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HomeMy WebLinkAboutZOA 04-80 PERMITTED USES 1980 ORDINANCE NO. 227 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO THE ZONING ORDINANCE TEXT, RELATING TO PER- MITTED USES IN THE PC(4) ZONE DISTRICT. CASE NO. ZOA 04-80 WHEREAS, the City Council of the City of Palm Desert, California, did on the 26th day of June, 1980, hold a duly noticed Public Hearing to consider amendment of Municipal Code Title 25, Chapter 30 (Zoning Ordinance) , containing Planned Commercial District Regulations, relative to permitted uses in the PC(4) Zone District; and, WHEREAS, the Planning Commission, by Resolution No. 607 has recommended approval ; and, WHEREAS, said amendment has complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution No. 78-32" , in that the subject project has not been found to present an adverse impact on the environ- ment and a Negative Declaration has been prepared; and, WHEREAS, at said Public Hearing, upon hearing and considering all testi- mony and arguments, if any, of all persons desiring to be heard, said City Council did find the following facts and reasons to exist to approve a Zoning Ordinance Text Amendment: 1. That the Zoning Ordinance Amendment is consistent with the objectives of the Zoning Ordinance. 2. That the Zoning Ordinance Amendment is more consistent with the adopted General Plan and Redevelopment Plan. 3. That the Zoning Ordinance Amendment would better serve the public health, safety, and general welfare than the current regulations. 4. That the Zoning Ordinance Amendment would better clarify the per- mitted uses in the PC(4) Zone District. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, as follows : 1. That the above recitations are true and correct and constitute the findings of the Council in this case; 2. That it does hereby approve a Zoning Ordinance Text Amendment, as provided in the attached Exhibit, labeled Exhibit "A" to amend Municipal Code Sections 25.30.020, 25.30.240 and the addition of Section 25. 30.025, specifying Permitted Uses in the PC(4) Zone District and other matters relating thereto; 3. The City Clerk is directed to publish this ordinance once in the Palm Desert Post, a newspaper of general circulation, published and circulated in the City of Palm Desert, and shall certify to the passage and adoption of this ordinance, and the same shall be in full force and effect thirty (30) days after its adoption. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council , held on this loth day of July_, 1980, by the following vote, to wit: AYES: McPherson, Newbrander, Puluai , Snyder & Wilson NOES: None ABSENT: None ABSTAIN: None S. %g0 WILSON, MAYOR ATTEST: ��� WEI R. I . GAN, CIT LER.K City of Palm Desert, C fornia /dj ORDINANCE NO. 227 Page Two EXHIBIT "A" 1. Section 25.30.020 SHALL READ AS FOLLOWS: 25.30.020 Uses permitted by approved development plan or conditional use permit. The following uses are permitted upon approval . A. District Commercial Center (PC2) : Such uses include but are not limited to supermarket, professional offices, variety store, drug store, banks, hotel , and restaurants, except drive-in or drive-through; B. Regional Center (PC3) : Such uses include but are not limited to supermarket, department stores, banks, variety stores , professional offices, restaurants, except drive-in or drive-through, and general retail uses. C. Resort Center (PC4) Hotels, restaurants, except drive-in or drive-through, entertainment facilities and related commercial uses; D. Specialty Commercial Center (PC1) : Medical related offices and research facilities, hotel facilities , and ancillary convenience commercial uses. 2. Section 25.30.025 SHALL READ AS FOLLOWS: 25. 30.025 Related commercial uses permitted in the Resort Center Zone District. The uses considered to be related commercial uses shall be liberally construed as those uses customarily connected, associated, and affiliated with the principal uses established for the Resort Center Zone District. The following uses shall be permitted subject to approval as a part of the development plan or conditional use permit: A. Related to Hotels - Restaurants Entertainment facilities Appurtenant services and retail shops determined to be available for the convenience of the guests of the hotel such as: Art Galleries Automobile Rental Agencies (where five (5) or fewer cars are kept on-site, and no maintenance is performed) Book and Card Shops Clothing and Apparel Shops Convention and Visitors Bureau General Medical Care and Services when provided ancillary to, and in conjunction with the operation of a hotel Gift and Accessories Boutiques (including small antiques) Health, Figure and Exercise Salons and Spas Jewelry Shops Liquor, Beverage and Food Items Shops (excluding grocery markets) Luggage Shops Optometrists Office Personal Care/Products Shops and Services (including barbering and cosmetology) Secretarial Services (including ancillary duplicating services) Sundries Shops (general merchandise) Tour and Ticket Agency Offices Travel Agencies Wearing Item Repair, Tailoring and Cleaning in conjunction with a hotel operation ORDINANCE NO. 227 ' Page Three EXHIBIT "A" (Continued) B. Related to Restaurants - Entertainment facilities General offices not exceeding 20% of the gross floor area Appurtenant services and retail shops determined to be available for the con- venience of the patrons of the restaurant or related to the operation of the res- taurants, such as: Art Galleries Automobile Rental Agencies (where five (5) or fewer cars are kept on-site, and no maintenance is performed) Book and Card Shops Clothing and Apparel Shops Convention and Visitors Bureau Gift and Accessories Boutiques (including small antiques) General Medical Care and Services Health, Figure and Exercise Salons and Spas Jewelry Shops Liquor, Beverage and Food Items Shops Luggage Shops Personal Care/Products Shops and Services (including barbering and cosmetology) Sundries Shops (general merchandise) Tour and Ticket Agencies Travel Agencies Wearing Item Repair, Tailoring and Cleaning C. Related to Entertainment Facilities - Restaurants 1 Appurtenant services and retail J shops determined to be available for the convenience of the patrons of the facility and designated as an integral part of the entertain- ment facility D. Similar Uses - The Commission may permit other uses which it may determine to be similar to those listed above. 3. Section 25.30.240 SHALL READ AS FOLLOWS: 25.30.240 Resort Center Development Standards. The resort center concept is established to provide for the development of low-rise bungalow scale hotel , entertainment, and restaurant facilities with related commercial uses particularly for that area along Highway 111, westerly of the Palm Valley Channel . A development in the PC(4) Zone District shall conform to the following develop- ment standards : A. The minimum site size shall be four (4) acres. B. Hotels shall have a maximum density of thirty (30) units per acre. C. The front yard setback shall be thirty (30) feet. D. The rear yard setback shall be twenty (20) feet. E. The side yard setback shall be fifteen (15) feet. F. The maximum building height shall be thirty (30) feet. G. For hotels, a minimum of forty percent (40%) of the site area shall be developed as usable landscaped open space and outdoor living and recreation area with an adequate irrigation system. H. For other uses, a minimum of twenty percent (20%) of the total site shall be in landscaping. LI CITY OF PALM DESERT TRANSMITTAL LETTER I . TO: Honorable Mayor and City Council II . REQUEST: Consideration of an amendment to Chapter 25.30 of the Municipal Code (Zoning Ordinance) of the City of Palm Desert, California, relating to permitted uses in the PC(4) zone district. III . APPLICANT: CITY OF PALM DESERT IV. CASE NO: ZOA 04-80 V. DATE: June 26, 1980 VI. CONTENTS: A. Staff Recommendation. B. Discussion. C. Draft Ordinance No. 227 D. Planning Commission Minutes involving Case No. ZOA 04-80. E. Planning Commission Resolution No. 607. F. Planning Commission Staff Report for ZOA 04-80. G. Related maps and/or exhibits. --------------------------------------------------------------------------------------- A. STAFF RECOMMENDATION: Waive further reading and pass to second reading. B. DISCUSSION: This amendment is a result of recent discussion on ancillary commercial uses in the PC(4) zone district. The Planning Commission initiated a Zoning Ordinance Amendment to refine and clarify the permitted uses. On June 3, 1980, the Planning Commission reviewed this amendment. At that Planning Commission meeting, the Staff presented a Zoning Ordinance Amendment which would clarify permitted uses. The Planning Commission recommended two changes to the staff-prepared ordinance amendment. The first pertained to related uses in a restaurant-oriented complex. Staff had originally recommended that as a related use, professional offices not exceeding 20% of the gross floor area should be considered. The Planning Commission amended this to state that general offices not exceeding 20% of the gross floor area be permitted. This would allow professional as well as general office uses. The second change recommended by the Planning Commission pertained to the section of the proposed amendment dealing with similar uses. Staff had recommended that as a part of the Development Plan approval , other similar uses to those listed uses could be approved by the Planning Commission. The Planning Commission modified this section by deleting reference to determination during Development Plan approval . This would allow for more flexibility as to when other similar uses may be deter- mined. Additionally, two participants from the audience asked questions pertaining to the proposed amendment. Attached are the Minutes for the Planning Commission meeting. The Planning Commission then voted to recommend approval with the amendments as stated above. ORDINANCE NO. 227 AN ORDINANCE 'OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO THE ZONING ORDINANCE TEXT, RELATING TO PER- MITTED USES IN THE PC(4) ZONE DISTRICT. CASE NO. ZOA 04-80 WHEREAS, the City Council. of the City of Palm Desert, California, did on the 26th day of June, 1980, hold a duly noticed Public Hearing to consider amendment of Municipal Code Title 25, Chapter 30 (Zoning Ordinance) , containing _ Planned Commercial District Regulations , relative to permitted uses in the PC(4) Zone District; and, WHEREAS, the Planning Commission, by Resolution No. 607 has recommended approval ; and, WHEREAS, said amendment has complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution No. 78-32" , in that the subject project has not been found to present an adverse impact on the environ- ment and a Negative Declaration has been prepared; and, WHEREAS, at said Public Hearing, upon hearing and considering all testi- mony and arguments , if any, of all persons desiring to be heard, said City Council did find the following facts and reasons to exist to approve a Zoning Ordinance Text Amendment: 1. That the Zoning Ordinance Amendment is consistent with the objectives of the Zoning Ordinance. 2. That the Zoning Ordinance Amendment is more consistent with the adopted General Plan and Redevelopment Plan. 3. That the Zoning Ordinance Amendment would better serve the public health, safety, and general welfare than the current regulations. 4. That the Zoning Ordinance Amendment would better clarify the per- mitted uses in the PC(4) Zone District. Il NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, as follows : 1. That the above recitations are true and correct and constitute the findings of the Council in this case; 2. That it does hereby approve a Zoning Ordinance Text Amendment, as provided in the attached Exhibit, labeled Exhibit "A" to amend Municipal Code Sections 25.30.020, 25.30.240 and the addition of Section 25.30.025, specifying Permitted Uses in the PC(4) Zone District and other matters relating thereto. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council , held on this _ day of _, 1980, by the following vote, to wit: AYES : NOES : ABSENT: ABSTAIN: S. ROY WILSON, MAYOR ATTEST: SHEILA R. GILLIGAN, CITY CLERK CITY OF PALM DESERT, CALIFORNIA /dj ORDINANCE NO. 227 Page Two EXHIBIT "A" 1. Section 25.30.020 SHALL READ AS FOLLOWS: 25.30.020 Uses permitted by approved development plan or conditional use permit. The following uses are permitted upon approval . A. District Commercial Center (PC2) : Such uses include but are not limited to u ermarket professional offices , variety store, drug store, banks , ho e , and restaurants, except drive-in or drive-through; B. Regional Center (PC3) : Such uses include but are not limited to supermarket, department stores, banks , variety stores, professional offices, restaurants, except drive-in or drive-through, and general retail uses. C. Resort Center (PC4) Hotels, restaurants, except drive-in or drive-through, entertainment facilities and related commercial uses ; D. Specialty Commercial Center (PC1) : Medical related offices and research facilities, hotel - facilities, and ancillary convenience commercial uses. 2. Section 25.30.025 SHALL READ AS FOLLOWS: 25. 30.025 Related commercial uses permitted in the Resort Center Zone District. The uses considered to be related commercial uses shall be liberally construed as those uses customarily connected, associated, and affiliated with the principal uses established for the Resort Center Zone District. The following uses shall be permitted subject to approval as a part of the development plan or conditional use permit: A. Related to Hotels - Restaurants Entertainment facilities Appurtenant services and retail shops determined to be available for the convenience of the guests of the hotel such as : Art Galleries Automobile Rental Agencies (where five (5) or fewer cars are kept on-site, and no maintenance is performed) Book and Card Shops Clothing and Apparel Shops Convention and Visitors Bureau General Medical Care and Services when provided ancillary to, and in conjunction with the operation of a hotel Gift and Accessories Boutiques (including small antiques) Health, Figure and Exercise Salons and Spas Jewelry Shops Liquor, Beverage and Food Items Shops (excluding grocery markets) Luggage Shops Optometrists Office Personal Care/Products Shops and Services (including barbering and cosmetology) Secretarial Services (including ancillary duplicating services) Sundries Shops (general merchandise) Tour and Ticket Agency Offices Travel Agencies Wearing Item Repair, Tailoring and Cleaning in conjunction with a hotel operation 1 __ ORDINANCE NO. 227 Page Three EXHIBIT "A" (Continued) B. Related to Restaurants - Entertainment facilities General offices not exceeding 20% of the gross floor area Appurtenant services and retail shops determined to be available for the con- venience of the patrons of the restaurant or related to the operation of the res- taurants, such as: Art Galleries Automobile Rental Agencies (where five (5) or fewer cars are kept on-site, and no maintenance is performed) Book and Card Shops Clothing and Apparel Shops Convention and Visitors Bureau Gift and Accessories Boutiques (including small antiques) General Medical Care and Services Health, Figure and Exercise Salons and Spas Jewelry Shops Liquor, Beverage and Food Items Shops Luggage Shops Personal Care/Products Shops and Services (including barbering and cosmetology) Sundries Shops (general merchandise) Tour and Ticket Agencies Travel Agencies Wearing Item Repair, Tailoring and Cleaning C. Related to Entertainment Facilities - Restaurants Appurtenant services and retail shops determined to be available for the convenience of the patrons of the facility and designated as an integral part of the entertain- ment facility D. Similar Uses - The Commission may permit other uses which it may determine to be similar to those listed above. 3. Section 25.30.240 SHALL READ AS FOLLOWS: 25.30.240 Resort Center Development Standards. The resort center concept is established to provide for the development of low-rise bungalow scale hotel , entertainment, and restaurant facilities with related commercial uses particularly for that area along Highway 111, westerly of the Palm Valley Channel . A development in the PC(4) Zone District shall conform to the following develop- ment standards: A. The minimum site size shall be four (4) acres. B. Hotels shall have a maximum density of thirty (30) units per acre. C. The front yard setback shall be thirty (30) feet. D. The rear yard setback shall be twenty (20) feet. E. The side yard setback shall be fifteen (15) feet. L F. The maximum building height shall be thirty (30) feet. G. For hotels, a minimum of forty percent (40%) of the site area shall be developed as usable landscaped open space and outdoor living and recreation area with an adequate irrigation system. H. For other uses, a minimum of twenty percent (20%) of the total site shall be in landscaping. MINUTES PALM DESERT PLANNING COMMISSION JUNE 3, 1980 Page 9 ----------------------------------------- --------------------------------------- VI. IC HEARINGS (continued) Motion w made by Commissioner Kryder, seconded by Commissioner Richards, to approve this cas adoption of Resolution No. 606, as amended. Carried unanimously (5-0). L. Case No. ZOA 04-80, CITY OF PALM DESERT, Applicant Consideration of an amendment to Chapter 25.30 of the Municipal Code (Zoning Ordinance) of the City of Palm Desert, California, relating to permitted uses in the PC (4) zone district. Mr. Williams stated that this request has been discussed on two previous occasions. He felt that if the wording of the ordinance was more consistant with the wording of the Redevelopment Plan it would resolve the problems. . He explained the difference between the related uses to Hotel versus the related uses for Restaurants. He reviewed the recommended uses shown as Exhibit "A". Commissioner Berkey questioned Item D, he suggested a revision to read: "The Commission may permit other uses which it may determine to be similar to thos listed above". Commissioner Kryder felt that in Item B, "Professional Offices" should be expanded to "General Offices". The Commission concurred, therefore, making the uses Accounting services, General Medical Care and Services, and Secretarial Services to be listed under the General Offices. Chairman Miller opened the Public Hearing asking if anyone wished to speak in FAVOR or OPPOSITION to this case. MR. BOB GILROY, PDR Associates, stated that he reviewed the proposed list of uses and still had some questions relative to his list of proposed uses for the Las Sombras project. Commissioner Richards asked Mr. Williams to clarify these uses for Mr. Gilroy. Mr. Williams clarified the matter to Mr. Gilroy's satisfaction. Commissioner Richards stated that there might be a problem with the financial institutions in terms of banks, being that it was not listed on the Exhibit. Commissioner Berkey explained that Item D would determine that use. Mr. Gilroy then gave a brief presentation on proposed uses for the Las Sombras project. MR. FRED ARBUCKLE, stated he needed a better clarification in terms of ancillary uses. He asked if a restaurant and hotel could be on the same project. Mr. Williams replied that it depended on the size of the project. .He added that a principle use would have to be declared and if it were an 8 acre project it could declare two uses, noting the minimum development site in the PC(4) Zone is four acres. After a brief discussion the Public Hearing was closed and motion was made by Commissioner Berkey, seconded by Commissioner Kryder, to approve the amendment by adoption of Planning Commission Resolution No. 607, as amended. Carried unanimously (5-0). VII : . 0 BUSINESS - NONE VIII. NEI4 BU ESS - NONE IX. DESIGN REVIE OARD ITEMS Consideration of ca s acted on by the Design Review Board at their meeting of May 27, 19 Motion was made by Commissi r Richards, seconded by Commissioner Kryder, to approve Design Review Board case N 133 C, by adoption of Planning Commission Resolution No. 608. Carried unanimously -0) . PLANNING COMMISSION RESOLUTION NO. 607 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF AN AMEND- MENT TO THE ZONING ORDINANCE TEXT, RELATING TO PERMITTED USES IN PC(4) ZONE DISTRICT. WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 3rd day of June, 1980, hold a duly noticed Public Hearing, to consider amendment of the Zoning Ordinance relative to Permitted Uses in the PC(4) Zone District; and, WHEREAS, said amendment has complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution No. 78-32" , in that the subject project has not been found to present an adverse impact on the environment and a Negative Declaration has been prepared; and, WHEREAS, as said Public Hearing, upon hearing and considering all testi- mony and arguments, if any, of all persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to recommend approval of a modified Zoning Ordinance Text Amendment: 1. That the Zoning Ordinance Amendment is consistent with the objectives of the Zoning Ordinance. 2. That the Zoning Ordinance Amendment is more consistent with the adopted General Plan and Redevelopment Plan. 3 That the Zoning Ordinance Amendment would better serve the public health, safety, and general welfare. than the current regulations. 4. That the Zoning Ordinance Amendment would better clarify the permitted uses in the PC(4) Zon District. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend a Zoning Ordinance Text Amendment, as provided in the attached Exhibit, labeled Exhibit "A" to amend Municipal Code Sections 25.30.020, 25.30.240 and the addition of Section 25.30.025, specifying Permitted Uses in the PC(4) Zone District and other matters relating thereto. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 3rd day of June, 1980, by the following vote, to wit: AYES: BERKEY, KRYDER, MCLACHLAN, RICHARDS, MILLER NOES: NONE ABSENT: NONE ABSTAIN: NONE CHARLES MILLER, Chairman - ATTEST: PAUL A. WILLIAMS, Secretary /lr PLANNING COMMISSION RESOLUTION NO. 607 Page Two EXHIBIT "A" 1. Section 25.30.020 SHALL READ AS FOLLOWS: 25.30.020 Uses ermitted b a roved development plan or con itiona use permit. The following uses are permitted upon approval . A. District commercial center (PC2) : Such uses include but are not limited to supermarket, professional offices, variety store, drug store, banks, hotel , and restaurants, except drive-in or drive-through; B. Regional Center (PC3) : Such uses include but are not limited to supermarket, department stores, banks, variety stores, professional offices, restaurants, except drive-in or drive-through, and general retail uses. C. Resort Center (PC4) : Hotels, restaurants, except drive-in or drive-through, entertainment facilities and related commercial uses; D. Specialty Commercial Center (PC1) : Medical related offices and research facilities, hotel facilities, and ancillary convenience commercial uses. 2. Section 25.30.025 SHALL READ AS FOLLOWS: 25.30.025 Related commercial uses permitted in the Resort Center Zone District. The uses considered to be related commercial uses shall be liberally construed as those uses customarily connected, associated, and affiliated with the principal uses established for the Resort Center Zone District. The following uses shall be permitted subject to approval as a part of the development plan or conditional use permit: e A. Related to Hotels - Restaurants Entertainment facilities Appurtenant services and retail shops determined to be available for the convenience of the guests of the hotel such as: Art Gallaries Automobile Rental Agencies (where five (5) or fewer cars are kept on-site, and no maintenance is performed) Book and Card Shops Clothing and Apparel Shops Convention and Visitors Bureau General Medical Care and Services when provided ancillary to, and in conjunction with the operation of a hotel Gift and Accessories Boutiques (including small antiques) Health, Figure and Exercise Salons and Spas Jewelry Shops Liquor, Beverage and Food Items Shops (excluding grocery markets) Luggage Shops Optometrists Office Personal Care/Products Shops and Services (including barbering and cosmetology) Secretarial Services (including ancillary duplicating services) ` Sundries Shops (general merchandise) L Tour and Ticket Agency Offices Travel Agencies Wearing Item Repair, Tailoring and Cleaning in conjunction with a hotel operation PLANNING COMMISSION RESOLUTION NO. 607 Page Three EXHIBIT "A" (continued) B. Related to Restaurants - Entertainment facilities General-Offices not exceeding 20% of the gross floor area. Appurtenant Services and retail shops determined to be available for the convenience of the patrons of the restaurant or related to the operation of the restaurants, such as: Art Gallaries Automobile Rental Agencies (where five (5) or fewer cars are kept on-site, and no maintenance is performed) Book and Card Shops Clothing and Apparel Shops Convention and Visitors Bureau Gift and Accessories Boutiques (including small antiques) General Medical Care and Services Health, Figure and Exercise Salons and Spas Jewelry Shops Liquor, Beverage and Food Items Shops Luggage Shops Personal Care/Products Shops and Services (including barbering and cosmetology) Sundries Shops (general merchandise) Tour and Ticket Agencies Travel Agencies Wearing Item Repair, Tailoring and Cleaning C. Related to Entertainment Facilities - Restaurants Appurtenant services and retail shops determined to be available for the convenience of the patrons of the facility and designated as an integral C part of the entertainment facility D. Similar uses - The Commission may permit other uses which it may determine to be similar to those listed above. 