HomeMy WebLinkAboutZOA 97-3 RESIDENTIAL ESTATE ZONE 1997 J
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
1. TO: Honorable Mayor and City Council
II. REQUEST: Approval of 1) A Negative Declaration of Environmental Impact;
2) Project Area 4 Specific Plan; 3) Change of zone implementing
recommendations of the Specific Plan; and 4) Amendments to
Chapter 25.14 of the Zoning Ordinance for the RE (Residential
Estate Zone) and Chapter 25.76 for Nonconforming Lots,
Buildings and Uses as recommended by the Specific Plan.
III. APPLICANT: City of Palm Desert
IV. CASE NOS: GPA 97-1 , C/Z 97-3, ZOA 97-2 and ZOA 97-3
V. DATE: April 10, 1997
VI. CONTENTS:
A. Staff Recommendation
B. Discussion
C. Draft Resolution No. Draft Ordinance Nos. and
D. Planning Commission Minutes dated March 18, 1997
E. Planning Commission Resolution Nos. 1794, 1795, and 1796
F. Planning Commission Staff Report dated March 18, 1997
G. Related maps and/or exhibits
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A. STAFF RECOMMENDATION:
Adopt findings and approve a Negative Declaration of Environmental Impact, and:
1 . Resolution No. approving GPA 97-1 , Project Area 4 Specific Plan;
2. Pass to second reading Ordinance No. approving C/Z 97-3;
3. Pass to second reading Ordinance No. approving ZOA 97-2; and
4. Pass to second reading Ordinance No. approving ZOA 97-3.
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�•--� City of Palm Desert
/ Council Agenda Request
Meeting of April 10, 1997
To be considered under.
Consent Calendar_ Resolutions_ Ordinances— New Business_
Old Business_ Informational Items_ Public Hearings X Other_
Item Title: (Please provide Approval of 1) A Negative Declaration of Environmental Impact;
2) Project Area 4 Specific Plan; 3) Change of zone implementing _
recommendations of the Specific Plan; and 4) Amendments to —
Chapter 25.14 of the Zoning Ordinance for the RE (Residential
Financial: (Complete ifaF Estate Zone) and Chapter 25.76 for Nonconforming Lots,
(a) Account/Project#_ Buildings and Uses as recommended by the Specific Plan.
(c) In the Current Budget? (c) Appropriation Required?
Approved by Director of Finance:
Submitted by: Philip Drell
Approvals: Department v City Manager
/tm
ORDINANCE NO. 841
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO THE
ZONING i ORDINANCE TEXT CHAPTER 25.76
NONCONFORMING LOTS, BUILDINGS AND USES.
CASE NO. ZOA 97-3 {{
The City Council of the City of Palm Desert, California, DOES HEREBY ORDAIN, as I
follows:
SECTION 1 : That a portion of Ordinance No. 107 referencing Section 25.46.1 of the j
Zoning Ordinance, the Zoning Map (Chapter 35.46 of the Palm Desert Municipal Code) is
hereby amended to read as shown on the attached Exhibit "A."
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SECTION 2: The City Clerk of the City of Palm Desert, California, is hereby directed
to publish this ordinance in the Palm Desert Post, a newspaper of general circulation,
published and circulated in the City of Palm Desert, California, and shall be in full force and
effect thirty (30) days after its adoption.
PASSED, APPROVED AND ADOPTED by the Palm Desert City Council this 24th day
of April, 1997, by the following vote, to wit:
i
AYES: BENSON, CRITES, SNYDER, SPIEGEL, KELLY
NOES: NONE
ABSENT: NONE
,
ABSTAIN: NONE
I ARD S. KELLY, Mayor/�
ATTEST:
I
-' SHEILA R. LIGAN, C* Clerk
City of Palm Desert, ifornia
,
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1
ORDINANCE NO. 841
EXHIBIT "A"
NONCONFORMING LOTS, BUILDINGS AND USES
25.76.075 Conforming process for legal
nonconforming residential uses in
residential and office professional zones
Legal nonconforming residential uses in R-1 , R-2, R-3 and OP zones may apply for legal
conforming status if they are brought into substantial compliance with present design
quality standards. The architectural commission shall receive and review applications for
conforming status. As part of their review the architectural commission may require
significant upgrading and rehabilitation of the existing facility consistent with the constraints
of the original site plan. Reduction in the project dwelling unit total will only be considered
if it is required to protect public health and safety. If a rehabilitation plan is approved by the
architectural commission, required work must occur within one year. Once the plan has
been satisfactorily completed, a certificate of conforming status will be issued. Certificates
of conformance include a requirement that the project be maintained substantially in the
condition specified by the rehabilitation plan, in perpetuity. Failure to maintain the property
could result in revocation of conforming status. Decision of the architectural commission
may be appealed to the city council.
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CITY COUNCIL STAFF RE .RT
CASE NOS. GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
APRIL 10, 1997
have been able to encourage more rehabilitation through this provision than
any other incentive or enforcement program.
Since well maintained apartments are considered compatible with professional
offices, the proposed amendment would extend the conformance process to
residential uses in the Office Professional zone.
Reviewed and Approved by: : LA
Philip Drell
/tm
CITY COUNCIL ACTION:
APPROVED r * DENIED
P.F.CEIVED.� OTHER
GATE 4 13197
4 i E c. RENS�N CRZTES, S
N .E z; �0� m�
'[ENT.
1IN: NONE _
-. on F ii6 With city cierx , S Office
*1) Waived further reading and adopted Res. No. 97-31 approving GPA 97-1 (Proj.Are.
4 Specific Plan).
2) Passed to 2nd Reading Ordinance No.839 approving C/Z 97-3. 3) Ordinance No.84
approving ZOA 97-2 was CONTINOED. POR 30 DAYS. 4) Passed to 2nd Reading
Ordinance No. 841, ZOA 97-3.
Staff recommendation was approved with the stipulation that staff will do
everything it can to assist people to obtain the "Letter of Conforming Use"
at no charge.
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RESOLUTION NO.
IMPLEMENTATION:
OPTION 1 :
Rezone Washington Street frontage from R-3 2,000 to R-1 9,000. Maintain balance
of property R-1 9,000. Public access to this area shall be from Washington Street.
A cul-de-sac shall be created at the end of Robin Road with an emergency vehicle
gated access serving both Robin Road and the new subdivision.
OPTION 2: j
Consider redesignation to open space and public acquisition as a neighborhood park
(see park discussion).
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ISSUE V: Dudley Drive Area
Dudley Drive is a 500-foot dead-end street which provides access to an office
building and apartment complex on Washington Street and four residential parcels to
the west (three of which are designated multifamily and the fourth single family).
There is one poorly maintained single family home west of the office building and a
well maintained home on a 1 .66 acre estate lot behind the apartment complex. The i
residential parcels are isolated from Palm Desert Country Club by an B-10 foot block
wall and only have access to Washington Street via Dudley Drive or a private road
to the south. While the adjacent apartment complex is well maintained and
successful, it is neither likely or logical that the isolated residential parcels to the
west will be developed or maintained under the current designations. The property
owner of the estate lot and the vacant parcels has professional office designation.
Homeowners on Cardiff Street have indicated a preference for professional offices
over apartments, assuming the project design includes a 20 foot landscaped buffer
adjacent to their rear wall. The existing block wall inherently provides a significant
sound and visual buffer. :
POLICY:
Based on the'bverall development trend on Washington Street and property owner
preferences, it is appropriate that the General Plan Land Use Designation for this area I
be changed to Professional Office.
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RESOLUTION NO.
IMPLEMENTATION:
The area including the isolated parcel shall be rezoned to Office Professional
contingent on the understanding that any office development precise plan includes
all vacant properties and demonstrates compatibility with existing adjacent land uses.
Any proposed office development shall include a minimum 20 foot tree landscaped
buffer adjacent to the perimeter wall shared with single family residences on Cardiff
Street and Brighton Street. Trees shall be at least 24" box. Project grading shall not
elevate grades relative to that perimeter wall more than is absolutely necessary to
drain the property.
II. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE I: Left turn access from Desert Breezes to Fred Waring Drive
Traffic levels on Fred Waring have made it increasingly difficult and dangerous to left-
turn exit from Desert Breezes to eastbound Fred Waring. The large Southwest
Community Church facility on the south side of Fred Waring has been designed with
its main entrance aligned with the Desert Breezes entrance.
POLICY:
If justified by traffic volume warrants or accident history, left turn access from side
streets to major arterials shall be controlled via signals or prohibited by median control
structures which allow only left turn entrance but only right turn exit.
IMPLEMENTATION:
1 . Conduct warrant study of existing conditions and forecast potential increase
for Southwest Community Church to determine feasibility of a signal.
2. Discuss issue with the County and church to determine funding sources.
ISSUE II: Multiple left turn access to northbound Washington Street
As is the case with Fred Waring Drive, left turn access to Washington is becoming
more difficult and dangerous.
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RESOLUTION NO.
POLICY:
Control left turn exits where traffic levels and accident data warrants.
IMPLEMENTATION:
1 . Conduct studies of accident history.
2. In cooperation with the County, design median structures to control left turn
exits.
ISSUE III: Completion of road improvements for Delaware, Mountain View and
Latisha
This one acre lot subdivision was originally developed without paved streets. In
1989 Robin Road was paved with curb and gutter pursuant to a County assessment
district. Delaware, Mountain View and Latisha will be paved through a South Coast
Air Quality Management District PM10 grant. The grant will not include concrete
curb or gutter (asphalt curb will be constructed).
These streets cut through from Washington to Warner Trial. As congestion at the
Washington/Fred Waring intersection increases, these newly paved streets will
provide a convenient short cut to westbound Fred Waring via Warner Trail.
POLICY:
1 . Public streets shall be ultimately.improved to city standards including curb and
gutter.
2. Local streets shall'be designed to discourage non-local through traffic.
IMPLEMENTATION:
1 . With the eexception of emergency vehicle access, Delaware Place and Mountain
View shall be closed to auto traffic 300 feet west of Washington Street prior
to the completion of the paving project.
2. Completion of full road improvements including curb and gutter shall be a
lower priority and deferred until funding sources become available.
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RESOLUTION NO.
ISSUE IV: Street lighting at Fred WaringMlashington intersection (Currently there
is no street lighting at the intersection of Washington and Fred Waring .
Drive)
POLICY:
All arterial intersections should include traffic safety lighting.
IMPLEMENTATION:
The City shall coordinate with the County and La Quinta for planning, engineering,
funding and installation of safety street lighting at Fred Waring and Washington
Street.
III. PARKS
ISSUE I: The area is not served by any public parks
The 19.5 acres vacant site north of Desert Breezes is one of the few large vacant
parcels in the study area and provides significant opportunities for recreational
development. It is large enough to accommodate a wide variety of facilities designed
for all age categories with ample parking. The front 300 feet adjacent to Washington
Street could be developed with relatively intensive uses without adversely impacting
adjacent properties. The balance of the site would require careful design to address
noise, lighting and security concerns of residents of Desert Breezes, Robin Road and
Mountain View. While primary access to the park would be from Washington Street,
a secondary entrance should also be developed to provide direct access via the
interior local street system. A one acre parcel on Mountain View owned by the
Coachella Valley Water District may be available as access.
POLICY:
All areas shall have convenient access to neighborhood parks designed to meet the
specific needs 6f the residents.
IMPLEMENTATION:
Establish a neighborhood recreation advisory subcommittee reporting to the Project
Area 4 Committee and the Parks and Recreation Commission to determine recreation
needs and analyze prospective park sites including the 19.5 acre parcel.
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!II
RESOLUTION NO. I
Emphasis would be placed on the development adjacent to the Washington Street
frontage. If the 19 acre site is determined to be the best alternative, design and
funding mechanisms would be created to develop and maintain the facility. Since the
site is easily accessible by residents of La Quinta and Indian Wells, joint funding of
the facility should be pursued with these cities. i
HOUSING:
By their nature, the one acre parcels do not lend themselves to affordable housing. k
The primary issue in the area will be to maintain housing quality.
POLICY:
Through adoption of the Property Maintenance Ordinance the City has committed to
preservation of neighborhood quality and improvement of substandard conditions.
IMPLEMENTATION:
A designated code enforcement officer will identify violations of the Property !
Maintenance Ordinance and pursue enforcement. See general discussion for
implementation strategy.
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SUBAREA 2 Palm Desert Country Club
The Palm Desert Country Club was developed in the 1960's and 1970's as an ungated,
public street senior citizen planned residential community. It includes a 27 hole privately
owned full length golf course and a homeowners association community center. The
development is predominately comprised of modest two and three bedroom single family
homes, many of which back out onto the golf course.
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I. LAND USE:
The country ctu"b is built-out with relatively homogeneous single family homes on
6,000 square foot lots. The current R-1 9,000 zoning requires minimum 9,000
square foot lots in new subdivisions. Commercial development is confined to the
southwest Hovley Lane East/Washington Street intersection and Avenue of the
States. Multifamily apartments are located in discreet areas on Michigan Avenue, I
California Avenue and Washington Street. In general, significant land use conflicts
are rare.
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RESOLUTION NO.
II. TRAFFIC/CIRCULATION:
ISSUE: Speed Control
The circulation system for Palm Desert Country Club was designed with long
intersecting through streets which have a tendency to encourage speeds in excess
of the limit. Speeding problems have been observed on Warner Trail, California and
New York/Virginia.
POLICY:
Given the existing street pattern, there are few effective strategies for lowering
speeds other than enforcement. Stop signs which are not justified by cross traffic
increase noise, exhaust emission levels, do not significantly reduce overall speed
levels, and foster disrespect for traffic laws.
IMPLEMENTATION:
1 . City.Engineer shall identify intersections where traffic volumes warrant stop
signs.
2. Speed studies shall be conducted to identify priority streets for enforcement.
ISSUE: Street Lighting
Extensive street lighting was installed throughout the Palm Desert Country Club by
the original developer. The lights are maintained through a lighting and landscape
maintenance district.
ISSUE: Street Repairs
Most of the local streets within Palm Desert Country Club are generally over 20 years
old and are in need of repair. The original construction specifications and roll curbs
and gutters do not comply with current city standards.
POLICY:
To the greatest extent feasible, street surfaces shall be brought up to city standards.
Although the roll curbs do not meet current city standards, their replacement should
not be a high priority.
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RESOLUTION NO.
IMPLEMENTATION:
A comprehensive street condition study shall be conducted by the Department of
Public Works as part of their PMS (pavement maintenance system) program, resulting
in a priority schedule for street repairs. Depending on condition, street will be
designated for slurry seal, resurfacing or reconstruction.
ISSUE: Fred Waring Drive Parkway Improvements
With the exception of 1 ,000 feet of new sidewalk between Warner Trail and Elkhorn
Trail, the one mile of parkway between Warner Trail and California is devoid of
improvements or maintenance other then weed abatement. The rear walls of
adjacent homes are inconsistent in terms of material, design and condition. In
general, the parkway presents an unacceptable public image for the city and project
area along this important arterial.
POLICY:
All public arterial parkways shall be brought up to current design standards including
sidewalks and drought tolerant landscaping and attractive perimeter walls.
IMPLEMENTATION:
1 . Initiate the design process for parkway landscaping including alternatives to
economically integrate the existing walls.
2. Investigate possible funding sources for construction and maintenance
including community development block grants and assessment districts.
3. Fence provisions of the property maintenance ordinance shall be enforced
where appropriate.
4. Wall and landscape plan shall be designed to discourage graffiti. Graffiti
abatement program shall utilize paint to consistently match original wall color.
Ill. PARKS:
ISSUE:
The area is not currently served by a neighborhood park. The nearest city park
facility is at Magnesia Falls and Portola, nearly four miles away. There is a 4.5 acre
recreation facility owned and operated by the Palm Desert Country Club Association
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RESOLUTION NO.
on California at Avenue of the States, containing two swimming pools, spa, 8,000
square foot building complex, rose garden and parking lot. The facility is primarily
oriented towards senior citizens and is under utilized. There are virtually no facilities
for children or young adults. Negotiations between the City and the Association
concerning acquisition and development of a public park and recreation facility on the
site were not successful. There remains some opportunity for City/Association
cooperation to improve and expand this facility. Through redesign of the excessively
large parking lot and utilization of vacant areas adjacent to the rose garden, additional
facilities could be added to significantly increase the public recreational value to the
project area.
POLICY:
Priority shall be given to developing a neighborhood park accessible to and meeting
the broad recreational needs of the Palm Desert Country Club residents.
IMPLEMENTATION:
City and Recreation and Park District staff shall prepare conceptual plans and
evaluate the advantages of sites in the specific plan area for presentation to the Parks
and Recreation Committee and Project Area 4 Recreation Subcommittee. Depending
on the results of that evaluation, the respective property owners would be contacted
concerning the availability and terms for use of their properties.
HOUSING:
The area is predominately developed with modest single family detached homes built
in the 1960's and 70's. While the majority are well maintained, a growing number
are falling into disrepair, through neglect, foreclosure or abandonment. The majority
of the 610 deficient or deteriorated units identified in the Project Area No. 4
Preliminary Report were in this subarea. Less than 40% of the units in the area are
owner occupied. This high incidence of absentee ownership may contribute to the
growing property maintenance problem.
The subarea also includes two older apartment complexes located on Michigan Drive
between Idaho and Warner Trail and on California and Elkhorn Trail. These projects
serve primarily low and very low income households. The area, which is substantially
built out, contains scattered vacant single family lots.
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RESOLUTION NO.
POLICY:
Through the General Plan Housing Element, Property Maintenance Ordinance and
Redevelopment Plan, the city is committed to preserving housing quality and
affordability. The modest nature of the housing stock in Palm Desert Country Club
provides a unique opportunity to advance both of these goals.
IMPLEMENTATION:
A. A comprehensive survey shall be conducted to locate vacant lots and
deteriorated units and identify the occupancy circumstances (i.e. owner
occupied, renter, vacant, abandoned, for sale, foreclosure, etc.). Depending
on individual circumstances properties will be evaluated for inclusion in the
city's RDA's affordable housing program which may include:
1 . Rehabilitation loans for existing low/moderate income owner occupied
units.
2. Rehabilitation loans for rental properties when owners commit to
low/moderate income rental restrictions.
3. Self-help rehabilitation where RDA purchases deteriorated property,
contracts with nonprofit housing corporation to supervise low income
home buyers in the rehabilitation of their own homes.
4. Self-help new infill construction. As a secondary priority vacant infill
parcels would be purchased by the RDA and developed through a
nonprofit self-help housing program.
B. The existing multifamily projects shall be periodically monitored to insure they
provide a quality residential environment and to determine if conditions warrant
public intervention or if opportunities exist for inclusion in the city's affordable
housing program.
SUBAREA 3 Hovley Lane East
This subarea includes only the east-west arterial (formerly 42nd Avenue) which bisects the
study area and extends from Cook Street to Washington Avenue. The portion east of Oasis
was developed as part of Palm Desert Country Club in the 1960's. The street did not
become a functioning uninterrupted arterial until the section between Eldorado Drive and
Oasis were completed in 1995 in connection with the development of Indian Ridge Country
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RESOLUTION NO.
Club. What had been a relatively quiet access for the adjacent country clubs was
transformed into a major east-west alternative to Country Club Drive.
I. TRAFFIC/CIRCULATION/RIGHT OF WAY IMPROVEMENTS
ISSUE: Speed Control
The low level of cross traffic on this arrow straight arterial tends to encourage
speeding.
POLICY:
Targeted enforcement of the posted speed limit shall be the primary strategy for
controlling excessive speed.
ISSUE:
Now that Hovley Lane East has been transformed from a quiet back street to a major
arterial, the increasing speed and volume dictate significant design changes,
resurfacing and reconstruction of the older portion of the roadway. The south side
parkway is undeveloped.
Perimeter block walls between Idaho Street and Warner Trail are crumbling and
painted with mismatched colors as a result of graffiti abatement. Between Warner
Trail and Kansas Street walls are a disorganized combination of block and wood in
varying stages of deterioration.
Since country club maintenance workers are not allowed to park within the clubs,
they are to park outside the gates on Hovley. On the south side, workers currently
drive over the curb and park in the dirt parkway. On the north they park adjacent to
the club entrance creating sight obstructions for residents turning onto Hovley.
POLICY:
The upgrading of Hovley Lane East shall have first priority for Redevelopment Agency
funding. All road improvements designs in the area shall be submitted to the Project
Area Committee for review and comment at earliest stage and shall take into account
the ultimate design goals for the roadway.
IMPLEMENTATION:
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RESOLUTION NO.
1 . Left/Right Turns. Lane striping shall include a center turn lane to facilitate both
entrance to and exits from side streets.
2. Where feasible right turn deceleration lanes shall be included.
3. Since Hovley Lane East is the designated golf cart/bike lane access to the
study area, it is important to provide for these facilities in the reconstruction
design.
4. Reconstruction plan shall provide for ultimate parkway landscaping and
sidewalks including a program to encourage a unified perimeter wall design
between Idaho Street and Kansas Street. Program would involve financing
mechanisms and enforcement of the wall maintenance requirements of the
property maintenance ordinance. The ultimate goal shall be an attractive, low
maintenance wall and landscape plan designed to discourage graffiti. Anti-
graffiti wall coatings shall be utilized to avoid the mismatched paint problem
which currently exists.
5. The country club associations shall be encouraged to provide on-site parking
facilities for their maintenance employees.
Curbs shall be painted red adjacent to country club entrances and side streets
prohibiting parking and providing for improved visibility and
deceleration/acceleration lanes.
6. The city shall work with the City of Indian Wells and Sunrise Company to
complete the mile long south half-street between Oasis Country Club and the
Coachella Valley Water District facilities.
SUBAREA 4 Southwest corner of Washington Street/Country Club Drive
The 160 acres at the southwest corner of Country Club Drive and Washington Street
contain a collection of uses including a gated single family subdivision (Whitehawk), a
manufactured housing subdivision (Golden Sun Estates), a partially developed 20 acre
commercial center, timeshare development currently operated as an extended stay hotel
(Sun Dunes Villas), and two apartment complexes (Royal Palms and Desert Oasis).
I. LAND USE:
Current development in the area is in general conformance with designated land uses.
With the south half of the Whitehawk subdivision currently under construction the
only remaining vacant land in the subarea includes seven acres of PC-2 District
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RESOLUTION NO.
Commercial property at the corner and 34,000 square feet at the east side of Desert
Dunes Villas facing Washington Street.
ISSUE I:
The seven acres of vacant property associated with the corner commercial center
was originally approved as a supermarket site. There has been no interest to develop
and market from any of the major supermarket chains. Being adjacent to the
redesigned Washington Street/1-10 freeway interchange, the corner is under
consideration for designation as yet to be created: Freeway Commercial Zone. This
zone would be designed for freeway-oriented traffic and could include provisions
allowing drive-through fast food restaurants, gas stations closer than 500 feet apart
and high quality tourist serving facilities.
POLICY:
Land use designation should encourage commercial development oriented to freeway
offramp traffic but consistent with Palm Desert's image and quality design
philosophy. Gas station site plans shall incorporate reverse orientation where
associated.buildings occupy street frontage and fueling aisles face inward.
IMPLEMENTATION:
Designate corner Freeway Commercial Zone.
ISSUE II:
Directly south of the commercial corner, Sun Dunes Villas is a 48 unit complex
originally developed as a timeshare project but what is now managed as an extended
stay hotel. The units are all at least 400 square feet and all contain kitchens.
Minimum stay is one week with many guests staying 3-4 months. The owners wish
to add more units on the 34,000 square foot vacant area fronting Washington. The
existing R-3 multifamily zone on the property permits 18 units per acre allowing
approximately 120 units on the five acre site. The existing project density is ten
hotel units per acre. The proposed expansion which could include a general
upgrading of the entire property is well within zoning limits.
POLICY:
Older hotels should be encouraged to update their facilities and expand to the extent
necessary for economic viability.
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CITY COUNCIL STAFF RtrORT
CASE NOS. GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
APRIL 10, 1997
B. DISCUSSION:
When the Palm Desert Country Club and surrounding areas were annexed in 1994,
the City adopted zoning equivalent to the existing County designations with the
understanding that we would undertake a comprehensive study of the area to
determine where changes were appropriate.
A Project Area/Specific Plan citizens advisory committee with representatives from
each neighborhood was formed in October of 1995 to. work with the City and RDA
staff to create a Specific Plan identifying public improvements and service priorities,
land use and zoning policies for the area. The attached Specific Plan is a result of
monthly meetings over the last 18 months.
The Plan divides the study area into six subareas. Within each subarea specific
issues were identified and discussed leading to general policies and implementation
measures.
1 . LAND USE AND ZONE CHANGE SUMMARY:
The only area identified for land use and zone change involves subarea 1 at the
northwest corner of Washington Street and Fred Waring Drive north to Dudley
Drive and west to Warner Trail. The changes are designed to better reflect the
existing land use and subdivision patterns. 1
These changes include:
a. Directly at the Washington Street/Fred Waring Drive intersection,
designations are being changed from multifamily residential to office
professional to reflect the existing commercial office use of the
property.
b. One acre parcels on Robin Road, Mountain View and Delaware are being
redesignated from low density, R-1 9,000 to very low RE 40,000
consistent with the existing subdivision pattern.
C. Property along Washington Street directly north of Desert Breezes is
being redesignated from multifamily to low density R-1 9,000
consistent with the adjacent parcel.
d. The Washington Street frontage at Mountain View north to Dudley is to
be reclassified from High Density Multifamily R-3 2000 to Office
Professional.
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CITY COUNCIL STAFF RtY�uRT
CASE NOS. GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
APRIL 10, 1997
e. Dudley Drive Area.
Dudley Drive is a 500-foot dead-end street which provides access to an
office building and apartment complex on Washington Street and four
residential parcels to the west (three of which are designated
multifamily and the fourth single family). There is one poorly maintained
single family home west of the office building and a well-maintained
home on a 1 .66 acre estate lot behind the apartment complex. The
residential parcels are isolated from'Palm Desert Country Club by a ten-
foot block wall and only has access to Washington Street via Dudley
Drive or a private road to the south. While the adjacent apartment
complex is well maintained and successful, it is neither likely or logical
that the isolated residential parcels to the west will be developed or
maintained under the current designations. The property owner of the
estate lot and the vacant parcels has requested professional office
designation. Homeowners on Cardiff Street, a single family
neighborhood to the west and south, submitted a petition also
requesting the change to office provided that any plan includes a 20
foot landscaped buffer. Within the implementation section, language has
been added regarding the 20 foot buffer and grading.
In regards to the isolated lot currently zoned R-1 9,000, the issue is
further complicated by an apparent error on the County zoning map
adopted by the City in 1994. The County had previously approved an
apartment project which included this parcel which indicates its zoning
to be the R-3 2,000.
Based on the overall development trend on Washington Street and
property owner preferences, it is appropriate that the Specific Plan Land
Use Designation for this area be changed to Professional Office. Any
proposed office development would be required to include all the vacant
parcels.
f. In subarea 6 north of Country Club, a 115-acre vacant parcel is
currently dual designated in the General Plan as low density
residential/service industrial. While this designation will not change at
this time, the Specific Plan would establish as a matter of policy that
within the dual designation the northerly 500 feet of the property would
be appropriate for industrial use due the severe noise impacts generated
by the railroad. The low density residential (3-5 du/ac) would be
appropriate on the southerly portion of the property. It is recommended
that actual location of zoning boundaries would be deferred until a
precise plan of design is proposed for the respective uses.
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CITY COUNCIL STAFF RETORT
CASE NOS. GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
APRIL 10, 1997
2. ZOA 97-2 - AMENDMENT TO RE RESIDENTIAL ESTATE DISTRICT.
The one acre parcels being proposed for rezoning will be the only area of the
City under the RE regulations. Property owners in the area participated in a
public meeting with members of the Project Area 4 Committee and staff to f
discuss how the RE zone could be amended to better fit the existing rural I
character of the area..
The proposed amendments are the result of input from that meeting and the
Planning Commission public hearing. These include:
a. Addition of private greenhouses and horticultural collection to the list of
permitted uses.
b. Minor exceptions to the Home Occupation requirements allowing use of
an accessory structure, a 1 '/z ton commercial vehicle and one employee.
C. Provision to allow the keeping of horses.
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d. Establishing a 30-foot front building setback and 15 foot minimum side
yard.
e. Exception to the Senior Second Unit ordinance, Chapter 25.21 allowing
a detached "granny flat" in lieu of the attached unit specified for the R-
1 zone. It was determined that given the 40,000 square foot minimum
lot size, a detached unit was acceptable.
3. ZOA 97-3 - AMENDMENT TO CHAPTER 25.76 NONCONFORMING LOTS,
BUILDINGS AND USES.
As a result of the proposed rezoning from Multifamily Residential to Office
Professional on Washington Street some existing apartment complexes will
become legal nonconforming under Chapter 25.76.050. While legal
nonconforming uses can be maintained, they cannot be replaced if they are
more than 50% destroyed. This non replacement clause prevents owners
from obtaining financing. Section 25.76.075 provides a process by which
nonconforming residential uses in residential zones can achieve conforming
status if they can demonstrate substantial compliance with current quality and j
maintenance standards. Many projects have completed this process. Some I
have required significant rehabilitation while other well maintained properties
were deemed conforming in their existing condition. Owners also are required
to maintain the quality standards to preserve their conforming status. We `
4
I
CITY COUNCIL STAFF RErvr1T
CASE NOS. GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
APRIL 10, 1997
have been able to encourage more rehabilitation through this provision than
any other incentive or enforcement program.
Since well maintained apartments are considered compatible with professional
offices, the proposed amendment would extend the conformance process to
residential uses in the Office Professional zone.
Reviewed and Approved by: T A
Philip Drell
/tm
5
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND THE PROJECT AREA 4 SPECIFIC
PLAN WHICH IDENTIFIES THE NEED FOR PUBLIC IMPROVEMENTS,
SERVICES, PRIORITIES, ZONING, AND LAND USE POLICIES FOR
APPROXIMATELY 2260 ACRES DEFINED AS REDEVELOPMENT
AGENCY PROJECT AREA NO. 4 BOUNDED BY WASHINGTON STREET
ON THE EAST, FRED WARING DRIVE ON THE SOUTH, INDIAN WELLS
AND ELDORADO ON THE WEST AND COUNTRY CLUB DRIVE ON THE
NORTH. IN ADDITION, IT INCLUDES 200 ACRES BETWEEN COUNTRY
CLUB DRIVE AND 1-10, WASHINGTON STREET AND TAMARISK ROW.
CASE NO GPA 97-1 , PROJECT AREA 4 SPECIFIC PLAN
WHEREAS, the City Council of the City of Palm Desert, California, did on the 10th
day of April, 1997, hold a duly noticed public hearing to consider the Project Area 4 Specific
Plan, GPA 97-1 ; and
WHEREAS, the Palm Desert Planning Commission adopted its Resolution No. 1794
on March 18, 1997, recommending approval to City Council; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedures to Implement the California Environmental Quality Act, Resolution No.
97-18", in that the Director of Community Development has determined that the project will
not create an adverse impact and a Negative Declaration of Environmental Impact has been
prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said City Council did find the
following facts and reasons to justify approving the specific plan:
1 . The policies and land uses contained within the Specific Plan promote the
logical, orderly and compatible development of the study area.
2. Proposed land use changes better reflect existing development patterns and
are more compatible with adjacent uses then existing designations.
3. The policies and land uses described in the Specific Plan are designed to
promote the health, safety and general welfare of the residents within the
study area and are consistent with the policies of the adopted General Plan.
RESOLUTION NO.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert,
California, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the council in this case.
2. That it does hereby approve the Project Area 4 Specific Plan, Exhibit "A", GPA
97-1 including land use map changes, Exhibit "B", and a Negative Declaration
of Environmental Impact, Exhibit "C", as it pertains thereto.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this , day of , 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICHARD S. KELLY, Mayor
ATTEST:
SHEILA R. GILLIGAN, City Clerk
City of Palm Desert, California
2
RESOLUTION NO.
EXHIBIT "A"
RDA PROJECT AREA 4 SPECIFIC PLAN
INTRODUCTION
The Project Area No. 4 Specific Plan was initiated by the City and Redevelopment Agency
to identify needs for public improvements and services, set funding priorities and reexamine
zoning and land use policies.
The planning area covers approximately 2,260 acres defined as Redevelopment Agency
Project Area No. 4 bounded by Washington Street on the east, Fred Waring Drive on the
south, Indian Wells and El Dorado on the west and Country Club Drive on the north. In
addition, it includes 200 acres between Country Club Drive and 1-10, Washington Street and
Tamarisk Row (not in a RDA project area).
Over 50% of the area is within seven gated residential communities ranging in size from 40
to 640 acres. Indian Ridge Country Club, Palm Desert Resort Country Club, Oasis Country
Club, Woodhaven Country Club, Desert Breezes, Whitehawk, and Golden Sun. Palm Desert
Country Club, a public street planned residential community, occupies 25% of the area.
With the exception of Indian Ridge Country Club, the area has been substantially built-out
under Riverside County prior to annexation to the city.
For planning analysis purposes, six subareas have been identified.
SUBAREA 1 The northwest corner of Washington Street and Fred Waring Drive_, north to
Dudley Drive, west to Warner Trail.
SUBAREA 2 Palm Desert Country Club - A public street non-gated planned community
developed in the 1960's and 70's.
SUBAREA 3 Hovley Lane East - A major east-west arterial bisecting the study area.
SUBAREA 4 The southwest corner of Country Club Drive/Washington - A diverse mixture
of commercial, single family and multifamily uses.
SUBAREA 5 The four largest gated communities: Indian Ridge Country Club, Palm Desert
Resort Country Club, Woodhaven Country Club and Oasis Country Club.
SUBAREA 6 Area between Country Club Drive and 1-10. The area contains the largest tract
of undeveloped residential and commercial property.
3
RESOLUTION NO.
GENERALISSUES
1 . Land Use. Since the planning area is substantially built out with well defined
residential neighborhoods and commercial centers, land use conflicts are minimal.
Issues remain in area 1 and 6 where significant undeveloped property remains. The
plan will identify these issues in the specific subarea discussion. In resolving
potential land use conflicts, every attempt will be made to insure both compatibility
and economic feasibility of both adjacent uses.
2. Traffic Circulation and Public Works. The area includes three major east-west
arterials (Country Club Drive, Hovley Lane East, and Fred Waring Drive) and the west
half (Washington Street). As traffic on these arterials increases, new control
measures may be required to insure safe ingress and egress from residential side
streets and commercial centers.
Most of these public streets are over 20 years old, were constructed at less then
current design standards and are in need of repair or reconstruction.
3. Parks. The area is not presently served by a public neighborhood park. A private
recreation facility owned by the Palm Desert Country Club Association is available to
its members, but is under-utilized and may not be ideally suited to meet the changing
recreational needs of the community. Each of the gated country clubs provides high
quality specialized recreation (golf, tennis, etc.) which may not address all needs of
their residents and are not available to the general public.
There are a very limited number of available vacant sites for park development.
Potential park sites have been identified in subareas 1 , 2 and 6. The advantages and
constraints of each site will be evaluated in the individual subarea discussions.
4. Bicycle and Golf Cart Paths. With special authority from the state legislation, the
City of Palm Desert is pursuing a program to promote electric golf cart usage for
general transportation on public streets in designated lanes and routes. With nine
golf courses within or in the immediate vicinity, there is a high percentage of golf cart
ownership in the project area. The city's long range plan links the project area with
the system via-l-iovley Lane East, Warner Trail and California Avenue. These golf cart
routes are also serve as bicycle paths linking the area to the city wide master plan.
5. Housing. Within the gated communities, CC&R's and well organized homeowners
associations insure housing quality. Palm Desert Country Club is less rigidly
organized and is experiencing some property maintenance problems. The Project
Area No. 4 preliminary report identified 356 units that are exhibiting deficient
conditions or defined as beginning to exhibit signs of deferred maintenance. There
4
RESOLUTION NO.
were 254 units designated as deteriorated, showing signs of structural problems,
sagging roof walls or crumbling foundations, broken windows, electrical hazards, etc.
Due to the modest nature of its housing stock, Palm Desert Country Club provides
a significant opportunity for the provision of affordable single family housing.
The State Housing Law, Redevelopment Law, the General Plan Housing Element and
the Redevelopment Plan all require the City and Redevelopment Agency to diligently
implement programs to promote housing affordability for low and moderate income
families. Twenty percent of the property tax increment generated in the project area
must be spent for low/moderate income housing assistance. In addressing the City's
and Redevelopment Agency's legal obligations and the real housing needs of the
residents of the area, priority shall be given to programs which involve rehabilitation I
of the existing housing stock and single lot infill construction. Multi-unit housing
developments will not be considered for RDA assistance until the rehabilitation and 4
single lot infill goals have been met.
6. Residential and Commercial Prooertv Maintenance. Through adoption of the Property
Maintenance Ordinance, Ordinance 801 , the City has committed to preserving the
quality of both commercial developments and residential neighborhoods.
I
The ordinance will be implemented by a comprehensive city-wide survey to identify
substandard property subject to ordinance. Property will be classified into three
categories:
a. ""Deteriorated". Property falling significantly below acceptable neighborhood
standards clearly subject to abatement.
b. "At Risk". Properties marginally at or below acceptable standards but showing
a clear trend toward deterioration. j
C. Property which meets acceptable standards.
Based on survey results, deteriorated properties will be prioritized for immediate
abatement. Owners and tenants will be notified of the nature of their violations, the ,
abatement pmadss and will be referred to the Redevelopment Agency regarding
available assistance programs.
City staff will be available to provide technical assistance regarding cost effective
solutions to typical maintenance problems.
"At risk" property owners would also be contacted informing them of their marginal
status and of the availability of financial and technical assistance.
5
I
i
l
RESOLUTION NO.
Information regarding implementation of property maintenance ordinance shall be
made available to the general public via the city newsletter, The Bright Side.
7. Utilities.
a. Overhead Power Lines. The area is primarily served with overhead facilities on
the major arterials and within Palm Desert Country Club. Service for new
subdivisions and the gated country clubs is underground. Some older lines
appear to be sagging.
While the ultimate goal is to underground all facilities, the costs involved make
it a lower overall priority compared to other public improvements. Where
funds are available, undergrounding along the arterial roadways will have
priority. Undergrounding of neighborhood service lines would be pursued in
response to property owner initiated assessment districts. Staff will work with
Southern California Edison to identify sagging lines and correct them when
possible.
b. Wireless Telecommunication Towers. The new wireless telecommunication
technology (i.e. PCS Personal Communication Systems) will require installation
of antenna towers throughout the city at heights of up to 70 feet. Although
the Telecommunication Act passed by the U.S. Congress provides for some
degree of local regulation, restrictions cannot have the effect of prohibiting the
service. Since current city ordinances do not effectively deal with this issue,
a specific telecommunication facility ordinance will be prepared which provides
for the least impacting antenna design, heights and location consistent with
good service. No towers shall be approved prior to adoption of the ordinance.
C. Sewer. Most of the area is served by sewers. City ordinance requires
properties to hook up at the time of ownership transfer if sewer lines are
available within 200 feet. Palm Desert Country Club Subarea 1 (Robin,
Mountain View and Delaware) is not currently served by sewer lines.
The city's goal is to extend service to all properties in the study area. The one
acre lo-t-size in the Robin Road area allows for more effective use of septic
tanks and therefore immediate sewer extension is a lower priority.
8. Drainage. (From Preliminary Report for Project Area No. 4 - Rosenow, Spevacek
Group). There are existing storm drain facilities within the Project Area that carry
surface water runoff away from the Project Area. Surface water generated within
the Project Area is collected and emptied into either the Whitewater River Channel
which serves as a major stormwater channel for the City and the Coachella Valley,
6
RESOLUTION NO.
i
or flow in a northerly direction to vacant property in the City where the water
percolates into the ground.
i
The Project Area generally has adequate existing drainage facilities to protect the area
from flooding. There are, however, areas of localized flooding that need storm drain
improvements to reduce the nuisance flooding condition that occurs periodically.
The City of Palm Desert's Public Works Department staff have identified three (3)
areas within the Project Area which require -storm drains in order to eliminate
potential flood hazards. These areas include: (1) Warner Trail from Fred Waring Drive
to the Whitewater Channel; (2) Fred Waring Drive east and west of Warner Trail; and
(3) Washington Street from 42nd Avenue north and south as required. More study
may be undertaken in order to determine any additional improvements which are
needed. Standing water is evident throughout the Project Area, even during dry
periods. A master drainage plan is currently being proposed for the Palm Desert X
Country Club/Bermuda Dunes area which will provide for the construction and `
funding of required drainage improvements. j
9. Police and Fire Protection.
The Palm Desert Police and Riverside County Fire officials indicate that the area is
currently adequately served by existing facilities.
If the city annexes territory to the east or north, additional police and fire facilities
might be necessary to serve this expanded responsibility of the city.
i
RESOLUTION NO.
SPECIFIC AREA ISSUES, POLICIES
AND IMPLEMENTATION PROGRAMS
SUBAREA 1 Northwest Corner of Washington Street and Fred Waring Drive.
Due to the unique rural nature of the one acre lot subdivision in this subarea, a questionnaire
was mailed to property owners and residents on Mountain View, Delaware, Robin Road and
Latisha to determine their opinions and preferences regarding future development and land
use. On October 7 a community meeting was held to further discuss issues of concern to
this neighborhood. There was nearly a 50% response to the questionnaire and the meeting
was attended by over 30 property owners/residents. The recommendations in this section
were strongly influenced by the public input provided by the questionnaire and community
meeting.
I. LAND USE:
Existing land uses in this subarea include the following: Desert Breezes, a 75 acre
gated planned community with detached single family homes, condominiums and
time share units (zoned PR-4, 4 units per gross acres); an area zoned R-1 9,000
(single family 9,000 square foot lot minimum) but divided primarily into one acre lots,
to depth of 300 feet, the west side of Washington Street is zoned R-3 2,000 to
4,000 (multifamily with density of 11 to 21 units per acre). There is a small five acre
commercial complex at the corner. Nineteen (19) acres directly adjacent north of
Desert Breezes is a vacant unsubdivided parcel zoned R-1 9,000 and R-3 2,000.
ISSUE 1: Zoning Consistency
The existing R-1 9,000 zoning is not consistent with the predominant one acre
subdivision pattern. Under current zoning, each existing lot could be divided into four
parcels significantly changing the rural character of the neighborhood. Several of the
existing property owners stable horses which was permitted by the County prior to
annexation. The current R-1 zone does not permit horses.
POLICY:
Zones should reflect the predominant existing land use and subdivision pattern.
IMPLEMENTATION:
A change of zone shall be initiated for the one acre lot area from R-1 9,000 to RE
40,000 (Estate Residential District) which requires a minimum 40,000 square foot
8
RESOLUTION NO.
lot size. The RE zone will be amended to provide for the keeping of horses as a
permitted use subject to a non-discretionary regulatory permit. The permit process
will include specific limitations on the number of animals and conditions under which
they are kept.
An inspection program will be initiated through the city's animal control program to {
enforce these restrictions insuring impacts on adjacent properties are minimized.
Building setbacks in Section 25.14.080 shall be modified to create a minimum front
setback of 30 feet and minimum side yard of 15 feet.
Consideration shall be given to expanded home occupations which are compatible
with the rural nature of the area as a conditional use.
ISSUE II: Second Senior Units
As required by State law the Palm Desert Zoning Ordinance Chapter 25.21 provides
for the development of a second senior unit "granny flat" in single family zones. That
ordinance requires the second unit to be attached to the primary residence. While
this requirement makes sense on the typical 10,000 square foot lot, it is not a logical
restriction for lots over 40,000 square feet.
