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ZOA 16-262 UNIVERSITY NEIGHBORHOOD 2016
City of Par Desert I Department of Community Development CHANGE OF ZONE APPLICATION 73-510 Fred Waring Drive • Palm Desert•California •92260•(760)346-0611 • Fax(760)776-6417 Applicant: _Telephone: Mailing Address: 7 S- S/o ti,� [f/v�r �� Fax number: City: State: Zip: 'WO Email: Property Owner: Telephone: Mailing Address: Fax number: City: State: _Zip: Email: Representative: S! „2 N Telephone: Mailing Address: Fax number: City: State:_Zip: Email: Please send correspondence to(check one): Applicant Property Owner Representative Project Address(s): Assessor Parcel Number(s): Existing Zoning: PIz S General Plan Designation: Proposed Zoning: ONSP REQUEST (Describe the nature of approval requested): U.nivevst� uek�l+bwlnwd Property Owner Authorization: The undersigned states that they are the owner(s) of the property described and herein give authorization for the filing of the application. Signature Print Name Date Applicant/ Representative Signature: By signing this application I certify that the information provided is accurate. I understand that the City might not approve what I am applying for and/or might require conditions of approval. Signature Print Name Date OFFICE USE ONLY PROJECT NO: a` ZG7— DATE: ?1616 2oA ACCEPTED BY: r City of Palm Desert Change of Zone Application 1. PURPOSE: The zoning map may be amended by changing the boundaries of any district in accordance with the procedures described in Section 25.84 of the Palm Desert Municipal Code.Staff will investigate the request, prepare a report and recommendation, publishes legal notices, and notifies the applicant and adjacent property owners of the public hearings. Since a public hearing is required before the Planning Commission as well as the.City Council, and since the zoning map can only be amended by ordinance, the average review period for a change of zone application is eight (8) to fourteen (14) weeks. If the Planning Commission denies a request, the applicant may appeal the case within 15 days before the City Council. If denied by the City Council,no similar change of zone application may be filed for one(1)year after the date of denial. II. SUBMITTAL REQUIREMENTS: 1. Complete application form filled out with required signatures. 2. Any and all required plans and exhibits as described in the application. H. PROCEDURE: 1. Applicant to submit complete application to the Department of Community Development for staff review. Staff will investigate the request, prepare a staff report with a recommendation, publish legal notices, and notify the applicant and adjacent property owners of the public hearings at Planning Commission and City Council. 2. The proposed change of zone will be presented to the Planning Commission, typically within 6-10 weeks from the time is submitted to staff.Some cases may take longer. 3. The proposed change of zone will then be presented to the City Council for final approval, typically within 4-6 weeks from the Planning Commission decision. Ill. SUPPORTING DATE: 1,. Name of Applicant: 2. This request is made for property described as(exact legal description): 3. Total area of site: (if more than one zone requested,give subtotal for each) 4. Existing Zoning: 5. Proposed Zoning: 6. General Plan Designation: 7. Assessor's Parcel No.: 8. The property is located at: (street address) 9. Between and (street) (street) 2 00 City of Palm Desert Change of Zone Application 10. The present use of this property is: 11. The applicant offers the following reasons to justly the request for a Change of Zone: 3 City of Palm Desert Change of Zone Application OWNER AND/OR OWNER'S AUTHORIZED AGENT AFFIDAVIT STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) CITY OF PALM DESERT ) I, (we), being duly sworn depose and declare to the best of knowledge that the (my/our) foregoing is true and correct under the penalty of perjury: EXECUTED AT: (CITY) (STATE) DATE: (MONTH) (DAY) (YEAR) APPLICANT, OWNER AND/OR OWNER'S AUTHORIZED AGENT: (Print Name) (Signature) (Mailing Address) (City, State and Zip) (Area Code)Telephone Number 4 w CITY OF PALM DESERT COMMUNITY DEVELOPMENT I PLANNING DEPARTMENT PROJECT REVIEW TIME LOU CASE NO.(s): PROJECT DESCRIPTION/LOCATION: DEPOSIT: : TIME(MIN. DATE CODE TASK DESCRIPTION NAME PLN. CLRL(INIT.) TIME TIME 4 1 Adjustments 2 Appeals 3 Singledamlly Review(ARC) 4 Misc.Residential Review(ARC) _ 5 Commerdal Review(ARC) 8 Change of Zone 7 General Plan Amendment 8 Conditional Use Permit 9 Precise Plan 10 Tentative Tract Map 11 Variance 12 Environmental Assessments 13 Parcel Map 14 Parcel Map Waiver j 0 ' ��s City of Palm Desert Community Development/Planning v P f3JET'3ttY` ICHEC -HIS Name: Case Number: Address Date of application submitta Date letter was sent to applicant (for all projects) I. Does the application meet all required and needed material listed in the application? YES NO (if no, list what is missing) Comments: IL Circulation of documents Dates (circulated, due by, received) Public Works Building & Safety Police Fire Community Service/ Frankie &Art in Public Landscaping Other Agencies (list) III. Does the project meet all zoning requirements? Standards Project Lot Area Coverage Height Front Setback Rear Setback Side Setbacks Parking Landscaping City of Palm Desert 41 . Community Development/Planning OJEGMA = C S IV. Environmental Categorical Exempt Statutory Exempt Neg Dec (sent legal notice to County Clerk on: Mitigated Neg Dec (sent legal notice to County Clerk on: EIR V. General Architecture and Site Plan Design Great Comments: Ok I�J Comments: Needs Work I� Comments: i VI. Staff Meetings APN ADDRESS EXISTING ZONE CASE NO(S) APPLICANT(S) (name, address & phone number) DESCRIPTION SQUARE FT. MIN. SO. FT. PARKING MAX. SO. FT. NO. OF LOTS AVG. SQ. FT. SETBACKS: FRONT SIDES REAR x � i AN 0 M 9A , .' ARCHITECTURAL REVIEW LEI 73M PLANNING COMMISSION - ., bA`I':E, `,.> JLI�f� SJ #tI� FES€?L `1IIsi N ... CITY COUNCIL RE QL m IN ! RECORDED IN GIS DATA BANK BY DATE: ZONING MAP CORRECTED BY DATE: FINAL INSPECTION DATE BY PROJECT PLANNER: See Case No . GPA 16 = 261 t Ile CITY OF PALM DESERT COMMUNITY DEVELOPMENT DEPARTMENT PLANNING COMMISSION MEMORANDUM To: Planning Commissioners From: Ryan Stendell, Director of Community Developme t Date: October 14, 2016 Subject: Changes to University Neighborhood Specific Plan (UNSP) Staff has received a range of thoughtful comments and suggestions through the public review period and the following clarifications and refinements are being made to the UNSP. There are no changes to the vision, policies, development capacity or design intent. Below is an overview of the main changes, not an exhaustive list of every edit. Staff is happy to provide further information in response to any questions. 1. Reorganized and strengthened Chapter 2. This includes clarifying that discussion and diagrams of the University campus area and other properties outside the UNSP area are for the purpose of establishing the context for the UNSP. Specifically, to clarify the importance of and rationale for circulation system connectivity and range of housing types and other uses. We also added a few new illustrations and short descriptions of the design intent for the UNSP, and a short overview of the regulatory approach to better explain the plan diagrams that were already there. 2. Adjusted the Planning Sub-area boundaries in Section 2.2 to better align with existing property ownership boundaries. 3. Added a second master plan illustration — on page 2-13 - to emphasize that the standards of the UNSP allows for a good deal of flexibility in the street network layout and arrangement of blocks as final decisions are made as to which housing types will best respond to the vision of the UNSP and the market. 4. Added a new Neighborhood Avenue street type in Chapter 3, providing for a main through street with a median. And updated Neighborhood Street illustrations to include more houses with driveways from the street and better streetscape landscaping. 5. Provided an illustration of a "rosewalk" housing type (see page A-23) with dwellings fronting a small shared garden with garage access from stub alleys behind. This type was allowed but not illustrated in the previous draft, and may be particularly suitable along existing arterial or collector streets and neighborhood edges. This type provides active frontages along the existing streets, rather than back walls, and provides good pedestrian connectivity while reducing the number of vehicular connections required to those existing streets. 6. Refined some of the numerical standards in the tables in Chapter 4 to better reflect and accommodate certain housing types that we believe would be desirable. This includes clarifying the requirements for useable yard spaces for housing — some of the earlier numbers were off. And adjusting and clarifying lot width and depth requirements, and adding a provision allowing the Director to approve narrower lot widths for houses and pairs of houses that place garages at the rear of the lot with narrow drives running down the side yard. 7. Language and a provision have been added for flexibility in allowing the Director to approve residential densities up to 60 units per acre in the Neighborhood Center, on the condition that the units be small and the parking ration be around 1 per unit. This is consistent with the intentions of the City's current Senior Housing Overlay zones, which recognize that a project made of small units and fewer parking spaces can fit more dwellings per acre into the same "development envelope" (probably with less traffic generation)as a project made of larger units and more parking per unit at lower DUA counts. 8. Made a wide variety of small corrections, adjustments and clarifications throughout the document. 4 i Acknowledgements City Council: City Staff: Robert A.Spiegel,Mayor John Wohlmuth,City Manager Jan Harnik,Mayor Pro Tern Rudy Acosta,Assistant City Manager Sabby Jonathan,Council Member Ryan Stendell,Director of Community Development Susan Marie Weber,Council Member Lauri Aylaian,Former Director of Community Development* Van Tanner,Council Member Martin Alvarez,Economic Development Director Janet Moore,Housing Director Planning Commission: Mark Greenwood,Public Works Director Tony Bagato,Principal Planner and Project Manager* Sonia Campbell David Hermann,Public Information Officer Nancy DeLuna Q t iercks,Transportation Engineer John Greenwood Joseph Pradetto tc..rtWy The Design and Consultant Team: Sargent Town Planning David Sargent,AIA,Principal Juan Gomez-Novy,Senior Project Manager Bill Dennis,Consulting Senior Designer David Day,Consulting Senior Designer John Baucke,Consulting Development Advisor PeterVanderWal,Senior Urban Designer John 1J"Zanetta,Consulting Illustrator Yuan Liu,Urban Designer Gabriel Barreras,Urban Planner Andrew Petrovsky,Urban Designer* Raimi+Associates Matthew Burris,Associate Principal Melissa Johnson,Planner Special thanks to the many other officials,Chamber of Contact: Commerce representatives,neighbors and citizens who participated in the preparation of this plan. David Sargent,AIA Sargent Town Planning 706 S.Hill Street,l2th Floor *indicates person no longer with the listed organization. Los Angeles,CA 90014 Office: (213)599-7980 E-mail:DSargent@SargentTownPlanning.com XII 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Summary of Comments on Palm Desert UNSP EDIT (EQ.pdf Page: 2 Numbe,1 Author eceja Subject:Sticky Note Date:9/16/2016 9:45:17 AM Update Staff include: .for John Wohlmuth Lauri Aylaian,City Manager Eric Ceja,Principal Planner Tony Bagato"Former" One very important point to note: The maximum quanti- Chapter 3• Neighborhood Structure ties of housing and commercial development listed in this chapter are based on a mix of development types,includ- & Public Realm ing single-family detached homes,single-family attached This chapter defines the street network,block structure and homes,small-scale multi-family housing types,with mixed- public realm design of the Plan. The intent is to provide use and larger multi-family building types in the neighbor- high levels of connectivity and walkability-and a seamless hood center area(s). The maximum housing numbers network of high quality,human-scale public space-while listed in Chapter 2 cannot be attained unless such a mix allowing a good deal of flexibility in the final layout of of types is provided. Simply dividing the minimum lot blocks in order to accommodate a variety of housing types. size into the available acreage will not yield the maximum The public realm will be the unifying element of the neigh- intensity allowed by the plan,since all three neighborhood borhoods,such that each"phase"or"project" zones allow for residential types that provide more than one A short overview of the main points by section: dwelling per lot. It is projected that the greatest long-term value and benefit to the community will be created by such 3.1 Neighborhood Framework Plan: This describes the a mix of housing types. structure of the Plan,starting with existing and planned major street that are substantially fixed in their location, while their final alignment may vary slightly from what is 1 ily.1111TA TIT • ' �� ® Campus Core,Near-term Opportunity Campus Long-term Opportunity Mixed-use Neighborhood Center -� - Residential Neighborhoods r ff • �� Open Space Center �•� Greenway/Prioritized Bicycle Route �, —••— UNSP Boundary Jill • yr_ L.. 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 08.08.16 XV CHAPTER I: INTRODUCTION THE SPECIFIC PLAN AREA I SECTION 1.2 1 .2 The Specific Plan Area Specific Plan Area Location & Boundaries The UNSP covers approximately400 acres within the City Desert Willow Golf Resort to the South of Frank limits,3 miles north of the City's center and civic core. The Sinatra Drive;and, Plan Area-a part of the larger University District-is bor- Single-family developments and vacant land to the dered by Gerald Ford Drive on the north,Frank Sinatra Drive west of Portola Street. on the south,Portola Avenue on the west,and College Drive and Technology Drive on the east. Lying to the south of the The planning and design of the UNSP incorporates the ma- t 1-10 Freeway,the University District is a primary gateway in jor streets and infrastructure previously constructed per the the City of Palm Dese(s�the larger Coachella Valley. "University Park Plan';adop Q i a General Plan Revision The Specific Plan are ativelyflat with slight rolling to- (Community Facilities Distric 5-1). The plan established 17 parcels on approximately 268 acres of undeveloped land pography and slopes gently towards the east,bounded by: to consist of mixed-use,residential and commercial uses, • The partially developed Millennium Specific Plan area a golf course and other open spaces. The existing collec- to the north of Gerald Ford Drive,planned for mixed- for streets(College Drive,University Park Drive,Technology use development; Drive and Pacific Avenue)and related backbone infrastruc- • Existing commercial and multi-family development to ture were constructed between 2006 and 2007.However, the east of College Drive; the subsequent economic recession prevented completion • The University of California Riverside Palm Desert of the University Park. Campus(±35 acres)and planned Cal State University Since 2007,the Specific Plan Area has remained largely San Bernardino Planning Area(±155 acres)to the east undeveloped,with the exception two community parks that of Cook Street; together total 5 acres. FIG. 1.3 UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AREA AlEiRAILD FO f D YX 'PIP z a 00 000 � i. t f` r1 i m •]GF� )lam df cORD ir 0` ''�RaNK 57�td7RA DR / ' fir• - CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 08.08.16 1-3 Page: 17 Number.1 Author eceja Subject:Sticky Note Date:9/16/2016 10:02:52 AM Acreage consistency-400 ac.vs.268 ac. Number.2 Author:eceja Subject:Sticky Note Date:9/16/2016 10:03:47 AM Not sure this is accurate given the grade changes from Frank Sinatra to Gerald Ford. SECTION 1.5 1 PLAN PREPARATION PROCESS I CHAPTER I: INTRODUCTION 1 .5 Plan Preparation Process A. Process Overview To ensure that the University Neighborhood-beyond sim- Milestone reviews for the Specific Plan included: ply meeting the City's 2035 General Plan objectives-also July 9,2015,Palm Desert City Council-Plan Design provides the types of new opportunities to live,work,shop Principles and Concepts; and play that meet the needs of t�ity of Palm Desert's existing and future residents,t I . ersity Neighborhoods August 18,2015,Palm Desert Planning Commission- were planned in close coordination with the preparation