A scattering
of substations exist or are planned for the area adjacent to the
planning area.
C. GAS
Gas meter growth, as population, increased dramatically in the last
few years.4 According to Frank Hurd, of the Southern California
Gas Company, there should be no difficulties to supply gas during
the next fifteen years since Palm Desert is geographically situated
relatively close to large gas transmission lines. However, due to
deregulation of gas prices in the United States gas will be more
expensive in the future.
ill
D. OTHER SOURCES
Gas and oil are not the only available sources of energy. Wind,
solar, geothermal , cogeneration, and coal are other potential sources.
3Over 6,000 meters were added to the Coachella Valley to the system in 1979;
an additional 3,500 meters are expected in each of the next two years.
4In 1976, there were 5,650 gas meters in Palm Desert; this increased to 8,050
by 1979.
ow Potential wind and geothermal generated sites are depicted in the
California Desert Conservation Area Plan.5 Vfowever, the potential
sites do not have practical application for the planning area. The
utilization of solar energy on an individual basis, according to
utility companies and government sources, is gaining in popularity.
The same sources indicate that solar generating plants, to serve
the overall needs of consumers within a large area, are not economi-
cally feasible at this time.
E. CLIMATE CHARACTERISTICS
�r
The local climate plays a major role in the utilization of solar
energy systems. The Coachella Valley has an arid desert climate.
The Valley's climate ranges from mild days and cold evenings in the
winter to intensely hot days and warm evenings in the summer.6
Less than five inches of rain per year is normal .
The sun's position in the sky is an important consideration if
V» passive/active solar energy systems are to be utilized efficiently.
The sun's position is defined by two angles: altitude (the sun's
VW height above the horizon) and azimuth (the sun's arc of travel from
east to west). The sun is at its lowest altitude and shortest
„w 5California Desert Conservation Area Plan, Draft; Bureau of Land Management,
U.S.Department of Interior; February, 1980, p.100
6The areas within the Planning Area experience temperatures similar to those at
Palm Springs--annual average maximum is 880F and annual average minimum is 560F.
In the months of April , May, and October, the average high is 91OF and the average
low is 600F. Between May and October, the days are intensely hot with average
highs of 1040F (occasionally reaching 1200F) with average lows of 740F.
!Z89
traveling arc on December 21st and at its highest altitude and
longest traveling arc on June 21st.7 The altitude and azimuth for
the two days in question establish the boundaries of solar s•kyscape,
or the area of the sky solar energy systems must "see" year round to
be effective.
F. TOPOGRAPHY
Topography has a major role in the use of solar energy. The
variable of concern here is the slope of the land. Although
most of the planning area is relatively flat, northern and eastern
slopes are found in Palm Desert.
Generally, northern slopes are the least ideal for solar energy
use. Shadow lengths are extremely long, making site planning dif-
It
ficult for solar energy system's access to sunlight. The steepness
of the slope accentuates the conditions created by slope direction
although it is believed that northern slopes of the urbanized area
of Palm Desert are not steep enough to preclude the usage of solar
energy systems.
East slopes get more sunlight in summer and less in winter. The
sun rises far to the north in summer, striking east slopes almost 40
perpendicularly. This can cause overheating in the summer if the
structure has large window areas on the east wall . Overheating i�
7 The sun is at an altitude of about 34 degrees at noon on December 21st and over
80 degrees at noon on June 21st. The sun traverses an arc of 106 degrees from
east to west on December 21st and an arc of 220 degrees on June 21st.
6 to ' '
a particular problem in the late afternoon when the west side of
OW
the building is exposed to afternoon sun. East slopes are suitable
for solar development if certain precautions are taken, such as
shading or orientation of the structure on the lot.
G. BUILDINGS
Finally, the physical structure has a role in improving conservation
in the consumption of energy. There are four basic parts of a structure
low which most directly affect summer heat gain: external color, window
orientation, thermal mass, and thermal resistance. The heat gained
through a window or through the building can easily dominate a
structure's heat resistance if the window is unshaded or if the
structure' s external color attracts heat infiltration.
Energy used for daytime heating could be saved during the winter season
by proper design and use of the sun's energy. Proper design, such as
south glazing, can use the sun's energy to naturally heat a building.
In order to improve the energy efficiency of buildings, standards in
err+
the area of insulation, glazing, and other construction practices
were adopted by the State for all new residential and commercial con-
struction. These standards are implemented by the City Department of
Building and Safety.
Q 8 tl
V. PLANNING FOR SOLAR ENERGY
A. INTRODUCTION
When compared to other residential users of SCE, Palm Desert residents
are consuming high levels of energy, particularly in the hot summer
months. With energy costs continuing to increase, the need to seek
alternative energy sources is essential . Local energy consumption
levels could be dramatically reduced. The City can improve the ef-
ficiency of energy use and reduce local consumption of non-renewable
energy sources through the proper utilization of land use controls and
the planning process. This section describes how zoning, subdivision
w�l
regulations, site plan review, and other programs can be refined or
developed to reduce energy consumption levels.
B. PRINCIPLES/GUIDELINES
Improving energy usage to reduce consumption could be a complex process
since many variables need simultaneous consideration. To simplify the
process underlying principles and guidelines are described below.
These principles and guidelines are not new; however, during the . 40
era of inexpensive energy, they have, for the most part, been set aside.
They are presented here to guide the proposals of this element. They
are as follows:
- The siting of streets, lots, and buildings could be evaluated to
improve energy efficiency of a subdivision. i
- Heat from the sun flows into a building by radiation, convection,
and conduction. This heat source can be controlled to reduce the '
amount of energy required for space heating or cooling.
T 4 GL
w
Directing and modifying the wind pattern around and within a site
can improve energy usage.
- The size (floor area) and shape (building envelope) of a building
can improve energy usage.
C. ZONING
Zoning is one of the most important land use implementation tools
available to local government. Development Standards indicated in
the ordinance should assure that active/passive solar energy systems
receive direct sunlight. Building height, setback requirements, and
lot coverage are of particular concern here since they determine how
buildings shade one another.
One of the implementation programs of this General Plan Update is the
revision of the current zoning ordinance to achieve consistency be-
AW tween zoning districts and the General Plan. This revision process
should also assure that barriers to the use of solar energy systems
are removed. More specifically, the following shall be taken into
consideration:
(1 ) Make solar energy systems a permitted use within all zoning
districts.
(2) Active solar energy systems (i .e. , solar collectors) should be
exempted from height restrictions or allowed by special exception.
(3) Detached active solar energy systems should be exempted from lot
coverage restrictions.
(4) Reduce height requirements to decrease shading.
(5) Modify setback requirements to equalize access to sunlight.
(6) Reduce minimum frontage requirements, if necessary, for lots on
east/west streets so that lots are deeper and solar access is
improved.
(7) Decrease side yard requirements and increase front and rear
yard requirements for lots on east/west streets. The result
is narrower buildings from front to back and increased access
to sunlight. + ►
(B) Consider the use of zero lot line zoning to increase the size
of south lot area under the control of the landowner.
D. SUBDIVISION REGULATIONS/DESIGN REVIEW
Subdivision regulations are local ordinances that regulate the con-
version of raw land into building lots for residential or other
purposes. The regulations establish requirements for streets,
utilities, site design and also contain administrative procedure
for plan review, the dedication of open space for use by the develop-
ment's residents, and the payment of fees. The City has established
site and design review processes to assure maximum application of
these regulations.
The Solar Rights Act permits communities to require subdivision be
designed to provide, to the extent feasible, for passive or natural
heating/cooling opportunities. These opportunities include the
design of lots to allow for the proper orientation of a structure
to take advantage of prevailing breezes or available shade and to,
w
10
allow structures to be aligned in an east/west direction for maxi-
w
mum southern exposure.
As with the zoning ordinance, one of the implementation programs
of this General Plan Update is the revision of the current subdivi-
sion regulations and the refinement of the design/site plan review
• process to address the concerns expressed throughout this element.
The following areas should be considered when regulations are revised.
(1 ) Building Orientation: Buildings should be oriented so that large
areas of the roofs and walls receive adequate solar radiation
from the south. The purpose is to maximize solar insulation
and to minimize the loss or gain of heat from the structure.
Considering the local climate, buildings in Palm Desert should
w generally have an east/west orientation along their longest
dimension. This orientation will allow for the optimal use of
overhangs and trees for shading walls and windows while prevent-
ing large areas of the structure from being exposed to the after-
noon sun.
Slight variations to this east/west orientation may occur depend-
ing on the particular type of housing. For example, duplexes
should be oriented in an east/west direction with the common
wall bisecting the structure north and south. Low rise apartment
complexes should also be primarily oriented east/west. To the
extent feasible, apartment developments should maximize the
number of units with access to and/or protection from solar radiation.