3. Section 25.30.240 SHALL READ AS FOLLOWS: 25.30. 24 Resort Center Development Standards. The resort center concept is established to provide for the development of low-rise bungalow scale hotel , entertainment, and restaurant facilities with related commercial uses particularly for that area along Highway 111 , westerly of the Palm Valley Channel . A development in the PC(4) Zone District shall conform to the following development standards : A. The minimum site size shall be four acres. B. Hotels shall have a maximum density of thirty units per acre. C. The front yard setback shall be thirty feet. D. The rear yard setback shall be twenty feet. E. The side yard setback shall be fifteen feet. F. The maximum building height shall be thirty feet. G. For hotels, a minimum of forty percent of the site area shall be developed as usable landscaped open space and outdoor living and recreation area with an adequate irrigation system. H. For other uses, a minimum of twenty percent of the total site shall be in landscaping. J ' STAFF REPORT TO: Planning Commission REQUEST: Amendment to the Permitted Uses Provisions of the Planned Commercial Resort Zone District. APPLICANT: Planning Commission CASE NO: ZOA 04-80 I. INTRODUCTION: As a follow up to recent discussion on ancillary commercial uses in the: PC (4) Zone District, the Commission has initiated a Zoning Ordinance Amendment to refine and clarify the permitted uses in the PC (4) Zone District. This matter is scheduled for Public Hearing on June 3rd. All property owners of property zoned PC (4) have been notified of this hearing. II . DISCUSSION: For several meetings the Commission has been dealing with the present working of the permitted uses in the PC(4) Zone District, particularly Hotel and related ancillary commercial uses. This issue has been compounded by the fact that the discussion centered on a complex of restaurants and commercial space without a hotel . It would seem to Staff that, if the wording of the permitted uses was more consistant with the wording of the Redevelopment Plan, a lot of the problems related to this matter would be resolved. The Redevelopment Plan States: Planned Commercial - Resort: development within this area shall include hotels/motels, theatres, restaurants, entertainment facilities and related commercial uses. This writing seems to indicate that all the principal uses in the Zone District could have related commercial uses , verses the present writing of the Zoning Ordinance. Which seems to focus on hotels. If The Commission were in agreement that the approach in the Redevelopment is more appropriated; it would be necessary to determine what uses are related to the indicated principal users. Upon evaluation one does discover that uses related to a hotel development tend to be oriented to the guests of the hotel . Whereas , uses related to a restaurant complex are not only considered a convenience for the patrons of the restaurant, but could include activities oriented to supporting the operation of the restaurant; or even include uses that would normally be found in conjunction with a cluster of restaurants. For example, it would appear that one would more typically find some professional office activity developed in conjunction with a cluster of restaurants than in conjunction whith a hotel or theatre. III. STAFF RECOMMENDATION: By P.C. Resolution No. recommend to the City Council a redefinition of the permitted uses in the P.C. (4) Zone District consistent with the Redevelopment Plan definition and a declaration of commercial uses which would appropriately relate to the principal uses. Justification is as shown in the attached draft resolution. ATTACHMENTS Palm Desert, California May 27, 1980 TO: City of Palm Desert ATTENTION: Mr. George Berkey Mr. George Kryder Dr. Robert McLachlan Mr. Charles Miller Mr. James Richards Mr. Paul A. Williams SUBJECT: Las Sombras Village Restaurant Park 44th Avenue and Highway 111 Palm Desert, California Ref: DPOI-78 (As Amended) Gentlemen: We have prepared this letter to set forth our position vis-a-vis "ancillary" commercial uses for the above-referenced project. Because this item is of vital interest to us , we wanted you to have our comments in advance rather than waiting for the June 3rd public hearing. We are all , through no one' s fault, victims of circumstances--those circumstances being the fact that a definition of the term "ancillary", as it applies to the PC(4) zoning, has never been established. This lack of definition has caused us all to make a series of independent assumptions. Unfortunately, the assumptions differed widely. The seriousness of the differences did not become apparent until the Planning Commission meeting of February 20, 1980, -wherein the staff's assumptions were made public. In order to fully comprehend the impact that such restrictions could have on the economic viability of our project we subsequently made a study of hotel-related (ancillary) commercial activities. Bruce Lord and the Staff conducted similar studies. As you all observed, there is a wide diversity of uses which would .qualify as "ancillary uses" even under the most stringent of definitions. We "assumed" that "ancillary uses" would encompass all normal commercial uses and exclude only those that would be detrimental to the City, incompatible with the project, or in conflict with other tenants . We had assumed the restrictions would exclude outdoor roller skate rental facilities , "adult" book stores, skateboard facilities , shooting galleries, amusement centers , "adult" movie houses , water slides , 1600 Dove Street, Suite 130, Newport Beach, California 92660 (714) 752-0386 r i May 27, 1980 Page 2 and similar commercial ventures. Although the Planning Commission, in subsequent meetings, has somewhat expanded their definition, we still feel that the restrictions of the existing list and the problems that will arise when we wish to include tenants not specifically included (or excluded) make such a .limitation at this juncture both awkward and generally unworkable and economically unfeasible. With this background in mind and in view of (1 ) the economic hardship we will face at this late date if we have to limit our tenant prospects or cancel existing leases and letters of intent, (2) the small overall impact of our project (there will only be about 12 to 14 non-restaurant retail tenants and 3 to 6 professional office tenants) and, most importantly, (3) the fact that the proposed restrictions are being applied "after the fact," it is only logical and reasonable that the definition of the term "ancillary uses ," as is now under consideration by the City, be waived or so broadened as to effectively remove such restrictions from our project. We can well understand that such an action may cause some concern on the part of the Staff as it relates to the potential precedent-setting effect it may have. It is our contention that because of the mitigating circumstances such a decision would not be precedent-setting. To the contrary, because the project has already been approved and constructed and does not contain a hotel , to attempt to restrict tenants to hotels and ancillary commercial uses (whatever the definition) , would, in the truest sense, be precedent setting. With this in mind, we respectfully request that, in a separate action, the council act to remove the limitations on the leasing of Las Sombras and we be allowed to proceed with the completion of the leasing of the project in an orderly manner. Respectfully submitted, PD. S TES J. Robert Gilroy Partner JRG/sle o�--� r DnN3 Z PNc.� .-. N rO � 3 DD D W � n m m W n � n — � rD w w (D C C C _0 O m 'T c O w Z (D r O X O O S -. w n (D 0 J c 3 n w C--O + Z O (D f O x h 3 cO h 3 3 h h h h w 3 0 - (D o c M 7 3 (D (n �. 0 -s O J O c • . C < D- n (D w O (D O.cO O (D - O -- O < • n - -S x h o N O. �* o C (D O O < o (D o N (D — O 3 'S � w 3 O o G� �-0 -i (D SM F SN n• N� N Spy Z C M (O O 0 ( m -S -5 .(D -S \ - w (D n (D --Ln (D - w an h C G`+ N (D c Z d fD N \ Q.\ � Q \ � o (D n h (/( A (D (D W 7 D h O ¢ N C) O co h<< w m -S o -S m - 3 N D N (D O (D n h w w O (D t w C -O G) O 3 D (D A w (D h (D tL] 'Y o -S M T O 3 O (D h h � O �• N n w -S CD (D O. Z w SN (D O F O N (D w (D Z h J N O (D 0- 'Y -. O- n n c S .-. O (D r h w << << O -fi (D � _ 3 (D (D V) o (D n O 0 h C+ - (D r O O CL I C) n -S J w (D N 3 n 'S << O O (D 0 o no o (< c o 0 w << (D (D 0 (/( N J S ' h 1 0 O 3 C)t 7 N o j N fD w NO (D --i I C+ -A (D n •v 3 w -i( 3 f `t h 3 (+ (D o N 3 -S h mGD O O CD w c n O -S(D (�((npD w -0 o ('S oD (D Z j -S w f0 n O (D a (fD� w N u( fD N 0 \ w .S V h }}} N � w � a n 0 (D m n v rD X X X X X X X X X X X X X X X X X X X w h N C (D ' 0 0 X x x x x x x x x 0 0 fD 3 ct (9 D Z n r- r 2 D 0 0 70 T h < x x x x x x xx x x x 3 (D (D n C) 3 V D 2 co m D r r cr 3 m N x N. O r 3 wrD n m m o -S n n r c W D N J m V1 h N X X X X X 0 O 3 rD w 0 O I(n r X X X X X X X X w w CL w S . O X (+ J 0 Y Z w CO O 7 w x x x x x x x x x x >< xxx x x x x x x x x x rD c rD 2 x x x x x x x x x 'xxx h 0 5. DEVELOPMENT GUIDELINES —\ The general objectives of the Redevelopment Plan for Project Area No. 1 are to provide for: _ 1 . The strengthening of the land use pattern within the Project Area through redevelopment and development of underutilized land to enhance the viability of the commercial core area of the City; and 2. The elimination of blighting conditions within the Project Area. Exhibit C indicates the location of the Project Area, the immediately adjacent streets , and the proposed land uses to be permitted within the Project Area. 5. 1 Land Use Land Uses proposed for the Project Area include recommendations for com- mercial , residential , and public uses. The land use designation on the map shall permit the development set forth herein subject to the development standards of this Plan or development standards adopted pursuant to this Plan. Land Uses include: A. Commercial 1 Three general types of commercial categories and one mixed commercial/residential category are included within the Land ( Use pattern. These include: l a. Core Area commercial : development within these areas shall include, but not be limited to, offices, financial institutions, restaurants, retail com- mercial uses including convenience shopping, auto service and auxiliary uses, and specialty shopping ( area-i. 1 b. Planned Commercial -regional complex: including but not limited to supermarkets, department stores, banks, variety stores, professional offices, restaur- ants, and general retail uses. Should a regional complex at a later time be determined as not feasible by the Agency, the designation of Core Area commer- cial shall apply. l_ c. .Planned Commercial - resort : development within this l area shall include hotels/motels, theatres, restaur- ants, entertainment facilities and related commercial uses. 14. I l 30 . 010--25 . 30 . 030 Sections : (Continued) 25 . 30 . 280 Modifications . 25 . 30 . 010 Purpose . It is the purpose of the PC dis- trict to provide for flexibility in development , creative 11 and imaginative design and the development of parcels of land as coordinated projects to provide a range of commer- cial centers in the city . These range from the specialty center , designed to serve developments which have unique commercial needs to a regional center which caters to the regional retail needs of the area . The PC district is also established to give a land developer assurance that innova- tive land development techniques will be given reasonable consideration for approval and to provide the city with assurances that the completed project will contain the character envisioned at the time of approval . (Ord . 95 §1 (part) , 1975 : Exhibit A 525 .18-1) . 25 . 30 . 020 Uses permitted by approved development plan or conditional use permit. The following uses are permitted upon approval . A. District commercial center (PC2) : Such uses include but are not limited to supermarket , professional offices , variety store , drug store , banks , hotel , and restaurants , except drive-in or drive-throucrh : B. Regional center (PC3) : Such uses include but are not limited to supermarket , department stores , banks , variety stores , professional 1 offices , restaurants , except drive-in or drive-through , and 1 general retail uses . C. Resort center (PC4) : Hotels and related ancillary commercial uses , entertain- ment facilities , and restaurants , except drive-in or drive- through ; D . Specialty commercial center (PC1) : Medical related offices and research facilities , hotel facilities, and ancillary convenience commercial uses . (Ord . 95 51 (part) , 1975 : Exhibit A §25 . 18-2) . 25 . 30 . 030 Prefilina procedure . Prior to the submittal of the complete official application , an applicant must pre- file a preliminary draft of the required documents and sketch plans for the project with the director of environmental services for review. It shall be the responsibility of the director of environmental services to contact interested department and agency personnel regarding necessary meetings with the applicant. After review , the director of environ- mental services shall furnish the applicant with written com- ments regarding the project , including appropriate recommen- dations to inform and assist the applicant prior to 343 (Palm Desert 8/15/78) 30 . 240--25 . 30 . 250 B . Maximum building site coverage of forty percent . C . Street setbacks shall be a minimum of thirty feet from the planned street line . D . Maximum building height shall be thirty feet . E. The entire area along a street between the property line and the setback line shall be landscaped to a depth of thirty feet. Landscaping in these areas shall consist of an effective combination of street trees , trees , ground cover and shrubbery and may include such items as sidewalks , access driveways , flagpoles , fountains , and other similar appur- tences . F . Twenty percent of the entire property shall be land- scaped unless otherwise specified. (Ord. 95 91 (part) , 1975 : Exhibit A §25 . 18-5 . 05) . 25 . 30 . 240 Resort center development standards . The resort center concept is established to provide for the development of low-rise , bungalow scale hotel facilities with related commercial, entertainment, and restaurant facilities particularly for that area along Highway 111 westerly of the Palm Valley Channel . A resort center has the following development standards : A. The minimum site size shall be four acres . B . Hotels shall have a maximum density of thirty units per acre . C . The front yard setback shall be thirty feet . D . The rear yard setback shall be twenty feet. E. The side yard setback shall be fifteen feet . F. The maximum building height shall be thirty feet. G . For hotels , a minimum of forty percent of the site area shall be developed as usable landscaped open space and outdoor living and recreation area with an adequate irriga- tion system. H . For other uses , a minimum of twenty percent of the total site shall be in landscaping . (Ord . 95 91 (part) , 1975 : Exhibit A 523 . 18-5 . 03) . 25 . 30 . 250 Specialty commercial center standards . Spe- cialty centers are established to provide the specialized needs of locations in the city created by their proximity to particular land uses . A speiialty commercial center has the following development standards : A . The minimum site size shall be four acres and the maximum site size shall be ten acres . B . Maximum building site coverage shall be forty per- cent of the net area of the site . C . Maximum building area for any one commercial enter- prise shall be thirty thousand square feet . D . A minimum twenty-foot building setback shall be maintained from all property lines with the following excep- tions : 350 PLANNING COMMISSION RESOLUTION NO. 593 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, STATING CONSIDERATIONS AND DETERMINING SIMILAR USES TO BE PERMITTED IN THE PLANNED COMMERCIAL, RESORT CENTER ZONE DISTRICT. WHEREAS, Municipal Code Chapter 25.74 provides that the Planning Commission may determine uses not listed in a zone district, for purpose of ensuring that the zoning regulations will permit all similar uses in each district; and, WHEREAS, efficient administration of the zoning regulations would best be served by adetermination of similar uses to be permitted in the P.C. (4) (Planned Commercial , Resort Center) zone; and, WHEREAS, the Planning Commission has considered the investigation and report of the Director of Environmental Services and a composite list of similar uses for the P.C. (4) zone, at their April 29, 1980, meeting. NOW, THEREFORE BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct, and constitutes the consideration of the Commission in this matter. 2. That the Commission does hereby determine that items listed in the attached Exhibit, labled Exhibit "A", are found to be similar to those uses permitted in the P.C. (4) zone. 3. That the Secretary to the Commission is hereby requested to transmit said list of similar uses to the City Council for their consideration, in the manner prescribed by Chapter 25.74 of the Municipal Code. PASSED, APPROVED, and ADOPTED by at a regular meeting of the Palm Desert Planning Commission, held on this 29th day of April , 1980, by the following vote, to wit: AYES: BERKEY, KRYDER, MILLER, MCLACHLAN NOES: NONE ABSENT: NONE ABSTAIN: NONE CHARLES MILLER, Chairman ATTEST: PAUL A. WILLIAhiS, Secretary /lr PLANNING COMMISSION RESOLUTION NO. 593 Page Two EXHIBIT A Hotels and Related Ancillary Commercial Uses: a Clothing and Apparel Shops a Jewelry Shops a Luggage Shops a Sundries Shops (general merchandise) a Art Gallaries a Book and Card Shops a Gift and Accessories Boutiques (including small antiques) a Liquor, Beverage and Food Items Shops (excluding grocery markets) a Personal Care/Products Shops and Services (including barbering and cosmetology) a Health, Figure and Exercise Salons and Spas a Automobile Rental Agencies (where five (5) or fewer cars are kept onsite, and no maintenance is performed) a Travel Agencies a Tour and Ticket Agency Offices a Wearing Item Repair, Tailoring and Cleaning in conjunction with a hotel operation a Secretarial Services (including ancillary duplicating services) a Convention and Visitors Bureau a Optometrists Office a General Medical Care and Services when provided ancillary to, and in conjunction with the operation of a hotel Restaurants: a Dinner Houses, Full Service Restaurants , Coffee Shops and Snack Shops a Food Catering a Cocktail Lounges Entertainment Facilities: a Public and Private Athletic and Sports Clubs a Miniature Golf Courses a Night Clubs and Cabarets a Dinner Theatres a Electronic Amusement Machine Arcades (only if ancillary to other permitted uses and not operated as the principal business) r. AN' .._.!La �-. a. IS r1 I!r:Y STr'.L'f SAN I'RA\'C:I';CG,C�%LifG::NI?. (415) 09-0-159 January 7, 1977 113-6 Mr. Martin Botizan . City Manager City of Palm Desert 45-275 Prickly Lane Palm Desert, California 92260 Dear Mr. Human: This report provides our findings and conclusions regarding future absorp- tion of commercial _and in the central area of the city of Palm Desert, and an analysis of the relative impacts and attributes of alternative types of comwacciLl land uses on the commi,mity. Our principal conclu- sions and recom cn dati.ons are outlined below. 1. Supply and demand for commercial retail. and 3ervi.ces space is pres- ently roughly in balance in the community. While there is an approxi- mate 10 Eercent vacancy rate in such space in the community, this situati.en is expected to be short-lived. 2. Demand for commercial space is projected to grow at a rate of-Z-to . 8 percent compounded over the next decade, resulting in a virtual doubling in the amount of space required in the community to occcm- modatca both retail and services demand. On the order of 850,000 to 1,000,000 square feet of retail and services floor area will be required; with parking, t:otol land area required should be cn the order of 2.5 million i:o 3 million square feet by 1935. 3. There is presently on the order of _2l�_0 ,acres of vacant land Within tho redevelopment project area. This amount is.37 percent of the 1 987 only about 70 acres will have trtaJ. project area and. R� i � .y been absorbed for commercial retail and services uses, despite very rapid gr^.:::th in conacrcial layi demand. Tho total absorption of ommercial lnud for r.eta:i.ling and services could be as high as 90 acres if the structure of retailing shifts in the community, C'o•su min in Ih •n aml Fat;4m.il Iionu:nii< _ e Mr. Martin Bouman Page Two January 7, 1977 towards a mere balanced , broader line of merchandise and services and away somewhat from its heavy orientation to tourists and other nonresidents. 4. Hotel and notel demand is expected to continue its rapid growth in the Upper Coachella Valley, with on the order of 250 rooms being absorbed annually. Palm Desert has a capability of attracting a growing share of this total over tine because of its strategic loca- tion and relatively new image to vacationers. An average annual absorption of 75 rooms per year should be achievable in the city over the next decade. This requirement would absorb on the order of 55 acres of commercial land in the community by 1990. 5. Despite rapid growth in retail, services, and hotel land uses, there will continue to be commercially zoned land available within the Palm Desert redevelopment project boundaries some 18 to 20 years into the future. We see no problem with this condition; it should serve to keep commercial land prices doo.-n somewhat in the future. The city may wish to change some of its existing coamercially zoned -- -- land to condnmini.ums, hog*ever; as bac'.—.up- to-- its hotel objecti.6es: 6. Both retail and hotel land uses provide substantial revenues to the city of Palm Desert in excess of their costs, by a margin of nearly 500 percent in both cases. Hotels are somewhat more productive in terms of land_ area used. They cost-son-ewtia't- more for tbe-city-to service, but generate greater revenues (from room taxes and other fees) than do shopping centers, assuming an identical amount of commercial land is used. 7. Retail and service uses will absorb nearly twiceas much Palm Desert commercial land as hotels over the ne:•:t 13 years. however, the revenue contribut-ion to the city's general funds from one of these uses -- services -- is substantially less than the other two. The majority of service firms pay -zero sales ta,:r_s; services account for k0 1_ercent of all non-hotel commercial land p-.cr..^ntly in use in the ri.ty. Hence, unless the city levies a prop: r.ty tax, future contributions wade by commercial land uses to city of Palm Desert revenues will be no greater than hotels. Hotels, in short, are important for the city's future economic health if it is important to the city that its total and per capita revenues grow more rapid].y than they have in the past. 8. The city will undoubtedly l+avo pressures put upon it for a regional shopping center within the next decade. It is not clear now whether Mr. Martin Bowman Page Three January 7, 1977 a full-fledged regional center could be justified. This would depend upon whether such a center emerged somewhere else within the Upper Coachella Valley. The potential impacts and implications of such a center should be worked out in considerable detail, however, before such an installation is permitted. It could create significant problems with- respect to the present small. shop character of the community. Many of the small boti.ques and specialty shops along E1 Paseo could be faced with some serious problems of survival with the emergency of a strong regional center. 9. It would be desirable, in our judgment, to _contain commercial retail development along Highway 111 as much as is possible. RetaTn`g -- - is probably afciady strung out more Chi in s necessary for the city. There is, in fact, a need to consolidate some of the commercial uses within the area between Highway 74 and Por.tola, as this area is somewhat lacking in cohesion and unity, and efficiency for shoppers. 10. It would be desirable, for example, to have some more substantial comparison goods shopping facilities, such as department stores, along, the Tortola to Highway 74 conmerri.al. area Tn order to augment -- ---- -- De-- - --- and embclfisTi exiating�'.cE"a'il instalTat.i.cns. partment — located somc_iahere along or near Ll Paseo, for example, would provide the same kind of benefit to the conmjunity as would a conventional regional center, but strengthen rather than weaken the El Pasec shopping area. The only way this would be possible is .for the re- development agency to intervene by consolidating parcels and provid- ing adequate parking. 