Plan Design Principles and Concepts; of the 2035 General Plan Update,and utilized a focused December 18,2015,General Plan Technical Working engagement process to obtain input from community Group overview and discussion of Administrative stakeholders and adjacent property owners. Draft Specific Plan; With the initiation of this planning effort,the design Fall 2016,Palm Desert Planning Commission-Public team conducted a comprehensive review of existing site Draft Plan Review; characteristics,previous plans within the Plan Area,the Fall 2016,Palm Desert City Council-Public Draft Plan Envision Palm Desert Strategic Plan,and 2035 General Plan Review and adoption; Update policy direction for the University District. Initial design concepts were reviewed with City staff and affected The feedback and comments received throughout the plan property owners to ensure that they were relevant to the preparation process guided the revisions and refinement of City of Palm Desert and its residents and based on accurate the UNSP. information. This preparation included: B. Organization of the Specific Plan • Aerial photography,surveying and entitlement Based on the consensus reached by the City Council,Plan- research for the site and adjoining properties; ning Commission and subsequent meetings,the design • Review of historic maps and photographs of the team prepared this Specific Plan. The UNSP is organized City of Palm Desert,identifying the urban design into seven sections and appendices that serve as a refer- elements-primarily street types and building types ence manual for all future developments in the planning -that are indigenous to Palm Desert; area.The UNSP provides required Development Standards • Review of relevant City of Palm Desert General Plan (Chopter4)with references to further Guidelines throughout policies and zoning regulations; the UNSP document.All topics are in accordance with the California Government Code for Specific Plans. • Review of available environmental data relative to the University Neighborhood area and surrounding t• Introduction.The introduction describes the properties; intent and purpose of the Specific Plan and the University Neighborhood's context within the City, • Review of the design and capacity of existing including an overview of the Specific Plan's use as a roadway and utility systems adjoining and serving tool to implement the City of Palm Desert's General the University Neighborhood area; Plan,demographics analysis,and existing market The planning team worked collaboratively with City staff conditions. This section also describes the land-use and property owners to review and test plan alternatives goals,policies and programs. and design concepts and to determine the appropriate 2. Neighborhood Form and Character.This section development potential of the Plan Area,and presented describes and illustrates the form,character and uses these to the General Plan Technical Working Group for of the UNSP area and explains the underlying design review and input.During these conversations,a wide range principles. issues related to land use,circulation and access,economic development,and community design character were dis- 3. Neighborhood Structure and Public Realm.The cussed and resolved. UNSP is essentially a collection of various projects, neighborhood scales,densities,land uses,economic opportunities and environmental challenges.The 1-6 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 2.1 1 VISION PLAN I CHAPTER 2: FORM AND CHARACTER 2.1 Vision Plan A. The Opportunity Beginning in 2013 with the Envision Palm Desert strategic '- - planning process,and continuing in 2014 and 2015 with the 2035 General Plan Update process,the City and Community of Palm Desert have invested significant financial,social and political capital to planning a future for Palm Desert that will build on its historical strengths while positioning 'i`� y ittocapturethe valueof shifting demographic trends and 1t, regional priorities. t s Through this process,2 districts in particular have been identified as presenting unusual opportunities for new sus- Y tamable development of high long-term value,positioned at the crossroads of what Palm Desert has been and what it aspires to become.The first is the City Center and Highway Z— 111 Corridor,for which anew vision plan and implementa- tion standards ham+�,Fn prepared. Existing University buildings,the°seed"of the core campus. The second is th 0-acre UNSP,bounded on the north and east by Interstate 10,on the south by Frank Sinatra Drive,on the west by Portola Avenue. Within this district, P by a combination of good planning and good fortune,the following well-aligned circumstances are found: • A 168-acre campus site for a Palm Desert branch �- campusofCaliforniaStateUniversityatSan Bernardino(CSUSB),and several existing academic -, ] 00 AC - buildings. Anew master planning process underway as of - December 2015,with a focus on connecting the r' campus with surrounding neighborhoods. C. • Over 75 acres of commercial office and research and Existing collector street-College Avenue-inthecenterofthe development land adjacent to the campus site. planned UNSP,surrounded by vacant opportunity sites. Existing multi-family housing and commercial development along the west side of Cook Street across from the campus site,and new single-family neighborhood just to the east of the campus site. • A vacant City-owned parcel of 170 acres at the 1 southwest corner of the UNSP,intended for the i development of a mixed-use,walkable,sustainable neighborhood. • Over 300 acres of vacant land in the northwest portion of the district,the owners of which have invested in significant infrastructure and share the City's interest in developing neighborhoods — positionedtotakeadvantageofconnectionstothe university and other amenities. Existing commercial center at Cook and Gerald Ford Drive. 2-2 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Page: 30 Number.1 Author:eceja Subject:Sticky Note Date:9/16/2016 10:08:09 AM Why are we discussing the'Vision Plan"under the Chapter for Form and Character? Should these be its own chapter? Number.2 Author.eceja Subject:Sticky Note Date:9/16/2016 10:08:27 AM Again,inconsistency with 400 acres SECTION 2.2 1 CAMPUS, CENTERS & NEIGHBORHOODS I CHAPTER 2: FORM AND CHARACTER B. Neighborhood Centers • Campus design best practices in a desert climate Located at the juncture of major crosstown streets and dictate a compact campus core footprint,and it is likely primary neighborhood access streets are neighborhood that near-term campus development can be contained centers,within which smaller or larger amounts of neigh- within the southwest portion of the campus site, borhood-serving commercial shops and restaurants may be bounded by Berger Road and University Park Drive. located,along with potential employment-supportive office • The largely undeveloped condition of the campus space and multi-family housing. site,the small footprint of near-term university These centers are positioned to draw customers from both development,and the expressed interest of the the passby traffic on the major streets-as existing shopping university and the City in seamless integration of the centers throughout town currently do-and also from the campus and town present a remarkable opportunity for adjoining neighborhood. Access from the neighborhood is a collaborative planning effort to define the character possible by car,on foot or by bicycle along neighborhood and use of all the campus edges. streets and/or along a small"main street"that connects into Th UNSP suggests certain elements of that integration and the neighborhood. As described in detail in Sections 3.2 and connection,which future cooperative planning between the 3.3,the neighborhood street network is designed to encour- City and the Master Developer(s)will develop. age access from the neighborhood by active modes,and to discourage through traffic from using these streets as a shortcut. CONCEPTUAL • ONO WKWED0 1 ® Campus Core,Near-term Opportunity k Campus Long-term Opportunity © Mixed-use Neighborhood Center ` Residential Neighborhoods a,4t�+cwypaan, ' Open Space Center ---)o Greenway/Prioritized Bicycle Route —••— UNSP Boundary o R r• „> I, e/1MPU5 Is L•: 2-4 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Page: 32 ..-Number.1 Author eceja Subject:Sticky Note Date:9/16/2016 10:11:30 AM Needs to be updated to show Millennium correctly.Also,campus should just be labeled'long term opportunity"since we do not know their ultimate land use pattern.Why are the adjacent apartments and commercial centers neglected? SECTION 2.2 1 CAMPUS, CENTERS & NEIGHBORHOODS I CHAPTER 2: FORM AND CHARACTER C. The Neighborhoods As outlined in the Conceptual Framework Plan(Figure2.1), the planned neighborhoods to the west of Cook Stree An 1 south of Gerald Ford Drive are the primary focus of this p an, and the area for which it provides land use and development standards and guidelines. Bordering most of Cook Street in this area are a mix of existing . w commercial and multi-family development,which is regulated by the Zoning Code,not this Plan. To the north of Gerald Ford Drive is a mixture of existing commercial development and planned residential and commercial development. This Plan - provides recommendations for refinements to the design of Gerald Ford Drive,for the manner in which complete streets connect across and future development fronts onto Gerald Single-family homes with varied scales and architectural styles Ford Drive. will foster attractive and unique neighborhoods within the UNSP. This plan provides detailed land use and development standards,infrastructure and public space standards for the undeveloped land south of Gerald Ford Drive and bounded by Portola Avenue,Frank Sinatra Drive,and Cook Street. The walkable,mixed-type neighborhoods planned for this �- area are defined by the following characteristics: _ • Single-family detached houses ranging from very large to quite modest-as well as single-family attached e dwellings and small multi-family buildings-may be ! intermixed within a single,unified neighborhood area, based on their sharing certain unifying scale,massing and frontage design characteristics. • All streets and other open spaces-and the buildings that front them-are scaled an oriented to the Multi-family building types maybe designed with compatible pedestrian to encourage walking and biking as an scales,architectural styles and frontages that successfully integral part of daily life and to promote the healthy intermix with adjacent single-family homes. active lifestyles. • The neighborhoods are seamlessly connected to neighborhood centers that provide commercial goods s and services,jobs,and additional housing options within a comfortable walk or bike ride from the ( neighborhoods. The housing types within these neighborhoods are intended i meet the needs of a broad range of households,varying by Y household size,income,tenure and lifestyle. It is expected that a number of key demographics not currently attracted to much of Palm Desert's existing housing stock-students, young professionals,young families,empty nester couples, _ - - singles and others who prefer living close to school or work l or commercial amenities-will find the UNSP neighborhoods Shaded and well-landscapedstreetscapesare vital to creating a very appealing. pedestrian and bicycle-oriented environment. 2-6 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 2: FORM AND CHARACTER I CAMPUS, CENTERS & NEIGHBORHOODS I SECTION 2.2 The planned housing types are illustrated in some detail in seeking to recruit and retain the best students coming out of Appendix A.l an�f this plan,and are expected to include the university and the top talent throughout the region. single family de d homes of many sizes;single-family Described in detail in the following Public Realm discussion attached dwellings in the form of rowhouses,duplexes,quad- (Section 2.3),the neighborhood environment in which these plexes and bungalow courts;and multi-family housing in the new housing types are to be delivered is characterized by form of California courtyard buildings,town-scale apartment complete streets with calmed traffic and very high quality buildings,and upper Floor apartments or condos above pedestrian and bicycle accommodation and grange of neigh- ground Floor retail or office spaces in neighborhood centers. borhood parks and greens,which weave a distinctive Palm Outlined in Section 1.7,Palm Desert's 2035 General Plan will Desert landscape throughout. This integrated and immersive implement multi-modal transportation with an emphasis on public realm environment provides an ideal setting for active active modes-walking and biking-and mixed-use neighbor- transportation modes,family recreation,and sustainable hood development as key strategies for a more sustainable stormwater management. It also financed through long-term future. Those values and objectives are perfectly aligned with value recapture mechanisms-and by its quality enhances the Plan's stated goal of creating a set of interconnected neigh- long term value of the housing-to support the long-term borhoods and centers around the campus that can deliver the fiscal health of the City. active urban lifestyle options most sought after by students, faculty and staff,and by start up businesses and employers FIG. 2.2 DISTRICT CENTER CONNECTIVITY&PEDESTRIAN SHEDS O.ZS-mile Radius f (walking distance) ff , M j 0.5-mile Radius } 9 bikin distance) (biking / , ; `\ / < . —••— UNSPBoundary o \ ! r \ r / t •t �3 q 1 a f : � t 1 I 1 t r ! L /Xf 5M{,1 Ya` _... _ _ ` - !'l 4 i!'A•t.MNKS � ogF• /� CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 08.08.16 2.7 SECTION 2.2 1 CAMPUS, CENTERS & NEIGHBORHOODS I CHAPTER 2: FORM AND CHARACTER 1 The University Neighborhood is characterized by a unique Table 2.1,on the following page,identifies the an 1cipated range and combination of land uses,building scales and quantities of development within each sub-area and Table 2.2 streetscape designs,organized into seven supta bfTreas(Fig.2.3) identifies the potential development within each zone. and four zones(Fig.2.4,opposite). I NEIGHBORHOOD 1 ! e GERALD FORD DR + .� € :.. f� .z.-•^=,fig — z z O SB A 5A G 2C 2A O U s PRANK SINATRA OR 2-8 08.08.16 ( CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Page: 36 4,Number 1 Author.eceja Subject:Sticky Note Date:9/16/2016 3:36:30 PM "maximum vs.anticipated"? or anticipated and potential? ,,.;Number 2 Author eceja Subject:Sticky Note Date:9/16/2016 3:36:33 PM Should be noted that Fig.2A is shown for conceptual purposes and that the land use configuration is subject to change.What is important is Table 2.1 which specifies the acreage and units. CHAPTER 2: FORM AND CHARACTER CAMPUS, CENTERS & NEIGHBORHOODS ( SECTION 2.2 FIG. 2.4 ZONES NA SHORE DR Legend Neighborhood Center(NC) •I Q Neighborhood Medium(NM) Neighborhood Low(NL) GERA'LD FORD DR Open Space(OS(( t � a z O ♦ k I,s y'.,--�,r — _ �., `�, I t . —41 WIN FRANK SINATRA DR r� CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 08.08.16 2-9 1 PUBLIC REVIEW DRAFT 3 .0 Neighborhood Structure and Public Realm 4a Ly t pp .t, u 10 The foundation of sustainable development is neighborhood pattern. The Section Page basic layout of streets and blocks-prioritizing walkability and pedestrian comfort over vehicular speed and capacity-is the most basic requirement 3.1 Neighborhood 3-2 Framework Plan of sustainability,enabling a balanced mix of transportation choices biased toward active modes rather than motorized modes. Withoutp1such a 3.2 Subdivision Standards 3-4 network of walkable streets and small blocks,no quantity of bioswales,solar panels and electric vehicle charging stations can achieve true,long-term 3.3 Street Type Standards 3-12 sustainability. 3.4 Public Frontages 3-22 The public spaces of the UNSP are envisioned as much more than circulation 3.5 Street Tree Plan 3-35 spaces-they are envisioned as the living rooms and play rooms of the neighborhoods. To which end a varied range of street types are defined 3.6 Public Open Space 3-46 in this chapter,a flexible set of public frontage types for pedestrians and Standards cyclists,and open space and landscape guidelines aimed at human comfort, environmental sustainability,and a uniquely Palm Desert mid-21 st century design character. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 3-1 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM FRAMEWORK PLAN I SECTION 3.1 NEIGHBORHOOD FRAMEWORK A H0REbR — ti Neighborhood Framework •>_ Existing Street Network .., ; ' " (,� _ _ter- ' Q Conceptual Blocks .. r>Q Jr 7� rRAriKSINAIRADR N:ANKSIN I-KA L TABLE 3.1 SUBDIVISION-AND BLOCK STANDARDS Typical Dimension 1 General Bloc ks Block Length' 5.500, Block Depth 200'-300' Block Perimeter 1000'- 1500' _ AIIeyWidth 20'min. Pedestrian-Only Connections Within Blocks Pedestrian-Only Connection Length s 300' ____ PaseoWidth' 10'- 15' Rosewalk Width' 30'-40' Green Width' 801- 100, Block length and depth should vary across the UNSP area to foster dynamic block sizes, neighborhood sub-areas,and urban design patterns that allow for variations in lot sizes,buildings, and the overall built environment. ' In areas determined to have sufficient vehicular access and circulation,pedestrian-only connections may be implemented mid-block or on the edge of a block,replacing a vehicular street.Pedesuian-only connections may be included as a new edge in total Block Perimeters. See Section 4.3 for Permitted Uses(Table 4.1),and Development Standards (Table 4.2)for house and block forms permitted in individual. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 08.08.16 3-3 Page: 45 Number.1 Author eceja Subject:Sticky Note Date:9/16/2016 3:47:45 PM Since these are"typical Dimensions'lets provide a range for all or a statement that these dimensions can be increased/decreased so within 30% of the number provided in the table. Also,Paseo,Rosewalk,Green widths dimensions should begin where the other ends;so Paseo's end at 15'and Rosewalk would begin at 16% Green's would begin at 41' ' SECTION 3.2 1 SUBDIVISION STANDARDS I CHAPTER 3: NEIGHBORHOOD STRUCTURE&PUBLIC REALM 3.2 Subdivision Standards A. Purpose&Applicability FIG. 3.2 EXISTING STREET NETWORK The purpose of these standards is to ensure that the urban design intentions of the Framework Plan-see preceding page-is systematically implemented through the phased development of the Plan Area. These standards will be ' applied to any proposed sub-divian of land within the : Plan Area,through the Precise Neighborhood Plan process as defined in Section 6.7.B. Network Connectivity _ - �0 Ad complete and interconnected network of complete "f r streets is essential to the function and value of the University Neighborhoods. Through the Precise r/ I. r •, .i ,! -, �lti Neighborhood Plan process-as informed by these Z4� standards and the street and open space standards of Section 3.3 through 3.5- the design of this network S i can respond to both the vision and requirements of ,,,I ,Ft 1..• ,`- �j JV this Plan and to the functional,dimensional and urban 4P ► ` design requirements of specific housing and mixed-use development types. 4" C. Continuity of Open Space Network Open spaces within the neighborhoods will be located and designed through the Precise Neighborhood Plan process, ■ Open SpaceBu(fer Primary Connections in accordance with these standards and those of Section 1. Connect to Existing Street Network 3.6. Those open spaces together with the street network The UNSP area is connected to the rest of Palm deseKti 3 willfo_osingle,continuous and seamless public realm primarily via 3 major"Balanced Art I"roads- Potola network. Frank Sinatra Dr,and Cook St. IP. ected to the region D. Block and Lot Structure by Interstate 10,and tf(j 7]Corridor. The UNSP area is As described in this section,the result of the subdivision transectedbyaprimar orkofexisting"Enhanced process will be developable blocks and lots,calibrated Secondary Roadways"-including Gerald F a� 8 College Dr, through the Precise Neighborhood Plan process to enable University Park Dr,Pacific Ave,and Technology r. the development of one or more identified building types. This existing network defines the basic framework to which The specific range of intended building types will be all future subdivision and neighborhood structure will identified through the Precise Plan process,in relation to relate. The following primary street improvements will proposed lot sizes,and the presence or absence of alleys. supplement this existing network: Per the requirements of Section 4.4,lot widths-and hence A new frontage drive and open space buffer lot counts and residential unit counts-will also be related to constructed along the UNSP edge of Portola Rd and the presence or absence of alleys. Frank Sinatra Dr to accommodate future development opportunities along these higher-traff��..5�terial Streets. �F At least 1 primary north-south route--connecting Pacific Ave and Frank Sinatra Dr--and 1 primary east- west route--connecting Portola Ave and University Park Dr. 3.4 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Page: 46 VIF Number.1 Author,eceja Subject:Cross-Out Date:9/19/2016 11:00:06 AM U Number..2 Author.eceja Subject:Cross-Out Date:9/16/2016 3:50:25 PM QNumber.3 Author.eceja Subject:Inserted Text Date:9/16/2016 3:55:24 PM Desert ,�1Number.4 Author.eceja Subject:Sticky Note Date:9/19/2016 11:06:17 AM Portola Avenue Number.5 Author.eceja Subject:Inserted Text Date:9/16/2016 3:51:58 PM form Number.6 Author.eceja Subject:Sticky Note Date:9/19/2016 11:06:24 AM It is ,,:Number.7 Author.eceja Subject:Sticky Note Date:9/19/2016 11:06:39 AM Highway 111 Number 8 Author:eceja Subject:Sticky Note Date:9/19/2016 11:07:11 AM Gerald Ford as"Enhanced"-confirm. .jNumber.9 Author.eceja Subject:Sticky Note Date:9/19/201611:07:50 AM traffic vs.traffick • r CHAPTER 3:NEIGHBORHOOD STRUCTURE&PUBLIC REALM I SUBDIVISION STANDARDS I SECTION 3.2 LLLLL • • • • FIG. 3.4 FRAMEWORKOPEN SPACE NETWORK W IPIC.496Q I Y4•aft IA Sf[ 1 ., { J ` f I! $ ] .•� s J 1 Oil 1. r t slow +MHS>rd..:a41M +./XM>twuYY EXeyIntersections Y Framework Open Spaces 2. Introduce Framework Street Network 3. Introduce Framework Open Space Network Primary north-south and east-west connectivity will be As the Framework Street Network is established,a network established through the introduction of Framework Streets, of open spaces must be included,to provide open spaces that clear through routes at controlled speeds. adjacent to key intersections,as illustrated above. As illustrated above,the Framework Street Network will: The Framework Open Space Network will: • Provide north-south,east-west connectivity and Locate parks and open spaces at easily accessible circulation through the UNSP; locations to provideBe each neighborhood in • Connect Key Intersections(above)per the Framework the UNSP area with useable open space within comfortable walking distance of most residents Network pattern,with minor variations allowed[1j; (approximately 0.25 mile); • At key intersections,provide clear through- Offer a range of active and passive recreation routes,alignments,and connections to adjacent opportunities through community programming, developments,regardless of ownership and in gathering spaces and diverse facilities within each anticipation of project phases; open space; • Define neighborhood sub-areas and establish the Create high-value addresses for new development frameworkfor secondary and supporting street fronting parks and open spaces,even along high- networks. traffic roads such as Frank Sinatra Dr and Portola Q z • Contribute to a complete walking and biking network fi]Minor adjustments to the Framework Street network are for safe pedestrian and bicyclecirculation. allowed with approval of the Director. Minor adjustments to the framework Open Spaces are allowed with approval of the Director.See Section 3.6 for Public Open Space Standards. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 3-5 i SECTION 3.2 1 SUBDIVISION STANDARDS CHAPTER 3:NEIGHBORHOOD STRUCTURE&PUBLIC REALM B. Network Connectivity(Continued) : • . • . FIG. 3.6 SUPPORT Na",'A�• 1 LJ n.r 1S✓ t, 0. '0 25 mile C_ i r cA l 4. Establish Neighborhood Sub-Areas 5. Introduce Local Support Network By establishing the Framework Street and Open Space Connectivity between neighborhood sub-areas is provided Networks,the UNSP area is subdivided into neighborhood by a Support Network of Neighborhood Streets. This sub-areas,which will be further subdivided into Support Network organizes each neighborhood sub-area neighborhood blocks and streets. (See Chapter 7 for detailed into smaller pieces that can be further subdivided into description of the Precise Neighborhood Planning process). neigh borhood-sca led(pedestrian-scaled)blocks. These Neighborhood sub-areas will: The Local Support Network will: • Be interconnected,by a supporting network of Establish primary(local)bicycle,pedestrian,and neighborhood streets and greens. vehicular routes through and between each • Be contained within a comfortable S-minute walking neighborhood sub-area-with at least one north- range(approximately a 1/4-mile radius)to create south,and one east-west connection through each compact,safe,and walkable environments; Neighborhood Sub-Area. • Include parks and open spaces at strategic locations Establish connectivity to adjacent neighborhood within a comfortable walkable distance for all sub-areas at key intersections through a coordinated residents in the neighborhood; development process between the City and all other • Accommodate a range of development types and developers,regardless of project phase. intensities,as appropriate to each sub-area. Establish and support a network of streets and alleys that prevent dead-ends and produce blocks with walkable perimeters(See7oble3.1). Adjustments to the Connector Street network are allowed with the approval of the ffor. 3-6 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 3:NEIGHBORHOOD STRUCTURE&PUBLIC REALM I SUBDIVISION STANDARDS I SECTION 3.2 FIG. 33A NEIGHBORHOOD STREETS FIG. 3.713 MID-BLOCK PASEOS&OPEN SPACES k r. 6. Complete Network of Neighborhood Streets and Greens A completed circulation network,and the final layout of In certain instances it may be adventageous(or neccessary) each Neighborhood Sub-Area is determined by the Network to create a block(or multiple blocks)with a larger than ideal of Neighborhood Streets&Greens. This network supports perimeter. In such cases,to maintain a walkable/bikable pedestrian,bicycle,and vehicular circulation through and network,the introduction of a Paseo,Rosewalk,Green or within each neighborhood,through interconnected and other carless street may be considered. walkable blocks,streets,alleys,paseos,and open spaces. These pedestrian/bike-only connections will comply with The Network of Neighborhood Streets&Greens will: the Standards in Table 3.1,and will: • Provide cross-connections(via streets,paseos,or Replace non-critical streets either mid-block or at the alleys)at regular intervals[1)to create compact, edge of blocks to create walkable block perimeters; walkable(neighborhood-scaled) blocks; Enhance pedestrian access to neighborhood open • Maximize on-street visitor parking by minimizing spaces,amenities and key locations such as the Town curb-cuts and driveways;[2] Center or a mixed-use/commercial area; • Support primary vehicular access to lots though mid- biockalleys and side streets. Ensure that all blocks maintain adequate vehicular through-routes,limiting use of cul-de-sacs and dead- • Relate to and connect with block,street,and open end streets. space networks of adjacent neighborhoods. [1]See Table 3.1 Subdivision and Block Standards and Table 3.19 [I]Continuous blockiengths should typicollybe no longer than for Open Space Standards 400 ft without providing a pedestrian/bicycle cross-connection. f21 See Section 3.6 for specific design standards for Greens,Paseos, [2]Selected front-loaded building sites may be permitted.See and Rosewalks, Section 3.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 3-7 SECTION 3.2 1 SUBDIVISION STANDARDS I CHAPTER 3:NEIGHBORHOOD STRUCTURE&PUBLIC REALM y 1 Applying Subdivision Standards to the Design of Individual Blocks Individual blocks within the UNSP area are intended to provide flexibility and enable variety of lot size,shape,and — building type. The following diagrams illustrate how a typical 240'x480'block with 60-foot rights-of-way may be designed to integrate a number of urban design strategies `,, and land uses.The diagrams that follow serve as guidelines and are emblematic of specific blocks within the UNSP area. Individual block layouts in the UNSP will: Z. • Accomodate a range of lot sizes to encourage variety1 'X of building types and housing choice within each neighborhood. F • Accomodate single-family detached,single-family attached,and multi-family buildings within the same -' block,where permitted by the Regulating Code. • Accomodate a mix of uses within the same block,as permitted by the Regulating Code in Section 4, i • Be sized and designed appropriately to support a walkable,bikable network. See Table 3.1 Subdivision Standards for block sizes and features;see Table 4.2 for permitted lot sizes within the specificzone. 1. Neighborhood Blocks, Street-Accessed Typical of many of the original neighborhood blocks in Palm Desert,"front-loaded"blocks-those that provide primary vehicular access to individual lots by street-accessed driveways-will: • Typically require average lot widths of 60 h or more to prevent garage-dominant frontages,maintain sufficient on-street visitor parking,and generate an attractive, pedestrian-oriented street character; Typically require average lot depts of 100 ft or more to prevent driveway-dominant frontages by providing sufficient front and side yard setbacks; • Typically occur in in the Neighborhood Low(NL)zone, t` but may also be permitted in the Neighborhood Medium(NM)zones,assuming lots are appropriately 4 sized and organized,per the guidelines above. Typical Block Location. 3-8 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 3: NEIGHBORHOOD STRUCTURE&PUBLIC REALM I SUBDIVISION STANDARDS I SECTION 3.2 r BLOCK WITH ALLEY ACCESS • • .;,mat 't1.71u Ulm rf QD f -- - 11W 1011 - [ Neighborhood-Scale Multi-Family Buildings 2. Neighborhood Blocks,Alley-Accessed 3. Mid-Block Paseos, Rosewalks and Greens In neighborhoods where smaller houses on smaller lots may In circumstances where it is necessary(or determined to be be desirable(or more marketable),service alleys enable urbanistically adventageous)a mid-block Paseo,Rosewalk, narrower lots. See-oble 4.2. This block type may occur in Green(or other carless street)may be introduced in 1' u of any zone,and will typically include the following design a street to maintain a walkable/bikable network 1 2 is characteristics: block type variation may occur in any zone,-subject to • Increased on-street visitor parking due to the approval by the Z 3 Administrator-and will typically elimination of driveway curb-cuts. includethefollowi esigncharacteristics: • Paseo/Rosewalk widths are 20'minimum,with • More compact and varied development patterns are buildings additionally set back per the development enabled,including smaller lot sizes for single-family lots requirements in Section 3.6; [1],as well as the integration of select neighborhood- scaled multi-family types _, 4 hin single-family • Where buildings front onto an mid-block open space, neighborhood patterns; they will provide primary pedestrian access through • Significant changes in the size,scale and type of an approved frontage type[t]and provide additional housing may occur at alleys. Housing on both sides of vehicular access to all lots via a rear alley or side street. a street should be similar and compatible in size,scale . Will be designed and landscaped per the standards in and character. Section 3.6. • Where alley-accessed blocks are adjacent to street- accessed blocks,facing building frontages should be compatible in scale,rhythm and character. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08-16 1 3-9 Page: 51 O Number 1 Author.eceja Subject:Inserted Text Date:9/19/2016 112144 AM see Number 2 Author.eceja Subject:Sticky Note Date:9/19/2016 11:23:41 AM [1]what? Number 3 Author.eceja Subject:Sticky Note Date:9/19/2016 11:24:23 AM not ZA. "through the Precise Neighborhood process" ,,jNumber.4 Author:eceja Subject:Sticky Note Date:9/19/201611:22:40 AM [2]what? SECTION 3.2 SUBDIVISION STANDARDS CHAPTER 3:NEIGHBORHOODSTRUCTURE&PUBLIC REALM ,1 pplying Subdivision Standards to the Design of Individual Blocks (continued) ; . • . . , A variation of the alley-loaded block is the"T"Alley,which in addition to a mid-block alley,provides an additional alley - PRIMARY STREET* or alleys serving lots fronting one or both of the Primary Street*at the end of the block. This variation is a useful tool for transitioning from a lower intensity housing types along neighborhood streets to higher intensity types on Primary (crossing)Streets*,which will often be either Framework Streets or streets carrying more through traffic that the neighborhood street. w w w w Note: The terms'Primary Street'and"Secondary Street"are relative designations for clarity in describing the concept of } Fes• T-alleys,and should not be confused with the specific Street Types defined in Sections 3.3 and 3.4,below. < .. <O O O LP U 4. Neighborhood Transitions In certain neighborhood blocks more intense(mulit-family, live-work,mixed-use)development types may front a crossing street,while maintaining a single-family character fronting Seconday Streets*. Such blocks will often include c4}K c> a T-Alley as the scale transition between these different building types,and will generally include the following design characteristics: • All vehicular access to lots fronting the Primary Street* will be provided via rear alley. Vehicular access to lots fronting the Secondary Street* " may be street-accessed or alley-accessed. • Where additional larger-scaled buidlingsare located fronting a Secondary Street, they must be compatible in scale and character with adjoining and surrounding homes and smoothly transition from the scale r and character of the Primary Street*to that of the predominant building scale and character along the Secondary Street*. Typical Block Location. 