POLICY:
Large estate lots are a logical location for the development of limited second senior
units.
IMPLEMENTATION:
The RE zone shall be amended adding Second Unit Senior Housing as described in
Chapter 25.21 to the list of conditional uses and providing an exception which allows
units to be detached with gross floor area limited to 50% of the primary dwelling, not
to exceed 800 square feet.
ISSUE III: Washington Street Frontage
To a depth of 300 feet, the Washington Street frontage is zoned for multifamily use.
The increasing traffic on Washington Street raises questions concerning the ultimate
compatibility and economic viability of small scale multifamily development in this
area. In the area there is currently a mixture of uses including offices, a church,
school and residential apartments. At the north end near Dudley Drive, there are a
number of land locked parcels (including a lot zoned R-1 9,000) which are only
9
•
RESOLUTION NO.
accessible via easements to Washington Street (see issue IV). Other than the
frontage associated with the 19.5 acre parcel discussed below, there is only one
vacant lot with direct Washington Street frontage.
POLICY:
Land use policy and zoning should encourage uses which are compatible with the
high traffic intensity on Washington and the low intensity residential uses to the
west. Professional office zones have been shown to provide effective buffer uses
between high traffic corridors and low density residential neighborhoods. All the
existing developed uses appear to be compatible and should be allowed to continue
with full legal conforming status.
IMPLEMENTATION:
With the exception of the area described in issue III, initiate change of zone for the
Washington Street Frontage from R-3 to O.P. The legal conformance process
described in Section 25.76.075 of the Zoning Ordinance shall be amended to include
multifamily uses in the office professional (O.P.) zone where a finding of compatibility
can be made.
ISSUE IV: 19.5 acre vacant parcel north of Desert Breezes
Property is currently zoned R-1 9,000 and R-3 2,000 (see above discussion).
Surrounding property owners have expressed concern about compatibility of the
ultimate development of the site. R-1 9,000 translates out to approximately 3.5
units/acre. The R-3 2,000 produces 21 units/acre. Total development potential of
the site under current zoning would be 55 single family homes and 99 apartments.
Adjacent land uses include an arterial roadway, Desert Breezes at four units/acre and
the Robin Road area with one acre lots and one acre lots backing from Mountain
View.
POLICY:
Land use zoning designations should attempt to be compatible with all adjacent land
uses.
10
I
I
RESOLUTION NO.
EXHIBIT C
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations. ff
NEGATIVE DECLARATION
i
CASE NO: GPA 97-1 , The Project Area 4 Specific Plan
i
APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: The Project Area 4 Specific Plan which identifies the
need for public improvements, services, priorities, zoning, and land use policies for
approximately 2260 acres defined as Redevelopment Agency Project Area No. 4 bounded I
by Washington Street on the east, Fred Waring Drive on the south, Indian Wells and
Eldorado on the west and Country Club Drive on the north. In addition, it includes 200
acres between Country Club Drive and 1-10, Washington Street and Tamarisk Row.
The Director of the Department of Community Development, City of Palm Desert, California, '
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
/tm
30
4
i
RESOLUTION NO.
LAND USE
CO
Hovley lane .. II i
. LEGEND
Residential Study Zone
To
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ofessional
Very Low Res.l lli � ► v
' r 1 -3 DulAc
' I ►
t Low Density Res.
3- ulAc
Office Professional
�� Fred Waring Drive
. i
RESOLUTION NO.
i
EXHIBIT B
VICINITY MAP
I
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COOK STREET
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we!zmimnTnN RTRFFT
28 I
RESOLUTION NO.
a gas station could not locate on the northwest corner. The current sign code limits
freestanding signage to ten feet which is insufficient for freeway visibility.
POLICY:
Zoning requirements and restrictions should allow for the unique requirements of
freeway oriented businesses.
IMPLEMENTATION:
A Freeway Commercial zone shall be created and added to the City Zoning
Ordinance. Areas adjacent or within the immediate vicinity of freeway off-ramps
shall be re-designated to this new zone.
II. PARKS:
ISSUE I: This subarea's large vacant parcel represents the last opportunity to
develop a significant regional recreational facility in eastern Palm Desert
POLICY:
While a regional facility may ultimately be appropriate for this area, other recreation
projects dictate that it be a lower priority.
IMPLEMENTATION:
Feasibility of inclusion of a recreational facility shall be considered in conjunction with
any future development proposed for the property.
27
RESOLUTION NO.
similar industrial/professional office designation. Due to opposition from surrounding
residential uses, the request was denied, annexed as R-1 12,000 and remains vacant.
In a similar location adjacent to the tracks and 1-10 east of Portola, a preliminary
noise study indicated the necessity for a continuous 18 foot high masonry sound wall
to reduce the existing noise level to the residential standard.
POLICY:
Permitted land uses should be compatible with both the physical conditions of the
site and surrounding land uses. The zoning on the property should allow uses along
the railroad tracks which are compatible with the high noise environment and which
act to economically mitigate existing impacts for the southern half of the property.
IMPLEMENTATION:
The northern 500-600 feet of the property shall be redesignated for an industrial use
either Service Industrial (SO or Planned Industrial (PI). The balance of the property
would be designated R-1 (8,000 or 12,000).
This design would permit noise tolerant uses adjacent to the railroad tracks which
would ultimately serve as noise mitigation for the residential zone. The industrial park
or service industrial subdivision design would provide for building pads which create
a continuous 18 foot high sound barrier. Ideally, primary access to this area could
be provided through the existing industrial/office park to the east. Emergency access
could be provided from Tamarisk Row Drive.
ISSUE II:
Commercial property at northwest corner Country Club/Washington. The northwest
corner of Country Club Drive and Washington includes approximately 25 acres of
vacant land zoned Planned District Commercial (PC-2), five acres at the corner and
20 acres west along Country Club. The completion of the redesigned Washington/1-
10 interchange has stimulated development interest from business oriented to
freeway traffic. Specifically these include fast food restaurants (with drive throughs)
and gas station/convenience stores. Of primary concern to these businesses is
visibility to freeway traffic. Each of these features common to freeway oriented
developments are at odds with specific prohibitions with the city's zoning ordinance.
All commercial zones prohibit drive through restaurants. Section 25.56.330 requires
a 500 foot minimum distance between gas stations, effectively limiting an
intersection to one station. Since a Mobile station is already on the southwest corner
26
i
RESOLUTION NO.
POLICY:
All residential projects within the city are required to install and maintain parkway
landscaping either through their association or a lighting and landscaping maintenance
assessment district.
IMPLEMENTATION:
The City/RDA staff shall initiate discussions with the Palm Desert Resorter
Association to investigate available financing alternatives to facilitate installation and
maintenance of parkway landscaping.
SUBAREA 6 North Side Country Club
Although not within the redevelopment project area, the north side of Country Club Drive
between Washington Street and Tamarisk Row Drive is functionally a part of the East Palm
Desert planning area. It also contains the last large undeveloped residential and commercial
properties in the study area.
I. LAND USE:
ISSUE I: Land use of 115 acre vacant parcel at northeast corner of Country Club
Drive and Tamarisk Row Drive
The property is currently zoned R-1 12,000 which was consistent with the County
zoning at annexation. A noise study on the property conducted in 1989 concluded
that combined noise exposure from I-10 traffic and the railroad in excess of 65 db
CNEL extended 910 feet from the tracks and 2100 feet at 60 db CNEL. Due to
atmospheric conditions, noise levels did not decrease significantly at night. Maximum
acceptable noise levels for residential areas identified in the Palm Desert Municipal
Code Section 9.24.030 are 55 dba daytime (7:00 a.m. to 10:00 p.m.) and 45 dba
night time (10:00 p.m. to 7:00 a.m.). The 60 dba contour measured from Country
Club Drive extended 200 feet into the property in 1989 and as a result of increased
traffic would extend 296 feet in the year 2000.
In 1990, the property owner requested a County Comprehensive General Plan
Amendment and Change of Zone from single family residential to Industrial Park.
Although the noise levels for the entire site identified in the project EIR exceeded
residential Standards the application was denied due to incompatibility with adjacent
residential uses, traffic and other unmitigated environmental impacts. Later in 1990,
the property owner filed a pre-annexation zoning application with the City for a
25
i
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RESOLUTION NO.
I
IMPLEMENTATION:
City staff shall work with the respective homeowners associations to develop
mutually acceptable parking solutions.
II. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE:
Woodhaven left turn access to Washington Street. Increasing traffic on Washington
Street has made left turn exits increasingly difficult.
POLICY:
Unless strict traffic warrants can be met the preferred solution to side street access
to major arterials is median island left turn control versus traffic signals. These
median structures typically permit left turn entrance but only right turn exit.
IMPLEMENTATION: I
The City Traffic Engineer shall monitor traffic volumes and accident records and M
determine appropriate left turn control alternatives in consultation with the
Woodhaven Homeowners Association.
ISSUE: Lack of parkway landscaping on the west and south side of Palm Desert
Resort Country Club
When the Palm Desert Resort Country Club was developed in the late 1970's and
1980's there were no provisions within the County conditions of approval for
parkway landscaping on the west and south sides, (Oasis Country Drive which didn't
exist and 42nd Avenue, now Hovley East). While the developer was required to
construct the Oasis half street it was believed that the blowsand impacts from the
vacant Indian Ridge site made landscaping impractical to maintain.
In 1985 and 1987 the developer approached the Palm Desert Resorter Association
with offers to install parkway landscaping if the association would provide
maintenance. These offers were not accepted.
24
RESOLUTION NO.
IMPLEMENTATION:
None Required.
HOUSING:
The subarea contains a wide variety of housing types catering to a broad range of
incomes. The properties appear well managed and maintained.
POLICY/IMPLEMENTATION:
Existing projects will be monitored to insure continued quality and to identify
opportunities for inclusion in the city's affordable housing program.
SUBAREA 5 Country Clubs
This subarea includes four gated country clubs of which Woodhaven, Oasis and Palm Desert
Resort are complete. Indian Ridge Country Club has completed approximately one third of
their 1280 approved units.
1. LAND USE:
All the country clubs have been developed pursuant to unified plans and are
consistent with city zoning. Internally, homeowners associations regulate and
maintain the property quality through their HOA fees and CC&Rs.
ISSUE:
The main external impact of country club activities is their practice of restricting
service and construction worker vehicle access through their gates. As a result,
street parking problems often occur adjacent to their rear entrances. This is a
particular problem on Hovley East at the Woodhaven entrance where employee cars
have historically.d riven over the roll curb on the south side of the street and park in
the parkway.
POLICY:
Gated communities shall be encouraged or required where possible to provide on-site
parking for construction/maintenance workers.
23
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AND AMENDING
ORDINANCE NO. 107, THE PALM DESERT ZONING MAP BY
CHANGING THE ZONE IMPLEMENTING RECOMMENDATIONS
OF THE PROJECT AREA 4 SPECIFIC PLAN.
CASE NO. C/Z 97-3
The City Council of the City of Palm Desert, California, DOES HEREBY ORDAIN, as
follows:
SECTION 1 : That a portion of Ordinance No. 107 referencing Section 25.46.1 of the
Zoning Ordinance, the Zoning Map (Chapter 35.46 of the Palm Desert Municipal Code) is
hereby amended to read as shown on the attached Exhibit "A."
SECTION 2: The City Clerk of the City of Palm Desert, California, is hereby directed
to publish this ordinance in the Palm Desert Post, a newspaper of general circulation,
published and circulated in the City of Palm Desert, California, and shall be in full force and
effect thirty (30) days after its adoption.
PASSED, APPROVED AND ADOPTED by the Palm Desert City Council this day
of 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICHARD S. KELLY, Mayor
ATTEST:
SHEILA R. GILLIGAN, City Clerk
City of Palm Desert, California
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CITY OF PALM DESERT Case No.
�} RESOLUTION NO .
Date
c ,
ORDINANCE NO.
4 EXHIBIT B'"i,-T
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: C/Z 97-3
APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: A change of zone which implements recommendation
of the Project Area 4 Specific Plan which identifies the need for public improvements,
services, priorities, zoning, and land use policies for approximately 2260 acres defined as
Redevelopment Agency Project Area No. 4 bounded by Washington Street on the east, Fred
Waring Drive on the south, Indian Wells and Eldorado on the west and Country Club Drive
on the north. In addition, it includes 200 acres between Country Club Drive and 1-10,
Washington Street and Tamarisk Row.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
/tm
3
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO THE
ZONING ORDINANCE TEXT CHAPTERS 25.14 (RE RESIDENTIAL
ESTATE DISTRICT).
CASE NO. ZOA 97-2
The City Council of the City of Palm Desert, California, DOES HEREBY ORDAIN, as
follows:
SECTION 1 : That a portion of Ordinance No. 107 referencing Section 25.46.1 of the
Zoning Ordinance, the Zoning Map (Chapter 35.46 of the Palm Desert Municipal Code) is
hereby amended to read as shown on the attached Exhibit "A."
SECTION 2: The City Clerk of the City of Palm Desert, California, is hereby directed
to publish this ordinance in the Palm Desert Post, a newspaper of general circulation,
published and circulated in the City of Palm Desert, California, and shall be in full force and
effect thirty (30) days after its adoption.
PASSED, APPROVED AND ADOPTED by the Palm Desert City Council this day
of , 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICHARD S. KELLY, Mayor
ATTEST:
SHEILA R. GILLIGAN, City Clerk
City of Palm Desert, California
ORDINANCE NO.
EXHIBIT "A"
RE RESIDENTIAL ESTATE DISTRICT
25.14.020 Principal uses and structures
permitted.
The following are permitted uses in any RE district:
A. Accessory buildings, uses, and structures;
B. Domestic animals;
C. Guest dwelling;
D. Home occupations subject to the provisions of Chapter 25.66 as modified by
25.14.041 ;
E. One single-family dwelling per lot;
F. Public parks and recreational facilities;
G. Servant quarters;
H. Private greenhouses and horticultural collections;
I. Temporary uses as prescribed in Chapter 25.64. (Ord. 120 ss 1 (part), 1976: Ord. 94
ss 1 (part), 1975: Exhibit A ss 25.9-2)
25.14.030 Conditional uses.
The following uses may be permitted subject to a conditional use permit:
A. Churches, convents, monasteries and other religious institutions;
B. Day nurseries and nursery schools;
C. Fire stations;
D. Public educational institutions;
E. Public utility and public service facilities;
F. Private schools and colleges, not including art, business, or trade schools or colleges;
G. Private recreational facilities such as country clubs, tennis and swim clubs, golf
courses, with incidental, limited commercial uses which are commonly associated and
directly related to the primary use;
H. Stables for boarding horses; and
I. Second unit senior housing subject to the provisions of Chapter 25.21 as modified by
25.14.043 (Ord. 94 ss 1 (part), 1975:Exhibit A ss 25.9-3)
25.14.041 Home occupations exception.
A. Home occupations or associated storage may be conducted in a dwelling or accessory
structure not to exceed 640 square feet;
B. It shall be unlawful to park or store any commercial vehicles on the property with the
exception of one pickup truck or van of 1 %: tons or less.
C. One (1) employee may park his/her vehicle on the subject property for the purpose of
driving a commercial vehicle to a remote job site.
2
ORDINANCE NO. • •
25.14.042 Horses.
Horses may be maintained in the RE zone subject to obtaining a permit approved by the
Ho 1 9
Y
Community Development and the following restriction and requirements:
Director of Co y p 9 q
A. A maximum of two (2) horses over the age of nine (9) months shall be permitted on
a lot 40,000 square feet or larger (total number of horses of all ages shall not exceed four
(4);
B. Horses must be kept within a corral and enclosed stable of the following minimum
dimensions:
1 . Corral: Two hundred eighty-eight (288) square feet per horse; minimum dimensions
of twelve (12) feet by twenty-four (24) feet, one third is shaded.
2. Stable: One hundred forty-four 044) square feet, minimum dimension twelve (12)
feet by twelve (12) feet per horse. Stable shall be adequately ventilated.
C. Barns, corrals or stables constructed to maintain horses shall be located not less than
thirty-five (35) feet from any residence or habitable structure on the same lot and not less
than 50 feet from any residence or habitable structure on adjacent lots. Barns, corrals or
stables may be located within 50 feet of a front property line if the finding can be made that
the design and appearance of such structures are compatible with surrounding properties;
D. Animal manure shall be stored in water tight receptacles and properly disposed of not
less than once per week; and
E. Barns, corrals or stables shall be cleaned and maintained such that dust, flies and
odors shall not be detectable from adjacent properties and not less than once per week.
25.14.043 Second unit senior housing.
The second unit may be detached. Floor area shall not exceed 50% of the primary
dwelling.
25.14.080 Development standards for one gross
acre lots or less, but at least forty
thousand square feet net size.
All development on lots of one gross acre in size, at least forty thousand square feet net
size, as shown on the zoning map, shall comply with the following minimum development
standards:
A. Minimum lot area shall be forty thousand square feet (net size) as determined by the
city council and indicated on the zoning map;
B. Minimum front yard 30 feet;
C. Minimum lot width, one hundred fifty feet;
D. Minimum lot depth, two hundred feet;
E. Minimum rear yard, fifty feet;
F. Minimum side yards, fifteen feet;
G. The minimum dwelling unit size as specified in Section 25.56.320 shall be not less
than two thousand square feet for all lots at least forty thousand square feet net size;
H. When said zone district exists in conjunction with the hillside overlay district, the
setback provisions specified in this section shall not be applicable. The required setbacks
and minimum dwelling unit size shall be as approved by the planning commission as part of
their action on the required conditional use permit. (Ord. 212 ss 1 (part), 1979)
3
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO THE
ZONING ORDINANCE TEXT CHAPTER 25.76
NONCONFORMING LOTS, BUILDINGS AND USES.
CASE NO. ZOA 97-3
The City Council of the City of Palm Desert, California, DOES HEREBY ORDAIN, as
follows:
SECTION 1 : That a portion of Ordinance No. 107 referencing Section 25.46.1 of the
Zoning Ordinance, the Zoning Map (Chapter 35.46 of the Palm Desert Municipal Code) is
hereby amended to read as shown on the attached Exhibit "A."
SECTION 2: The City Clerk of the City of Palm Desert, California, is hereby directed
to publish this ordinance in the Palm Desert Post, a newspaper of general circulation,
published and circulated in the City of Palm Desert, California, and shall be in full force and
effect thirty (30) days after its adoption.
PASSED, APPROVED AND ADOPTED by the Palm Desert City Council this day
of 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICHARD S. KELLY, Mayor
ATTEST:
SHEILA R. GILLIGAN, City Clerk
City of Palm Desert, California
ORDINANCE NO. • •
EXHIBIT "A"
NONCONFORMING LOTS, BUILDINGS AND USES
25.76.075 Conforming process for legal
nonconforming residential uses in
residential and office professional zones
Legal nonconforming residential uses in R-1 , R-2, R-3 and OP zones may apply for legal
conforming status if they are brought into substantial compliance with present design
quality standards. The architectural commission shall receive and review applications for
conforming status. As part of their review the architectural commission may require
significant upgrading and rehabilitation of the existing facility consistent with the constraints
of the original site plan. Reduction in the project dwelling unit total will only be considered
if it is required to protect public health and safety. If a rehabilitation plan is approved by the
architectural commission, required work must occur within one year. Once the plan has
been satisfactorily completed, a certificate of conforming status will be issued. Certificates
of conformance include a requirement that the project be maintained substantially in the
condition specified by the rehabilitation plan, in perpetuity. Failure to maintain the property
could result in revocation of conforming status. Decision of the architectural commission
may be appealed to the city council.
2
MINUTES
PALM DESERT PLANNING COMMISSION a
MARCH 18, 1997 SUBJECT i0
3' REMION
E. Case Nos. GPA 97-1, C/Z 97-3, ZOA 97-2 and ZOA 97-3 - CITY OF
PALM DESERT, Applicant
Request for approval of 1 ) A Negative Declaration of
Environmental Impact; 2) Project Area 4 Specific Plan; 3) Change
of zone implementing recommendations of the Specific Plan; and
4) Amendments to Chapter 25.14 of the Zoning Ordinance for
the RE (Residential Estate Zone) and Chapter 25.76 for
Nonconforming Lots, Buildings and Uses as recommended by the
Specific Plan.
Mr. Drell stated that this is a specific plan and study dealing with the area
which was annexed in 1994 including the Palm Desert Country Club and
surrounding country clubs and other residential and commercial areas. At the
time it was annexed the City basically adopted the existing, or to the best of
our knowledge, adopted the existing County zoning with the understanding
that we would do a comprehensive study of areas which we knew were in
some dispute and would go through a process of rezoning or making those
zoning designations more appropriate at the time. This was now that time.
In October 1995 a citizens advisory committee was created where they
attempted to get representatives from all the various neighborhoods and they
have been meeting on a monthly basis ever since to try and come up with both
a recommendation involving redevelopment activity in that this was also a
redevelopment project area and to address some of the outstanding land use
and traffic issues. The issues of specific concern to the Planning Commission
were the land use issues and they primarily involved the area at the northwest
corner of Washington and Fred Waring extending up to Dudley and over to
Warner Trail. The reason this was the area of main concern was that most of
the rest of the study area was master planned residential communities in
which while there were some circulation issues and some property
maintenance issues, there weren't land use issues. This one area dated back
prior to any of those master planned developments and was primarily an area
of acre lots which under the County zoning that the City adopted was zoned
for 9,000 square foot lots and there had been some subdivision in the past
under the County dividing these acre lots into four and there was a clear
expressed desire of the neighborhood to preserve the unique residential
character and therefore in the areas of Robin Road, Mountain View and
Delaware the plan recommends zoning this area with the RE (Real Estate)
40,000 zone to preserve that existing acre pattern. In essence, recognizing
the existing subdivision. Secondly, on Fred Waring on the corner at
Washington all the way up Washington to a depth of approximately 300 feet
there was currently multifamily zoning. On the corner right now was a
developed office project, a mixture of either vacant properties, there were two
apartment projects, a school and a church, another office building and the
38
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PALM DESERT PLANNING COMMISSION '' '
MARCH 18, 1997 SUBJECT iO
REVISIM
consensus of the committee was that this area, with the exception of a 20
acre vacant parcel, should be rezoned to Office Professional as that would be
the most appropriate land use for a major arterial such as Washington Street.
He said there was one large vacant nine acre parcel which is zoned R-1 9,000
and there was a lot of discussion among the committee whether to make this
property more compatible with the acre lots or more compatible with the
adjacent Desert Breezes, which is about four or five units per acre. It was
determined that the appropriate zoning would be to stay R-1 9,000 single
family development. The actual owner of the property requested or consented
that they were not interested in any other use on the frontage which is zoned
multifamily and therefore requested that the entire property be rezoned or
retained at R-1 9,000. The last area of some discussion had to do with the
area around Dudley which is in the north part of this area. There was an
apartment project on the south side of Dudley, office on the north side of
Dudley, behind those are four lots, three of which are zoned multifamily and
there..was a fourth lot that was wedged behind Palm Desert Country Club
which at one time under the County was zoned multifamily but due to a
simplicity of map drawing at the County, they drew a straight line instead of
a jogged line and rezoned it for single family, but it is isolated from any other
single family development. Consistent with what the committee felt was the
long term most logical use, staff was recommending the Professional Office
zone and he had a petition signed by residents on Cardiff, which is a cul-de-sac
directly to the south and west of this area, supporting the Professional Office
zone contingent upon certain development standards they would like to see
listed as numbers one through six. He said that at the present time they were
not looking at a specific development. Language in the specific plan stipulated
that any project back there would incorporate all the vacant parcels and in
terms of a precise plan would take into account the compatibility of all the
adjacent uses. He felt this was one of the more compatible locations for an
office building, but due to some grading designs in Palm Desert Country Club
there was about a 10-12 foot block wall that separates this potential office
project from the residential project and the office would be significantly lower.
They were asking for some landscaping conditions which the commission
would take note of when a precise plan is proposed. Again, those were the
zone changes and it was his understanding that at this point in time there was
general consensus as to the appropriateness of those changes. He said there
has been a concern expressed by the owner of the apartment project directly
south of Dudley over the situation of being created a legal non-conforming use
as a result of the rezoning. Mr. Drell explained that there was a state
government code section which prohibits the City from damaging multifamily
projects in this way without providing a remedy and the Zoning Ordinance
does contain a remedy generally for non-conforming properties to achieve
conforming status that currently only applies to residential projects in
residential zones. Zoning Ordinance Amendment 97-3, which is attached to
39
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PALM DESERT PLANNING COMMISSION
MARCH 18, 1997
the back of the commission's packet, would extend that conformance process
to multifamily projects in Office Professional zones. Both of the multifamily
projects that they would be making legal non-conforming as a result of the
change of zone were well maintained good projects that he had no doubt
would qualify for the program and would achieve conforming status as a
result. Lastly, relative to the changes of zone, he explained that there was a
neighborhood meeting of all the owners of the acre parcels relative to their
unique desires for their neighborhood. People moved there as a result of the
rural character and they wanted to preserve it. One of the features that
attracted some people was the ability to raise horses or keep horses. Palm
Desert's current residential zoning and RE zone does not allow this and
therefore there was an amendment proposed to the RE zone dealing with a
few issues which came up at that meeting. One dealt with home occupations.
As a result of the rural lifestyle, staff was adding green houses and
horticultural collections as a permitted use in the zone. They were allowing
under. home occupations that they be permitted to be performed in an
accessory structure which under the existing ordinance they cannot and it
allows it in an area up to 640 square feet. It increases the size of a
commercial vehicle that could be parked on the property and allows one
employee to park their vehicle on the subject property for the purposes of
driving one of those commercial vehicles and it created a section for the
regulation of horses. It created a non-discretionary process by which anyone
who chooses to raise horses applies, gets a permit, and in essence agrees to
the following set of regulations: they were limited to two mature horses on
each 40,000 square feet or larger parcel and they could have up to two foals
until such time as they are under nine months of age for a maximum of four
horses of all ages. He said the section created parameters for corrals, it
created a setback of the corral from the houses. He said that Chairperson
Ferguson might note that at ZORC there was a suggested change to that
condition relative to the 35 foot setback from the corral to the residence on
the property. Mr. Drell said he attempted to call the health department to see
if they had any reason for that and the Project Area Committee still felt that
condition was still appropriate to be placed on the property and that it was still
a good idea to keep the horses some distance from habitable buildings. He
was suggesting that they keep it and see how it works. He said the section
would also regulate sanitary conditions relative to the disposal of animal
manure to make sure there wasn't dust, flies or odors as a result of keeping
these horses. It provides that orderly, controlled keeping of horses should not
adversely impact those who don't keep horses. The most significant traffic
recommendation as proposed by this plan also deals with Delaware and
Mountain View which up to this point has been a dirt road. They were now
in the process of paving them as part of a dust control grant that they received
from AQMD. One of the things that came out of their meeting was a concern
by the residents that with the opening up of these roads, these streets provide
40
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PALM DESERT PLANNING COMMISSION
MARCH 18, 1997
potential opportunities for cut-through traffic of people going to Washington
and desiring to avoid the intersection at Fred Waring and using this as a
shortcut to get to Warner Trail. From their point of view, any increase in
traffic would be unacceptable given their desire to maintain their quiet, rural
character. His understanding was that the Public Works Department would be
installing, at least on a temporary basis, barriers 300 feet in at the boundary
between the professional office zone on Washington and the residential area
to prevent access from Washington to this area. They would see if it created
a problem and ultimately they would have to provide provision for emergency
vehicles if this turned out to be a permanent solution and some sort of gated
structure that emergency vehicles have access to. The City received a petition
from those property owners in support of that idea and it was his
understanding that it would be implemented. He asked if the commission had
any questions about any item in the specific plan. He said that staff
distributed some amendments for some changes to the first draft that
commission received. They dealt principally with the Dudley area. There were
some discussions back and forth on how the City would deal with the zoning
issue and based on the petition and comments from the people on Cardiff, the
amended pages the Commission had reflected the recommendation relative to
the rezoning of Professional Office.
Commissioner Campbell asked who would monitor how often the corrals
would be cleaned for the keeping of horses. Mr. Drell replied that the
neighbors would monitor it. He said that he used to live in an area that had
horses and he cleaned stables for a while and it would be a challenge. Part of
what people accepted when they live in the country was that there were some
flies, but that was part of the joy of country living. To the greatest extent
possible, based on citizen complaint the City would get maximal compliance.
Commissioner Campbell asked if that pertained also to dogs or other animals.
Mr. Drell said that the current animal control ordinance applied to the keeping
of dogs. He said there was an existing licensing procedure and through the
abatement of public nuisances, they have gone and done abatements against
people who were keeping a lot of dogs and creating all sorts of problems.
Commissioner Campbell asked if someone had a problem, if they could just
complain to city hall. Mr. Drell concurred and said that in essence this was
just a license and if they could demonstrate a consistent disregard for these
regulations, then they could revoke the license.
Chairperson Ferguson opened the public hearing and asked if anyone from the
Project Area 4 Committee wished to make any comments. They did not and
Chairperson Ferguson asked if anyone wished to speak in FAVOR of the
proposal.
41
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PALM DESERT PLANNING COMMISSION
MARCH 18, 1997
MR. RICK CLARK, 74-425 Goleta, stated that he owns some property
on Mountain View and one thing that needed to be said that was
seldom said that he hears was that when that area was originally going
to be annexed by Palm Desert they had a lot of concerns which they
came and expressed to the city. He felt the city has lived up to every
one of them. The city met them all and dealt with them and he was
happy with the way it worked out. He said that on the 40,000 square
foot area that in a lot of the area they have these houses in back of the
property where he has his Mom and Dad live in the winter time. He
said that he would be building a house out front and wanted to know
how the RE requirement effected the house he would build out front.
He wanted to know how that was going to be regulated and if it was
because they were allowed only one meter.
Mr. Drell stated that there were two different solutions. One was a guest
house which were permitted as accessory structures and those were permitted
as a matter of right if they don't have a kitchen. If they do have a kitchen or
if they were planning to have two dwelling units on the property, as required
by state law from about ten years ago, they have a conditional use permit
process that allows "granny flats" or senior second homes. As a conditional
use they have to provide parking for it and they had to rent it out to those over
the age of 60. That was a process they would have to go through to get the
second unit. He said this was one the commission might want to consider at
the Zoning Ordinance Review Committee because when this was done it was
done in a very restrictive manner and as it is now written, that unit has to be
attached to the main dwelling. These were built on 10,000 square foot lots
and it would probably be appropriate to allow in this zone that the second
senior unit be detached given the size of the lots. He felt they should be
making that amendment in the zoning ordinance review process or they could
add that amendment to the RE zone now. Commissioner Jonathan suggested
adding it here now. Mr. Drell stated that it would be an amendment to the RE
zone as already advertised to provide an exception to Chapter 25.21 Second
Unit Senior Housing as it applies to this zone to permit detached second senior
units.
Mr. Clark thanked staff and the commission.
MR. EMMANUEL McDOWELL, 4256 Cardiff, stated that he was present
representing the residents on Cardiff Street. They were present and he
hoped the commission received a copy of their statement and they were
glad to see this come through. They didn't want multifamily
apartments behind them.
42
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PALM DESERT PLANNING COMMISSION
MARCH 18, 1997
MR. RAYMOND HILL stated that he was the owner of three parcels that
Mr. Drell noted that were on Dudley Drive and he submitted a letter and
he was here prior to the annexation. There was one parcel that Mr.
Drell referred to that kind of got "lined out" which when he bought it in
1975 it was zoned R-3 2,000. He said that he more or less came
forward to receive a point of clarification. He asked if Mr. Drell said
that someone in the apartments complained and there was some kind
of solution to the problem.
Mr. Drell explained that the gentleman on Dudley was concerned about
becoming a legal non-conforming use as a result of the zone change. He said
that Mr. Hill was technically legal non-conforming as well, but this would allow
a process by which property owners who take good care of their residential
property could be deemed legal conforming through a process of review by the
Architectural Review Commission. Mr. Hill stated that his understanding was
that the motion was that his three parcels would become Office Professional.
Mr. Drell concurred, and the Office Professional would extend along all that
frontage area on Washington Street, with the exception of one spot. Mr. Hill
thanked him and stated that he supported the proposal.
MS. TERRY HAMILTON, a resident of La Quinta Cove, stated-that she
owns property on Mountain View and had a couple of questions
regarding some of the things that were done during the meeting with
the residents. She asked what was decided on sewers.
Mr. Drell stated that it was classified as a low priority. Ms. Hamilton asked for
confirmation that when the streets are paved at this point, the sewers would
not be added. Mr. Drell concurred. Ms. Hamilton asked about curbs and
gutter. Mr. Drell stated that those were also not considered to be high
priorities. Ms. Hamilton asked about the barrier 300 feet in from Washington
Street. She noted that Mr. Drell mentioned access for emergency vehicles and
asked if he was anticipating any type of gated access for the residents. Mr.
Drell replied that was an issue that perhaps the Traffic Engineer could
comment on. Mr. Greenwood stated that the California Vehicle Code prohibits
local jurisdictions from operating gates for access of some, but not all, on
public streets so it would not be gated. Ms. Hamilton asked for confirmation
that this would be a permanent barrier and people who live on the east end of
Mountain View and Delaware would have to go a long way. Mr. Drell said that
they were installing this for a trial period and the neighborhood would have to
weigh the inconvenience of the barriers relative to the tranquility. Ms.
Hamilton concurred.
MR. TIM BARTLETT, 73-382 Salt Cedar in Palm Desert, said that they
were rather late into this project. They met with the Project Area 4
43
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PALM DESERT PLANNING COMMISSION
MARCH 18, 1997
Committee 30 days ago and again yesterday. He said they were
actually proposing a project that was right in the middle of the project
area and they apologized for their tardiness and to the committee
members who have worked very hard for the last year to come up with
a lot of great suggestions. They were in support of their
recommendations, although they haven't made a formal application yet
because they just legally came under contract on Friday. What they
wanted to show the commission was a slight discrepancy in the 9,000
foot lot dimension and it was a two percent discrepancy on a very small
number of lots. He asked if he could explain for when they do appear
before the commission with their project. He said this involved a 20
acre lot just north of Desert Breezes south of Mountain View.
Chairperson Ferguson asked who Mr. Bartlett was representing.
..Mr. Bartlett replied Lance Alacano, who was planning to purchase the
property and who has a substantial deposit to acquire that 20 acre
parcel just north of Desert Breezes. Mr. Bartlett explained that Mr.
Alacano planned to develop this project as all single family residential
and the current zoning was multifamily on Washington with R-1 9,000.
Chairperson Ferguson asked how the project was proposed to be developed.
Mr. Bartlett said it would be developed as single family residential. He
noted there was multifamily on Washington with R-1 9,000. Their
average lot size would be 9,066 square feet, but they did have some
lots in the interior of the development that were actually 2% less than
9,000, which was 8,800 square feet. They knew the 9,000 rule was
a very hard, fast 9,000 or die, but they just wanted to present their
case about why they would like to have a 2% variance at some point
if it was necessary on some of the interior lots.
Chairperson Ferguson asked if Mr. Bartlett was asking for an amendment to
the current change of zone to allow their development to go forward.
Mr. Bartlett said that would be ideal. They met with the Project Area
4 Committee yesterday for the second time and caught them off guard
and didn't give them a lot of time to respond, so they would love to
propose that tonight but didn't want to oppose any of the work they
have done for the last year or so. Bottom line he said they wanted to
get their project approved with some of the interior lots at 8,850 square
feet. That was a 2% variance from the R-1 9,000 and if they averaged
all the lot sizes together, they were greater than 9,000. He said there
were a number of things they were doing to the benefit of their
44
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PALM DESERT PLANNING COMMISSION
MARCH 18, 1997
surrounding neighbors. One of those was protecting the character of
the one acre lots that Robin Road currently enjoys. He said they have
some very nice homes on some one acre lots. He felt that about 20%
of those lots were actually vacant, but what the City had done was
vacate a portion of the existing road that connects to Mountain View
and that created a cul-de-sac that was longer than 500 feet and by fire
department regulations was too long for emergency access vehicles.
He said there was a fire block in front. What the committee asked them
to do and what staff recommended was to build a cul-de-sac at the end
of that road. This was a public improvement on public land and they
have asked the developer of this parcel to pay for that. Essentially he
was paying for public improvements and he was willing to do that, but
essentially he was restricting his own access by providing a cul-de-sac
for his own neighbors, which he has agreed to do. He just wanted to
point that out. His homeowners would have to enter and exit from
Washington, but they were willing to do that. He said they were also
mitigating a serious stormwater and nuisance water problem. He
indicated that for most of the Palm Desert Country Club area, most of
the water comes down Warner Trail, down Robin Road and dumps on
this property. Mr. Alacano has worked with Public Works and was
mitigating that nuisance water through his entire site into a retention
area on Washington. He would have a 60 foot buffer off of
Washington, pulling his homes back with a landscaped area to mitigate
some of the retention area and mitigate some of the sound and noise for
his residents. He would be undergrounding the utilities and there was
a utility line that runs across the whole northern edge of the property
which actually serves the property owners to the north. Southern
California Edison and the City's mandate is to underground utilities so
he would be undergrounding utilities that would actually be serving the
neighbor to the north.
Commissioner Jonathan stated that he was sorry to interrupt, but he was
getting lost conceptually because they were considering a specific project and
they were here to consider something completely different. He said that if
they were going to discuss a specific project, he didn't think this was the right
time or place for that. If he was suggesting that the R-1 9,000 zoning be
changed to R-1 8,800 then the point needed to be made more generally for
this specific application.
Mr. Bartlett apologized and said he wanted to make the commission
aware of the project that would be 2% delinquent in the 9,000 foot
zone.
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MARCH 18, 1997
Commissioner Jonathan said he wanted to respond to that issue in general
since it seemed that Mr. Bartlett was after a feeling from the commission. Mr.
Bartlett indicated that was correct. Commissioner Jonathan stated that he has
been one of the bigger sticklers to the R-1 10,000 size and if they were going
to come to the commission with a nice project that has a few lots that were
200 feet under, he personally would not object to a nice project just because
of that especially when the average was over 9,000. That was his input.
Chairperson Ferguson asked if he would then have to meet the findings under
a variance which would have to be exceptional hardship. Commissioner
Jonathan noted that they have given all sorts of variances. Chairperson
Ferguson stated that they had to be supported by findings. Commissioner
Jonathan indicated that was what he was saying. If the project was
acceptable in other respects, they have made findings in the past. Mr. Drell
stated that on the other hand, a change of zone could be granted in
conjunction with his application. The designation in the specific plan was
ranged between three and five units per acre in which 8,800 square foot lots
would fall. Mr. Drell asked Mr. Alacano if what they discussed earlier would
get them 9,000 square foot lots.
MR. LANCE ALACANO, 42-335 Washington Street in Palm Desert, said
they didn't know that for a fact yet. He met with Mr. Gaugush this
morning and they briefly discussed having this community gated with
private streets on the interior. They would more than likely have more
than 9,000 square foot lots. The reason for the variance right now was
because they started off with public streets which were 56 feet wide
and they would be reduced to 50. He hoped that would allow for the
9,000 square foot lots without a change of zone. He said that the
worst case scenario would be that they would have 12 lots with 8,800
square feet.
Chairperson Ferguson stated that he understood all the stigma associated with
seeking a variance after just approving 9,000 square foot lots, but if they were
seeking a sense of the commission; he agreed with Commissioner Jonathan
that it was inappropriate to consider a plan that they haven't seen and was
conceptual and that they were apparently still putting together which muddle
it up with a one-year process and thousands of hours of deliberation. He was
just saying that tonight was not the time and they would be receptive of it.
MS. CINDY FINERTY, 43-592 Via Badalona, said that they started the
specific plan in October of 1995. On January 10 they received a fax
from the owners requesting a 30 day extension on the specific plan
which the committee granted. January 30 the owner of the property
requested the R-1 9,000 zoning all the way to Washington Street and
that was granted. Mr. Alacano entered the picture in February and they
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MARCH 18, 1997
met with him and he came to their committee meeting. They appointed
a subcommittee meeting to resolve the issues on Robin Road, which
they have done. Then she received a phone call from Tim Bartlett
saying that they wanted them to change the R-1 9,000 to R-1 8,000.
The committee voted unanimously to hold firm at the R-1 9,000 since
they felt they had compromised in a fair and reasonable manner on all
of the other changes that Mr. Alacano was requesting. She said there
was a process and the process was that Mr. Alacano would file an
application accompanied by a change of zone and a tract map. Right
now this was early in design and it changed on a daily basis. The
process would be for him to comply with what the City has set forth
and then it would come before the Project Area 4 Committee and they
would evaluate it. They let Mr. Alacano and Mr. Bartlett know that
their subcommittee was more than willing to meet with them to resolve
other issues regarding his project. They felt it was basically a good
project and would like to see it work and they have the best intentions,
but she felt it was inappropriate for their comments here tonight.
Chairperson Ferguson noted that she was saying that they were not opposed
to it, but they were asking for too much, too late in the game and there were
procedures that they could take as an alternate route and if the R-1 8,000
came before the committee, they weren't opposed to it, but they should go
through the procedures, give you a map to review and public comment and
time to study it. Ms. Finerty concurred. She noted that as Commissioner
Jonathan eloquently alluded to, he didn't like something given to him at 4:00
p.m. and then was asked to vote on it. Yesterday morning at 8:30 a.m. Ms.
Finerty said she received a phone call after having waited three weeks for
plans and all of a sudden yesterday morning they appeared and Mr. Bartlett
dropped them off at her place of employment and she had other people come
to look at them. They came to their committee meeting and wanted them to
make a decision then. They were not comfortable at that time having this
dumped on them. They wanted to be fair, but there were rules to be followed.
Chairperson Ferguson said that he didn't think it was an issue of fairness, but
that the applicant was trying to take advantage of timing and it was a little too
late. Mr. Bartlett apologized, but stated that he thought they would get into
trouble if they came to the commission a month from now. He thought the
commission would ask why they weren't part of this process now.
Chairperson Ferguson felt it was a point well taken.
Chairperson Ferguson asked if anyone wished to speak in OPPOSITION to this
proposal.
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MARCH 18, 1997
MR. JIM JONES, the property owner of the apartment house on Dudley
Drive, stated that between he and his partner they wrote about three
letters and asked if the commission received them.
Mr. Drell stated that they were the ones that were handed out today from
Palm Desert Palms. Chairperson Ferguson confirmed that he had all three of
them.
Mr. Jones stated that he was disturbed about this process because
several meetings had been conducted where they discussed their
property and they were not even at the meetings and no one even
advised them. He said he lives locally and was readily available and
was at the property fairly often. There was no secret about where he
lives, or what his phone number is or anything else about him. He was
very easy to reach, yet no one bothered to reach him to discuss
anything about this at all. The first he heard about this was when they
received the notice of the public hearing in the mail.
Chairperson Ferguson asked when he received that notice.
Mr. Jones replied that it was about three weeks ago. At that point he
went to see Mr. Drell and reviewed the file. That was when he found
out that several meetings had been conducted and surveys had been
taken and opinions had been received on what should happen to this
area, but they were never contacted. He said that concerned them. He
was very concerned or he would not be present at the meeting. He saw
Mr. Drell about three times and they wrote those letters.