".
Wo
(2) Street Design: The road system of a development acts as the
framework for lot and building layout. To assure optimal solar
orientation for buildings streets should run in an east/west direc-
tion. Based on the climate of the Coachella Valley, the Calif-
ornia Energy Commission's handbook to solar access, stated that
a 300 variation to the southwest would still assure adequate
solar access. Some areas of the City will require north/south
streets - for example, in the Palm Valley Stormwater Channel
Area - to minimize grading or to preserve natural drainageways.
On north/south streets the layout of the lots and buildings can
be adjusted for orientation to the sun.
Also, good internal circulation and reduced length of collector
and arterial streets can reduce the amount of miles traveled and
time cars idle, thereby reducing gas consumption.
rl
(3) Lot Orientation and Lot Configuration: Usually, lot orientation
is dependent on street orientation. Lot line is usually perpen-
dicular to the street. A perpendicular lot line requirement will
give optimal solar access for buildings on east/west streets.
However, perpendicular lot line requirement does not maximize
solar access on intercardinal or north/south streets and would
subject structures to summer overheating.
On intercardinal streets (e..g. , a north east/southwest street)
lot lines could be oriented north/south to assure that buildings
are oriented in east/west directions. There are three ways
to maintain proper lot orientation on a north/south street: lot
consolidation, access consolidation, and increase lot frontage.
Instead of requiring east/west streets the City could require
w
a certain level of proper lot orientation. This would allow
*® the developer to choose the street configuration and building
orientation. This flexibility could allow for greater imagin-
ation and c -=ati 7ty in design. Communities op ing for 'J is
approach - for example, Sacramento and San Diego - requ'ire at
least 80% performance requirement.
ow (4) Subdivision Exaction: Subdivision regulations for dedication
of open space in new developments can be used to protect solar
aw
access, as is allowed under Solar Rights Act. Open space could
be used to protect passive/active solar energy systems from be-
ing shaded by other buildings. The area could also be used to
locate solar collectors serving several buildings or a recre-
ation area.
E. SITE REVIEW
As alluded to above, site plan review can play an important role in
assuring the usage of solar energy systems. The layout of streets,
lot configuration, topography, open space, and other buildings are
all critical to solar energy systems. Since solar access depends on
the relationships among all these elements, it is necessary to work
from the total scheme of the development rather than reviewing indi-
vidual elements.
W
To facilitate site review, in light of this element, the City
could require developers to submit a plan indicating how build-
ings and landscaping will shade one another. The City should re-
view and, if necessary, expand current site review criteria to
include energy issues.
F. LANDSCAPE CONTROL
Landscape can benefit or hinder solar access. Landscape serves as
shade which filters summer heat. However, landscape can block
collectors from receiving an adequate amount of direct sunlight
between 9:00 a.m. and 3:00 p.m. The City should assure that such
a situation for existing and potential solar collectors does not
occur.
The Shade Control Act prohibits landscaping from blocking solar
access to collectors or other active solar energy systems. Under
the Act, the state legislature supports the planting of trees for
shading, to moderate temperatures, and to provide economic and
aesthetic benefits, but declares that trees or shrubs planted
after the installation of a solar collector cannot cast a shadow
covering more than 10% of the collector's surface between the hours
of 10:00 a.m. and 2:00 p.m.
G. COVENANTS
Covenant is a contract between two or more persons which involve
mutual promises of reciprocal benefits and burdens among consenting
m
landowners. A covenant is usually created by a developer and
approved by the City at the time a subdivision or development is
approved by the City. The solar Rights Act renders any private
covenant unenforceable if the restrictions prohibits or unreason-
ably restricts the installation or use of a solar energy system.
The City shall assure that covenants do not violate the Solar
Rights Act.
OTHER RESGURCE`'
There are other programs outside the realm of the planning procesi
aw
in which the City could become involved. These possible programs
are summarized below.
r
(1 ) Assist utility companies and civic organizations in the
ow dissemination of information, regarding energy conservation,
to point feasible for the City to participate.
(2) Study the possibility of retrofitting existing units for
improving energy consumption. Several communities have required
existing homes, at the time of resale, to retrofit by insulating,
weatherstripping, and other improvements to improve the energy
efficiency of existing structures. Before developing such a
aw program, the City should study the administrative and economic
implications of such a program.
MW (3) Study the administrative and economic implications of requiring
active solar energy systems for space cooling, domestic hot
water, and pool heating in future construction.
� 6i4
(4) Undertake an extensive survey and study as to how the energy
efficiency of City facilities could be improved. This study
should include street lights and conditions within City
facilities.
tIt
�9 ao
w.
o
V.C. NOISE ELEMENT
law
AW
0.
wo
"o
%W
imm
vw
'a.
a.
r.
DRAFT
NOISE ELEMENT'
I . INTRODUCTION
The major source of noise in an urban environment is from
.. transportation systems . Unshielded railroad mainlines and
freeways can adversely impact residential areas up to one
calf mile away . Motorcycles may disrupt a residential neigh-
borhood at any hour. Traffic on major and even local streets
rro(Iu r noise to be unpleasant in and ar^und many
residential areas . The purpose of this Noise Element is t,.
*W
reduce and/or control noise to maintain Palm Desert ' s image
AW as a guiet residential community .
A. INTENT AND FUNCTION
The intent of this element is to take noise into account in
the planning process . Although the primary emphasis is on
transportation noise , this element will consider noise
from non-transportation sources , including construction and
domestic noise sources .
Y. The Noise Element has four major functions :
1 . To serve as a guide in developing the land use element to
low determine noise compatible land uses .
2 . To serve as a guide in determining general policy toward
noise and noise sources in the community.
'Government Code Section 65302( g) requires a Noise Element which "quanti -
fies the community noise environment in terms of noise exposure contours
for both near and long-term levels of growth and traffic activity. " The
-•+ Office of Noise Control has developed guidelines to complete this ele-
ment .
low
.rA 1
3 . To identify, mitigate , and regulate noise within the
City of Palm Desert .
4 . To fulfull the requirements of Section 65302 (g) of the
Government Code which states that a noise element is a
required element of the General Plan .
B . APPROACH OF ELEMENT
A major shortcoming of this element is the lack of information
concerning noise within the incorporated boundaries of Palm
Desert. Wilsey and Ham developed noise contours for the 1975
Noise Element; they have not been updated . In order to iden-
tify areas with potential noise problems this element unilized 16
the recently adopted Noise Elements of Rancho Mirage and Indio
and the information on traffic noise levels described in the
Environmental Impact Report for the proposed Regional Shop-
ping Center. Using the conclusions reached by these studies
potential noise problem areas , although conjectural in nature ,
were identified for Palm Desert.
C . DIVISION OF THE ELEMENT
The Noise Element is divided into six sections :
- Goals and Objectives
- Potential Effects of Noise
- Relationship to Other Elements
- Identification of Noise Sources and Noise Problem Areas
- Noise Compatible Land Use Planning
- Implementation Serategies
Goals and Objectives represent the ends to be achieved by
plans and implementation strategies ; these are the official
policies of the City. The Potential Effects of Noise section '
describes the potential social , economical and/or physical
5�e�
tow
effects noise may have on an individual or the community .
The third section outlines the relationship between the
Noise Element and other elements of the General Plan ; par-
ticularly , land use , housing , circulation and open space/
OW conservation elements . Identification of Noise Sources and
Noise Problem Areas provides necessary inventory informa-
MW tion about present and , possibly future noise sources and
,iise problem areas . The Noise Compatible Land Use Plan-
ning section indicates land uses that are compatible a .
+• certain noise levels . The final section , Implementation
Strategies , suggests the means to achieve the goals and
objectives of the element.
O.
SM
a
. ' 720,3
II . GOALS AND OBJECTIVES No
GOALS :
- Contribute to the preservation and development of a high
'level natural and community environment.
- Protect those existing regions of the Planning Area whose
noise environment are deemed acceptable and also those
locations throughout the community deemed "noise sensitive"
- Encourage the type. of development that is compatible with i11
the noise level in the area .
OBJECTIVES :
r�
- Require sufficient information concerning the community and
specific site noise environment so that noise may be effec-
tively considered in the land use planning process . 6
- Maintain and enhance the existing quality of the noise
environment in Palm Desert.
- Mitigate the impacts of any existing noise sources which
could result in potential psychological and/or socioloci -
cal changes .
- Lessen the adverse indirect effects of noise on the physical
and social environment .