3.10 08.08,16 1 CITY OF PALM DESERT' UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 3:NEIGHBORHOOD STRUCTURE&PUBLIC REALM ( SUBDIVISION STANDARDS SECTION 3.2 FIG. 3.13 MIXED-USE TRANSITIONS PRIMARY STREET* r w w 7 Q Q Z O } vwi ��X,�t vwi r ( K f 5. Zone and Use Transitions Alleys may also accomodate transition from commercial and mixed-use zones to residential zones within the same block, and such blocks will typically include the following design characteristic • To maximize on-street visitor parking,all vehicular access to lots fronting the Primary Street*will be provided via service alley. • Where a rear yard surface parking lot is provided for buildings fronting the Primary Street,it should be screened along the Secondary Street*,and alley with a low landscape wall or hedge. • Commercial and Mixed-Use buildings fronting the Primary Street will be sensitively massed,and "scaled-down"as they approach the rear of the lot to compliment the scale and character of adjacent buildings. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 08.08.16 3-11 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM I STREET TYPES SECTION 3.3 CLASSIFICATIONSFIG. 3.16 STREET Street Classifications Existing Arterials GERALD FORD DR , , Existing Collectors Framework Streets �.. y ... Neighborhood Streets ■•••■ Park Frontage Drive •.�, r ` — :.. - t c5 UNSPZones(See Section 4.7) Neighborhood Center(Nq!') 4 �CY _ f : Neighborhood Medium(NM) C t° 0 f Neighborhood Low(NL) Open Space(OS) o. ,— ph R 0 V uo.uunau AN INA'Ifi'A IDRy�LL�S Table 3.2 Street Type Overview ¢ca¢c�a a cF �c Street Type Page Type 1:Arterial Retrofit 3-14 0 O - Type 2:Avenue 3-15 —. O • Type 3:Mixed-Use Street 3-16 • O Type 4:Neighborhood Street 3-17 O • O Type 5:Neighborhood Shared Street 3-78 - Type 6:One-Way Park Edge Drive 3-19 O O Type 7: Park Frontage Drive 3-20 O O Type 8:Service Alley/Residential Lane 3-21 O O Recommended O Permitted(where applicable) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 08.08.16 3-13 SECTION 3.3 1 STREET TYPES CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Type 3 - Mixed-Use Street A.Typical Mixed-Use Street- r —+ 1 4.0 Ei$mil' �rI 1�Description and Intent The Mixed-Use Street type supports retail and mixed-use environments with high vehicular capacity(up to 20,000 - ADT),and low speeds(15-25 mph),while providing access Right-of-Way 70-1 may vary) and convenient(and shaded)on-street parking to local Curb-to-Curb 100' shops and restaurants. This street type is most commonly 10 Vehicular Lanes 2 (1 each way); 12'lane width paired with the Commercial Sidewalk Public Frontage(Type Median none 5)to accommodate high pedestrian traffi(al and a variety of -- Bicycle Facilities where occurs;sharrows other sidewalk activities supporting the adjacent buildings. - Bicycle Buffer none The Mixed-Use Street will most typically be located in the Diagonal (16-18')and/or parallel Neighborhood Center INC)Zone,and can function as a Parking Facilities (8');may include parking-lane Framework Street in key locations where such an environ- planters;See Section 3.5 ment is desired. Street trees and native landscaping Landscaping See Section 3.5 and 3.7 Street Lighting See Section 6.IX Drainage Types) Curb&gutter;pervious parking f; •:err' y lanes (optionaPublic l) Frontage Commercial 22-30';See Section 3.4 Q Residential n/a Open Spaces varies;See Section 3.4 4. Private Frontage © Frontage Type(s) See Section S.5 Typical Main Street 3-16 08.08.16 I CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Page: 58 ONumber.1 Author.eceja Subject:Cross-Out Date:9/19/2016 11:50:07 AM ti:Number.2 Author.eceja Subject:Sticky Note Date:9/19/2016 3:44:20 PM ROW width vs.curb to curb. How can ROW be less than curb-to-curb? U Number.3 Author.eceja Subject:Cross-Out Date:9/19/2016 11:50:37 AM CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM STREET TYPES SECTION 3.3 Type 4- Neighborhood Street A.Typical Neighborhood 60 • p e+? © 0 U.-Description and Intent The Neighborhood Street type is a versatilejoe designed • for low capacity(up to 5,000 ADT),and low speeds(10-25 mph)the accommodates a flexible range of activities and Right-of-Way 58-64'(may vary) development intensities. Curb-to-Curb 34-36' While this type is primarily intended for residential envi- 0 Vehicular Lanes 2(1 each way); 10'lane width ronments,it may be suitable for some commercial/office Median none environments,and may also function as a Framework Street Bicycle Facilities none in certain neighborhoods. Bicycle Buffer none Q Parking Facilities Parallel:7-8' Landscaping Street trees and native landscaping See Section 3.5 and 3.7 Street Lighting See Section 6.1.0 4 Drainage Type(s) Curb&gutter;pervious parking flanes (optional) 3. Public Frontage C " Commercial n/a Q Residential 14-14';See Section 3.4 Open Spaces varies;See Section 3.4 4. Private Frontage a © Frontage Type(s) See Section 5.5 Typical Neighborhood Street CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 3-17 Page: 59 Number.1 Author.eceja Subject:Cross-Out Date:9/19/2016 1:42:08 PM UNumber 2 Author.eceja Subject:Inserted Text Date:9/19/2016 11:52:46 AM street UNumber.3 Author.eceja Subject:Cross-Out Date:9/19/2016 11:53:14 AM vehicle SECTION 3.3 1 STREET TYPES I CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Type 5 - Neighborhood Shared Street Neighborhood-Shared • •r- 4" ' Q Description and Intent The Neighborhood Shared Street is designed for select • neighborhood streets where compact development is - desired. Based on many European neighborhood streets, Right-of-Way 36'(may vary) these shared,low-speed(5-10 mph),low volume streets Curb-to-Curb no curb;20'drive lane provide a safe environment for cars,cyclists,and pedestri- Q Vehicular Lanes 2; 10'lane width ans to share the roadway,and by design,do not encour- Median none age through traffic. As such,formal pedestrian facilities Bicycle facilities none _ (sidewalks)are not required,and street trees are planted between parking spaces in a pervious(cobble or decom- Bicycle Buffer none posed granite)parking shoulder. This type should be used Q Parking Facilities Parallel (8');includes parking-lane selectively,and must additionally adhere to the circulation planters;See Section 3.5 requirements in Section 3.2. Landscaping Street trees and native landscaping See Section 3.5 and 3.7 Street Lighting See Section 6.1.0 Gutter between roadway and s Drainage Type(s) parking lanes;pervious parking lanes &planters _j_�Oublic Frontage 1 • � Commercial n/a -- +� Q Residential 8-10';See Section 3.4 ti Open Spaces n/a 4. Private Frontage Q FrontageType(s) See Section5.5 Typical shared street 3-18 1 08.08.16 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM STREET TYPES SECTION 3.3 Type 6-One-Way Park Edge Drive A.Typical • Edge-Drive • • J .. 1 � 1 Q Description and Intent At key locations,these One-Way Park-Edge Drives are �a • used to provide circulation around prominent unat- tached neighborhood greens-often acting as neigh- Q Right-of-Way 35-50'(may vary) borhood gateways. One-Way Park Edge Drives are local Curb-to-Curb 20-30'(may vary) thoroughfares,with low vehicular speeds(10-25 mph) Q Vehicular Lanes 1;12'lane width and moderate capacities(up to 2,500 ADT). Median Public Green (See Section 3.6) Bicycle Facilities where occurs;sharrows Bicycle Buffer none Diagonal (16-18')and/or parallel Q Parking Facilities (8');may include parking-lane planters;See Section 3.5 Landscaping Street trees and native landscaping See Section 3.5 and 3.7 =r }� Street Lighting See Section 6.I.0 Curb &gutter(development side), Drainage Type(s) rolled curb(park side);pervious Darkinq lanes(o tional) • - Commercial 22-30';See Section 3.4 Q Residential n/a Open Spaces varies;See Section 3.4 4. Private Frontage Q Frontage Type(s) See Section 5.5 Typical one-way edge drive CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 3-19 I CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM STREET TYPES SECTION 3.3 Type 8- Service Alley/Residential Lane A.Typical Service Alley- r • v t O _ ItoO. Q Description and Intent Located at the rear of lots,Service Alleys/Lanes provide access to service areas, parking,and outbuildings,and Q Right-of-Way 30' contain utility easements.Streetscapes have driveway stan- Curb-to-Curb 20, dards with gravel,landscaped edges,no raised curb,and 0 Vehicular Lanes "Yield"Lane;20'width drained by percolation. Median none Bicycle Facilities none Bicycle Buffer none Parking Facilities none Q Landscaping Where occurs;Native trees and landscaping See Section 3.7 Street Lighting Where occurs;See Section 6.1.0 Center gutter;pervious paving; Drainage Type(s) drainage swales, rain gardens,or pervious shoulders ron age Typically Not Applicable, for Special Conditions, Refer to Table 4. Private Frontage Q Frontage Type(s) See Section 5.5 Typical Residential Lane,with landscaped drive aprons. CITY OF PALM DESFRT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 3-21 SECTION 3.4 1 PUBLIC FRONTAGES CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Type 1 - Sidewalk+ Parkway x 4 •':iJr 4i � � o GROUND-FLOOR PRIVATE • PEDESTRIAN PARKING SHARED USE FRONTAGE ZONE ZONE LANDSCAPE ZONE ZONE TRAVEL ZONE See Section 4.4 Continuo 1 ter; 7'-8'Parallel See Section RESIDENTIAL for Setbacks I. 6'-8' 6'-10'( be Pervious Paving 3.3 wider than``51 ewalk) recommended for Street See Section 5.5 for Private ' _ Type COMMERCIAL Frontage Guidelines. I See Type 2-"Flex Plan ter" Standards. I 4 Description and Intent The Sidewalk and Parkway is the most common Public Frontage condition found in the Plan. It ensures that the typical street is attractive and comfortable with enough ` flexibility in setbacks and other elements to accommodate a �' x wide variety of treatments and conditions. Notes • Residential blocks may have continuous parkways; _ however,non-residential blocks must integrate .." hardscape/paved breaks in order to accommodate pedestrian access(See also Type 2"Flex Planter's f' • Canopy trees are preferred,but palms may be proposed. . Intended character 3-24 1 08.08.16 1 Cll Y OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM PUBLIC FRONTAGES SECTION 3.4 Type 2- Flex Planter ism V4 Done , GROUND-FLOOR PRIVATE I PEDESTRIAN LANDSCAPE & PARKING SHARED USE FRONTAGE ZONE ZONE FURNISHING ZONE ZONE TRAVEL ZONE See Section 4.4 See Section i Pervious hardscape; 7'-8'parallel 3.3 RESIDENTIAL OR for Setbacks. COMMERCIAL 6'- 8' 6'-8'wide; Pervious Paving for Street See Section 5.5 for Private i recommended Type Frontage Guidelines. Standards. @-.Description and Intent The Flex Planter is a variation on the typical Sidewalk and Parkway Strip,allowing substitution of parkway landscaping for pervious pavers/hardscape. This variation accommo- dates ground-floor commercial uses at transitional zones _ between residential neighborhood streets and more urban environments,and may be utilized as a drought-tolerant alternative to parkway landscaping. Notes . • y • Hardscape in parkway should designed with pervious pavers. • Where more than one lot elect to utilize the Flex Planter frontage,hardscape uniformity is h recommended. Parkwayhard5caped with pervious pavers. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 3-25 it SECTION 3.4 1 PUBLIC FRONTAGES I CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Type 3 - Neighborhood Sidewalk+ Parking Lane Planters M lSs' �LGr •{ •�� Y y~Y� n 1 a 4 M1 a 4 J 1j �9 1 1 t �ii7ef �' GROUND FLOOR PRIVATE PEDESTRIAN PARKING + 1 SHARED USE FRONTAGE ZONE I ZONE PLANTER ZONE JI TRAVEL ZONE 7' 8'parallel; RESIDENTIAL OR See Section 4.4 for Setbacks. Planters every See Section 3.3 I COMMERCIAL See Section 5.5 for 6 _8 1-2 spaces. for Street Type Private Frontage Guidelines. I (6'minimum Standards. dimension) Q-Description and Intent The Neighborhood Sidewalk type is designed for urban neighborhood streets where compact,narrow,well-shad- ed streets are desired. By locating canopy(shade)trees in bulb-out planters in the parking lane(s),the typical parkway can be omitted,narrowing the street substantially. Notes • To aid in groundwater infiltration,pervious paving materials are recommended for parking lanes. • Open-back planters that allow additional stormwater capture are recommended. Example of a parking lane planter in an urban context. 3-26 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN S CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM PUBLIC FRONTAGES SECTION 3.4 Type 4- Parking Apron ��e15.1- r t• JI r - " GROUND-FLOOR PRIVATE PARKING + SHARED USE FRONTAGE ZONE I PLANTER ZONE TRAVEL ZONE ( 8'parallel,with See Section 4.4 for Setbacks. pervious paving See Section 3.3 RESIDENTIAL ONLY See Section 5.5 for Planters every for Street Type Private Frontage Guidelines. f �- 1 es. (6' Standards. mini Q mensian) I z� Description and Intent The Parking Apron type is specifically designed forthe Neighborhood Shared Steettype,allowing compact,nar- row,well-shaded shared-street environments. By locating canopy(shade)trees in bulb-out planters in the parking lane(s),and omitting a formal sidewalk and parkway,the street can be made very narrow,discouraging through traffic. Notes • To aid in groundwater infiltration,pervious paving materials are recommended for parking lanes. • Tree planters are at grade,and defined by low metal grates. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 3-27 SECTION 3.4 1 PUBLIC FRONTAGES CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Type 5 -Commercial Sidewalk � I •Zt '� tj" } 4� 1 vM 1 't r GROUND- SHARED FLOOR I CAFE PEDESTRIAN ZONE LANDSCAPE + PARKING + TRAVEL USE ZONE FURNITURE ZONE PLANTER ZONE ZONE I Not Applicable MULTI-FAMILY i 6'-8' Tree wells; RESIDENTIAL t See Section 5.5 Private 6'-8' 8'parallel Frontage Street furniture to 9 See Section be provided per 16'- 18'diagonal 3.3 for Street • Where Applicable;6'- 12' Section 6; Type Ype Additional) See Section See Section 5.6, 8' arallel Standards. COMMERCIAL: Y• 7'-10' P 5.5 Private Frontage Landscape Guide- lines. Parking lane Guidelines. Planters (optional) i Description and Intent The commercial sidewalk is the prototypical public frontage r type for commercial and mixed-use centers,designed to balance the need for comfortable pedestrian circulation with a range of other activities,based on the urban context. Notes • Parking lane planters may be added to provide addition- al shade to parked cars(should be staggered with trees in sidewalk planters). • Street trees may consist of accent palms and/or canopy trees,but canopy trees should be located closest to side- walks to provide shade. • Parking configurations may vary based on urban con- text. Example of an urban sidewalk,with pedestrian,landscape,and cafe zones clearly delineated. 3.28 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM I PUBLIC FRONTAGES SECTION 3.4 B. Diagonal Parking Alternatives r z head-in diagonal parking configurations, are recommended on commercial streets in the mixed-use neighborhood centers where additional on-street parking is beneficial- ��� r. • - ``• ,�"t - r.. particularly along retail frontages. .: Notes t ` .aft_ iRadd t:AR♦ _.f,.- .. � �7'u•P_ L,y� • For additional street narrowing and 1 qZ shading for parked cars,Parking lane planters are recommended. • Parking lanes may include pervious pav- ing materials for additional stormwater infiltration. I >4 0 ALI r � '�• S Y i C. 90-Degree Parking Alternative Segments of the Park Drive(Section 33, Street Type n in the Neighborhood Cen- ter, are envisioned to function as"Parking ~�`1 Streets:' In relation to the parking frontage of the linear greenway(See Publiffrontoge - Type 8-Parking Edge),parking on the devel- . y,4" opment side of the street in these segments may also be configured as 90 degree head- r' 4 in. `s Notes j ...