Chairperson Ferguson said that since they just received the letters tonight and
since Mr. Jones had now gone through the application, he asked what his
objections were. -
Mr. Jones stated that their concern was that they had a 40 unit
apartment house/town houses and it had high occupancy. They
collected about 92% of scheduled rent, which is very high and they had
12 people move last year, which was virtually 100% occupancy in their
business. He said they operated an essential business furnishing
housing. He said that it was in the public interest that they were there.
They had high occupancy and their rents were very reasonable so they
were providing a service there. He realized that no one was asking
them to tear down their building, but felt a rezone to an office use
effected them. They had to refinance this building by July of 1999 and
their current lender would not finance this building again. This had
nothing to do with the zoning, but because they were going out of the
48
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apartment financing business. They had to refinance and when a lender
looked at this, they were going to be in the wrong zone. This may or
may not effect them and he had no idea because he was not a banker,
but when they went to get financing they would look at this.
Mr. Drell stated that this was a problem that they did encounter and that was
why this particular zoning provision was created because it was brought to
their attention ten years ago and they created this process by which they
issued a document from the City after the applicant goes through a procedure
and shows that he has a well maintained project and that document was
recorded on the property and specifically says that this is a legal conforming
property and to his knowledge no property had been denied financing that has
gone through this process. Mr. Jones said they were not talking about being
denied financing; they would not be denied financing because they have the
best credit there is--it was a matter of the cost of the financing. They didn't
know if it would affect the cost. Mr. Drell said that what the lenders asked
staff was whether this project was conforming to the ordinances of the city
of Palm Desert and this document says yes, it is conforming. They asked if
this place burned down if it could be replaced and staff says yes, if it burned
down it could be replaced--it was conforming. Typically they were not
interested in any details other than those two things. He was unaware of any
problems that have occurred with this ordinance. Mr. Jones said that he has
been through this with Mr. Drell and he attempted to address this problem and
he thanked him for that, but he was still uneasy about it. Chairperson
Ferguson noted that Mr. Jones had three weeks in which to contact a lender
to ask these questions and he only pointed this out because they were talking
about over a year's worth of planning effort that has gone into this and they
would discuss the issue of why he got noticed three weeks ago, but three
weeks was three weeks. Mr. Jones felt that three weeks was not very long.
Chairperson Ferguson asked Mr. Jones to direct his comments to specific
objections other than his having an uneasy feeling. Mr. Jones stated that was
a specific objection because it was a great concern to them. Another one was
that one day they would go to sell the property and this may cloud the sale
because this was not zoned correctly. He said it was nice to have a petition
from the people who live on Cardiff as an example. He said that he could have
gotten a petition from the 40 families that he looks after and he wouldn't have
any problem at all getting that. He stated that he was just here two weeks
ago for the first time before the commission and hoped it didn't become a
habit and he came to them to address the concerns of the residents who live
on the property because they care about the property and the people who live
there. He could get financing, but if it was more expensive then the rents had
to be higher. They have a concern about it the same as the other owners do.
If the rents are higher, perhaps their occupancy would not be as high as it is.
If they received the letter from the city and they would be legally conforming,
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MARCH 18, 1997
why not leave them alone because they are legally conforming now. He asked
why they are doing this to them to make them go through a whole process to
make them legally conforming again. He asked that the zoning,remain as it
is and they would remain as they are. The gentleman who owns the property
behind him just has a single family home and there was no project proposed
for that location or on any of those properties. Why that couldn't be
addressed at the time that the projects are proposed he couldn't understand.
They would have no objections to an apartment on it or an office building as
long as it was a reasonable project. They were happy when they were
annexed to Palm Desert also and very happy when Dr. Kerrigan put his office
across the street, but he questioned why they were doing this when they are
now legally conforming. He stressed that they were an existing business and
had been there for about 11 years. He said that he posed some problems to
Mr. Drell, but Mr. Drell didn't have a chance to get back to him and that was
even if they obtained this legally conforming process, they were 11 separate
buildings and if something happened to one of the buildings if they would be
able to build it exactly as it is today. Mr. Drell stated that if Mr. Jones goes
through this process, every building could burn down and he could replace
them, although he didn't know if he would want to replace it exactly like it is
today, but they could replace 40 units of apartments of the same size and
character. With this process they were under the Zoning Ordinance of the City
of Palm Desert as legally conforming as any other property in the city. The
problem is that in zoning, they weren't supposed to isolate one property and
zone it differently than other properties in the same situation. Where they
have an area where there is a mixture of different uses, that creates a problem
and some by nature would be non-conforming. A determination on ultimate
land use and that is the goal that the City points toward. There is a process
and in the ten years of experience of using this process he has never heard of
any damage to any multifamily property owner. He was unaware of any
increased costs other than the cost of maintaining the property well, which he
didn't believe Mr. Jones had a problem with. They couldn't isolate one
property and zone it differently. Mr. Jones asked how long the process took
to legally conform. Mr. Drell said that he looked at the property and it looked
like it was in good condition to him. The process involved a meeting before
the Architectural Commission and if he demonstrated that he has a well
maintained project they could make a decision in one day. It was a matter of
staff typing up the approval and the applicant getting it recorded. It could take
as little as two or three weeks. He said that the commission could make the
decision to isolate this one parcel and leave it multifamily, but typically that
was not a good zoning practice. Mr. Jones stated that they would like to
remain R-3 and couldn't see having to go through all of this process to remain
the same.
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MARCH 18, 1997
Chairperson Ferguson closed the public hearing and asked for commission
comments.
Commissioner Jonathan asked Mr. Drell if he felt that Mr. Jones's case might
warrant an exception although he made the statement that generally it was not
good zoning practice to have an isolated exception to the zoning. Mr. Drell
stated that realistically speaking the commission could do whatever they
wanted as long as no one objects or sues them. He said that the City
Attorney could provide some input if she wanted, but he didn't care one way
or another. It was just that typically they learned in zoning school that
consistency of similarly situated properties were zoned the same even though
non-conforming uses were not unusual. Commissioner Jonathan asked if it
was an option for Mr. Jones if he ran into a real problem for whatever reason
that he could come in and request a change of zone for only his property. Mr.
Drell said that he could if he could demonstrate that he was actually damaged.
Commissioner Jonathan said that Mr. Drell was saying that he could not
foresee a situation where he might be damaged as a result of the change of
zone. Mr. Drell stated that the City has processed at least a dozen of these
requests and his understanding was that no one has come to the City
afterwards and alleged that it has not been satisfactory. Commissioner
Jonathan noted that it was not their intent to damage Mr. Jones in any way
so if that should occur for any reason, he does have an option available to
come back to the commission or some other body to request a change of
zone. Mr. Drell agreed and stated that in the text of the specific plan it
specifically calls out that in their view well maintained apartments are perfectly
compatible with well maintained offices and that it was not the intent of any
of these things to create non conformance and that the goal was that all the
existing properties would achieve conformance. He thought there was enough
in the record that any lender could be satisfied that the City has no intent to
damage these properties.
Chairperson Ferguson stated that he was very impressed with the specific plan
and the change of zone and commended the Project Area 4 Committee for
commendable work. He was in favor of the application as stated. He wanted
to specifically address Mr. Alacano. He hoped that Mr. Alacano understood
that what happened here tonight was more timing and procedure than it was
a reluctance of either Project Area 4 of this commission to consider a project
by him. He said that he was familiar with some of his work and his wife was
a huge fan. He would love to see Mr. Alacano do some development out there
and would eagerly anticipate looking at an application, whether that came with
a change of zone that they could consider or if they were able to get the gate
and 9,000 square foot lots, the commission would welcome him. Me. Alacano
apologized and said that he just wanted to make everyone aware of the plans
they wanted to do in the near future. Chairperson Ferguson stated that the
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MARCH 18, 1997
last element dealt with Mr. Jones. He said that he has never been aware of
a situation, as an attorney who practices in land use, of a detrimental effect
occurring because in addition to being legally zoned to do exactly what they
are doing now in perpetuity, they now had the option to go to Office
Professional, which actually might enhance the value of his property if he ever
wished to convert it or if he wanted to sell it, it gave him more options. He
agreed with Commissioner Jonathan that if he could come back with a tangible
detriment rather than a hypothetical one, they would be more than willing to
make sure that,they addressed it at that time and would not put him any
worse off than he is now. He didn't think he was by the commission's action
tonight and if that were ever to come to pass, they were more than happy to
take a look at it.
Commissioner Campbell stated that from her attendance at several of the
Project Area 4 Committee meetings, she knew they put a lot of work into the
proposal. She felt they had done a very good job on it and were very
conscientious. She was in favor of making the motion to approve.
Action:
Moved by Commissioner Campbell, seconded by Chairperson Ferguson,
approving the findings as presented by staff and adopting Planning
Commission Resolution No. 1974, recommending to City Council approval of
GPA 97-1 , Project Area 4 Specific Plan. Carried 4-0.
Moved by Commissioner Campbell, seconded by Chairperson Ferguson,
approving the findings as presented by staff and adopting Planning
Commission Resolution No. 1795, recommending to City Council approval of
C/Z 97-3. Carried 4-0.
Moved by Commissioner Campbell, seconded by Chairperson Ferguson,
approving the findings as presented by staff and adopting Planning
Commission Resolution No. 1796, recommending to City Council approval of
ZOA 97-2 and ZOA 97-3 as amended. Carried 4-0.
52
• •
PLANNING COMMISSION RESOLUTION NO. 1794
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND THE PROJECT AREA 4 SPECIFIC
PLAN WHICH IDENTIFIES THE NEED FOR PUBLIC IMPROVEMENTS,
SERVICES, PRIORITIES, ZONING, AND LAND USE POLICIES FOR
APPROXIMATELY 2260 ACRES DEFINED AS REDEVELOPMENT
AGENCY PROJECT AREA NO. 4 BOUNDED BY WASHINGTON STREET
ON THE EAST, FRED WARING DRIVE ON THE SOUTH, INDIAN WELLS
AND ELDORADO ON THE WEST AND COUNTRY CLUB DRIVE ON THE
NORTH. IN ADDITION, IT INCLUDES 200 ACRES BETWEEN COUNTRY
CLUB DRIVE AND 1-10, WASHINGTON STREET AND TAMARISK ROW.
CASE NO. GPA 97-1 . PROJECT AREA 4 SPECIFIC PLAN
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 18th day of March, 1997, hold a duly noticed public hearing to consider the Project
Area 4 Specific Plan; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedures to Implement the California Environmental Quality Act, Resolution No.
97-18", in that the Director of Community Development has determined that the project will
not create an adverse impact and a Negative Declaration of Environmental Impact has been
prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Planning Commission did find the
following facts and reasons to justify recommending to City Council approval of the specific
plan:
1 . The policies and land uses contained within the Specific Plan promote the
logical, orderly and compatible development of the study area.
2. Proposed land use changes better reflect existing development patterns and
are more compatible with adjacent uses then existing designations.
3. The policies and land uses described in the Specific Plan are designed to
promote the health, safety and general welfare of the residents within the
study area and are consistent with the policies of the adopted General Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm
Desert, California, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the commission in this case.
PLANNING COMMISSION RESOLUTION NO. 1794
2. That it does hereby recommend to the City Council approval of the Project f
Area 4 Specific Plan, Exhibit "A", GPA 97-1 including land use map changes,
Exhibit "B", and a Negative Declaration of Environmental Impact, Exhibit "C",
as it pertains thereto.
i
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 18th, day of March, 1997, by the following vote, to wit:
AYES: BEATY, CAMPBELL, JONATHAN, FERGUSON
NOES: NONE
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ABSENT: FERNANDEZ
ABSTAIN: NONE
AMES A 0 FE USON, Chairperson
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�ATTEST:
PHILIP DRELL� Secretary
Palm Desert PI nning Commission
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PLANNING COMMISSION RESOLUTION NO. 1794
EXHIBIT "A"
RDA PROJECT AREA 4 SPECIFIC PLAN
INTRODUCTION
The Project Area No. 4 Specific Plan was initiated by the City and Redevelopment Agency
to identify needs for public improvements and services, set funding priorities and reexamine
zoning and land use policies.
The planning area covers approximately 2,260 acres defined as Redevelopment Agency
.Project Area No. 4 bounded by Washington Street on the east, Fred Waring Drive on the
south, Indian Wells and El Dorado on the west and Country Club Drive on the north. In
addition, it includes 200 acres between Country Club Drive and 1-10, Washington Street and
Tamarisk Row (not in a RDA project area).
Over 50% of the area is within seven gated residential communities ranging in size from 40
to 640 acres. Indian Ridge Country Club, Palm Desert Resort Country Club, Oasis Country
Club, Woodhaven Country Club, Desert Breezes, Whitehawk, and Golden Sun. Palm Desert
Country Club, a public street planned residential community, occupies 25% of the area.
With the exception of Indian Ridge Country Club, the area has been substantially built-out
under Riverside County prior to annexation to the city.
For planning analysis purposes, six subareas have been identified.
SUBAREA 1 The northwest corner of Washington Street and Fred Waring Drive, north to
Dudley Drive, west to Warner Trail
SUBAREA 2 Palm Desert Country Club - A public street non-gated planned community
developed in the 1960's and 70's.
SUBAREA 3 Hovley Lane East - A major east-west arterial bisecting the study area.
SUBAREA 4 The southwest corner of Country Club Drive/Washington - A diverse mixture
of commercial, single family and multifamily uses.
SUBAREA 5 The four largest gated communities: Indian Ridge Country Club, Palm Desert
Resort Country Club, Woodhaven Country Club and Oasis Country Club.
SUBAREA 6 Area between Country Club Drive and 1-10. The area contains the largest tract
of undeveloped residential and commercial property.
3
PLANNING COMMISSION RESOLUTION NO. 1794
GENERALISSUES
1 . Land Use. Since the planning area is substantially built out with well defined
residential neighborhoods and commercial centers, land use conflicts are minimal.
Issues remain in area 1 and 6 where significant undeveloped property remains. The
plan will identify these issues in the specific subarea discussion. In resolving
potential land use conflicts, every attempt will be made to insure both compatibility
and economic feasibility of both adjacent uses.
2. Traffic Circulation and Public Works. The area includes three major east-west
arterials (Country Club Drive, Hovley Lane East, and Fred Waring Drive) and the west
half (Washington Street). As traffic on these arterials increases, new control
measures may be required to insure safe ingress and egress from residential side
streets and commercial centers.
Most of these public streets are over 20 years old, were constructed at less then
current design standards and are in need of repair or reconstruction.
3. Parks. The area is not presently served by a public neighborhood park. A private
recreation facility owned by the Palm Desert Country Club Association is available to
its members, but is under-utilized and may not be ideally suited to meet the changing
recreational needs of the community. Each of the gated country clubs provides high '
quality specialized recreation (golf, tennis, etc.) which may not address all needs of
their residents and are not available to the general public.
i
There are a very limited number of available vacant sites for park development.
Potential park sites have been identified in subareas 1, 2 and 6. The advantages and
constraints of each site will be evaluated in the individual subarea discussions.
4.' Bicycle and Golf Cart Paths. With special authority from the state legislation, the
City of Palm Desert is pursuing a program to promote electric golf cart usage for
general transportation on public streets in designated lanes and routes. With nine
golf courses within or in the immediate vicinity, there is a high percentage of golf cart
ownership in the project area. The city's long range plan links the project area with
the system via Hovley Lane East, Warner Trail and California Avenue. These golf cart
routes are also serve as bicycle paths linking the area to the city wide master plan.
5. Housing. Within the gated communities, CC&R's and well organized homeowners
associations insure housing quality. Palm Desert Country Club is less rigidly
organized and is experiencing some property maintenance problems. The Project
Area No: 4 preliminary report identified 356 units that are exhibiting deficient
conditions or defined as beginning to exhibit signs of deferred maintenance. There
4
PLANNING COMMISSION RESOLUTION NO. 1794
were 254 units designated as deteriorated, showing signs of structural problems,
sagging roof walls or crumbling foundations, broken windows, electrical hazards, etc.
Due to the modest nature of its housing stock, Palm Desert Country Club provides
a significant opportunity for the provision of affordable single family housing.
The State Housing Law, Redevelopment Law, the General Plan Housing Element and
the Redevelopment Plan all require the City and Redevelopment Agency to diligently
implement programs to promote housing affordability for low and moderate income
families. Twenty percent of the property tax increment generated in the project area
must be spent for low/moderate income housing assistance. In addressing the City's
and Redevelopment Agency's legal obligations and the real housing needs of the
residents of the area, priority shall be given to programs which involve rehabilitation
of the existing housing stock and single lot infill construction. Multi-unit housing
developments will not be considered for RDA assistance until the rehabilitation and
single lot infill goals have been met.
6. Residential and Commercial Property Maintenance. Through adoption of the Property
Maintenance Ordinance, Ordinance 801 , the City has committed to preserving the
quality of both commercial developments and residential neighborhoods.
The ordinance will be implemented by a comprehensive city-wide survey to identify
substandard property subject to ordinance. Property will be classified into three
categories:
a. ""Deteriorated". Property falling significantly below acceptable neighborhood
standards clearly subject to abatement.
b. "At Risk". Properties marginally at or below acceptable standards but showing
a clear trend toward deterioration.
C. Property which meets acceptable standards.
Based on survey results, deteriorated properties will be prioritized for immediate
abatement. Owners and tenants will be notified of the nature of their violations, the
abatement process and will be referred to the Redevelopment Agency regarding
available assistance programs.
City staff will be available to provide technical assistance regarding cost effective
solutions to typical maintenance problems.
"At risk" property owners would also be contacted informing them of their marginal
status and of the availability of financial and technical assistance.
5
PLANNING COMMISSION RESOLUTION NO. 1794
Information regarding implementation of property maintenance ordinance shall be
made available to the general public via the city newsletter, The Bright Side.
7. Utilities.
a. Overhead Power Lines. The area is primarily served with overhead facilities on
the major arterials and ,within Palm Desert Country Club. Service for new
subdivisions and the gated country clubs is underground. Some older lines
appear to be sagging.
While the ultimate goal is to underground all facilities, the costs involved make
it a lower overall priority compared to other public improvements. Where
funds are available, undergrounding along the arterial roadways will have
priority. Undergrounding of neighborhood service lines would be pursued in
response to property owner initiated assessment districts. Staff will work with
Southern California Edison to identify sagging lines and correct them when
possible.
b. Wireless Telecommunication Towers. The new wireless telecommunication
technology (i.e. PCS Personal Communication Systems) will require installation
of antenna towers throughout the city at heights of up to 70 feet. Although f
the Telecommunication Act passed by the U.S. Congress provides for some
degree of local regulation, restrictions cannot have the effect of prohibiting the
service. Since current city ordinances do not effectively deal with this issue,
a specific telecommunication facility ordinance will be prepared which provides
for the least impacting antenna design, heights and location consistent with
good service. No towers shall be approved prior to adoption of the ordinance.
C. Sewer. Most of the area is served by sewers. City ordinance requires
properties to hook up at the time of ownership transfer if sewer lines are
available within 200 feet. Palm Desert Country Club Subarea 1 (Robin,
Mountain View and Delaware) is not currently served by sewer lines.
The city's goal is to extend service to all properties in the study area. The one
acre lot size in the Robin Road area allows for more effective use of septic
tanks and therefore immediate sewer extension is a lower priority.
8. Drainaae. (From Preliminary Report for Project Area No. 4 - Rosenow, Spevacek
Group). There are existing storm drain facilities within the Project Area that carry
surface water runoff away from the Project Area. Surface water generated within
the Project Area is collected and emptied into either the Whitewater River Channel
which serves as a major stormwater channel for the City and the Coachella Valley,
6
PLANNING COMMISSION RESOLUTION NO. 1794
or flow in a northerly direction to vacant property in the City where the water
percolates into the ground.
The Project Area generally has adequate existing drainage facilities to protect the area
from flooding. There are, however, areas of localized flooding that need storm drain
improvements to reduce the nuisance flooding condition that occurs periodically.
The City of Palm Desert's Public Works Department staff have identified three (3)
areas within the Project Area which require storm drains in order to eliminate
potential flood hazards. These areas include: (1) Warner Trail from Fred Waring Drive
to the Whitewater Channel; (2) Fred Waring Drive east and west of Warner Trail; and
(3) Washington Street from 42nd Avenue north and south as required. More study
may be undertaken in order to determine any additional improvements which are
needed. Standing water is evident throughout the Project Area, even during dry
periods. A master drainage plan is currently being proposed for the Palm Desert
Country Club/Bermuda Dunes area which will provide for the construction and
funding of required drainage improvements.
9. Police and Fire Protection.
The Palm Desert Police and Riverside County Fire officials indicate that the area is
currently adequately served by existing facilities.
If the city annexes territory to the east or north, additional police and fire facilities
might be necessary to serve this expanded responsibility of the city.
7
PLANNING COMMISSION RESOLUTION NO. 1794
SPECIFIC AREA ISSUES, POLICIES
AND IMPLEMENTATION PROGRAMS
SUBAREA 1 Northwest Corner of Washington Street and Fred Waring Drive.
Due to the unique rural nature of the one acre lot subdivision in this subarea, a questionnaire
was mailed to property owners and residents on Mountain View, Delaware, Robin Road and
Latisha to determine their opinions and preferences regarding future development and land
use. On October 7 a community meeting was held to further discuss issues of concern to
this neighborhood. There was nearly a 50% response to the questionnaire and the meeting
was attended by over 30 property owners/residents. The recommendations in this section
were strongly influenced by the public input provided by the questionnaire and community
.meeting.
{
I. LAND USE:
Existing land uses in this subarea include the following: Desert Breezes, a 75 acre
gated planned community with detached single family homes, condominiums and
time share units (zoned PR-4, 4 units per gross acres); an area zoned R-1 9,000
(single family 9,000 square foot lot minimum) but divided primarily into one acre lots, I
to depth of 300 feet, the west side of Washington Street is zoned R-3 2,000 to
4,000 (multifamily with density of 11 to 21 units per acre). There is a small five acre
commercial complex at the corner. Nineteen (19) acres directly adjacent north of
Desert Breezes is a vacant unsubdivided parcel zoned R-1 9,000 and R-3 2,000.
ISSUE I: Zoning Consistency
The existing R-1 9,000 zoning is not consistent with the predominant one acre
subdivision pattern. Under current zoning, each existing lot could be divided into four
parcels significantly changing the rural character of the neighborhood. Several of the
existing property owners stable horses which was permitted by the County prior to
annexation. The current R-1 zone does not permit horses.
POLICY:
Zones should reflect the predominant existing land use and subdivision pattern.
IMPLEMENTATION:
A change-of zone shall be initiated for the one acre lot area from R-1 9,000 to RE
40,000 (Estate Residential District) which requires a minimum 40,000 square foot
8
i
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PLANNING COMMISSION RESOLUTION NO. 1794
lot size. The RE zone will be amended to provide for the keeping of horses as a
permitted use subject to a non-discretionary regulatory permit. The permit process
will include specific limitations on the number of animals and conditions under which
they are kept.
An inspection program will be initiated through the city's animal control program to
enforce these restrictions insuring impacts on adjacent properties are minimized.
Building setbacks in Section 25.14.080 shall be modified to create a minimum front
setback of 30 feet and minimum side yard of 15 feet.
Consideration shall be given to expanded home occupations which are compatible
with the rural nature of the area as a conditional use.
ISSUE II: Second Senior Units
As required by State law the Palm Desert Zoning Ordinance Chapter 25.21 provides
for the development of a second senior unit "granny flat" in single family zones. That
ordinance requires the second unit to be attached to the primary residence. While
this requirement makes sense on the typical 10,000 square foot lot, it is not a logical
restriction for lots over 40,000 square feet.
POLICY:
Large estate lots are a logical location for the development of limited second senior
units.
IMPLEMENTATION:
The RE zone shall be amended adding Second Unit Senior Housing as described in
Chapter 25.21 to the list bf conditional uses and providing an exception which allows
units to be detached with gross floor area limited to 50% of the primary dwelling, not
to exceed 800 square feet.
ISSUE III: Washington Street Frontage
To a depth of 300 feet, the Washington Street frontage is zoned for multifamily use.
The increasing traffic on Washington Street raises questions concerning the ultimate
compatibility and economic viability of small scale multifamily development in this
area. In the area there is currently a mixture of uses including offices, a church,
school and residential apartments. At the north end near Dudley Drive, there are a
number of land locked parcels (including a lot zoned R-1 9,000) which are only
9
: PLANNING COMMISSION RESOLUTION NO. 1794
accessible via easements to Washington Street (see issue IV). Other than the
frontage associated with the 19.5 acre parcel discussed below, there is only one
vacant lot with direct Washington Street frontage.
POLICY:
Land use policy and zoning should encourage uses which are compatible with the
high traffic intensity on Washington and the low intensity residential uses to the
west. Professional office zones have been shown to provide effective buffer uses
between high traffic corridors and low density residential neighborhoods. All the
existing developed uses appear to be compatible and should be allowed to continue
with full legal conforming status.
IMPLEMENTATION:
With the exception of the area described in issue III, initiate change of zone for the
Washington Street Frontage from R-3 to O.P. The legal conformance process
described in Section 25.76.075 of the Zoning Ordinance shall be amended to include
multifamily uses in the office professional (O.P.) zone where a finding of compatibility
can be made.
ISSUE IV: 19.5 acre vacant parcel north of Desert Breezes
Property is currently zoned R-1 9,000 and R-3 2,000 (see above discussion).
Surrounding property owners have expressed concern about compatibility of the
ultimate development of the site. R-1 9,000 translates out to approximately 3.5
units/acre. The R-3 2,000 produces 21 units/acre. Total development potential of
the site under current zoning would be 55 single family homes and 99 apartments.
Adjacent land uses include an arterial roadway, Desert Breezes at four units/acre and
the Robin Road area with one acre lots and one acre lots backing from Mountain
View.
POLICY:
Land use zoning designations should attempt to be compatible with all adjacent land
uses.
10
PLANNING COMMISSION RESOLUTION NO. 1794
IMPLEMENTATION:
OPTION 1:
Rezone Washington Street frontage from R-3 2,000 to R-1 9,000. Maintain balance
of property R-1 9,000. Public access to this area shall be from Washington Street.
A cul-de-sac shall be created at the end of Robin Road with an emergency vehicle
gated access serving both Robin Road and the new subdivision.
OPTION 2:
Consider redesignation to open space and public acquisition as a neighborhood park
(see park discussion).
ISSUE V: Dudley Drive Area
Dudley Drive is a 500-foot dead-end street which provides access to an office
building and apartment complex on Washington Street and four residential parcels to
the west (three of which are designated multifamily and the fourth single family).
There is one poorly maintained single family home west of the office building and a
well maintained home on a 1 .66 acre estate lot behind the apartment complex. The
residential parcels are isolated from Palm Desert Country Club by an 8-10 foot block
wall and only have access to Washington Street via Dudley Drive or a private road
to the south. While the adjacent apartment complex is well maintained and
successful, it is neither likely or logical that the isolated residential parcels to the
west will be developed or maintained under the current designations. The property
owner of the estate lot and the vacant parcels has professional office designation.
Homeowners on Cardiff Street have indicated a preference for professional offices
over apartments, assuming the project design includes a 20 foot landscaped buffer
adjacent to their rear wall. 'The existing block wall inherently provides a significant
sound and visual buffer.-
POLICY:
Based on the overall development trend on Washington Street and property owner
preferences, it is appropriate that the General Plan Land Use Designation for this area
be changed to Professional Office.
11
PLANNING COMMISSION RESOLUTION NO. 1794
j
IMPLEMENTATION:
The area including the isolated parcel shall be rezoned to Office Professional
contingent on the understanding that any office development precise plan includes
all vacant properties and demonstrates compatibility with existing adjacent land uses.
Y
I
II. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE L Left turn access from Desert Breezes to Fred Waring Drive
Traffic levels on Fred Waring have made it increasingly difficult and dangerous to left-
turn exit from Desert Breezes to eastbound Fred Waring. The large Southwest
Community Church facility on the south side of Fred Waring has been designed with
its main entrance aligned with the Desert Breezes entrance.
POLICY:
If justified by traffic volume warrants or accident history, left turn access from side
streets to major arterials shall be controlled via signals or prohibited by median control
structures which allow only left turn entrance but only right turn exit.
I
IMPLEMENTATION: �.
1 . Conduct warrant study of existing conditions and forecast potential increase
for Southwest Community Church to determine feasibility of a signal.
2. Discuss issue with the County and church to determine funding sources.
ISSUE Il: Multiple leff'turn access to northbound Washington Street j
As is the case with Fred Waring Drive, left turn access to Washington is becoming
more difficult and dangerous.
POLICY:
Control left turn exits where traffic levels and accident data warrants.
12
PLANNING COMMISSION RESOLUTION NO. 1794
IMPLEMENTATION:
1 . Conduct studies of accident history.
2. In cooperation with the County, design median structures to .control left turn
exits.
ISSUE III: Completion of road improvements for Delaware, Mountain View and
Latisha
This one acre lot subdivision was originally developed without paved streets. In
1989 Robin Road was paved with curb and gutter pursuant to a County assessment
district. Delaware, Mountain View and Latisha will be paved through a South Coast
Air Quality Management District PM10 grant. The grant will not include concrete
curb or gutter (asphalt curb will be constructed).
These streets cut through from Washington to Warner Trial. As congestion at the
Washington/Fred Waring intersection increases, these newly paved streets will
provide a convenient short cut to westbound Fred Waring via Warner Trail.
POLICY:
1 . Public streets shall be ultimately improved to city standards including curb and
gutter.
2. Local streets shall be designed to discourage non-local through traffic.
IMPLEMENTATION:
1 . With the exceptiort'of emergency vehicle access, Delaware Place and Mountain
View shall be closed to auto traffic 300 feet west of Washington Street prior
to the completion of the paving project.
2. Completion of full road improvements including curb and gutter shall be a
lower priority and deferred until funding sources become available.
ISSUE IV: Street lighting at Fred Waring/Washington intersection (Currently there
is no street lighting at the intersection of Washington and Fred Waring
Drivel
13
PLANNING COMMISSION RESOLUTION NO. 1794
POLICY:
All arterial intersections should include traffic safety lighting.
IMPLEMENTATION:
The City shall coordinate with the County and La Quinta for planning, engineering,
funding and installation of safety street lighting at Fred Waring and Washington
Street.
III. PARKS
ISSUE I: The area is not served by any public parks
The 19.5 acres vacant site north of Desert Breezes is one of the few large vacant
parcels in the study area and provides significant opportunities for recreational
development: It is large enough to accommodate a wide variety of facilities designed
for all age categories with ample parking. The front 300 feet adjacent to Washington
Street could be developed with relatively intensive uses without adversely impacting
adjacent properties. The balance of the site would require careful design to address
noise, lighting and security concerns of residents of Desert Breezes, Robin Road and
Mountain View. While primary access to the park would be from Washington Street,
a secondary entrance should also be developed to provide direct access via the
interior local street system. A one acre parcel on Mountain View owned by the
Coachella Valley Water District may be available as access.
14
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PLANNING COMMISSION RESOLUTION NO. 1794
POLICY:
All areas shall have convenient access to neighborhood parks designed to meet the
specific needs of the residents.
IMPLEMENTATION:
Establish a neighborhood recreation advisory subcommittee reporting to the Project
Area 4 Committee and the Parks and Recreation Commission to determine recreation
needs and analyze prospective park sites including the 19.5 acre parcel.
Emphasis would be placed on the development adjacent to the Washington Street
frontage. If the 19 acre site is determined to be the best alternative, design and
funding mechanisms would be created to develop and maintain the facility. Since the
site is easily accessible by residents of La Quinta and Indian Wells, joint funding of
the facility should be pursued with these cities.
HOUSING:
By their nature, the one acre parcels do not lend themselves to affordable housing.
The primary issue in the area will be to maintain housing quality.
POLICY:
Through adoption of the Property Maintenance Ordinance the City has committed to
preservation of neighborhood quality and improvement of substandard conditions.
IMPLEMENTATION:
A designated code enforcement officer will identify violations of the Property
Maintenance Ordinance"and pursue enforcement. See general discussion for
implementation strategy.
SUBAREA 2 Palm Desert Country Club
The Palm Desert Country Club was developed in the 1960's and 1970's as an ungated,
public street senior citizen planned residential community. It includes a 27 hole privately
owned full length golf course and a homeowners association community center. The
development is predominately comprised of modest two and three bedroom single family
homes, many of which back out onto the golf course.
15
: PLANNING COMMISSION RESOLUTION NO. 1794
I. LAND USE:
The country club is built-out with relatively homogeneous single family homes on
6,000 square foot lots. The current R-1 9,000 zoning requires minimum 9,000
square foot lots in new subdivisions. Commercial development is confined to the
southwest Hovley Lane East/Washington Street intersection and Avenue of the
States. Multifamily apartments are located in discreet areas on Michigan Avenue,
California Avenue and Washington Street. In general, significant land use conflicts
are rare.
II. TRAFFIC/CIRCULATION:
ISSUE: Speed Control
The circulation system for Palm Desert Country Club was designed with long
intersecting through streets which have a tendency to encourage speeds in excess
of the limit. -Speeding problems have been observed on Warner Trail, California and
New York/Virginia.
POLICY:
Given the existing street pattern, there are few effective strategies for lowering t
speeds other than enforcement. Stop signs which are not justified by cross traffic
increase noise, exhaust emission levels, do not significantly reduce overall speed
levels, and foster disrespect for traffic laws.
IMPLEMENTATION:
1 . City Engineer shall identify intersections where traffic volumes warrant stop
signs.
2. Speed studies shall be conducted to identify priority streets for enforcement.
ISSUE: Street Lighting
Extensive street lighting was installed throughout the Palm Desert Country Club by
the original developer. The lights are maintained through a lighting and landscape
maintenance district.
16
PLANNING COMMISSION RESOLUTION NO. 1794
ISSUE: Street Repairs
Most of the local streets within Palm Desert Country Club are generally over 20 years
old and are in need of repair. The original construction specifications and roll curbs
and gutters do not comply with current city standards.
POLICY:
To the greatest extent feasible, street surfaces shall be brought up to city standards.
Although the roll curbs do not meet current city standards, their replacement should
not be a high priority.
IMPLEMENTATION:
A comprehensive street condition study shall be conducted by the Department of
Public Works as part of their PMS (pavement maintenance system) program, resulting
in a priority schedule for street repairs. Depending on condition, street will be
designated for slurry seal, resurfacing or reconstruction.
ISSUE: Fred Waring Drive Parkway Improvements
With the exception of 1,000 feet of new sidewalk between Warner Trail and Elkhorn
Trail, the one mile of parkway between Warner Trail and California is devoid of
improvements or maintenance other then weed abatement. The rear walls of
adjacent homes are inconsistent in terms of material, design and condition. In
general, the parkway presents an unacceptable public image for the city and project
area along this important arterial.
POLICY:
All public arterial parkways shall be brought up to current design standards including
sidewalks and drought tolerant landscaping and attractive perimeter walls.
IMPLEMENTATION:
1 . Initiate the design process for parkway landscaping including alternatives to
economically integrate the existing walls.
2. Investigate possible funding sources for construction and maintenance
including community development block grants and assessment districts.
17
i
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F
PLANNING COMMISSION RESOLUTION NO. 1794
1
3. Fence provisions of the property maintenance ordinance shall be enforced {
where appropriate. I
4. Wall and landscape plan shall be designed to discourage graffiti. Graffiti I
abatement program shall utilize paint to consistently match original wall color.
Ill. PARKS:
I
ISSUE:
The area is not currently served by a neighborhood park. The nearest city park
facility is at Magnesia Falls and Portola, nearly four miles away. There is a 4.5 acre
recreation facility owned and operated by the Palm Desert Country Club Association
on California at Avenue of the States, containing two swimming pools, spa, 8,000
square foot building complex, rose garden and parking lot. The facility is primarily
oriented towards senior citizens and is under utilized. There are virtually no facilities
for children or young adults. Negotiations between the City and the Association
concerning acquisition and development of a public park and recreation facility on the
site were not successful. There remains some opportunity for City/Association
cooperation to improve and expand this facility. Through redesign of the excessively
large parking lot and utilization of vacant areas adjacent to the rose garden, additional
facilities could be added to significantly increase the public recreational value to the
project area. {
POLICY:
Priority shall be given to developing a neighborhood park accessible to and meeting
the broad recreational needs of the Palm Desert Country Club residents.
IMPLEMENTATION:
City and Recreation and Park District staff shall prepare conceptual plans and
evaluate the advantages of sites in the specific plan area for presentation to the Parks
and Recreation Committee and Project Area 4 Recreation Subcommittee. Depending
on the results of that evaluation, the respective property owners would be contacted
concerning the availability and terms for use of their properties.
HOUSING:
The area is predominately developed with modest single family detached homes built
in the 1960's and 70's. While the majority are well maintained, a growing number
are falling into disrepair, through neglect, foreclosure or abandonment. The majority
I
18
PLANNING COMMISSION RESOLUTION NO. 1794
of the 610 deficient or deteriorated units identified in the Project Area No. 4
Preliminary Report were in this subarea. Less than 40% of the units in the area are
owner occupied. This high incidence of absentee ownership may contribute to the
growing property maintenance problem.
The subarea also includes two older apartment complexes located on Michigan Drive
between Idaho and.Warner Trail and on California and Elkhorn Trail. These projects
serve primarily low and very low income households. The area, which is substantially
built out, contains scattered vacant single family lots.
POLICY:
Through the General Plan Housing Element, Property Maintenance Ordinance and
Redevelopment Plan, the city is committed to preserving housing quality and
affordability. The modest nature of the housing stock in Palm Desert Country Club
provides a unique opportunity to advance both of these goals.
IMPLEMENTATION:
A. A comprehensive survey shall be conducted to locate vacant lots and
deteriorated units and identify the occupancy circumstances (i.e. owner
occupied, renter, vacant, abandoned, for sale, foreclosure, etc.). Depending
on individual circumstances properties will be evaluated for inclusion in the
city's RDA's affordable housing program which may include:
1 . Rehabilitation loans for existing low/moderate income owner occupied
units.
2. Rehabilitation loans for rental properties when owners commit to
low/moderate income rental restrictions.
3. Self-help rehabilitation where RDA purchases deteriorated property,
contracts with nonprofit housing corporation to supervise low income
home buyers in the rehabilitation of their own homes.
4. Self-help new infill construction. As a secondary priority vacant infill
parcels would be purchased by the RDA and developed through a
nonprofit self-help housing program.
B. The existing multifamily projects shall be periodically monitored to insure they
provide a quality residential environment and to determine if conditions warrant
19
PLANNING COMMISSION RESOLUTION NO. 1794
public intervention or if opportunities exist for inclusion in the city's affordable
housing program. j
SUBAREA 3 Hovley Lane East
This subarea includes only the east-west arterial (formerly 42nd Avenue) which bisects the
study area and extends from Cook Street to Washington Avenue. The portion east of Oasis
was developed as part of Palm Desert Country Club in the 1960's. The street did not
become a functioning uninterrupted arterial until the section between Eldorado Drive and
Oasis were completed in 1995 in connection with the development of Indian Ridge Country
Club. What had been a relatively quiet access for the adjacent country clubs was
transformed into a major east-west alternative to Country Club Drive.
1. TRAFFIC/CIRCULATION/RIGHT OF WAY IMPROVEMENTS
ISSUE: Speed Control
The low level of cross traffic on this arrow straight arterial tends to encourage
speeding.
POLICY:
Targeted enforcement of the posted speed limit shall be the primary strategy for
controlling excessive speed.
ISSUE:
Now that Hovley Lane East has been transformed from a quiet back street to a major
arterial, the increasing speed and volume dictate significant design changes,
resurfacing and reconstruction of the older portion of the roadway. The south side
parkway is undeveloped.
Perimeter block walls between Idaho Street and Warner Trail are crumbling and
painted with mismatched colors as a result of graffiti abatement. Between Warner
Trail and Kansas Street walls are a disorganized combination of block and wood in
varying stages of deterioration.
Since country club maintenance workers are not allowed to park within the clubs,
they are to park outside the gates on Hovley. On the south side, workers currently
drive over'the curb and park in the dirt parkway. On the north they park adjacent to
the club entrance creating sight obstructions for residents turning onto Hovley.
20
PLANNING COMMISSION RESOLUTION NO. 1794
POLICY:
The upgrading of Hovley Lane East shall have first priority for Redevelopment Agency
funding. All road improvements designs in the area shall be submitted to the Project
Area Committee for review and comment at earliest stage and shall take into account
the ultimate design goals for the roadway.
IMPLEMENTATION:
1 . Left/Right Turns. Lane striping shall include a center turn lane to facilitate both
entrance to and exits from side streets.
2. Where feasible right turn deceleration lanes shall be included.
3. Since Hovley Lane East is the designated golf cart/bike lane access to the
study area, it is important to provide for these facilities in the reconstruction
design.
4. Reconstruction plan shall provide for ultimate parkway landscaping and
sidewalks including a program to encourage a unified perimeter wall design
between Idaho Street and Kansas Street. Program would involve financing
mechanisms and enforcement of the wall maintenance requirements of the
property maintenance ordinance. The ultimate goal shall be an attractive, low
maintenance wall and landscape plan designed to discourage graffiti. Anti-
graffiti wall coatings shall be utilized to avoid the mismatched paint problem
which currently exists.
5. The country club associations shall be encouraged to provide on-site parking
facilities for their maintenance employees.
Curbs shall be painted red adjacent to country club entrances and side streets
prohibiting parking and providing for improved visibility and
deceleration/acceleration lanes.
6. The city shall work with the City of Indian Wells and Sunrise Company to
complete the mile long south half-street between Oasis Country Club and the
Coachella Valley Water District facilities.
SUBAREA 4 Southwest corner of Washington Street/Country Club Drive
The 160 acres at the southwest corner of Country Club Drive and Washington Street
contain a collection of uses including a gated single family subdivision (Whitehawk), a
21
PLANNING COMMISSION RESOLUTION NO. 1794
manufactured housing subdivision (Golden Sun Estates), a partially developed 20 acre
commercial center, timeshare development currently operated as an extended stay hotel
(Sun Dunes Villas), and two apartment complexes (Royal Palms and Desert Oasis).
I. LAND USE:
Current development in the area is in general conformance with designated land uses.
With the south half of the Whitehawk subdivision currently under construction the
only remaining vacant land in the subarea includes seven acres of PC-2 District
Commercial property at the corner and 34,000 square feet at the east side of Desert
Dunes Villas facing Washington Street.
ISSUE I:
The seven acres of vacant property associated with the corner commercial center
was originally approved as a supermarket site. There has been no interest to develop
and market from any of the major supermarket chains. Being adjacent to the
redesigned Washington Street/1-10 freeway interchange, the corner is under
consideration for designation as yet to be created: Freeway Commercial Zone. This
zone would be designed for freeway-oriented traffic and could include provisions
allowing drive-through fast food restaurants, gas stations closer than 500 feet apart i
and high quality tourist serving facilities. '
POLICY:
Land use designation should encourage commercial development oriented to freeway
offramp traffic but consistent with Palm Desert's image and quality: design
philosophy. Gas station site plans shall incorporate reverse orientation where
associated buildings occupy street frontage and fueling aisles face inward.
IMPLEMENTATION:
Designate corner Freeway Commercial Zone.
ISSUE II:
Directly south of the commercial corner, Sun Dunes Villas is a 48 unit complex
originally developed as a timeshare project but what is now managed as an extended
stay hotel. The units are all at least 400 square feet and all contain kitchens.