- Prohibit noise sensitive land uses , such as hospitals and
health care facilities , in areas of high noise levels un-
less certain conditions are met by the developers .
tl
III . POTENTIAL EFFECTS OF NOISE
Noise is a complex phenomenon , and its impact on human
�. activities depends on many different aspects of a single
noise event or a series of noise events over a period of
"" time . The response of the ear to noise depends on the phy-
sical parameters of the sound involved . The intensity of
the response is related to sound pressure and increases
' ' o- rithmically with the degree of stimulus . A short dis-
am
,ussion of the potential physiological , psychological anu
Ow economical effects due to noise follows . Most of the infor-
mation is summarized from Health Hazards of the Human Environ-
aw ment by the World Health Organization .
w PHYSIOLOGICAL EFFECTS :
- Auditory Fatigue : manifested by a temporary threshold shift ,
measured at least two minutes after exposure has ceased . It
increases with the intensity of the sound , in which case it
may be associated with side effects such as whistling or buz-
zing in the ears .
- Masking Effect : refers to the decrease in the perceptibility
or intelligibility of a sound when other noise is present .
`~ - Startled Reaction : produced by a sudden high intensity pulse
of sound ; affects autonomic nervous system.
V. - Impairment of Hearing : although hearing acuity generally
decreases with age there is no proof that this condition
is of exclusively physiological origin since exposure to
noise is becoming increasingly common .
- Cardiovascular System: noise may affect the rate of heart
beat , but may either increase or decrease it , depending on
the type of noise . Noise generally causes heart output to
decrease , as well as an increase or fluctuation in arterial
blood pressure and vasoconstriction of peripheral blood
vessels .
u.0 5
- Respiratory Systems : changes in breathing amplitude have
been reported indicating a state of alarm or a feeling of
discomfort .
10
PSYCHOPHYSIOLOGICAL EFFECTS:
- Sleep Disturbance : noise not only affects depth of sleep
but also the type of sleep. When the mean sound level is
low, an individual will take longer to go to sleep.
- Psychomotor Task : depending on its intensity, duration , fre-
quency, distribution , intermittance and significance , noise '
has been shown both to improve and to reduce work performance ,
and both to increase and to decrease reaction time. There
are two factors involved - the type of work and the charac-
ter of the noise.
SOCIAL EFFECTS :
- Annoyance/Irritation : in spite of the fact that some degree
of adaptation to noisy environments does occur and that indi -
vidual reaction varies widely, research has shown that social
contacts are disturbed in such environments ; for example ,
around industrial plants and near airports . The significance
of the noise and the attitude of the individual to it undoubt-
edly play a part in the degree of annoyance/irritation ex- '
perienced .
ECONOMIC EFFECTS:
- Costs : excessive noise adversely affects property values and
levels of productivity. Noise is a waste product from the
production of goods and services ; its costs are passed on to
those in the vicinity rather than being borned by the producer
of the noise .
Table I illustrates human response to various noise sources at
various noise levels .
MC a
aw
TABLE 1
SOUND LEVELS AND HUMAN RESPONSE
dB(A) Hearing Conversational
Noise Source Noise Level Response Effects Relationships
150
Carrier Jet Operation
140 Harmfully Loud
130
Pain Threshold
Takeoff (200 ft. ) 120 m
iIM J 4-J
.y1_ie Maximum Vocal v
f�uto Horn (3 ft. ) Effort S.
Ronk 'n Roll Band
Riveting Machine 110 E
Loud Power Mower Physical
Jet Takeoff (2000 ft. ) Discomfort
Garbage Truck 100 Very Annoying L Shouting in Ear
Hearing Damage v
Heavy Truck (50 ft. ) (Steady 8-hour =
Pneumatic Drill 90 Exposure) +J Shouting at 2
(50 ft. ) feet
Alarm Clock
Freight Train (50 ft. ) Annoying Very Loud Con-
Vacuum Cleaner (10 ft. ) 80 versation at 2
feet
Freeway Traffic (50 ft. ) 70 Telephone use o Loud Conversa-
Difficult " tion at 2 feet
Dishwashers -------
Air Conditioning Unit Intrusive
(20 ft.) 60 Loud Conversa-
too tion at 4 feet
Light Auto Traffic 50 Quiet Normal Conver-
(100 ft. ) sation at 12 ft.
Living Room
wo Bedroom 40
Library
Soft Whisper (15 ft. ) 30 Very Quiet
aw Broadcasting Studio
20
10 Just Audible
om Threshold of
0 Bearing
SOURCE: William Bronson, "Ear Pollution," California Health (October, 1971) ,
P. 29
REPRINTED FROM: Noise Element, Riverside County, 1975, P. 11
Geologic hazard zones have been established by the State Geologist as
required by the Alquist-Priolo Act (SB 520) along the San Jacinto fault
to the southwest and along the several beanches of the San Andreas fault V
(Garnet Hill , Banning, and Mission Creek) to the northeast. No such
zones have been established within the City limits of Palm Desert, and
none are anticipated on the basis of existing information.
Information bearing on the reoccurrence of earthquakes on the San Jacinto
San Andrei:s fa•jlts ha, been developed in the Technical Seismic Repor' fo
This information is pertinent to Palm Desert in that it bears on the "isk
of earthquake shaking in the City. While the results of analysis using
various types of data are somewhat inconsistent, the following are con-
sidered the most important to the risk of earthquake shaking at Palm
Desert (Figure 2 ) . of
1 . The San Jacinto fault is one of, if not the, most active faults in
California. It has a well established pattern as the source of 46
numerous moderate sized earthquakes in the range of magnitude 6 to 7
about once every 12 years at some point along the fault and about
every 200 years at any given point. Recent activity has centered
primarily on the southern segments of the fault, but activity should
increase on the northern segments nearer Palm Desert in the near
future.
2. While an earthquake of magnitude 6.5 is considered the most probable
event on the San Jacinto fault, a larger event of about magnitude
so
7.5 should be considered as a possibility, particularly in the design
of the more important or critical structures.
-.0$
W..
too
Circulation : The major source of urban noise is from transpor-
tation systems . Noise exposure will be a decisive factor in
the location and design of new transportation facilities and
the possible mitigation of noise from existing facilities .
Open Space/Conservation : Excessive noise can either positively
or negatively affect open space/conservation areas . Positively ,
open space can be used as a "noise buffer" between incompatible
use,- in u- ,- areas . This technique could reduce ( mmur
noise levels and provide relief from sometimes monotonous urban
landscape . On the negative side excessive noise can adversely
AW affect the enjoyment of recreational pursuits in designated open
space. In most cases , the enjoyment ' of quiet pursuits in open
4 space areas depends upon low noise levels .
aw
aw
w
Mlq
V. IDENTIFICATION OF NOISE SOURCES AND NOISE PROBLEM AREAS
In order to control and/or eliminate undersirable noise in
Palm Desert it is necessary to identify noise sources . An
understanding of the source of noise will allow decision-
makers to determine and implement strategies to reduce their
potential impacts upon the community . This section is an
inventory of various noise sources that presently exist in
Palm Desert. Current and potential noise problem areas are
identified as well .
A. NOISE MEASURES
Different noise measurements have been developed over a
period of time to measure different aspects of noise from
varying noise sources . The noise measurements defined
below are presently the most commonly used measures in
identifying noise conflicts and establishing noise standards .
The City should remain alert to developments in this field
because the science of noise impact is changing rapidly ,
particularly with regard to over-all measurements of noise
exposure.
- Decibels (dB) : The simplest measurement of noise , it
is logarithmically related to the amount of sound energy
in the sound signal . An increase of 10 times in sound
energy increases the noise levels in decibels by 10 units ,
and doubling the sound energy increases the noise level in
decibels by about three units .
- Decibels A-Scale dB(A) : The basic measurement in decibels
modified to better relate to the sensitivity of the human
ear. Higher frequency sound signals are accentuated in
this measurement. The A-weighting filter de-emphasizes
the very low and very high frequency components of the
06
:f� n
sound and gives good correlation with subjective
relation to noise. It is the basic measure used in
California noise standards .
- Community Noise Equivalent Level (CNEL ) : The average
equivalent A-weighted sound level during a 24-hour day ,
obtained after addition of five decibels to sound levels
in the evening from 7 p.m. to 10 p.m. and after addition
of 10 decibels to sound levels in the night between
10 p.m. and 7 a .m.
- Day-Night Average Level (Ldn ) : The average equivalent
A-weighted sound level during a 24 hour day , obtained
after addition of 10 decibels to sound levels in the
night before 7 a .m. and after 10 p.m.
o
Noise Expusure Contours : Lines drawn about a noise
source indicating constant energy levels of noise
exposure . CNEL community exposure to noise.
B . NOISE SOURCES
The following is a brief discussion of the various sources
of noise that presently exist in the City.