� • Parking lane planters are recommend- ed,and should include Palm Trees to provide a vertical accent to the edge of �[r , development. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 08.08.16 3-29 Page: 71 Number 1 Author eceja Subject:Sticky Note Date:9/19/2016 3:58:05 PM City no like clear-view parking alt. CJNumber.2 Author.eceja Subject:Cross-Out Date:9/19/2016 3:57:52 PM PTI Number 3 Author.eceja Subject:Cross-Out Date:9/19/2016 3:58:17 PM SECTION 3.4 1 PUBLIC FRONTAGES CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM Type 6-Arcade /Gallery PM jo o'., ••��•�T i . . F _ (' i1 � Ate'r•%� �.Y �� -'� '�� s .a #V GROUND-FLOOR I FLEX PEDESTRIAN ZONE FLEX PARKING + SHARED FURNISHING TRAVEL USE (ARCADE) ZONE PLANTER ZONE ZONE 16'- 18'diagonal I 10 -15 OR See Section Distance from 8'parallel May include Cafe Zone Curb to Arcade 3.3 COMMERCIAL Planters every 2-3 spaces for Street See Section 5.5 for Private should be (where applicable); Type Frontage i Guidelines. <2 OR>4 Standards.See Section 5.6, Landscape Guidelines. Q-Description and Intent The Arcade/Gallery Type(Also a Private Frontage Type-See Section 5.5)is a variation of the Commercial Sidewalk(Type 5)thatallows for active pedestrian movement and non-res- idential uses to occupy arcades at the ground-floor of multi-family and non-residential buildings within the core. Buffered parking also enhances the pedestrian quality of these frontages. Notes • Street trees may consist of accent palms and/or canopy i trees,but canopy trees should be prioritized and located closest to sidewalks to provide shade. • Canopy trees need approximately 14' of clearance(trunk to building edge). Example ofan urban sidewalk,with clear pedestrian, landscape,and cafe zones delineated. 3.30 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 4: DEVELOPMENT CODE PURPOSE & APPLICABILITY I SECTION 4.1 4.1 Purpose and Applicability A. Purpose These Development Standards,along with the Design Throughout this section,the word"must"denotes Guidelines in Section 5,are intended to implement the a standard or requirement that has the force of development of Palm Desert's University Neighborhoods zoning,while the terms"should"and"recommended" Specific Plan("UNSP")in a manner that successfully creates denote a guideline or recommendation. neighborhoods with pedestrian-oriented streets,a variety 4• Design Guidelines.Design guidelines that supplement of housing types and an economically vital mixed-use area, and refine the development standards are provided and that achieves the related goals and objectives identified in Chapter S. The guidelines are based on a series in Section 2 of this Specific Plan(Form and Character). of prototypical building forms that describe the The purpose of this section is to provide development urban design intentions of the UNSP and will serve standards for project review and approval bythe as a guide for review of development applications. Director for all buildings,structures and attendant S. Precise Neighborhood Master Plan Process. site improvements proposed for construction within In order to provide Flexibility in the mix of housing the UNSP area.These Standards,along with the types and land uses to meet market conditions and Guidelines in Section 6,are intended to complement community needs,the Regulating Plan(Figure 4-1 on the Palm Desert Municipal Code(PDMC). page 4-5)is conceptual and subject to refinement. B. Applicability of Development Standards Prior to our concurrently wi thepreparationof and Guidelines tentative maps for each04of development,a Precise Neighborhood Master Plan(PNMP)must 1. Applicability. These Standards apply to all proposed rr7;�&e prepared,as described in detail in Section development,subdivisions,and land uses within the L�J The PNMP and associated Precise Regulating UNSP area,except for schools,which are reviewed Plan will be evaluated for conformanc�3 the and permitted by the State of California through requirements of Chapter 3 and the PrL- Regulating a special permitting and procedures process. Plan will be reviewed for substantial conformance 2. Relationship of the UNSP's regulations to with the Vision Plan and Development Capacity as zoning and other local ordin This described in Chapter 2,and the Regulating Plan on Specific Plan provides the zonir the entire (Figure 4-1 on page 4-5). Upon a finding of substantial UNSP area. The entire property is zoned"SP- conformance,the approved Precise Regulating Plan 3,and the applicable zoning regulations are will be recorded as a Regulating Plan refinement those set forth in this Section 4 of the UNSP. and will not require a Specific Plan amendment. 3. Standards. The development standards(Zoning 6. Development Intensity. The maximum allowed Regulations)in Sections 4.2 through 4.4 of this development intensity within the UNSP Area is Specific Plan include the Regulating Plan(zoning identified in Table 2.1,Planned Development maps),and lists of allowed land uses(Table4.3), Potential,which identifies 7 planning sub-areas minimum setback standards(Table 4.4),and maximum and target development intensities for each. height standards(Table 4.4)for each zone. The Director may approve transfers of intensity Section 4.4 provides standards for the number, between sub-areas in response to applications by location and configuration of required parking all affected property owners through the mapping facilities,and Section 3.3 provides standards and Precise Regulating Plan process,upon finding for the design of public and private streets. that such transfers meet the intent of the Vision Plan Sections 3.6 and 5.6 provides guidelines for the in Chapter 2 and the Regulating Plan on page 4-5. public and private landscapes of the UNSP. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 4.3 • Page: 109 ,1 Number 1 Author.eceja Subject:Sticky Nate Date:9/20/2016 1:1130 PM 'Precise Plan'process Number.2 Author.eceja Subject:Sticky Note Date:9/20/2016 1:11:19 PM No Section 7.8 y1Number.3 Author.eceja Subject:Sticky Note Date:9/20/20161:11:54 PM What is a regulating plan and how is it different from a specific or precise plan? �Number..4 Author.eceja Subject:Sticky Note Date:9/20/20161:12:34 PM Zoning is currently PR5 with a PCD overlay.The overlay requires preperation of the specific plan document. it r CHAPTER 4: DEVELOPMENT CODE REGULATING PLAN & ZONES ( SECTION 4.2 14 4, f< ' . 1I Dooryard frontages are commonly found within the Neighborhood Low zone,and usually consist of a small wall,with or with- outa gate,and appropriate landscaping, accommodating only one family and other accommodat- neighborly interaction,to provide a measure of privacy for ing multiple families. They all share in common the essen- the residents,and to welcome the visitor. tial characteristics of the American house,as described in • Typical frontage elements include dooryards,porches, Appendix A.2,Neighborhood Housing Types. stoops,terraces/patios,low front yard fences,and • Front yards are typically 15 to r 1}deep, climate-calibrated landscape.See Appendix A.5 for substantially free of parked ca recommended Frontage Types. • Buildings are 1 and 2 stories in height. • Buildings face and overlook the street with front doors • Individual building masses are generally abT 2 feet and windows from main living spaces of the residence. in width or depth,and not more than 40 feetL 6. On-Site Open Space • Multiple masses may be composed into larger • Each dwelling has one or more private or semi-private buildings taking on the appearance of large houses. open spaces. • A lot may contain one mass that consists of 2 attached • These spaces may be in the form of a rear yard,side units(a duplex),or up to 5 smaller detached units in yard,shared courtyard garden court or combinations the form of a bungalow court. of these. • Site design and massing requirements are provided in • The size of such open spaces shall meet the Sections 4.4 and Appendix A. requirements of Appendix A.6. 4. Visitor/Pedestrian Access 7. Vehicular Access and Parking • Access from the street to each dwelling is provided • Visitor parking is provided curbside on the street. directly through a yard,which in turn connects • On-site parking is provided for residents,and is directly to the sidewalk. screened from public view by buildings,screen walls, • Access to some dwellings may additionally be and/or plantings. provided through shared courts or gardens. • On-site parking is accessed via rear access lanes,when 5. Frontages present,or via a driveway. Frontages are designed to provide a rich and varied neigh- •j[Hiveways may only be provided on lots meeting the borhood desert landscape,to support children's play and width requirements of Section 4.4. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN j 08.08.16 4-7 • Page: 113 +.Number 1 Author.eceja Subject:Sticky Note Date:9/20/2016 113:55 PM free or driveways? v Number.2 Author,eceja Subject:Sticky Note Date:9/20/20161:14:10 PM building width limited to 30'-40'7 Number.3 Author.eceja Subject:Inserted Text Date:9/20/20161:16:17 PM driveways providing access from a primary/secondary street. SECTION 4.4 1 DEVELOPMENT STANDARDS I CHAPTER 4: DEVELOPMENT CODE 4.4 Development Standards . The development standards in Table 4.2(University Neighborhoods Development Standards)are applicable to all zones within the UNSP area,excluding Open Space(OS)zones.These standards are intended to assist property owners and project designers in understanding the City's minimum requirements and expectations for high-quality neighborhood development. Open Space(OS)Design Guidelines may be found in Section 3.6. TABLE 4.2 UNIVERSITY NEIGHBORHOODS • Zone Development Standard NL i , Ma n r a 1.Lots with alley/rear access a.Lot width(interior lots) 40' 100' 22' 120' 22' 200, b.Lot width(corner lots) 50' 770, - 33' 120' 33, _200' 3 c.Lot Depth 90, 140' 80' 140' 80` 200' 2.Lots without alley/rear access a.Lot width(interior lots) 60' 120' 60' 160' N N b.Lot width(corner lots) 70' 130' 70' 160' N_ 'N c.Lot Depth L 100' 140' 100' 740' N N B. BUILDING SETBACKS (as measured from property lines) PRIMARY BUILDINGS INIMLil Ma n a n. a... 1.Ground-Floor Residential a.Primary Street Setback 15' 25' 10, 20' 0' 10, b.Side Street Setback(corner lots) 10, 25' 10, 20' 5' - -' 16, c.Side Yard Setback 5' no max. 5' no max. 0' no max. 2.Ground-Floor Non-Residential - a.Primary Street Setback 7 0' 15' 0' to, b.Side Street and Side Yard Setbacks 0' 15' 0' 15' 3.Rear Setbacks _ a.Lots with alley/rear access ; �n no max. 5' no max. 5' - - no max. b.Lots without alley/rear access L.' no max. 20' no max. 20' no max. SECONDARYlrOUTBUILDINGS Ma m a 4.Primary Street Setback 40']1] nomax.fl] 40'[1] no max.[1] 40'[1] no max.fl] 5.Side Street Setback(corner lots) 10, no max. 10' no max. 70'- no Max. a 6.Side Yard Setback r 5' no max. 5' no max. 0' no max. 7.Rear Setback a.Lots with alley/rear access 5' no max. 5' no max. 5' no max. b.Lots without alley/rear access 15' no max. 10' no max. 5' no max.. ' Street facing side of all secondary/outbuildings must be located behind the facade of the Primary Building. Key: N = Not permitted within zone. 4-16 08,08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 4: DEVELOPMENT CODE DEVELOPMENT STANDARDS I SECTION 4.4 Illustrated Glossary Primary Street. The street that is typically higher in the Rear Setbacks. The setback distance between the building street hierarchy,typically carries more traffic,and where the line(s)(face of building)and the rear property line or main facade of a building typically faces. ultimate right-of-way line of an alley. Side Street. The street that is lower in the street hierarchy, typically carrying less traffic than the Primary Street. Primary Building.The main house or building on a IotO Secondary/Outbuilding. Secondary building(s)on a lot, such as a detached garage,or carriagehouse. Primary and Secondary Street Setbacks. The setback distance between the building line(s)(face of building) and the ultimate right-of-way line of the Primary and/or Secondary Street. Side Yard Setbacks. The setback distance between the building line(s)(face of building)and the side property line(s). FIG. 4.3.1 PRIMARY BUILDING SETBACKS FIG. 4.3.2 SECONDARY BUILDING SETBACKS I �,-'�' j In[enor lot I � � t 4` Interior of I -f` c A r � 1 w I , Z Corner of ; Corner lot � (( a d F .T. . q a rd�< .v. a .i Z b s .. r " Side Street Side Street a Primary Street Setback — Property Line a Primary Street Setback - Property Line b Side Street Setback ------ Setback Line b Side Street Setback ------ Setback Line e Side Yard Setback _Buildable Area a Side Yard Setback _Buildable Area d Rear Setback d Rear Setback CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 4.17 SECTION 4.4 1 DEVELOPMENT STANDARDS I CHAPTER 4: DEVELOPMENT CODE TABLE 4.2 UNIVERSITY NEIGHBORHOODS DEVELOPMENT STANDARDS Zone Development Standard NL NM C C. DEVELOPMENT 1.Residential intensity range 7-12 du/acre' 12-24 du/acre 1 du/due 2.Units per parcel(max.) 2 2 24 �00 D. BUILDING 1.To eave of pitched roof(max.) -2 floors/24 ft. 3 floors/3 6 ft. 4 floors/S?ft. 2.To top of parapet of flat roof(max.) t 2 floors 124 ft. 3 floors/40 ft. 4 floors/60 Rt 3.Pitched roof height above top of 72 ft. 12 ft. 15 ft. eave(max.) 4.Ground floor above grade at 4 ft. 5 ft 6 ft. building setback line(max.) S.Ground story height'(min./max.) 9V72' - 9'VIT 16'120' BUILDINGE. • • GUIDELINES 1.House Form Buildings(See Section 5.2) a.Primary Mass i.Width 20' 50' 20' 60' 20' 70 ii.Depth 20' 40' 20' 40' 20' E60' b.Secondary Masses f i.Width 15' 30's 15' 35" 15' 40" �ii.Side Wing Depth 10' 30' 10' 50' 10' 80' _ iii.Front Wing Depth 8' 30' 8' 30' 8' 30' iii.Rear Wing Depth 10' 40' t 10' 50' .10' 60, b. - - j 9 b.Building Separation ? 10' no max. 8' no max. 8' no max. 2.Block-Form Buildings(SeeSertion5.1) in a i n a . a.Facade Modulation Increment" 16' 40' 20r 50' _ b.Building Width 20' 100' 20' 150' c.Building Depth 25' 70' 30' f 50' d.Building Separation 10' 30' 0' 80' 3.Recommended Building Types(by zone) a.House-Form Single-Family seen 5.-2 ! see! 5.2 _ . -- -1 - -- ' - - - b.House-Form Multi-Familysee ion 5.2 see! 5.2 c.Rowhouse see Section 5.2 see Section 5.2 see Section 5.4 e.Block-Form Multi-Family / / see Sectio +5 3 see Section 5.4 /���li � f.Block-Form Mixed-Use / see Section 5.4 -see Section 5.4 g.Block-Form Flex / see Section 5.4 see Section 5.4 Planned range by Neighborhood Zone. ' Ground story height is measured floor-to-Floor. ° Secondary MassNAng widths should not exceed Individual buildings may be over or under this The information and values in Table E are 659E the width of the Primary Masi range,but must conform to these standards guidelinesratherthan standards. Deviations " See Appendix A.1 for recommended Massing and the guidelines in Appendix A. may be granted based on architectural design Modulation techniques. 2 Second unit or duplex allowed, merit and consistency with the design intent as described in Appendix A. 4-I8 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Page: 124 ,�.Number 1 Author eceja Subject:Sticky Note Date:9/21/2016 12:40:23 PM discuss lowering this to 12 to ensure mixed use development or to ensure that commercial development accepts housing above. .Number.2 Author.eceja Subject:Sticky Note Date:9/21/201612:43:58 PM Section 5.2 references shared parking. `.Number.3 Author.eceja Subject:Sticky Note Date:9/21/2016 12:44:27 PM Section 5.4 references Service and Utility Placement SECTION 4.4 1 DEVELOPMENT STANDARDS I CHAPTER 4: DEVELOPMENT CODE TABLE 4.3 UNIVERSITY NEIGHBORHOODS DEVELOPMENT Zone Development Standard NL M F. ALLOWED ENCROACHMENTS FOR RECOMMENDED FRONTAGE TYPES All street-facing facades must provide pedestrian access through at least 1 of the frontage types listed below. Frontage types may encroach into the public right-of-way or setback as identified below,and maybe further limited by the California Building Code(CBC). Please referto Appendix A.5 for design criteria for each frontage type. 1.Shopfront - _ - 2.Arcade N N Into R.O.W. within 2 ft. of curb,° 3.Gallery ! N N • IntoR.O.W. within 2 ft. ..of curb 5 ft. into Primary 5 ft.into Primary To R.O.W.line and into 4.Stoop Street,Side Street, and 4 Street, Side Street,and Rear Setback'my Rear setbacks only Rear setbacks only S.Door yard I To R.O.W..line and into To R.O.W. line and into . To R.O.W. line and into y Rear Setback only Rear Setback only RearSetbockonly G.ALLOWED ENCROACHMENTS FOR ARCHITECTURAL ELEMENTS Architectural elements are allowed as listed below. Architectural elements may encroach into the public right-of-way or setback as identified below,and may be further limited by the California Building Code(CBC). Please refer to Sections 3.4 and Appendix A.7 for design criteria for each architectural element. 