11. Caution should be taken with regard to the composition of the regional -- ng --_-__— . center.-- Since the area around the existing regional aenter s1t can — c.or.[ain as many as 300 hotel units, the center should have a strong complement of restaurants (such as Newport Beach) to service ffais_ area.- - -- - — ------- --- 12. There is an unmet demand for some of the other types of retail uses in Palm Desert that provide substantial revenue benefits to other cities in the desert. Uses such as gas stations, automobile dealer- ships, and buildiu.y raater.ials suppli_ce_ may not _he in keeping with t: the ai'c imzga as a resort, l it such uses cnu be effcctivel.y inte- g`rated or Bidden froE_C'IT7.3in_C70_WDFerr_ial activity along NifS ::!ay 111. 13. Marriott is likely to be the new flagshlp hotel for the region and others should be filling in around the Marriott Hotel as a consequence of its emergence. Mr. Pku-tin Bouman Page Pour January 7, 1977 14. Land should be set aside neat to hotels for condominium developments so these can tie in effectively for the benefit of both the hotels and the condominium developers. -15. Care should be taken in placing more supermar_lct_s on E1 Paseo and JUghway 111. Placement of these on[henorth siti._of the highway, and east of Portcla, would appear tc us_ to be helpful. —" The bases upon which these conclusions were derived are centai.ned in the report. We are pleased to have been of assistance to the city. Sincerely, LORD & LEBLANC Bruce P. Lord PLANNING COMMISSION RESOLUTION NO. 594 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, INITIATING A PUBLIC HEARING TO CONSIDER AN AMENDMENT TO MUNICIPAL CODE, CHAPTER 25.30 RELATIVE TO PERMITTED USES IN THE PC(4) ZONE DISTRICT. CASE NO. ZOA 04-80 WHEREAS, the Municipal Code, Chapter 25.82 provides that the Planning Commission may initiate a Public Hearing for the purpose of recommending amendments for the Zoning Ordinance Text to the City Council ; and, ( WHEREAS, the Zoning Ordinance Text "Municipal Code Title 25" contains specific permitted uses within the Planning Commercial Resort Zone Districts "Chapter 25.30"; and, WHEREAS, the Planning Commission deemed it necessary to consider said chapter for possible expansion of and/or a revision to the permitted uses. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. The above recitations are true and correct and constitute the considerations of the Planning Commission in this matter. 2. That the Secretary to the Planning Commission is hereby requested to schedule a Public Hearing on June 3, 1980, for consideration of an amendment to the Municipal Code, Chapter 25.30, relative to permitted uses in the PC(4) Zone District. PASSED, APPROVED and ADOPTED at a regular meeting of the Pal.tr.. Desert Planning Commission, held on this 29th day of April , 1980, by the following vote, to wit: AYES: BERKEY, KRYDER, MILLER, MCLACHLAN NOES: NONE ABSENT: NONE ABSTAIN: NONE CHARLES MILLER, Chairman ATTEST: PAUL A. WILLIAMS, Secretary /lr CITY OF PALM DESERT 1 STAFF REPORT To: Planning Commission Report on: Determination of Uses Not Listed for the PC(4) Zone. Date: April 29, 1980 I . REQUEST: Commission 1etermination of specific uses to be permitted in the Planned Commercial , Resort Center (PC(4)) zone, pursuant to Chapter 25.74 of the Palm Desert Municipal Code. II . BACKGROUND: The City Council in consideration of the first General Plan Amendment (GPA 01-75) , directed a change from Core Area Commercial land use to Planned Commercial Resort for two areas of the City, located on the north and south side of Highway 111 extending west from the City limits, and the area on both sides of Highway 111 , northwest of the Palm Valley Chan- nel . Subsequently, the implementing PC(4) zoning was applied to these properties (refer to Zoning Map illustration) . The Municipal Code provides for Planned Commercial Resort Center uses as follows : "25 30 020 Uses permitted by approved development plan or conditional use permit. The following uses are permitted upon approval . . . .C. Resort Center (PC(4) ) : Hotels and related ancillary commercial uses, entertainment facili- ties , and restaurants, except drive-in or drive-through;. . . " Chapter 25.74 of the Municipal Code specifies procedures for determination of uses not listed in a zone district. The following excerpt describes the purpose of that Chapter (entire text is attached) : "25.74.010 Puroose. In order to ensure that the zoning regulations will permit all similar uses in each district, the planning commission , upon its own initiative or upon request, shall determine whether a use not speci- fically listed as a permitted or conditional use in any district shall be deemed a permitted use or a conditional use in any one or more districts on the basis of similarity to uses specifically listed. IThe procedures of this chapter shall not be substituted for the amendment procedure as a means of addin nevi uses to the list of permitted or conditional uses. Ord. 99 part) , 1975: Exhibit A 525.39-3.01) . " One of the first properties to actually develop under the PC(4) zone is the Las Sombras Village Restaurant complex (PDR Associates , applicant) , now under construction on the northwest corner of 44th Avenue and Highway 111. The Commission in several reviews of the Development Plan initially determined that the project may contain five restaurants and ancillary commercial uses. More recently, the applicant submitted a listing of potential project tenants for Commission review. The Commission determined , based on similarity to permitted uses in the zone and appropriate uses for the project site, which activities could be permitted as a part of this specific development (see attachment) . There has been recent interest in developing other PC(4) zoned properties , as evidenced by the communication item from Ms. Pat Martin which appeared on the Commission' s April 16, 1980, agenda. Also received via Ms. Martin was a memo prepared by Lord & Associates , Inc. , on the subject of hotel and commercial uses (both items attached) . Relative to this , the Commission requested the Department of Environmental Services to prepare a report for the April 29, 1980, meeting, and to further survey uses in hotels listed by Commissioner Berkey. Staff survey resulted in the memo which may also be found attached to this report. (Underlining added for emphasis . STAFF REPORT April 29, 1980 Page Two III . DISCUSSION: It is noted that the General Plan land use designation establishes a unique category of use which is distinctive from Core Area Commercial and the other types of commercial designations . Likewise, the implementing zoning district has been written and designed to allow a very selective range of uses : (1) Hotels and related ancillary commercial uses; (2) entertainment facili- ties; and, (3) restaurants. Core Area Commercial land use designations , implemented by the C-1 (General Commercial District) zone, also allows hotels with related ancillary commercial uses , entertainement facilities , restaurants , plus numerous other types of commercial sales and service establishments and general/professional business offices. Temptation may, at first, be to run the concept for these two land uses and zones together, but it would not appear consistent with the action of the Council in establishing this unique Resort Commercial land use and PC(4) zone. The Lord & Associates , Inc. , memo indicates that there are hotel developments which contain a whole "shopping list" of related, semi-related , non-related , ancillary, and non-ancillary uses. The City of Palm Desert also permits this type of development in the Core Area Commercial designation (C-1 zone) . To expand the areas being discussed to permit a development of this type would be a General Plan and Zoning Policy question. The City has the ability to consider questions of this nature through its General Plan Amendment and Change of Zone procedures (initiated by the Commission or Council , or by application of a project developer) . Underscored in the excerpt of-the "Purpose" for the Chapter allowing a Commission determination of uses not listed, is a cautioning sentence which disallows uses of that chapter for what actually constitutes an amendment of the Zoning Regulations by adding new uses. The question before the Commission is whether there are similar uses within the context of the uses allowed in the PC(4) zone, which the Commission would like to formally make a determination on for purposes of forwarding a list to the City Council . Justification for a formal determination would be based on an improvement in the administration of the PC(4) by offering more clarifica- tion for present and future developers and prospective tenants. IV. KEY CONSIDERATIONS/ISSUE SUMMARY: • The City General Plan specifies a very distinctive type of land use for the properties in question. • The implementing PC(4) zoning provides a defined range of activities that can occur in this zone. • A procedure exists for determining similar uses to be allowed in a zone, but does not permit new uses to be added by means of this procedure. a City procedures exist to amend land use and zoning regulations. Some types of commercial uses are permitted in the PC(4) zone with the stipu- lation that they are ancillary to a hotel . V. STAFF RECO14MENDATION: It is noted that of the six hotels the Commission requested to be surveyed, the five which responded initially appear to have uses consistent with items the Commission previously concurred on , therefore, the basis of a list of similar uses may be prepared from those indicated as acceptable for the restaurant park, plus any others the Commission feels would further clarify the situation. With regard to a determination, Staff would recommend that the Commission direct the Secretary to transmit an agreed upon list to the City Council , and to take that action by adoption of Planning Commission Resolution No. (A draft Resolution has been prepared for this purpose) . Attachments: Zoning Map Municipal Code, Chapter 25.74 PDR Associates acceptable uses Letter from Ms. Martin, dated 4-11-80 Lord & Associates , Inc. , memo, dated 3-26-80 Resort Hotel Survey Results - Staff memo, dated 4-21-80 Draft Planning Commission Resolution PA - 51 N R R. -5 1, N ff E ( D.P. 02 -77) A P.R.-5 , NZ S.P. 4 ) : iS R, I I I I III S.R S.R TE H I G H WAY S. P. j C- L R--r 3 (4) S.. ! PC.(4)S.Pi L CAYI:;o = (-D.P. 11-77) ;.R --- p R-.3(3) I-SAGE WJS P.R. 3 (3) R- (DP 11-77) '3 1 ua �_lol 711F ! lo,_60ol T b � h T 0,E 0 C D C I S.P. rAlf_P91;i L_L CH�LLJ_A 2 L 7 r t t t- O.S. CTU 0 R rl Nj;L7�4­ P. R.-7) S. P. (4 )] PC. S.p A N N I i�AC 44 th� AVENUE DST P. C. -V (4), S.P. P.R.- 6, S.P. O.S . P. C. (4), S.P. P. C. 4 (4 )t ti S.P. R-3(9) P.V". S. o PR.-3 D� H R.-6, S.P. Chapter 25 .74 DETERMINATION OF USE NOT LISTED Sections : 25 . 74 . 010 Purpose . 25 . 74 . 020 Application--Submittal requirements . 25 .74 . 030 Investigation and report . 25 . 74 . 040 Determination. 25 . 74 . 050 Appeal to city council . 25 . 74 . 060 Determination by city council . 25 . 74 . 010 Purpose . In order to ensure that the zoning regulations will permit all similar uses in each district , the planning commission, upon its own initiative or upon request , shall determine whether a use not specifically listed as a permitted or conditional use in any district shall be deemed a permitted use or a conditional use in any one or more districts on the basis of similarity to uses specifically listed . The procedures of this chapter shall not be substituted for the amendment procedure as a means of adding new uses to the list of permitted or conditional uses . (Ord . 99 §1 (part) , 1975 : Exhibit A 525 . 39-3 . 01) . 25 . 74 . 020 Application--Submittal requirements . Appli- cation for determination of similar uses shall be made in writing to the planning division ' s director of environ- mental services and shall include a detailed description of the proposed use and such other information as may be re- quired to facilitate the determination . (Ord . 99 §1 (part) , 1975 : Exhibit A §25 . 39-3 . 02) . 25 . 74 . 030 Investigation and report . The director of environmental services shall make such investigation of the application as necessary to compare the nature and character- istics of the proposed use with those uses specifically listed and shall make a report of his findings to the plan- ning commission. (Ord . 99 §1 (part) , 1975: Exhibit A §25 . 39- 3 . 03) . 25 . 74 . 040 Determination . The determination of the planning commission shall be rendered in writing and shall be transmitted to the city council within fifteen days of the determination . The decision of the commission shall be- come final within thirty days unless an appeal is filed or the majority of the council elects to review the determina- tion . . (Ord . 126 §11, 1976 : Ord . 99 §1 (part) , 1975 : Ex- hibit A §25 . 39-3 .04) . 25 . 74 . 050 Appeal to city council . A decision of the cc.-,.mission may be appealed within fifteen days to the coun- cil by the applicant or any other person, as prescribed in Chapter 25 . 86 . (Ord . 99 §1 (part) , 1975 : Exhibit A §25 . 39- 3 . 05) . 25 . 74 . 060 Determination by city council . The city council shall make a determination as prescribed in Chapter 25 .86 , if an appeal has been filed within the prescribed fifteen-day appeal period. The decision of the city council shall be final . (Ord. 99 §1 (part) , 1975 : Exhibit A §25 . 39- 3 . 06) . DETERMINATION OF ACCEPTABLE USES FOR PDR ASSOCIATES BY PLANNING COMMISSION BY MINUTE MOTION FEBRUARY 20, 1980 ancillary Hotels and RelatedY commercial uses e Clothing and Apparel Shops c Luggage and Leather • Jewelry • Silver/Gold Craftsman Gallery 9 Book Shop Cards and Gifts e Art Gallery • Boutique • Golf and Sporting Goods Shop r Chess and Game Shop Candy Shop • Liquor and Wine Shop e Exercise Spa i Figure Salon o Barber/Beauty • Nails and Accessories o Travel Agency • Optometrist • Bath Tile and Interior Decor e Antiques Restaurants (and similar uses) e Five Restaurants a Ice Cream Shop s Wine and Cheese Shop NOTE: General and Professional Offices to be clarified by Planning Commission at a later date. 4- APR ENvi 1 1980 RG N„±EtITAL April 11 , 1980 CITY OF PALh7 DE:vCES Ear Mr. Paul Williams Secretary Palm Desert Planning Commission City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, CA 92260 Dear Paul : We are respectfully requesting that the ongoing discussion pertaining to the permitted uses at Las Sombras Village be discussed at the meeting on Wednesday, April 16, 1980, under written communications . Sincerely, BALLEW/MC FARLAND, INC. Pat Martin Executive Director n 17848 SKY PARK 7 0 5 EL PASEO BSVOE A 7 PALM EDE E 9 8 5 DESERT,CALIF. 2260 (71d)566 6 PLANNERS & ARCHITECT S CORPORATION LOq0 S. ASSOCIATES, INC. CONSULTANTS IN REAL ESTATE & URBAN ECONOMICS March 26 , 1980 iIH_`:O RAN'!UM TO: Steven Fleshman, Ballew/McFarland FROM: Bruce P. Lord SL3JECT: Review of Stein/Gilroy Proposals for Commercial Office Uses on Parcels Zoned Hotel Resort As we understand it there are two separate projects where the question of integrating office uses into either commercial or hotel projects is being considered by the City of Palm Desert. In the first instance, the Gilroy property, your client is asking the city of a variance to allow office uses of some second story space in a major restaurant complex which he is developing on a parcel on Highway ill across from the proposed Hahn shop- ping center. In the other instance the developer is proposing construction of a 40,000 square foot office complex as part of a major resort. This project is contiguous with the Gilroy project. Tre city's zoning will permit office space usage in hotel zones providing that such usage is consistent with a hotel resort complex. No precise definitions are provided, however. I%e gather, however, the city is also ice space additions in the area are orderly interested in making certain off and do not result in a large shift of office space users to t the new build- i:g, away from existing Palm Desert office buildings . In this memorandum we identify the personal, professional and business services that would seem to make sense for a resort complex. The outlook for growth in such services in the Palm Desert area over the next several years is examined. Finally, we review comparison goods retail activity in the Palm Desert area and the implications of present land use trends and policies in the cc unity with respect to future commercial needs. Office Space Users Supportive to Resort Hotels The vast majority of commercial tenants in hotels are retailers, mainly providing comparison goods shopping opportunities for guests . But nearly all major hotels have at least one or more office using tenants that are providing personal, professional or business services. We reviewed 8 major hotels in the Los Angeles and San Francisco areas to determine the characteristics of tentants. l 1Century Plaza, The Ambassador, Bonaventure and Hilton in Los Angeles; Standford Court, Fairmont, St. Francis, and Hyatt in San Francisco. A broad range of services was provided in all the hotels . The number of times any specific type of services tenant came up in these 8 hotels is presented in the righthand column. As can be seen, barber shops and beauty shops appeared 7 times ; in 6 of the hotels there were general - and professional offices of one form or another. Exercise Spa 1 Stock Brokerage Z General & Professional Offices 6 Auto Rental 2 Optometrist 1 Financial Institution 1 Barber/Beauty Shop 7 Real Estate Office 3 Limousine 3 Tours 5 Airline Offices 4 Photography Z Ticket agency Z The City of Palm Desert permits "ancillary" or "supportive" office space uses in resort hotel zones. what this space is has never been fully defined, however. The majority of hotels, whether resorts or in urban areas, tend to have some office users . Space users in big city hotels are for the most part providing personal or general business services, although some are professional firms that may or may not have a direct linkage to the hotel. Urban hotels are patronized to a large extent by business mee-, and locations providing close proximity to these persons is advantageous to some firrs that provide business and professional services. Guests at resorts have somewhat different requirements, and we have listed in Table 1 those more specific personal, professional and business services that would tend to make sense in a resort community . Some of these may well be debatable with respect to their applicability, but it seems to us that a case could be made for all, as they do provide, in one form or another, services to visitors and resort guests which would be advantageous to have in close proximity. The categories revolve around miscellaneous personal services ; convention services; some professional services; and travel services. The personal services are very obvious; they represent services that resort guests frequently need and are not provided or are provided very inconveniently by hotels. Hotels rely heavily on convention business , and it is advantageous to have a number of services handy to facilitate management of these events . A stationery and engraving operation leases office 2 space in the Lodge at Pebble Beach for example, and we were advised by management of the Lodge that this is a very busy and important service there. Photography services for taking pictures at gatherings is also a very important service. Stock brokerage houses in resorts seem to be well supported, suggesting that guests like to have the opportunity to keep day, and medical services are attractive track of investments while on holi as guests tend to be older and have heavier reliance on medical services than do younger persons. Banks, dentists , real estate and insurance brokers, and most professional categories, on the other hand, would seem to us to have little or no applicability to a resort. This list is by no means all-inclusive, but rather suggestive of the types of office uses that would make sense in a resort environment. Table 1 SUGGESTED PERSONAL, PROFESSIONAL & BUSINESS SERVICES ANCILLARY TO RESORT HOTELS Personal Services Professional Beauty Shop Stock Brokerage Barber Shop Physicians Tailor, Seamstress Secretarial Service Health Club Masseuse Shoe Repair Laundry & Drycleaning Convention Services Travel Secretarial Service Travel Agent Stationery & Engraving Car Rental Agency Security Service Sight-seeing Service Photography Airline Ticket Office Duplicating Service Convention & Visitors Bureau Convention Decorators, Caterers, Managers Source: Standard Industrial Classification Manual. 3 Projected office Space Demand Palm Desert We gather that inclusion of commercial office space in David Stein's resort proposal was motivated by reluctance of lenders to participate if the project were exclusively a resort. They want, in other words , a package including somewhat more secure real estate to be included with the higher risk resort investment. One of the apparent concerns on the part of the city is that office space may be developed more rapidly than is warranted, with the result that tenants would leave existing buildings to move to new structures, leaving a correspondingly high vacancy rate in the older spaces. The question, then, is what is the apparent annual requirement for office space in the Palm Desert area? How rapidly, ' ro s in other worts, coul d the Stein and Gilroy paces by absorbed without im- pacting the community's office space market? There is no breakdown of employment in the Coachella Valley area prior to the 1970 census . The best data that are available are the Riverside County employment statistics . Inferences can be drawn from these data. Table 2 shows the structure of employment in 1975 and 1979 in the county and growth in the individual categories or subcomponents . Total employment in the county grew from 350,000 persons in 1975 to 427,000 in 1979, an annual compound growth rate of 5 .1 percent. Rapid growth in employment is one reason why Riverside County is presently apparently the most rapidly growing county in the state of California. Rapid growth in the desert area as a second home community is another. Some of the employment categories grew more rapdily than or-hers but all except government and wholesale trade increased rather substantially. Retail trade, the services, and finance , insurance and real estate employ- ment increased by nearly 50,000 during this 5 year interval, for a combined annual growth rate of 7.6 percent. These 3 categories accounted for approximately 45 percent of the county's total 1979 employment. Services , finance, real estate and insurance accounted for 25 percent of the total. Although the structure of employment in Riverside County is somewhat different from the state as a whole, with the state accounting for a substantially higher percentage of persons engaged in manufacturing and considerably less in government, the share of total employment in these 3 categories was nearly identical to the state. Bath had about 25 percent of its employment in services and finance, insurance and real estate . While the employment composition in the desert is somewhat different from the county, the differences are not marked. The desert has substantially fewer people working in manufacturing jobs than the county, while construction employment is probably somewhat greater in the desert. Government employment in the county is composed to a great extent of military personnel. Population growth in the Palm Springs to Indio area was considerably more rapid than Riverside County as a whole. The county increased by some 4 Table 2 TOTAL WAGE & SALARY EAIPLOY`fENT, RIVERSIDE COUNTY, 1975 & 1979 Net Annual 1975 1979 Change % Change Total employment 350.4 427.3 76.9 5. 1 Agriculture 17.5 •1 Construction 12.8 29 .3 16 .5 23.0 Mining 2.3 2.6 .3 Manufacturing 51. 1 67.4 16.3 7 .2 Transportation & public utilities 19 .0 23.6 4.6 5 .6 Wholesale trade 13. 1 14.4 1.5 2.4 Retail trade 64.8 89 .0 24 .2 8.3 Services 68. 