Transportation is the major source of urban noise . For
AW
this reason the Guidelines adopted by the Office of Noise
Control emphasizes the mitigation of this noise source as
top priority. Noise created by a transportation system
•• has a significant impact on the urban environment. Un-
shielded freeways can adversely impact residential areas
up to one half mile away. Traffic on major and local
streets can produce enough noise to be unpleasant in and
aw
around many neighborhoods . The combined impact of these
M noise sources - even in a quiet urban area - makes the
normal "background" noise level - the noise one cannot
.o get away from, that one hears in the background as a which ,
MW
�(
a hum, or a dull roar - many times louder than that in
a rural area .
Highway traffic noise levels were calculated by Ultra-
systems for various major streets in Palm Desert in con-
junction with the Environmental Impact Report on the
proposed Regional Shopping Center . Community Noise Equiva-
lent Levels (CNEL ) contours were calculated for Highway 111 ,
Monterey Avenue and Avenue 44 , using Highway Traffic Noise
Prediction techniques . Existing highway traffic noise
levels of 60 and 65 dBA for these areas are shown in Table 2*.
TABLE 2 ,
EXISTING HIGHWAY TRAFFIC NOISE LEVELS (CNEL)
Distance to Noise Contours
Expressed in Feet From
Center Lines of Roadway
ROADWAY AVERAGE DAILY TRAFFIC 60 dBA 65 dBA
Highway 111 28,900 441 205
Monterey Ave. 12,200 112 52
Avenue 44 6,100 57 26
Highway 111 , along with the area surrounding Interstate
10 , were identified in the 1974 General Plan as noise areas .
Figure I illustrates the effect of changing traffic speed
and volume on freeways and arterials on noise impacts .
* Ultrasystems , Initial Study On Palm Desert Towncenter , P . 56 , 1979
e-7A .1
WIDTH OF
'NORMALLY UNACCEPTABLE'
NOISE ZONE FROM
STREET CENTERLINE
2,000-
1,000'
w
r
1Y ••
JOJ' -
trr
w
200'
oe
ow
100,
'A.
50, H
500 1,000 2,000 5,000 10,000 20,000
�wr
PEAK HOUR TRAFFIC
m VEHICLES PER HOUR
�+ FIGURE I
TRAFFIC SPEEDIVOLUME RELATED
TO NOISE IMPACT
Source: Bolt Beranek and Newman Inc.
irw►
-rrn r-
a
The major method to effectively reduce noise from road sources
is through the use of physical barriers . Figure 2 illustrates
alternative roadway and structural treatments to assist in
achieving an acceptable interior and exterior noise level .
4
Future noise impact areas , created by increased traffic
volumes , will require mitigating measures . The opportunity
exists , however, to route future traffic in a manner that
could reduce possible noise impact.
California has the prime responsibility for setting noise
emission standards for all motor vehicles subject to state
regulation. Figure 3 shows the maximum noise limits of new
motor vehicles .
Railroad : Railroad operation is also a major source of urban
noise . Southern Pacific has a line that passes through the 46
northern end of the City ' s Sphere of Influence. Although
little development has occurred in the sphere at this time ,
it is expected that, in the near future , the Sphere will
encounter urban pressures and encroachment . Noise impacts
from Southern Pacific line must be mitigated at the time
development occurs . Table 3 shows the effect of noise from
10 or more night time railroad operations , which applies
directly to the operation of the Southern Pacific line .
J11111 ill_low
W
uj
i l M�
,.ti•:4 1 C .• C
a
/tifr < �1 W
W
� . wi
� W
l > . Q
C W Q
L�W
C
LU
4
low
M �, --
t
AW
I
�e�
FIGURE 3
NOISE LIMITS FOR NEW MOTOR VEHICLES
STATE OF CALIFORNIA
S27160. (a) No person shall sell or offer for sale a new motor vehicle which
produces .a maximum noise exceeding the following noise limit at a distance of
50 feet from the centerline of travel under test procedures established by the
department:
(1) Any motorcycle manufactured before 1970 92 dB(a)
(2) Any motorcycle, other than a motor-driven cycle, manufactured
after 1969, and before 1972 88 dB(A)
(3) Any motorcycle, other than a motor-driven cycle, manufactured
after 1973, and before 1975 86 dB(A)
(4) Any motorcycle, other than a motor-driven cycle, manufactured i
after 1974, and before' 1978 80 dB(A)
(5) Any motorcycle, other than a motor-driven cycle, manufactured
after 1977, and before 1988 75 dB(A)
(6) Any motorcycle, other than a motor-driven cycle, manufactured
after 1987 70 dB(A)
(7) Any snowmobile manufactured on or after January 1, 1973, and
before January 1, 1975 82 dB(A)
(8) Any motor vehicle with a gross vehicle weight rating of 6,000
pounds or more manufactured after 1967, and before 1973 88 dB(A)
(9) Any motor vehicle with a gross vehicle weight rating of 6,000
pounds or more manufactured after 1972, and before 1975 86 dB(A)
(10) Any motor vehicle with a gross vehicle weight rating of 6,000
pounds or more manufactured after 1974, and before 1978 83 dB(A)
(11) Any motor vehicle with a gross vehicle weight rating of 6,000
pounds or more manufactured after 1977, and before 1988 80 dB(A)
(12) Any motor vehicle with a gross vehicle weight rating of 6,000
pounds or more manufactured after 1987 70 dB(A)
(13) Any other motor vehicle manufactured after 1967, and before
1973 86 dB(A)
(14) Any other motor vehicle manufactured after 1972, and before
1975 - 84 dB(A) r
(15) Any other motor vehicle manufactured after 1974, and before
1978 80 dB(A)
(16) Any other motor vehicle manufactured after 1977, and before
1988 75 dB(A)
(17) Any other motor vehicle manufactured after 1987 70 dB(A)
SOURCE: Section 27160, Motor Vehicle Code
Reprinted from Noise Element, City of Palm Springs, P. 12
TABLE 3
RAILROAD NOISE IMPACTS
Distance From Site To Right-Of-Way Acceptability
Category
Line-of-Sight Exposure Shielded Exposure
More than 3000 ft. More than 500 ft. Clearly
aw Acceptable
Between 601 and 3000 ft. Between 101 and 500 ft. Normally
Acceptable
Between 101 and 600 ft. Between 51 and 100 ft. Normally
Unacceptable
Less than 100 ft. Less than 50 ft. Clearly
Unacceptable
Source: Noise Assessment Guidelines, HUD, 1971.
Construction : Residential areas could experience an
increase in noise due ' to construction . Grading will be
the most noticeable noise source . Residents near the
construction site could be annoyed by the increase in
ambient noise levels resulting from heavy grading equip-
ment . Increases in noise levels--which could be in the
range of 80 to 95 dBA--occur in the daytime hours only
since construction normally does not occur during evenings
or weekends .
Other Sources : There are a host of noise sources which
temporarily disrupt the quietness of an area . These noises
include : animals and fowls , engines in non-moving motor
vehicles such as power tools , stereos and musical instru-
No
ments , sporting events and horns . At present such noises
o cannot effectively be controlled by decibels standards and
7ZCQ
are best handled by disturbing-the-peace ordinances . The
lack of objective criteria for such nuisances plus the
cost of round-the-clock enforcement limit the available
alternatives .
C . PRESENT AND POTENTIAL NOISE PROBLEM AREA
Figure 4 graphically describes the present and potential
noise problem areas . The noise problem area surrounding
Interstate 10 , the Southern Pacific line , and State Highway
111 were identified in the 1974 General Plan .
Potential noise problem areas are dependent upon the type
of future development and increased traffic volume . E1
Paseo , Avenue 44 , Monterey Avenue , Highway 74 , Haystack
Foad , Hovley Lane , 36th Avenue , and Portola Avenue are
major arterial streets with potential noise problems .
Each of these streets has an important role in moving
people and goods around the community. The extent of the
problem will depend upon the type of development and initi -
ated measures undertaken to alleviate the 9 problem. Exist-
ing developments along portions of these streets have
4
undertaken both physical (walls ) and non-physical ( property
setback ) measures to reduce noise impact. However , areas
such as Avenue 44 , Portola Avenue - north of 111 - and
Monterey Avenue are not country club or enclosed condomin-
ium developments and vehicle noise can permeate the area .