1.Awning,canopy N N Into R.O.W. within 2 ft. s ofcurb 3 ft.into Primary 3 ft. into Primary 2.Balcony 2 Street,Side Street,and Street, Side Street,and 3 ft.into R.O.W. Rear setbacks only Rear setbacks only 3 ft.into Primary 3 ft. into Primary - 3.Bay Window `Street,Side Street,and Street, Side Street, and 3 ft.into R.O.W.' Rear setbacks only Rear setbacks only 1 2 ft.into Primary, 2 ft. into Primary, }Street, Side Street, and Street, Side Street,and 4.Cantilevered Room' Rear setbacks only Rear setbacks only and N and with a maximum with a maximum width - width of 20 ft. of 20 ft. 5.Eaves 2 ft.into all setbacks 2 ft. into all setbacks 2 ft.into R.O.W.. dnd all setbacks 6.Chimneys 2 ft.into all setbacks 2 fL into all setbacks ¢2 ft.into setbacks onlyf 4.20 1 06.08.16 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 4: DEVELOPMENT CODE DEVELOPMENT STANDARDS SECTION 4.4 TABLE 4.3 ALLOWED SIGNAGE TYPES Zone Sign Type NL M OS Wall Sign Table 5.1 Table 5.1 Table 5.1 Table 5.1 Window Sign I Table 5.2 a 15.2 Table 5.2 Table 5.2 Front Yard Wall Sign Table 5.3 Table 5.3 Projecting Sign Table 5.4 Table 5.4 + Table 5.4 Table 5.4 Sidewalk Sign Table 5.5 Table 5.5 Table 5.5 Table 5.5 Roof Sign Table 5.6 Table 5.6 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 4-23 PUBLIC REVIEW DRAFT 5.0 Infrastructure and Public Services i The development of the University&is4i Epecific Plan area will require the Section Page improvement and the extension of existing infrastructure and public services. 5.1 Transportation 5-2 Basic utilities,including energy,water and wastewater connections already exist on-site. 5.2 Shared Parking 5-8 The California Government Code requires a specific plan to include text and 5.3 Water 5-10 diagrams that specify,'The proposed distribution,location,and extent and intensity of major components of public and private transportation,sewage, 5.4 Wastewater 5-12 water,drainage,solid waste disposal,energy,and other essential facilities 5.5 Dry Utilities 5-15 proposed to be located within the area covered by the plan and needed to support the land uses described in the plan" 5.6 Service&Utility 5-16 Standards for Private Lots This section facilitates orderly development of this requirement and meets the City of Palm Desert Municipal Code by identifying the"backbone" 5.7 Storm Drainage& 5-20 infrastructure that is existing needed to support the proposed development. Grading The University Neighborhood Specific Plan encompasses approximately 400 5.8 Schools 5-22 acres,and proposes to add 2,618 residential units and approximately 244,000 SF of office and retail uses.The project boundary is bound byTTM 32655 to 5.9 Colleges&Universities 5-23 the Northeast,Frank Sinatra Drive to the South,Portola Avenue to the West, 5.10 Parks&Recreation 5-24 Gerald Ford Drive to the North,and College Drive to the East. 5.11 Emergency Services 5-25 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 5-1 SECTION S.I I TRANSPORTATION I CHAPTER S: INFRASTRUCTURE & PUBLIC SERVICES C. Proposed Transportation System 4. Existing Pedestrian Facilities 1. Proposed Streets Sidewalks exist along the majority of Existing Streets. Transportation and circulation within the UNSP will be These sidewalks will be maintained,with added landscap- defined by a network of highly-connected multi-modal ing and Public Frontage features as defined in Section 3.4. street types based on specific contextual applications Currently,sidewalks are provided in and around the UNSP and neighborhood environments. site area along Portola Avenue,Cook Street,Gerald Ford In general,the UNSP will have seven hierarchical street Drive,Frank Sinatra Drive,College Drive,University Park Drive,Pacific Avenue,and Technology Drive. types:Enhanced Arterials(existing streets subject to future improvements),Avenues,Neighborhood Streets, Generally,sidewalk conditions in and around the UNSP Main Streets,Park Drives,One-way Drives and Service site area are favorable.Sidewalks are often provided,how- Alleys/Residential Lanes.The location,depth and versa- ever there are issues with sidewalk continuity.On some tility of the proposed street network is illustrated below roadways,sidewalks end suddenly or are only provided and described in more detail in Sections 3.2and 3.3, on one side.In addition,there is a lack of shade,which Subdivision Standards and Street Type Framework. can be an issue in an area with warm summer weather. Altogether,these street types will form an interconnect- Sidewalks in the area are generally in good condition and free of cracks,fissures,or uplift.Sidewalk buffers,which ulared transportation system of pedestrian,bicycle,clevehar create a more walkable environment with some degree and and public transit routes that promote safe,clear and convenient movement through the UNSP area and of separation between pedestrians and motorists,are to the larger City and regional area. present at many locations. This system will be constructed by the Mas- �o' y r ter Developer(s).The layout of streets within the UNSP development,through all phases, will be reviewed for network compatibili- ty and adequate allocation as the Master lvr �y-�`'`�`- Developer submits Precisq�hborhood s y r ` Master Plat (see5ection entative map , n requests or Map Revisions to the City in V.' accordance with this UNSP. (J_' '' f f Currently,the City of Palm Desert is in the • `f"•c+-"` process of updating its General Plan.This Ii�s •`LPG it . •s,. .• - a includes the organization of the city's road- - /�/,x.^'•--� � M. v`' ways into several proposed new categories, J�!� -•- - some of which are described below: a. Vehicular Oriented Arterials. These -K Arterials prioritize the movement of ` _. ','s._ -r automobiles.Bicycle and pedestrian �! x �, + ' facilities are provided wherever Ap '• `` possible but are not emphasized. Driveway spacing is limited to reduce conflicts with through traffic. � ..`.. ei - }•t. Gene rally,three travel lanes are provided in each direction,including a median with trees and landscaping. Coordinated streets and sidewalks should create o multi-modal environment that can that safely accommodates pedestrians and cyclists next to vehicular traffic. 5-4 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES TRANSPORTATION SECTION SA This facility may consist of dedicated left turn lanes as well as a right turn lane where warranted.Typical bicycle facilities found on Vehicular Oriented Arterials -;._ are Shared Sidewalks and Bicycle Lanes.Nonulthe ■ arterial streets in the' ,Nll into this classification. , b. Balanced Arterials. Balanced Arterials aim for a balance between all travel modes including vehicles, bicyclists,and pedestrians.Bicycle and pedestrian facilities are provided.Generally,two travel lanes are Balanced Arterials will be paralleled with a Park Drive,above, provided in each direction,including either a median that will accommodate multiple modes of transportation or a two-way left turn lane.This facility may consist including vehicles,bicycles and pedestrians.See Section 3.3 for of dedicated left turn lanes as well as right turn lanes detailed Street Type designs. where warranted.Typical pedestrian facilities found on Balanced Arterials are sidewalks with landscaping and tree shading.Typical bicycle facilities are Shared Sidewalks and Bicycle Lanes.Within the UNSP,proposed Balanced Arterials include Portola Avenue,and Frank Sinatra Drive. c. Enhanced Arterials. Enhanced Arterials aim for a balance between all travel modes including vehicles, bicyclists,and pedestrians,but they are biased to active transportation modes and place-making. High quality bicycle and pedestrian facilities are provided,and 7*"M�a vehicular speeds are reduced to promote pedestrian Enhanced Arterials will integrate clear bicycle and pedestrian safety and reduce noise levels.Generally,two travel connections throughout the Specific Plan Area.See Section 3.3 lanes are provided in each direction,including either for detailed Street Type designs. a median or a two-way left turn lane,and dedicated right-turn lanes are not prioritized.Typical pedestrian facilities found on Enhanced Arterials are sidewalks buffered from vehicular traffic with landscaping and shade trees.Typical bicycle facilities are buffered Class _ II Bike Lanes. Within the UNSP,designated Enhanced Arterials include Gerald Ford Drive,and Cook Street. The timing of enhancements to Cook Street will be i determined by the City as development occurs and as other network improvements are funded and/or constructed. High quality bicycle facilities will along Enhanced Arterials will have slower vehicular speeds to increase safety. CITY OF PALM DESFRT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 5-5 SECTION 5.2 1 SHARED PARKING I CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.2 Shared Parking Throughout most of the University Neighborhoods,parking interesting and useful businesses and residences. This will be provided on a conventional lot by lot,residence will increase the average length of stay for customers by residence basis. Resident parking will be provided and visitors-which should improve the economic on-site(off-street)and visitor parking will in most cases performance of the City Center,and will reduce the be accommodated on-street,at the curb in front of the importance for many users of finding a parking space residence. right next to their first target destination. This in turn However,as the Neighborhood Centers On-A t, will help to even out the"hot spots"where everyone Cates of the WAiveFs t5'P 64k;Be developed with a wants to park and fill in the"cold spots"where lots have mix of new commercial and higher-intensity residential often say underutilized. uses,it is clear that future parking resources can and must 2. Parking Types for User Types.Within a mixed-use be more efficiently planned,managed and utilized to meet Neighborhood Center,several distinct types of"parking the potential demand while generating relatively compact, users"must be recognized and accommodated. These pedestrian-oriented mixed-use places. The central concept include the shopper in a hurry,the tourist spending that will organize all of the strategies and techniques for the day,the couple going to dinner and a movie,the ensuring a parking supply that will support the UNSP, office worker,and the resident coming home at night. specifically the Neighborhood Center area,will be a Park- The shopper in a hurry wants a space close to the store Once strategy. she is going to and is willing to pay for convenience,so A successful town center is a place where customers,visitors on-street parking with a cost attached may workjust and residents easily move from shop to shop,from work to fine. Other user types are willing to walk a bit more. lunch,from home to dinner on foot. In addition to residents The parking supply planned for the UNSP includes a who walk or bike to the Center from their nearby home, large number of well-organized on-street parking,and many other visitors and shoppers arrive by car. Because the shared parking lots behind,or in some cases beside, Neighborhood Center environment is scaled and oriented shops and restaurants and connected to the shopping to pedestrians,visitors can conveniently and comfortably streets with paseos,plazas and dining courts. walk from shop to shop or appointment to appointment, 3. Wayfinding.In any mixed-use center it is important only requiring a single parking space for each visit rather that parking be easy for those arriving from outside the than requiring several,with short car trips in between. This district to find. Parking lot entry points to shared lots reduces both the number of total parking spaces required and will be clearly marked. and the amounts of vehicular traffic within the Center. 4. Shared Parking Strategy.Parking lots or structures This is very different from the way in which one patronizes that are shared by many businesses and other uses a typical shopping center or strip mall-where one drives can be more efficiently utilized that parking facilities up very close to a store,patronizes the store,gets back dedicated to a single business or use. Parking areas in the car,and drive to the next store. Accordingly for occupied by office workers tend to be completely Neighborhood Center form of development,shared parking nearly in the evening,and if they are nearby restaurants arrangements are required and parking ratios are reduced with peak customer counts in the dinner hour each from the conventional suburban standards. Key elements space replaces what would be two spaces in another of the Park Once strategy include: setting. 1. Focus on the Pedestrian.As described in some detail in Sections 3.4 to 3.6,the streetscapes and other public open spaces of the City Center will be increasingly comfortable and attractive to pedestrians,with wide,shady sidewalks passing 5-8 ; 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN L SECTION 5.4 1 WASTEWATER I CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.4 Wastewater A. Existing Wastewater Conditions The collection system includes over 1,000 miles of buried 1. Provider. Sewer for the proposed specific plan pipelines and over 17,000 manholes.The majority of gravity located in a portion of Section 33,T4S,R6E,San sewers are vitrified clay pipe(VCP).There are over 150 Bernardino Base Meridian,being in the Coachella miles of pressurized force mains receiving sewage from Valley,is currently provided by the Coachella Valley the 34lift stations.The majority of the force mains are Water District(CVWD). CVWD provides sanitation polyvinylchloride(PVC)pipe. (wastewater)service for a large portion of the The State Water Resources Control Board (SWRCB)adopted Coachella Valley including the communities of new policies in December 2004 requiring wastewater Bombay Beach,Cathedral City,Indian Wells,La collection providers to report sanitary sewer overflows and Quinta,Mecca,North Shore,Palm Desert,Rancho to prepare and implement Sewer System Management Mirage,Thermal,Thousand Palms and other Plans(SSMP).SSMP requirementsare modeled on unincorporated areas.CVWD has an agreement to proposed federal capacity,management,operations,and accept Flows from a portion of Desert Water Agency's maintenance plans.The SSMP policy requires dischargers service area in Palm Springs. to provide adequate capacity in the sewer collection 2. Sewer System Management Plan.CVWD operates system,take feasible steps to stop sewer overflows,identify six(6)Water Reclamation Plants(WRPs)as shown and prioritize system deficiencies,and develop a plan for in Table5.1.WRPI and WRP2 are smaller lagoon disposal of grease,among other requirements.CVWD last facilities providing service to the communities prepared an SSMP in 2014. of Bombay Beach and North Shore,respectively. WRP4 is located in Thermal and provides service to B. Existing Infrastructure Resources the lower portion of the sanitation system.WRP-4 There is an existing 12"sewer main along Frank Sinatra discharges secondary effluent under a National Drive/Portola Road,an existing 18"sewer main along Gerald Pollution Discharge Elimination System(NPDES) Ford Drive,and an existing 8"sewer main along portions of permit to the Coachella Valley Stormwater Channel. University Park Drive/College Street. WRP-7 and WRP-10 provide service to the northern portions of the system and are located in Indio and C. Proposed Infrastructure Resources Palm Desert,respectively.These facilities provide The following infrastructure resources and installations are tertiary treatment and recycled water is distributed anticipated in order to supply the site and use demand of to area golf courses and other large landscape the UNSP. customers.WRP-9 is located in Palm Desert and its secondary effluent irrigates a portion of a golf course. 1. Two 8"sewer main points of connection are proposed at Frank Sinatra Drive which will tie into the existing Table 5.1 WATER RECLAMATION PLANTS 12"sewer main along Frank Sinatra Drive. 2. Nine 8"sewer main points of connection are Plant proposed at Portola Road which will tie into the Facility Capacity existing 12"sewer main along Portola Read.Q (mgd) Aff 3. Four 8"sewer main points of connection are WRP-1 0.15 0.0 0 proposed at Gerald Ford Drive which will tie into the WRP-2 0.033 0.0 1 0 existing 18"sewer main along Gerald Ford Drive. WRP-4 9.9 0.0 0 Preliminarily,the amount of proposed8"sewer main WRP-7 5.0 2.5 2 needed is 76,200 feet with approximately 190 manholes ` — —WRP-9 0.4 0.0 1 based on 400 foot spacing. It is anticipated that the existing 8"/12"/18"sewer mains along the perimeter of the project WRP-10 18.0 15.0 13 will provide sufficient sewer capacity without any sewer a TOTAL 33.483 17.5 16 main upgrades(see Figure 5.3). 