Minimum stay is one week with many guests staying 3-4 months. The owners wish
to add more units on the 34,000 square foot vacant area fronting Washington. The
existing R-3 multifamily zone on the property permits 18 units per acre allowing
22
PLANNING COMMISSION RESOLUTION NO. 1794
approximately 120 units on the five acre site. The existing project density is ten
hotel units per acre. The proposed expansion which could include a general
upgrading of the entire property is well within zoning limits.
POLICY:
Older hotels should be encouraged to update their facilities and expand to the extent
necessary for economic viability.
IMPLEMENTATION:
None Required.
HOUSING:
The subarea contains a wide variety of housing types catering to a broad range of
incomes. The properties appear well managed and maintained.
POLICY/IMPLEMENTATION:
( Existing projects will be monitored to insure continued quality and to identify
opportunities for inclusion in the city's affordable housing program.
SUBAREA 5 Country Clubs
This subarea includes four gated country clubs of which Woodhaven, Oasis and Palm Desert
Resort are complete. Indian Ridge Country Club has completed approximately one third of
their 1280 approved units.
1. LAND USE:
All the country clubs have been developed pursuant to unified plans and are
consistent with city zoning. Internally, homeowners associations regulate and
maintain the property quality through their HOA fees and CC&Rs.
ISSUE:
The main external impact of country club activities is their practice of restricting
service and construction worker vehicle access through their gates. As a result,
street parking problems often occur adjacent to their rear entrances. This is a
particular problem on Hovley East at the Woodhaven entrance where employee cars
23
PLANNING COMMISSION RESOLUTION NO. 1794
have historically driven over the roll curb on the south side of the street and park in
the parkway.
POLICY:
Gated communities shall be encouraged or required where possible to provide on-site
parking for construction/maintenance workers.
IMPLEMENTATION:
City staff shall work with the respective homeowners associations to develop
mutually acceptable parking solutions.
II. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE: j
Woodhaven left turn access to Washington Street. Increasing traffic on Washington
Street has made left turn exits increasingly difficult.
POLICY: f
Unless strict traffic warrants can be met the preferred solution to side street access
1
to major arterials is median island left turn control versus traffic signals. These
median structures typically permit left turn entrance but only right turn exit..
IMPLEMENTATION:
I
The City Traffic Engineer shall monitor traffic volumes and accident records and
determine appropriate ;deft turn control alternatives in consultation with the
Woodhaven Homeowners Association.
ISSUE: Lack of parkway landscaping on the west and south side of Palm Desert
Resort Country Club
i
When the Palm Desert Resort Country Club was developed in the late 1970's and
1980's there were no provisions within the County conditions of approval for
parkway landscaping on the west and south sides, (Oasis Country Drive which didn't
exist and 42nd Avenue, now Hovley East). While the developer was required to
construct the Oasis half street it was believed that the blowsand impacts from the
vacant Indian Ridge site made landscaping impractical to maintain.
24
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• •
PLANNING COMMISSION RESOLUTION NO. 1794
In 1985 and 1987 the developer approached the Palm Desert Resorter Association
with offers to install parkway landscaping if the association would provide
maintenance. These offers were not accepted.
POLICY:
All residential projects within the city are required to install and maintain parkway
landscaping either through their association or a lighting and landscaping maintenance
assessment district.
IMPLEMENTATION:
r The City/RDA staff shall initiate discussions with the Palm Desert Resorter
Association to investigate available financing alternatives to facilitate installation and
maintenance of parkway landscaping.
SUBAREA 6 North Side Country Club
Although not within the redevelopment project area, the north side of Country Club Drive
between Washington Street and Tamarisk Row Drive is functionally a part of the East Palm
Desert planning area. It also contains the last large undeveloped residential and commercial
properties in the study area.
I. LAND USE:
ISSUE I: Land use of 115 acre vacant parcel at northeast corner of Country Club
Drive and Tamarisk Row Drive
The property is currently zoned R-1 12,000 which was consistent with the County
zoning at annexation. A;noise study on the property conducted in 1989 concluded
that combined noise exposure from 1-10 traffic and the railroad in excess of 65 db
CNEL extended 910 feet from the tracks and 2100 feet at 60 db CNEL. Due to
atmospheric conditions, noise levels did not decrease significantly at night. Maximum
acceptable noise levels for residential areas identified in the Palm Desert Municipal
Code Section 9.24.030 are 55 dba daytime (7:00 a.m. to 10:00 p.m.) and 45 dba
night time (10:00 p.m. to 7:00 a.m.). The 60 dba contour measured from Country
Club Drive extended 200 feet into the property in 1989 and as a result of increased
traffic would extend 296 feet in the year 2000.
In 1990, the property owner requested a County Comprehensive General Plan
Amendment and Change of Zone from single family residential to Industrial Park.
25
PLANNING COMMISSION RESOLUTION NO. 1794
Although the noise levels for the entire site identified in the project EIR exceeded
residential standards the application was denied due to incompatibility with adjacent
residential uses, traffic and other unmitigated environmental impacts. Later in 1990,
the property owner filed a pre-annexation zoning application with the City for a
similar industrial/professional office designation. Due to opposition from surrounding
residential uses, the request was denied, annexed as R-1 12,000 and remains vacant.
In a similar location adjacent to the tracks and 1-10 east of Portola, a preliminary
noise study indicated the necessity for a continuous 18 foot high masonry sound wall
to reduce the existing noise level to the residential standard.
POLICY:
Permitted land uses should be compatible with both the physical conditions of the
site and surrounding land uses. The zoning on the property should allow uses along
the railroad tracks which are compatible with the high noise environment and which
act to economically mitigate existing impacts for the southern half of the property.
IMPLEMENTATION:
The northern 500-600 feet of the property shall be redesignated for an industrial use
either Service Industrial (SI) or Planned Industrial (PI). The balance of the property
would be designated R-1 (8,000 or 12,000).
This .design.would permit noise tolerant uses adjacent to the railroad tracks which
would ultimately serve as noise mitigation for the residential zone. The industrial park
or service industrial subdivision design would provide for building pads which create
a continuous 18 foot high sound barrier. Ideally, primary access to this area could
be provided through the existing industrial/office park to the east. Emergency access
could be provided from Tamarisk Row Drive.
ISSUE II:
Commercial property at northwest corner Country Club/Washington. The northwest
corner of Country Club Drive and Washington includes approximately 25 acres of
vacant land zoned Planned District Commercial (PC-2), five acres at the corner and
20 acres west along Country Club. The completion of the redesigned Washington/1-
10 interchange has stimulated development interest from business oriented to
freeway traffic. Specifically these include fast food restaurants (with drive throughs)
and gas station/convenience stores. Of primary concern to these businesses is
visibility to freeway traffic. Each of these features common to freeway oriented
developments are at odds with specific prohibitions with the city's zoning ordinance.
26.
PLANNING COMMISSION RESOLUTION NO. 1794
All commercial zones prohibit drive through restaurants. Section 25.56.330 requires
a 500 foot minimum distance between gas stations, effectively limiting an
intersection to one station. Since a Mobile station is already on the southwest corner
a gas station could not locate on the northwest corner. The current sign code limits
freestanding signage to ten feet which is insufficient for freeway visibility.
POLICY:
Zoning requirements and restrictions should allow for the unique requirements of
freeway oriented businesses.
IMPLEMENTATION:
A Freeway Commercial zone shall be created and added to the City Zoning
Ordinance. Areas adjacent or within the immediate vicinity of freeway off-ramps
shall be re-designated to this new zone.
II. PARKS:
ISSUE I: This subarea's large vacant parcel represents the last opportunity to
develop a significant regional recreational facility in eastern Palm Desert
POLICY:
While a regional facility may ultimately be appropriate for this area, other recreation
projects dictate that it be a lower priority.
IMPLEMENTATION:
Feasibility of inclusion of a recreational facility shall be considered in conjunction with
any future development proposed for the property.
27
PLANNING COMMISSION RESOLUTION NO. 1794
VICINITY MAP
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^T^ CITY OF PALM DESERT Case No. GPA 97-1 PLANNING COMMISSION
RESOLUTION NO. 1794
Date March 18, 1997
I
PLANNING COMMISSION RESOLUTION NO. 1795
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY l
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF ]
ENVIRONMENTAL IMPACT AND CHANGE OF ZONE 1
IMPLEMENTING RECOMMENDATIONS OF THE PROJECT AREA
4, SPECIFIC PLAN.
CASE NO. C/Z 97-3
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
18th the day of March, 1997, hold a duly noticed public hearing to consider the
amendments to the Palm Desert Zoning Map, Exhibit "A", attached hereto; and
WHEREAS, said application has complied with the requirements of the "City of Palm
'Desert Procedure for Implementation of the California Environmental Quality Act, Resolution
No. 97-18," in that the Director of Community Development has determined that the project
will not have an adverse impact on the environment and a Negative Declaration of
Environmental Impact has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts to justify their actions, as described below:
i
i 1 . The land use resulting from the change of zone would be compatible with
adjacent proposed land uses and better reflects existing development.
2. The density resulting from the change of zone would be compatible with
densities permitted in the adjacent areas.
3. The proposed change of zone implements recommendations of the Project
Area 4 Specific Plan.and the adopted Palm Desert General Plan.
NOW, THEREFORE, BE It RESOLVED by the Planning Commission of the City of Palm
Desert, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the commission in this case.
2. That the Planning Commission does hereby recommend to the City Council
approval of Change of Zone 97-3, Exhibit "A", and a Negative Declaration of
Environmental Impact, Exhibit "B", as it pertains thereto.
I
PLANNING COMMISSION RESOLUTION NO. 1794
r
EXHIBIT C
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
PA 97-1 The Project Area 4
CASE NO G 1 Specific Plan
-APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: The Project Area 4 Specific Plan which identifies the
need for public improvements, services, priorities, zoning, and land use policies for
approximately 2260 acres defined as Redevelopment Agency Project Area No. 4 bounded
by Washington Street on the east, Fred Waring Drive on the south, Indian Wells and
Eldorado on the west and Country Club Drive on the north. In addition, it includes 200
acres between Country Club Drive and 1-10, Washington Street and Tamarisk Row.
The Director of the Department of Community Development, City of Palm Desert, California, {
has found that the described project will not have a significant effect on the environment. `
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if.any, included in the project to avoid potentially significant
effects, may also be found attached.
t8. 1997
PHILIP DREL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
Am
30
RESOLUTION NO. 97-31
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND THE PROJECT AREA 4 SPECIFIC
PLAN WHICH IDENTIFIES THE NEED FOR PUBLIC IMPROVEMENTS,
SERVICES, PRIORITIES, ZONING, AND LAND USE POLICIES FOR
APPROXIMATELY 2260 ACRES DEFINED AS REDEVELOPMENT
AGENCY PROJECT AREA NO. 4 BOUNDED BY WASHINGTON STREET
ON THE EAST, FRED WARING DRIVE ON THE SOUTH, INDIAN WELLS
AND ELDORADO ON THE WEST AND COUNTRY CLUB DRIVE ON THE
NORTH. IN ADDITION, IT INCLUDES 200 ACRES BETWEEN COUNTRY
CLUB DRIVE AND 1-10, WASHINGTON STREET AND TAMARISK ROW.
CASE NO GPA 97-1 PROJECT AREA 4 SPECIFIC PLAN
WHEREAS, the City Council of the City of Palm Desert, California, did on the 10th
day of April, 1997, hold a duly noticed public hearing to consider the Project Area 4 Specific
Plan, GPA 97-1; and
WHEREAS, the Palm Desert Planning Commission adopted its Resolution No. 1794
on March 18, 1997, recommending approval to City Council; and
It
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedures to Implement the California Environmental Quality Act, Resolution No.
97-18", in that the Director of Community Development has determined that the project will
not create an adverse impact and a Negative Declaration of Environmental Impact has been
prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said City Council did find the
following facts and reasons to justify approving the specific plan:
1 . The policies and land uses contained within the Specific Plan promote the
logical, orderly and compatible development of the study area.
2. Proposed land use changes better reflect existing development patterns and
are more compatible with adjacent uses then existing designations.
3. The policies and land uses described in the Specific Plan are designed to
promote the health, safety and general welfare of the residents within the
study area and are consistent with the policies of the adopted General Plan.
RESOLUTION NO. 97-31
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert,
California, -as follows:
1 . That the above recitations are true and correct and constitute the findings of
the council in this case.
2. That it does hereby approve the Project Area 4 Specific Plan, Exhibit "A", GPA
97-1 including land use map changes, Exhibit "B", and a Negative Declaration
of Environmental Impact, Exhibit "C", as it pertains thereto.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this 10th, day of April, 1997, by the following vote, to wit:
AYES: BENSON, CRITES, SNYDER, SPIEGEL, KELLY
NOES: NONE
ABSENT: -NONE
ABSTAIN: NONE
RIC S. KELLY, Mayor
ATTEST:
SHEILA R. Gl LIGAN, Cjty Clerk
City of Palm Desert, Califomia
2
RESOLUTION NO. 97-31
EXHIBIT "A"
RDA PROJECT AREA 4 SPECIFIC PLAN
INTRODUCTION
The Project Area No. 4 Specific Plan was initiated by the City and Redevelopment Agency
to identify needs for public improvements and services, set funding priorities and reexamine
zoning and land use policies.
The planning area covers approximately 2,260 .acres defined as Redevelopment Agency
Project Area No. 4 bounded by Washington Street on the east, Fred Waring Drive on the
south, Indian Wells and El Dorado on the west and Country Club Drive on the north. In
addition, it includes 200 acres between Country Club Drive and 1-10, Washington Street and
Tamarisk Row (not in a RDA project area).
Over 50% of the area is within seven gated residential communities ranging in size from 40
to 640 acres. Indian Ridge Country Club, Palm Desert Resort Country Club, Oasis Country
.Club, Woodhaven Country Club, Desert Breezes, Whitehawk, and Golden Sun. Palm Desert
Country Club, a public street planned residential community, occupies 25% of the area.
With the exception of Indian Ridge Country Club, the area has been substantially built-out
under Riverside County prior to annexation to the city.
For planning analysis purposes, six subareas have been identified.
SUBAREA 1 The northwest corner of Washington Street and Fred Waring Drive, north to
Dudley Drive, west to Warner Trail.
SUBAREA 2 Palm Desert Country Club - A public street non-gated planned community
developed in the 1960's and 70's.
SUBAREA 3 Hovley Lane East - A major east-west arterial bisecting the study area.
SUBAREA 4 The southwest corner of Country Club DriveMashington - A diverse mixture
of commercial, single family and multifamily uses.
SUBAREA 5 The four largest gated communities: Indian Ridge Country Club, Palm Desert
Resort Country Club, Woodhaven Country Club and Oasis Country Club.
SUBAREA 6 Area between Country Club Drive and 1-10. The area contains the largest tract
of undeveloped residential and commercial property.
3
,L ,O
RESOLUTION NO. 97-31
GENERALISSUES
1 . Land Use. Since the planning area is substantially built out with well defined
residential neighborhoods and commercial centers, land use conflicts are minimal.
Issues remain in area 1 and 6 where significant undeveloped property remains. The
plan will identify these issues in the specific subarea discussion. In resolving
potential land use conflicts, every attempt will be made to insure both compatibility
and economic feasibility of both adjacent uses.
2. Traffic Circulation and Public Works. The area includes three major east-west
arterials (Country Club Drive, Hovley Lane East, and Fred Waring Drive)•and the west
half (Washington Street). As traffic on these arterials increases, new control
measures may be required to insure safe ingress and egress from residential side
streets and commercial centers.
Most of these public streets are over 20 years old, were constructed at less then
current design standards and are in need of repair or reconstruction.
3. Parks. The area is not presently served by a public neighborhood park. A private
recreation facility owned by the Palm Desert Country Club Association is available to
its members, but is under-utilized and may not be ideally suited to meet the changing
recreational needs of the community. Each of the gated country clubs provides high
quality specialized recreation (golf, tennis, etc.) which may not address all needs of
their residents and are not available to the general public.
There are a very limited number of available vacant sites for park development.
Potential park sites have been identified in subareas 1, 2 and 6. The advantages and
constraints of each site will be evaluated in the individual subarea discussions.
4. Bicycle and Golf Cart Paths With special authority from the state legislation, the
City of Palm Desert is pursuing a program to promote electric golf cart usage for
general transportation on public streets in designated lanes and routes. With nine
golf courses within or in the immediate vicinity, there is a high percentage of golf cart
ownership in the project area. The city's long range plan links the project area with
the system via Hovley Lane East, Warner Trail and California Avenue. These golf cart
routes are also serve as bicycle paths linking the area to the city wide master plan.
5. Housing. Within the gated communities, CC&R's and well organized homeowners
associations insure housing quality. Palm Desert Country Club is less rigidly
organized and is experiencing some property maintenance problems. The Project
Area No. 4 preliminary report identified 366 units that are exhibiting deficient
conditions or defined as beginning to exhibit signs of deferred maintenance. There
4
RESOLUTION NO. 97-31
were 254 units designated as deteriorated, showing signs of structural problems,
sagging roof walls or crumbling foundations, broken windows, electrical hazards, etc.
Due to the modest nature of its housing stock, Palm Desert Country Club provides
a significant opportunity for the provision of affordable single family housing.
The State Housing Law, Redevelopment Law, the General Plan Housing Element and
the Redevelopment Plan all require the City and Redevelopment Agency to diligently
implement programs to promote housing affordability for low and moderate income
families. Twenty percent of the property tax increment generated in the project area
must be spent for low/moderate income housing assistance. In addressing the City's
and Redevelopment Agency's legal obligations and the real housing needs of the
residents of the area, priority shall be given to programs which involve rehabilitation
of the existing housing stock and single lot infill construction. Multi-unit housing
developments will not be considered for RDA assistance until the rehabilitation and
single lot infill goals have been met.
6. Residential and Commercial Property Maintenance. Through adoption of the Property
Maintenance Ordinance, Ordinance 801, the City has committed to preserving the
quality of both commercial developments and residential neighborhoods.
The ordinance will be implemented by a comprehensive city-wide survey to identify
" substandard property subject to ordinance. Property will be classified into three
categories:
a. ""Deteriorated". Property falling significantly below acceptable neighborhood
standards clearly subject to abatement.
b. "At Risk". Properties marginally at or below acceptable standards but showing
a clear trend toward deterioration.
C. Property which meets acceptable standards.
Based on survey results, deteriorated properties will be prioritized for immediate
abatement. Owners and tenants will be notified of the nature of their violations, the
abatement process and will be referred to the Redevelopment Agency regarding
available assistance programs.
City staff will be available to provide technical assistance regarding cost effective
solutions to typical maintenance problems.
"At risk" property owners would also be contacted informing them of their marginal
status and of the availability of financial and technical assistance.
5
RESOLUTION NO. 97-31
Information regarding implementation of property maintenance ordinance shall be
made available to the general public via the city newsletter, The Bright Side.
7. Utilities.
a. Overhead Power Lines. The area is primarily ser
ved with overhead facilities on
the major arterials and within Palm Desert Country Club. Service for new
subdivisions and the gated country clubs is underground. Some older lines
appear to be sagging.
While the ultimate goal is to underground all facilities, the costs involved make
it a lower overall priority compared to other public improvements. Where
funds are available, undergrounding along the arterial roadways will have
priority. Undergrounding of neighborhood service lines would be pursued in
response to property owner initiated assessment districts. Staff will work with
Southern California Edison to identify sagging lines and correct them when
possible.
b. Wireless Telecommunication Towers. The new wireless telecommunication
technology (i.e. PCS Personal Communication Systems) will require installation
of antenna towers throughout the city at heights of up to 70 feet. Although
the Telecommunication Act passed by the U.S. Congress provides for some
degree of local regulation, restrictions cannot have the effect of prohibiting the
service. Since current city ordinances do not effectively deal with this issue,
a specific telecommunication facility ordinance will be prepared which provides
for the least impacting antenna design, heights and location consistent with
good service. No towers shall be approved prior to adoption of the ordinance.
C. Sewer. Most of the area is served by sewers. City ordinance requires
properties to hook up at the time of ownership transfer if sewer lines are
available within 200 feet. Palm Desert Country Club Subarea 1 (Robin,
Mountain View and Delaware) is not currently served by sewer lines.
The ciity's goal is to extend service to all properties in the study area. The one
acre lot size in the Robin Road area allows for more effective use of septic
tanks and therefore immediate sewer extension is a lower priority.
8. Drainage. (From Preliminary Report for Project Area No. 4 - Rosenow, Spevacek
Group). There are existing storm drain facilities within the Project Area that carry
surface water runoff away from the Project Area. Surface water generated within
the Project Area is collected and emptied into either the Whitewater River Channel
which serves as a major stormwater channel for the City and the Coachella Valley,
6
RESOLUTION NO. 97-31
or flow in a northerly direction to vacant property in the City where the water
percolates into the ground.
The Project Area generally has adequate existing drainage facilities to protect the area
from flooding. There are, however, areas of localized flooding that need storm drain
improvements to reduce the nuisance flooding condition that occurs periodically.
The City of Palm Desert's Public Works Department staff have identified three (3)
areas within the Project Area which require storm drains in order to eliminate
potential flood hazards. These areas include: (1) Warner Trail from Fred Waring Drive
to the Whitewater.Channel; 12) Fred Waring Drive east and west of Warner Trail; and
(3) Washington Street from 42nd Avenue north and south as required. More study
may be undertaken in order to determine any additional improvements which are
needed. Standing water is evident throughout the Project Area, even during dry
periods. A master drainage plan is currently being proposed for the Palm Desert
Country Club/ ermuda Dunes area which will provide for the construction and
funding of required drainage improvements.
9. Police and Fire Protection,
The Palm Desert Police and Riverside County Fire officials indicate that the area is
currently adequately served by existing facilities.
If the city annexes territory to the east or north, additional police and fire facilities
might be necessary to serve this expanded responsibility of the city.
7
RESOLUTION NO. 97-31
SPECIFIC AREA ISSUES, POLICIES
AND IMPLEMENTATION PROGRAMS
SUBAREA 1 Northwest Corner of Washington Street and Fred Waring Drive.
Due to the unique rural nature of the one acre lot subdivision in this subarea, a questionnaire
was mailed to property owners and residents on Mountain View, Delaware, Robin Road and
Latisha to determine their opinions and preferences regarding future development and land
use. On October 7 a community meeting was held to further discuss issues of concern to
this neighborhood. There was nearly a 50% response to the questionnaire and the meeting
was attended by over 30 property owners/residents. The recommendations in this section
were strongly influenced by the public input provided by the questionnaire and community
meeting.
1. LAND USE:
Existing land uses in this subarea include the following: Desert Breezes, a 75 acre
9 plan lanned community with detached single family homes, condominiums and
time share units (zoned PR-4, 4 units per gross acres); an area zoned R-1 9,000
(single family 9,000 square foot lot minimum) but divided primarily into one acre lots,
to depth of 300 feet, the west side of Washington Street is zoned R-3 2,000 to
4,000 (multifamily with density of 11 to 21 units per acre). There is a small five acre
commercial complex at the corner. Nineteen (19) acres directly adjacent north of
Desert Breezes is a vacant unsubdivided parcel zoned R-1 9,000 and R-3 2,000.
ISSUE I: Zoning Consistency
The existing R-1 9,000 zoning is not consistent with the predominant one acre
subdivision pattern. Under current zoning, each existing lot could be divided into four
parcels significantly changing the rural character of the neighborhood. Several of the
existing property owners stable horses which was permitted by the County prior to
annexation. The current R-1 zone does not permit horses.
POLICY:
Zones should reflect the predominant existing land use and subdivision pattern.
IMPLEMENTATION:
A change of zone shall be initiated for the one acre lot area from R-1 9,000 to RE
40,000 (Estate Residential District) which requires a minimum 40,000 square foot
8
RESOLUTION NO. 97-31
lot size. The RE zone will be amended to provide for the keeping of horses as a
permitted use subject to a non-discretionary regulatory permit. The permit process
will include specific limitations on the number of animals and conditions under which
they are kept.
An inspection program will be initiated through the city's animal control program to
enforce these restrictions insuring impacts on adjacent properties are minimized.
Building setbacks in Section 25.14.080 shall be modified to create a minimum front
setback of 30 feet and minimum side yard of 15 feet.
Consideration shall be given to expanded home occupations which are compatible
with the rural nature of the area as a conditional use.
ISSUE II: Second Senior Units
As required by State law the Palm Desert Zoning Ordinance Chapter 25.21 provides
for the development of a second senior unit "granny flat" in single family zones. That
ordinance requires the second unit to be attached to the primary residence. While
this requirement makes sense on the typical 10,000 square foot lot, it is not a logical
restriction for lots over 40,000 square feet.
POLICY:
Large estate lots are a logical location for the development of limited second senior
units.
IMPLEMENTATION:
The RE zone shall be amended adding Second Unit Senior Housing as described in
Chapter 25.21 to the list of conditional uses and providing an exception which allows
units to be detached with gross floor area limited to 50% of the primary dwelling, not
to exceed 800 square feet.
ISSUE III: Washington Street Frontage
To a depth of 300 feet, the Washington Street frontage is zoned for multifamily use.
The increasing traffic on Washington Street raises questions concerning the ultimate
compatibility and economic viability of small scale multifamily development in this
area. In the area there is currently a mixture of uses including offices, a church,
school and residential apartments. At the north end near Dudley Drive, there are a
number of land locked parcels (including a lot zoned R-1 9,000) which are only
9
RESOLUTION NO. 97-31
accessible via easements to Washington Street (see issue IV). Other than the
frontage associated with the 19.5 acre parcel discussed below, there is only one
vacant lot with direct Washington Street frontage.
POLICY:
Land use policy and zoning should encourage uses which are compatible with the
high traffic intensity on Washington and the low intensity residential uses to the
west. Professional office zones have been shown to provide effective buffer uses
between high traffic corridors and low density residential neighborhoods. All the
existing developed uses appear to be compatible and should be allowed to continue
with full legal conforming status.
IMPLEMENTATION:
With the exception of the area described in issue III, initiate change of zone for the
Washington Street Frontage from R-3 to O.P. The legal conformance process
described in Section 25.76.075 of the Zoning Ordinance shall be amended to include
multifamily uses in the office professional (O.P.) zone where a finding of compatibility
can be made.
ISSUE IV: 19.5 acre vacant parcel north of Desert Breezes
Property is currently zoned R-1 9,000 and R-3 2,000 (see above discussion).
Surrounding property owners have expressed concern about compatibility of the
ultimate development of the site. R-1 9,000 translates out to approximately 3.5
units/acre. The R-3 2,000 produces 21 units/acre. Total development p potential of
the site under current zoning would be 55 single family homes and 99 apartments.
Adjacent land uses include an arterial roadway, Desert Breezes at four units/acre and
the Robin Road area with one acre lots and one acre lots backing from Mountain
View.
POLICY:
Land use zoning designations should attempt to be compatible with all adjacent land
uses.
10
i
RESOLUTION NO. 97-31
IMPLEMENTATION:
OPTION 1:
Rezone Washington Street frontage from R-3 2,000 to R-1 9,000, Maintain balance
of property R-1 9,000. Public access to this area shall be from Washington Street.
A cul-de-sac shall be created at the end of Robin Road with an emergency vehicle
gated access serving both Robin Road and the new subdivision.
OPTION 2:
Consider redesignation to open space and public acquisition as a neighborhood park
(see park discussion).
ISSUE V: Dudley Drive Area
Dudley Drive is a 500-foot dead-end street which provides access to an office
building and apartment complex on Washington Street and four residential parcels to
the west (three of which are designated multifamily and the fourth single family).
There is one poorly maintained single family home west of the office building and a
well maintained home on a 1 .66 acre estate lot behind the apartment complex. The
residential parcels are isolated from Palm Desert Country Club by an 8-10 foot block
wall and only have access to Washington Street via Dudley Drive or a private road
to the south. While the adjacent apartment complex is well maintained and
successful, it is neither likely or logical that the isolated residential parcels to the
west will be developed or maintained under the current designations. The property
owner of the estate lot and the vacant parcels has professional office designation.
Homeowners on Cardiff Street have indicated a preference for professional offices
over apartments, assuming the project design includes a 20 foot landscaped buffer
adjacent to their rear wall. The existing block wall inherently provides a significant
sound and visual buffer.
POLICY:
Based on the overall development trend on Washington Street and property owner
preferences, it is appropriate that the General Plan Land Use Designation for this area
be changed to Professional Office.
11
RESOLUTION NO. 97 •
IMPLEMENTATION:
The area including the isolated parcel shall be rezoned to Office Professional
contingent on the understanding that any office development precise plan includes
all vacant properties and demonstrates compatibility with existing adjacent land uses.
Depending upon the design of any proposed office precise plan, the Planning
Commission shall consider the following conditions of approval as requested by
adjacent homeowners on Cardiff and Brighton Streets.
1 . There be at least a 20-foot vegetation zone between residential property lines
and any commercial buildings planted with 36 inch boxed (minimum) trees
planted 20 feet on center.
2. Any lighting provided by any commercial buildings face away from residential
property.
3. Any refuse containers be a minimum of 100 feet from residential property and
not be serviced before 7:00 a.m.
4. Project grading shall not raise grade relative to perimeter wall more than is
absolutely necessary to drain property.
II. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE I: Left turn access from Desert Breezes to Fred Waring Drive
Traffic levels on Fred Waring have made it increasingly difficult and dangerous to left-
turn exit from Desert Breezes to eastbound Fred Waring. The large Southwest
Community Church facility on the south side of Fred Waring has been designed with
its main entrance aligned with the Desert Breezes entrance.
POLICY:
If justified by traffic volume warrants or accident history, left turn access from side
streets to major arterials shall be controlled via signals or prohibited by median control
structures which allow only left turn entrance but only right turn exit.
12
i
RESOLUTION NO. 97-31
IMPLEMENTATION:
1 . Conduct warrant study of existing conditions and forecast potential increase
for Southwest Community Church to determine feasibility of a signal.
2. Discuss issue with the County and church to determine funding sources.
ISSUE II: Multiple left turn access to northbound Washington Street
As is the case with Fred Waring Drive, left turn access to Washington is becoming
more difficult and dangerous.
POLICY:
Control left turn exits where traffic levels and accident data warrants.
IMPLEMENTATION:
1 . Conduct studies of accident history.
2. In cooperation with the County, design median structures to control left turn
exits.
ISSUE III: Completion of road improvements for Delaware, Mountain View and
Latisha
This one acre lot subdivision was originally developed without paved streets. In
1989 Robin Road was paved with curb and gutter pursuant to a County assessment
district. Delaware, Mountain View and Latisha will be paved through a South Coast
Air Quality Management District PM10 grant. The grant will not include concrete
curb or gutter (asphalt curb will be constructed).
These streets cut through from Washington to Warner Trial. As congestion at the
Washington/Fred Waring intersection increases, these newly paved streets will
provide a convenient short cut to westbound Fred Waring via Warner Trail:
13
RESOLUTION NO. 97-31 • •
POLICY:
1 . Public streets shall be ultimately improved to city standards including curb and
gutter.
2. Local streets shall be designed to discourage non-local through traffic.
IMPLEMENTATION:
1. With the exception of emergency vehicle access, Delaware Place and Mountain
View
shall be closed to auto traffic 300 feet west of Washington Street prior
to the completion of the paving project.
2. Completion of full road improvements including curb and gutter shall be a
lower priority and deferred until funding sources become available.
ISSUE IV: Street lighting at Fred WaringfWashington intersection (Currently there
is no street lighting at the intersection of Washington and Fred Waring
Drive)
POLICY:
All arterial intersections should include traffic safety lighting.
IMPLEMENTATION:
The City shall coordinate with the County and La Quinta for planning, engineering,
funding and installation of safety street lighting at Fred Waring and Washington
Street.
III. PARKS
ISSUE I: The area is not served by any public parks
The 19.5 acres vacant site north of Desert Breezes is one of the few large vacant
parcels in the study area and provides significant opportunities for recreational
development. It is large enough to accommodate a wide variety of facilities designed
for all age categories with ample parking. The front 300 feet adjacent to Washington
Street could be developed with relatively intensive uses without adversely impacting
adjacent properties. The balance of the site would require careful design to address
14
RESOLUTION NO. 97-31
noise, lighting and security concerns of residents of Desert Breezes, Robin Road and F
Mountain View. While primary access to the park would be from Washington Street,
a secondary entrance should also be developed to provide direct access via the
interior local street system. A one acre parcel on Mountain View owned by the
Coachella Valley Water District may be available as access.
POLICY:
All areas shall have convenient access to neighborhood parks designed to meet the
specific needs of the residents. kk
IMPLEMENTATION: f
Establish a neighborhood recreation advisory subcommittee reporting to the Project
Area 4 Committee and the Parks and Recreation Commission to determine recreation
needs and analyze prospective park sites including the 19.5 acre parcel.
Emphasis would be placed on the development adjacent to the Washington Street
frontage. If the 19 acre site is determined to be the best alternative, design and y
funding mechanisms would be created to develop and maintain the facility. Since the l
site is easily accessible by residents of La Quinta and Indian Wells, joint funding of
the facility should be pursued with these cities.
HOUSING:
By their nature, the one acre parcels do not lend themselves to affordable housing.
The primary issue in the area will be to maintain housing quality.
POLICY:
Through adoption of the Property Maintenance Ordinance the City has committed to
preservation of neighborhood quality and improvement of substandard conditions.
IMPLEMENTATION:
A designated code enforcement officer will identify violations of the Property
Maintenance Ordinance and pursue enforcement. See general discussion for
implementation strategy.
15
RESOLUTION NO. 97-31
SUBAREA 2 Palm Desert Country Club
The Palm Desert Country Club was developed in the 1960's and 1970's as an ungated,
public street senior citizen planned residential community. It includes a 27 hole privately
owned full length golf course and a homeowners association community cente
r. The
development is predominately comprised of modest two and three bedroom single family
homes, many of which back out onto the golf course.
I. LAND USE:
The country club is built-out with relatively homogeneous single family homes on
6,000 square foot lots. The current R-1 9,000 zoning requires minimum 9,000
square foot lots in new subdivisions. Commercial development is confined to the
southwest Hovley Lane East/Washington Street intersection and Avenue of the
States. Multifamily apartments are located in discreet areas on Michigan Avenue,
California Avenue and Washington Street. In general, significant land use conflicts
are rare.
11. TRAFFIC/CIRCULATION:
ISSUE: Speed Control
The circulation system for Palm Desert Country Club was designed with long
intersecting through streets which have a tendency to encourage speeds in excess
of the limit. Speeding problems have been observed on Warner Trail, California and
New York/Virginia.
POLICY:
Given the existing street pattern, there are few effective strategies for lowering
speeds other than enforcement. Stop signs which are not justified by cross traffic
increase noise, exhaust emission levels, do not significantly reduce overall speed
levels, and foster disrespect for traffic laws.
IMPLEMENTATION:
1 . City Engineer shall identify intersections where traffic volumes warrant stop
signs.
2. Speed studies shall be conducted to identify priority streets for enforcement.
16
RESOLUTION NO. 97-31
ISSUE: Street Lighting
i
Extensive street lighting was installed throughout the Palm Desert Country Club by
the original developer. The lights are maintained through a lighting and landscape
maintenance district.
ISSUE: Street Repairs
)
Most of the local streets within Palm Desert Country Club are generally over 20 years
old and are in need of repair. The original construction specifications and roll curbs
and gutters do not comply with current city standards.
POLICY:
To the greatest extent feasible, street surfaces shall be brought up to city standards.
Although the roll curbs do not meet current city standards, their replacement should
not be a high priority.
IMPLEMENTATION:
A comprehensive street condition study shall be conducted by the Department of
Public Works as part of their PMS (pavement maintenance system) program, resulting
in a priority schedule for street repairs. Depending on condition, street will be
designated for slurry seal, resurfacing or reconstruction.
ISSUE: Fred Waring Drive Parkway Improvements
With the exception of 1,000 feet of new sidewalk between Warner Trail and Elkhorn
Trail, the one mile of parkway between Warner Trail and California is devoid of
improvements or maintenance other then weed abatement.. The rear walls of
adjacent homes are inconsistent in terms of material, design and condition. In
general, the parkway presents an unacceptable public image for the'city and project
area along this important arterial.
POLICY:
All public arterial parkways shall be brought up to current design standards including
sidewalks and drought tolerant landscaping and attractive perimeter walls.
17
1
RESOLUTION NO. 97-31
IMPLEMENTATION:
1 . Initiate the design process for parkway landscaping including alternatives to
economically integrate the existing walls.
2. Investigate possible funding sources for construction and maintenance
including community development block grants and assessment districts.
3. Fence provisions of the property maintenance ordinance shall be enforced
where appropriate.
4. Wall and landscape plan shall be designed to discourage graffiti. Graffiti
abatement program shall utilize paint to consistently match original wall color.
Ill. PARKS:
ISSUE:
The area is not currently served by a neighborhood park. The nearest city park
facility is at Magnesia Falls and Portola, nearly four miles away. There is a 4.5 acre
recreation facility owned and operated by the Palm Desert Country Club Association
on California at Avenue of the States, containing two swimming pools, spa, 8,000
square foot building complex, rose garden and parking lot. The. facility is primarily
oriented towards senior citizens and is under utilized. There are virtually no facilities
for children or young adults. Negotiations between the City and the Association
concerning acquisition and development of a public park and recreation facility on the
site were not successful. There remains some opportunity for City/Association
cooperation to improve and expand this facility. Through redesign of the excessively
large parking lot and utilization of vacant areas adjacent to the rose garden, additional
facilities could be added to significantly increase the public recreational value to the
project area.
POLICY:
Priority shall be given to developing a neighborhood park accessible to and meeting
the broad recreational needs of the Palm Desert Country Club residents.
IMPLEMENTATION:
City and Recreation and Park District staff shall prepare conceptual plans and
evaluate the advantages of sites in the specific plan area for presentation to the Parks
and Recreation Committee and Project Area 4 Recreation Subcommittee. Depending
18
. 1
RESOLUTION NO. 97-31
on the results of that evaluation, the respective property owners would be contacted
concerning the availability and terms for use of their properties. i
HOUSING:
The area is predominately developed with modest single family detached homes built
in the 1960's and 70's. While the majority are well maintained, a growing number
are falling into disrepair, through neglect, foreclosure or abandonment. The majority
of the 610 deficient or deteriorated units identified in the Project Area No. 4
Preliminary Report were in this subarea. Less than 40% of the units in the area are
owner occupied. This high incidence of absentee ownership may contribute to the
growing property maintenance problem.
The subarea also includes two older apartment complexes located on Michigan Drive
between Idaho and Warner Trail and on California and Elkhorn Trail. These projects
serve primarily low and very low income households. The area, which is substantially
built out, contains scattered vacant single family lots.
POLICY:
Through the General Plan Housing Element, Property Maintenance Ordinance and
Redevelopment Plan, the city is committed to preserving housing quality and
affordability. The modest nature of the housing stock in Palm Desert Country Club
provides a unique opportunity to advance both of these goals.
IMPLEMENTATION:
A. A comprehensive survey shall be conducted to locate vacant lots and
deteriorated units and identify the occupancy circumstances (i.e. owner
occupied, renter, vacant, abandoned, for sale, foreclosure, etc.). Depending
on individual circumstances properties will be evaluated for inclusion in the
city's RDA's affordable housing program which may include:
1 . Rehabilitation loans for existing low/moderate income owner occupied
units.
2. Rehabilitation loans for rental properties when owners commit to
low/moderate income rental restrictions.
3. Self-help rehabilitation where RDA purchases deteriorated property,
contracts with nonprofit housing corporation to supervise low income
home buyers in the rehabilitation of their own homes.
19
RESOLUTION NO. 97-31
4. Self-help new infill construction. As a secondary priority vacant infill
parcels would be purchased by the RDA and developed through a
nonprofit self-help housing program.
B. The existing multifamily projects shall be periodically monitored to insure they
provide a quality residential environment and to determine if conditions warrant
public intervention or if opportunities exist for inclusion in the city's affordable
housing program.
SUBAREA 3 Hovley Lane East
This subarea includes only the east-west arterial (formerly 42nd Avenue) which bisects the
study area and extends from Cook Street to Washington Avenue. The portion east of Oasis
was developed as part of Palm Desert Country Club in the 1960's. The street did not
become a functioning uninterrupted arterial until the section between Eldorado Drive and
Oasis were completed in 1995 in connection with the development of Indian Ridge Country
Club. What had been a relatively quiet access for the adjacent country clubs was
transformed into a major east-west alternative to Country Club Drive.
1. TRAFFIC/CIRCULATION/RIGHT OF WAY IMPROVEMENTS
ISSUE: Speed Control
The low level of cross traffic on this arrow straight arterial tends to encourage
speeding.
POLICY:
Targeted enforcement of the posted speed limit shall be the"primary strategy for
controlling excessive speed.
ISSUE:
Now that Hovley Lane East has been transformed from a quiet back street to a major
arterial, the increasing speed and volume dictate significant design changes,
resurfacing and reconstruction of the older portion of the roadway. The south side
parkway is undeveloped.
Perimeter block walls between Idaho Street and Warner Trail are crumbling and
painted with mismatched colors as a result of graffiti abatement. Between Warner
20
i
I
RESOLUTION NO. 97-31
Trail and Kansas Street walls are a disorganized combination of block and wood in
varying stages of deterioration.
Since country club maintenance workers are not allowed to park within the clubs,
they are to park outside the gates on Hovley. On the south side, workers currently
drive over the curb and park in the dirt parkway. On the north they park adjacent to
the club entrance creating sight obstructions for residents turning onto Hovley.
POLICY:
The upgrading of Hovley Lane East shall have first priority for Redevelopment Agency
funding. All road improvements designs in the area shall be submitted to the Project
Area Committee for review and comment at earliest stage and shall take into account
the ultimate design goals for the roadway.
IMPLEMENTATION:
1 . Left/Right Turns. Lane striping shall include a center turn lane to facilitate both
entrance to and exits from side streets.
2. Where feasible right turn deceleration lanes shall be included.
3. Since Hovley Lane East is the designated golf cart/bike lane access to the '
study area, it is important to provide for these facilities in the reconstruction
design.
4. Reconstruction plan shall provide for ultimate parkway landscaping and
sidewalks including a program to encourage a unified perimeter wall design f
between Idaho Street and Kansas Street. Program would involve financing
mechanisms and enforcement of the wall maintenance requirements of the
property maintenance ordinance. The ultimate goal shall be an attractive, low
maintenance wall and landscape plan designed to discourage graffiti. Anti-
graffiti wall coatings shall be utilized to avoid the mismatched paint problem
which currently exists.
5. The country club associations shall be encouraged to provide on-site parking
facilities for their maintenance employees.
Curbs shall be painted red adjacent to country club entrances and side streets
prohibiting parking and providing for improved visibility and
deceleration/acceleration lanes.
k
21
RESOLUTION NO. 97-31
6. The city shall work with the City of Indian Wells and Sunrise Company to
complete the mile long south half-street between Oasis Country Club and the
Coachella Valley Water District facilities.
SUBAREA 4 Southwest corner of Washington Street/Country Club Drive
The 160 acres at the southwest corner of Country Club Drive and Washington Street
contain a collection of uses including a gated single family subdivision (Whitehawk), a
manufactured housing subdivision (Golden Sun Estates), a partially developed 20 acre
commercial center, timeshare development currently operated as an extended stay hotel
(Sun Dunes Villas), and two apartment complexes (Royal Palms and Desert Oasis).
I. LAND USE:
Current development in the area is in general conformance with designated land uses.