El Paseo is a special area because with increased shopping
i1
CURRENT AND POTENTIAL NOISE MOSLEM AREAS
upend
CITY LIMIT i \\
.y a
�•^� PO sOOPTEO SP..F aE
Rrl EIIST STREET
—�� PROPOSED STREET
RAILROAD 'tip
fit
♦f
EAW •�ti�� u
New
r-
:y r i
f RRRR 71RRTRA ORIVE �—�� .�
CAVRTRT CLUS am
llltr �1
"aw'"T uat
R 41" AVENUE
aw
E�
7TRTt
}y MIl MVRf 111
aw
MR77 TAM ROAD
�Et i
t
i
l t
i
NM t
i
Raw
i t
I
i
j
t I
i
t
I 1
MiR i
E
j
i
j
ow j
i
ow
.r
.. opportunities pedestrian and vehicular traffic will
increase . It should be noted that a thorough study of
*. noise in these areas has not been completed .
W As stated in the Riverside County Noise Element , the noise
problem consists of three components : the source of noise ,
the path noise follows , and the receiver of noise . The
intent of the strategies is to control the source of the
noise . Ho%: 2ver , in the case of noise generated by variou
transportation modes , the influence of local government
is limited . The City can , however , influence the location
of land use developments and , by doing so , encourage com-
patible land uses . The path of noise can be controlled
by various means , such as diversion , reflection , absorp-
tion and dissipation . The least desirable approach is
aw to treat noise at the site of the receiver . 2
MW
2 Noise Element, Riverside County, P. 14, 1975
i
VI . NOISE COMPATIBLE LAND USE PLANNING
As stated in the 'Guidelines recently adopted by the Office of
Noise Control , a major objective of the noise element is to 16
insure noise compatible land use planning . Government Code
Section 65302 ( g ) places the responsibility of determining how
the noise element will be integrated with the land use element
upon local government .
The intent of such planning is to: (a ) maintain those areas
deemed acceptable in terms of noise exposure ; and ( b) where
application of mitigating measures can only accomplish so much ,
leaving some sections of the area with excessive noise exposure ,
then zoning requirements need to reflect uses of that land which
are noise compatible and restrict other less compatible uses . 3
Such a noise planning policy needs to be rather flexible and
dynamic to reflect not only technological advances in noise
control but also economic constraints governing application i
of noise control technology and anticipated regional growth
and demands of the community.
The Department of Housing and Urban Development established
standards for noise in various land use categories . These
standards established four zones : ( 1 ) Normally Acceptable ,
(2 ) Normally Unacceptable , and (4 ) Clearly Unacceptable .
Figure 6 defines the zones in terms of the noise environment and
Office of Noise Control , Guidelines in Preparing Noise Element ,
P . 14 , 1976 V-
.r/>> 0
ww
No
FIGURE G
rtr LAND USE COMPATABILITY FOR COMMUNITY NOISE ENVIRONMENTS
ipt COMMUNITY NOISE EXPOSURE INTERPRETATION
LAND USE CATEGORY Ldn OR CNEL,dB
55 60 65 70 75 80
NORMALLY ACCEPTABLE
tow RESIDENTIAL — LOW DENSITY T^ Specified land use is satisfactory,based
SINGLE FAMILY, DUPLEX, upon the assumption that any buildings
MOBILE HOMES involved are of normal conventional
construction,without any special noise
..:.SIDENTIAL —MULTI. FAMILY insulation requirements.
CONDITIONALLY ACCEPTABLE
TRANSIENT LODGING —
„�TFt New construction or development should
he undertaken only after a detailed analysis
—-- of the noise reduction requirements is made
L,.'K AR. ..,, and needed noise insulation features included
t_HUKCHES,HOSPITALS, in the design. Conventional construction,but
NURSING HOMES with closed windows and fresh air supply
systems or air conditioning will normally
f.v AUDITORIUMS,CONCERT / suffice.
HALLS,AMPHITHEATRES
NORMALLY UNACCEPTABLE
lr SPORTS ARENA,OUTDOOR New construction or development should
SPECTATOR SPORTS generally be discouraged. If new construction
or development does proceed,a detailed analysis
of the noise reduction requirements must be
PLAYGROUNDS,
made and needed noise insulation features
NEIGHBORHOOD PARKS included in the design.
GOLF COURSES,RIDING
. . . . . .. .. . . .
STABLES,WAT F.R RECREATION, CLEARLY UNACCEPTABLE
alp CEMETERIES New construction or development should
OFFICE BUILDINGS,BUSINESS generally not be undertaken.
COMMERCIAL AND
PROFESSIONAL
+hs INDUSTRIAL,MANUFACTURING
UTILITIES,AGRICULTURE
are
CONSIDERATIONS IN DETERMINATION OF NOISE—COMPATIBLE LAND USE
A.NORMALIZED NOISE EXPOSURE INFORMATION DESIRED munity.Noise Exposure Areas greater than 65 dB should be
discour-aged and considered located.within normally unacceptable areas.
Where sufficient data exists,evaluate land use suitability with respect
to a"normalized" value of CNEL or Ldn. Normalized values are
obtained by adding or subtracting the constants described in Table I C.SUITABLE INTERIOR ENVIRONMENTS
to the measured or calculated value of CNEL or Ldn
One objective of locating residential units relative to a known noise
IMP source is to maintain a suitable interior noise environment at no
B.NOISE SOURCE CHARACTERISTICS greater than 45 d8 CNEL of Ldn. This requirement, coupled with
the measured or calculated noise reduction performance of the type
The land use-noise compatibility recommendations should be viewed of structure under consideration, should govern the minimum accept-
in relation to the specific source of the noise. For example,aircraft able distance to a noise source.
ar and railroad noise is normally made up of higher single noise events
than auto traffic but occurs less frequently. Therefore, different
sources yielding the same composite noise exposure do not necessarily D.ACCEPTABLE OUTDOOR ENVIRONMENTS
create the same noise environment. The State Aerunautics Act uses
bS dB CNEL as the crittnon which airports must eventually meet to Another consideration,which in some communitlts Is an overriding
protect rsistsng residential communities from unacceptable exposure factor, Is the desire for an acceptable outdoor noise environment.
41111111 to aircraft noise. In order to facilitate the purposes of the Act,one of When this is the case, more restrictive standards for land use com-
which is to encourage land uses compatible with the 65 dB CNEL patibillty, typically below the maximum considered "normally
criterion wherever possible, and in order to facilitate the ability of acceptable" for that land use category,may be appropriate.
airports to comply with the Act.residential uses located in Com.
itirlr
err
its impact on various uses by relating common sounds to the
noise standards .
In final analysis , however , each community must decide the
level of noise exposure its residents are willing to tolerate
within a limited range of values below the known levels of
health impairment. Table 4 illustrates the range of desired
average noise levels by land use category as adopted by the
cities of Palm Springs , Indio and Rancho Mirage and Riverside
County. Palm Desert should consider adopting similar accept-
able noise levels .
TABLE 4 W
DESIRED AVERAGE NOISE LEVELS
BY LAND USE CATEGORY 46
Outdoor Land Noise Levels
Land Use Category Day (7am-10pm) Night (10pm-7am)
Rural Residential
(Very Low and Low
Density Residential ) 50-60 dB(A) 50-60 dB(A)
Urban Residential
(Medium and High
Density Residential ) 60-65 dB(A) 50-60 dB(A)
Commercial 70-90 dB(A) 55-65 dB(A)
Industrial 70-90 dB(A) 55-70 dB(A)
VII . IMPLEMENTATION STRATEGIES
Various Federal and State agencies have responded to the noise
problem by establishing noise standards for certain activities .
An example is California ' s noise emission standards for newly
'- build vehicles . However , Federal and State actions are not
enough . There must be a commitment and a willingness on the
�. part of local officials to take action if there are to be
-iable solutions to the various aspects of the noise problems .
fhe purpose of this section is to present policies and strate
gies which the city could adopt to control the noise levels in
the community.
A. Assumptions
The Implementation Strategies are based on the following
assumptions :
1 . The concept that quietness is a desirable environmental
characteristic .
2. It is within the public ' s health , safety and general
welfare to control noise .
v. 3 . The Implementation Strategies must be accomplished
through coordinated effort by the public , private
enterprise , and all levels of government.
4 . Controlling the source of noise is the most desirable
approach .
B . Governmental Regulation
There are a wide variety of governmental regulations avail -
able to control noise in Palm Desert. Many of the techni -
ques described here are already available to control noise
sze0-�3
4
in Palm Desert . Many of the techniques described here
are already available to control noise in Palm Desert .
In some cases , noise will have to be included . "
1 . Zoning : Zoning could be used to control land use type
and density around noise sources . Land use patterns can
be delineated in a manner reflecting compatibility with
existing and potential noise levels as discussed in pre-
vious sections . Noise-sensitive land uses such as
residential , schools , libraries , churches , and hospitals
should be controlled in areas of high noise levels , while
noise-tolerant land uses such as industry, and commerce
should be encouraged in those areas .
In order to be consistent with the General Plan , as re-
quired by State law, the Zoning Ordinance will be comp-
rehensively revised . The City should consider estab-
lishing performance standards within a zone to abate
noise.