1 87.6 19 .5 6.5 Finance, insurace & real estate 12.6 18.6 6.0 10.2 Government 89 .2 97 .3 8.1 2.2 Unemployment rate 10.1 6 .6 - 5 94,000 persons between 1975 and 1979 , to a total Of 620,000, a 4 .2 percent compound growth rate over this 4 year period. The desert communities and their unincorporated environs increased on a combined basis by approximately 11.3 percent. This suggests that the Riverside County employment composition provides a helpful basis for projecting future employment in the desert, but that that there will be important differences in the rates of growth between the two areas . Nearly all of the finance, insurance and real estate companies require commercial office space but only about 56 percent of Riverside County 's services employment requires office space. Services such as hotels and motels , movies and other entertainment, many personal services, automobile and many other repair services, do not use conventional office space. Palm Desert probably accounts for about 30 percent of the Upper Coachella office-oriented employment at the present (no precise numbers are available) . This total should increase to on the order of 40 percent by 1985, as Palm Desert is growing more rapidly and attracting more investment than Palm Springs of late. Palm Desert is becoming the center of the region's population. Space required per office employee varies from 100 to 250 square feet, depending upon job function. Physicians require considerably more, on the order of 1,000 square feet on the average. We have assumed an average of 175 square feet per employee will be required over the next several years . Using these assumptions , it can be seen in Table 3 that roughly 580,000 square feet of commercial office space was probably required to accommodate Palm Desert's 1978 office employment. This requirement will expand to nearly 1,700,000 by 19S5 , for a net annual incremental requirement of 155,000 square feet. We reviewed the experience in one major professional services category, physicians, and found that their numbers had increased from 162 in 1974 to 285 in 1979, an increase of 123 or 12 percent on an average annual basis during this 5 year period. In California the ratio of physicians is 218 per 100,000 population. In the Upper Coachella area extending from Indio to Palm Springs, the ratio is 268 (285 physicians for a population of approximately 106 ,000 persons) . We would expect the ratio to be somewhat higher in the desert. The population is very heavily weighted towards older persons ; 32.5 percent of the population is 62 years of age and older, compared to 14 percent that are age 60 and over for the state of California as a whole . Older persons tend to spend a higher percentage of incomes on physicians:'s services . Given this growth rate in physicians's services, the area would require on the average of 25 new physicians annually over the next 5 or 6 years . 6 Table 3 OFFICE SPACE E1,1PLOYMENT & SPACE REQUIRED, ESM11ATED 1975 & PROJECTED, 1985, CITY OF PALM DESERT Annual Net Rate of 1978 1985 Change Growth Population, Indio to Palm Springs areaa 106,300 224,300 118,000 11.3 Implied total employment 70,000 149,600 79 ,600 11.4 Services , finance, insurance & real estatec 17,500 37,400 19,900 11.4 , Office space using d 11,100 23,300 12,700 11.5 Palm Desert share 3,330 9 ,520 6,190 16 . 1 Office space required (square feet) f 582,500 1,666,O00 1,083,200 16 . 1 Sources : aCoachella Valley Association of Governments; bSee Table 2; cSee te-t; F.I .R.E. represents 4.4 percent and services 20.5 percent of total employment; dAssume 100 percent of F.I .R.E. employment and 56 percent of service . See U.S . Department of Commerce, County Business Patterns , California; eSee text and Table 4; fAssumes 175 square feet per employee . 7 Table 4 PHYSICIANS , UPPER COACHELLA VALLEY CO2L`IUNITIES, 1974 & 1979 Annual Change Percent Percent 1974 1979 1974/79 Change Change Palm Desert 42 113 71 169.0% 22..0% Palm Springs 80 122 42 52.5 8.8 Rancho Mirage 3 2 ( 1) , — 33.3 — 6.0 Indio 37 48 11 29 . 7 5 . 3 Total 162 285 123 75.9' 12.0% Source: Ceneral Telephone Directory, 1974 & 1979 . R " Presently Palm Springs has the largest block of physicians--122 or 43 percent of the area's total. However, the most rapid growth in numbers has been in the Palm Desert area, with a net gain of 71 over the 5 year period, or 169 percent. The gain was inspired in part by desire to be reasonably close to the Eisenhower Medical Center, but also to locate in the desert area experiencing the most rapid population growth. Combining Palm Desert's and Rancho Mirage 's physician count, the physician/population ratio is reasonably comparable to the Palm Springs area. We would expect total numbers of physicians to increase in Palm Desert aces by at least 90 over the next 6 years . This represents an annual requirement for 90,000 square feet of medical office space, in light of the average per physician space requirement of roughly 1,000 square feet. Comparison Goods Space Demand b City Policies Comparison goods sales have been expanding rapidly in Palm Desert and the outlook is for this to continue. The city's policy is to encourage relatively widespread dispersion of such space . In light of recent and projected major additions to supply, it may well be advisable for the city to review this policy. Table 5 shows the growth in retail sales in the Palm Desert area since 1975 and the total amount of additional retail space that could have been supported in the area over this interval. Retail sales , which were $12.5 million in 1975, increased to $27. 7 million in 1979 . We deflated these sales by appropriate deflators , and found that the total increase was, in 1975 prices, on the order of $22.4 million, for a net change of nearly $10 million, a 15. 3 percent average annual increase over this 4 year period. Gains were substantial for all categories (including general merchandise stores, whose sales were virtually nonexistent in 1975 and were still comparatively low in 1979) . The amount of space required to accommodate these increased sales should have grown from the 211,000 square feet which was available in the community in 1975 , to over 380,000 square feet in 1979 . However, there was a '50,000 square foot surplus of space in 1975 ; an increase of 121 ,000 square feet would have been sufficient to accommodate growth in demand for comparison goods in the community between 1975 and 1979 . Using this experience as a basis , Palm Desert retail sales should expand to $52 million by 1985 , in 1975 prices , for a real gain on the order of approximately 130 percent over the 1979 level. This represents a 15. 3 percent compound annual gain. Past sales gains were fueled by rapid growth in population and non-resident visitors attracted to the area. Population grew by 7.8 percent and real income by 2 to 3 percent annually during this period, accounting for about two-thirds of the total annual gains in sales. Expenditures by tourists and other non-residents obviously accounted for the remainder. If this experience continues over the next five years there 9 Ta ble 1 C0.IPARISO\ GOODS SALES & RETAIL SPACE REQUIRE?TENTS , CITY OF PAL.1 DESERT, 1975 & 1979 , & PROJECTED, 1985 1979 Net Annual 1975 1979 Deflated Chanee % Chanee 1985 Retail sales (000) Apparel $ 4,900 $ 9,051 $ 7,803 $ 2,903 12.3 $18,025 General merchandise (D) 841 662 662 64.0 529 Home furnishings 1,926 6,673 5 ,133 3,207 28.0 11,857 Specialty goods 5 ,816 11 , 120 8, 756 2,940 10.8 20,226 Total $12,642 $27,685 $22,354 $ 9,712 15.3 $51,637 Product- ivizy 1975 Nor-s Space Space required 1915 1975 Surolus 1979 1985 (sq. ft.) Apparel $65 75 ,400 7,500 120,000 277,300 General merchandise 50 13,200 30,600 Home furnishings 50 38,500 15,000 103,000 237, 140 Specialty goods 60 97,000 27,000 146,000 337, 100 Total 210,838 49, 724 381 ,879 882, 140 Source: 1975 Data from Lord & LeBlanc, Review of Future Commercial Land Renuirer..ents, Cite of Palm Desert, California, January 7, 1977 ; 1979 data from State of California State Board of Equalization, Ta:.able Retail Sales in California. would be a requirement in the community for some 882,000 square feet of retail space , an approximate 130 percent increase over the total amount that could be supported at the present time without creating windfalls or problems for existing retailers in the community. On the other hand, there are no reliable statistics on the actual amount of commercial space added to the community since 1975. It is apparent, however, that a considerable amount of space was added. Table 6 shows the dollar value of commercial building permits in Palm Desert between 1976 and 1979. These increased from $533,000 in:.1976 to over' $8.5 million by 1979. The city reports that it uses as a basis for valuing commercial permits $29 per square foot. This figure has been increasing over the last 4 years to account for inflation . Actual building costs are sub- stantially higher, but this provides a consistent basis for determining roughly how much additional square footage of commercial space has been added. Approximately 482 ,000 square feet of additional commercial space was constructed in the community over the past 4 years , over 120,000 square feet per year. This represents major projects only, those with values in excess of $100,000. Much of this space was defined as office buildings, but a quick review of what has happened in the community suggests that the vast majority of what was constructed was for retail use, including restaurants . Hence, in contrast to convenience centers in Palm Desert, where there has been no significant alteration in available space supply, there have been substantial additions to the comparison goods retail space inventory. One survey, taken by an E1 Paseo tenant's association, found that there will, by sc=er, be a 300 percent increase in the total inventory of stores in the E1 Paseo area over that which was available prior to 1978, from 76 to 305 stores . Of the 203 presently available for lease, 81 , or 40 percent, were presently vacant. There were also an additional 102 individual stores under construction on or near El Paseo . Assuming an average of 2,000 square feet for individual shops, the 129 new shops added to the El Paseo area in these 2 years alone would account for 258,000 square feet, or 150 percent of the total space justified in light of sales gains bet een 1975 and 1979 . 11 Table 6 ESMIATED COMERCIAL SPACE ADDITIONS, 1976 to 1979 , PAI-M DESERT Value of Estimated Commercial Cost Per Commercial Building Sq. Ft. of Space Permits New Space Additions 1976 $ 533,000 $21. 10 25,300 1977 2,949,000 23.50 125 ,500 1978 926,000 26. 10 37 ,400 1979 8 ,524,000 29 .00 293, 900 Total $12,982,000 482 ,100 Average g Annual $ 3,245,500 $26.90 120,500 Source: Security Pacific National Bank, California Construction Trcnds ; City of Palm Desert Building Department. 12 El Paseo Retail Stores Februar:, 1980 Constructed prior to 1978: 76 Leased 71 Vacant 5 Constructed since 1978: 127 Leased 51 Vacant 76 Total 127 Ready to lease : 203 Leased 122 Vacant 81 Under construction, E1 Paseo: 72 Adjacent to E1 Paseo: 30 Total possible 305 versus 76 2.5 years ago In addition to the rather substantial increase in comparison goods space along El Paseo, the proposed Hahn Regional Shopping Center will add 750,000 square feet of retail space, including 5 department stores and 120 shops . This pro- ject has received preliminary approvals, and awaits resolution of a variety of other matters, such as participation on the part of the federal government in a number of capital improvement measures that will be required by the pro- ject. Assuming these measures are successfully dealt with, the community would have 250,000 square feet of comparison goods space over and above that which is projected for 1985 (see Table 5) . This suggests to us (1) introduction at one time of a massive amount of space in the llahn Center could create at least temporary problems for all comparison goods retailers in Palm Desert, particularly along the E1 Camino, and (2) the city should be very careful about how much additional such comparison goods retail space it encourages outside of these two areas . It should give some 13 serious thought, in other words , to concentrating shoppers's attentions on these 2 areas, rather than encouraging widespread dispersal of such space , thus diluting the capability of these 2 areas to operate successfully . Convenience goods centers need to be dispersed to efficiently meet shoppers needs . Widespread dispersal of comparison goods retailers only weakens their potential to serve satisfactorily. Conclusions By using the incredible rates of growth Palm Desert and the Upper Coachella areas experienced over the past few years as a basis for projecting future needs , the numbers begin to look rather crazy, with commercial space requirements increas- ing by leaps and bounds . The U .S . economy is presently going through a difficult phase and this may presage continued difficulties in the future. But the country (and the Palm Springs to Palm Desert area) have experienced periodic slowdowns in the past and bounced back with even greater vigor. However, slowing the expected growth rate to one-half of the present pace (with population growing at 4 percent and commercial space demand at 7 to 8 percent) , presents some interesting potential situations: • Office space demand will still be substantial . The area would recuire roughly 70,000 additional square feet each year on the average . • The projected surfeit of comparison goods space will be even greater with completion of the regional shopping center. There would be a surplus of roughly 500,000 square feet in 1985 rather than the projected 250,000 square foot surplus . The center ca.; be able to attract patronage from a much larger geographic area than is presently anticipated, particularly if no other regional centers emerge in the upper valley, but even the remote potential for such a large surplus definitely suggests caution in the further dispersion of comparison goods retail space in Palm Desert in future years. 14 INTEROFFICE MEMORANDUM City of Palm Desert TO: MURREL FROM: JOHH SUBJECT: RESORT HOTEL SURVEY RESULTS DATE: APRIL 21, 1980 Per your request I surveyed the various resort hotels recommended by Commissioner Berkey to determine which hotels and ancillary commercial uses exist in said ComDlexes. The six hotels surveyed included Riviera Hotel (Palm Springs) , Palm Springs Spa Hotel , Santa Barbara Biltmore, Arizone Biltmore (Phoenix) , Canyon Plaza Hotel (Palm Springs) and Hotel Del Coronado (Coronado) ; all but the Spa Hotel provided me with the appropriate information. Telephone number for pa Costa Hotel was not obtainable. Mr. William Barnett, General Manager of the Spa Hotel , said he would respond to a letter requesting said information; one was sent. Although I doubt we would receive the information in time for insertion into a Staff Report, we should have the information by the April 29th Commission meeting. The results of the hotels that responded to my inquiry are as follovis: (1) Riviera Hotel : (3) Santa Barbara Biltmore: restaurant barber shop cocktail lounge beauty shop men's shop gift shop (books/mag. , art gallery medical , jewelry, clothes) beauty shop restaurant ladies ' shop gift shop (4) Arizona Biltmore: jewelry store drug store (2) Hotel Del Coronado: Mexican import shop (clothes/home furn. ) two dining rooms tennis shop gourmet dining rooms golf shop deli jewelry shop snack bar convention center ocean terrace (outdoor lunch room) catering dept. arcade with 20 gift shops shop that sells hand-made lobby shop (candy, books/magazines, linen, glassware and liquor, cosmetics) art prints hair salon shoe store (5) Canyon Plaza Hotel dress shop gift shop gift shop jewelry store rent-a-car men/women clothing (2) newspaper book store dining room luggage shop outdoor cafe coffee shop d - Las Sombras Village General Tenant Profile Restaurants and "Such Tenants As" Municipal Code Section 25.30.025 Proposed Amendment to PC(4) Zone .Code Specifically Assumed Clarification Included Included Required Accounting Services x Antiques_ & General Merchandise x Art Galleries x Automobile Rental Agencies x Bath & Interior Decorating x Book & Card Shops x Candy Store x Chess & Game Store x Clothing & Apparel Shops x Convention & Visitors Bureau x Delicatessen x . Financial Institution x Flowers &Plants x General Medical & Services x Gift & Accessories Boutiques x Golf & Sporting Goods x Health, Figure, & Exercise Salons & Spas x Ice Cream Shoppe x Jewelery Shops x Liquor Beverage & Food Items Shops x Luggage & Leather Shops x Optometrist x Personal Care/Products Shops .and Services (.Including Barbering and Cosmetology) x Photography Studios x Professional & General Offices (Not more than 20% of GLA) x Real Estate Office x Secretarial Services (including ancillary duplicating services) x Shoe Store x Stock Brokerage x Sundries Shops x Tour & Ticket Agencies x Travel Agencies x Wearing Item Repair, Tailoring, and Cleaning x Wine and Cheese Shop x � i MINUTES PALM DESERT PLANNING COMMISSION JUNE 3, 1980 Page 9 --------------------------------------------------------------------------------- VI.� EARINGS (continued) Motion was made by Commis Kryder, seconded by Commissioner Richards, to approve this case by adoption of Reso u 606, as amended. Carried unanimously (5-0). L. Case No ZOOD CITY OF PALM DESERT, Applicant Consideration of an amendment to Chapter 25.30 of the Municipal Code (Zoning Ordinance) of the City of Palm Desert, California, relating to permitted uses in the PC (4) zone district. Mr. Williams stated that this request has been discussed on two previous occasions. He felt that if the wording of the ordinance was more consistant with the wording of the Redevelopment Plan it would resolve the problems. He explained the difference between the related uses to Hotel versus the related uses for Restaurants. He reviewed the recommended uses shown as Exhibit "A". Commissioner Berkey questioned Item D, he suggested a revision to read: "The Commission may permit other uses which it may determine to be similar to thoselisted above". Commissioner Kryder felt that in Item B, "Professional Offices" should be expanded to "General Offices". The Commission concurred, therefore, making the uses Accounting services, General Medical Care and Services, and Secretarial Services to be listed under the General Offices. Chairman Miller opened the Public Hearing asking if anyone wished to speak in FAVOR or OPPOSITION to this case. MR. BOB GILROY, PDR Associates, stated that he reviewed the proposed list of uses and still had some questions relative to his list of proposed uses for the Las Sombras project. Commissioner Richards asked Mr. Williams to clarify these uses for Mr. Gilroy. Mr. Williams clarified the matter to Mr. Gilroy's satisfaction. Commissioner Richards stated that there might be a problem with the financial institutions in terms of banks, being that it was not listed on the Exhibit. Commissioner Berkey explained that Item D would determine that use. Mr. Gilroy then gave a brief presentation on proposed uses for the Las Sombras project. MR. FRED ARBUCKLE, stated he needed a better clarification in terms of ancillary uses. He asked if a restaurant and hotel could be on the same project. Mr. Williams replied that it depended on the size of the project. He added that a principle use would have to be declared and if it were an 8 acre project it could declare two uses, noting the minimum development site in the PC(4) Zone is four acres. After a brief discussion the Public Hearing was closed and motion was made by Commissioner Berkey, seconded by Commissioner Kryder, to approve the amendment by adoption of Planning Commission Resolution No. 607, as amended. Carried unanimously (5-0). VII:. D BUSINESS - NONE VIII. NEW BUS SS - NONE IX. DESIGN REVIEW RD ITEMS Consideration of case cted on by the Design Review Board at their meeting of May 27, 1980. Motion was made by Commissioner ards, seconded by Commissioner Kryder, to approve Design Review Board case No. 133 C by adoption of Planning Commission Resolution No. 608. Carried unanimously (5-0) . STAFF REPORT TO: Planning Commission REQUEST: Amendment to the Permitted Uses Provisions of the Planned Commercial Resort Zone District. APPLICANT: Planning Commission CASE NO: ZOA 04-80 I. INTRODUCTION: As a follow up to recent discussion on ancillary commercial uses in theme PC (4) Zone District, the Commission has initiated a Zoning Ordinance Amendment to refine and clarify the permitted uses in the PC (4) Zone District. This matter is scheduled for Public Hearing on June 3rd. All property owners of property zoned PC (4) have been notified of this hearing. II . DISCUSSION: For several meetings the Commission has been dealing with the present working of the permitted uses in the PC(4) Zone District, particularly Hotel and related ancillary commercial uses. This issue has been compounded by the fact that the discussion centered on a complex of restaurants and commercial space without a hotel . It would seem to Staff that, if the wording of the permitted uses was more consistant with the wording of the Redevelopment Plan, a lot of the problems related to this matter would be resolved. The Redevelopment Plan States: Planned Commercial - Resort: development within this area shall include hotels/motels, theatres, restaurants, entertainment facilities and related commercial uses. This writing seems to indicate that all the principal uses in the Zone District could have related commercial uses, verses the present writing of the Zoning Ordinance. Which seems to focus on hotels. If The Commission were in agreement that the approach in the Redevelopment is more appropriated; it would be necessary to determine what uses are related to the indicated principal users. Upon evaluation one does discover that uses related to a hotel development tend to be oriented to the guests of the hotel . Whereas , uses related to a restaurant complex are not only considered a convenience for the patrons of the restaurant, but could include activities oriented to supporting the operation of the restaurant; or even include uses that would normally be found in conjunction with a cluster of restaurants. For example, it would appear that one would more typically find some professional office activity developed in conjunction with a cluster of restaurants than in conjunction whith a hotel or theatre. III . STAFF RECOMMENDATION: By P.C. Resolution No. recommend to the City Council a redefinition .of the permitted uses in the P.C. (4) Zone District consistent with the Redevelopment Plan definition and a declaration of commercial uses which would appropriately relate to the principal uses. Justification is as shown in the attached draft resolution. s ATTACHMENTS Palm Desert, California May 27, 1980 . TO: City of Palm Desert ATTENTION: Mr. George Berkey Mr. George Kryder Dr. Robert McLachlan Mr. Charles Miller Mr. Jaynes Richards Mr. Paul A. Williams SUBJECT: Las Sombras Village Restaurant Park 44th Avenue and Highway 111 Palm Desert, California Ref: DPOl-78 (As Amended) Gentlemen: We have prepared this letter to set forth our position vis-a-vis "ancillary" commercial uses for the above-referenced project. Because this item is of _vital interest to us, we wanted you to have our comments in advance rather than waiting for the June 3rd public hearing. We are all , through no one's fault, victims of circumstances--those circumstances being the fact that a definition of the term "ancillary" , as it applies to the PC(4) zoning, has never been established. This lack of definition has caused us all to make a series of independent assumptions. Unfortunately, the assumptions differed widely. The seriousness of the. differences did not become apparent until the Planning Commission meeting of February 20, 1980, wherein the staff's assumptions were made public. In order to fully comprehend the impact that such restrictions could have on the economic viability of our project we subsequently made a study of hotel-related (ancillary) commercial activities. Bruce Lord and the .Staff conducted similar studies. As you all observed, there is a wide diversity of uses which would .qualify as "ancillary uses" even under the most stringent of definitions. We "assumed" that "ancillary uses" would encompass all normal commercial uses and exclude only those that would be detrimental to the City, incompatible with the project, or in conflict with other tenants . We had assumed the restrictions would exclude outdoor roller skate rental facilities , "adult" book stores, skateboard facilities , shooting galleries, amusement centers, "adult" movie houses , water slides, 1600 Dove Street, Suite 130, Newport Beach, California 92660 (714) 752-0386 May 27; 1980 Page 2 and similar commercial ventures. Although the Planning Commission, in subsequent. meetings; has somewhat expanded their definition, we still feel that the restrictions of the existing list and the problems that will arise when we wish to include tenants not specifically included (or excluded) make such a. limitation at this juncture both awkward and generally unworkable and economically unfeasible. With this background in mind and in view of (1 ) the economic hardship we will face at this late date if we have to limit our tenant prospects or cancel existing leases and letters of intent, (2) the small overall impact of our project (there will only be about 12 to 14 non-restaurant retail tenants and 3 to 6 professional office tenants) and, most importantly, (3) the fact that the proposed restrictions are being applied "after the fact," it is only logical and reasonable that the definition of the term "ancillary uses," as is now under consideration by the City, be waived or so broadened as to effectively remove such restrictions from our project. We can well understand that such an action may cause some concern on the part of the Staff as it relates to the potential precedent-setting effect it may have. It is our contention that because of the mitigating circumstances such a decision would not be precedent-setting. To the contrary, because the project has already been approved and constructed and does not contain a hotel , .to attempt to restrict tenants to hotels and ancillary commercial uses (whatever the definition) , would, in the truest sense, be precedent setting. With this in mind, we respectfully request that, in a separate action, the council act to remove the limitations on the leasing of Las Sombras and we be allowed to proceed with the completion of the leasing of the project in an orderly manner. Respectfully submitted, P QTES J. Robert Gilroy Partner JRG/sle 7 cl p '� XxX, xX xX X x X X X i Y a, X xxxx xXx X XXx X_ x x x x xXxXXX p m i rl a) a) •.