With the south half of the Whitehawk subdivision currently under construction the
only remaining vacant land in the subarea includes seven acres of PC-2 District
Commercial property at the comer and 34,000 square feet at the east side of Desert
Dunes Villas facing Washington Street.
ISSUE I:
The seven acres of vacant property associated with the corner commercial center
was originally approved as a supermarket site. There has been no interest to develop
and market from any of the major supermarket chains. Being adjacent to the
redesigned Washington Street/1-10 freeway interchange, the corner is under
consideration for designation as yet to be created: Freeway Commercial Zone. This
zone would be designed for freeway-oriented traffic and could include provisions
allowing drive-through fast food restaurants, gas stations closer than 500 feet apart
and high quality tourist serving facilities. -
POLICY:
Land use designation should encourage commercial development oriented to freeway
offramp traffic but consistent with Palm Desert's image and quality design
philosophy. Gas station site plans shall. incorporate reverse orientation where
associated buildings occupy street frontage and fueling aisles face inward.
IMPLEMENTATION:
Designate corner Freeway Commercial Zone.
22
RESOLUTION NO. 97-31
ISSUE II: f
Directly south of the commercial corner, Sun Dunes Villas is a 48 unit complex
originally developed as a timeshare project but what is now managed as an extended
I
stay hotel. The units are all at least 400 square feet and all contain kitchens.
Minimum stay is one week with many guests staying 3-4 months. The owners wish
to add more units on the 34,000 square foot vacant area fronting Washington. The
existing R-3 multifamily zone on the property permits 18 units per acre allowing
approximately 120 units on the five acre site. The existing project density is ten
hotel units per acre. The proposed expansion which could include a general
upgrading of the entire property is well within zoning limits.
POLICY:
Older hotels should be encouraged to update their facilities and expand to the extent
necessary for economic viability.
IMPLEMENTATION:
None Required.
HOUSING:
The subarea contains a wide variety of housing types catering to a broad range of
incomes. The properties appear well managed and maintained.
POLICY/IMPLEMENTATION:
Existing projects will be monitored to insure continued quality and to identify
opportunities for inclusion in the city's affordable housing program.
SUBAREA 5 Country Clubs
This subarea includes four gated country clubs of which Woodhaven, Oasis and Palm Desert
Resort are complete. Indian Ridge Country Club has completed approximately one third of
their 1280 approved units. 1
i
1. LAND USE: 4
All the country clubs have been developed pursuant to unified plans and are
consistent with city zoning. Internally, homeowners associations regulate and
maintain the property quality through their HOA fees and CC&Rs. }
23
iY
I
RESOLUTION NO. 97-31
ISSUE:
The main external impact of country club activities is their practice of restricting
service and construction worker vehicle access through their gates. As a result,
street parking problems often occur adjacent to their rear entrances. This is a
particular problem on Hovley East at the Woodhaven entrance where employee cars
have historically driven over the roll curb on the south side of the street and park in
the parkway.
POLICY:
Gated communities shall be encouraged or required where possible to provide on-site
parking for construction/maintenance workers.
IMPLEMENTATION:
City staff shall work with the respective homeowners associations to develop
mutually acceptable parking solutions.
11. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE:
Woodhaven left turn access to Washington Street. Increasing traffic on Washington
Street has made left turn exits increasingly difficult. .
POLICY:
Unless strict traffic warrants can be met the preferred solution.to side street access
to major arterials is median island left turn control versus traffic signals. These
median structures typically permit left turn entrance but only right turn exit.
IMPLEMENTATION:
The City Traffic Engineer shall monitor traffic volumes and accident records and
determine appropriate left turn control alternatives . in consultation with the
Woodhaven Homeowners Association.
24
RESOLUTION NO. 97-31
i
ISSUE: Lack of parkway landscaping on the west and south side of Palm Desert
Resort Country Club
i
When the Palm Desert Resort Country Club was developed in the late 1970's and
1980's there were no provisions within the County conditions of approval for
parkway landscaping on the west and south sides, (Oasis Country Drive which didn't
now Ho vle East). While the developer was required to
exist and 42nd Avenue, Y �
construct the Oasis half street it was believed that the blowsand impacts from the
vacant Indian Ridge site made landscaping impractical to maintain.
In 1985 and 1987 the developer approached the Palm Desert Resorter Association
with offers to install parkway landscaping if the association would provide
maintenance. These offers were not accepted. i
POLICY:
All residential projects within the city are required to install and maintain parkway
landscaping either through their association or a lighting and landscaping maintenance
assessment district.
IMPLEMENTATION:
The City/RDA staff shall -initiate discussions with the Palm Desert Resorter
Association to investigate available financing alternatives to facilitate installation and
maintenance of parkway landscaping.
SUBAREA 6 North Side Country Club
Although not within the redevelopment project area, the north side of Country Club Drive
between Washington Street and Tamarisk Row Drive is functionally a part of the East Palm
Desert planning area. It also contains the last large undeveloped residential and commercial
properties in the study area.
1. LAND USE:
ISSUE I: Land use of 115 acre vacant parcel at northeast comer of Country Club
Drive and Tamarisk Row Drive
The property is currently zoned R-1 12,000 which was consistent with the County
zoning at annexation. A noise study on the property conducted in 1989 concluded
that combined noise exposure from 1-10 traffic and the railroad in excess of 65 db
25
I
RESOLUTION NO. 97-31
CNEL extended 910 feet from the tracks and 2100 feet at 60 db CNEL. Due to
atmospheric conditions, noise levels did not decrease significantly at night. Maximum
acceptable noise levels for residential areas identified in the Palm Desert Municipal
Code Section 9.24.030 are 55 dba daytime (7:00 a.m. to 10:00 p.m.) and 45 dba
night time (10:00 P.M. to 7:00 a.m.). The 60 dba contour measured from Country
Club Drive extended 200 feet into the property in 1989 and as a result of increased
traffic would extend 296 feet in the year 2000.
In 1990, the property owner requested a County Comprehensive General Plan
Amendment and Change of Zone from single family residential to Industrial Park.
Although the noise levels for the entire site identified in the project EIR exceeded
residential standards the application was denied due to incompatibility with adjacent
residential uses, traffic and other unmitigated environmental impacts. Later in 1990,
the property owner filed a pre-annexation zoning application with the City for a
similar industrial/professional office designation. Due to opposition from surrounding
residential uses, the request was denied, annexed as R-1 12,000 and remains vacant.
In a similar location adjacent to the tracks and 1-10 east of Portola, a preliminary
noise study indicated the necessity for a continuous 18 foot high masonry sound wall
to reduce the existing noise level to the residential standard.
POLICY:
Permitted land uses should be compatible with both the physical conditions of the
site and surrounding land uses. The zoning on the property should allow uses along
the railroad tracks which are compatible with the high noise environment and which
act to economically mitigate existing impacts for the southern half of the property.
IMPLEMENTATION:
The northern 500-600 feet of the property shall be redesignated for an industrial use
either Service Industrial (SO or Planned Industrial (PI). The balance of the property
would be designated R-1 (8,000 or 12,000).
This design would permit noise tolerant uses adjacent to the railroad tracks which
would ultimately serve as noise mitigation for the residential zone. The industrial park
or service industrial subdivision design would provide for building pads which create
a continuous 18 foot high sound barrier. Ideally, primary access to this area could
be provided through the existing industrial/office park to the east. Emergency access
could be provided from Tamarisk Row Drive.
26
RESOLUTION NO. 97-31
ISSUE II:
Commercial property at northwest corner Country Club/1Nashington. The northwest
corner of Country Club Drive and Washington includes approximately 25 acres of
vacant land zoned Planned District Commercial (PC-2), five acres at the corner and
20 acres west along Country Club. The completion of the redesigned Washington/1-
10 interchange has stimulated development interest from business oriented to
freeway traffic. Specifically these include fast food restaurants (with drive throughs)
and gas station/convenience stores. Of primary concern to these businesses is
visibility to freeway traffic. Each of these features common to freeway oriented
developments are at odds with specific prohibitions with the city's zoning ordinance.
All commercial zones prohibit drive through restaurants. Section 25.56.330 requires
a 500 foot minimum distance between gas stations, effectively limiting an
intersection to one station. Since a Mobile station is already on the southwest corner
a gas station could not locate on the northwest corner. The current sign code limits
freestanding signage to ten feet which is insufficient for freeway visibility.
POLICY:
Zoning requirements and restrictions should allow for the unique requirements of
freeway oriented businesses.
IMPLEMENTATION:
A Freeway Commercial zone shall be created and added to the City Zoning
Ordinance. Areas adjacent or within the immediate vicinity of freeway off-ramps
shall be re-designated to this new zone.
11. PARKS:
ISSUE I: This subarea's large vacant parcel represents the last opportunity to
develop a significant regional recreational facility in eastern Palm Desert
POLICY:
While a regional facility may ultimately be appropriate for this area, other recreation
projects dictate that it be a lower priority.
IMPLEMENTATION:
Feasibility of inclusion of a recreational facility shall be considered in conjunction with
any future development proposed for the property.
27
RESOLUTION NO. 97-31
EXHIBIT B
VICINITY MAP
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28
RESOLUTION NO. 97-31
LAND USE
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• Residential Study Zone
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---iI Fred Waring Drive
29
RESOLUTION NO. 97-31 ,
EXHIBIT C
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: GPA 97-1, The Project Area 4 Specific Plan
APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: The Project Area 4 Specific Plan which identifies the
need for public improvements, services, priorities, zoning, and land use policies for
approximately 2260 acres defined as Redevelopment Agency Project Area No. 4 bounded
by Washington Street on the east, Fred Waring Drive on the south, Indian Wells and
Eldorado on the west and Country Club Drive on the north. In addition, it includes 200
acres between Country Club Drive and 1-10, Washington Street and Tamarisk Row.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
PHILIP OREL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
Am
30
PLANNING COMMISSION RESOLUTION NO. 1795
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 18th day of March, 1997, by the following vote, to wit:
AYES: BEATY, CAMPBELL, JONATHAN, FERGUSON
NOES: NONE
ABSENT: FERNANDEZ
ABSTAIN: NONE
?AMES001 N, Chairperson
A.-- ESIAJJ
PHILIP DRELL, Secretary
City of Palm Desert, California
f
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^�^ CITY OF PALM DESERT Case No. PLANNING COMMISSION
RESOLUTION NO .
,`� �� U O0 0 0CT Date
l
PLANNING COMMISSION RESOLUTION NO. 1795
EXHIBIT B
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
i
NEGATIVE DECLARATION
CASE NO: C/Z 97-3
APPLICANT/PROJECT SPONSOR: City of Palm Desert {
PROJECT DESCRIPTION/LOCATION: A change of zone which implements recommendation
of the Project Area 4 Specific Plan which identifies the need for public improvements,
services, priorities;-'zoning, and land use policies for approximately 2260 acres defined as I
Redevelopment Agency Project Area No. 4 bounded by Washington Street on the east, Fred
Waring Drive on the south, Indian Wells and Eldorado on the west and Country Club Drive
on the north. In addition, it includes 200 acres between Country Club Drive and 1-10,
Washington Street and Tamarisk Row.
The Director of the Department of Community Development, City of Palm Desert, California,
I
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
f
1 ar - 8 1997
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
/tm
I
4
I
PLANNING COMMISSION RESOLUTION NO. 1796
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY
COUNCIL APPROVAL OF AN AMENDMENT TO THE ZONING
ORDINANCE TEXT CHAPTERS 25.14 (RE RESIDENTIAL ESTATE
DISTRICT) AND 25.76 NONCONFORMING LOTS, BUILDINGS
AND USES.
CASE NOS. ZOA 97-2 AND ZOA 97-3
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 18th day of March, 1997, hold a duly noticed public hearing to consider amendment to
Chapter 25.14 and 25.76 of the Palm Desert Zoning Ordinance; and
WHEREAS, said application has complied with requirements of the "City of Palm
Desert Procedures to Implement the California Environmental Quality Act, Resolution No.
97-18," in that the Director of Community Development has determined the amendment to
be a Class 3 categorical exemption; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts to justify its action as described below:
1 . That the zoning ordinance amendments are consistent with the overall
objectives of the zoning ordinance.
2. That the zoning ordinance amendments are consistent with the objectives of
the adopted General Plan and implement recommendations of the Project Area
4 Specific Plan.
3. That the zoning ordinance amendments would better serve the public health,
safety, and general welfare than the current regulations.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm
Desert, as follows:
1 . That the above recitations are true and correct and constitute the consideration
of the commission in this case.
2. That it does hereby recommend to city council approval Zoning Ordinance
Amendments 97-2 and 97-3, as provided in the attached exhibit, labeled
Exhibits "A" and "B".
i
PLANNING COMMISSION RESOLUTION NO. 1796
PASSED, APPROVED AND ADOPTED by the Palm Desert Planning Commission this
18th day of March, 1997, by the following vote, to wit:
AYES: BEATY, CAMPBELL, JONATHAN, FERGUSON
NOES: NONE
ABSENT: FERNANDEZ
ABSTAIN: NONE
i
JAMES T RGUSON, Chairperson
ATTEST:
PHILIP DRELL Secretary
Palm Desert P anning Commission
2
PLANNING COMMISSION RESOLUTION NO. 1796
EXHIBIT "A"
RE RESIDENTIAL ESTATE DISTRICT
25.14.020 Principal uses and structures
permitted.
The following are permitted uses in any RE district:
A. Accessory buildings, uses, and structures;
B. Domestic animals;
C. Guest dwelling;
D. Home occupations subject to the provisions of Chapter 25.66 as modified by
25.14.041;
E. One single-family dwelling per lot;
F. Public parks and recreational facilities;
G. Servant quarters;
H. Private greenhouses and horticultural collections;
I. Temporary uses as prescribed in Chapter 25.64. (Ord. 120 ss 1 (part), 1976: Ord. 94
ss 1 (part), 1975: Exhibit A ss 25.9-2)
25.14.030 Conditional uses.
The following uses may be permitted subject to a conditional use permit:
A. Churches, convents, monasteries and other religious institutions;
B. Day nurseries and nursery schools;
C. Fire stations;
D. Public educational institutions;
E. Public utility and public service facilities;
F. Private schools and colleges, not including art, business, or trade schools or colleges;
G. Private recreational facilities such as country clubs, tennis and swim clubs, golf
courses, with incidental, limited commercial uses which are commonly associated and
directly related to the primary use;
H. Stables for boarding horses; and
I. Second unit senior housing subject to the provisions of Chapter 25.21 as modified by
25.14.043 (Ord. 94 ss 1 (part), 1975:Exhibit A ss 25.9-3)
25.14.041 Home occupations exception.
A. Home occupations or associated storage may be conducted in a dwelling or accessory
structure not to exceed 640 square feet;
B. It shall be unlawful to park or store any commercial vehicles on the property with the
exception of one pickup truck or van of 1 %: tons or less.
3
RE RESIDENTIAL ESTATE DISTRICT
C. One (1) employee may park his/her vehicle on the subject property for the purpose of
driving a commercial vehicle to a remote job site.
25.14.042 Horses.
Horses may be maintained in the RE zone subject to obtaining a permit approved by the
Director of Community Development and the following restriction and requirements:
A. A maximum of two (2) horses over the age of nine (9) months shall be permitted on
a lot 40,000 square feet or larger (total number of horses of all ages shall not exceed four
(4);
B. Horses must be kept within a corral and enclosed stable of the following minimum
dimensions:
1 . Corral: Two hundred eighty-eight (288) square feet per horse; minimum dimensions
of twelve 0 2) feet by twenty-four (24) feet, one third is shaded.
2. Stable: One hundred forty-four (144) square feet, minimum dimension twelve (12)
feet by twelve (12) feet per horse. Stable shall be adequately ventilated.
C. Barns, corrals or stables constructed to maintain horses shall be located not less than
thirty-five (35) feetfrom any residence or habitable structure on the same lot and not less
than 50 feet from any residence or habitable structure on adjacent lots. Barns, corrals or
stables may be located within 50 feet of a front property line if the finding can be made that
the design and appearance of such structures are compatible with surrounding properties;
D. Animal manure shall be stored in water tight receptacles and properly disposed of not
less than once per week; and
E. Barns, corrals or stables shall be cleaned and maintained such that dust, flies and
odors shall not be detectable from adjacent properties and not less than once per week.
25.14.043 Second unit senior housing.
The second unit may be detached. Floor area shall not exceed 50% of the primary
dwelling.
25.14.080 Development standards for one gross
acre lots or less, but at least forty
thousand square feet net size.
All development on lots of one gross acre in size, at least forty thousand square feet net
size, as shown on the zoning map, shall comply with the following minimum development
standards:
A. Minimum lot area shall be forty thousand square feet (net size) as determined by the
city council and indicated on the zoning map;
B. Minimum front yard 30 feet;
C. Minimum lot width, one hundred fifty feet;
D. Minimum lot depth, two hundred feet;
E. Minimum rear yard, fifty feet;
4
RE RESIDENTIAL ESTATE DISTRICT
F. Minimum side yards, fifteen feet;
G. The minimum dwelling unit size as specified in Section 25.56,320 shall be not less
than two thousand square feet for all lots at least forty thousand square feet net size;
H. When said zone district exists in conjunction with the hillside overlay district, the
setback provisions specified in this section shall not be applicable. The required setbacks
and minimum dwelling unit size shall be as approved by the planning commission as part of
their action on the required conditional use permit. (Ord. 212 ss 1 (part), 1979)
5
i
RE RESIDENTIAL ESTATE DISTRICT
k
EXHIBIT "B"
NONCONFORMING LOTS, BUILDINGS AND USES
I
25.76.075 Conforming process for legal
nonconforming residential uses in
residential and office professional zones
Legal nonconforming residential uses in R-1 , R-2, R-3 and OF zones may apply for legal
conforming status if they are brought into substantial compliance with present design
quality standards. The architectural commission shall receive and review applications for
eview the architectural commission may require
conforming status. As part of their r
significant upgrading and rehabilitation of the existing facility consistent with the constraints
of the original site plan. Reduction in the project dwelling unit total will only be considered
if it is required to protect public health and safety. If a rehabilitation plan is approved by the
architectural commission, required work must occur within one year. Once the plan has
been satisfactorily completed, a certificate of conforming status will be issued. Certificates
of conformance include a requirement that the project be maintained substantially in the
condition specified by the rehabilitation plan, in perpetuity. Failure to maintain the property
could result in revocation of conforming status. Decision of the architectural commission
may be appealed to the city council.
f
1
i
6
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: March 18, 1997
CASE NOS: GPA 97-1 , C/Z 97-3, ZOA 97-2 and ZOA 97-3
REQUEST: Approval of 1) A Negative Declaration of Environmental Impact; 2)
Project Area 4 Specific Plan; 3) Change of zone implementing
recommendations of the Specific Plan; and 4) Amendments to Chapter
25.14 of the Zoning Ordinance for the RE (Residential Estate Zone) and
Chapter 25.76 for Nonconforming Lots, Buildings and Uses as
recommended by the Specific Plan.
APPLICANT: City of Palm Desert
I. BACKGROUND:
When the Palm Desert Country Club and surrounding areas were annexed in 1994,
the City adopted zoning equivalent to the existing County designations with the
understanding that we would undertake a comprehensive study of the area to
determine where changes were appropriate.
A Project Area/Specific Plan citizens advisory committee with representatives from
each neighborhood was formed in October of 1995 to work with the City and RDA
staff to create a Specific Plan identifying public improvements and service priorities,
land use and zoning policies for the area. The attached Specific Plan is a result of
monthly meetings over the last 18 months.
The Plan divides the study area into six subareas. Within each subarea specific
issues were identified and discussed leading to general policies and implementation
measures.
A. LAND USE AND ZONE CHANGE SUMMARY:
The only area identified for land use and zone change involves subarea 1 at the
northwest corner of Washington Street and Fred Waring Drive north to Dudley
Drive and west to Warner Trail. The changes are designed to better reflect the
existing land use and subdivision patterns.
STAFF REPORT
GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
MARCH 18, 1997
These changes include:
1 . Directly at the Washington Street/Fred Waring Drive intersection,
designations are being changed from multifamily residential to office
professional to reflect the existing commercial office use of the
property.
2. One acre parcels on Robin Road, Mountain View and Delaware are being
redesignated from low density, R-1 9,000 to very low RE 40,000
consistent with the existing subdivision pattern.
3. Property along Washington Street directly north of Desert Breezes is
being redesignated from multifamily to low density R-1 9,000
consistent with the adjacent parcel.
4. The Washington Street frontage at Mountain View north to Dudley is to
be reclassified from High Density Multifamily R-3 2000 to Office
Professional.
5. Dudley Drive Area.
Dudley Drive is a 500-foot dead-end street which provides access to an
office building and apartment complex on Washington Street and four
residential parcels to the west (three of which are designated
multifamily and the fourth single family). There is one poorly maintained
single family home west of the office building and a well-maintained
home on a. 1 .66 acre estate lot behind the apartment complex. The
residential parcels are isolated from Palm Desert Country Club by a ten-
foot block wall and only has access to Washington Street via Dudley
Drive or a private road to the south. While the adjacent apartment
complex is well maintained and successful, it is neither likely or logical
that the isolated residential parcels to the west will be developed or
maintained under the current designations. The property owner of the
estate lot and the vacant parcels has requested professional office
designation. Homeowners on Cardiff Street have indicated a preference
for professional offices over apartments, assuming the project design
includes a 20 foot landscaped buffer adjacent to their rear wall.
2
I
STAFF REPORT
GPA 97-1 , C/Z 97-3, ZOA 97-2 AND ZOA 97-3
MARCH 18, 1997
Based on the overall development trend on Washington Street and
property owner preferences, it is appropriate that the Specific Plan Land
Use Designation for this area be changed to Professional Office.
In regards to the isolated lot currently zoned R-1 9,000, the issue is
further complicated by an apparent error on the County zoning map
adopted by the City in 1994. The County had previously approved an
apartment project which included this parcel which indicates its zoning
to be the R-3 2,000.
Due to the configuration of existing land uses and vacant parcels, the
zone change to Office Professional (O.P.) should not be processed until
a unified precise plan of design is submitted by the property owner
showing how an office development will relate to existing adjacent
uses. In the absence of a zone change to O.P., the property owner has
requested a change for the isolated R-1 parcel to R-3 2,000 consistent
with adjacent existing zoning,
6. In subarea 6 north of Country Club, a 115-acre vacant parcel is
currently dual designated in the General Plan as low density
residential/service industrial. While this designation will not change at
this time, the Specific Plan.would establish as a matter of policy that
within the dual designation the northerly 500 feet of the property would
be appropriate for industrial use due the severe noise impacts generated
by the railroad. The low density residential (3-5 du/ac) would be
appropriate on the southerly portion of the property. It is recommended
that actual location of zoning boundaries would be deferred until a
precise plan' of design is proposed for the respective uses.
B. ZOA 97-2 - AMENDMENT TO RE RESIDENTIAL ESTATE DISTRICT.
The one acre parcels being proposed for rezoning will be the only area of the
City under the RE regulations. Property owners in the area participated in a
public meeting with members of the Project Area 4 Committee and staff to
discuss how.the RE zone could be amended to better fit the existing rural
character of the area.
3
i
STAFF REPORT
GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
MARCH 18, 1997
The proposed amendments are the result of input from that meeting. These
include:
1 . Addition of private greenhouses and horticultural collection to the list of
permitted uses.
2. Minor exceptions to the Home Occupation requirements allowing use of i
an accessory structure, a 1 '/2 ton commercial vehicle and one employee.
3. Provision to allow the keeping of horses.
4. Establishing a 30-foot front building setback and 15 foot minimum side
yard.
C. ZOA 197-3 - AMENDMENT TO CHAPTER 25.76 NONCONFORMING LOTS,
BUILDINGS AND USES.
As a result of the proposed rezoning from Multifamily Residential to Office
Professional on Washington Street some existing apartment complexes will
become legal nonconforming under Chapter 25.76.050. While legal
nonconforming uses can be maintained, they cannot be replaced if they are
more than 50% destroyed. This non replacement clause prevents owners
from obtaining financing. Section 25.76.075 provides a process by which
nonconforming residential uses in residential zones can achieve conforming
status if they can demonstrate substantial compliance with current quality and
maintenance standards. Many projects have completed this process. Some I
have required significant rehabilitation while other well maintained properties
were deemed conforming in their existing condition. Owners also are required
to maintain the quality standards to preserve their conforming status. We
have been able to encourage more rehabilitation through this provision than
any other incentive or enforcement program.
Since well maintained apartments are considered compatible with professional
offices, the proposed amendment would extend the conformance process to
residential uses in the Office Professional zone.
i
4
STAFF REPORT
GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
MARCH 18, 1997
IL RECOMMENDATION:
Adopt findings and approve a Negative Declaration of Environmental Impact, and:
1 . Planning Commission Resolution No. recommending to City Council
approval of GPA 97-1 , Project Area 4 Specific Plan.
2. Planning Commission Resolution No. recommending approval to City
Council of C/Z 97-3.
3. Planning Commission Resolution No. recommending approval to City
Council of ZOA 97-2 and ZOA 97-3.
III. ATTACHMENTS:
A. Draft resolution
B. Legal notice
C. Comments from city departments and other agencies
D. Plans and exhibits
Prepared by
Phil Drell
/tm
5
COMMENTS REGARDING RESPONSES FOR
INITIAL STUDY
CASE NOS. GPA 97-1 AND C/Z 97-3
The only proposed land use and zoning designation changes resulting from the
Specific Plan involves approximately 200 acres at the northwest corner of Fred
Waring Drive and Washington Street. In general, these designation changes are
intended to better reflect the existing land use patterns in the area.
A. Directly at the Washington Street/Fred Waring Drive intersection, .
designations are being changed from multifamily residential to office
professional to reflect the existing commercial office use of the property.
B. One acre parcels o ,n Robin Road Mountain View and Delaware are being
redesignated from low density, R-1 9,000 to very low RE 40,000 consistent
with the existing subdivision pattern.
C. Property along Washington Street directly north of Desert Breezes is being
redesignated from multifamily to low density R-1 9,000 consistent with the
adjacent parcel.
D. Property from Mountain View north which is currently a mixture of
institutional, multifamily, office and vacant uses are being redesignated to
professional office. (A zoning ordinance amendment is being processed
concurrently to preserve the conforming status of the multifamily use.) At
the north side of the area three parcels, of which two are accessible to
Dudley Drive, are designated for multifamily and a third land locked parcel is
zoned R-1 9,000. Although zoned single family, this third parcel is isolated
from the adjacent single family subdivision and only has access to
Washington Street. It'therefore should be developed in association with the
Washington Street professional office uses. Historically offices have been
compatible with single family uses.
I
. I I
J
73.510 FRED WARING DRIVE, PALM DESERT, CALIFORN[A 92260
TELEPHONE(619)346.0611
i
INITIAL STUDY EWIRCrrE TAL CfIDCKLIST '
I. Background w
1. Date
2. Case No. _2P l4 _G2 e i 7 —3
3. Applicant G,ib .�
II. Eaviro®eatal Impacts
(Explanations of all "yes" and "maybe" answers are required on attached
sheets.)
I
Yes Maybe No
1. Barth. Will the proposal result in:
a. Unstable earth conditions or in changes in
geologic substructures? —9
b. Disruptions, displacements, compaction or ✓
overcovering of the soil? _
c. Change in topography or ground surface
relief features? _
d. The destruction, covering or modification /
of any unique geologic or ptcysical features?
e. Any increase in wind or water erosion of �}
soils, either on or off the site? _
f. Changes in deposition or erosion of beach
sands, or changes in siltation, deposition or
erosion which may modify the channel of a
river or stream or the bed of the ocean or j
any bay, inlet or lake?
g. Exposure of people or property to geologic
hazards such as earthquakes, landslides, /
mudslides, ground fallure, or similar hazards? _✓
1
I
Yes 61aybe No
2. Air. Will the proposal result in:
a. Substantial air emissions or deterioration
of ambient air quality? LI
b. The creation of obJectionable odors?
c. Alteration of air movement, moisture, or
temperature, or any change in climate,
either locally or regionally? ✓
3. Water. Will the proposal result in:
s. Changes in currents, or the course of di-
rection of crater movements, in either marine
or fresh waters?
b. Ganges in absorption rates, drainage pat-
terns, or the rate and amount of surface
runoff?
c. Alterations to the course or low of flood
waters?
d. Change in the amount of surface water in
any water body?
LZ
e. Discharge into surface waters, or in any
alteration of surface water quality, in-
cluding but not limited to temperature,
dissolved oxygen or turbidity?
f. Alteration of the direction or rate of flow
of ground waters? ✓
g. Change in the quantity of ground waters,
either through"dlrect additions or with-
drawals, or through interception of an /
aquifer by cuts or excavations? d
h. Substantial reduction in the amount of
water otherwise available for public
water supplies?
i. Exposure of people or property to water re-
lated hazards such as flooding or tidal waves? �.
4. Plant.Life. Will the proposal result in: ✓
a. Change in the diversity of species, or num-
ber of any species of plants -(including trees, /
shrubs, grass, crops, and aquatic plants)? ✓
Yes Maybe No
b. Reduction of the numbers of any unique, rare
or endangered species of plants? ,
c. Introduction of new species of plants into an
area, or in a barrier to the normal replenish-
ment of existing species? _ ✓
d. Reduction in acreage of any agricultural crop?
5. Animal Life. Will the proposal result in:
a. Change is the diversity of species, or num-
bers of any species of animals (birds, land
animals including reptiles, fish and shell-
fish, benthic organisms or insects)?
b. Reduction of the numbers of any unique,
rare or endangered species of animals?
c. Introduction of new species of animals into !
an area, or result in a barrier to the migra-
tion or movenent of animals?
d. Deterioration to existing fish or wildlife
habitat?
6. Noise. Will the proposal result in:
a. Increases in existing noise levels? c/
b. Exposure of people to severe noise levels?
7. Light and Glare. Will the proposal produce new
light or glare?
S. Land Use. Will the proposal result in a sub-
stantial alteratign of the present or planned
land use of an area?
9. Natural Resources. Will the proposal result in:
a. Increase in the rate of use of any natural /
resources?
10. Risk of Upset. Will the proposal involve:
a. A risk of an explosion or the release of
hazardous substances (including, but not
limited to, oil, pesticides, chemicals or
radiation) in the event of an accident or ✓ j
upset conditions? _ I
i
Yes Maybe No
b. Possible interference with an emergency
response plan or an emergency evacuation
plan?
11. Population. Will the proposal alter the location,
distribution, density, or growth rate of the human
population of an area?
12. Housing. Will the proposal affect existing hous-
ing, or .create a demand for additional housing?
13. Transportation/Circulation. Will the proposal
result in:
a. Generation of substantial additional
vehicular movement?
b. Effects on existing parking facilities, or
demand for new parking?
c. Substantial impact upon existing transpor- ✓
tatioa systems?
d. Alterations to present patterns of circula-
tion or movement of people and/or goods?
e. Alterations to waterborne, rail or air traffic? _ ,f
f. Increase in traffic hazards to motor vehicles, /
bicyclists or pedestrians? ✓
14. Public Services. Will the proposal have an effect
upon, or result in a need for new or altered gov-
ernmental services in any of the following areas:
a. Fire protection?
b. Police protection?
C. Schools?
d. Parks or other recreational facilities?
e. Maintenance of public facilities, including
roads? /
f. Other governmental services? ✓
15. Energy. Will the proposal result in: /
a. Use of substantial amounts of fuel or energy?
Yes 9&7be No
b. Substantial. increase in demand upon-existing
sources or energy, or require the development
of new sources of energy?
16. Utilities. Will the proposal result in a need for
new systems, or substantial alterations to the
following utilities:
17. Human Health. Will the proposal result in:
a. Creation of any health hazard or potential
health hazard (excluding mental health)? ✓
b. Exposure of people to potential health
hazards? ✓
18. Aesthetics. Will the proposal result in the
obstruction of any scenic vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
to public view? r✓
19. Recreation. Will the proposal result in an
impact upon the quality or quantity of existing
recreational opportunities? ✓
20. Cultural Resources.
a. Will the proposal result in the alteration
of or the destruction of a prehistoric or
historic archaeological site? ✓
b. Will the proposal result in adverse physical
or aesthetic effects to a prehistoric or
historic building, structure, or object?
c. Does the proposal have the potential to
cause a physical change which would affect
unique ethnic cultural values? ✓
d. Will the proposal restrict existing religious
or sacred uses within the potential impact
area? ✓
21. Mandatory Findings of Significance.
a. Does the project have the potential to degrade
the quality of the environment, substantially
.reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population
to drop below self sustaining levels, threaten
to eliminate a plant or animal community, re-
duce the number or restrict the range of a rare
or endangered plant or animal or eliminate
•
Yes Maybe No
important examples of the major periods of
California history or prehistory?
b. Does the project have the potential to achieve
short-term, to the disadvantage of long-term,
environmental goals? (A short-term impact on
the environment is one which occurs in a rela-
tively brief, definitive period of time while
long-term impacts will endure well into the
future.) r/
c. Does the project have impacts which are
individually limited, but cumulatively con-
siderable? (A project may impact on two or
more separate resources where the impact on
each resource is relatively small, but where
the effect of the total of those impacts on
the environment is significant.)
d. Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or indirectly? ✓
III, Determination
On the basis of this initial evaluation:
I find that the proposed project CARD NOT have a significant effect
on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the•proposed project could have a significant
effect on the environment, there will not be a significant effect in
this case because the mitigation measures described on an attached
sheet have been added to the project. A NEGATIVE DECLARATION WILL BE
PREPARED. ❑
I find the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑
2-
Date Signature
For
+ r
City of Palm Desert
73.510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260.2570
TELEPHONE(619)346.0611 FAX(619)341.7090
CITY OF PALM DESERT
CORRECTION TO LEGAL NOTICE
CASE NO.: CIZ 97-3
NOTICE IS HEREBY GIVEN that a correction to Legal Notice dated February 20, 1997 has been made. Parcels
indicated in maps I &2 below have been added to the Change of Zone 97-3. Parcels North of Cardiff Street indicated on
Map 1,have been added to the Office Professional zone.Parcels on the Northwest coma of Fred Waring and Washington
(Map 2)have been added to Office Professional zone. Public hearing will he held before the Palm Desert Planning
Commission to consider a Negative Declaration of Environmental Impact and Change of Zone from R-1 9,000(Single Family
Residential,9,000 square fool minimum lot area)to RE 40,000(Estate Residential,40,000 square foot minimum lot arcs)
for lots fronting on Robin Road,Mountain View and Delaware Place(excluding parcels fronting on Wama Trail and
Washington Sheet)and a change of zone from R•3 2,000(Multifamily Residential)to R-I 9,000 for the easterly 300 feet of
Assessors Parcel 637.33.001 fronting o t Washington Street and a change of zone from R-3 4,000 and R-3 2,000(Multifamily
Residential)to OP.(Office Professional)for lots beginning on the southwest comer of Mountain View at Washington Street
.extending north to Dudley Drive(see map).
orrice Prcl,,,;,nal ---f P.C.—(2)
n. :.' vA O"ri It
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I =rgemgiris ei::ESe;�2f}_
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P.R.
—4
all i•! •mrs Rofvaiooat
NORTH ; • 1� 's _ ;
T 'r
SAID public hearing will be held on Tuesday,March 18,1997,before the Palm Desert Planning Commission at 7:00 p.m,
in the Council Chamber at the Palm Desert City Hall,73.5I0 Fred Waring Drive,Palm Desert,California,at which time and
place all interested persons arc invited to attend and be heard. Written comments concerning all items covered by this public
hearing notice shall be accepted up to date of the hearing. Information concerning the proposed project and/or negative
declaration is available for review in the department of community development at the above address between the hours of
8:00 a.m.and 5:00 p.m.Monday through Friday. If you challenge the proposed actions in court,you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence
delivered to the planning commission at,or prior to,the public hearing.
PUBLISH: Desert Sun PHILIP DRELL,Secretary
March 6, 1997 Palm Desert Planning Commission OVER
.t
City of Palm Desert
73-510 FRED WARING DRIVE,PALM DESERT,CAUFORNIA 92260.2578
TELEPHONE(619)346.0611 FAX(619)341.7098
February 20, 1997
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO.:GPA 97-1
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission
to consider a Negative Declaration of Environmental Impact and The Project Area 4 Specific Plan identifying needs
for public improvements,services,priorities,zoning,and land use policies for approximately 2,260 acres defined
as Redevelopment Agency Project Area No.4 bounded by Washington Street on the east,Fred Waring Drive on
the south,Indian Wells and El Dorado on the west and Country Club Drive on the north. In addition,it includes
200 acres between Country Club Drive and I-10,Washington Street and Tamarisk Row(not in a RDA project area).
Plan includes changes of General Plan Land Use Map for the area generally described as Robin Road,Mountain
View,and Delaware Place between Warner Trail and Washington Street from Residential Study Zone to very low
density 1-3 uniWacre and low density residential 3-5 unitsiacre.
t.*k:.Hovley lane
:: LEGEND •• '�'..
Resiriential Study Zone
To
r ���:si =i:�1: :•.II:: ;;•• I Office Professional «
I • Y
Very Low Res. v
1-3 Du/Ac
I I
Low Density Res. g
3-5 Du/Ac Ur
II r
•Y"t �c�;::5:: �. /RED WAMG DR.:Z:Z� .
PROJECT AREA (4)
:'h• _ ..ttr, _.. . Office Professional NIGWAr 111
�l Fred Waring Drive L
Z5NORTH
SAID public hearing will be held on Tuesday,March 18, 1997,before the Palm Desert Planning Commission
at 7:00 p.m. in the Council Chamber at the Palm Desert City Hall, 73-510 Fred Waring Drive, Palm Desert,
California,at which time and place all interested persons are invited to attend and be heard. Written comments
concerning all items covered by this public hearing notice shall be accepted up to date of the hearing. Information
concerning the proposed project and/or negative declaration is available for review in the department of community
development at the above address between the hours of 8:00 a.m.and 5:00 p.m.Monday through Friday. If you
challenge the proposed actions in court,you may be limited to raising only those issues you or someone else raised
at the public hearing described in this notice,or in written correspondence delivered to the planning commission
at,or prior to,the public hearing.
PUBLISH: Doren Sun PHILIP DRELL,Secretary
February 25, 1997 Palm Desert Planning Commission OVER
City of Palm Desert
73.510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260.2578
TELEPHONE(619)346-0611 FAX(619)341.7098
February 20, 1997
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO.:ZOA 97-2
NOTICE IS HE REBY GIVEN that a public hearing will be held before the Palm Desert Planting Conmussion
to consider an amendment to Section 25.14(RE,Estate Residential District)of the Zoning Ordinance relating to
development standards,the keeping of horses and intensity of permitted home occupations.
SAID public hearing will be held on Tuesday,March 18, 1997,before the Palm Desert Planning Commission
at 7:00 p.m. in the Council Chamber at the Palm Desert City Hall, 73-510 Fred Waring Drive, Palm Desert,
California,at which time and place all interested persons are invited to attend and be heard. Written comments
concerning all items covered by this public hearing notice shall be accepted up to date of the hearing. Information
concerning the proposed project 4ndlor negative declaration is available for review in the department of community
development at the above address between the hours of 8:00 a.m.and 5:00 p.m.Monday through Friday. If you
challenge the proposed actions in court,you may be limited to raising only those issues you or someone else raised
at the public hearing described in this notice,or in written correspondence delivered to the planning commission
at,or prior to,the public hearing.
PUBLISH: Desert Sun PHILIP DRELL,Secretary
February 25. 1997 Palm Desert Planning Commission
• • RECEIVED.
RAYMOND A. HILL MAR 13 1997
P. o. Box 1491
PALM DESERT, CALIFORNIA 92261
COMMUNITY DEVELOPMENT DE,^.ARTMENT
CRY OF PALM DESERT
March 12 1997
HAND DELIVERED
Mr. Philip Drell
Director, Community Development
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert , CA 92260-2578
RE: CASE NO. C/Z 97-3
Dear Mr . Drell:
1. Thank you for your time this morning, March 12 , 1997 ,
to discuss my property, located within the City' s proposed
Zone Change Area. Case No . C/Z 97-3 .
Undoubtedly, you detected my frustration in getting
what seems to be the short end of the stick on my parcel,
zoned R-1. For that I apoligize. Unfortunately, I must
accept the fact that it was pre-zoned in error by the county
prior to the City' s annexation, and move forward with the
business at hand.
To summarize this morning' s meeting, we discussed the
following:
1) My parcel, which City Records indicate is zoned R-1.
I presented evidence that this parcel was included in
a County approved, multi-family development zone
R-3 , 2000 at the time I purchased the property in
1975 , and should be zoned R-3 , 2000 , as are my other
two contiguous parcels . You indicated that it did
not matter, that pre-zoning prevailed, (even if wrong) .
2) The fact that I attended the City' s public hearings
on Case No . C/Z 91-1 and GPA-91-1, prior to the annexa-
tion of the area to the City of Palm Desert , presenting
the same evidence indicating that my R-1 parcel should
be R-3 , 2000 , resulting in my opinion, with assurances
from the Planning Commission that my R-1 parcel would
Page II
be changed to R-3 , 2000 at the appropriate time ,
once the annexation was completed. You indicated to
me that this was the appropriate time.
3) After the mailing of the correction to the Legal
Notice for Case No . C/Z 97-3 , which now included my
R-1 parcel, to be zoned "Office Professional" , you
informed me that you were withdrawing all of my
property from the case until I submitted plans to
develop , based on:
a. Complaints from a homeowner in the R-1 subdivision
west of my property, on Cardiff Street.
b. Due to the configuration of my three parcels .
4) You requested that I write a letter addressing my
concerns , and deliver it to you by Friday, March 14 ,
1997 .
Pursuant to our meeting, I submit the following:
Withdrawing my three parcels from the proposed Office
Professional zoning, based on lot configuration would
appear to be unfounded. Reviewing both the February 20 ,
1997 Legal Notice Map and Correction to Legal Notice
published March 6 , 1997 , I count 16 and 19 parcels res-
pectively, some of which are smaller than my parcels .
You suggested that I could sell my parcels , indepen-
dently of each other, creating some sort of problem, if the
property was zoned Office Professional. As I told you, my
three contiguous parcels have been left as independent
parcels for tax reasons (Proposition 13) . To properly
market and develop my total property, the three parcels
will be combined as one ,yeilding approximately 3 acres ,
with Dudley Drive, a 40-foot street as the main access ,
and the existing 20-foot road easement (Hidden River Road)
as emergency access .
Currently I have underground electric to the property,
8" VCP sewer, stubbed out into bAlf easement road from
Tract No. 20 .750 , and an 8" water main, which terminates at
a fire h drent. The erimeter of the property (3 parcels)
has concrete block walls , ranging in height from 6 to 13-1/2
feet, with the exception of approximately 150 feet along
the northerly property line . (This is by design -- the
wooden fence and the trees provide privacy) , and approxi-
mately 130 feet along the easterly property line (which is
fenced with 6 foot chain link fencing, also by design, in as
much as a portion of this area becomes a part of the cul de
sac at the end of Dudley Drive) , once the property is
developed and Dudley Drive is extended (see Parcel Map No .
11739) .
Page III '
Given the fact that my three parcels are 95% walled,
with all of the utilities in place , including underground
electric , other than combining my three parcels as one ,
completing the construction of approximately 140 feet of
Dudley Drive , and demolishing the existing structures , the
property is ready to be developed. I feel that it is certainly
appropriate property for the City' s proposed Office Professional
As you indicated to me, this is the appropriate time
to be zoned, including the parcel zoned R-1. I plan to
attend the public hearing on March 18 , 1997 . I will appre-
ciate anything you can do to assist me in having my property
rezoned Office Professional.