2 . Subdivision Regulations : These regulations are used to
insure that large development W
g p projects are in compliance
with the General Plan and zoning . Setback regulations
can be used to reduce noise impact. As a receiver
moves away from the noise source , the noise decreases .
Requiring setbacks from a transportation facility may
or may not be effective , depending on the distance of r
the setback .
4
imp
law 3 . Building Codes : Noise reducing insulation and other
techniques can be used to minimize indoor exposure to
us noise . As previously stated , State law now requires
special noise insulation of new multi -family dwellings
MW
constructed within the 60dB( CNEL or Ldn ) noise exposure
contours . If necessary, the City shall require builders
so
to mitigate noise impacts by methods such as insula-
g, tion not only for multi -family units but also single
family units .
"`" 4 . Environmental Impact Report : The City should require ,
through the EIR review process , all developers of resi -
WN
dential property in "Normally, Unacceptable" noise zones
defined by HUD standards to present alternatives for
dealing with noise impact. Such alternatives may in-
clude wall and window acoustic treatment , additional
setbacks , shielding of open space areas , etc . , including
estimates of additional costs if noise abatement alter-
natives are not selected .
5 . Site Plan Review : The planning process provides an
opportunity to critically inspect and review every
development plan that is proposed . The process should
include an evaluation of the project ' s compatibility
with the noise environment. The development proposal
can be approved with conditions to resolve any dif-
ficulties due to noise levels . Techniques available
low
include buffer strips , noise barriers , and other
construction techniques .
.tee as
D . DOMESTIC NOISE SOURCES
The City shall encourage manufacturers and distributors
locating in Palm Desert to mitigate noise problems in
their operations . Also , the City shall inform local resi -
dents how to control noises from local sources such as
animals , stereos , etc . The City shall consider a disturb-
ing-the-peace ordinance to regulate such noises .
E . NOISE ORDINANCE
The City shall develop a comprehensive noise ordinance
which reflects the land use/noise relationship shown in
Figure 6 and Table 4 and which specifies appropriate re-
strictions and mitigation features for development in
noise area .
Until the City has an adopted noise ordinance the following
is provided to comply with state and county standards to
attenuate noise impacts on the interior of a residence to 16
45 CNEL . There are three mitigation options as follows :
1 . Modify buildings through construction techniques . 16
Standard construction will provide noise reductions of 16
20 decibels with closed windows and 10 decibels with
open windows . Thus , buildings with an exterior noise at
level of 65 CNEL or less will achieve 46 CNEL on the
interior with closed windows . If exterior noise levels
are between 65 and 70 CNEL increased glazing added to
standard windows would reduce interior noise levels to
�a Aip
45 CNEL. For exterior noise levels above 75 CNEL ad-
ditional construction techniques would be needed to
achieve 45 CNEL interior noise levels .
2 . Erect barriers to reduce exterior yard areas to 65
CNEL noise levels . If noise levels from outside sources
would increase noise levels in yards around residences
above 65 CNEL , barriers such as walls , earth berms , and
berm and wall in combination with landscaping can be
used to bring noise levels in yards down to 65 CNEL.
The height of such barriers would range from 6 to 12
feet. but typically are used at a maximum of six feet
except adjacent to freeways . , Once noise levels in
yards are reduced to 65 CNEL, building construction
techniques as discussed above can be used to reduce
interior noise levels to 45 CNEL.
3 . Setback buildings behind 65 CNEL contour line .
Obviously combinations of all three mitigation options can
be employed depending upon specific conditions .
Control of vehicular traffic is also an option which can
be used to reduce noise at the source. Truck traffic can
be limited to specific routes and/or to specific hours of
travel on certain route segments . Vehicular speed limits
can be controlled (lowered ) on certain segments and/or
during certain segments ( for example , at night) in order
�. to reduce ambient noise levels at the most sensitive times
and locations . Road gradients can also affect noise ,
the more gradual and gentle the gradient the less the »h
noise impact from vehicles .
Mitigation of construction-related noises can be accom-
plished through the following measures :
1 . Restrict hours of operation of noise equipment to be
tween 7 a.m. and 6 p.m. , Monday through Saturday adja-
cent to occupied residential areas .
2 . Stationary machines should be placed to direct noise
r
away from sensitive receptors .
3 . Construction vehicles should be equipped with adequate
mufflers .
16
F. NON-LOCAL ACTION
The City shall discourage any regional , state or dederal
actions which would increase the noise levels in the City
and take a strong stand on actions which increase the noise
levels beyond acceptable limits . The City shall also aid in
the enforcement of federal and state standards for noise-
producing equipment including cars , motorcycles , trucks , etc .
G . NOISE STUDY
The City shall , in the next budget year, allocate adequate
funds to hire a consultant to complete a thorough study of
noise throughout Palm Desert. Based on the conclusions of
W'2V
w
�r
such a study the City shall establish acceptable noise
levels for various land uses and make the necessary re-
visions to the implementation programs of the Element ,
the zoning ordinance, building codes and subdivision
'w regulations , to reflect the acceptable noise levels .
MO
®w
o
A.
.l
aw
�C21
am
w
mm
aw
r
r.
+ow
imw V.D. SEISMIC SAFETY
w
No
ap
aw
i�
aw
SEISMIC SAFETY ELEMENT'
I . INTRODUCTION
A major challenge facing governments of all levels is reducing the potential
loss of life, injuries, damage to property,. and economic and social disloca-
tion resulting from earthquakes and other geologic hazards. This Seismic
Safety Element is a vehicle for identifying hazards that must be considered
i p1pining the location, type, and density of development.
ow The Seismic Safety Element has several functions. Basically, it functions
as a general policy statement that:
- recognizes seismic hazards and their possible effect on the community;
- identifies general goals for reducing seismic risk;
dw
- specifies the level or nature of acceptable risk to life and property;
- specifies seismic safety objectives for land uses;
- specifies objectives for reducing seismic hazards as related to existing
and new structures.
The element contributes information on the comparative safety of using lands
for various purposes, types of structures, and occupancies. It provides
• primary policy input to the land use, housing, open space, circulation and
safety elements.
'Government Code Section 65302(F) requires a Seismic Safety Element consisting of
"An identification and appraisal of seismic hazards such as suseptibility to surface
ruptures from faulting, or to the effects of seismically induced waves such as
tsunamics and seiches.
The Seismic Safety Element will have positive effects upon the capacity for
the community to do sound planning to mitigate hazards and promote safety.
Applied collecting on a regional basis, the Valley's cities and the County
will be in a better position to protect future residents from seismic
hazard. Mi
The element consists of three sections :
- Goals and Objectives
- Background Information
- Implementation Policies
The Goals and Objectives section represents City policies regarding what
ends are to be achieved by the element. The Background Information section
Mi
provides necessary inventory information and describes problems and oppor-
tunities related to realizing the goals and objectives of this element.
Finally, implementation policies are the means in which to achieve the goals
and objectives.
This element is a summary of the information contained in the Technical
Seismic Safety Element developed by ENVICOM Corporation for the 1975 General
Plan; a copy of this document is on file in the Department of Environmental
Services. As a summary, this document is necessarily a simplification of the
Technical Seismic Safety Element. Conclusions should not be formulated with-
out reviewing the technical document in detail .
■
II . GOALS AND OBJECTIVES
A. GOALS :
- Minimize the danger to life and property from potential
environmental hazards .
- Prevent serious injury and loss of life from seismic
activity .
- Prevent serious structural damage to critical facilities
and structures where large numbers of people are apt to
congregate at one time.
- Ensure the continuity of vital services and functions .
B . OBJECTIVES :
- Reduce to a minimum the loss of life , disruption of goods
and services as well as the destruction of property asso-
ciated with an earthquake .
- Take potential hazards into account in the General Plan .
�' SCo3
a
III . BACKGROUND
Responsibility for Seismic/Geologic Hazard Evaluation
The responsibility for the evaluation of seismic and geologic hazards
lies with both the public and private sectors. The following are sug-
gested as g guidelines in determining the distribution of responsibility of
the two sectors:
1 . The owner or developer of a particular site should be responsible
for, and should bear the cost of the evaluation of those hazards that
can be evaluated on or in the near vicinity of the site.
2. Those hazards that cannot be adequately evaluated at the site should
be considered for evaluation with public funds. The nature of the
funding may vary depending on the extent of the impact of the hazard.
3. To facilitate the administration of public safety, it may be desirable
to undertake, with public funds, a general evaluation of site-related
hazards as they exist within an entire jurisdiction.