- Y X > O G mm1 x x X X x !x x X J VI p n. m N C i O O N E X X X X X Y W N Q m J Q rr U i rY O W "O E N N C) L '� i W J J ¢ W m C) rr O ¢ C1 O a) p U in ^a a) p iG X x X x x x x x X X } Y _i O O ¢ = U J J U Z Q () Y C N O O r J a) O T i m � N Y m X X X X X X X X X X X X X X X X X X X r- aj d V' a ' i N O- U "O a) C -O E o a) o f L N N N N E c� 1 O_ a) O•�- U a) m 3 i Y i a) a) In 0_ m N1 O i C7 w ' 'L a) 1 i O m 0 m O Y i C — U a) al L O 4- a) 3 0 (1) Y C Y 3 i L 4- m L d•r• U d V/ Y d) a) 4- Y I F- L m , O N m Q) N 4- 0 O_ N C rn0 C C O 1 Y i -C Y Vf In i 3' i 4- > N O (1) m >>�-'� a) F- T m O N VI T N N U V) )n a) O CD >T i U L a) m Y i U C7 I V a) U '•' C 041 a)- Y Y C O V a) U C " 4- i •r-a a) CN 4- Y p Y p a) =a m i v a) N o f m u a) r •.- 0 3 +-' Y a) 4- � c E pL (D i no i UN Y v m � •�ea � r >, NQ E Oct p- m o) a) O p- m m Y U a) O a) N S.- C <Cr N Cr a) i N iw. m >>Ym O U' N .6O YQ C m i a) t/) S O Y V) m a) ()r 0' In Y a) a) O \ob 3 \.t5 \ O i oa C V) ea eb r F- �ar m - a) U),- .- a) U a) m i \ i Q)' i i W Y N C cn N m CJ N .- V Y a) Q (7 1 C E m i i E C r .- a) N U a) in > 0 o a) D Y V a) o Y � i 4- U - > L O - (v O U)V a) O m a) U -0 r - >� O O r Y O i N a) C C a) D O N C m Y Y Y 7 i 7 Y C E Y O) C Y S C � a) i •r' C r i Y C V m U E O L p i 01 U m ' L 0 0 X O a) i m C al O p. O C a) Q m m aJ .r. m U •.- C •r' O ' L J � .. U 3 U m m w C7 F- m Q Q Q (D J V) m Z � N U Q J �-+�7 F- J F- cc f �O �� 5 � � � T� 2 S •"5� •a2 0 � � N � 312� 2�+ti >-a-.'�k-\,q c.?v.}h4. s:..,. . . "rrr. ... r.. .. .. . ,. e'rv- •. .. 5. DEVELOPMENT GUIDELINES The general objectives of the Redevelopment Plan for Project Area No. 1 r are to provide for: 1 . The strengthening of the land use pattern within the Project Area through redevelopment and development of underutilized land to enhance the viability of the commercial core area of the City; and l 2. The elimination of blighting conditions within the Project Area. Exhibit C indicates the location of the Project Area, the immediately adjacent streets, and the proposed land uses to be permitted within the Project Area. 5. 1 Land Use Land Uses proposed for the Project Area include recommendations for com- mercial , residential , and public uses. 4. The land use designation on the map shall permit the development set forth herein subject to the development standards of this Plan or development standards adopted pursuant to this Plan. Land Uses include: A. Commercial Three general types of commercial categories and one mixed commercial/residential category are included within the Land ( Use pattern. These include: l a. Core Area commercial : development within these areas shall include, but not be limited to, offices, financial institutions, restaurants, retail com- mercial uses including convenience shopping, auto service and auxiliary uses, and specialty shopping fareas. l b. Planned Commercial-regional complex: including but not limited to supermarkets, department stores, banks, variety stores, professional offices, restaur- ants, and general retail uses. Should a regional complex at a later time be determined as not feasible ( by the Agency, the designation of Core Area commer- cial shall apply. L c. Planned Commercial - resort: development within this area shall include hotels/motels, theatres, restaur- ants, entertainment facilities and related commercial f uses. �L 14. L L 25 . 30 . 010--25 . 30 .030 Sections : (Continued) 25 . 30 , 280 Modifications . 25 . 30 . 010 Purpose . It is the purpose of the PC dis- trict to provide for flexibility in development, creative and imaginative design and the development of parcels of land as coordinated projects to provide a range of commer- cial centers in the city . These range from the specialty center , designed to serve developments which have unique commercial needs to a regional center which caters to the regional retail needs of the area. The PC district is also established to give a land developer assurance that innova- tive land development techniques will be given reasonable consideration for approval and to provide the city with assurances that the completed project will contain the character envisioned at the time of approval . (Ord . 95 91 (part) , 1975 : Exhibit A §25 .18-1) . 25 . 30 . 020 Uses permitted by approved development plan or conditional use permit. The following uses are permitted upon approval . A. District commercial center (PC2) : Such uses include but are not limited to supermarket , professional offices , variety store , drug store , banks , hotel , and restaurants , except drive-in or drive-through ; B. R.egional center (PC3) : Such uses include but are not limited to supermarket, department stores , banks , variety stores , professional offices , restaurants , except drive-in or drive-through, and general retail uses . C. Resort center (PC4) : Hotels and related ancillary commercial uses , entertain- ment facilities , and restaurants , except drive-in or drive- through; D. Specialty commercial center (PC1) : Medical related offices and research facilities , hotel facilities , and ancillary convenience commercial uses . (Ord . 95 §1 (part) , 1975 : Exhibit A 525 . 18-2) . 25 . 30 . 030 Prefiling procedure . Prior to the submittal of the complete official application, an applicant must pre- file a preliminary draft of the required documents and sketch plans for the project with the director of environmental services for review. It shall be the responsibility of the director of environmental services to contact interested department and agency personnel regarding necessary meetings with the applicant. After review, the director of environ- mental services shall furnish the applicant with written com- ments regarding the project , including appropriate recommen- dations to inform and assist the applicant prior to 343 (Palm Desert 8/15/78) 25 . 30 . 240--25 . 30 . 250 B. Maximum building site coverage of forty percent . C . Street setbacks shall be a minimum of thirty feet from the planned street line . D . Maximum building height shall be thirty feet. E . The entire area along a street between the property line and the setback line shall be landscaped to a depth of thirty feet. Landscaping in these areas shall consist of an effective combination of street trees , trees , ground cover and shrubbery and may include such items as sidewalks , access driveways, flagpoles , fountains , and other similar appur- tences . F . Twenty percent of the entire property shall be land- scaped unless otherwise specified. (Ord . 95 §1 (part) , 1975 : Exhibit A §25 . 18-5 .05) . 25 . 30 .240 Resort center development standards . The resort center concept is established to provide for the development of low-rise , bungalow scale hotel facilities with related commercial, entertainment, and restaurant facilities particularly for that area along Highway 111 westerly of the Palm Valley Channel . A resort center has the following development standards : A. The minimum site size shall be four acres . B. Hotels shall have a maximum density of thirty units per acre . C . The front yard setback shall be thirty feet . D. The rear yard setback shall be twenty feet. E . The side yard setback shall be fifteen feet . F . The maximum building height shall be thirty feet. G . For hotels , a minimum of forty percent of the site area shall be developed as usable landscaped open space and outdoor living and recreation area with an adequate irriga- tion system. H . For other uses , a minimum of twenty percent of the total site shall be in landscaping . (Ord. 95 51 (part) , 1975 : Exhibit A §25 . 18-5 .03) . 25 . 30 . 250 Specialty commercial center standards . Spe- cialty centers are established to provide the specialized needs of locations in the city created by their proximity to particular land uses . A speicalty commercial center has the following development standards : A. The minimum site size shall be four acres and the maximum site size shall be ten acres . B . Maximum building site coverage shall be forty per- cent of the net area of the site . C . Maximum building area for any one commercial enter- prise shall be thirty thousand square feet. D. A minimum twenty-foot building setback shall be maintained from all property lines with the following excep- tions : 350 PLANNING COMMISSION RESOLUTION NO. 593 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, STATING CONSIDERATIONS AND DETERMINING SIMILAR USES TO BE PERMITTED IN THE PLANNED COMMERCIAL, RESORT CENTER ZONE DISTRICT. WHEREAS, Municipal Code Chapter 25.74 provides that the Planning Commission may determine uses not listed in a zone district, for purpose of ensuring that the zoning regulations will permit all similar uses in each district; and, WHEREAS, efficient administration of the zoning regulations would best be served by a determination of similar uses to be permitted in the P.C. (4) (Planned Commercial , Resort Center) zone; and, WHEREAS, the Planning Commission has considered the investigation and report of the Director of Environmental Services and a composite list of similar uses for the P.C. (4) zone, at their April 29, 1980, meeting. NOW, THEREFORE BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct, and constitutes the consideration of the Commission in this matter. 2. That the Commission does hereby determine that items listed in the attached Exhibit, labled Exhibit "A" , are found to be similar to those uses permitted in the P.C. (4) zone. 3. That the Secretary to the Commission is hereby requested to transmit said list of similar uses to the City Council for their consideration, in the manner prescribed by Chapter 25.74 of the Municipal Code. PASSED, APPROVED, and ADOPTED by at a regular meeting of the Palm Desert Planning Commission, held on this 29th day of April , 1980, by the following vote, to wit: AYES: BERKEY, KRYDER, MILLER, MCLACHLAN NOES. NONE ABSENT: NONE ABSTAIN: NONE CHARLES MILLER, Chairman ATTEST: PAUL A. WILLIAMS, Secretary /lr PLANNING COMMISSION RESOLUTION NO. 593 Page Two EXHIBIT A Hotels and Related Ancillary Commercial Uses: • Clothing and Apparel Shops • Jewelry Shops • Luggage Shops • Sundries Shops (general merchandise) • Art Gallaries • Book and Card Shops • Gift and Accessories Boutiques (including small antiques) • Liquor, Beverage and Food Items Shops (excluding grocery markets) • Personal Care/Products Shops and Services (including barbering and cosmetology) • Health, Figure and Exercise Salons and Spas • Automobile Rental Agencies (where five (5) or fewer cars are kept onsite, and no maintenance is performed) • Travel Agencies • Tour and Ticket Agency Offices • Wearing Item Repair, Tailoring and Cleaning in conjunction with a hotel operation • Secretarial Services (including ancillary duplicating services) • Convention and Visitors Bureau • Optometrists Office • General Medical Care and Services when provided ancillary to, and in conjunction with the operation of a hotel Restaurants: • Dinner Houses, Full Service Restaurants, Coffee Shops and Snack Shops r • Food Catering I • Cocktail Lounges t_ Entertainment Facilities: s Public and Private Athletic and Sports Clubs • Miniature Golf Courses • Night Clubs and Cabarets • Dinner Theatres • Electronic Amusement Machine Arcades (only if ancillary to other permitted uses and not operated as the principal business) 5. DEVELOPMENT GUIDELINES The general objectives of the Redevelopment Plan for Project Area No. 1 are to provide for: 1 . The strengthening of the land use pattern within the Project Area through redevelopment and development of underutilized land to enhance the viability of the commercial core area of f the City; and l 2. The elimination of blighting conditions within the Project Area. Exhibit C indicates the location of the Project Area , the immediately adjacent streets, and the proposed land uses to be permitted within the Project Area. ( 5. 1 Land Use l Land Uses proposed for the Project Area include recommendations for com- mercial , residential , and public uses. i The land use designation on the map shall permit the development set forth herein subject to the development standards of this Plan or development standards adopted pursuant to this Plan. Land Uses include: A. Commercial Three general types of commercial categories and one mixed commercial/residential category are included within the Land ( Use pattern. These include: l a. Core Area commercial : development within these areas shall include, but not be limited to, offices, t financial institutions, restaurants, retail com- mercial uses including convenience shopping, auto service and auxiliary uses, and specialty shopping areas. b. Planned Commercial-regional complex: including but not limited to supermarkets, department stores, banks, variety stores, professional offices, restaur- ants, and general retail uses. Should a regional i complex at a later time be determined as not feasible Lby the Agency, the designation of Core Area commer- cial shall apply. L c. Planned Commercial - resort: development within this area shall include hotels/motels, theatres, restaur- ants, entertainment facilities and related commercial { uses. L 14 22 LA iTFHY STY,FET SAN PRANCISCO,CALII_OI:NIA (415) 959-0-159 January 7, 1977 11.3-6 Mr. Martin Bouman City Manager City of Palm Desert 45-275 Prickly Lane Palm Desert, Califo cni.a 92260 Dear. lir. P,oumaa: This report provides our findings and conclusions regarding future absorp- tion of commercial lane. in the. central area of the city of Palm Desert, and an analysis of the relative impacts and attributes of alternative types of commsrci.al land uses on the community. Our principal conclu- siors and recomm..c-,ndaLi.ors are outlined below. 1. Supply and demand for commercial retail. and services space is pres- ently roughly in balance in the community. While there is an approxi- mate 102erccnt vacanc, rate in such space in the community, this situation is expected to be short-lived. 2. Demand for cocutercial space is projected to grog at a rate of-to Percent compounded over the next decade, resulting in a virtual. doubling in the amount of space required in the community to acccm-- moda.te both retail and services demand. On the order of 850,000 to 1,000,000 square feet of retail and services floor area will be required; with parkin„ total land area required should be on the order. of 2.5 million to 3 million square feet by 1985. 3. There is presently on the. order. of . 00 ,acr.es of vacant land within the redevelopment proje,:t area. This amount is '.37 percent of the tote]. project area land. BY 1987 , only about 70 acres will ha-ve been absorbed for coi;:merci_al retail and services uses, despite very rapid grcath in commerci.a]. lard demand. '1'L-e total absorption of cormnerci.al land for retailing anti services could be as high as 90 acres if the structure of retailing shifts in the community, fomaihdn!> in llria^n . nd Rot jon;d CnnwHniC> Son Fr.m:i::ol P,wh:id Mr, Martin Bouman Page Two January 7 , 1977 towards a more balanced, broader line of merchandise and services and away somewhat from its heavy orientation to tourists and other nonresidents. 4. Hotel and motel demand is expected to continue its rapid growth in the Upper Coachella Valley, with on the order. of 250 rooms being absorbed annually. Palm Desert has a capability of attracting a growing share of this total over time because of its strategic loca- tion and relatively new image to vacationers. An average annual absorption of 75 rooms per year should be achievable in the city over the next decade. This requirement would absorb on the order of 55 acres of commercial land in the community by 1990. 5. Despite rapid growth in retail, services, and hotel land uses, there will continue to be commercially zoned land available within the Palm Desert redevelopment project boundaries some 18 to 20 years into the future. We see no problem with this condition; it should serve to keep commercial land prices doom somewhat in the future. The city may wish to change some of its existing commercially zoned land to condominiums, however, as bac'.i-up to its hotel objectii*es: 6. Both retail and hotel land uses provide substantial revenues to the city of. Palm Desert in excess of their costs, by a margin of nearly 500 percent in both cases. Hotels are somewhat more productive in terns of land area used. They cost "sor;ecahat more-for the `city to service, but generate'greater revenues (from room taxes and other fees) than do shopping centers, assuming an identical amount of commercial land is used. 7. Retail and service uses will absorb nearly twiceas much Palm Desert commercial land as hotels over the next 13 years. However, the revenue contribution to the city's general funds from one of these uses -- services -- is substantially less than the other two. The majority of servicc_firms pay '.7ero sales taxes; 'account for 40 percent of all non-ho_Lel commercial land prc.ent_ly_in use in the city. Hence, unless the city levies a property tax, future contributions made by commercial land uses to city of Palm Desert revenues will be no greater than hotels. Hotels, in short, are important for the city's future economic health if it is important to the city that its Lotal and per capita revenues grow more rapidly than they have in the past. 8. The city will undoubtedly have pressures put upon it for a regional shopping center within the next decade. It is not clear now whether Mr. Martin P,ouman Page Three January 7, 1977 a full-fledged regional center could be justified. This would depend upon whether such a center emerged somewhere else within the Upper Coachella Valley. The potential impacts and implications of such a center should be worked out in considerable detail, however, before such an installation is permitted. It could create significant problems with, respectto the present small. shop character of the community. Many of the small boti.ques and specialty shops along El Paseo could be faced with some serious problems of survival with the emergency of a strong regional center. 9. It would be desirable, in our judgment, to contain commercial retail development along Highway 111 as much as is possible. Reta1 ing is probably alrezay strung`out-mare--rh-an is necessary for ,the city. There is, in fact, a need to consolidate some of the commercial uses within the area between Highway 74 and Portola, as this area is somewhat lacking in cohesion and unity, and efficiency for shoppers. 10. It would be desirable, for example, to have some more substantial comparison goods shopping facilities, such as department stores, along the Portola to Highway 74 commercial area in order to a`LTgment and embe lis existing retail i:nstal7ati.ens: Department stores"- located soineFohere along or nea—r El Paseo', for example, would provide the same kind cf benefit to the community as would a conventional regional center, but strengthen rather than weaken the E1 Paseo shopping area. The only way this would be possible is for the re- development agency to intervene by consolidating parcels and provid- ing adequate parking. 11. Caution should be taken with regard to the composition of the regional center- Since the aiea around the' existing regiona center s1t�can --�ntain as many as 300 hotel units, the center should have a strong complement of restaurants (such as Newport Beach) to service`tTiis area.—.�_.__ - -- 12. There is an unmet demand for some of the other types of retail uses in Palm Desert that provide substantial revenue benefits to other cities in the desert. Uses such as gas stations, automobile dealer- ships, and building materials suppli.cr may rot )e in keeping with the a5:ea' ma�e as a resort, uC such uses can be effectively inte- "grated orhidden from Lie maul comnercial activity along iI'giway 111. 13. Marriott is likely to be the new flagship hotel for the region and others should be filling in around the Marriott Hotel as a consequence of its emergence. Mr. Martin Bouman Page Pour January 7 , 1977 14. Land should be set aside next to hotels for condominium developments so these can tie in effectively for the benefit of both the hotels and the condominium developers. 15. Care should be taken in placing more supermarkets on E1 Paseo and aiiehway 111.. Placement of _these one north side of the highway, and east of Portola would appear to us to be helpful. The bases upon which these conclusions were derived are contained in the report. We are pleased to have been of assistance to the city. Sincerely, LORD & LEBLANC Bruce P. Lord a, PLANNING COMMISSION RESOLUTION NO. 594 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, INITIATING A PUBLIC HEARING TO CONSIDER AN AMENDMENT TO MUNICIPAL CODE, CHAPTER 25.30 RELATIVE TO PERMITTED USES IN THE PC(4) ZONE DISTRICT. CASE NO. ZOA 04-80 WHEREAS, the Municipal Code, Chapter 25.82 provides that the Planning Commission may initiate a Public Hearing for the purpose of recommending amendments for the Zoning Ordinance Text to the City Council ; and, WHEREAS, the Zoning Ordinance Text "Municipal Code Title 25" contains specific permitted uses within the Planning Commercial Resort Zone Districts "Chapter 25.30"; and, WHEREAS, the Planning Commission deemed it necessary to consider said chapter for possible expansion of and/or a revision to the permitted uses. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. The above recitations are true and correct and constitute the considerations of the Planning Commission in this matter. 2. That the Secretary to the Planning Commission is hereby requested to schedule a Public Hearing on June 3, 1980, for -consideration of an amendment to the Municipal Code, Chapter 25.30, relative to permitted uses in the PC(4) Zone District. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm. Desert Planning Commission, held on this 29th day of April , 1980, by the following vote, to wit: AYES: BERKEY, KRYDER, MILLER, MCLACHLAN NOES: NONE ABSENT: NONE ABSTAIN: NONE ARLES MILLER, Chairman ATTEST: PAUL A. WILLIAMS, Secretary /lr CITY OF PALM DESERT STAFF REPORT To: Planning Commission Report on: Determination of Uses Not Listed for the PC(4) Zone. Date: April 29, 1980 I. REQUEST: Cowissj r.deetermination of specific uses to be permitted in the Planned r Commercial , Resort Center (PC(4)) zone, pursuant to Chapter 25.74 of the' Palm Desert Municipal Code. II. BACKGROUND: The City Council in consideration of the first General Plan Amendment (GPA 01-75) , directed a change from Core Area Commercial land use to Planned Commercial. Resort for two areas of the City, located on the north and south side of Highway 111 extending west from the City limits , and the area on both sides of Highway 111, northwest of the Palm Valley Chan- nel . Subsequently, the implementing PC(4) zoning was applied to these properties (refer to Zoning Map illustration) . The Municipal Code provides for Planned Commercial Resort Center uses as follows : "25.30.020 Uses permitted by approved development plan or conditional use permit. The following uses are permitted upon approval . C. Resort Center (PC(4) ) : Hotels and related ancillary commercial uses, entertainment facili- ties , and restaurants, except drive-in or drive-through; . . ." Chapter 25.74 of the Municipal Code specifies procedures for determination of uses not listed in a zone district. The following excerpt describes the purpose of that Chapter (entire text is attached) : "25.74.010 Purpose. In order to ensure that the zoning regulations will permit all similar uses in each district, the planning commission, upon its own initiative or upon request, shall determine whether a use not speci- fically listed as a permitted or conditional use in any district shall be deemed a permitted use or a conditional use in any one or more districts on the basis of similarity to uses specifically listed. lThe procedures of this chapter shall not be substituted for the amendment procedure as a means of addin new uses to the list of ermitted or conditional uses. Ord. 99 1 part 1975: Exhibit A N25.39-3.01). " One of the first properties to actually develop under the PC(4) zone is the Las Sombras Village Restaurant complex (PDR Associates, applicant) , now under construction on the northwest corner of 44th Avenue and Highway 111 . The Commission in several reviews of the Development Plan initially determined that the project may contain five restaurants and ancillary commercial uses. More recently, the applicant submitted a listing of potential project tenants for Commission review. The Commission determined, based on similarity to permitted uses in the zone and appropriate uses for the project site, which activities could be permitted as a part of this specific development (see attachment) . There has been recent interest in developing other PC(4) zoned properties , as evidenced by the communication item from Ms. Pat Martin which appeared on the Commission' s April 16, 1980, agenda. Also received via Ms. Martin was a memo prepared by Lord & Associates , Inc. , on the subject of hotel and commercial uses (both items attached) . Relative to this , the Commission requested the Department of Environmental Services to prepare a report for the April 29, 1980, meeting, and to further survey uses in hotels listed by Commissioner Berkey. Staff survey resulted in the memo which may also be found attached to this report. lUnderlining added for emphasis. 