I extend an invitation to you, your staff, and any
members of the planning commision, to visit my property,
and I will be happy to answer any questions you may have.
Thanking you in advance for your assistance.
inc
e ely, 1
Raymond A. Hill
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February 28, 1997
Mr. Drell
City of Palm Desert
73-510 Fred Waring Dr
Palm Desert, CA 92260
Dear Mr. Drell:
Please find enclosed a request to reconsider the zoning recommendation for "Palm Desert
Palms".
I did read though 25.76.075 and was perturbed by the section referring to upgrading, We
would have no problem at all in the requirement for us to maintain the property but it
would be totally uneconomical to require us to invest any funds in changing the buildings
appearance or architecture.
I was quite upset that meetings had been held and we had not been invited to participate.
Yes, we are now invited, but only after decisions have been made.
I live in Palm Springs and am active in civic affairs. I have been a commissioner and am
at the present serving as vice chairperson on the Charter review commission in that city.
I would not even dream of recommending any action without all parties being consulted.
It is disturbing to me that things were occurring and if put in place will affect my
property dramatically.
It was my suggestion that you end the professional zoning at our property. I do
sympathize with the gentleman whose property adjoins ours, and wants the zoning
change, but he does not have an existing business that will be affected by this.
Anyway, these are my thoughts. I would like to meet with you again before March 13th.
I will be out of the area between the 13th and 18th, of March. I hope in the meantime
that you can have your discussion with the city attorney and other officials.
I thank you for listening to my concerns.
Sincerely,
Jim eJurf sJ(i1-�--�.�
77-979 Dudley Drive Palm Desert, CA 9221 1 (619) 345-8507
February 28, 1997
Mr. Drell
City of Palm Desert
73-510 Fred Waring Dr
Palm Desert,CA 92260
Dear Mr. Drell:
I thank you for taking the time yesterday, out of your obviously busy schedule, to
address my. concerns.
I was extremely gratified to hear you say, that in your opinion a mixture of professional
offices and apartments was a compatible mix.
I would therefore like to formally request that the zoning for our property "Palm Desert
Palms" remain unchanged.
We purchased the subject property June 29, 1992 and within the first six months spent
approximately$82,500 on rehabilitation. We also spent a further$13,800.on the
installation of electric gates with telephone entry.
The type of business we are in, which is housing, is an essential industry and it is in the
public interest that we continue to provide this service. Since our ownership of Palm
Desert Palms, it has hda high occupancy rate, bearing out the fact, that there is a
definite need for this type of housing in the area.
We consider ourselves to be responsible owners and pride ourselves in the way we take
care of our property and the needs of our residents. All prospective residents are
thoroughly checked and screened before being accepted within the limits of the laws
governing our industry.
Under the terms of our present financing, we are required to refinance with a different
financial institution by July 1, 1999. If our zoning is changed it could affect our ability to
do this or at the very least make it more expensive. Our type of business operates on a
low margin and it is absolutely crucial to obtain favorable financing.
77-979 Dudley Drive Palm Desert, CA 9221 1 (619) 345-8507
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Even of greater concern is the cloud that this would place on our property if ever we
decided to sell it. It would drastically reduce the number of potential buyers. For
instance neither I nor my partner would entertain purchasing a non-conforming property,
unless it was at an absolutely give-away price.
In conclusion, I would like again to reiterate our request to leave our zoning unchanged.
Thank you sincerely,
Jim Jones
Owner Palm Desert Palms Apartments
77-979 Dudley Drive Palm Desert, CA 9221 1 (619) 345-8507
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RECEIVED
MAR 14 1997
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF PALM DESERT
March 11, 1997
Philip Drell, Secretary
Palm Desert Palms Commission
City of Palm Desert
73-510 Fred Waring Dr
Palm Desert, CA 92260-2578
Re: Legal Notice Case No.: C/Z 97-3
Dear Sir,
I must thank you again for taking the time to address my concerns regarding our Dudley
Street apartment building. Your attention and time spent on this subject is very much
appreciated.
The recommendation you made, that the Office Professional zoning end at our southerly
property line, and that the zoning of our neighbor on the west side of us remain the same,
sounds extremely favorable. As stated in our conversation, it would also give our
neighbor more flexibility, and when a project is proposed for his property a zoning
change can be requested at that time.
Respectfully,
��D.
Matilde Jones
Palm Desert Palms(Owner)
77-979 Dudley Drive Palm Desert, CA 92211 (619) 345-8507
RE: • CITY OF PALM DESE
CASE NO: C/Z 97-3
We, the residents of Gallery Series/Renaissance Homes subdivision, support the rezoning of R-3 4,000 and R-3
2,000 (Multifamily Residential) to OP (Office Professional) for lots beginning on the southwest comer of
Mountain View at Washington Street extending north to Dudley Drive, as indicated on Map 1; specifically, the .
parcels on the north side of Cardiff Street and those parcels east of Cardiff Street (as indicated on Map 1 - see
attached) with the following conditions:
1. that there be at least a 20-foot vegetation zone between our property and any commercial buildings;
2 feet a as a barrier between our property and
2. that there be 36-inch boxed (minimum) trees planted 0 part p perry
any commercial buildings;
3. that any lighting provided by any commercial buildings face away from our property and go off one
hour after dark;
4. that any refuse containers be a minimum of 100 feet from our property and not be serviced before 7:00
a.m.;
5. that we have grading and planning approval of any new buildings; and
6. that the City of Palm Desert must adhere to Ordinance 25.25.017:
SECOND-STORY WINDOWS.
There shall be no second-story windows with open views to adjacent single-story residential zones. (Ord.
449 2 (part), 1986).
We, the undersigned, agree with the aforementioned statements and approve the rezoning of R-3 4,000 and R-3
2,000 (Multifamily Residential) to OP (Office Professional).
NAME ADDRESS
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RE: CITY OF PALM DESE
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CASE NO: CIZ 97-3
We, the residents of Gallery Series/Renaissance Homes subdivision, support the rezoning of R-3 4,000 and R-3
2,000 (Multifamily Residential) to OP (Office Professional) for lots beginning on the southwest comer of
Mountain View at Washington Street extending north to Dudley Drive, as indicated on Map 1; specifically, the
parcels on the north side of Cardiff Street and those parcels east of Cardiff Street (as indicated on Map 1 - see
attached) with the following conditions:
1. that there be at least a 20-foot vegetation zone between our property and any commercial buildings;
2. that there be 36-inch boxed (minimum) trees planted 20 feet apart as a barrier between our property and
any commercial buildings;
3. that any lighting provided by any commercial buildings face away from our property and go off one
hour after dark;
4. that any refuse containers be a minimum of 100 feet from our property and not be serviced before 7:00
a.m.;
5. that we have grading and planning approval of any new buildings; and
6. that the City of Palm Desert must adhere to Ordinance 25.25.017:
SECOND-STORY WINDOWS.
There shall be no second-story windows with open views to adjacent single-story residential zones. (Ord.
449 2 (part), 1986).
We, the undersigned, agree with the aforementioned statements and approve the rezoning of R-3 4,000 and R-3
2,000 (Multifamily Residential) to OP (Office Professional).
cn
NAME ADDRESS
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RE: CITY OF PALNI DESE
CASE NO: C/Z 97-3
We, the residents of Gallery Series/Renaissance Homes subdivision, support the rezoning of R-3 4,000 and R-3
2,000 (Multifamily Residential) to OP (Office Professional) for lots beginning on the southwest comer of
Mountain View at Washington Street extending north to Dudley Drive, as indicated on Map 1; specifically, the
parcels on the north side of Cardiff Street and those parcels east of Cardiff Street (as indicated on Map 1 - see
attached) with the following conditions:
1. that there be at least a 20-foot vegetation zone between our property and any commercial buildings;
2. that there be 36-inch boxed (minimum) trees planted 20 feet apart as a barrier between our property and
any commercial buildings;
3. that any lighting provided by any commercial buildings face away from our property and go off one
hour after dark;
4. that any refuse containers be a minimum of 100 feet from our property and not be serviced before 7:00
a.m.;
5. that we have grading and planning approval of any new buildings; and
6. that the City of Palm Desert must adhere to Ordinance 25.25.017:
SECOND-STORY WINDOWS.
There shall be no second-story windows with open views to adjacent single-story residential zones. (Ord.
449 2 (part), 19W.
We, the undersigned, agree with the aforementioned statements and approve the rezoning of R-3 4,000 and R-3
2,000 (Multifamily Residential) to OP (Office Professional).
NAME ADDRESS
1_
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RECEIVED
APR - 11997
RE: City of Palm Desert
Case No: C/Z 97-3 COMMUNITY DEVELOPMENT DEPARTMENT
CITY Of PALM DESERT
The residents of Gallery Series Homes subdivision would like to ask the City Council of
Palm Desert to help us with a problem. The property behind us is to be rezoned. We
support the rezoning of this area along with the following six conditions. Two of the
conditions (#1 and #2) are a must in order for the residents to support the rezoning.
1. There be at least a 20 foot vegetation zone between our property and any
commercial buildings.
2. There be 36 inch boxed (minimum) trees planted 20 feet apart as a barrier between
our property and any commercial building.
3. Any lighting provided by any commercial buildings face away from our property
and go off one hour after dark.
4. Any refuse containers be a minimum of 100 feet from our property and not be
serviced before 7:00 a.m.
5. We have grading and planning approval of any new buildings.
6. The City of Palm Desert must adhere to Ordinance 25.25.017.
Emanuel McDowell, a homeowner of that area, met with Mr. Philip Drell, Director of
Community Development. He informed Mr. McDowell that our conditions could be
considered as part of the rezoning. We understand that this was not the case. On March
18, 1997, Mr. McDowell attended the Planning Commission meeting and informed the
Planning Commission of our conditions. At no time during the meeting did the Planning
Commission specify that our conditions were not met.
We would like a meeting with the Mayor or a member of the Council. Please contact
Emanuel McDowell at 772-2369 regarding the status of this meeting.
Respectfully,
Gallery Series Homes Subdivision Homeowners
a
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City ®f Palm Desert
73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260-2578
TELEPHONE (619)346-0611 FAX (619)341-7098
PLANNING COMMISSION MEETING
NOTICE OF ACTION
Date: March 20, 1997
CITY OF PALM DESERT
Re: GPA 97-1 , C/Z 97-3, ZOA 97-2 AND ZOA 97-3
The Planning Commission of the City of Palm Desert has considered your request and taken
the following action at its meeting of March 18, 1997:
PLANNING COMMISSION RECOMMENDED TO CITY COUNCIL APPROVAL OF
GPA 97-1 BY ADOPTION OF RESOLUTION NO. 1794; C/Z 97-3 BY
ADOPTION OF RESOLUTION NO. 1795, AND ZOA 97-2 AND ZOA 97-3 BY
ADOPTION OF RESOLUTION NO. 1796 AS AMENDED. MOTIONS CARRIED
4-0 (COMMISSIONER FERNANDEZ WAS ABSENT).
Any appeal of the above action may be made in writing to the Director of Community
Development, City of Palm Desert, within fifteen (15) days of the date of the decision.
PHILIP DRELL,15ECRETARY
PALM DESERT PLANNING COMMISSION
PD/tm
cc: Coachella Valley Water District
Public Works Department
Building & Safety Department
Fire Marshal
1
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Paper
PLANNING COMMISSION RESOLUTION NO. 1794
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND THE PROJECT AREA 4 SPECIFIC
PLAN WHICH IDENTIFIES THE NEED FOR PUBLIC IMPROVEMENTS,
SERVICES, PRIORITIES, ZONING, AND LAND USE POLICIES FOR
APPROXIMATELY 2260 ACRES DEFINED AS REDEVELOPMENT
AGENCY PROJECT AREA NO. 4 BOUNDED BY WASHINGTON STREET
ON THE EAST, FRED WARING DRIVE ON THE SOUTH, INDIAN WELLS
AND ELDORADO ON THE WEST AND COUNTRY CLUB DRIVE ON THE
NORTH. IN ADDITION, IT INCLUDES 200 ACRES BETWEEN COUNTRY
CLUB DRIVE AND 1-10, WASHINGTON STREET AND TAMARISK ROW.
CASE NO. GPA 97-1 PROJECT AREA 4 SPECIFIC PLAN
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 18th day of March, 1997, hold a duly noticed public hearing to consider the Project
Area 4 Specific Plan; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedures to Implement the California Environmental Quality Act, Resolution No.
97-18", in that the Director of Community Development has determined that the project will
not create an adverse impact and a Negative Declaration of Environmental Impact has been
prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Planning Commission did find the
following facts and reasons to justify recommending to City Council approval of the specific
plan:
1 . The policies and land uses contained within the Specific Plan promote the
logical, orderly and compatible development of the study area.
2. Proposed land use changes better reflect existing development patterns and
are more compatible with adjacent uses then existing designations.
3. The policies and land uses described in the Specific Plan are designed to
promote the health, safety and general welfare of the residents within the
study area and are consistent with the policies of the adopted General Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm
Desert, California, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the commission in this case.
1
PLANNING COMMISSION RESOLUTION NO. 1794
2. That it does hereby recommend to the City Council approval of the Project
Area 4 Specific Plan, Exhibit "A", GPA 97-1 including land use map changes,
Exhibit "B", and a Negative Declaration of Environmental Impact, Exhibit "C",
as it pertains thereto.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 18th, day of March, 1997, by the following vote, to wit:
AYES: BEATY, CAMPBELL, JONATHAN, FERGUSON
NOES: NONE
ABSENT: FERNANDEZ
ABSTAIN: NONE
AMES A 0 FE USON, Chairperson
ATTEST:
1�
PHILIP DRELL, Secretary
Palm Desert PI nning Commission
2
PLANNING COMMISSION RESOLUTION NO. 1794
` I
EXHIBIT "A"
RDA PROJECT AREA 4 SPECIFIC PLAN
INTRODUCTION
The Project Area No. 4 Specific Plan was initiated by the City and Redevelopment Agency
to identify needs for public improvements and services, set funding priorities and reexamine
zoning and land use policies.
The planning area covers approximately 2,260 acres defined as Redevelopment Agency
,Project Area No. 4 bounded by Washington Street on the east, Fred Waring Drive on the
south, Indian Wells and El Dorado on the west and Country Club Drive on the north. In
addition, it includes 200 acres between Country Club Drive and 1-10, Washington Street and
Tamarisk Row (not in a RDA project area).
Over 50% of the area is within seven gated residential communities ranging in size from 40
to 640 acres. Indian Ridge Country Club, Palm Desert Resort Country Club, Oasis Country
Club, Woodhaven Country Club, Desert Breezes, Whitehawk, and Golden Sun. Palm Desert
Country Club, a public street planned residential community, occupies 25% of the area.
With the exception of Indian Ridge Country Club, the area has been substantially built-out
under Riverside County prior to annexation to the city.
For planning analysis purposes, six subareas have been identified.
SUBAREA 1 The northwest corner of Washington Street and Fred Waring Drive, north to
Dudley Drive, west to Warner Trail.
i
SUBAREA 2 Palm Desert-Country Club - A public street non-gated planned community
developed in the 1960's and 70's.
i
SUBAREA 3 Hovley Lane East - A major east-west arterial bisecting the study area.
SUBAREA 4 The southwest corner of Country Club Drive/Washington - A diverse mixture
of commercial, single family and multifamily uses.
I
SUBAREA 5 The four largest gated communities: Indian Ridge Country Club, Palm Desert I
Resort Country Club, Woodhaven Country Club and Oasis Country Club.
i
SUBAREA 6 Area between Country Club Drive and 1-10. The area contains the largest tract
of undeveloped residential and commercial property.
3
i
PLANNING COMMISSION RESOLUTION NO. 1794
GENERALISSUES
1 . Land Use. Since the planning area is substantially built out with well defined
residential neighborhoods and commercial centers, land use conflicts are minimal.
Issues remain in area 1 and 6 where significant undeveloped property remains. The
plan will identify these issues in the specific subarea discussion. In resolving
potential land use conflicts, every attempt will be made to insure both compatibility
and economic feasibility of both adjacent uses.
2. Traffic Circulation and Public Works. The area .includes three major east-west
arterials (Country Club Drive, Hovley Lane East, and Fred Waring Drive) and the west
half (Washington Street). As traffic on these arterials increases, new control
measures may be required to insure safe ingress and egress from residential side
streets and commercial centers.
Most of these public streets are over 20 years old, were constructed at less then
current design standards and are in need of repair or reconstruction.
3. Parks. The area is not presently served by a public neighborhood park. A private
recreation facility owned by the Palm Desert Country Club Association is available to
its members, but is under-utilized and may not be ideally suited to meet the changing i
recreational needs of the community. Each of the gated country clubs provides high
quality specialized recreation (golf, tennis, etc.) which may not address all needs of
their residents and are not available to the general public.
There are a very limited number of available vacant sites for park development.
Potential park sites have been identified in subareas 1, 2 and 6. The advantages and
constraints of each site will be evaluated in the individual subarea discussions.
4. Bicycle and Golf Cart Paths. With special authority from the state legislation, the
City of Palm Desert is pursuing a program to promote electric golf cart usage for
general transportation on public streets in designated lanes and routes. With nine
golf courses within or in the immediate vicinity, there is a high percentage of golf cart
ownership in the project area. The city's long range plan links the project area with
the system via Hovley Lane East, Warner Trail and California Avenue. These golf cart
routes are also serve as bicycle paths linking the area to the city wide master plan.
5. Housing. Within the gated communities, CC&R's and well organized homeowners
associations insure housing quality. Palm Desert Country Club is less rigidly
organized and is experiencing some property maintenance problems. The Project
Area No: 4 preliminary report identified 356 units that are exhibiting deficient
conditions or defined as beginning to exhibit signs of deferred maintenance. There
4
PLANNING COMMISSION RESOLUTION NO. 1794
were 254 units designated as deteriorated, showing signs of structural problems,
sagging roof walls or crumbling foundations, broken windows, electrical hazards, etc.
Due to the modest nature of its housing stock, Palm Desert Country Club provides
a significant opportunity for the provision of affordable single family housing.
The State Housing Law, Redevelopment Law, the General Plan Housing Element and
the Redevelopment Plan all require the City and Redevelopment Agency to diligently
implement programs to promote housing affordability for low and moderate income
families. Twenty percent of the property tax increment generated in the project area
must be spent for low/moderate income housing assistance. In addressing the City's
and Redevelopment Agency's legal obligations and the real housing needs of the
residents of the area, priority shall be given to programs which involve rehabilitation
of the existing housing stock and single lot infill construction. Multi-unit housing
developments will not be considered for RDA assistance until the rehabilitation and
single lot infill goals have been met.
6. Residential and Commercial Prooerty Maintenance. Through adoption of the Property
Maintenance-Ordinance, Ordinance 801 , the City has committed to preserving the
quality of both commercial developments and residential neighborhoods.
The ordinance will be implemented by a comprehensive city-wide survey to identify
substandard property subject to ordinance. Property will be classified into three
categories:
a. ""Deteriorated". Property falling significantly below acceptable neighborhood
standards clearly subject to abatement.
b. "At Risk". Properties marginally at or below acceptable standards but showing
a clear trend toward deterioration.
C. Property which meets acceptable standards.
Based on survey results, deteriorated properties will be prioritized for immediate
abatement. Owners and tenants will be notified of the nature of their violations, the
abatement process and will be referred to the Redevelopment Agency regarding
available assistance programs.
City staff will be available to provide technical assistance regarding cost effective
solutions to typical maintenance problems.
"At risk" property owners would also be contacted informing them of their marginal
status and of the availability of financial and technical assistance.
5
PLANNING COMMISSION RESOLUTION NO. 1794
Information regarding implementation of property maintenance ordinance shall be
made available to the general public via the city newsletter, The Bright Side.
7. Utilities.
a. Overhead Power Lines. The area is primarily served with overhead facilities on
the major arterials and within Palm Desert Country Club. Service for new
subdivisions and the gated country clubs is underground. Some older lines
appear to be sagging.
While the ultimate goal is to underground all facilities, the costs involved make
it a lower overall priority compared to other public improvements. Where
funds are available, undergrounding along the arterial roadways will have
priority. Undergrounding of neighborhood service lines would be pursued in
response to property owner initiated assessment districts. Staff will work with
Southern California Edison to identify sagging lines and correct them when
possible.
b. Wireless Telecommunication Towers. The new wireless telecommunication
technology (i.e. PCS Personal Communication Systems) will require installation
of antenna towers throughout the city at heights of up to 70 feet. Although i
the Telecommunication Act passed by the U.S. Congress provides for some
degree of local regulation, restrictions cannot have the effect of prohibiting the
service. Since current city ordinances do not effectively deal with this issue,
a specific telecommunication facility ordinance will be prepared which provides
for the least impacting antenna design, heights and location consistent with
good service. No towers shall be approved prior to adoption of the ordinance.
C. Sewer. Most of the area is served by sewers. City ordinance requires
properties to hookup at the time of ownership transfer if sewer lines are
available within 200 feet. Palm Desert Country Club Subarea 1 (Robin,
Mountain View and Delaware) is not currently served by sewer lines.
The city's goal is to extend service to all properties in the study area. The one
acre lot size in the Robin Road area allows for more effective use of septic
tanks and therefore immediate sewer extension is a lower priority.
8. Drainage. (From Preliminary Report for Project Area No. 4 - Rosenow, Spevacek
Group). There are existing storm drain facilities within the Project Area that carry
surface water runoff away from the Project Area. Surface water generated within
the Project Area is collected and emptied into either the Whitewater River Channel
which serves as a major stormwater channel for the City and the Coachella Valley,
6
PLANNING COMMISSION RESOLUTION NO. 1794
or flow in a northerly direction to vacant property in the City where the water
percolates into the ground.
The Project Area generally has adequate existing drainage facilities to protect the area
from flooding. There are, however, areas of localized flooding that need storm drain
improvements to reduce the nuisance flooding condition that occurs periodically.
The City of Palm Desert's Public Works Department staff have identified three (3)
areas within the Project Area which require storm drains in order to eliminate
potential flood hazards. These areas include: (1 ) Warner Trail from Fred Waring Drive
to the Whitewater Channel; (2) Fred Waring Drive east and west.of Warner Trail; and
(3) Washington Street from 42nd Avenue north and south as required. More study
may be undertaken in order to determine any additional improvements which are
needed. Standing water is evident throughout the Project Area, even during dry
periods. A master drainage plan is currently being proposed for the Palm Desert
Country Club/Bermuda Dunes area which will provide for the construction and
funding of required drainage improvements.
9. Police and Fire Protection.
The Palm Desert Police and Riverside County Fire officials indicate that the area is
currently adequately served by existing facilities.
If the city annexes territory to the east or north, additional police and fire facilities
might be necessary to serve this expanded responsibility of the city.
7
PLANNING COMMISSION RESOLUTION NO. 1794
SPECIFIC AREA ISSUES, POLICIES
AND IMPLEMENTATION PROGRAMS
SUBAREA 1 Northwest Corner of Washington Street and Fred Waring Drive.
Due to the unique rural nature of the one acre lot subdivision in this subarea, a questionnaire
was mailed to property owners and residents on Mountain View, Delaware, Robin Road and
Latisha to determine their opinions and preferences regarding future development and land
use. On October 7 a community meeting was held to further discuss issues of concern to
this neighborhood. There was nearly a 50% response to the questionnaire and the meeting
was attended by over 30 property owners/residents. The recommendations in this section
were strongly influenced by the public input provided by the questionnaire and community
.meeting.
I. LAND USE:
Existing land- uses in this subarea include the following: Desert Breezes, a 75 acre
gated planned community with detached single family homes, condominiums and
time share units (zoned PR-4, 4 units per gross acres); an area zoned R-1 9,000
(single family 9,000 square foot lot minimum) but divided primarily into one acre lots, i
to depth of 300 feet, the west side of Washington Street is zoned R-3 2,000 to
4,000 (multifamily with density of 11 to 21 units per acre). There is a small five acre
commercial complex at the corner. Nineteen (19) acres directly adjacent north of
Desert Breezes is a vacant unsubdivided parcel zoned R-1 9,000 and R-3 2,000.
ISSUE I: Zoning Consistency
The existing R-1 9,000 zoning is not consistent with the predominant one acre
subdivision pattern. Under current zoning, each existing lot could be divided into four
parcels significantly changing the rural character of the neighborhood. Several of the
existing property owners stable horses which was permitted by the County prior to
annexation. The current R-1 zone does not permit horses.
POLICY:
Zones should reflect the predominant existing land use and subdivision pattern.
IMPLEMENTATION:
A change of zone shall be initiated for the one acre lot area from R-1 9,000 to RE
40,000 (Estate Residential District) which requires a minimum 40,000 square foot
8
PLANNING COMMISSION RESOLUTION NO. 1794
i
lot size. The RE zone will be amended to provide for the keeping of horses as a
permitted use subject to a non-discretionary regulatory permit. The permit process
will include specific limitations on the number of animals and conditions under which
they are kept.
An inspection program will be initiated through the city's animal control program to
enforce these restrictions insuring impacts on adjacent properties are minimized.
Building setbacks in Section 25.14.080 shall be modified to create a minimum front
setback of 30 feet and minimum side yard of 15 feet.
Consideration shall be given to expanded home occupations which are compatible
with the rural nature of the area as a conditional use.
ISSUE II: Second Senior Units
As required by State law the Palm Desert Zoning Ordinance Chapter 25.21 provides
for the development of a second senior unit "granny flat" in single family zones. That
ordinance requires the second unit to be attached to the primary residence. While
this requirement makes sense on the typical 10,000 square foot lot, it is not a logical
restriction for lots over 40,000 square feet.
POLICY:
Large estate lots are a logical location for the development of limited second senior
units.
IMPLEMENTATION:
The RE zone shall be amended adding Second Unit Senior Housing as described in
Chapter 25.21 to the list Uf conditional uses and providing an exception which allows
units to be detached with gross floor area limited to 50% of the primary dwelling, not
to exceed 800 square feet.
ISSUE III: Washington Street Frontage
To a depth of 300 feet, the Washington Street frontage is zoned for multifamily use.
The increasing traffic on Washington Street raises questions concerning the ultimate
compatibility and economic viability of small scale multifamily development in this
area. In the area there is currently a mixture of uses including offices, a church,
school and residential apartments. At the north end near Dudley Drive, there are a
number of land locked parcels (including a lot zoned R-1 9,000) which are only
9
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PLANNING COMMISSION RESOLUTION NO. 1794
accessible via easements to Washington Street (see issue IV). Other than the
frontage associated with the 19.5 acre parcel discussed below, there is only one
vacant lot with direct Washington Street frontage.
POLICY:
Land use policy and zoning should encourage uses which are compatible with the
high traffic intensity on Washington and the low intensity residential uses to the
west. Professional office zones have been shown to provide effective buffer uses
between high traffic corridors and low density residential neighborhoods. All the
existing developed uses appear to be compatible and should be allowed to continue
with full legal conforming status.
IMPLEMENTATION:
With the exception of the area described in issue III, initiate change of zone for the
Washington Street Frontage from R-3 to O.P. The legal conformance process
described in Section 25.76.075 of the Zoning Ordinance shall be amended to include
multifamily uses in the office professional (O.P.) zone where a finding of compatibility
can be made.
ISSUE IV: 19.5 acre vacant parcel north of Desert Breezes
Property is currently zoned R-1 9,000 and R-3 2,000 (see above discussion).
Surrounding property owners have expressed concern about compatibility of the
ultimate development of the site. R-1 9,000 translates out to approximately 3.5
units/acre. The R-3 2,000 produces 21 units/acre. Total development potential of
the site under current zoning would be 55 single family homes and 99 apartments.
Adjacent land uses include an arterial roadway, Desert Breezes at four units/acre and
the Robin Road area with one acre lots and one acre lots backing from Mountain
View.
POLICY:
Land use zoning designations should attempt to be compatible with all adjacent land
uses.
10
PLANNING COMMISSION RESOLUTION NO. 1794
IMPLEMENTATION:
OPTION 1:
Rezone Washington Street frontage from R-3 2,000 to R-1 9,000. Maintain balance
of property R-1 9,000. Public access to this area shall be from Washington Street.
A cul-de-sac shall .be created at the end of Robin Road with an emergency vehicle
gated access serving both Robin Road and the new subdivision.
OPTION 2:
Consider redesignation to open space and public acquisition as a neighborhood park
(see park discussion).
ISSUE V: Dudley Drive Area
Dudley Drive is a 500-foot dead-end street which provides access to an office
building and apartment complex on Washington Street and four residential parcels to
the west (three of which are designated multifamily and the fourth single family).
There is one poorly maintained single family home west of the office building and a
well maintained home on a 1 .66 acre estate lot behind the apartment complex. The
residential parcels are isolated from Palm Desert Country Club by an 8-10 foot block
wall and only have access to Washington Street via Dudley Drive or a private road
to the south. While the adjacent apartment complex is well maintained and
successful, it is neither likely or logical that the isolated residential parcels to the
west will be developed or maintained under the current designations. The property
owner of the estate lot and the vacant parcels has professional office designation.
Homeowners on Cardiff Street have indicated a preference for professional offices
over apartments, assuming the project design includes a 20 foot landscaped buffer
adjacent to their rear wall. The existing block wall inherently provides a significant
sound and visual buffer..'
POLICY:
Based on the overall development trend on Washington Street and property owner
preferences, it is appropriate that the General Plan Land Use Designation for this area
be changed to Professional Office.
11
PLANNING COMMISSION RESOLUTION NO. 1794
IMPLEMENTATION:
The area including the isolated parcel shall be rezoned to Office Professional
contingent on the understanding that any office development precise plan includes
all vacant properties and demonstrates compatibility with existing adjacent land uses.
II. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE I: Left turn access from Desert Breezes to Fred Waring Drive
Traffic levels on Fred Waring have made it increasingly difficult and dangerous to left-
turn exit from Desert Breezes to eastbound Fred Waring. The large Southwest
Community Church facility on the south side of Fred Waring has been designed with
its main entrance aligned with the Desert Breezes entrance.
POLICY:
If justified by traffic volume warrants or accident history, left turn access from side
streets to major arterials shall be controlled via signals or prohibited by median control
structures which allow only left turn entrance but only right turn exit.
I
IMPLEMENTATION:
1 . Conduct warrant study of existing conditions and forecast potential increase
for Southwest Community Church to determine feasibility of a signal.
2. Discuss issue with the County and church to determine funding sources.
ISSUE II: Multiple left-turn access to northbound Washington Street
As is the case with Fred Waring Drive, left turn access to Washington is becoming
more difficult and dangerous.
POLICY:
Control left turn exits where traffic levels and accident data warrants.
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PLANNING COMMISSION RESOLUTION NO. 1794
IMPLEMENTATION:
1 . Conduct studies of accident history.
2. In cooperation with the County, design median structures to control left turn
exits.
ISSUE III: Completion of road improvements for Delaware, Mountain View and
Latisha
This one acre lot subdivision was originally developed without paved streets. In
1989 Robin Road was paved with curb and gutter pursuant to a County assessment
district. Delaware, Mountain View and Latisha will be paved through a South Coast
Air Quality Management District PM10 grant. The grant will not include concrete
curb or gutter (asphalt curb will be constructed).
These streets cut through from Washington to Warner Trial. As congestion at the
Washington/Fred Waring intersection increases, these newly paved streets will
provide a convenient short cut to westbound Fred Waring via Warner Trail -
POLICY:
1 . Public streets shall be ultimately improved to city standards including curb and
gutter.
2. Local streets shall be designed to discourage non-local through traffic.
IMPLEMENTATION:
1 . With the exceptiorf'of emergency vehicle access, Delaware Place and Mountain
View shall be closed to auto traffic 300 feet west of Washington Street prior
to the completion of the paving project.
2. Completion of full road improvements including curb and gutter shall be a
lower priority and deferred until funding sources become available.
ISSUE IV: Street lighting at Fred Waring/Washington intersection (Currently there
is no street lighting at the intersection of Washington and Fred Waring
Drive)
13
PLANNING COMMISSION RESOLUTION NO. 1794
POLICY:
All arterial intersections should include traffic safety lighting.
IMPLEMENTATION:
The City shall coordinate with the County and La Quinta for planning, engineering,
funding and installation of safety street lighting at Fred Waring and Washington
Street.
III. PARKS
ISSUE I: The area is not served by any public parks
The 19.5 acres vacant site north of Desert Breezes is one of the few large vacant
parcels in the study area and provides significant opportunities for recreational
development: It is large enough to accommodate a wide variety of facilities designed
for all age categories with ample parking. The front 300 feet adjacent to Washington
Street could be developed with relatively intensive uses without adversely impacting
adjacent properties. The balance of the site would require careful design to address
noise, lighting and security concerns of residents of Desert Breezes, Robin Road and
Mountain View. While primary access to the park would be from Washington Street,
a secondary entrance should also be developed to provide direct access via the
interior local street system. A one acre parcel on Mountain View owned by the
Coachella Valley Water District may be available as access.
14
PLANNING COMMISSION RESOLUTION NO. 1794
POLICY:
All areas shall have convenient access to neighborhood parks designed to meet the
specific needs of the residents.
IMPLEMENTATION:
Establish a neighborhood recreation advisory subcommittee reporting to the Project
Area 4 Committee and the Parks and Recreation Commission to determine recreation
needs and analyze prospective park sites including the 19.5 acre parcel.
Emphasis would be placed on the development adjacent to the Washington Street
frontage. If the 19 acre site is determined to be the best alternative, design and
funding mechanisms would be created to develop and maintain the facility. Since the
site is easily accessible by residents of La Quinta and Indian Wells, joint funding of
the facility should be pursued with these cities.
HOUSING:
By their nature, the one acre parcels do not lend themselves to affordable housing.
The primary issue in the area will be to maintain housing quality.
i .
POLICY:
Through adoption of the Property Maintenance Ordinance the City has committed to
preservation of neighborhood quality and improvement of substandard conditions.
IMPLEMENTATION:
A designated code enforcement officer will identify violations of the Property
Maintenance Ordinance" and pursue enforcement. See general discussion for
implementation strategy.
SUBAREA 2 Palm Desert Country Club
The Palm Desert Country Club was developed in the 1960's and 1970's as an ungated,
public street senior citizen planned residential community. It includes a 27 hole privately
owned full length golf course and a homeowners association community center. The
development is predominately comprised of modest two and three bedroom single family
homes, many of which back out onto the golf course.
15
PLANNING COMMISSION RESOLUTION NO. 1794
I. LAND USE: j
The country club is built-out with relatively homogeneous single family homes on
6,000 square foot lots. The current R-1 9,000 zoning requires minimum 9,000
square foot lots in new subdivisions. Commercial development is confined to the
southwest Hovley Lane East/Washington Street intersection and Avenue of the
States. Multifamily apartments are located in discreet areas on Michigan Avenue,
California Avenue and Washington Street. In general, significant land use conflicts
are rare.
II. TRAFFIC/CIRCULATION:
ISSUE: Speed Control
The circulation system for Palm Desert Country Club was designed with long
intersecting through streets which have a tendency to encourage speeds in excess
of the limit. -Speeding problems have been observed on Warner Trail, California and
New York/Virginia.
POLICY:
Given the existing street pattern, there are few effective strategies for lowering 1
speeds other than enforcement. Stop signs which are not justified by cross traffic
increase noise, exhaust emission levels, do not significantly reduce overall speed
levels, and foster disrespect for traffic laws.
IMPLEMENTATION:
1 . City Engineer shall identify intersections where traffic volumes warrant stop
signs.
2. Speed studies shall be conducted to identify priority streets for enforcement.
ISSUE: Street Lighting
Extensive street lighting was installed throughout the Palm Desert Country Club by
the original developer. The lights are maintained through a lighting and landscape
maintenance district.
16
PLANNING COMMISSION RESOLUTION NO. 1794
ISSUE: Street Repairs
Most of the local streets within Palm Desert Country Club are generally over 20 years
old and are in need of repair. The original construction specifications and roll curbs
and gutters do not comply with current city standards.
POLICY:
To the greatest extent feasible, street surfaces shall be brought up to city standards.
� Although the roll curbs do not meet current city standards their replacement
lacement should
not be a high priority.
IMPLEMENTATION:
A comprehensive street condition study shall be conducted by the Department of
Public Works as part of their PMS (pavement maintenance system) program, resulting
in .a priority schedule for street repairs. Depending on condition, street will be
designated for slurry seal, resurfacing or reconstruction.
ISSUE: Fred Waring Drive Parkway Improvements
With the exception of 1,000 feet of new sidewalk between Warner Trail and Elkhorn
Trail, the one mile of parkway between Warner Trail and California is devoid of
improvements or maintenance other then weed abatement. The rear walls of
adjacent homes are inconsistent in terms of material, design and condition. In
general, the parkway presents an unacceptable public image for the city and project
area along this important arterial.
POLICY:
All public arterial parkways shall be brought up to current design standards including
sidewalks and drought tolerant landscaping and attractive perimeter walls.
IMPLEMENTATION:
1 . Initiate the design process for parkway landscaping including alternatives to
economically integrate the existing walls.
2. Investigate possible funding sources for construction and maintenance
including community development block grants and assessment districts.
17
I _
PLANNING COMMISSION RESOLUTION NO. 1794
3. Fence provisions of the property maintenance ordinance shall be enforced
where appropriate.
4. Wall and landscape plan shall be designed to discourage graffiti. Graffiti
abatement program shall utilize paint to consistently match original wall color.
III. PARKS:
ISSUE:
The area is not currently served by a neighborhood park. The nearest city park
facility is at Magnesia Falls and Portola, nearly four miles away. There is a 4.5 acre
recreation facility owned and operated by the Palm Desert Country Club Association
on California at Avenue of the States, containing two swimming pools, spa, 8,000
square foot building complex, rose garden and parking lot. The facility is primarily
oriented towards senior citizens and is under utilized. There are virtually no facilities
for children or young adults. Negotiations between the City and the Association
concerning acquisition and development of a public park and recreation facility on the
site were not successful. There remains some opportunity for City/Association
cooperation to improve and expand this facility. Through redesign of the excessively
large parking lot and utilization of vacant areas adjacent to the rose garden, additional
facilities could be added to significantly increase the public recreational value to the
project area.
POLICY:
Priority shall be given to developing a neighborhood park accessible to and meeting
the broad recreational needs of the Palm Desert Country Club residents.
IMPLEMENTATION:
City and Recreation and Park District staff shall prepare conceptual plans and
evaluate the advantages of sites in the specific plan area for presentation to the Parks
and Recreation Committee and Project Area 4 Recreation Subcommittee. Depending
on the results of that evaluation, the respective property owners would be contacted
concerning the availability and terms for use of their properties.
HOUSING:
The area is predominately developed with modest single family detached homes built
in the 1960's and 70's. While the majority are well maintained, a growing number
are falling into disrepair, through neglect, foreclosure or abandonment. The majority
18
PLANNING COMMISSION RESOLUTION NO. 1794
of the 610 deficient or deteriorated units identified in the Project Area No. 4
Preliminary Report were in this subarea. Less than 40% of the units in the area are
owner occupied. This high incidence of absentee ownership may contribute to the
growing property maintenance problem.
The subarea also includes two older apartment complexes located on Michigan Drive
between Idaho and Warner Trail and on California and Elkhorn Trail. These projects
serve primarily low and very low income households. The area, which is substantially
built out, contains scattered vacant single family lots.
POLICY:
Through the General Plan Housing Element, Property Maintenance Ordinance and
Redevelopment Plan, the city is committed to preserving housing quality and
affordability. The modest nature of the housing stock in Palm Desert Country Club
provides a unique opportunity to advance both of these goals.
IMPLEMENTATION:
A. A comprehensive survey shall be conducted to locate vacant lots and
deteriorated units and identify the occupancy circumstances (i.e. owner
occupied, renter, vacant, abandoned, for sale, foreclosure, etc.). Depending
on individual circumstances properties will be evaluated for inclusion in the
city's RDA's affordable housing program which may include:
1 . Rehabilitation loans for existing low/moderate income owner occupied
units.
2. Rehabilitation loans for rental properties when owners commit to
low/moderate income rental restrictions.
3. Self-help rehabilitation where RDA purchases deteriorated property,
contracts with nonprofit housing corporation to supervise low income
home buyers in the rehabilitation of their own homes.
4. Self-help new infill construction. As a secondary priority vacant infill
parcels would be purchased by the RDA and developed through a
nonprofit self-help housing program.
B. The existing multifamily projects shall be periodically monitored to insure they
provide a quality residential environment and to determine if conditions warrant
19
PLANNING COMMISSION RESOLUTION NO. 1794
public intervention or if opportunities exist for inclusion in the city's affordable
housing program. j
SUBAREA 3 Hovley Lane East
This subarea includes only the east-west arterial (formerly 42nd Avenue) which bisects the
study area and extends from Cook Street to Washington Avenue. The portion east of Oasis
was developed as part of Palm Desert Country Club in the 1960's. The street did not
become a functioning uninterrupted arterial until the section between Eldorado Drive and
Oasis were completed in 1995 in connection with the development of Indian Ridge Country
Club. What had been a relatively quiet access for the adjacent country clubs was
transformed into a major east-west alternative to Country Club Drive.
I. TRAFFIC/CIRCULATION/RIGHT OF WAY IMPROVEMENTS
ISSUE: speed Control
The low level of cross traffic on this arrow straight arterial tends to encourage
speeding.
POLICY:
Targeted enforcement of the posted speed limit shall be the primary strategy for
controlling excessive speed.
ISSUE:
Now that Hovley Lane East has been transformed from a quiet back street to a major
arterial, the increasing speed and volume dictate significant design changes,
resurfacing and reconstn3ction of the older portion of the roadway. The south side
parkway is undeveloped.
Perimeter block walls between Idaho Street and Warner Trail are crumbling and
painted with mismatched colors as a result of graffiti abatement. Between Warner
Trail and Kansas Street walls are a disorganized combination of block and wood in
varying stages of deterioration.
Since country club maintenance workers are not allowed to park within the clubs,
they are to park outside the gates on Hovley. On the south side, workers currently
drive over'the curb and park in the dirt parkway. On the north they park adjacent to
the club entrance creating sight obstructions for residents turning onto Hovley.
20
• PLANNING COMMISSION RESOLUTION NO. 1794
POLICY:
The upgrading of Hovley Lane East shall have first priority for Redevelopment Agency
funding. All road improvements designs in the area shall be submitted to the Project
Area Committee for review and comment at earliest stage and shall take into account
the ultimate design goals for the roadway.
IMPLEMENTATION:
1 . Left/Right Turns. Lane striping shall include a center turn lane to facilitate both
entrance to and exits from side streets.
2. Where feasible right turn deceleration lanes shall be included.
3. Since Hovley Lane East is the designated golf cart/bike lane access to the
study area, it is important to provide for these facilities in the reconstruction
design.
4. Reconstruction plan shall provide for ultimate parkway landscaping and
sidewalks including a program to encourage a unified perimeter wall design
between Idaho Street and Kansas Street. Program would involve financing
mechanisms and enforcement of the wall maintenance requirements of the
property maintenance ordinance. The ultimate goal shall be an attractive, low
maintenance wall and landscape plan designed to discourage graffiti. Anti-
graffiti wall coatings shall be utilized to avoid the mismatched paint problem
which currently exists.
5. The country club associations shall be encouraged to provide on-site parking
facilities for their maintenance employees.