The application of these guidelines to geologic/seismic hazards depends on
the type of hazard and the availability of information that can be used to
evaluate the hazard. For example, faults can be located on a particular
site by the engineering geologist necessary for evaluation of the activity
of the fault are normally present only at certain critical locations, and
evaluation of activity may require a publicly funded investigation. On the
other hand, landslides can normally be evaluated as part of the site investi-
gation funded by the owner or developer. Public agencies may wish to fund
a general investigation of landslide hazards to facilitate the administration
71D q
of public safety, but the final evaluation must be a part of site
evaluation because additional hazard may be introduced by proposed
modification of the site.
The distribution of emphasis of this Seismic Safety Element is based on
these concepts. Those aspects of a particular hazard that cannot be
evaluated on a site-basis, or which can more efficiently be evaluated
on a regional basis, are emphasized in this analysis. Those hazards that
can be effectively evaluated as part of site investigations are treated
in a general way with the intent that the results be used to facilitate
the administration of public safety. It should be emphasized that such
generalized evaluations should in no way be considered a substitute for a
�. detailed site investigation which must consider not only existing conditions
but also any hazards that may result from proposed modifications of the site.
A key step in hazard evaluation is public involvement, through their
�. elected representatives, in the determination of acceptable levels of
risk. All hazards involve risk. A technical evaluation may determine
certain risk parameters, but only the public can determine the acceptable
balance between the risk of a hazard and the cost of mitigation. Because
of the extreme importance of this step, primary emphasis is placed on
' the technical evaluation of available information relating to the risk
of seismic hazards. The technical analysis can provide such information,
but only the public sector can make the final determination of the accepti-
bility of those risks.
The relationship between the concepts discussed above and the evaluation of
�f
specific seismic/geologic hazards is shown in Figure 1 . The primary
responsibility for evaluation of each aspect of a hazard is shown by a "XX" ,
and by a "XXX" if a determination of acceptable risk is involved. Those
aspects for which either sector may commonly have a secondary responsibility
ran
are indicated by an "X". The intent is to show the distribution of respon-
sibility for evaluation of a hazard; the overall regulatory responsibility
of government is not included.
Geologic and Seismic Setting
The City of Palm Desert is located on recent (Holocene) alluvium derived
primarily from Dead Indian Creek. The alluvium is composed of unconsoli-
dated boulder and cobble gravel and sand within and near the mouths of the
canyons, grading to sand, silt and clay in the lower parts of the Valley.
These materials range in thickness from a feather edge near the mountains
to 1000 feet or more in the Valley.
The mountains to the south and west of the City are underlain by hard,
resistant granitic and metamorphic rocks that form moderately steep to
steep ridges and canyons.
Major faults located within the City limits of Palm Desert include several
within the granitic and metamorphic rocks in the western and southern part
of the City, and the South Pass fault group in the northern part of the
City. These faults were probably active during the early formation of
the San Jacinto Mountains, but there is no evidence to indicate that they
are active today.
r
FIGURE 1
DISTRIBUTION OF RESPONSIBILITY FOR
ow EVALUATION OF SEISMIC/GEOLOGIC HAZARDS
to Responsible Sector
Hazard Public Private
I . Fault rupture:
a. Evaluation of fault XXX
b. Location at site XX
2. Earthquake shaking:
a. Sources of shaking XXX
b. General levels of shaking XX X
c. Effects on site XX
3. Tsunamic and seiche:
a. Risk of occurrence XXX
b. Effects on site XX
4. Dam failure:
a. Risk of occurrence XXX
b. Effects on site XX
5. Landslide:
a. Regional evaluation XX X
b. Effects on site XX
6. Liquefaction, settlement, & subsidence:
a. Regional evaluation XX(1)
b. Effects on site XX
X Secondary responsibility
XX Primary responsibility
XXX Primary responsibility including determination of acceptable risk
(1 ) Evaluation requires determination of expected shaking.
Geologic hazard zones have been established by the State Geologist as
required by the Alquist-Priolo Act (SB 520) along the San Jacinto fault
to the southwest and along the several beanches of the San Andreas fault
(Garnet Hill , Banning, and Mission Creek) to the northeast. No such
zones have been established within the City limits of Palm Desert, and
none are anticipated on the basis of existing information.
Information bearing on the reoccurrence of earthquakes on the San Jacinto
and San Andreas faults has been developed in the Technical Seismic Report.
This information is pertinent to Palm Desert in that it bears on the risk
of earthquake shaking in the City. While. the results of analysis using
various types of data are somewhat inconsistent, the following are con-
sidered the most important to the risk of earthquake shaking at Palm
Desert (Figure 2) .
1 . The San Jacinto fault is one of, if not the, most active faults in
California. It has a well established pattern as the source of
numerous moderate sized earthquakes in the range of magnitude 6 to 7
about once every 12 years at some point along the fault and about
every 200 years at any given point. Recent activity has centered at
primarily on the southern segments of the fault, but activity should
increase on the northern segments nearer Palm Desert in the near
future.
2. While an earthquake of magnitude 6.5 is considered the most probable
event on the San Jacinto fault, a larger event of about magnitude
7.5 should be considered as a possibility, particularly in the design
of the more important or critical structures.
�Z 0$
N
S O Np
IOV
A W
aw J M J K l
W < C
pZalw
' N c 7 u Z
vi
ow , �y
w U �'
Am
.........
1I �'
ow
doe
or
IT
4(1
W
.; 11
c�N�N i
ti
'` d
V��'i� +
"" -2D 9
,j
3. The San Andreas in the Palm Desert area exhibits a relatively low
level of seismicity. The recurrence interval for a magnitude 6.5
earthquake resulting from slip along any particular part of the +
fault is approximately 500 years.
iz
Ili
4. Crustal strain (regional less San Jacinto movement) and recent and
late Pleistocene movement, however, suggest a much higher level of W
activity. If these indicated rates of movement are converted to a
theoretical recurrence interval for a magnitude 6.5 earthquake, it
is only 25 years or less or one-tenth or less that from seismicity.
5. Data on movement of the San Andreas fault system along its entire
length indicates rates of movement in the range of 5 to 8 cm/yr
are likely. Only about one-third of this can be accounted for along
the San Jacinto fault, leaving the San Andreas itself about twice
as active as the San Jacinto.
6. The San Andreas fault in the Palm Desert area is generally consider-
ed to be part of an "active area" rather than one of the "locked
segments" of the fault. A "great" earthquake (magnitude 7.8 orj
more) is, therefore, considered unlikely. A "major" earthquake,
t
however, with a magnitude of approximately 7.5, is considered
likely.
7. Recurrence data is somewhat conflicting, but "best estimates" for
expected earthquakes are as follows:
Fault and Earthquake Magnitude Recurrence Interval
San Jacinto fault
Magnitude 6.5 200 years
Magnitude 7.5 500 years
a; San Andreas fault
Magnitude 7.5 50-150 years
Seismic Hazard
The choice of a particular earthquake, for which protection is to be
provided, involves a determination of acceptable risk. In general , the
risk of occurrence decreases as the magnitude of the potential earth-
quake increases. Since the cost of providing protection increases as the
magnitude of the "design earthquake" is increased, there is a point at
which the cost of providing protection becomes prohibitive when consid-
r
ered in the light of the cost invloved.
The main sources of earthquake shaking at Palm Desert are the San Andreas
fault on the northeast and the San Jacinto fault on the southwest. Infor-
mation bearing on the risk of occurrence of earthquakes of various magni-
tudes on these faults has been developed in the Technical Seismic Report.
The following are recommended for consideration as the earthquakes that
should be taken into account for various types of facilities is as follows:
Magnitude of Earthquake
Use San Andreas Fault San Jacinto Fault
Critical Facilities 7.5 7.5
Normal Commercial Facilities 7.0 6.5
Normal Residential Facilities 6.5 6.5
aw
The engineering characteristics of these earthquakes are developed in the
Technical Seismic Report. The above data represents the preliminary
recommendations of acceptable risk for seismic hazards and the public,
through its elected representatives, must ultimately decide on the level
of risk they deem acceptable for each type of hazard. Further, the
public must also decide upon the types of land use that would fall under
the facility classifications "normal" and "critical ."
The following taxonomy of Critical Facilities (Figure 3 is intended
to use as a guide in evaluating the importance of each facility relative
to overall public safety.
Seismic Response Zones (Figure 4)
The derivation of the seismic zones have been documented in the Technical
Report. They are expressive of the level of ground motion that can reas-
onably be anticipated from earthquakes on the principal fault systems
affecting Palm Desert. The characteristics of each seismic zone are
represented by response spectra which translate ground motion into dis-
placement (inches) ; velocity (inches per second) ; and acceleration
(inches per second expressed as a percent of the acceleration of gravity).