5-12 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN L SECTION 5.6 1 SERVICE & UTILITY STANDARDS I CHAPTER 5:INFRASTRUCTURE& PUBLIC SERVICES 5.6 Service & Utility Placement Standards A. Intent The Service and Utility Placement Standards regulate 3. Air intake and exhaust systems.Mechanical proper placement,configuration and screening of service equipment that generates noise,smoke or odors, and utility devices and equipment. These standards should not be located on or within 10 feet of the shall apply to all"wet'and"dry"utility distribution lines; Primary Street property line or any on-site common wall-mounted,ground-mounted or underground utility open spaces. junctions,meters,transformers and pedestals;trash and recycling receptacles. 4. Noise-and odor-generating equipment and containers should be located in areas that will not "Wet"utilities include water,sanitary sewer,and create a nuisance to adjacent properties. Services stormwater."Dry"utilities include natural gas,electrical, and garbage bins should be located in a manner that telecommunication,cable television,and street lighting. does not impact single family neighbors.Such bins It is understood that some utility company"standard should be covered when possible.Openings to a trash practices"may be in in conflict with these standards. In the enclosure should not be located within 50 feet of the event of such a conflict the City will work collaboratively Primary Street property line. with the applicant and the utility company to ensure that S. Telecommunication Devices/Infrastructure. services are design in a manner consistent with the intent of Telecommunication devices such as satellite dishes this Plan. should,to the extent possible,be screened from public `eneral Placement Standards view or located so as not to be visible from Primary or for Al I Lots Side Streets.Applicants are encouraged to work with 1. Location/Screening.To the extent possible,all satellite providers to locate satellite dishes out of view services and utilities should be located within alleys, on building roofs and/or on rear yard or side yard facing interior building corners,at building offsets,or other facades if adequate signal strength and quality can be similar locations where the building mass acts as a achieved. In multi-family and multi-tenant buildings, shield from public view.Utilities that must be located conduits should be provided from such a location to in a front yard due to utility service requirements each unit. should be located away from pedestrian and See Figures 5.4 and 5.5(right)for examples of approved ver- vehicular routes and screened from the view of the sus prohibited service and utilityplacementsandstandards. street by landscape. 2. Mechanical and Electrical Equipment.All mechanical and electrical equipment-including, but not limited to,air-conditioning units,antennas, garage door motors-whether roof-mounted, ground-mounted or otherwise,should be screened from public view or located so as not to be visible from Primary or Side Streets. Such equipment and related screening should be designed with materials and colors that conform to and are an integral part of the design of the building. 5.16 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN SECTION 5.6 1 SERVICE & UTILITY STANDARDS I CHAPTER 5: INFRASTRUCTURE& PUBLIC SERVICES k.@Lots with Alley Access 1. Dry Utility/Service Areas.For project sites with an 2. Wet Utility/Service Areas."Wet"utilities should alley,all"dry"utilities shall be located in the alley, typically be located in the street,but may be located in except street lighting power lines which shall be the alley to address topographical,efficient or other p 9 9P YY located in the sidewalk.Utility access and equipment engineering reasons,or if stated in this chapter. If"wet" such as back flow preventers,transformer boxes, and"dry"utilities are co-located in the alley,proper gas and electric meters,and other utilities should be trench separation and utility access shall be ensured. placed within or adjacent to and be accessed from the alley,subject to the requirements and approval of 3. Service Access.For lots with alley access,service the associated utility company,which should not be entrances,waste disposal areas,and other similar unreasonably withheld. service areas should be located adjacent to the alley and take their access from it. All above-ground utility equipment and meters,and all trash and recycling receptacles,shall be located in shaded areas identified in and shall be accessed from the alley(see Figures 5.6 and 5.7). FIG. 5.6 TYPICAL UTILITIES PLACEMENT FIG. 5.7 TYPICAL UTILITIES PLACEMENT (Residential with Alley Access) tial with Alley Access) ,t. n �(a ' Alley Right-of-Way lamrtrend�(nenrir,Telewm,(able) AIIey Rightof Way a lolnlnemh(nettdGRlerom 661e) ?t" ---------r ------------- :.-- ------ r-- -- =-- - -------- --------- -- ------ -_- + -- LNaturalGas LNatural Gas ti o� arTnn � q s 1 t ....{....: t: min. 1 ban a lir(NG-1) - mm10 i 1V(NG8 .3 1 S RearYard 10'ING-31 1 Parkmg { � k 1 1 a min. I 1 50% Primary Buildingof 1 .E Primary Ru Idln 1 a, lot L J i — I Lmnn�e J / { depth I Y FmniYard gt Sidewalk_ — SVeel llghting� - Wall,vam .Sheet❑ghnng , ry , Water Main , i rWattt Main , Prima Svet1 1 L 1.4— _1 —1 — Pmarysheet __ Sqtnm=m=ae=r Mcai=n _—_n_1_SromwaterMain Santary5ewerMai ----L .. Above Ground Utilities Limited to Shaded Area 0 PadMountedTransformer-TypicalLocation • Pedestal-TypicalLocation 1 Wall orGround Mounted Meter-Typical Location m Double Detector CheckValye-TypicalLocation Underground Transformer-TypicalLocation • Underground Utility Access/Meter-TypicalLocation ----- Underground Utilities-Typical Alignment Fence-Typical Alignment to Allow Access to Utilities 5-I8 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN L CHAPTER 5: INFRASTRUCTURE&PUBLIC SERVICES SERVICE & UTILITY STANDARDS SECTION S.6 i z ots without Alley Access 1. Dry Utility/Service Areas.When an alley is not present,above-ground devices or equipment shall be prohibited. In general,all"dry"utilities shall be located in the sidewalk.These services should be located in inconspicuous locations along the sides of project sites and should be thoroughly screened from � r�"f'� j ► ,ti public view. Unless expressly required by a utility s e <{ company,these services should not be located within a?� the front yard.Underground transformers may also a c4Y'. �' a ,*,• be located with the parkway and shall be Flush withIN D �� sy = •�'.. .. the surrounding grade. ��.�. 2. Wet Utility/Service Areas.Gene rally,all"wet " utilities shall be located in the street.Utility meters and entrances should also be provided below-grade Water meter oppropriotelyplaced in sidewalk. in the street or sidewalk and shall be flush with the surrounding grade. 4 3. Service Access.When an alley is not present,service ' entrances,waste disposal areas,and other similar serviceY from— areas should be located as far away and screened from views from—the Primary and Wm Secondary streets as practical.All above-ground Q '< 5 utility equipment and meters,and all trash and NearYard recycling receptacles,shall be located in the shaded min 10' areas identified in Figure 5.8(right)and shall be " accessed from the street. — t b .E PdmaryB ding I �antaye Front Yard k 7, lolnlTrendi act nieltHoelemm,tahle,street u,...4l i Natural Gas i i water Main Primary street i r stamiwaterMain Sanitary sewer Main Above Ground Utilities limited to Shaded Area Pad Mounted Transformer-TypicalLocation • Pedestal-TypicalLocation 1 Wall or Ground Mounted Meter-TypicalLocation Double Detector Check Valve-Typical Location Underground Transformer-TypicalLocation • Underground Utility Access/Meter-TypicalLocation ————— Underground Utilities-Typical Alignment Fence-Typical Alignment to Allow Access to Utilities CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 S-19 it t SECTION 5.7 1 STORM DRAINAGE/GRADING CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES 5.7 Storm Drainage and Grading A. Background runoff such that no runoff will leave the project site and The City of Palm Desert Master Drainage Plan locates enter the surrounding storm drain systems.As a result, most of this project in Zone 3,the area north of the Palm there will be no negative impact to quality of downstream Springs Ridge Line and south of Interstate 10,which drains water bodies,including the White Water Storm Channel northeasterly to 1-10. The Mid-Valley Channel that parallels and the Salton Sea.The project will be provided with local 1-10 picks up runoff in this region.The Coachella Valley retention basins to control runoff.These basins will serve Water District is responsible for maintenance of the channel. dual roles of storm attenuation and water quality treatment. Intermittent stormwater conveyance and treatment CVWD requires developments in this region to retain 100% facilities 0e.bioswales)will be incorporated into the design of a 100-year storm. The Mid-Valley Channel is designed where feasible. to collect only street runoff,however,on-site drainage may be released into the channel over a five day period. With The UNSP will be fully compliant with the current this design requirement in mind,the City of Palm Desert regulations t the,dated Jan River Region Stormwater must address the issue of the Palm Desert Municipal Code Management Plan,dated January 2015. regarding incremental runoff retention. This drainage E. Stormwater Goals, Policies and Programs region was studied with street right-of-way serving as sub- area limits,to abide by the criteria set forth by CVWD. St defined by the General Plan,general policies for Stormwater resources are as follows: Developers are subject to a drainage fee of$1,000 per acre 1. Require new projects within the Specific Plan Area within Zone ar LU pay for their share of new regional stormwater B. Existing Stormwater Conditions infrastructure or improvements. There are two existing catch basins at the Southeast corner 2. Encourage use of above ground and natural of Frank Sinatra Drive and Portola Road. There are two catch stormwater facilities within the Specific Plan Area, basins noted to the north and south of College Drive on the such as vegetated swales,permeable paving, east side of Portola Road as well a catch basin at Southeast and neighborhood parks and greens that include corner of Gerald Ford Drive/Portola Ave and catch basins biofltration and infiltration areas. to the South of the intersection of Gerald Ford Drive/Pacific 3. Encourage new development within the Specific Plan Ave.Existing catch basins along the perimeter and within Area to use innovative ways of capturing and reusing the project are primarily to capture runoff from street areas. stormwater to reduce the demand for potable water. Examples of such devices include above ground rain- C. Proposed Infrastructure Resources barrels and below-grade cisterns within side and rear In order to meet the anticipated demand of the UNSP, 17 yards for landscape irrigation. subareas ranging from 17.1 to 26.0 acres area preliminarily 4. Require new development within the Specific Plan shown within the limits of the proposed specific plan Area use low impact development strategies to project area(see storm drain exhibit). Each subarea is minimize urban run-off,increase site infiltration, anticipated to have at least 6 catch basins draining to open manage stormwater and recharge groundwater spaces that will be used as retention basins. Each subarea is supplies. proposed to have 150 feet of 24"storm drain pipe or 2,550 feet total for 17 subareas.Ultimate storm drain pipe sizes, 5. Require water detention basins to be aesthetically retention basins,and quantities to be determined once pleasing and to serve recreational purposes,such as final tract map layouts,hydrology report,and storm drain in the form of a mini park.Detention basins designed improvement plans have been approved. for active uses are intended to supplement park and open space and should not be counted towards a D. Water Quality developer's minimum park requirements,unless The specific plan area is currently undeveloped,with no otherwise determined by the Planning Commission existing water quality systems or structures in place.The or City Council. proposed project will be required to control and contain 5.20 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 5. INFRASTRUCTURE & PUBLIC SERVICES I STORM DRAINAGE/GRADING SECTION 5.7 6. Encourage underground water retention facilities, especially in the neighborhood centers,to achieve the most efficient use of land and compact development and promote the urban character goals of the Palm Desert General Plan. STORMWATER NETWORK • •T CONTOUR GERALDFORDDRIVE01, AC a AL ' \ �.� ..-^CI LLEGF \IDLIE DRIVE 1 1 \1 F �\\ A AL p9 `\ GEPAID FORD . .. ; O. AC 17.1 �ryp � aoG♦ 9q � ERGERDR �� - S - - � - 2nc � � \ � .�� ♦t\ .0� B W ,�Q' AL TA ,y AC 1 \`D`♦EGES \ _ \, ♦ ,. nL FRANK SINATRA DRIVE PROPOSED 24' MATERIAL STORM DRAIN PIPE 2550 LF PROPOSED CATCH BASIN 102 EA _ PROPOSED RETENTION AREA 0' 900' ��� PROJECT BOONDARY Scale:1'=900' CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 S-21 CHAPTER 6: IMPLEMENTATION I SCHEDULING & PHASING I SECTION 6.3 6.3 Schedule and Phasing A. City-Owned Property The Phasing Plan shall: At the time of UNSP adoption,the City owns approximately Facilitate the orderly incremental build-out of the 170 acres of land in the southwesterly portion of the UNSP. entire community based upon market and economic The City intends to sell the land to a qualified master conditions; developer in la;e 204 6 aF eaFly 2047.0 ollowing that sale, Match Infrastructure improvements to meet the needs the City will work with the master developer through the of each phase of development; subdivision and entitlement process,as defined in the City's Protect all aspects of public health,safety and welfare; Municipal Code and in this Section. • Prioritize the development a Phase I location and B. Privately Owned Property extent that helps to demonstrate the neighborhood The balance of the property within the UNSP area is place-making intentions of the Plan. privately owned and vacant at the time of Plan adoption. Figure 6.1 illustrates a sample strategy for initial phase(s) The City will work cooperatively with the owners of those the development.The illustrated location is only intended properties and the buyer of the City-owned property to to provide an example of how a location can address the ensure that the intentions of this Plan for an interconnected following benefits: network of complete streets and related infrastructure and utility systems are implemented. The City will help the Prioritizes construction of a major framework street, property owners to ensure that the phasing increments with a gateway entrance from and existing street; reasonably respond to market conditions at the time of Delivers a complete Framework Street with a central development. open space surrounded by a variety of model homes, C. Phasing buildings,a central sales office and public amenities; • Together,these elements will help to demonstrate Through consultation with the City's planning and public how the UNSP vision can be achieved through works departments,the Master Developer(s)shall propose the implementation of the applicable standards, a Phasing Plan for City review,conditioning and approval. guidelines to deliver a complete community. FIG. 6.1 PHASING STRATEGY SAMPLE LOCATION FUTURE +-r w ' gyp. �� DEVELOPMENT "'i t _i ./ i - jr i r_ HOMES '�3 n f k • '� U „ + 1� ;_� : •CETRAL SALES + ; ariR %&OPErSPACE9 qt • +" PRI�N�AIb� a +sjA •; s� 4 *tVrA tATEIN ��fl, Jr Ltd- j 'f,'r�` - ;�. .. . Al DEVELOPMENTilio Y CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 08.08.16 6.3 r . SECTION 6.4-6.5 1 INFRASTRUCTURE & FINANCING I CHAPTER 6: IMPLEMENTATION 6.4 Infrastructure and 6.5 Financing Plan Public Facilities Consistent with Applicable Law,this section provides an The financing and maintenance plan for the UNSP will overview of the parties involved in the implementation, ensure the timely completion of public facilities,streets, ownership,and long-term maintenance responsibilities utilities,and other necessary capital improvements,as for the private infrastructure and public facilities/services well as the proper maintenance of these facilities. required to support the UNSP Area.Related to the text below,please see Figure 6-2A(Water Network), Figure 6-3 The following principles shall guide the development