Curbs shall be painted red adjacent to country club entrances and side streets
prohibiting parking and providing for improved visibility and
deceleration/acceleration lanes.
6. The city shall work with the City of Indian Wells and Sunrise Company to
complete the mile long south half-street between Oasis Country Club and the
Coachella Valley Water District facilities.
SUBAREA 4 Southwest corner of Washington Street/Country Club Drive
The 160 acres at the southwest corner of Country Club Drive and Washington Street
contain a collection of uses including a gated single family subdivision (Whitehawk), a
21
PLANNING COMMISSION RESOLUTION NO. 1794
manufactured housing subdivision (Golden Sun Estates), a partially developed 20 acre
commercial center, timeshare development currently operated as an extended stay hotel
(Sun Dunes Villas), and two apartment complexes (Royal Palms and Desert Oasis).
I. LAND USE:
Current development in the area is in general conformance with designated land uses.
With the south half of the Whitehawk subdivision currently under construction the
only remaining vacant land in the subarea includes seven acres of PC-2 District
Commercial property at the corner and 34,000 square feet at the east side of Desert
Dunes Villas facing Washington Street.
ISSUE I:
The seven acres of vacant property associated with the corner commercial center
was originally approved as a supermarket site. There has been no interest to develop
and market from any of the major supermarket chains. Being adjacent to the
redesigned Washington Street/1-10 freeway interchange, the corner is under
consideration for designation as yet to be created: Freeway Commercial Zone. This
zone would be designed for freeway-oriented traffic and could include provisions
allowing drive-through fast food restaurants, gas stations closer than 500 feet apart
and high quality tourist serving facilities.
POLICY:
Land use designation should encourage commercial development oriented to freeway
offramp traffic but consistent with Palm Desert's image and quality - design
philosophy. Gas station site plans shall incorporate reverse orientation where
associated buildings occupy street frontage and fueling aisles face inward.
IMPLEMENTATION:
Designate corner Freeway Commercial Zone.
ISSUE II:
Directly south of the commercial corner, Sun Dunes Villas is a 48 unit complex
originally developed as a timeshare project but what is now managed as an extended
stay hotel. The units are all at least 400 square feet and all contain kitchens.
Minimum stay is one week with many guests staying 3-4 months. The owners wish
to add more units on the 34,000 square foot vacant area fronting Washington. The
existing R-3 multifamily zone on the property permits 18 units per acre allowing
22
PLANNING COMMISSION RESOLUTION NO. 1794
approximately 120 units on the five acre site. The existing project density is ten
hotel units per acre. The proposed expansion which could include a general
upgrading of the entire property is well within zoning limits.
POLICY:
Older hotels should be encouraged to update their facilities and expand to the extent
necessary for economic viability.
IMPLEMENTATION:
None Required.
HOUSING:
The subarea contains a wide variety of housing types catering to a broad range of
incomes. The properties appear well managed and maintained.
POLICY/IMPLEMENTATION-
Existing projects will be monitored to insure continued quality and to identify
opportunities for inclusion in the city's affordable housing program.
SUBAREA 5 Country Clubs
This subarea includes four gated country clubs of which Woodhaven, Oasis and Palm Desert
Resort are complete. Indian Ridge Country Club has completed approximately one third of
their 1280 approved units.
I. LAND USE:
All the country clubs have been developed pursuant to unified plans and are
consistent with city zoning. Internally, homeowners associations regulate and
maintain the property quality through their HOA fees and CC&Rs.
ISSUE:
The main external impact of country club activities is their practice of restricting
service and construction worker vehicle access through their gates. As a result,
street parking problems often occur adjacent to their rear entrances. This is a
particular problem on Hovley East at the Woodhaven entrance where employee cars
23
PLANNING COMMISSION RESOLUTION NO. 1794 e
have historically driven over the roll curb on the south side of the street and park in
the parkway.
POLICY:
Gated communities shall be encouraged or required where possible to provide on-site
parking for construction/maintenance workers.
IMPLEMENTATION:
City staff shall work with the respective homeowners associations to develop
mutually acceptable parking solutions.
II. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE: '
Woodhaven left turn access to Washington Street. Increasing traffic on Washington
Street has made left turn exits increasingly difficult.
POLICY:
Unless strict traffic warrants can be met the preferred solution to side street access
to major arterials is median island left turn control versus traffic signals. These
median structures typically permit left turn entrance but only right turn exit.
IMPLEMENTATION:
The City Traffic Engineer shall monitor traffic volumes and accident records and
determine appropriate ;deft turn control alternatives in consultation with the
Woodhaven Homeowners Association.
ISSUE: Lack of parkway landscaping on the west and south side of Palm Desert
Resort Country Club
When the Palm Desert Resort Country Club was developed in the late 1970's and
1980's there were no provisions within the County conditions of approval for
parkway landscaping on the west and south sides, (Oasis Country Drive which didn't
exist and 42nd Avenue, now Hovley East). While the developer was required to
construct the Oasis half street it was believed that the blowsand impacts from the
vacant Indian Ridge site made landscaping impractical to maintain.
24
PLANNING COMMISSION RESOLUTION NO. 1794
In 1985 and 1987 the developer approached the Palm Desert Resorter Association
with offers to install parkway landscaping if the association would provide
maintenance. These offers were not accepted.
POLICY:
All residential projects within the city are required to install and maintain parkway
landscaping either through their association or a lighting and landscaping maintenance
assessment district.
IMPLEMENTATION:
The City/RDA staff shall initiate discussions with the Palm Desert Resorter
Association to investigate available financing alternatives to facilitate installation and
maintenance of parkway landscaping.
SUBAREA 6 North Side Country Club
Although not within the redevelopment project area, the north side of Country Club Drive
between Washington Street and Tamarisk Row Drive is functionally a part of the East Palm
Desert planning area. It also contains the last large undeveloped residential and commercial
properties in the study area.
I. LAND USE:
ISSUE I: Land use of 115 acre vacant parcel at northeast corner of Country Club
Drive and Tamarisk Row Drive
The property is currently zoned R-1 12,000 which was consistent with the County
zoning at annexation. A noise study on the property conducted in 1989 concluded
that combined noise exposure from 1-10 traffic and the railroad in excess of 65 db
CNEL extended 910 feet from the tracks and 2100 feet at 60 db CNEL. Due to
atmospheric conditions, noise levels did not decrease significantly at night. Maximum
acceptable noise levels for residential areas identified in the Palm Desert Municipal
Code Section 9.24.030 are 55 dba daytime (7:00 a.m. to 10:00 p.m.) and 45 dba
night time (10:00 p.m. to 7:00 a.m.). The 60 dba contour measured from Country
Club Drive extended 200 feet into the property in 1989 and as a result of increased
traffic would extend 296 feet in the year 2000.
In 1990, the property owner requested a County Comprehensive General Plan
Amendment and Change of Zone from single family residential to Industrial Park.
25
PLANNING COMMISSION RESOLUTION NO. 1794
Although the noise levels for the entire site identified in the project EIR exceeded
residential standards the application was denied due to incompatibility with adjacent
residential uses, traffic and other unmitigated environmental impacts. Later in 1990,
the property owner filed a pre-annexation zoning application with the City for a
similar industrial/professional office designation. Due to opposition from surrounding
residential uses, the request was denied, annexed as R-1 12,000 and remains vacant.
In a similar location adjacent to the tracks and 1-10 east of Portola, a preliminary
noise study indicated the necessity for a continuous 18 foot high masonry sound wall
to reduce the
existing
noise level to the re
sidential standard.
POLICY:
Permitted land uses should be compatible with both the physical conditions of the
site and surrounding land uses. The zoning on the property should allow uses along
the railroad tracks which are compatible with the high noise environment and which
act to economically mitigate existing impacts for the southern half of the property.
IMPLEMENTATION:
The northern 500-600 feet of the property shall be redesignated for an industrial use
either Service Industrial (SI) or Planned Industrial (PI). The balance of the property
would be designated R-1 (8,000 or 12,000).
This .d.esign.would permit noise tolerant uses adjacent to the railroad tracks which
would ultimately serve as noise mitigation for the residential zone. The industrial park
or service industrial subdivision design would provide for building pads which create
a continuous 18 foot high sound barrier. Ideally, primary access to this area could
be provided through the existing industrial/office park to the east. Emergency access
could be provided from Tamarisk Row Drive.
ISSUE It:
Commercial property at northwest corner Country Club/Washington. The northwest
corner of Country Club Drive and Washington includes approximately 25 acres of
vacant land zoned Planned District Commercial (PC-2), five acres at the corner and
20 acres west along Country Club. The completion of the redesigned Washington/1-
10 interchange has stimulated development interest from business oriented to
freeway traffic. Specifically these include fast food restaurants (with drive throughs)
and gas station/convenience stores. Of primary concern to these businesses is
visibility to freeway traffic. Each of these features common to freeway oriented
developments are at odds with specific prohibitions with the city's zoning ordinance.
26
i
PLANNING COMMISSION RESOLUTION NO. 1794 f
I
prohibit drive through restaurants. Section 25.56.330uires re
All commercial zones p g q
a 500 foot minimum distance between gas stations, effectively limiting an k
intersection to one station. Since a Mobile station is already on the southwest corner
a gas station could not locate on the northwest corner. The current sign code limits
freestanding signage to ten feet which is insufficient for freeway visibility.
POLICY:
Zoning requirements and restrictions should allow for the unique requirements of
freeway oriented businesses.
IMPLEMENTATION:
A Freeway Commercial zone shall be created and added to the City Zoning
Ordinance. Areas adjacent or within the immediate vicinity of freeway off-ramps
shall be re-designated to this new zone.
IL PARKS:
ISSUE I: This subarea's large vacant parcel represents the last opportunity to
develop a significant regional recreational facility in eastern Palm Desert
POLICY:
While a regional facility may ultimately be appropriate for this area, other recreation
projects dictate that it be a lower priority.
IMPLEMENTATION:
Feasibility of inclusion of a recreational facility shall be considered in conjunction with
any future development proposed for the property.
a
I
27
k
PLANNING COMMISSION RESOLUTION NO. 1794
VICINITY MAP
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Fred Waring Drive F
e [EKHREB07
CITY OF PALM DESERT Case No. GPA 97-1 PLANNING COMMISSION
RESOLUTION NO. 1794
j j Date March 18, 1997
PLANNING COMMISSION RESOLUTION NO. 1794
r
EXHIBIT C
i
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: GPA 97-1 , The Project Area 4 Specific Plan
-APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: The Project Area 4 Specific Plan which identifies the
need for public improvements, services, priorities, zoning, and land use policies for
approximately 2260 acres defined as Redevelopment Agency Project Area No. 4 bounded
by Washington Street on the east, Fred Waring Drive on the south, Indian Wells and
Eldorado on the west and Country Club Drive on the north. In addition, it includes 200
acres between Country Club Drive and 1-10, Washington Street and Tamarisk Row.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment. `
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if.any, included in the project to avoid potentially significant
effects, may also be found attached.
MarcTr'I 1997
PHILIP DREL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
Am
30
PLANNING COMMISSION RESOLUTION NO. 1795
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND CHANGE OF ZONE
IMPLEMENTING RECOMMENDATIONS OF THE PROJECT AREA
4 SPECIFIC PLAN.
CASE NO. C/Z 97-3
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
18th the day of March, 1997, hold a duly noticed public hearing to consider the
amendments to the Palm Desert Zoning Map, Exhibit "A", attached hereto; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act, Resolution
No..97-18," in that the Director of Community Development has determined that the project
will not have an adverse impact on the environment and a Negative Declaration of
Environmental Impact has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts to justify their actions, as described below:
i
i 1 . The land use resulting from the change of zone would be compatible with
adjacent proposed land uses and better reflects existing development.
2. The density resulting from the change of zone would be compatible with
densities permitted in the adjacent areas.
3. The proposed change of zone implements recommendations of the Project
Area 4 Specific Plan, and the adopted Palm Desert General Plan.
NOW, THEREFORE, BE IT'RESOLVED by the Planning Commission of the City of Palm
Desert, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the commission in this case.
2. That the Planning Commission does hereby recommend to the City Council
approval of Change of Zone 97-3, Exhibit "A", and a Negative Declaration of
Environmental Impact, Exhibit "B", as it pertains thereto.
PLANNING COMMISSION RESOLUTION NO. 1795
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 18th day of March, 1997, by the following vote, to wit:
AYES: BEATY, CAMPBELL, JONATHAN, FERGUSON
NOES: NONE
ABSENT: FERNANDEZ
ABSTAIN: NONE
AMES 4FE25LR30N, Chairperson
////��
PHILIP DRELL, Secretary
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City of Palm Desert, California
2
Office Professional
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CITY OF PALM DESERT Case No. PLANNING COMMISSION
RESOLUTION NO.
01EKH-HIMOCT Date
PLANNING COMMISSION RESOLUTION NO. 1795
EXHIBIT B
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: C/Z 97-3
APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: A change of zone which implements recommendation
of the Project Area 4 Specific Plan which identifies the need for public improvements,
services, priorities;"zoning, and land use policies for approximately 2260 acres defined as
Redevelopment Agency Project Area No. 4 bounded by Washington Street on the east, Fred
Waring Drive on the south, Indian Wells and Eldorado on the west and Country Club Drive
on the north. In addition, it includes 200 acres between Country Club Drive and 1-10,
Washington Street and Tamarisk Row.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
P
f
Mar 19 7
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
/tm
4
PLANNING COMMISSION RESOLUTION NO. 1796
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY
COUNCIL APPROVAL OF AN AMENDMENT TO THE ZONING
ORDINANCE TEXT CHAPTERS 25.14 (RE RESIDENTIAL ESTATE
DISTRICT) AND 25.76 NONCONFORMING LOTS, BUILDINGS
AND USES.
CASE NOS. ZOA 97-2 AND ZOA 97-3
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 18th day of March, 1997, hold a duly noticed public hearing to consider amendment to
Chapter 25.14 and 25.76 of the Palm Desert Zoning Ordinance; and
WHEREAS, said application has complied with requirements of the "City of Palm
Desert Procedures to .Implement the California Environmental Quality Act, Resolution No.
97-181" in that the Director of Community Development has determined the amendment to
be a Class 3 categorical exemption; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts to justify its action as described below:
1 . That the zoning ordinance amendments are consistent with the overall
objectives of the zoning ordinance.
2. That the zoning ordinance amendments are consistent with the objectives of
the adopted General Plan and implement recommendations of the Project Area
4 Specific Plan.
3. That the zoning ordinance amendments would better serve the public health,
safety, and general welfare than the current regulations.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm
Desert, as follows:
1 . That the above recitations are true and correct and constitute the consideration
of the commission in this case.
2. That it does hereby recommend to city council approval Zoning Ordinance
Amendments 97-2 and 97-3, as provided in the attached exhibit, labeled
Exhibits "A" and "B".
PLANNING COMMISSION RESOLUTION NO. 1796
EPASSED, APPROVED AND ADOPTED by the Palm Desert Planning Commission this
18th day of March, 1997, by the following vote, to wit:
AYES: BEATY, CAMPBELL, JONATHAN, FERGUSON
NOES: NONE
ABSENT: FERNANDEZ
ABSTAIN: NONE
*JAMEST
, Chairperson
ATTEST:
PHILIP DRELL Secretary
Palm Desert P anning Commission
I
2
PLANNING COMMISSION RESOLUTION NO. 1796
EXHIBIT "A"
RE RESIDENTIAL ESTATE DISTRICT
25.14.020 Principal uses and structures
. permitted.
The following are permitted uses in any RE district:
A. Accessory buildings, uses, and structures,
B. Domestic animals;
C. Guest dwelling;
D. Home occupations subject to the provisions of Chapter 25.66 as modified by
25.14.041 ;
E. One single-family dwelling per lot;
F. Public parks and recreational facilities;
G. Servant quarters;
H. Private greenhouses and horticultural collections;
I. Temporary uses as prescribed in Chapter 25.64. (Ord. 120 ss 1 (part), 1976: Ord. 94
ss 1 (part), 1975: Exhibit A ss 25.9-2)
i 25.14.030 Conditional uses.
The following uses may be permitted subject to a conditional use permit:
A. Churches, convents, monasteries and other religious institutions;
B. Day nurseries and nursery schools;
C. Fire stations;
D. Public educational institutions;
E. Public utility and public service facilities;
F. Private schools and colleges, not including art, business, or trade schools or colleges;
G. Private recreational facilities such as country clubs, tennis and swim clubs, golf
courses, with incidental, limited commercial uses which are commonly associated and
directly related to the primary use;
H. Stables for boarding horses; and
I. Second unit senior housing subject to the provisions of Chapter 25.21 as modified by
25.14.043 (Ord. 94 ss 1 (part), 1975:Exhibit A ss 25.9-3)
25.14.041 Home occupations exception.
A. Home occupations or associated storage may be conducted in a dwelling or accessory
structure not to exceed 640 square feet;
B. It shall be unlawful to park or store any commercial vehicles on the property with the
exception of one pickup truck or van of 1 %z tons or less.
3
I
RE RESIDENTIAL ESTATE DISTRICT
C. One (1) employee may park his/her vehicle on the subject property for the purpose of
driving a commercial vehicle to a remote job site.
25.14.042 Horses.
Horses may be maintained in the RE zone subject to obtaining a permit approved by the
Director of Community Development and the following restriction and requirements:
A. A maximum of two (2) horses over the age of nine (9) months shall be permitted on
a lot 40,000 square feet or larger (total number of horses of all ages shall not exceed four
(4);
B. Horses must be kept within a corral and enclosed stable of the following minimum
dimensions:
1 . Corral: Two hundred eighty-eight (288) square feet per horse; minimum dimensions
of twelve (12) feet by twenty-four (24) feet, one third is shaded.
2. Stable: One hundred forty-four (144) square feet, minimum dimension twelve (12)
feet by twelve (12) feet per horse. Stable shall be adequately ventilated.
C. Barns, corrals or stables constructed to maintain horses shall be located not less than
thirty-five (35) feet from any residence or habitable structure on the same lot and not less
than 50 feet from any residence or habitable structure on adjacent lots. Barns, corrals or
stables may be located within 50 feet of a front property line if the finding can be made that
the design and appearance of such structures are compatible with surrounding properties-
D. Animal manure shall be stored in water tight receptacles and properly disposed of not
less than once per week; and
E. Barns, corrals or stables shall be cleaned and maintained such that dust, flies and
odors shall not be detectable from adjacent properties and not less than once per week.
25.14.043 Second unit senior housing.
The second unit may be detached. Floor area shall not exceed 50% of the primary
dwelling.
25.14.080 Development standards for one gross
acre lots or less, but at least forty
thousand square feet net size.
All development on lots of one gross acre in size, at least forty thousand square feet net
size, as shown on the zoning map, shall comply with the following minimum development
standards:
A. Minimum lot area shall be forty thousand square feet (net size) as determined by the
city council and indicated on the zoning map;
B. Minimum front yard 30 feet;
C. Minimum lot width, one hundred fifty feet;
D. Minimum lot depth, two hundred feet;
E. Minimum rear yard, fifty feet;
4
RE RESIDENTIAL ESTATE DISTRICT
F. Minimum side yards, fifteen feet;
G. The minimum dwelling unit size as specified in Section 25.56.320 shall be not less
than two thousand square feet for all lots at least forty thousand square feet net size;
H. When said zone district exists in conjunction with the hillside overlay district, the
setback provisions specified in this section shall not be applicable. The required setbacks
and minimum dwelling unit size shall be as approved by the planning commission as part of
their action on the required conditional use permit. (Ord. 212 ss 1 (part), 1979)
I
4
i
I.
5
1
RE RESIDENTIAL ESTATE DISTRICT
EXHIBIT "B"
NONCONFORMING LOTS, BUILDINGS-AND USES
25.76.075 Conforming process for legal
nonconforming residential uses in
residential and office professional zones
Legal nonconforming residential uses in R-1 , R-2, R-3 and OP zones may apply for legal
conforming status if they are brought into substantial compliance with present
'quality standards. The architectural commission shall receive and review applications for
conforming status. As part of their review the architectural commission may require
significant upgrading and rehabilitation of the existing facility consistent with the constraints
of the original site plan. Reduction in the project dwelling unit total will only be considered
if it is required to protect public health and safety. If a rehabilitation plan is approved by the
architectural commission, required work must occur within one year. Once the plan has
been satisfactorily completed, a certificate of conforming status will be issued. Certificates
of conformance include a requirement that the project be maintained substantially in the
condition specified by the rehabilitation plan, in perpetuity. Failure to maintain the property
could result in revocation of conforming status. Decision of the architectural commission
may be appealed to the city council.
6
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: March 18, 1997
CASE NOS: GPA 97-1 , C/Z 97-3, ZOA 97-2 and ZOA 97-3
REQUEST: Approval of 1) A Negative Declaration of Environmental Impact; 2)
Project Area 4 Specific Plan; 3) Change of zone implementing
recommendations of the Specific Plan; and 4) Amendments to Chapter
25.14 of the Zoning Ordinance for the RE (Residential Estate Zone) and
Chapter 25.76 for Nonconforming Lots, Buildings and Uses as
recommended by the Specific Plan.
APPLICANT: City of Palm Desert
I. BACKGROUND:
When the Palm Desert Country Club and surrounding areas were annexed in 1994,
the City adopted zoning equivalent to the existing County designations with the
understanding that we would undertake a comprehensive study of the area to
determine where changes were appropriate.
A Project Area/Specific Plan citizens advisory committee with representatives from
each neighborhood was formed in October of 1995 to work with the City and RDA
staff to create a Specific Plan identifying public improvements and service priorities,
land use and zoning policies for the area. The attached Specific Plan is a result of
monthly meetings over the last 18 months.
The Plan divides the study area into six subareas. Within each subarea specific
issues were identified and discussed leading to general policies and implementation
measures.
A. LAND USE AND ZONE CHANGE SUMMARY:
The only area identified for land use and zone change involves subarea 1 at the
northwest corner of Washington Street and Fred Waring Drive north to Dudley
Drive and west to Warner Trail. The changes are designed to better reflect the
existing land use and subdivision patterns.
STAFF REPORT
GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
MARCH 18, 1997
These changes include:
1 . Directly at the Washington Street/Fred Waring Drive intersection,
designations are being changed from multifamily residential to office
professional to reflect the existing commercial office use of the
property.
2. One acre parcels on Robin Road, Mountain View and Delaware are being
redesignated from low density, R-1 9,000 to very low RE 40,000
consistent with the existing subdivision pattern.
3. Property along Washington Street directly north of Desert Breezes is
being redesignated from multifamily to low , density R-1 9,000
consistent with the adjacent parcel.
4. The Washington Street frontage at Mountain View north to Dudley is to
be reclassified from High Density Multifamily R-3 2000 to Office
Professional.
5. Dudley Drive Area.
Dudley Drive is a 500-foot dead-end street which provides access to an
office building and apartment complex on Washington Street and four
residential parcels to the west (three of which are designated
multifamily and the fourth single family). There is one poorly maintained
single family home west of the office building and a well-maintained
home on a 1 .H acre estate lot behind the apartment complex. The
residential parcels are isolated from Palm Desert Country Club by a ten-
foot block wall and only has access to Washington Street via Dudley
Drive or a private road to the south. While the adjacent apartment
complex is well maintained and successful, it is neither likely or logical
that the isolated residential parcels to the west will be developed or
maintained under the current designations. The property owner of the
estate lot .and the vacant parcels has requested professional office
designation. Homeowners on Cardiff Street have indicated a preference
for professional offices over apartments, assuming the project design
includes a 20 foot landscaped buffer adjacent to their rear wall.
2
,
STAFF REPORT
GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
MARCH 18, 1997
Based on the overall development trend on Washington Street and
property owner preferences, it is appropriate that the Specific Plan Land
Use Designation for this area be changed to Professional Office.
In regards to the isolated lot currently zoned R-1 9,000, the issue is
further complicated by an apparent error on the County zoning map
adopted by the City in 1994. The County had previously approved an
apartment project which included this parcel which indicates its zoning
to be the R-3 2,000.
Due to the configuration of existing land uses and vacant parcels, the
zone change to Office Professional (O.P.) should not be processed until
a unified precise plan of design is submitted by the property owner
showing how an office development will relate to existing adjacent
uses. In the absence of a zone change to O.P., the property owner has
requested a change for the isolated R-1 parcel to R-3 2,000 consistent
with adjacent existing zoning.
6. In subarea 6 north of Country Club, a 115-acre vacant parcel is
currently dual designated in the General Plan as low density
residential/service industrial. While this designation will not change at
this time, the Specific Plan would establish as a matter of policy that
within the dual designation the northerly 500 feet of the property would
be appropriate for industrial use due the severe noise impacts generated
by the railroad. The low density residential (3-5 du/ac) would be
appropriate on the southerly portion of the property. It is recommended
that actual location of zoning boundaries would be deferred until a
precise plan of design is proposed for the respective uses.
B. ZOA 97-2 - AMENDMENT TO RE RESIDENTIAL ESTATE DISTRICT.
The one acre parcels being proposed for rezoning will be the only area of the
City under the RE regulations. Property owners in the area participated in a
public meeting with members of the Project Area 4 Committee and staff to
discuss how the RE zone could be amended to better fit the existing rural
character of the area.
3
STAFF REPORT
GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
MARCH 18, 1997
The proposed amendments are the result of input from that meeting. These
include:
1 . Addition of private greenhouses and horticultural collection to the list of
permitted uses.
2. Minor exceptions to the Home Occupation requirements allowing use of
an accessory structure, a 1 % ton commercial vehicle and one employee.
3. Provision to allow the keeping of horses.
4. Establishing a 30-foot front building setback and 15 foot minimum side
yard.
C. ZOA 97-3 - AMENDMENT TO CHAPTER 25.76 NONCONFORMING LOTS,
BUILDINGS AND USES.
As a result of the proposed rezoning from Multifamily Residential to Office
Professional on Washington Street some existing apartment complexes will
become legal nonconforming under Chapter 25.76.050. While legal
nonconforming uses can be maintained, they cannot be replaced if they are
more than 50% destroyed. This non replacement clause prevents owners
from obtaining financing. Section 25.76.075 provides a process by which
nonconforming residential uses in residential zones can achieve conforming
status if they can demonstrate substantial compliance with current quality and
maintenance standards. Many projects have completed this process. Some
have required significant rehabilitation while other well maintained properties
were deemed conforming in their existing condition. Owners also are required
to maintain the quality standards to preserve their conforming status. We
have been able to encourage more rehabilitation through this provision than
any other incentive or enforcement program.
Since well maintained apartments are considered compatible with professional
offices, the proposed amendment would extend the conformance process to
residential uses in the Office Professional zone.
4
STAFF REPORT
GPA 97-1, C/Z 97-3, ZOA 97-2 AND ZOA 97-3
MARCH 18, 1997
II. RECOMMENDATION:
Adopt findings and approve a Negative Declaration of Environmental Impact, and:
1 . Planning Commission Resolution No. recommending to City Council
approval of GPA 97-1 , Project Area 4 Specific Plan.
2. Planning Commission Resolution No. recommending approval to City
Council of C/Z 97-3.
3. Planning Commission Resolution No. recommending approval to City
Council of ZOA 97-2 and ZOA 97-3.
III. ATTACHMENTS:
A. Draft resolution
B. Legal notice
C. Comments from city departments and other agencies
D. Plans and exhibits
Prepared by �—
Phil Drell
Am
5
COMMENTS REGARDING RESPONSES FOR
INITIAL STUDY
CASE NOS. GPA 97-1 AND C/Z 97-3
The only proposed land use and zoning designation changes resulting from the
Specific Plan involves approximately 200 acres at the northwest corner of Fred
Waring Drive and Washington Street. In general, these designation changes are
intended to better reflect the existing land use patterns in the area.
A. Directly at the Washington Street/Fred Waring Drive intersection,
designations are being changed from multifamily residential to office
professional to reflect the existing commercial office use of the property.
B. One acre parcels on Robin Road, Mountain View and Delaware are being
redesignated from low density, R-1 9,000 to very low RE 40,000 consistent
with the existing subdivision pattern.
C. Property along Washington Street directly north of Desert Breezes is being
redesignated from multifamily to low density R-1 9,000 consistent with the
adjacent parcel.
D. Property from Mountain View north which is currently a mixture of
institutional, multifamily, office and vacant uses are being redesignated to
professional office. (A zoning ordinance amendment is being processed
concurrently to preserve the conforming status of the multifamily use.) At
the north side of the area three parcels, of which two are accessible to
Dudley Drive, are designated for multifamily and a third land locked parcel is
zoned R-1 9,000. Although zoned single family, this third parcel is isolated
from the adjacent single family subdivision and only has access to
Washington Street. It therefore should be developed in association with the
Washington Street professional office uses. Historically offices have been
compatible with single family uses.
RDA PROJECT AREA 4 SPECIFIC PLAN
INTRODUCTION
The Project Area No. 4 Specific Plan was initiated by the City and Redevelopment Agency 4
to identify needs for public improvements and services, set funding priorities and reexamine
zoning and land use policies.
I
The planning area covers approximately 2,260 acres defined as Redevelopment Agency
Project Area No. 4 bounded by Washington Street on the east, Fred Waring Drive on the
south, Indian Wells and El Dorado on the west and Country Club Drive on the north. In C
addition, it includes 200 acres between Country Club Drive and 1-10, Washington Street and
Tamarisk Row (not in a RDA project area).
Over 50% of the area is within seven gated residential communities ranging in size from 40
to 640 acres. Indian Ridge Country Club, Palm Desert Resort Country Club, Oasis Country
Club, Woodhaven Country Club, Desert Breezes, Whitehawk, and Golden Sun. Palm Desert
Country Club, a public street planned residential community, occupies 25% of the area.
With the exception of Indian Ridge Country Club, the area has been substantially built-out
under Riverside County prior to annexation to the city.
I
For planning analysis purposes, six subareas have been identified.
SUBAREA 1 The northwest corner of Washington Street and Fred Waring Drive, north to
Dudley Drive, west to Warner Trail.
SUBAREA 2 Palm Desert Country Club - A public street non-gated planned community
developed in the 1960's and 70's.
SUBAREA 3 Hovley Lane East - A major east-west arterial bisecting the study area.
SUBAREA 4 The southwest corner of Country Club Drive/Washington - A diverse mixture
of commercial, single family and multifamily uses.
SUBAREA 5 The four largest gated communities: Indian Ridge Country Club, Palm Desert
Resort Country Club, Woodhaven Country Club and Oasis Country Club.
SUBAREA 6 Area between Country Club Drive and 1-10. The area contains the largest tract
of undeveloped residential and commercial property.
it
I
RDA PROJECT AREA 4 SPECIFIC PLAN
GENERALISSUES
1 . Land Use. Since the planning area is substantially built out with well defined
residential neighborhoods and commercial centers, land use conflicts are minimal.
Issues remain in area 1 and 6 where significant undeveloped property remains. The
plan will identify these issues in the specific subarea discussion. In resolving
potential land use conflicts, every attempt will be made to insure both compatibility
and economic feasibility of both adjacent uses.
2. Traffic Circulation and Public Works. The area includes three major east-west
arterials (Country Club Drive, Hovley Lane East, and Fred Waring Drive) and the west
half (Washington Street). As traffic on these arterials increases, new control
measures may be required to insure safe ingress and egress from residential side
streets and commercial centers.
Most of these public streets are over 20 years old, were constructed at less then
current design standards and are in need of repair or reconstruction.
3. Parks. The area is not presently served by a public neighborhood park. A private
recreation facility owned by the Palm Desert Country Club Association is available to
its members, but is under-utilized and may not be ideally suited to meet the changing
recreational needs of the community. Each of the gated country clubs provides high
quality specialized recreation (golf, tennis, etc.) which may not address all needs of
their residents and are not available to the general public.
There are a very limited number of available vacant sites for park development.
Potential park sites have been identified in subareas 1, 2 and 6. The advantages and
constraints of each site will be evaluated in the individual subarea discussions.
4. Bicycle and Golf Cart Paths. With special authority from the state legislation, the
City of Palm Desert is pursuing a program to promote electric golf cart usage for
general transportation on public streets in designated lanes and routes. With nine
golf courses within or in the immediate vicinity, there is a high percentage of golf cart
ownership in the project area. The city's long range plan links the project area with
the system via Hovley Lane East, Warner Trail and California Avenue. These golf cart
routes are also serve as bicycle paths linking the area to the city wide master plan.
5. Housing. Within the gated communities, CC&R's and well organized homeowners
associations insure housing quality. Palm Desert Country Club is less rigidly
organized and is experiencing some property maintenance problems. The Project
Area No. 4 preliminary report identified 356 units that are exhibiting deficient
conditions or defined as beginning to exhibit signs of deferred maintenance. There
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RDA PROJECT AREA 4 SPECIFIC PLAN
were 254 units designated as deteriorated, showing signs of structural problems,
sagging roof walls or crumbling foundations, broken windows, electrical hazards, etc.
Due to the modest nature of its housing stock, Palm Desert Country Club provides
a significant opportunity for the provision of affordable single family housing.
The State Housing Law, Redevelopment Law, the General Plan Housing Element and
the Redevelopment Plan all require the City and Redevelopment Agency to diligently
implement programs to promote housing affordability for low and moderate income
families. Twenty percent of the property tax increment generated in the project area
must be spent for low/moderate income housing assistance. In addressing the City's
and Redevelopment Agency's legal obligations and the real housing needs of the
residents of the area, priority shall be given to programs which involve rehabilitation
of the existing housing stock and single lot infill construction. Multi-unit housing
developments will not be considered for RDA assistance until the rehabilitation and
single lot infill goals have been met.
6. Residential and Commercial Prooertv Maintenance. Through adoption of the Property
Maintenance Ordinance, Ordinance 801 , the City has committed to preserving the
quality of both commercial developments and residential neighborhoods.
The ordinance will be implemented by a comprehensive city-wide survey to identify
substandard property subject to ordinance. Property will be classified into three
categories:
a. ""Deteriorated". Property falling significantly below acceptable neighborhood
standards clearly subject to abatement.
b. "At Risk". Properties marginally at or below acceptable standards but showing
a clear trend toward deterioration.
C. Property which meets acceptable standards.
Based on survey results, deteriorated properties will be prioritized for immediate
abatement. Owners and tenants will be notified of the nature of their violations, the
abatement process and will be referred to the Redevelopment Agency regarding
available assistance programs.
City staff will be available to provide technical assistance regarding cost effective
solutions to typical maintenance problems.
"At risk" property owners would also be contacted informing them of their marginal
status and of the availability of financial and technical assistance.
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RDA PROJECT AREA 4 SPECIFIC PLAN
Information regarding implementation of property maintenance ordinance shall be
made available to the general public via the city newsletter, The Bright Side.
7. Utilities.
a. Overhead Power Lines. The area is primarily served with overhead facilities on
the major arterials and within Palm Desert Country Club. Service for new
subdivisions and the gated country clubs is underground. Some older lines
appear to be sagging.
While the ultimate goal is to underground all facilities, the costs involved make
it a lower overall priority compared to other public improvements. Where
funds are available, undergrounding along the arterial roadways will have
priority. Undergrounding of neighborhood service lines would be pursued in
response to property owner initiated assessment districts. Staff will work with
Southern California Edison to identify sagging lines and correct them when
possible.
b. Wireless Telecommunication Towers. The new wireless telecommunication
technology (i.e. PCS Personal Communication Systems) will require installation
of antenna towers throughout the city at heights of up to 70 feet. Although
the Telecommunication Act passed by the U.S. Congress provides for some
degree of local regulation, restrictions cannot have the effect of prohibiting the
service. Since current city ordinances do not effectively deal with this issue,
a specific telecommunication facility ordinance will be prepared which provides
for the least impacting antenna design, heights and location consistent with
good service. No towers shall be approved prior to adoption of the ordinance.
C. Sewer. Most of the area is served by sewers. City ordinance requires
properties to hook up at the time of ownership transfer if sewer lines are
available within 200 feet. Palm Desert Country Club Subarea 1 (Robin,
Mountain View and Delaware) is not currently served by sewer lines.
The city's goal is to extend service to all properties in the study area. The one
acre lot size in the Robin Road area allows for more effective use of septic
tanks and therefore immediate sewer extension is a lower priority.
8. Drainage. (From Preliminary Report for Project Area No. 4 - Rosenow, Spevacek
Group). There are existing storm drain facilities within the Project Area that carry
surface water runoff away from the Project Area. Surface water generated within
the Project Area is collected and emptied into either the Whitewater River Channel
which serves as a major stormwater channel for the City and the Coachella Valley,
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RDA PROJECT AREA 4 SPECIFIC PLAN
or flow in a northerly direction to vacant property in the City where the water
percolates into the ground.
The Project Area generally has adequate existing drainage facilities to protect the area
from flooding. There are, however, areas of localized flooding that need storm drain
improvements to reduce the nuisance flooding condition that occurs periodically.
The City of Palm Desert's Public Works Department staff have identified three (3)
areas within the Project Area which require storm drains in order to eliminate
potential flood hazards. These areas include: (1) Warner Trail from Fred Waring Drive
to the Whitewater Channel; (2) Fred Waring Drive east and west of Warner Trail; and
(3) Washington Street from 42nd Avenue north and south as required. More study
may be undertaken in order to determine any additional improvements which are
needed. Standing water is evident throughout the Project Area, even during dry
periods. A master drainage plan is currently being proposed for the Palm Desert
Country Club/Bermuda Dunes area which will provide for the construction and
funding of required drainage improvements.
9. Police and Fire Protection.
The Palm Desert Police and Riverside County Fire officials indicate that the area is
currently adequately served by existing facilities.
If the city annexes territory to the east or north, additional police and fire facilities
might be necessary to serve this expanded responsibility of the city.
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RDA PROJECT AREA 4 SPECIFIC PLAN
SPECIFIC AREA ISSUES, POLICIES
AND IMPLEMENTATION PROGRAMS
SUBAREA 1 Northwest Corner of Washington Street and Fred Waring Drive.
Due to the unique rural nature of the one acre lot subdivision in this subarea, a questionnaire
was mailed to property owners and residents on Mountain View, Delaware, Robin Road and
Latisha to determine their opinions and preferences regarding future development and land
use. On October 7 a community meeting was held to further discuss issues of concern to
this neighborhood. There was nearly a 50% response to the questionnaire and the meeting
was attended by over 30 property owners/residents. The recommendations in this section
were strongly influenced by the public input provided by the questionnaire and community
meeting.
I. LAND USE:
Existing land uses in this subarea include the following: Desert Breezes, a 75 acre
gated planned community with detached single family homes, condominiums and
time share units (zoned PR-4, 4 units per gross acres); an area zoned R-1 9,000
(single family 9,000 square foot lot minimum) but divided primarily into one acre lots,
to depth of 300 feet, the west side of Washington Street is zoned R-3 2,000 to
4,000 (multifamily with density of 11 to 21 units per acre). There is a small five acre
commercial complex at the corner. Nineteen (19) acres directly adjacent north of
Desert Breezes is a vacant unsubdivided parcel zoned R-1 9,000 and R-3 2,000.
ISSUE I: Zoning Consistency
The existing R-1 9,000 zoning is not consistent with the predominant one acre
subdivision pattern. Under current zoning, each existing lot could be divided into four
parcels significantly changing the rural character of the neighborhood. Several of the
existing property owners stable horses which was permitted by the County prior to
annexation. The current R-1 zone does not permit horses.
POLICY:
Zones should reflect the predominant existing land use and subdivision pattern.
IMPLEMENTATION:
A change of zone shall be initiated for the one acre lot area from R-1 9,000 to RE
40,000 (Estate Residential District) which requires a minimum 40,000 square foot
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RDA PROJECT AREA 4 SPECIFIC PLAN
lot size. The RE zone will be amended to provide for the keeping of horses as a
permitted use subject to a non-discretionary regulatory permit. The permit process
will include specific limitations on the number of animals and conditions under which
they are kept.
An inspection program will be initiated through the city's animal control program to
enforce these restrictions insuring impacts on adjacent properties are minimized.
Building setbacks in Section 25.14.080 shall be modified to create a minimum front
setback of 30 feet and minimum side yard of 15 feet.
Consideration shall be given to expanded home occupations which are compatible
with the rural nature of the area as a conditional use.
ISSUE II: Washington Street Frontage
To a depth of 300 feet, the Washington Street frontage is zoned for multifamily use.
The increasing traffic on Washington Street raises questions concerning the ultimate
compatibility and economic viability of small scale multifamily development in this
area. In the area there is currently a mixture of uses including offices, a church,
school and residential apartments. At the north end near Dudley Drive, there are a
number of land locked parcels (including a lot zoned R-1 9,000) which are only
accessible via easements to Washington Street. Other than the frontage associated
with the 19.5 acre parcel discussed below, there is only one vacant lot with direct
Washington Street frontage.
POLICY:
Land use policy and zoning should encourage uses which are compatible with the
high traffic intensity on Washington and the low intensity residential uses to the
west. Professional office zones have been shown to provide effective buffer uses
between high traffic corridors and low density residential neighborhoods. All the
existing developed uses appear to be compatible and should be allowed to continue
with full legal conforming status.
IMPLEMENTATION:
Initiate change of zone for the Washington Street Frontage from R-3 to O.P. The
legal conformance process described in Section 25.76.075 of the Zoning Ordinance
shall be amended to include multifamily uses in the office professional (O.P.) zone
where a finding of compatibility can be made.
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RDA PROJECT AREA 4 SPECIFIC PLAN
ISSUE III: 19.5 acre vacant parcel north of Desert Breezes
Property is currently zoned R-1 9,000 and R-3 2,000 (see above discussion).
Surrounding property owners have expressed concern about compatibility of the
ultimate development of the site. R-1 9,000 translates out to approximately 3.5
units/acre. The R-3 2,000 produces 21 units/acre. Total development potential of
the site under current zoning would be 55 single family homes and 99 apartments.
Adjacent land uses include an arterial roadway, Desert Breezes at four units/acre and
the Robin Road area with one acre lots and one acre lots backing from Mountain
View.
POLICY:
Land use zoning designations should attempt to be compatible with all adjacent land
uses.
IMPLEMENTATION:
OPTION 1 :
Rezone Washington Street frontage from R-3 2,000 to R-1 9,000. Maintain balance
of property R-1 9,000. Public access to this area shall be from Washington Street.
A cul-de-sac shall be created at the end of Robin Road with an emergency vehicle
gated access serving both Robin Road and the new subdivision.
OPTION 2:
Consider redesignation to open space and public acquisition as a neighborhood park
(see park discussion).
ISSUE IV: Dudley Drive Area
Dudley Drive is a 500-foot dead-end street which provides access. to an office
building and apartment complex on Washington Street and four residential parcels to
the west (three of which are designated multifamily and the fourth single family).
There is one poorly maintained single family home west of the office building and a
well maintained home on a 1 .66 acre estate lot behind the apartment complex. The
residential parcels are isolated from Palm Desert Country Club by an 8-10 foot block
wall and only have access to Washington Street via Dudley Drive or a private road
to the south. While the adjacent apartment complex is well maintained and
successful, it is neither likely or logical that the isolated residential parcels to the
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RDA PROJECT AREA 4 SPECIFIC PLAN
west will be developed or maintained under the current designations. The property
owner of the estate lot and the vacant parcels has professional office designation.
Homeowners on Cardiff Street have indicated a preference for professional offices
over apartments, assuming the project design includes a 20 foot landscaped buffer
adjacent to their rear wall. The existing block wall inherently provides a significant
sound and visual buffer.