These three factors which are derived from mathematical analysis are
essentially the descriptions of each seismic zone.
In discussing the major groupings of the seismic zones the following
general statements can be made:
1 . The seismic zones have been derived from two basic sets of criteria,
FIGURE 3
TAXONOMY OF CRITICAL FACILITIES
Potential Effect Required for
Facility on Loss of Life Community Functioning
Dams X
wr
Electrical Substation X
00 Schools X
Fire Stations X
ON Railroad Lines X
City Buildings X
ow
Hospitals X X
Sewage Treatment Plants X
rr
Water Works X
Radio Stations X
Television Stations X
Micro�4ave Stations X
Sheriff/Police Offices X
rw ,
Major Highways/Bridges X X
Airport X X
�r
�r
rr
rrr
D t3
201"'d-W
I
<-
.r
--- •+ •tt'�/ram ))) 1, A '- -g��( -
��
:C
FIGURE 6.3-4
f` SEISMIC RESPONSE ZONES
v � i Zone boundary and
• - ~ �� �.,� c- 1 � Il zone designation
— -_'Z�Y�j •1 CB based on distance.
A i Zone boundary and
UI., . C. -. �. �'C Zone designation
based on rock or soil type.
'/ Fault(approximate)
'% • �� .*--Fault (buried)
-� -
/ • SOURCE EN VICUM Corporation
_ r• NORTH A&
0 1 2 Miles 3
-_ . _. .... ^-_.'�• - -^'`` � 1 ••^ -' WILSEY & HAM �
- 6.3.B.5.b
O r
(a) distance from the source of an earthquake; and (b) geographic
differentiation of soil and bedrock conditions.
2. The seismic zone analysis is based upon the San Andreas and San
Jacinto fault systems as the principal sources of strong ground
aw
shaking in Palm Desert.
3. Soil and bedrock conditions within the seismic zones have been
OW
differentiated into three significant zones as follows:
,. Zone A - Alluvium, more than 200'
Zone B - Alluvium, 200' or less
Zone C - Bedrock (Firm to hard)
The general sensitivity of the seismic response zone is rated on a 1-10
scale in Figure 5 .
WO
ow
IM
FAD �s
A%
a 41 co 4cc co cm Q Q U U U u
•W) U
cr. LL.
Ou
•U co M Q cc Q Q U U U U
U.j >-
C)
N4
LLJ (U
Ln (n Ln
a- LJ
U.j
LU w LLJ
0
4-J
U- V) -j
— W . —
Lu
V)
Q
>
U 41 co C13 ca ¢ ¢ Q u L.) u u
A.J
(A
L.) M
w
QH
0
c
cu
u
C4 ffN —7 LA -.0
u
D 1(40
,.
1 . Settlement
Soils in the Palm Desert area consist of the alluvium underlying the City
;w and thinner residual and locally derived soils in the mountainous areas.
The alluvial soils are granular .to coarsely granular. The upper few feet
is often loose and poorly compacted, and may require some removal and
recompaction for heavy structures. Differential settlement, however,
should not be a problem provided normal soils engineering precautions are
taken.
The soils in the mountainous area of the City are primarily residual
(derived in place) soils with some locally derived alluvium. They are
relatively thin, and should not be a problem with respect to differential
MW
settlement.
No Regional settlement may occur as the result of groundwater withdrawal and
the lowering of the water table. Such settlement is not normally a haz-
No
and to structures because it does not result in differential movenment that
OW would cause damage. Aqueducts or other structures that require a precise
maintenance of grade may be affected, but most are not.
MW
2. Liquefaction
OW Liquefaction involves a sudden loss in strength of a saturated, cohesion-
less soil (predominantly sand) which is caused by shock or strain, such
*" as an earthquake, and results in temporary transformation of the soil to
a fluid mass. If the liquefying layer is near the surface the effects
are much like that of quicksand on any structure located on it. If the
:T
layer is in the subsurface, it may provide a sliding surface for the
material above it. Liquefaction typically occurs in areas where the
groundwater is less than 30 feet from the surface, and where the soils
are composed predominantly of poorly consolidated fine sand.
Review of water-well records of the Coachella Valley County Water District
and maps of the California Department of Water Resources (1964) indicates
that groundwater levels in the study are and have been at or below 100
feet for several tens of years. Considering the demand for water in the
area, it is unlikely that water levels will rise to a depth that lique-
faction would become a potential hazard at Palm Desert.
3. Landslides
Landslides should be considered a basic geologic hazard rather than one
having an unusual association with earthquakes. The shaking of an earth-
quake only provides the triggering force to initiate downslope movement
of a previously unstable earthmass. . The prime factor is the unstable
condition itself. Movement could just as easily be triggered by heavy
rains, or by grading on a construction project.
The bedrock underlying slopes steep enough to be involved in landsliding
at Palm Desert is limited to relatively hard igneous and metamorphic types
that are not generally prone to landsliding. The softer sedimentary rocks
of the coastal sections of Southern California, in which landslides are
common, are not present at Palm Desert. This dominance of relatively
strong rock and the low annual rainfall make the Palm Desert area one
relatively free of landslides.
'Z 0 Ill
WAN
Of the several types of landslides normally encountered in Southern
California, only rockfalls are present to any significant degree. They
..� are common on the steeper slopes of the rocky terrain to the west and
south of the City.
A more detailed assessment of the landslide hazard at any particular site
requires detailed knowledge of the site and the nature of any proposed
modifications of the terrain. For this reason, geologic and soils
o' engineering investigations should be required for developments in
hilly or mountainous terrains. It is only through detailed evalua;:ion
of existing conditions and proposed modifications that a high level of
safety can be assured.
Tsunamis and Seiches
do
Tsunamis are seismic sea waves, and do not present a hazard at Palm
4. Desert.
Seiches are standing waves produced in a body of water by the passage of
No
seismic waves from an earthquake. Seiches are not a hazard because of
40 the absence of lakes or reservoirs of significant size within the City.
Problems
- While ground breakage is not expected to occur within the study area,
the area would be subjected to ground motion and other effects of
earthquakes.
- In the event of a large earthquake bridge structures, particularly
in Seismic Zones I and II, may be damaged. In this event, access
to and from the City could be severely impaired.
Opportunities
- On the basis of existing information none of the faults within the di
city of Palm Desert can be considered "active" or "potentially
active" as presently defined by the State Mining and Geology Board vi
and the State Geologist.
ff
- No Special Studies zones as required by the Alquist-Priolo Geologic
Hazards Act have been delineated within the City by the State Geo-
logist, and, based on the information developed in this study, none
are expected.
- Settlement and liquefaction as a result of seismic shaking a re
considered significant hazards in Palm Desert, provided soils
engineering investigations are conducted by competent professionals
on sites considered for structures.
I
- Soft sedimentary rocks, prone to landsliding in many other parts of
California, are not present at Palm Desert, and this hazard is
limited primarily to the rockfall types of landslide in the mountain-
ous terrain in the western and southern part of the City.
- Tsunamis and seiches are not a hazard at Palm Desert.
- Findings indicate that there should be no restrictions placed on
the location or type of single-family housing within the Planning
Area based on the response spectra in the Technical Report.
-a n M0
tow
O IV. IMPLEMENTATION POLICIES
The City shall
40
- Require a general geologic investigation to be included ih the
environmental impact report for any proposed use in the planning area.
- Require a detailed geologic investigation if the general geologic in-
vestigation indicates the need for one. This should take place prior
to the filing of subdivision maps.
- Require special earthquake resistant design features or use limita-
tions as are appropriate to the specific case if a detailed geologic
aw
investigation confirms the existence of a potential seismic hazard.
O. - Modify the city of Palm Desert' s building code using the seismic zones
and attendant response spectra as a guideline. This will bring the
OW
building code into conformance with expected seismic conditions re-
sulting from future earthquakes.
- Establish a program of building inspection to identify all structures
in the city that do not meet modern earthquake standards for construction
and conform to design criteria of the modified city building code.
- Make available the technical section of the seismic safety element to
developers for review and use when proposing land development.
WO - Require detailed site studies to ascertain the potential seismic hazard
� D �t
on facilities which are critical in an emergency. These facilities
include but are not limited to:
1 . Hospitals
2. Police and fire stations
3. Municipal government centers
4. Transportation linkages
5. Major public utilities (electrical , water facilities)
6. Designated emergency centers
- Encourage individual citizens to establish "family emergency
disaster plans".
- Encourage state, federal and other governmental agencies to
intensify research on selsmic and other geologic hazards.
- Establish a priority system of roads, services and other vital
needs in the event of an earthquake disaster.
- Review annually and comprehensively revise every five years,
or whenever substantially new scientific evidence becomes avail-
able, the seismic safety element.