1 I STAFF REPORT April 29, 1980 Page Two i III . DISCUSSION: It is noted that the General Plan land use designation establishes a unique category of use which is distinctive from Core Area Commercial and the other types of commercial designations. Likewise, the implementing zoning district has been written and designed to allow a very selective range of uses: (1) Hotels and related ancillary commercial uses; (2) entertainment facili- ties; and, (3) restaurants. Core Area Commercial land use designations , implemented by the C-1 (General Commercial District) zone, also allows hotels with related ancillary commercial uses , entertainement facilities, restaurants, plus numerous other types of commercial sales and service establishments and general/professional business offices. Temptation may, at first, be to run the concept for these two land uses and zones together, but it would not appear consistent with the action of the Council in establishing this unique Resort Commercial land use and PC(4) zone. The Lord & Associates, Inc. , memo indicates that there are hotel developments which contain a whole "shopping list" of related, semi-related, non-related, ancillary, and non-ancillary uses. The City of Palm Desert also permits this type of development in the Core Area Commercial designation (C-1 zone) . To expand the areas being discussed to permit a development of this type would be a General Plan and Zoning Policy question. The City has the ability to consider questions of this nature through its General Plan Amendment and Change of Zone procedures (initiated by the Commission or Council , or by application of a project developer). Underscored in the excerpt of,the "Purpose" for the Chapter allowing a Commission determination of uses not listed, is a cautioning sentence which disallows uses of that chapter for what actually constitutes an amendment of the Zoning Regulations by adding new uses. The question before the Commission is whether there are similar uses within the context of the uses allowed in the PC(4) zone, which the Commission would like to formally make a determination on for purposes of forwarding a list to the City Council . Justification for a formal determination would be based on an improvement in the administration of the PC(4) by offering more clarifica- tion for present and future developers and prospective tenants . IV. KEY CONSIDERATIONS/ISSUE SUMMARY: • The City General Plan specifies a very distinctive type of land use for the properties in question. • The implementing PC(4) zoning provides a defined range of activities that can occur in this zone. • A procedure exists for determining similar uses to be allowed in a zone, but does not permit new uses to be added by means of this procedure. • City procedures exist to amend land use and zoning regulations. • Some types of commercial uses are permitted in the PC(4) zone with the stipu- lation that they are ancillary to a hotel . V. STAFF RECOMMENDATION: It is noted that of the six hotels the Commission requested to be surveyed, the five which responded initially appear to have uses consistent with items the Commission previously concurred on , therefore, the basis of a list of similar uses may be prepared from those indicated as acceptable for the restaurant park, plus any others the Commission feels would further clarify the situation. With regard to a determination, Staff would recommend that the Commission direct the Secretary to transmit an agreed upon list to the City Council , and to take that action by adoption of Planning Commission Resolution No. (A draft Resolution has been prepared for this purpose) . Attachments: Zoning Map Municipal Code, Chapter 25.74 PDR Associates acceptable uses Letter from Ms . Martin, dated 4-11-80 Lord ,& Associates, Inc. , memo, dated 3-26-80 Resort Hotel Survey Results - Staff memo, dated 4-21-80 Draft Planning Commission Resolution 1 �7 P.R. - 59 N P.R.-5I N �- =J MR 021-77) .. . e I ilk 6 N {P J � J 2 W W 6 r Z � C _ = P.R.-5 , N Z Y W S.P. 3 u I P.C.(4) , P..C.(1) , N SJR I S.P. S.R - - .T E H I G H WAY I I I R3 (4) S.P. I F.C.(4)S.P. P (D-P. II-77) R ' --t — R-3— / R-3 A W.(3) s" SALE ©R1 P.R.-6 -- -. z ._ f" t r 4 MP 6 DRIFT w006 DRIVE d _ STREET .f, CAN DBE w'OOD TREEi__ C-I , S.P. 4- C-I >�W` I rtLtLt O.S. I tru5 R. rr - r L ' I c ---. (4), — POD - o' P.C. S.P. V (4), S.P �.jAN IAN i_TA_ p f E S-I. r 4 4 t h AVENUE PC. (4), SR I„III P.R.- 6, S.P. O.S . P.C. (4), S.P. yr' P.C. (4 ) y� I N , o S.P. Z— y R-3(9) S.P. o ' P.R.-3 p, H r �� P.R.-6, S.P. /h, Chapter 25 .74 DETERMINATION OF USE NOT LISTED Sections : 25 . 74 . 010 Purpose . 25 . 74 . 020 Application--Submittal requirements . 25 . 74 . 030 Investigation and report . 25 . 74 . 040 Determination . 25 . 74 . 050 Appeal to city council . 25 . 74 . 060 Determination by city council . 25 . 74 . 010 Purpose . In order to ensure that the zoning regulations will permit all similar uses in each district , the planning commission, upon its own initiative or upon request , shall determine whether a use not specifically listed as a permitted or conditional use in any district shall be deemed a permitted use or a conditional use in any one or more districts on the basis of similarity to uses specifically listed . The procedures of this chapter shall not be substituted for the amendment procedure as a means of adding new uses to the list of permitted or conditional uses . (Ord . 99 §1 (part) , 1975 : Exhibit A §25 . 39-3 .01) . 25 . 74 . 020 Application--Submittal requirements . Appli- cation for determination of similar uses shall be made in writing to the planning division ' s director of environ- mental services and shall include a detailed description of the proposed use and such other information as may be re- quired to facilitate the determination . (Ord . 99 §1 (part) , 1975 : Exhibit A §25 . 39-3 . 02) . 25 . 74 . 030 Investigation and report . The director of environmental services shall make such investigation of the application as necessary to compare the nature and character- istics of the proposed use with those uses specifically listed and shall make a report of his findings to the plan- ning commission. (Ord . 99 51 (part) , 1975 : Exhibit A §25 . 39- 3 . 03) . 25 . 74 . 040 Determination . The determination of the planning commission shall be rendered in writing and shall be transmitted to the city council within fifteen days of the determination. The decision of the commission shall be- come final within thirty days unless an appeal is filed or the majority of the council elects to review the determina- tion. . (Ord . 128 §11 , 1976 : Ord . 99 §l (part) , 1975 : Ex- hibit A §25 . 39-3 .04) . 25 . 74 .050 Appeal to city council . A decision of the commission may be appealed within fifteen days to the coun- cil by the applicant or any other person, as prescribed in Chapter 25 . 86 . (Ord . 99 §l (part) , 1975 : Exhibit A §25 . 39- 3 . 05) . 25 . 74 .060 Determination by city council . The city council shall make a determination as prescribed in Chapter 25 . 86 , if an appeal has been filed within the prescribed fifteen-day appeal period. The decision of the city council shall be final . (Ord. 99 §1 (part) , 1975 : Exhibit A §25 .39- 3 . 06) . r DETERMINATION OF ACCEPTABLE USES FOR PDR ASSOCIATES BY PLANNING COMMISSION BY MINUTE MOTION FEBRUARY 20, 1980 Hotels and Related ancillary commercial uses e Clothing and Apparel Shops • Luggage and Leather • Jewelry • Silver/Gold Craftsman Gallery • Book Shop • Cards and Gifts • Art Gallery • Boutique • Golf and Sporting Goods Shop • Chess and Game Shop • Candy Shop 0 Liquor and Wine Shop e Exercise Spa i Figure Salon o Barber/Beauty • Nails and Accessories s Travel Agency • Optometrist • Bath Tile and Interior Decor e Antiques Restaurants (and similar uses) e Five Restaurants s Ice Cream Shop • Wine and Cheese Shop NOTE: General and Professional Offices to be clarified by Planning Commission at a later date. ENVIRA PR 1 � 1980 April 11 , 198O C17y OF PA I of V10ES Mr. Paul Williams Secretary Palm Desert Planning Commission City of Palm Desert 45-275 Prickly Pear Lane: Palm Desert, CA 92260 Dear Paul: We are respectfully requesting that the ongoing discussion pertaining to the permitted uses at Las Sombras Village be discussed at the meeting on Wednesday, April 16 , 1980, under written communications . Sincerely, BA�LL�EW/MC FARRL.AND, INC. Pat Martin Executive Director n 17848 SKY PARK 74075 EL PASEO B SUIT E A7 PALM EDESERT,CALF.M60 VIA)568 5626 PLANNERS & ARCHITECT S CORPORATION LORD & ASSOCIATES, INC. CONSULTANTS IN REAL ESTATE & URBAN ECONOMICS March 26, 1980 MEMORANDUM .TO: Steven Fleshman, Ballew/McFarland FROM: Bruce P. Lord SUBJECT: Review of Stein/Gilroy Proposals for Commercial Office Uses on Parcels Zoned Hotel Resort As we understand it there are two separate projects where the question of integrating office uses into either commercial or hotel projects is being considered by the City of Palm Desert. In the first instance, the Gilroy property, your client is asking the city of a variance to allow office uses of some second story space in a major restaurant complex which he is developing on a parcel on Highway ill across from the proposed Hahn shop- ping center. In the other instance the developer is proposing construction of a 40,000 square foot office complex as part of a major resort. This project is contiguous with the Gilroy project. The city's zoning will permit office space usage in hotel zones providing that such usage is consistent with a hotel resort complex. No precise definitions are provided, however. We gather, however, the city is also interested in making certain office space additions in the area are orderly and do not result in a large shift of office space users to the new build- ing, away from existing Palm Desert office buildings . In this memorandum we identify the personal, professional and business services that would seem to make sense for a resort complex. The outlook for growth in such services in the Palm Desert area over the next several years is examined. Finally, we review comparison goods retail activity in the Palm Desert area and the implications of present land use trends and policies in the community with respect to future commercial needs . Office Space Users Supportive to Resort Hotels r 1The vast majority of commercial tenants in_hotels are retailers, mainly,T providing comparison goods shopping opportunities for guests . But nearly: all major hotels have at least one or more office using tenants that are_° -Lproviding personal, professional or business services. We reviewed 8 major hotels in the Los Angeles and San Francisco areas to determine the characteristics of tentants . l 1Century Plaza, The Ambassador, Bonaventure and Hilton in Los Angeles ; Standford Court, Fairmont, St. Francis, and Hyatt in San Francisco. A broad range of services was provided in all the hotels. The number of times any specific type of services tenant came up in these 8 hotels is presented in the righthand column. As can be seen, barber shops and beauty shops appeared 7 times; in 6 of the hotels there were general . and professional offices of one form or another. Exercise Spa 1 Stock Brokerage 2 General & Professional Offices 6 Auto Rental 2 Optometrist 1 Financial Institution 1 Barber/Beauty Shop 7 Real Estate Office 3 Limousine 3 Tours 5 Airline Offices 4 Photography 2 Ticket Agency 2 The City of Palm Desert permits "ancillary" or "supportive" office space uses in resort hotel zones. What this space is has never been fully defined, however. The majority of hotels, whether resorts or in urban areas, tend to have some office users. Space users in big city hotels are for the most part providing personal or general business services, although some are professional firms that may or may not have a direct linkage to the hotel. Urban hotels are patronized to a large extent by business men., and locations providing close proximity to these persons is advantageous to some firms that provide business and professional services. Guests at resorts have somewhat different requirements , and we have listed in Table 1 those more specific personal, professional and business services that would tend to make sense in a resort community. Some of these may well be debatable with respect to their applicability, but it seems to us that a case could be made for all, as they do provide, in one form or another, services to visitors and resort guests which would be advantageous to have in close proximity. The categories revolve around miscellaneous personal services; convention services; some professional services; and travel services. The personal services are very obvious; they represent services that resort guests frequently need and are not provided or are provided very inconveniently by hotels. Hotels rely heavily on convention business, and it is advantageous to have a number of services handy to facilitate management of these events. A stationery and engraving operation leases office 2 space in the Lodge at Pebble Beach for example, and we were advised by management of the Lodge that this is a very busy and important service there. Photography services for taking pictures at gatherings is also a very important service. Stock brokerage houses in resorts seem to be well supported, suggesting that guests like to have the opportunity to keep track of investments while on holiday, and medical services are attractive as guests tend to be older and have heavier reliance on medical services than do younger persons . Banks, dentists, real estate and insurance brokers, and most professional categories, on the other hand, would seem to us to have little or no applicability to a resort. This list is by no means all-inclusive, but rather suggestive of the types of office uses that would make sense in a resort environment. Table 1 SUGGESTED PERSONAL, PROFESSIONAL & BUSINESS SERVICES ANCILLARY TO RESORT HOTELS Personal Services Professional Beauty Shop Stock Brokerage Barber Shop Physicians Tailor, Seamstress Secretarial Service Health Club Masseuse Shoe Repair Laundry & Drycleaning Convention Services Travel Secretarial Service Travel Agent Stationery & Engraving Car Rental Agency Security Service Sight-seeing Service Photography Airline Ticket Office Duplicating Service Convention & Visitors Bureau Convention Decorators, Caterers, Managers Source: Standard Industrial Classification Manual. 3 Projected Office Space Demand Palm Desert We gather that inclusion of commercial office space in David Stein's resort proposal was motivated by reluctance of lenders to participate if the project were exclusively a resort. They want, in other words, a package including somewhat more secure real estate to be included with the higher risk resort investment. One of the apparent concerns on the part of the city is that office space may be developed more rapidly than is warranted, with the result that tenants would leave existing buildings to move to new structures, leaving a correspondingly high vacancy rate in the older spaces. The question then, is what is the apparent annual requirement for office space in the Palm Desert area? How rapidly, in other words, could the Stein and Gilroy spaces by absorbed without im- pacting the community's office space market? There is no breakdown of employment in the Coachella Valley area prior to the 1970 census . The best data that are available are the Riverside County employment statistics . Inferences can be drawn from these data. Table 2 shows the structure of employment in 1975 and 1979 in the county and growth in the individual categories or subcomponents. Total employment in the county grew from 350,000 persons in 1975 to 427,000 in 1979, an annual compound growth rate of 5 . 1 percent. Rapid growth in employment is one reason why Riverside County is presently apparently the most rapidly growing county in the state of California. Rapid growth in the desert area as a second home community is another. Some of the employment categories grew more rapdily than others but all except government and wholesale trade increased rather substantially. Retail trade, the services , and finance, insurance and real estate employ- ment increased by nearly 50,000 during this 5 year interval, for a combined annual growth rate of 7.6 percent. These 3 categories accounted for approximately 45 percent of the county's total 1979 employment. Services, finance, real estate and insurance accounted for 25 percent of the total. Although the structure of employment in Riverside County is somewhat different from the state as a whole, with the state accounting for a substantially higher percentage of persons engaged in manufacturing and considerably less in government, the share of total employment in these 3 categories was nearly identical to the state. Both had about 25 percent of its employment in se n�ices and finance, insurance and real estate. While the employment composition in the desert is somewhat different from the county, the differences are not marked. The desert has substantially fewer people working in manufacturing jobs than the county, while construction employment is probably somewhat greater in the desert. Government employment in the county is composed to a great extent of military personnel. Population growth in the Palm Springs to Indio area was considerably more rapid than Riverside County as a whole. The county increased by some 4 Table 2 TOTAL WAGE & SALARY EMPLOYMENT, RIVERSIDE COUNTY, 1975 & 1979 Net Annual 1975 1979 Change % Change Total employment 350.4 427.3 76.9 5. 1 Agriculture 17.5 •1 Construction 12.8 29 .3 16.5 23.0 Mining 2.3 2.6 .3 Manufacturing 51. 1 67.4 16.3 7 .2 Transportation & public utilities 19 .0 23.6 4.6 5 .6 Wholesale trade 13. 1 14.4 1.5 2.4 Retail trade 64.8 89 .0 24.2 8.3 Services 68. 1 87.6 19.5 6 .5 Finance, insurace & real estate 12.6 18.6 6.0 10.2 Government 89 .2 97 .3 8.1 2.2 Unemployment rate 10.1 6.6 - - 5 94,000 persons between 1975 and 1979 , to a total Of 620,000, a 4 .2 percent compound growth rate over this 4 year period. The desert communities and their unincorporated environs increased on a combined basis by approximately 11.3 percent. This suggests that the Riverside County employment composition provides a helpful basis for projecting future employment in the desert, but that that there will be important differences in the rates of growth between the two areas . Nearly all of the finance, insurance and real estate companies require commercial office space but only about 56 percent of Riverside County's services employment requires office space . Services such as hotels and nt man personal services, automobile s movies and other entertainment, Y P motel i and many other repair services, do not use conventional office space. Upper Palm Desert probably accounts for about 30 percent of the pp Coachella i office-oriented employment at the present (no precise numbers are available) . b 1985 as f 40 percent , This total should increase to on the order o p Y Palm Desert is growing more rapidly and attracting more investment than Palm Springs of late. Palm Desert is becoming the center of the region's population. Space required per office employee varies from 100 to 250 square feet, depending upon job function. Physicians require considerably more, on the order of 1,000 square feet on the average. We have assumed an average of 175 square feet per employee will be required over the next several years. Using these assumptions, it can be seen in Table 3 that roughly 580,000 square feet of commercial office space was probably required to accommodate Palm Desert's 1978 office employment. This requirement will expand to nearly 1,700,000 by 1985, for a net annual incremental requirement of 155,000 square feet. We reviewed the experience in one major professional services category, physicians, and found that their numbers had increased from 162 in 1974 to 285 in 1979, an increase of 123 or 12 percent on an average annual basis during this 5 year period. In California the ratio of physicians is 218 0 o ulation. In the Upper Coachella area extending from Indio per 100,00 pop to Palm Springs, the ratio is 268 (285 physicians for a population of approximately 106,000 persons) . We would expect the ratio to be somewhat higher in the desert. The population is very heavily weighted towards older persons ; 32.5 percent of the population is 62 years of age and older, compared to 14 percent that are age 60 and over for the state of California as a whole . Older persons tend to spend a higher percentage of incomes on physicians:'s services . Given this growth rate in physicians's services, the area would require on the average of 25 new physicians annually over the next 5 or 6 years. 6 Table 3 OFFICE SPACE EPTLOYMENT & SPACE REQUIRE➢, ESTIMATE➢ 1975 & PROJECTED, 1985, CITY OF PALM DESERT Annual Net Rate of 1978 1985 Change Growth Population, Indio to Palm Springs areaa 106,300 224,300 118,000 11.3 Implied total employment 70,000 149,600 79,600 11.4 Services, finance, insurance & real estatec 17,500 37,400 19,900 11.4 Office space using 11,100 23,800 . 12, 700 11.5 Palm Desert share 3,330 9,520 6,190 16. 1 Office space required (square feet) 582,800 1,666,000 1,083,200 16. 1 Sources : aCoachella Valley Association of Governments; bSee Table 2; cSee text; F.I .R.E. represents 4.4 percent and services 20.5 percent of total employment; dAssume 100 percent of F.I .R.E. employment and 56 percent of service . See U.S . Department of Commerce, County Business Patterns , California; eSee text and Table 4; fAssumes 175 square feet per employee . 7 Table 4 PHYSICIANS, UPPER COACHELLA VALLEY CONWJNITIES, 1974 & 1979 Annual Change Percent Percent 1974 1979 1974/79 Change Change Palm Desert 42 113 71 169.0% 22..0% Palm Springs 80 122 42 52.5 8.8 Rancho Mirage 3 2 ( 1) , - 33.3 - 6.0 Indio 37 48 11 29.7 5 .3 Total 162 285 123 75.9% 12.0% Source: General Telephone Directory, 1974 & 1979. 8 Presently Palm Springs has the largest block of physicians--122 or 43 percent of the area's total. However, the most rapid growth in numbers has been in the Palm Desert area, with a net gain of 71 over the 5 year period, or 169 percent. The gain was inspired in part by desire to be reasonably close to the Eisenhower Medical Center, but also to locate in the desert area experiencing the most rapid population growth. Combining Palm Desert's and Rancho Mirage 's physician count, the physician/population ratio is reasonably comparable to the Palm Springs area. We would expect total numbers of physicians to increase in Palm Desert ares by at least 90 over the next 6 years . This represents an annual requirement for 90,000 square feet of medical office space, in light of the average per physician space requirement of roughly 1,000 square feet. Comparison Goods Space Demand & City Policies Comparison goods sales have been expanding rapidly in Palm Desert and the outlook is for this to continue. The city's policy is to encourage relatively widespread dispersion of such space. In light of recent and projected major additions to supply, it may well be advisable for the city to review this policy. Table 5 shows the growth in retail sales in the Palm Desert area since 1975 and the total amount of additional retail space that could have been supported in the area over this interval. Retail sales, which were $12.5 million in 1975 , increased to $27. 7 million in 1979 . We deflated these sales by appropriate deflators , and found that the total increase was, in 1975 prices, on the order of $22.4 million, for a net change of nearly $10 million, a 15. 3 percent average annual increase over this 4 year period. Gains were substantial for all categories (including general merchandise stores, whose sales were virtually nonexistent in 1975 and were still comparatively low in 1979) . The amount of space required to accommodate these increased sales should have grown from the 211,000 square feet which was available in the community in 1975 , to over 380,000 square feet in 1970 . However, there was a 50,000 square foot surplus of space in 1975 ; an increase of 121 ,000 square feet would have been sufficient to accommodate growth in demand for comparison goods in the community between 1975 and 1979 . Using this experience as a basis , Palm Desert retail sales should expand to $52 million by 1985, in 1975 prices , for a real gain on the order of approximately 130 percent over the 1979 level. This represents a 15 . 