and funding of facilities and public services for the UNSP: (Wastewater Network),Figure 6-4(Stormwater Network), and Sections 3-2 and 3-3(Street Network). Use pay-as-you-go financing to the extent possible. Development of the UNSP will require the extension of Use debt financing only when essential to provide existing infrastructure and services into the UNSP area facilities necessary to maintain service standards. to provide water,wastewater disposal,storm drainage, Fully fund new on-site and off-site public roads,public utilities,public safety services and solid waste infrastructure and services needed to support the services.The Master Developer is responsible for providing UNSP development; the infrastructure improvements necessary to serve the plan area,as described in Chapter S,and as will be further Utilize existing fee programs to fund required off-site defined through the Precise& eed-MastevPlan infrastructure. process-see Section 6.8,below-and the tentative map Fund the costs of mitigating the adverse impacts on conditioning and approval process. the City's existing infrastructure; IMPROVE-TABLE 6.1 INFRASTRUCTURE Provide for a fair allocation of costs among land uses. MENT COST ESTIMATE Phase on-site improvements to ensure that they are • constructed when necessary and when funds are —. available to construct public improvements; Streets and Alleys $22,300,000 Sanitary Sewer $16,700,000 s Provide for reimbursements from other development Domestic Water $15,250,000 for infrastructure costs that the UNSP area is required Recycled Water N/A to advance;and Storm Drain _$51800,000 Ensure financing mechanisms are flexible Grading T $17,700,000 to accommodate different combinations of Dry Utilities _$5,000,000 infrastructure timing and funding requirements. TOTAL $82,150,000 The following policies govern the financing of infrastructure and public services for the UNSP in accordance with the above principles: Fund the full costs of on-site and off-site public infrastructure and public services required to support the development in the UNSP area from revenues generated by development within the UNSP area, except where specific existing City,County,District or State sources are available. • Allocate the core infrastructure costs to property within the UNSP area based on the general principles of benefit received,with consideration of the financial feasibility of the proposed land use. 6-4 08.08.16 ( CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN CHAPTER 6: IMPLEMENTATION I APPROVAL, AMENDMENTS AND CHANGES I SECTION 6.6 6.6 Approvals, Amendments and Changes • Require development projects in the UNSP area A. Existing Zoning Regulations to fund the over-sizing of facilities if required by The UNSP area is comprised of two City zones-Planned the City,subject to reimbursement from future Residential(PR)and Planned Community Development(PCD) developments benefiting from the over-sizing. -within the City's Zoning Code.The UNSP amends and • Require Neighborhood Builder(s)/Developer(s)who restates the previously approved zones(updated in 2010) proceed ahead of the infrastructure sequencing plan in its entirety;however,the UNSP must be adopted by to pay the costs of extending the core infrastructure ordinance. to their project subject to future reimbursement. B. Approvals • Require dedication of land for road improvements The UNSP applies ie any of the following within the Specific and construction of road improvements consistent with city-wide policies. Plan area boundaries: • Land use activity; Utilizing these principles will optimize the use of available resources and ensure that adequate New buildings and signage; infrastructure and services are provided in a timely Modifications/additions to existing buildings and manner.If necessary,a detailed financing plan that signage; will specify the financing strategy in greater detail Subdivision of land or a building;and, and provide additional infrastructure financing Improvements to a site. options,such as bonds secured by special taxes will be prepared by the Master Developer/Builder. All required permits/approvals must be obtained before the proposed use,and any structures related to the proposed As shown in Table 6.1,the total cost of the on- use,are constructed,otherwise established or put into site infrastructure program will be approximately operation.Unless specified otherwise,the UNSP will be $82 million. These amounts also do not include administered and enforced by the Director,Planning the costs of in-tract and other subdivision-specific Commission and City Council.Applications must be improvements,which are assumed to be independently processed and approved by the applicable requirements financed as part of the vertical development. and findings of the UNSP. A Community Facility District(i.e.,Mello-Roos),Landscaping C. Municipal Code Reference and Lighting District or other types of assessment In the event of a conflict between the Palm Desert districts,Geologic Hazard Abatement District(GHAD), Municipal Code and the UNSP,the UNSP takes precedence Homeowners Association(HOA),or other mechanisms over the PDMC.The Director is authorized to provide including conventional subdivision financing may be administrative determinations regarding the UNSP.Such used to fund the development of onsite infrastructure administrative determinations must be in writing and may improvements(e.g.,streets,sewers,water and storm be appealed in accord with the PDMC. drains)and the operation and maintenance of the parks, The UNSP provides form-based zoning and applicable land streetlights,and other landscaping improvements. uses based the following form-based zones: • Neighborhood Low(NL); • Neighborhood Medium(NM); • Neighborhood Center(NC);an Q 1 • Open Space(OS). Full descriptions of UNSP Zones,their assigned locations and permissible uses may be found in Chapter 4. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN � 06.08.16 1 6.5 it � CHAPTER 6: IMPLEMENTATION I PRCISE PLAN APPLICATIONS I SECTION 6.7 6.7 Precise Neighborhood Plans 2. City Council Approval:The following amendments Prior to or concurrently with the application for any ten- shall be subject to review and approval by the City tative subdivision map for any phase of development,the Council,upon recommendation by the Planning applicant shall submit a Precise Plan application,for the Commission: proposed phase of development. That Precise Plan shall • Any change in land use designation applicable to be reviewed,found consistent with the intent and regula- a Planning Area. tions of this Plan,and approved by the 8irecYeete-ew concurrently with the approval of any tentative or final map. • Major changes in the UNSP that affect the Subsequent map amendments and/or lot line adjustments purpose and intent of this document. must also be found by the Director or his/her designee to • Major changes in Planning Area boundaries that be consistent with the approved Precise Plan. increase or decrease any Planning Area acreage The intention of this requirement is that each new phase by 15.1 %or more. of development be seamlessly integrated with and well • Major changes in overall density or lot coverage connected to adjoining development,whether existing or that increase total land use allocation by 10.1%or future,per the policies and standards of the UNSP. Require- more, ments for a complete application include: G. Miscellaneous Theapplication shall address and clearly depict that proposed phase of development and the complete Any time limit established by the UNSP may be extended by PlanningSub-area(s) -see Figure 3.5 of Section 3.2 mutual agreement between the applicant and the Director, -of which it is a part.The edges of adjoining Sub- the Planning Commission or the City Council,as the case Areas shall also be shown,indicating the location may be. and configuration of any existing or planned street H. Noticing connections. All noticing required by the UNSP will be accomplished at All streets within the affected Planning Sub-area(s), the cost of the applicant seeking a Project Clearance,or indicating connections to existing streets within other action in accordance with the UNSP and/or Applicable and abutting the Sub-area-or planned streets Law. as illustrated in the Regulating Plan,Figure3.Sof Section 3.2-in accordance with the connectivity requirements of Section 3.2. • All blocks within the planning Sub-area,including the proposed typical lot dimensions and intended development types,in accordance with the block size requirements of Section 3 and the lot size requirements of Section 4. • The Precise Plan shall include a Precise Regulating Plan for the entire Sub-area,identifying for each block or portion of block the intended Neighborhood Zone. The Precise Regulating Plan shall be in substantial conformance with the Regulating Plan shown in Figure 4.1 of Section 4.2. • The Precise Plan shall identify the intended development intensity zone by zone and block by block for the proposed phase of development,and CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 6-7 SECTION 6.8 1 SUBMISSION, REVIEW & APPROVAL I CHAPTER 6: IMPLEMENTATION 6.8 Submission, Review and Approval a calculation indicating the remaining development All subdivision maps of any type must be submitted, capacity of the Sub-area(s). reviewed and approved in accordance with the Palm Desert • All open spaces within the affected Sub-area(s�, Municipal Code and the California Subdivision Map Act. including the proposed type and function of each space For projects requiring a tentative tract map(s)or parcel in accordance with the open space standards in Section map(s),the PNMP requirements as set forth in Section 6.8, above,shall apply,along with other relevant provisions 3.6. and procedures of the UNSP, in addition to provisions • The Precise Plan shall include a Master Landscape Plan otherwise provided in the PDMC. (MLP)for the proposed phase of development. The MLP Applications for tentative and final subdivision maps,parcel shall identify street trees for all streets-both existing,if maps,and lot line adjustments must be filed with the any,and proposed-and all public and/or shared open Planning Director and/or the City Engineer in accordance spaces,both existing and proposed. with the PDMC. • The size,type and function of each open space-per the A. Map Revision Approvals Open Space Standards in Section 3.6-shall be identified t, Purpose. The provisions of this section set forth in the MLP,along with the preliminary landscape design findings,procedures,and fees for changesto of each,specifying the types and sizes of plant and Tentative Tract Map and subsequent recorded final hardscape materials. maps(Map Revisions).Map Revisions are authorized • A preliminary stormwater drainage and management by compliance with this section in order to facilitate plan for the proposed phase of development shall and expedite implementation and build-out of accompany the MLP,demonstrating that the sizes and planned development within the UNSP area. designs of the open spaces-typically including planters within the streets,areas of pervious pavement,attached Map Revision applications may consist of and detached neighborhood greens and greenways, applications for certificates of correction(COQ,lot parks and squares-are capable of meeting City line adjustments(LLA),record map modifications stormwater retention requirements. If any portion of (RMM)/amending maps(AM),tentative parcel maps the stormwater management system for the proposed (TPM),tentative maps(TM)and any related final map phase of development is intended to be met by another clearances(MC). existing or future phase of development that shall be 2. Fees. The fee or fees established by city council clearly shown and will become a condition of map resolution for processing,recording or other approval. services related to Map Revisions must be paid by the Permittee(s). �f�frro..3 elnrc. cn�Ac nr rr.1C�.hdnnrnllnrc nc • 3. Materials for Filing C-RIBED 1N cCrTIn IV A R •AAV Rr RFQI 114104 SIT OR ICI !'nAIC/I/'T 1,1/ITV CVICT111/n ODnI//[fn Nc OF TLIr a. COC/LLA/RMM/AM Applications.Any Permittee PALM nrrEOT 114104CIe41 CODE AND Anenleuc proposingaCOC/LLA/RMM/AM pursuant to this TD Arl1/C oonCcnlmcc PLEASE nnvlcr AND1A/e section must submit the following information, 14III I EDITTLIIr RAWER DER TO P044C 4S APPRQPR/ as applicable: AT& b. All materials must be submitted as required by the PDMC.[] 4. Applicant.An application for a Map Revision must be signed by all parties having any record title interest in real property identified specifically as part of the requested revision.In order to initiate the Map 6-8 1 08.08.16 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Page: 164 Number.1 Author eceja Subject:Sticky Note Date:9/21/2016 1.45:56 PM We're good. o Number.2 Author,eceja Subject:Cross-Out Date:9/21/2016 1:45:49 PM U Number.3 Author.eceja Subject:Inserted Text Date:9/21/20161:46:55 PM and as required by the City's Planning Department. i CHAPTER 6: IMPLEMENTATION I SUBMISSION, REVIEW & APPROVAL I SECTION 6.8 Revision review process,the Permittee(s)must submit a iv. Upon a Map Revision expiration,all map complete application consistent with the Materials for entitlements revert back to the previously Filing section identified above. recorded map instrument. 5. Review Process.A complete Map Revision application B. Development Plan Review must be submitted by the Permittee(s)to the Director. Before the City issues any residential,commercial or The application must be forwarded by the Director institutional building permits for any specific lots of for review by the Development Review Committee blocks,a Development Plan must be approved for such (including the Public Works Director)within five development. business days of its receipt. The primary purpose of the Design Review,as set forth in The Director must conduct environmental review in PDMC,is to determine that individual development projects compliance with the California Environmental Quality are being developed in a manner that conforms to the Act(CEQA).Any Map Revision requiring a Supplemental goals and standards specified by the UNSP and to ensure and/or Subsequent Environmental Impact Report(EIR) compatibility with all applicable City regulations. must be referred to the Planning Commission. C. Individual Project Approvals Sequential LLAs,each involving for(4)lots or less,are Individual Project applications must be reviewed by the permissible without limitation as to number within Director fortheir consistency with the UNSP,including the the UNSP area and deemed in compliance with Design Guidelines and Development Standards. Government Code§66412(d). 1. Project Clearances 6. Approval Procedure.The Director is the decision a. Unless otherwise exempt,the Director must maker for certificates of correction,lot line adjustments, issue a Project Clearance before the City can tentative parcel maps,and final parcel map/map issue a grading permit or building permit. clearances.The City Council is the decision maker for record map modifications/amending maps and51 b. The Director cannot issue a Project Clearance tentative maps. unless an Individual Project complies with all applicable provisions of the UNSP and other 7. Relationship of Revisions to Approved Map. Applicable Law. Map Revisions will supersede the lot configuration contained in the Approved Final Map applicable to such 2. Findings individual lot(s).Except as affected by a Map Revision, A Project Clearance must include written findings by all other provisions of the Approved Final Map will the Director that the Individual Project complies with continue in full force and effect. all applicable provisions of the UNSP and may only a. Map Revision Expiration be issued if all of the following specific findings can be made: i. A Map Revision remains valid if it meets all requirements of the UNSP a. That the proposed development conforms to the applicable policies of the General Plan and the ii. A Map Revision expires 36 months after the applicable provisions of the zoning regulations approval date,unless the City grants a time within the PDMC. extension in accordance with this section. b. That the proposed development is located on a iii.The Director may grant a 36 month extension, legally created lot. for good cause shown,before the initial time c. That the subject property is in compliance period expires. with all laws,rules,regulations pertaining to CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN 1 08.08.16 1 6-9 }j ._ 1Y6 ... IJ f � O ram= Q n n c c N O .a _Z O �r a s S 9 -ate m - ,� a N a^. g m S car$ . 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