3 percent compound annual gain. Past sales gains were fueled by rapid growth in population and non-resident visitors attracted to the area. Population grew by 7.8 percent and real income by 2 to 3 percent annually during this period, accounting for about two-thirds of the total annual gains in sales . Expenditures by tourists and other non-residents obviously accounted for the remainder. If this experience continues over the next five years there 9 Table 1 COMPARISON GOODS SALES & RETAIL SPACE REQUIREMENTS, CITY OF PALM DESERT, 1975 & 1979 , & PROJECTED, 1985 1979 Net Annual 1975 1979 Deflated Change % Change 1985 Retail sales (000) Apparel $ 4,900 $ 9,051 $ 7,803 $ 2,903 12.3 $18,025 General merchandise (D) 841 662 662 64.0 529 Home furnishings 1,926 6,673 5,133 3,207 28.0 11,857 Specialty goods 5 ,816 11,120 8, 756 2,940 10.8 20,226 Total $12,642 $27,685 $22,354 $ 9,712 15.3 $51,637 Product- ivity 1975 Norms Space Space required 1975 1975 SurDlus 1979 1985 (sq. ft.) Apparel $65 75,400 7,500 120,000 277,300 General merchandise 50 13,200 30,600 Home furnishings 50 38,500 15,000 103,000 237, 140 Specialty goods 60 97,C00 27,000 146,000 337, 100 Total 210,838 49, 724 381 ,879 882,140 Source: 1975 Data from Lord & LeBlanc, Review of Future Commercial Land Requirements, City of Palm Desert, California, January 7, 1977 ; 1979 data from State of California State Board of Equalization, Taxable Retail Sales in California. II 10 would be a requirement in the community for some 882,000 square feet of retail space, an approximate 130 percent increase over the total amount that could be supported at the present time without creating windfalls or problems for existing retailers in the community. On the other hand, there are no reliable statistics on the actual amount of commercial space added to the community since 1975. It is apparent, however, that a considerable amount of space was added. Table 6 shows the dollar value of commercial building permits in Palm Desert between 1976 and 1979. These increased from $533,000 dn .1976 to over $8.5 million by 1979. The city reports that it uses as a basis for valuing commercial permits $29 per square foot. This figure has been increasing over the last 4 years to account for inflation. Actual building costs are sub- stantially higher, but this provides a consistent basis for determining roughly how much additional square footage of commercial space has been added. Approximately 482 ,000 square feet of additional commercial space was constructed in the community over the past 4 years, over 120,000 square feet per year. This represents major projects only, those with values in excess of $100,000. Much of this space was defined as office buildings, but a quick review of what has happened in the community suggests that the vast majority of what was constructed was for retail use, including restaurants . Hence, in contrast to convenience centers in Palm Desert, where there has been no significant alteration in available space supply, there have been substantial additions to the comparison goods retail space inventory . One survey, taken by an E1 Paseo tenant's association, found that there will, by summer, be a 300 percent increase in the total inventory of stores in the E1 Paseo area over that which was available prior to 1978, from 76 to 305 stores . Of the 203 presently available for lease , 81 , or 40 percent, were presently vacant. There were also an additional 102 individual stores under construction on or near El Paseo. Assuming an average of 2,000 square feet for individual shops, the 129 new shops added to the El Paseo area in these 2 years alone would account for 258,000 square feet, or 150 percent of the total space justified in light of sales gains between 1975 and 1979 . 11 Table 6 ESTIMATED COMMERCIAL SPACE ADDITIONS, 1976 to 1979, PALM DESERT Value of Estimated Commercial Cost Per Commercial Building Sq. Ft. of Space Permits New Space Additions 1976 $ 533,000 $21. 10 25 ,300 1977 2,449,0 00 23.50 125 ,500 1978 926,000 26. 10 37,400 1979 8 ,524,000 29 .00 293,900 Total $12,982,000 482 ,100 Average Annual $ 3,245,500 $26.90 120,500 Source: Security Pacific National Bank, California Construction Trends; City of Palm Desert Building Department. 12 E1 Paseo Retail Stores February, 1980 Constructed prior to 1978: 76 Leased 71 Vacant 5 Constructed since 1978: 127 Leased 51 Vacant 76 Total 127 Ready to lease : 203 Leased 122 Vacant 81 Under construction, E1 Paseo: 72 Adjacent to E1 Paseo: 30 Total possible 305 versus 76 2.5 years ago In addition to the rather substantial increase in comparison goods space along El Paseo, the proposed Hahn Regional Shopping Center will add 750,000 square feet of retail space, including 5 department stores and 120 shops . This pro- ject has received preliminary approvals, and awaits resolution of a variety of other matters, such as participation on the part of the federal government in a number of capital improvement measures that will be required by the pro- ject. Assuming these measures are successfully dealt with, the community would have 250,000 square feet of comparison goods space over and above that which is projected for 1985 (see Table 5) . This suggests to us (1) introduction at one time of a massive amount of space in the Mahn Center could create at least temporary problems for all comparison goods retailers in Palm Desert, particularly along the El Camino, and (2) the city should be very careful about how much additional such comparison goods retail space it encourages outside of these two areas. It should give some 13 , . serious thought, in other words, to concentrating shoppers 's attentions on these 2 areas , rather than encouraging widespread dispersal of such space, thus diluting the capability of these 2 areas to operate successfully . Convenience goods centers need to be dispersed to efficiently meet shoppers 's needs . Widespread dispersal of comparison goods retailers only weakens their potential to serve satisfactorily. Conclusions By using the incredible rates of growth Palm Desert and the Upper Coachella areas experienced over the past few years as a basis for projecting future needs, the numbers begin to look rather crazy, with commercial space requirements increas- ing by leaps and bounds . The U.S . economy is presently going through a difficult phase and this may presage continued difficulties in the future. But the country (and the Palm Springs to Palm Desert area) have experienced periodic slowdowns in the past and bounced back with even greater vigor. However, slowing the expected growth rate to one-half of the present pace (with population growing at 4 percent and commercial space demand at 7 to 8 percent) , presents some interesting potential situations: Office space demand will still be substantial. The area would require roughly 70,000 additional square feet each year on the average. The projected surfeit of comparison goods space will be even greater with completion of the regional shopping center. There would be a surplus of roughly 500,000 square feet in 1985 rather than the projected 250,000 square foot surplus. The center may be able to attract patronage from a much larger geographic area than is presently anticipated, particularly if no other regional centers emerge in the upper valley, but even the remote potential for such a large surplus definitely suggests caution _ in the further dispersion of comparison goods retail space in Palm Desert in future years . 14 INTEROFFICE MEMORANDUM City of Palm Desert TO: MURREL FROM: JOHN SUBJECT: RESORT HOTEL SURVEY RESULTS DATE: APRIL 21, 1980 Per your request I surveyed the various resort hotels recommended by Commissioner Berkey to determine which hotels and ancillary commercial uses exist in said complexes. The six hotels surveyed included Riviera Hotel (Palm Springs) , Palm Springs Spa Hotel , Santa Barbara Biltmore, Arizone Biltmore (Phoenix) , Canyon Plaza Hotel (Palm Springs) and Hotel Del Coronado (Coronado) ; all but the Spa Hotel Ea me with the appropriate information. Telephone number for La Costa Hotel was not obtainable. Mr. William Barnett, General Manager of the Spa Hotel , said he would respond to a letter requesting said information; one was sent. Although I doubt we would receive the information in time for insertion into a Staff Report, we should have the information by the April 29th Commission meeting. The results of the hotels that responded to my inquiry are as follows: r - (1) fLRiviera Hotel :, (3) .Santa Barbara Biltmore: restaurant barber shop cocktail lounge beauty shop men's shop gift shop (books/mag. , art gallery medical , jewelry, clothes) beauty shop restaurant ladies ' shop gift shop (4� Arizona Biltmo—re: jewelry store drug store (2) [Hotel -Del�Coronado: Mexican import shop (clothes/home furn. ) two dining rooms tennis shop gourmet dining rooms golf shop deli jewelry shop snack bar convention center ocean terrace (outdoor lunch room) catering dept. arcade, with 20 gift shops shop that sells hand-made lobby shop (candy, books/magazines , linen, glassware and liquor, cosmetics) art prints hair salon shoe store (5)" Canyon Plaza Hotel dress shop gift shop gift shop jewelry store rent-a-car men/women clothing (2) newspaper book store dining room luggage shop outdoor cafe coffee shop 1 PLANNING COMMISSION RESOLUTION NO. 607 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF AN AMEND- MENT TO THE ZONING ORDINANCE TEXT, RELATING TO PERMITTED-USES IN PC(4) ZONE DISTRICT. WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 3rd day of June, 1980, hold a duly noticed Public Hearing, to consider amendment of the Zoning Ordinance reiA tive to Permitted Uses in the PC(4) Zone District; and, WHEREAS, said amendment has complied with the requirements of the "City of Palm Desert Environmental quality Procedure Resolution No. 78-32", in that the subject project has not been found to present an adverse impact on the environment and a Negative Declaration has been prepared; and, WHEREAS, as said Public Hearing, upon hearing and considering all testi- mony and arguments, if any, of all persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to recommend approval of a modified Zoning Ordinance Text Amendment: 1. That the Zoning Ordinance Amendment is consistent with the objectives of the Zoning Ordinance. 2. That the Zoning Ordinance Amendment is more consistent with the adopted General Plan and Redevelopment Plan. 3 That the Zoning Ordinance Amendment would better serve the public health, safety, and general welfare than the current regulations. 4. That the Zoning Ordinance Amendment would better clarify the permitted uses in the PC(4) Zon District. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend a Zoning Ordinance Text Amendment, as provided in the attached Exhibit, labeled Exhibit "A" to amend Municipal Code Sections 25.30.020, 25.30.240 and the addition of Section 25.30.025, specifying Permitted Uses in the PC(4) Zone District and other matters relating thereto. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 3rd day of June, 1980, by the following vote, to wit: AYES: BERKEY, KRYDER, MCLACHLAN, RICHARDS, MILLER NOES: NONE ABSENT: NONE ABSTAIN: NONE CHARLES MILLER, Chairman - ATTEST: PAUL A. WILLIAMS, Secretary /lr I 1 i PLANNING COMMISSION RESOLUTION NO. 607 Page Two EXHIBIT "A" 1. Section 25.30.020 SHALL READ AS FOLLOWS: 25.30.020 Uses permitted b a roved develo ment plan or conditiona use permit. The following uses are permitted upon approval . A. District commercial center (PC2) : Such uses include but are not limited to supermarket, professional offices, variety store, drug store, banks, hotel , and restaurants, except drive-in or drive-through; B. Regional Center (PC3) : Such uses include but are not limited to supermarket, department stores, banks, variety stores, professional offices, restaurants, except drive-in or drive-through, and general retail uses. C. Resort Center (PC4) : Hotels, restaurants, except drive-in or drive-through, entertainment facilities and related commercial uses; D. Specialty Commercial Center (PC1) : Medical related offices and research facilities, hotel facilities, and ancillary convenience commercial uses. 2. Section 25.30.025 SHALL READ AS FOLLOWS: 25.30.025 Related commercial uses permitted in the Resort Center Zone District. The uses considered to be related commercial uses shall be liberally construed as those uses customarily connected, associated, and affiliated with the principal uses established for the Resort Center Zone District. The following uses shall be permitted subject to approval as a part of the development plan or conditional use permit: A. Related to Hotels - Restaurants Entertainment facilities Appurtenant services and retail shops determined to be available for the convenience of the guests of the hotel such as: Art Gallaries Automobile Rental Agencies (where five (5) or fewer cars are kept on-site, and no maintenance is performed) Book and Card Shops Clothing and Apparel Shops Convention and Visitors Bureau General Medical Care and Services when provided ancillary to, and in conjunction with the operation of a hotel Gift and Accessories Boutiques (including small antiques) Health, Figure and Exercise Salons and Spas Jewelry Shops Liquor, Beverage and Food Items Shops (excluding grocery markets) Luggage Shops Optometrists Office Personal Care/Products Shops and Services (including barbering and cosmetology) Secretarial Services (including ancillary duplicating services) Sundries Shops (general merchandise) Tour and Ticket Agency Offices Travel Agencies Wearing Item Repair, Tailoring and Cleaning in conjunction with a hotel operation PLANNING COMMISSION RESOLUTION NO. 607 Page Three EXHIBIT "A" (continued) B. Related to Restaurants - Entertainment facilities General. Offices not exceeding 20% of the gross floor area . Appurtenant Services and retail shops determined to be available for the convenience of the patrons of the restaurant or related to the operation of the restaurants, such as: Art Gallaries Automobile Rental Agencies (where five (5) or fewer cars are kept on-site, and no maintenance is performed) Book and Card Shops Clothing and Apparel Shops Convention and Visitors Bureau Gift and Accessories Boutiques (including small antiques) General Medical Care and Services Health, Figure and Exercise Salons and Spas Jewelry Shops Liquor, Beverage and Food Items Shops Luggage Shops Personal Care/Products Shops and Services (including barbering and cosmetology) Sundries Shops (general merchandise) Tour and Ticket Agencies Travel Agencies Wearing Item Repair, Tailoring and Cleaning C. Related to Entertainment Facilities - Restaurants Appurtenant services and retail shops determined to be available for the convenience of the patrons of the facility and designated as an integral part of the entertainment facility D. Similar uses - The Commission may permit other uses which it may determine to be similar to those listed above. 3. Section 25.30.240 SHALL READ AS FOLLOWS: 25.30. 24 Resort Center Development Standards. The resort center concept is established to provide for the development of low-rise bungalow scale hotel , entertainment, and restaurant facilities with related commercial uses particularly for that area along Hi hway 111, westerly of the Palm Valley Channel . A development in the PC(4}q Zone District shall conform to the following development standards: A. The minimum site size shall be four acres. B. Hotels shall have a maximum density of thirty units per acre. C. The front yard setback shall be thirty feet. D. The rear yard setback shall be twenty feet. E. The side yard setback shall be fifteen feet. F. The maximum building height shall be thirty feet. G. For hotels, a minimum of forty percent of the site area shall be developed as usable landscaped open space and outdoor living and recreation area with an adequate irrigation system. H. For other uses, a minimum of twenty percent of the total site shall be in landscaping. 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 CITY OF PALM DESERT LEGAL NOTICE INITIATION BY THE PALM DESERT PLANNING COMMISSION OF A ZONING ORDINANCE AMENDMENT RELATIVE TO PER- MITTED USES IN THE PC(4) ZONE DISTRICT. CASE NO. ZOA 04-80 NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the Palm Desert City Council to consider an initiation by the PALM DESERT PLANNING COWISSION of an Amendment to Municipal Code, Section 25.30, Palm Desert Zoning Ordinance, regarding permitted uses in the PC(4) (Planned Commercial - Resort) zone district. SAID Public Hearing will be held on Thursday, June 26, 1980, at 7:00p.m. in the Council Chambers in the Palm Desert City Hall , 45-275 Prickly Pear Lane, Palm Desert, California, at which time and place all -interested persons are invited to attend and be heard. This request, if approved, will amend the Zoning Ordinance relative to permitted uses in resort commercial zone. SHEILA D, GILLIC-AN, City Clerk City of Pala Desert , California PUBLISH: Palm Desert Post June 12, 1980 � ;* �o M � $ � � \ . \ z Ul ° ` \ \ r [ - z 3 � k 5 R , » m . $ m\ ${) } . 0 CD G7 + ® J22 \\\ \ � \/ fb D .» cz w � :> \ ! k\\ 6§ ^ . � - \ i�( � y ] � WI �) � . C-n JUIN -2 1980 m N 9 � O lST ���c�t •'r m of pc' P A A NyC O Z � c i o i O1 m s yN y C O 9 Z n ro m 0 r r 3 o rn N O 0 n a M rD f 7 0 (p A-F O (D A I CD N G c� w a -S Ao m om rn fi w� A AAAA�A IA AAA. :2. 45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92260 TELEPHONE (714) 346-0611 NOTICE OF PREPARATION OF A "DRAFT" NEGATIVE DECLARATION The Director of Environmental Services has determined that the following listed projects will not have a significant adverse impact on the envir- onment and that a Negative Declaration should be adopted: CASE NOS. C/Z 01-80, CUP 07-80, DP 07-80 A request for construction of a commercial center to include a supermarket, retail spaces, savings and loan and a hotel/condominium complex with related recreational amenities located at the northeast corner of Highway III and Deep Canyon Road. --------------------------------------- CASE NO. ZOA 03-80 A Zoning Ordinance Amendment relative to Real Estate "Open House" Signs. --------------------------------------- CASE NOS. CUP 04-80 and VAR 04-80 A Rehabilitation of existing building and con- struction of an off-site parking lot located at the northwest corner of the intersection of Portola Avenue and North Palm Desert Drive and the northeast corner of San Jacinto Avenue and Alessandro Drive. --------------------------------------- CASE NO. ZOA 04-80 A Zoning Ordinance Amendment relative to permitted uses in the PC (4) Zone District. continued. . . Y Page Two CASE NO. ZOA 02-80 A Zoning Ordinance Amendment relating to the criteria for Directional Signs to be used for commercial buildings with courtyard or plaza tenants. An appeal from this determination may be made to the Planning Commission within eight (8)days of the date of posting of this public notice by filing an appeal in accordance with Resolution No. 78-32, with the Department of Environmental Services located at 45-275 Prickly Pear Lane, Palm Desert, California. If no appeal is filed within the said time, this determination shall become final . PAUL A. WILLIAMS, AICP Director of Environmental Services Date of Publ i c Noti ce \N. , O Date of Appeal Period Expires METHOD Of NOTICING: Posting "-t Mailing to owners of property within 300' Publication in newspaper Other mailing (agencies and other persons requesting notice) 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 May 14, 1980 CITY OF PALM DESERT LEGAL NOTICE INITIATION BY THE PALM DESERT PLANNING COMMISSION OF A ZONING ORDINANCE AMENDMENT RELATIVE TO PER- MITTED USES IN THE PC(4) ZONE DISTRICT. CASE NO. ZOA 04-80 NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the Palm Desert Planning Commission to consider an initiation by the PALM DESERT PLANNING COMMIS- SION of an Amendment to Municipal Code, Section 25.30, Palm Desert Zoning Ordinance, regarding permitted uses in the PC(4) (Planned Commercial - Resort) zone district. SAID Public Hearing will be held on Tuesday, June 3, 1980, at 7:00 p.m. in the Council Chambers in the Palm Desert City Hall , 45-275 Prickly Pear Lane, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. This request, if approved, will amend the Zoning Ordinance relative to permitted uses in resort commercial zone. PAUL A. WILLIAMS, Secretary Palm Desert Planning Commission PUBLISH: Palm Desert Post May 22, 1980 B j 45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92260 TELEPHONE (714) 346-0611 NEGATIVE DECLARATION (Pursuant to Title 14, Div. 6, Article 7 , Sec. 15083, of the California Administra- tive Code) Case No. : ZOA 04-80 Common Project Name ( if any) Applicant/Project Sponsor : Palm Desert Planning Commission Project Description/Location: Zoning Ordinance Amendment relative to permitted uses in the PC(4) Zone District. The Director of the Dept . of Environmental Services, City of Palm Desert , California, has found that the described project will not have a significant effect on the environment . A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid poten- tially significant effects, may also be found attached. \"� Paul A. Williams, AICP / Date Dir . of Environmental Services S NOTICE OF DETERMINATION (Negative Declaration) TO: ( X) Office of the County Clerk From: City of Palm Desert County of Riverside 45-275 Prickly Pear Ln. 4050 Main Street Palm Desert, Ca. 92260 Riverside, Ca. 92501 ( ) Secretary for Resources 1416 Ninth St. , Room 1311 Sacramento, Ca. 95814 SUBJECT: Filing of Notice of Determination in compliance with Section 15083(f) of the State EIR Guidelines. Project Title/Common Name Palm Desert Planning Commission (7.0A 04-80) State Clearinghouse Number if submitted to State Clearinghouse) Contact Person Telephone Number Area Code (714) 346-0611 Murrel Crump, Prinicipal Planner Project Location Project Description Zoning Ordinance Amendment relative to permitted uses in the PC(4) Zone District This is to advise that the City of Palm Desert has made the following determinations regarding the above described project: 1. The project has been approved by the City; 2. The project ( ) will ( X) will not have a significant effect on the environment; 3. An Environmental Impact Report was not prepared in connection with this project; and 4. A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. A copy of the Negative Declaration may be examined at the above City Hall address . Date Received for Filing Dated: LORD & ASSOCIATES,)INC. CONSULTANTS IN REAL ESTATE_ S. URBAN ECONOMICS March 26 , 1980 MEMORANDUM TO: Steven Fleshman, Ballew/McFarland FROt: Bruce P. Lord SUBJECT: Review of Stein/Gilroy Proposals for Commercial Office Uses on Parcels Zoned Hotel Resort As we understand it there are two separate projects where the question of integrating office uses into either commercial or hotel projects is being considered by the City of Palm Desert. In the first instance, the Gilroy property, your client is asking the city of a variance to allow office uses of some second story space in a major restaurant complex which he is developing on a parcel on Highway Ill across from the proposed Hahn shop- ping center. In the other instance the developer is proposing construction of a 40,000 square foot office complex as part of a major resort. This project is contiguous with the Gilroy project. The clty 's zoning will permit office space usage in hotel zones providing that such usage is consistent with a hotel resort complex. No precise definitions are provided, however. We gather, however, the city is also interested in making certain office space additions in the area are orderly and do not result in a large shift of office space users to the new build- ing, away from existing Palm Desert office buildings . In this memorandum we identify the personal, professional and business services that would seem to make sense for a resort complex. The outlook for growth in such services in the Palm Desert area over the next sevaral years is examined. Finally, we review comparison goods retail activity in the Palm Desert area and the implications of present land use trends and policies in the community with respect to future commercial needs . Office Space Users Supportive to Resort Hotels The vast majority of commercial tenants in hotels are retailers, mainly providing comparison goods shopping opportunities for guests . But nearly all major hotels have at least one or more office using tenants that are providing personal, professional or business services . We reviewed 8 major hotels in the Los Angeles and San Francisco areas to determine the characteristics of tentants . l ICentury Plaza , The Ambassador, Bonaventure and Hilton in Los Angeles; Staodford Court, Fairmonc, St . Francis, and Hyatt in San Francisco . 0950 PINE SWEET • SAN ri:ANC'SCO. CA 94115 • (4151 9J1 1915 A broad range of services was provided in all the hotels . The number of Limes any specific type of services tenant came up in these 8 hotels 1s preAented In the righthand column. As can be seen, barber shops and beauty shops appeared 7 times ; in 6 of the hotels there were general and professional offices of one fora or another. Exercise Spa 1 Stock Brokerage 2 General 6 Professional Offices , 6 Auto Rental 2 Optometrist I Financial Institution 1 Barber/Beauty Shop 7 Real Estate Offi^e 3 Limousine 3 Tours 5 Airline Offices 4 Photography 2 Ticket Agency 2 The City of Palm Desert permits "ancillary" or "supportive" office space uses in resort hotel zones. What this space is has never been fully defined, however. The majority of hotels , whether resorts or in urban areas, tend to have some office users. Space users in big city hotels are for the most part providing personal or general business services, although some are professional firms that may or may not have a direct linkage to the hotel. Urban hotels are patronized to a large extent by business men,, and locations providing close proximity to these persons is advantageous to some firms that provide business and professional services. Guests at resorts have somewhat different requirements, and we have listed in Table 1 those more specific personal, professional and business services that would tend to make sense in a resort community. Some of these may well be debatable with respect to their applicability, but it seems to us that a case could be made for all, as they do provide, in one form or another, services to visitors and resort guests which would be advantageous to have in close proximity. The categories revolve around miscellaneous personal services ; convention services; some professional services; and travel services. The personal services are very obvious; they represent services that resort guests frequently need and are not provided or are provided very inconveniently by hotels . Hotels rely heavily on convention business, and it is advantageous to have a number of services handy to facilitate management of these events . A stationery and engraving operation leases office 2 space in the Lodge at Pebble Beach, for example, and we were advised by management of the Lodge that this is a very busy and important service there. Photography services for taking pictures at gatherings is an important service. Banks would be useful to assist in the financial needs of conventioneers. Stock brokerage houses in resorts seem to be well supported, suggesting that guests like to have the opportunity to keep track of investments while on holiday; and medical services are attractive as guests tend to be older and have heavier reliance on medical services than du younger persons. Dentists, real estate and insurance brokers, and most professional categories, on the other hand, would seem to us to have little or nb applicability to a resort. This list is by no means all-inclusive, but rather suggestive of the types of office uses that would make sense in a resort environment. Table 1 SUGGESTED PERSONAL, PROFESSIONAL & BUSINESS SERVICES ANCILLARY TO RESORT HOTELS Personal Services Professional Beauty Shop Stock Brokerage Barber Shop Physicians Tailor, Seamstress Secretarial Service Health Club Masseuse Shoe Repair Laundry & Drycleaning Convention Services Travel Secretarial Service Stationery & Engraving Travel Agent Security Service Car Rental Agency Photography Sight-seeing Service Duplicating Service Airline Ticket Office Convention & Visitors Bureau Convention Decorators, Caterers, Managers Banks Source: Standard Industrial Classification Manual. 3 i Projected Office Space Demand, Palm Desert We gather that inclusion of commercial office space in David Ste.in's resort proposal was motivated by reluctance of lenders to participate if the project were exclusively a resort. They want, in other words , a package including somewhat more secure real estate to be included with the higher risk resort investment. One of the apparent concerns on the part of the city is that office space may be developed more rapidly than is warranted, with the result that tenants would leave existing buildings to move to new structures , leaving a correspondingly high vacancy rate in the older spaces. The question, then, is what is the apparent annual requirement for office space in the Palm Desert area? How rapidly, in other words , could the Stein and Gilroy spaces by absorbed without im- pacting the community 's office space market? There is no breakdown of employment in the Coachella Valley area prior to the 1970 census . The best data that are available are the Riverside County employment statistics . Inferences can be drawn from these data. Table 2 sho•:s the structure of employment in 1975 and 1979 in the county and growth in the individual categories or subcomponents . Total employment in the county grew from 350,000 persons in 1975 to 427,000 in 1979, an annual compound growth rate of 5 . 1 percent. Rapid growth in employment is one reason why Riverside County is presently apparently the most rapidly growing county in the state of California. Rapid growth in the desert area as a second home community is another. Some of the employment categories grr-i more rapddly than others but all except government and wholesale trade increased rather substantially . Retail trade, the services, and finance , insurance and real estaLe employ- ment increased by ❑early 50,000 during this 5 year interval, for a combined annual growth rate of 7.6 percent. These 3 categories accounted for approximately 45 percent of the county 's total 1979 employment. Services , finance, real estate and insurance accounted for 25 percent of the total. Although the structure of employment in Riverside County is somewhat different from the state as a whole, with the state accounting for a substantially higher percentage of persons engaged in manufacturing and considerably less in government, the share of total employment in these 3 categories was nearly identical to the state. Both had about 25 percent of its employment in services and finance, insurance and real estate . mile the employment composition in the desert is somewhat different from the county, the differences are not marked. The desert has substantially fewer people working in manufacturing jobs than the county, while construction employment is probably somewhat greater in the desert. Govern:aent amployment in the county is composed to a great extent of military personnel. Population growth in the Palm Springs to Indio area was considerably more rapid than Riverside County as a whole . The county Increased by some 4 Table 2 TOTAL WAGE & SALARY EMPLOYMENT, RIVERSIDE COUNTY, 1975 & 1979 Net Annual 1975 1979 Change % Change Total employment 350 .4 427.3 76.9 5 . 1 i Agriculture 17.5 . 1 Construction 12.8 29 .3 16 .5 23.0 Mining 2.3 2.6 . 3 Manufacturing 51 . 1 67.4 16.3 7 .2 Transportation & public utilities 19 .0 23.6 4.6 5 .6 Wholesale trade 13. 1 14 .4 1 .5 2.4 Retail trade 64 .8 89 .0 24 .2 8. 3 Services 68. 1 87.6 19 .5 6 .5 Finance, insurace & real estate 12 .6 18.6 6 .0 10.2 Government 89 .2 97 . 3 8. 1 2. 2 Unemployment rate 10. 1 6 .6 - - 5 94,000 persons between 1975 and 1979 , to a total Of 620,000, a 4 .2 percent compound growth rate over this 4 year period. The desert communities and their unincorporated environs increased on a combined basis by approximately 11.3 percent. This suggests that the Riverside County employment composition provides a helpful basis for projecting future employment in the desert., but thr:c that there will be important differences in the rates of growth between the two areas . Nearly all of the finance, insurance and real estate companies require commercial office space but only about 56 percent of Riverside County's services employment requires office space. Services such as hotels and motels , movies and other entertainment, many personal services , automobile and many other repair services , do not use conventional office space. Palm Desert probably accounts for about 30 percent of the Upper Coachella office-oriented employment at the present (no precise numbers are available) . This total should increase to on the order of 40 percent by 1985 , as Palm Desert is grcwing more rapidly and attracting more investment than Palm Springs of late . Palm Desert is becoming the center of the region 's population. Space required per office employee varies from 100 to 250 square feet, depending upon job function . Physicians require considerably more, on the order of 1,000 square feet on the average. We have assumed an average of 175 square feet per employee will be required over the next several years. Using these assumptions , it can be seen in Table 3 that roughly 580,000 square feet of commercial office space was probably required to accommodate Palm Desert's 1978 office employment. This requirement will expand to nearly 1 , 700,000 by 1985 , for a net anr -al incremental requirement of 155 ,000 square feet. We reviewed the experience in one major professional services category, physicians , and found that their numbers had increased from 162 in 1974 to 285 in 1979, an increase of 123 or 12 percent on an average annual basis during this 5 year period. In California the ratio of physicians is 218 per 100,000 population. In the Upper Coachella area extending from Indio to Palm Springs, the ratio is 268 (285 physicians for a population of approximately 106 ,000 persons) . We would expect the ratio to be somewhat higher in the desert. The population is very heavily weighted towards older persons ; 32.5 percent of the population is 62 years of ageand older, compared to 14 percent that are age 60 and over for the state of California as a whole . Older persons tend to spend a higher percentage of incomes on physicians 's services . Given this growth rate in physicians' s services, the area would require un the average of 25 new physicians annually over the next 5 or 6 years . 6 Table 3 OFFICE SPACE EMPLOYMENT 6 SPACE REQUIRED, ESTIMATED 1975 6 PROJECTED, 1985, CITY OF PADt DESERT Annual Net Rate of 1978 1985 Change Growth Population, Indio to Palm Springs areaa 106,300 224, 300 118,000 11 .3 Implied total employmentb 70 ,000 149,600 79 ,600 11.4 Services , finance , insurance 6 real estate c 17,500 37,400 1.9,900 11.4 Office space using 11,100 23 ,800 12, 700 11.5 Palm Desert share 3,330 9 ,520 6 , 190 16 . 1 Office space required (square feet) 582,800 1,666,000 1,083, 200 16 . 1 Sources : aCoachella Valley Association of Governments ; bSee Table 2; cSee text; F.I .R.E. represents 4.4 percent and services 20.5 percent of total employment; dAssume 100 percent of F .I .R.E. employment and 56 percent of service . See U.S . Department of Commerce, County Business Patterns , California; eSee text and Table 4; fAssumes 175 square feet per employee . ' 7 Table 4 PHYSICIANS, UPPER COACHELLA VALLEY COMMUNITIES, 1974 5 1979 Annual Change Percent Percent 1974 1979 1974/79 Change Change Palm Desert 42 113 71 169 .0% 22.0% Palm Springs 80 122 42 52.5 8.8 Rancho Mirage 3 2 ( 1) - 33. 3 - 6 .0 Indio 37 48 11 29. 7 5 . 3 Total 162 285 123 75.9% 12.0% Source: General Telephone Directjiy, 1974 6 1979. B Presently Palm Springs has the largest block of physicians--122 or 43 percent of the area's total . However, the most rapid growth in numbers has been in the Palm Desert area, with a net gain of 71 over the 5 year period, or 169 percent. The gain was inspired in part by desire to be reasonably close to the Eisenhower Mzdical Center, but also to locate in the desert area experiencing the most rapid population growth . Combining Palm Desert 's and Rancho Mirage 's physician count, the physician/population ratio is reasonably comparable to the Palm Springs area. We would expect total numbers of physicians to increase in Palm Desert ares by at least 90 over the next 6 years. This represents an annual requirement for 90,000 square feet of medical office space , in light of the average per physician space requirement of roughly 1,000 square feet . Comparison Goods Space Demand & City Policies Comparison goods sales have been expanding rapidly in Palm Desert and the outlook is for this to continue. The city' s policy is to encourage relatively widespread dispersion of such space . In light of recent and projected major additions to supply, it may well be advisable for the city to review this policy. Table 5 shows the growth in retail sales in the Palm Desert area since 1975 and the total amount of additional retail space that could have been supported in the area over this interval. Retail sales , which were $12 .5 million in 1975 , increased to $27. 7 million in 1979 . We deflated these sales by appropriate deflators, and found that the total increase was , In 1975 prices , on the order of $22.4 million, for a net change of nearly $10 million, a 15. 3 percent average annual increase over this 4 year period. Gains were substantial for all categories (including general merchandise stores, whose sales were virtually nonexistent in 1975 and were still comparatively low in 1979) . The amount of space required to accommodate these increased sales should have grown from the 211 ,000 square feet which was available in the community in 1975 , to over 380,000 square feet in 1979 . However, there was a 50,000 square foot surplus of space in 1975; an increase of 121 ,000 square feet would have been sufficient to accommodate growth in demand for comparison goods in the community between 1975 and 1979 . Using this experience as a basis , Palm Desert retail sales should expand to $52 million by 1985 , in 1975 prices , for a real gain on the order of approximately 130 percent over the 1979 level. This represents a 15 . 3 percent compound annual gain. Past sales gains were fueled by rapid growth in population and non-resident visitors attracted to the area. Population grew by 7 .8 percent and real income by 2 to 3 percent annually during this period, accounting for about two-thirds of the total annual gains In sales . Expenditures by tourists and other non-residents obviously accounted for the remainder. If this experience continues over the next five years there 9 Table 1 COMPARISON GOODS SALES b RETAIL SPAC17 REQUIREMENTS , CITY OF PAL14 DESERT, 1975 S 1979 , 6 PROJECTED, 1985 1979 Net Annual 1975 1979 Deflated Change % Chance 19 Retail sales (000) Apparel $ 4,900 $ 9,051 $ 7,803 $ 2,903 12. 3 $18,025 General merchandise (D) 841 662 662 64.0 529 Home furnishings 1,926 6,673 5, 133 3,207 28.0 11,857 Specialty goods 5 ,816 11, 120 8, 756 2,940 10.8 20,226 Total $12,642 $27,685 $22, 354 $ 9, 712 15 . 3 $51,637 product- ivity 1975 Norms Space Space required 1975 _ 1975 Surplus 1973 1985 (sq . ft.) Apparel $65 75 ,400 7,500 120,000 277,300 General merchandise 50 13,200 30,600 home furnishings 50 38,500 15,000 103,000 237, 140 Specialty goods 60 97,000 27 ,000 146,000 337, 102 Total 210 938 49, 724 381 ,879 882, 140 Source. 1975 Data from Lord 5 LeBlanc, Review of Future Commercial Land Requirements , City of Palm Desert California , January 7, 1977 ; 1979 data from State of California State Board of Equalization, Taxable Retail Sales in California. 10 would be a requirement in the community for some 882 ,000 square feet of retail space, an approximate 130 percent increase over the total amount that could be supported at the present time without creating windfalls or problems for existing retailers in the community . On the other hand, there are no reliable statistics on the actual amount of commercial space added to the community since 1.975. It is apparent, however, that a considerable amouut of space was added. Table 6 shows the dollar value of commercial building permits in Palm Desert between 1976 and 1979. These increased from 5533,000 in. 1976 to over $8.5 million by 1979. The city reports that it uses as a basis for valuing commercial permits $29 per square foot. This figure has been increasing over the last 4 years to account for inflation. Actual building costs are sub- stantially higher, but this provides a consistent basis for determining roughly how much additional square footage of commercial space has been added. Approximately 482 ,000 square feet of additional commercial space was constructed in the community over the past 4 years, over 120,000 square feet per year. This represents major projects only, those with values in excess of $100,000. Much of this space was defined as office buildings, but a quick review of what has happened in the community suggests that the vast majority of what was constructed was for retail use , including restaurants . Hence, in contrast to convenience centers in Palm Desert, where there has been no significant alteration in available space supply, there have been substantial additions to the comparison goods retail space inventory. One survey, taken by an E1 Paseo tenant's association, found that there will, by summer, be a 300 percent increase in the total inventory of stores in the El Paseo area over that which was available prior to 1978, from 76 to 305 stores . Of the 203 presently available for lease, 81 , or 40 percent , were presently vacant. T1iere were also an additional 102 individual stores under construction on or near E1 Paseo . Assuming an average of 2,000 square feet for individual shops, the 129 new shops added to the El Paseo area in these 2 vears alone would account for 258,000 square feet, or 150 percent of the total space justified in light of sales gains between 1975 and 1979 . 11 Table 6 ESTIMATED CO%M RCIAL SPACE ADDITIONS, 1976 to 1979, PALM DESERT Value of Estimated Commercial Cost Per Commercial Building Sq. Ft. of Space Permits New Space Additions 1976 $ 533000 $21. 10 25 ,300 1977 2,949,000 23.50 125 ,500 1978 926,000 26. 10 37 ,400 1979 8,524 ,000 29 .00 293,900 Total $12,982,000 482,100 Average Annual $ 3, 245,500 $26. 90 120, 500 Source: Security Pacific National Bank, California Construction Trends ; City of Palm Desert Building Department. 12 E1 Paseo Retail Stores , February , 1980 Constructed prior to 1978: 76 Leased 71 Vacant 5 Constructed since 1978: 127 Leased 51 Vacant 76 Total 127 Ready to lease : 203 Lease,i 122 Vacant 81 Under construction, El Paseo : 72 Adjacent to E1 Paseo: 30 Total possible 305 versus 76 2 .5 years ago In addition to the rather substantial increase in comparison goods space along E1 Paseo, the proposed Hahn Regional Shopping Center will add 750 ,000 square feet of retail space, including 5 department stores and 120 shops . This pro— ject has received preliminary approvals, and awaits resolution of a variety of other matters, such as participation on the part of the federal government in a number of capital improvement measures that will be required by the pro— ject. Assuming these measures are successfully dealt with, the community would have 250,000 square feet of comparison goods space over and above that which is projected for 1985 (see Table 5) . This suggests to us (1) introduction at one time of a massi--e amount of space in the Hahn Center could create at least temporary problems for all comparison goods retailers in Palm Desert, particularly along the E1 Camino, and (2) the city should be very careful about how much additional such comparison goods retail space it encourages outside of these two areas . It should give some 13 I serious thought, in other words , to concentrating shoppers'; attentions on these 2 areas, rather than encouraging widespread dispersal of such space, thus diluting the capability of these 2 areas to operate successfully . Convenience goods centers need to be dispersed to efficiently meet shoppers 's needs . Widespread dispersal of comparison goods retailers only weakens their potential to serve satisfactorily . Conclusions By using the incredible rates of growth Palm Desert and the Upper Coachella areas experienced over the past few years as a basis for projecting future needs, the numbers begin to look rather crazy, with commercial space requirements increas- ing by leaps and bounds . The U.S . economy is presently going through a difficult phase and this may presage continued difficulties in the future. But the country (and the Palm Springs to Palm Desert area) have experienced periodic slowdowns in the past and bounced back with even greater vigor. However, slowing the expected growth rate to one-half of the present pace (with population growing at 4 percent and commercial space demand at 7 to 8 percent) , presents some interesting potential situations: Office space demand will still be substantial. The area would require roughly 70,000 additional square feet each year on the average . The projected surfeit of comparison goods space will be even greater with completion of the regional shopping center. There would be a surplus of roughly 500,000 square feet in 1985 rather than the projected 250,000 square foot surplus . The center may be able to attract patronage from a much larger geographic area than is presently anticipated, particularly if no other regional centers emerge in the upper valley, but even the remote potential for such a large surplus definitely suggests caution in the further dispersion of comparison goods retail space in Palm Desert in future. years . 14 �-. m���c�- S a J l 45-275 PRICKLY PEAR LANE, PALM DESERT,CAUFORNIA 92260 TELEPHONE (714) 346-0611 May 14, 1980 CITY OF PALM DESERT LEGAL NOTICE INITIATION BY THE PALM DESERT PLANNING COMMISSION OF A ZONING ORDINANCE AMENDMENT RELATIVE TO PER- MITTED USES IN THE PC(4) ZONE DISTRICT. CASE NO. ZOA 04-80 NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the Palm Desert Planning Commission to consider an initiation by the PALM DESERT PLANNING COMMIS- SION of an Amendment to Municipal Code, Section 25.30, Palm Desert Zoning Ordinance, regarding permitted uses in the PC(4) (Planned Commercial - Resort) zone district. SAID Public Hearing will be held on Tuesday, June 3, 1980, at 7:00 p.m. in the Council Chambers in the Palm Desert City Hall , 45-275 Prickly Pear Lane, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. This request, if approved, will amend the Zoning Ordinance relative to permitted uses in resort commercial zone. PAUL A. WILLIAMS, Secretary Palm Desert Planning Commission 4 PUBLISH: Palm Desert Post May 22, 1980 II -_ rYt vytdss� I/Y1 ,G�ae( G . 6 O ( M4 ram- Sf M ctet&SCv% .rL. 6 )-o 6 C) 6W'I - o x 3 - co co ( J ,kv,p,.. ) ,,Zo6ei-`h' W. ryr sT�' Ss,o Xe.�n ccot i3ld . 8 Comas le�a►�. Cow�f' C.h t 1 u cc,j ejO 3-0se t, V11 lam- u.c.c l�t1'J �w► �'}�^.. r lose rA Los Alias eat 0 6�7 6� l- 303 - dos l I 1 P r u p+l cs m�r 111 Qcvelop�� co . 't3( 1 Lxjtl %G lte. 1p-lud,. 5 f'F 605 Y»lr u9t �lir.Cady lei S'OD*-�er { halm Ll^. 10 ' cn.�r C9Glt= Deg( ap xe , d- co w►�'(' ai�,b � caw+9'�-5 fir^. W ew Ti mad. C.19- `i a 6 6 d oil �ti�� �K..�.�.1 �a� fie• It 36c En. n Sr (�a.� ►�►� lies e•-t• � Gqr 41.� G o �6© (9 LA-.Gqo Cake.. A vP G(G,r,u«w , 6A 6 oo�S• 6aS - too oc8 3 gttl�sl a+. u An4-oc►1 1-1-ur^i so^ q- a r- z" 35� C,.). ( s�',rG q$(J. �'��{ 8 1 .s A C�A e1 oc) to G1� - loll - D Sep A E'• s + m1 G Gc9 dr• 6. rAAecw5 �D SE. Q kin ,4U #38O o f ;IL. a ,ke. W Z 5320 2 6Z� -` � � o - ozl I�w X ►1�.i�s R��►� L �.bs ��� -1 -G�4- - S O a 6 � 6 �-5- ��a - 0 6 0 � _ _ i� Oocj 1 01 0 1 dli i IO oof yu \ oo - oil _ Or-o - (sue - y 30 6&0 � �•Y s �Ll'54 Wo�14 1� . ✓ �,�. 80 cl INTEROFFICE MEMORANDUM City of Palm Desert TO: STAN SAWA FROM: PAUL WILLIAMS SUBJECT: PREPARATION FOR PUBLIC HEARINGS FOR COMMISSION DATE: MAY 2, 1980 MEETING OF JUNE 3RD The Planning Commission has initiated public hearings on Muncipal Code Amendments, please note a copy of the Resolutions attached hereto. I would like you to set up files for these cases, prepare the necessary legal notices, including notices to all property owners in PC(4) zone district for ZOA 04-80. Finally, we should sit down and talk about who should be preparing the reports on these matters. I hope you had a very enjoyable vacation. PAUL /lr I _ PLANNING COMMISSION RESOLUTION NO. 594 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, INITIATING A PUBLIC HEARING TO CONSIDER AN AMENDMENT TO MUNICIPAL CODE, CHAPTER 25.30 RELATIVE TO PERMITTED USES IN THE PC(4) ZONE DISTRICT. CASE NO. ZOA 04-80 WHEREAS, the Municipal Code, Chapter 25.82 provides that the Planning Commission may initiate a Public Hearing for the purpose of recommending amendments for the Zoning Ordinance Text to the City Council ; and, WHEREAS, the Zoning Ordinance Text "Municipal Code Title 25" contains specific permitted uses within the Planning Commercial Resort Zone Districts "Chapter 25.30"; and, WHEREAS, the Planning Commission deemed it necessary to consider said chapter for possible expansion of and/or a revision to the permitted uses. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. The above recitations are true and correct and constitute the considerations of the Planning Commission in this matter. 2. That the Secretary to the Planning Commission is hereby requested to schedule a Public Hearing on June 3, 1980, for -consideration of an amendment to the Municipal Code, Chapter 25.30, relative to permitted uses in the PC(4) Zone District. PASSED, APPROVED and ADOPTED at a regular meeting of the Desert Planning Commission, held on this 29th day of April , 1980, by the following vote, to wit: AYES: BERKEY, KRYDER, MILLER, MCLACHLAN NOES: NONE ABSENT: NONE ABSTAIN: NONE CHARLES MILLER, Chairman ATTEST: PAUL A. blILLIAMS, Secretary /lr I . I