POLICY:
Based on the overall development trend on Washington Street and property owner
preferences, it is appropriate that the General Plan Land Use Designation for this area
be changed to Professional Office.
IMPLEMENTATION:
OPTION 1:
The area including the isolated parcel shall be rezoned to Office Professional
contingent on the understanding that any office development precise plan includes
all vacant properties and demonstrates compatibility with existing adjacent land uses.
OPTION 2:
The Specific Plan Land use for the area (including the isolated single family lot) shall
be redesignated to Office Professional. Due to the configuration of the existing uses
and vacant parcels, the zone change to Office Professional should not occur until a
unified precise plan is submitted showing how any proposed office development
relates to existing adjacent uses.
II. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE I: Left turn access from Desert Breezes to Fred Waring Drive
Traffic levels on Fred Waring have made it increasingly difficult and dangerous to left-
turn exit from Desert Breezes to eastbound Fred Waring. The large Southwest
Community Church facility on the south side of Fred Waring has been designed with
its main entrance aligned with the Desert Breezes entrance.
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RDA PROJECT AREA 4 SPECIFIC PLAN
POLICY:
If justified by traffic volume warrants or accident history, left turn access from side
streets to major arterials shall be controlled via signals or prohibited by median control
structures which allow only left turn entrance but only right turn exit.
IMPLEMENTATION:
1 . Conduct warrant study of existing conditions and forecast potential increase
for Southwest Community Church to determine feasibility of a signal.
2. Discuss issue with the County and church to determine funding sources.
ISSUE II: Multiple left turn access to northbound Washington Street
As is the case with Fred Waring Drive, left turn access to Washington is becoming
more difficult and dangerous.
POLICY:
Control left turn exits where traffic levels and accident data warrants.
IMPLEMENTATION:
1 . Conduct studies of accident history.
2. In cooperation with the County, design median structures to control left turn
exits.
ISSUE III: Completion of road improvements for Delaware, Mountain View and
Latisha
This one acre lot subdivision was originally developed without paved streets. In
1989 Robin Road was paved with curb and gutter pursuant to a County assessment
district. Delaware, Mountain View and Latisha will be paved through a South Coast
Air Quality Management District PM 10 grant. The grant will not include concrete
curb or gutter (asphalt curb will be constructed).
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RDA PROJECT AREA 4 SPECIFIC PLAN
These streets cut through from Washington to Warner Trial. As congestion at the
Washington/Fred Waring intersection increases, these newly paved streets will
provide a convenient short cut to westbound Fred Waring via Warner Trail.
POLICY:
1 . Public streets shall be ultimately improved to city standards including curb and
gutter.
2. Local streets shall be designed to discourage non-local through traffic.
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RDA PROJECT AREA 4 SPECIFIC PLAN
IMPLEMENTATION:
1 . With the exception of emergency vehicle access, Delaware Place and Mountain
View shall be closed to auto traffic 300 feet west of Washington Street prior
to the completion of the paving project.
2. Completion of full road improvements including curb and gutter shall be a
lower priority and deferred until funding sources become available.
ISSUE IV: Street lighting at Fred WaringfWashington intersection (Currently there
is no street lighting at the intersection of Washington and Fred Waring
Drive)
POLICY:
All arterial intersections should include traffic safety lighting.
IMPLEMENTATION:
The City shall coordinate with the County and La Quinta for planning, engineering,
funding and installation of safety street lighting at Fred Waring and Washington
Street.
III. PARKS
ISSUE I: The area is not served by any public parks
The 19.5 acres vacant site north of Desert Breezes is one of the few large vacant
parcels in the study area and provides significant opportunities for recreational
development. It is large enough to accommodate a wide variety of facilities designed
for all age categories with ample parking. The front 300 feet adjacent to Washington
Street could be developed with relatively intensive uses without adversely impacting
adjacent properties. The balance of the site would require careful design to address
noise, lighting and security concerns of residents of Desert Breezes, Robin Road and
Mountain View. While primary access to the park would be from Washington Street,
a secondary entrance should also be developed to provide direct access via the
interior local street system. A one acre parcel on Mountain View owned by the
Coachella Valley Water District may be available as access.
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RDA PROJECT AREA 4 SPECIFIC PLAN
POLICY:
All areas shall have convenient access to neighborhood parks designed to meet the
specific needs of the residents.
IMPLEMENTATION:
Establish a neighborhood recreation advisory subcommittee reporting to the Project
Area 4 Committee and the Parks and Recreation Commission to determine recreation
needs and analyze prospective park sites including the 19.5 acre parcel.
Emphasis would be placed on the development adjacent to the Washington Street
frontage. If the 19 acre site is determined to be the best alternative, design and
funding mechanisms would be created to develop and maintain the facility. Since the
site is easily accessible by residents of La Quinta and Indian Wells, joint funding of
the facility should be pursued with these cities.
HOUSING:
By their nature, the one acre parcels do not lend themselves to affordable housing.
The primary issue in the area will be to maintain housing quality.
POLICY:
Through adoption of the Property Maintenance Ordinance the City has committed to
preservation of neighborhood quality and improvement of substandard conditions.
IMPLEMENTATION:
A designated code enforcement officer will identify violations of the Property
Maintenance Ordinance and pursue enforcement. See general discussion for
implementation strategy. r
SUBAREA'2 Palm Desert Country Club
The Palm Desert Country Club was developed in the 1960's and 1970's as an ungated,
public street senior citizen planned residential community. It includes a 27 hole privately
owned full length golf course and a homeowners association community center. The
development is predominately comprised of modest two and three bedroom single family
homes, many of which back out onto the golf course.
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RDA PROJECT AREA 4 SPECIFIC PLAN
I. LAND USE:
The country club is built-out with relatively homogeneous single family homes on
6,000 square foot lots. The current R-1 9,000 zoning requires minimum 9,000
square foot lots in new subdivisions. Commercial development is confined to the
southwest Hovley Lane East/Washington Street intersection and Avenue of the
States. Multifamily apartments are located in discreet areas on Michigan Avenue,
California Avenue and Washington Street. In general, significant land use conflicts
are rare.
II. TRAFFIC/CIRCULATION:
ISSUE: Speed Control
The circulation• system for Palm Desert Country Club was designed with long
intersecting through streets which have a tendency to encourage speeds in excess
of the limit. Speeding problems have been observed on Warner Trail, California and
New York/Virginia.
POLICY:
Given the existing street pattern, there are few effective strategies for lowering
speeds other than enforcement. Stop signs which are not justified by cross traffic
increase noise, exhaust emission levels, do -not significantly reduce overall speed
levels, and foster disrespect for traffic laws.
IMPLEMENTATION:
1 . City Engineer shall identify intersections where traffic volumes warrant stop
signs.
2. Speed studies shall be conducted to identify priority streets for enforcement.
ISSUE: Street Lighting
Extensive street lighting was installed throughout the Palm Desert Country Club by
the original developer. The lights are maintained through a lighting and landscape
maintenance district.
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RDA PROJECT AREA 4 SPECIFIC PLAN
ISSUE: Street Repairs
Most of the local streets within Palm Desert Country Club are generally over 20 years
old and are in need of repair. The original construction specifications and roll curbs
and gutters do not comply with current city standards.
POLICY:
To the greatest extent feasible, street surfaces shall be brought up to city standards.
Although the roll curbs do not meet current city standards, their replacement should
not be a high priority.
IMPLEMENTATION:
A comprehensive street condition study shall be conducted by the Department of
Public Works as part of their PMS (pavement maintenance system) program, resulting
in a priority schedule for street repairs. Depending on condition, street will be
designated for slurry seal, resurfacing or reconstruction.
ISSUE: Fred Waring Drive Parkway Improvements
With the exception of 1 ,000 feet of new sidewalk between Warner Trail and Elkhorn
Trail, the one mile of parkway between Warner Trail and California is devoid of
improvements or maintenance other then weed abatement. The rear walls of
adjacent homes are inconsistent in terms of material, design and condition. In
general, the parkway presents an unacceptable public image for the city and project
area along this important arterial.
POLICY:
All public arterial parkways shall be brought up to current design standards including
sidewalks and drought tolerant landscaping and attractive perimeter walls.
IMPLEMENTATION:.
1 . Initiate the design process for parkway landscaping including alternatives to
economically integrate the existing walls.
2. Investigate possible funding sources for construction and maintenance
including community development block grants and assessment districts.
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RDA PROJECT AREA 4 SPECIFIC PLAN
3. Fence provisions of the property maintenance ordinance shall be enforced
where appropriate.
4. Wall and landscape plan shall be designed to discourage graffiti. Graffiti
abatement program shall utilize paint to consistently match original wall color.
III. PARKS:
ISSUE:
The area is not currently served by a neighborhood park. The nearest city park
facility is at Magnesia Falls and Portola, nearly four miles away. There is a 4.5 acre
recreation facility owned and operated by the Palm Desert Country Club Association
on California at Avenue of the States, containing two swimming pools, spa, 8,000
square foot building complex, rose garden and parking lot. The facility is primarily
oriented towards senior citizens and is under utilized. There are virtually no facilities
for children or young adults. Negotiations between the City and the Association
concerning acquisition and development of a public park and recreation facility on the
site were not successful. There remains some opportunity for City/Association
cooperation to improve and expand this facility. Through redesign of the excessively
large parking lot and utilization of vacant areas adjacent to the rose garden, additional
facilities could be added to significantly increase the public recreational value to the
project area.
POLICY:
Priority shall be given to developing a neighborhood park accessible to and meeting
the broad recreational needs of the Palm Desert Country Club residents.
IMPLEMENTATION:
City and Recreation and Park District staff shall prepare conceptual plans and
evaluate the advantages of sites in the specific plan area for presentation to the Parks
and Recreation Committee and Project Area 4 Recreation Subcommittee. Depending
on the results of that evaluation, the respective property owners would be contacted
concerning the availability and terms for use of their properties.
HOUSING:
The area is.predominately developed with modest single family detached homes built
in the 1960's and 70's. While the majority are well maintained, a growing number
are falling into disrepair, through neglect, foreclosure or abandonment. The majority
16
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RDA PROJECT AREA 4 SPECIFIC PLAN
of the 610 deficient or deteriorated units identified in the Project Area No. 4
Preliminary Report were in this subarea. Less than 40% of the units in the area are
owner occupied. This high incidence of absentee ownership may contribute to the
growing property maintenance problem.
The subarea also includes two older apartment complexes located on Michigan Drive
between Idaho and Warner Trail and on California and Elkhorn Trail. These projects
serve primarily low and very low income households. The area, which is substantially
built out, contains scattered vacant single family lots.
POLICY: k
Through the General Plan Housing Element, Property Maintenance Ordinance and
Redevelopment Plan, the city is committed to preserving housing quality and
affordability. The modest nature of the housing stock in Palm Desert Country Club
provides a unique opportunity to advance both of these goals. I
IMPLEMENTATION:
A. A comprehensive survey shall be conducted to locate vacant lots and
deteriorated units and identify the occupancy circumstances (i.e. owner
occupied, renter, vacant, abandoned, for sale, foreclosure, etc.). Depending
on individual circumstances properties will be evaluated for inclusion in the
city's RDA's affordable housing program which may include:
1 . Rehabilitation loans for existing low/moderate income owner occupied
units.
2. Rehabilitation loans for rental properties when owners commit to
low/moderate income rental restrictions.
3. Self-help rehabilitation where RDA purchases deteriorated property,
contracts with nonprofit housing corporation to supervise low income
home buyers in the rehabilitation of their own homes.
4. Self-help new infill construction. As a secondary priority vacant infill
parcels .would be purchased by the RDA and developed through a
nonprofit self-help housing program.
B. The existing multifamily projects shall be periodically monitored to insure they
provide a quality residential environment and to determine if conditions warrant
t
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RDA PROJECT AREA 4 SPECIFIC PLAN
public intervention or if opportunities exist for inclusion in the city's affordable
housing program.
SUBAREA 3 Hovley Lane East
This subarea includes only the east-west arterial (formerly 42nd Avenue) which bisects the
study area and extends from Cook Street to Washington Avenue. The portion east of Oasis
was developed as part of Palm Desert Country Club in the 1960's. The street did not
become a functioning uninterrupted arterial until the section between Eldorado Drive and
Oasis were completed in 1995 in connection with the development of Indian Ridge Country
Club. What had been a relatively quiet access for the adjacent country clubs was
transformed into a major east-west alternative to Country Club Drive.
I. TRAFFIC/CIRCULATION/RIGHT OF WAY IMPROVEMENTS
ISSUE: Speed Control
The low level of cross traffic on this arrow straight arterial tends to encourage
speeding.
POLICY:
Targeted enforcement of the posted speed limit shall be the primary strategy for
controlling excessive speed.
ISSUE:
Now that Hovley Lane East has been transformed from a quiet back street to a major
arterial, the increasing speed and volume dictate significant design changes,
resurfacing and reconstruction of the older portion of the roadway. The south side
parkway is undeveloped.
Perimeter block walls between Idaho Street and Warner Trail are crumbling and
painted with mismatched colors as a result of graffiti abatement. Between Warner
Trail and Kansas Street walls are a disorganized combination of block and wood in
varying stages of deterioration.
Since country club maintenance workers are not allowed to park within the clubs,
they are to.park outside the gates on Hovley. On the south side, workers currently
drive over the curb and park in the dirt parkway. On the north they park adjacent to
the club entrance creating sight obstructions for residents turning onto Hovley.
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RDA PROJECT AREA 4 SPECIFIC PLAN
POLICY:
The upgrading of Hovley Lane East shall have first priority for Redevelopment Agency
funding. All road improvements designs in the area shall be submitted to the Project
Area Committee for review and comment at earliest stage and shall take into account
the ultimate design goals for the roadway.
IMPLEMENTATION:
1 . Left/Right Turns. Lane striping shall include a center turn lane to facilitate both
entrance to and exits from side streets.
2. Where feasible right turn deceleration lanes shall be included.
3. Since Hovley Lane East is the designated golf cart/bike lane access to the
study area, it is important to provide for these facilities in the reconstruction
design.
4. Reconstruction plan shall provide for ultimate parkway landscaping and
sidewalks including a program to encourage a unified perimeter wall design
between Idaho Street and Kansas Street. Program would involve financing
mechanisms and enforcement of the wall maintenance requirements of the
property maintenance ordinance. The ultimate goal shall be an attractive, low
maintenance wall and landscape plan designed to discourage graffiti. Anti-
graffiti wall coatings shall be utilized to avoid the mismatched paint problem
which currently exists.
5. The country club associations shall be encouraged to provide on-site parking
facilities for their maintenance employees.
Curbs shall be painted red adjacent to country club entrances and side streets
prohibiting parking and providing for improved visibility and
deceleration/acceleration lanes.
6. The city shall work with the City of Indian Wells and Sunrise Company to
complete the mile long south half-street between Oasis Country Club and the
Coachella Valley Water District facilities.
SUBAREA 4 Southwest corner of Washington Street/Country Club Drive
The 160 acres at the southwest corner of Country Club Drive and Washington Street
contain a collection of uses including a gated single family subdivision (Whitehawk), a
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RDA PROJECT AREA 4 SPECIFIC PLAN
manufactured housing subdivision (Golden Sun Estates), a partially developed 20 acre
commercial center, timeshare development currently operated as an extended stay hotel
(Sun Dunes Villas), and two apartment complexes (Royal Palms and Desert Oasis).
I. LAND USE:
Current development in the area is in general conformance with designated land uses.
With the south half of the Whitehawk subdivision currently under construction the
only remaining vacant land in the subarea includes seven acres of PC-2 District
Commercial property at the corner and 34,000 square feet at the east side of Desert
Dunes Villas facing Washington Street.
ISSUE I:
The seven acres of vacant property associated with the corner commercial center
was originally approved as a supermarket site. There has been no interest to develop
and market from any of the major supermarket chains. Being adjacent to the
redesigned Washington Street/1-10 freeway interchange, the corner is under
consideration for designation as yet to be created: Freeway Commercial Zone. This
zone would be designed for freeway-oriented traffic and could include provisions
allowing drive-through fast food restaurants, gas stations closer than 500 feet apart
and high quality tourist serving facilities.
POLICY:
Land use designation should encourage commercial development oriented to freeway
offramp traffic but consistent with Palm Desert's image and quality design
philosophy. Gas station site plans shall incorporate reverse orientation where
associated buildings occupy street frontage and fueling aisles face inward.
IMPLEMENTATION:
Designate corner Freeway Commercial Zone.
ISSUE II:
Directly south of the commercial corner, Sun Dunes Villas is a 48 unit complex
originally developed as a timeshare project but what is now managed as an extended
stay hotel. The units are all at least 400 square feet and all contain kitchens.
Minimum stay is one week with many guests staying 3-4 months. The owners wish
to add more units on the 34,000 square foot vacant area fronting Washington. The
existing R-3 multifamily zone on the property permits 18 units per acre allowing
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RDA PROJECT AREA 4 SPECIFIC PLAN
approximately 120 units on the five acre site. The existing project density is ten
hotel units per acre. The proposed expansion which could include a general
upgrading of the entire property is well within zoning limits.
POLICY:
Older hotels should be encouraged to update their facilities and expand to the extent
necessary for economic viability.
IMPLEMENTATION:
None Required.
HOUSING:
The subarea contains a wide variety of housing types catering to a broad range of
incomes. The properties appear well managed and maintained.
POLICY/IMPLEMENTATION:
Existing projects will be monitored to insure continued quality and to identify
opportunities for inclusion in the city's affordable housing program.
SUBAREA 5 Country Clubs
This subarea includes four gated country clubs of which Woodhaven, Oasis and Palm Desert
Resort are complete. Indian Ridge Country Club has completed approximately one third of
their 1280 approved units.
I. LAND USE:
All the country clubs have been developed pursuant to unified plans and are
consistent with city zoning. Internally, homeowners associations regulate and
maintain the property quality through their HOA fees and CC&Rs.
ISSUE:
The main external impact of country club activities is their practice of restricting
service and construction worker vehicle access through their gates. As a result,
street parking problems often occur adjacent to their rear entrances. This is a
particular problem on Hovley East at the Woodhaven entrance where employee cars
21
• • . I
RDA PROJECT AREA 4 SPECIFIC PLAN
have historically driven over the roll curb on the south side of the street and park in
the parkway.
POLICY:
Gated communities shall be encouraged or required where possible to provide on-site
parking for construction/maintenance workers.
IMPLEMENTATION:
City staff shall work with the respective homeowners associations to develop
mutually acceptable parking solutions.
II. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE:
Woodhaven left turn access to Washington Street. Increasing traffic on Washington
Street has made left turn exits increasingly difficult.
POLICY:
Unless strict traffic warrants can be met the preferred solution to side street access
to major arterials is median island left turn control versus traffic signals. These
median structures typically permit left turn entrance but only right turn exit.
IMPLEMENTATION:
The City Traffic Engineer shall monitor traffic volumes and accident records and
determine appropriate left turn control alternatives in consultation with the
Woodhaven Homeowners Association.
ISSUE: Lack of parkway landscaping on the west and south side of Palm Desert
Resort Country Club
When the Palm Desert Resort Country Club was developed in the late 1970's and
1980's there were no provisions within the County conditions of approval for
parkway landscaping on the west and south sides, (Oasis Country Drive which didn't
exist and 42nd Avenue, now Hovley East). While the developer was required to
construct the Oasis half street it was believed that the blowsand impacts from the
vacant Indian Ridge site made landscaping impractical to maintain.
22
RDA PROJECT AREA 4 SPECIFIC PLAN
In 1985 and 1987 the developer approached the Palm Desert Resorter Association
with offers to install parkway landscaping if the association would provide
maintenance. These offers were not accepted.
POLICY:
All residential projects within the city are required to install and maintain parkway
landscaping either through their association or a lighting and landscaping maintenance
assessment district.
IMPLEMENTATION:
The City/RDA staff shall initiate discussions with the Palm Desert Resorter
Association to investigate available financing alternatives to facilitate installation and
maintenance of parkway landscaping.
SUBAREA 6 North Side Country Club
Although not within the redevelopment project area, the north side of Country Club Drive
between Washington Street and Tamarisk Row Drive is functionally a part of the East Palm
Desert planning area. It also contains the last large undeveloped residential and commercial
properties in the study area.
I. LAND USE:
ISSUE I: Land use of 115 acre vacant parcel at northeast corner of Country Club
Drive and Tamarisk Row Drive
The property is currently zoned R-1 12,000 which was consistent with the County
zoning at annexation. A noise study on the property conducted in 1989 concluded
that combined noise exposure from 1-10 traffic and the railroad in excess of 65 db
CNEL extended 910 feet from the tracks and 2100 feet at 60 db CNEL. Due to
atmospheric conditions, noise levels did not decrease significantly at night. Maximum
acceptable noise levels for residential areas identified in the Palm Desert Municipal
Code Section 9.24.030 are 55 dba daytime (7:00 a.m. to 10:00 p.m.) and 45 dba
night time (10:OO p.m. to 7:00 a.m.). The 60 dba contour measured from Country
Club Drive extended 200 feet into the property in 1989 and as a result of increased
traffic would extend 296 feet in the year 2000.
In 1990, the property owner requested a County Comprehensive General Plan
Amendment and Change of Zone from single family residential to Industrial Park.
23
RDA PROJECT AREA 4 SPECIFIC PLAN
Although the noise levels for the entire site identified in the project EIR exceeded
residential standards the application was denied due to incompatibility with adjacent
residential uses, traffic and other unmitigated environmental impacts. Later in 1990,
the property owner filed a pre-annexation zoning application with the City for a
similar industrial/professional office designation. Due to opposition from surrounding
residential uses, the request was denied, annexed as R-1 12,000 and remains vacant.
In a similar location adjacent to the tracks and 1-10 east of Portola, a preliminary
noise study indicated the necessity for a continuous 18 foot high masonry sound wall
to reduce the existing noise level to the residential standard.
POLICY:
Permitted land uses should be compatible with both the physical conditions of the
site and surrounding land uses. The zoning on the property should allow uses along
the railroad tracks which are compatible with the high noise environment and which
act to economically mitigate existing impacts for the southern half of the property.
IMPLEMENTATION:
The northern 500-600 feet of the property shall be redesignated for an industrial use
either Service Industrial (SI) or Planned Industrial (PI). The balance of the property
would be designated R-1 (8,000 or 12,000).
This design would permit noise tolerant uses adjacent to the railroad tracks which
would ultimately serve as noise mitigation for the residential zone. The industrial park
or service industrial subdivision design would provide for building pads which create
a continuous 18 foot high sound barrier. Ideally, primary access to this area could
be provided through the existing industrial/office park to the east. Emergency access
could be provided from Tamarisk Row Drive.
ISSUE II:
Commercial property at northwest corner Country Club/Washington. The northwest
corner of Country Club Drive and Washington includes approximately 25 acres of
vacant land zoned Planned District Commercial (PC-2), five acres at the corner and
20 acres west along Country Club. The completion of the redesigned Washington/1-
10 interchange has stimulated development interest from business oriented to
freeway traffic. Specifically these include fast food restaurants (with drive throughs)
and gas station/convenience stores. Of primary concern to these businesses is
visibility to freeway traffic. Each of these features common to freeway oriented
developments are at odds with specific prohibitions with the city's zoning ordinance.
24
RDA PROJECT AREA 4 SPECIFIC PLAN
All commercial zones prohibit drive through restaurants. Section 25.56.330 requires
a 500 foot minimum distance between gas stations, effectively limiting an
intersection to one station. Since a Mobile station is already on the southwest corner
a gas station could not locate on the northwest corner. The current sign code limits
freestanding signage to ten feet which is insufficient for freeway visibility.
POLICY:
Zoning requirements and restrictions should allow for the unique requirements of
freeway oriented businesses.
IMPLEMENTATION:
A Freeway Commercial zone shall be created and added to the City Zoning
Ordinance. Areas adjacent or within the immediate vicinity of freeway off-ramps
shall be re-designated to this new zone.
II. PARKS:
ISSUE 1: This subarea's large vacant parcel represents the last opportunity to
develop a significant regional recreational facility in eastern Palm Desert
POLICY:
While a regional facility may ultimately be appropriate for this area, other recreation
projects dictate that it be a lower priority.
IMPLEMENTATION:
Feasibility of inclusion of a recreational facility shall be considered in conjunction with
any future development proposed for the property.
25
RE RESIDENTIAL ESTATE DISTRICT
25.14.020 Principal uses and structures
permitted.
The following are permitted uses in any RE district:
A. Accessory buildings, uses, and structures;
B. Domestic animals;
C. Guest dwelling;
D. Home occupations subject to the provisions of Chapter 25.66 as`modifiedty
25:14:041;E. One single-family dwelling per lot;
F. Public parks and recreational facilities;
G. Servant quarters;
H. Private'greenhouses"and'horticultural'collections;
I. Temporary uses as prescribed in Chapter 25.64.`(Ord. 120 ss 1 (part), 1976:
Ord. 94 ss 1 (part), .1975: Exhibit A ss 25.9-2)
25.14:04T Home occupations exception:
A Home'occupations'or'associatedsto�agemay tie.conducted in a"dwelling�6r
accessory'structure'not to exceed'640'square feet;
-B. It shall be unlawful to park�or;store anycommercial Whicles"on'the'property
With.the ezcept ion r-f one pickuptruck or van of'.1 '/Vtoneor"less"
C One'(1) employee maypark his/her vehicle'on the subject property fo -the
_._.
purpose of dnving`aVcommercial vehicle to`a remote job site:
25.14.042 Horses:
Horses-giay'6e:maintained iiithe'RE zorie'subjectto obtainingla'j a it approved
_ �—_ _
by the'Directormof�Communrty Developmentand the;following-restriction and
re wrements
A. A maz1mum of"fwo'12) horses over th"e age'of ine'(9):months sfirall'tie
. _ _ _
permitted on a lot'40,000 square feet or.1arger,(total,numbler, of'horses`of all'ages
shall'not ezceed'four'(4);
B. -Homes must'be ke'ptwithina corralgand`enclosed'stable of'thb—following
minimum_ dimensions:
1 Corral `Two:fiundred eighty=eight`(288)- are-feetsqu perhorse,Fmmimum
_.._ �._ _
dimensions'of'iwelve(1-2) feet'by' wenty four 124)'feet, one thirdTis' haded:
2 e:O Stablne hundred.for-t-four-(144)square feet,:minimum'd�mensioh
twelve (12)Jeetby!twelve (12)1feet;,per'horse.rStable:shall'be adegiaately
.ventilated:
C.-bar-s corrals orstables constructed'to maintain'horses'shall`be'located'not
less than thirty five'(35)'feet froWany residence orhibitable`structure on thesame
lot and not less than"50'feet from'any residence or habitable-structure on adjacent
lots'-Barns-, corrals or stables may be'located withirr50 feet—of a"front property line
if the finding can be made that the design and appearance of such structures are
comps-'ble'--- h- surrounding'propertids; ����
RE RESIDENTIAL ESTATE DISTRICT
[R ?'Animal manureshaI1 5e stored7in.water tight Yeceptaclesand;proper1
di"spont s`thannsdfios once pegweek;and
["E.—Barns—corrals or stables shaii'be:cleaned-and'"maintained such:that'dust, flies
and odors hall not"be detectable'from adiacentpsoperties"and not`less than.once
perweek!
25.14.080 Development standards for one gross
acre lots or less, but at least forty
thousand square feet net size.
All development on lots of one gross acre in size, at least forty thousand square
feet net size, as shown on the zoning map, shall comply with the following
minimum development standards:
A. Minimum lot area shall be forty thousand square feet (net size) as determined
by the city council and indicated on the zoning map;
B. Minimum front yard"30 feet;
C. Minimum lot width, one hundred fifty feet;
D. Minimum lot depth, two hundred feet;
E. Minimum rear yard, fifty feet;
F. Minimum side yards, twenty-five feet fifteen feet;
G. The minimum dwelling unit size as specified in Section 25.56.320 shall be
not less than two thousand square feet for all lots at least forty thousand square
feet net size;
H. When said zone district exists in conjunction with the hillside overlay district,
the setback provisions specified in this section shall not be applicable. The required
setbacks and minimum dwelling unit size shall be as approved by the planning
commission as part of their action on the required conditional use permit. (Ord.
212 ss 1 (part), 1979)
2
i •
NONCONFORMING LOTS, BUILDINGS AND USES
25.76.075 Conforming process for legal
nonconforming residential uses in
residential andWficeiprofessional zones
Legal nonconforming residential uses in R-1 , R-2, R-3 and OP zones may apply for
legal conforming status if they are brought into substantial compliance with present
design quality standards. The architectural commission shall receive and review
applications for conforming status. As part of their review the architectural
commission may require significant upgrading and rehabilitation of the existing facility
consistent with the constraints of the original site plan. Reduction in the project
dwelling unit total will only be considered if it is required to protect public health and
safety. If a rehabilitation plan is approved by the architectural commission, required
work must occur within one year. Once the plan has been satisfactorily completed,
a certificate of conforming status will be issued. Certificates of conformance include
a requirement that the project be maintained substantially in the condition specified by
the rehabilitation plan, in perpetuity. Failure to maintain the property could result in
revocation of conforming status. Decision of the architectural commission may be
appealed to the city council.
RDA PROJECT AREA 4 SPECIFIC PLAN
VICINITY MAP
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PWAQMIMrTnm . CTRFFT
26
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND THE PROJECT AREA 4 SPECIFIC
PLAN WHICH IDENTIFIES THE NEED FOR PUBLIC IMPROVEMENTS,
SERVICES, PRIORITIES, ZONING, AND LAND USE POLICIES FOR
APPROXIMATELY 2260 ACRES DEFINED AS REDEVELOPMENT
AGENCY PROJECT AREA NO. 4 BOUNDED BY WASHINGTON STREET
ON THE EAST, FRED WARING DRIVE ON THE SOUTH, INDIAN WELLS
AND ELDORADO ON THE WEST AND COUNTRY CLUB DRIVE ON THE
NORTH. IN ADDITION, IT INCLUDES 200 ACRES BETWEEN COUNTRY
CLUB DRIVE AND 1-10, WASHINGTON STREET AND TAMARISK ROW.
CASE NO. GPA 97-1 . PROJECT AREA 4 SPECIFIC PLAN
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 18th day of March, 1997, hold a duly noticed public hearing to consider the Project
Area 4 Specific Plan; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedures to Implement the California Environmental Quality Act, Resolution No.
97-18", in that the Director of Community Development has determined that the project will
not create an adverse impact and a Negative Declaration of Environmental Impact has been
prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Planning Commission did find the
following facts and reasons to justify recommending to City Council approval of the specific
plan:
1 . The policies and land uses contained within the Specific Plan promote the
logical,. orderly and compatible development of the study area.
2. Proposed land use changes better reflect existing development patterns and
are more compatible with adjacent uses then existing designations.
3. The policies and land uses described in the Specific Plan are designed to
promote the health, safety and general welfare of the residents within the
study area and are consistent with the policies of the adopted General Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm
Desert, California, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the commission in this case.
PLANNING COMMISSION RESOLUTION NO.
I
2. That it does hereby recommend to the City Council approval of the Project
Area 4 Specific Plan and GPA 97-1 including land use map changes, Exhibit
"A", and a Negative Declaration of Environmental Impact, Exhibit "B", as it
pertains thereto.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 18th, day of March, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JAMES CATO FERGUSON, Chairperson
ATTEST:
PHILIP DRELL, Secretary
Palm Desert Planning Commission
f
a
2
i
-- —
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} "*k- Hovley lne
a - LEGEND
• Residential Study Zone
To
Office Professional
Very Low Res.
l i ! Ill E I 1 -3 Du/Ac
•�► I , Low Density Res.
1 , 3- u/Ac
,_�' j„�_�f,.�: ,.. • .sY Office Professional
�
Fred
I) Waring Drive
^�^ CITY OF PALM DESERT Case No. PLANNING COMMISSION
RESOLUTION NO.
��no
L�D) Date
PLANNING COMMISSION RESOLUTION NO.
I
EXHIBIT B
i
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
i
CASE NO: GPA 97-1 , The Project Area 4 Specific Plan
APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: The Project Area 4 Specific Plan which identifies the
need for public improvements, services, priorities, zoning, and land use policies for
approximately 2260 acres defined as Redevelopment Agency Project Area No. 4 bounded
by Washington Street on the east, Fred Waring Drive on the south, Indian Wells and
Eldorado on the west and Country Club Drive on the north. In addition, it includes 200
acres between Country Club Drive and 1-10, Washington Street and Tamarisk Row.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A co of the Initial Stud has been attached to document the reasons in support of this
PY Y
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
I
I
I
March 18. 1997
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
AM
i
I
4
PLANNING COMMISSION RESOLUTION NO. _
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND CHANGE OF ZONE
IMPLEMENTING RECOMMENDATIONS OF THE PROJECT AREA
4 SPECIFIC PLAN.
CASE NO. C/Z 97-3
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
18th the day of March, 1997, hold a duly noticed public hearing to consider the
amendments to the Palm Desert Zoning Map, Exhibit "A", attached hereto; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act, Resolution
No. 97-18," in that the Director of Community Development has determined that the project
will not have an adverse impact on the environment and a Negative Declaration of
Environmental Impact has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts to justify their actions, as described below:
1 . The land use resulting from the change of zone would be compatible with
adjacent proposed land uses and better reflects existing development.
2. The density resulting from the change of zone would be compatible with
densities permitted in the adjacent areas.
3. The proposed change of zone implements recommendations of the Project
Area 4 Specific Plan and the adopted Palm Desert General Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm
Desert, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the commission in this case.
2. That the Planning Commission does hereby recommend to the City Council
approval of Change of Zone 97-3, Exhibit "A", and a Negative Declaration of
Environmental Impact, Exhibit "B", as it pertains thereto.
PLANNING COMMISSION RESOLUTION NO.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 18th day of March, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JAMES CATO FERGUSON, Chairperson
ATTEST:
PHILIP DRELL, Secretary
City of Palm Desert, California
2
Office Professional
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NORTH
12 Date
CITY OF PALM DESERT Case No. PLANNING COMMISSION
RESOLUTION NO.
n
QIEM�j L )
PLANNING COMMISSION RESOLUTION NO.
EXHIBIT B
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: C/Z 97-3
APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: A change of zone which implements recommendation
of the Project Area 4 Specific Plan which identifies the need for public improvements,
services, priorities, zoning, and land use policies for approximately 2260 acres defined as
Redevelopment Agency Project Area No. 4 bounded by Washington Street on the east, Fred
Waring Drive on the south, Indian Wells and Eldorado on the west and Country Club Drive
on the north. In addition, it includes 200 acres between Country Club Drive and 1-10,
Washington Street and Tamarisk Row.
The Director of the Department of Community.Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
March 18, 1997
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
/tm
4
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY
COUNCIL APPROVAL OF AN AMENDMENT TO THE ZONING
ORDINANCE TEXT CHAPTERS 25.14 (RE RESIDENTIAL ESTATE
DISTRICT) AND 25.76 NONCONFORMING LOTS, BUILDINGS
AND USES).
CASE NOS. ZOA 97-2 AND ZOA 97-3
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 18th day of March, 1997, hold a duly noticed public hearing to consider amendment to
Chapter 25.14 and 25.76 of the Palm Desert Zoning Ordinance; and
WHEREAS, said application has complied with requirements of the "City of Palm
Desert Procedures to Implement the California Environmental Quality Act, Resolution No.
97-18," in that the Director of Community Development has determined the amendment to
be a Class 3 categorical exemption; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts to justify its action as described below:
1 . That the zoning ordinance amendments are consistent with the overall
objectives of the zoning ordinance.
2. That the zoning ordinance amendments are consistent with the objectives of
the adopted General Plan and implement recommendations of the Project Area
4 Specific Plan.
3. That the zoning ordinance amendments would better serve the public health,
safety, and general welfare than the current regulations.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm
Desert, as follows:
1 . That the above recitations are true and correct and constitute the consideration
of the commission in this case.
2. That it does hereby recommend to city council approval Zoning Ordinance
Amendments 97-2 and 97-3, as provided in the attached exhibit, labeled
Exhibits "A" and "B".
PLANNING COMMISSION RESOLUTION NO.
PASSED, APPROVED AND ADOPTED by the Palm Desert Planning Commission this
18th day of March, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JAMES CATO FERGUSON, Chairperson
ATTEST:
PHILIP DRELL, Secretary
Palm Desert Planning Commission
2
PLANNING COMMISSION RESOLUTION NO.
EXHIBIT "A"
RE RESIDENTIAL ESTATE DISTRICT
25.14.020 Principal uses and structures
permitted.
The following are permitted uses in any RE district:
A. Accessory buildings, uses, and structures;
B. Domestic animals;
C. Guest dwelling;
D. Home occupations subject to the provisions of Chapter 25.66 as -modified 'by
25:14:041 ;
E. One single-family dwelling per lot;
F. Public parks and recreational facilities;
G. Servant quarters;
H. Private greenhouses and`horticulturN'collections;
I. Temporary uses as prescribed in Chapter 25.64. (Ord. 120 ss 1 (part), 1976: Ord. 94
ss 1 (part), 1975: Exhibit A ss 25.9-2)
25.14.041 Home'occupations'exception:
'A. Home occupations or-associated storage may be conducfed-in a dwelling or accessory
_ . . _
structure not'-toexceed`640-square"feet;
B. It shall'be unlawful`fopark or tore,any commerciaf:vehicles on"the`propertywith the
_._. ._ 4
exception'of one pickup'truck'or van of`1 % tons or less`
"C. One_(1) employee may paikEhis/fief vehicleon the suble6t'property for the.pu�pose of
driving'a'commercial vehicle'to a remote joti site:
25:14:042 Horses'
°Horses may be,maintained'in'the'RE zone'subject to obtaining a permit"approved b__N
Director-of'Community'Deveiopment'and the"following'restnction and"requirements:
A. A maximum of two (2)'horses over-the age of riine (9) mmonth 'shall be permitted.on
aTlof'40,000'square-.feet or larger Itofal_numberof horses of'all ages:shall not exceed four
141;
r B:-"H6fses`must'6e`kept within a`corral and enclosed stable ofthe foliowm_g�minimum
dimensions:
1 Corral:Two tiundred of tw elve (12)'_feet bstwentye-ifgohutyr-(eight'(288)_square f"ee tper hp a mi_n_inum dimion s
24)Tfeet, one thirdisshaded: ens_ ..
- " -2"`Stable One yhyundred'fortyfour 1144)"square feet,"minimum dimension twelve_(1'2)
feet'by twelve'(12)-feet per horse 'Stable shall'be adequately:ventilated'
3
RE RESIDENTIAL ESTATE DISTRICT
Barris corral stableC,-donstructed to..maiftain horses halI,be Located notless tt55n
thirty-five'(3_b}'feet fro am ny residence or habitable structure on t}ie,same lof'and notlees
�----_ —•- e— —�—
then`50sfeetTfrom;any residence_or;habrtable sfcocture.on adjacent"lots''Ba s�oT
stables maybe located Wit iri_50 feet ofafro`nt.property-lmeifathe fmdirig can be"made that
the design and-5 earance of_suc- structures a er compatiblexwith`surrounding properties;
,Anim_almanure shail'be stored in ater tight reoepfaclesandproperly disposed of not
less"than,once,per,w66k-: nd
arns; corfals o tsr a6les shall'becleaned'and ammtained sechahaf st flies and
bdb-C hall ho."t`bedetectable fr m 8jacent properfies_and'not�less than once per week:
25.14.080 Development standards for one gross
acre lots or less, but at least forty
thousand square feet net size.
All development on lots of one gross acre in size, at least forty thousand square feet net
size, as shown on the zoning map, shall comply with the following minimum development
standards:
A. Minimum lot area shall be forty thousand square feet (net size) as determined by the
city council and indicated on the zoning map;
B. _Miniinu_m`front:yardE30"feet;
C. Minimum lot width, one hundred fifty feet;
D. Minimum lot depth, two hundred feet;
E. Minimum rear yard, fifty feet;
F. Minimum side yards, tveenty4i+de-feet fifteenT_feet,;
G. The minimum dwelling unit size as specified in Section 25.56.320 shall be not less .
than two thousand square feet for all lots at least forty thousand square feet net size;
H. When said zone district exists in conjunction with the hillside overlay district, the
setback provisions specified in this section shall not be applicable. The required setbacks
and minimum dwelling unit size shall be as approved by the planning commission as part of
their action on the required conditional use permit. (Ord. 212 ss 1 (part), 1979)
4
RE RESIDENTIAL ESTATE DISTRICT
EXHIBIT "B"
NONCONFORMING LOTS, BUILDINGS AND USES
25.76.075 Conforming process for legal
nonconforming residential uses in
residential andrroffice:professional zones
Legal nonconforming residential uses in R-1 , R-2, R-3 and OP zones may apply for legal
conforming status if they are brought into substantial compliance with present design
quality standards. The architectural commission shall receive and review applications for
conforming status. As part of their review the architectural commission may require
significant upgrading and rehabilitation of the existing facility consistent with the constraints
of the original site plan. Reduction in the project dwelling unit total will only be considered
if it is required to protect public health and safety. If a rehabilitation plan is approved by the
architectural commission, required work must occur within one year. Once the plan has
been satisfactorily completed, a certificate of conforming status will be issued. Certificates
of conformance include a requirement that the project be maintained substantially in the
condition specified by the rehabilitation plan, in perpetuity. Failure to maintain the property
could result in revocation of conforming status. Decision of the architectural commission
may be appealed to the city council.
5
COMMENTS REGARDING RESPONSES FOR
INITIAL STUDY
CASE NOS. GPA 97-1 AND C/Z 97-3
The only proposed land use and zoning designation changes resulting from the
Specific Plan involves approximately 200 acres at the northwest corner of Fred
Waring Drive and Washington Street. In general, these designation changes are
intended to better reflect the existing land use patterns in the area.
A. Directly at the Washington Street/Fred Waring Drive intersection,
designations are being changed from multifamily residential to office
professional to reflect the existing commercial office use of the property.
B. One acre parcels on Robin Road, Mountain View and Delaware are being
redesignated from low density, R-1 9,000 to very low RE 40,000 consistent
with the existing subdivision pattern.
C. Property along Washington Street directly north of Desert Breezes is being
redesignated from multifamily to low density R-1 9,000 consistent with the
adjacent parcel.
D. Property from Mountain View north which is currently a mixture of
institutional, multifamily, office and vacant uses are being redesignated to
professional office. (A zoning ordinance amendment is being processed
concurrently to preserve the conforming status of the multifamily use.) At
the north side of the area three parcels, of which two are accessible to
Dudley Drive, are designated for multifamily and a third land locked parcel is
zoned R-1 9,000. Although zoned single family, this third parcel is isolated
from the adjacent single family subdivision and only has access to
Washington Street. It therefore should be developed in association with the ,
Washington Street professional office uses. Historically offices have been
compatible with single family uses.
t
I
i
73.510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260
TELEPHONE(619)346.0611
INITIAL STUDY aWIF2CI E2irAL aMCKLIST
I. Background
1. Date
2. Case No. (�p �i '1 } G2 i-7 — —
3. Applicant
II. Environmental Impacts
(Explanations of all "yes" and "maybe" answers are required on attached
sheets.)
Yes Maybe No
1. Easth. Will the proposal result in:
a. Unstable earth conditions or in changes in
geologic substructures? .�
b. Disruptions, displacements, compaction or ✓
overcovering of the soil?
c. Change in topography or ground surface
relief features? c�
d. The destruction, covering on modification
of any unique geologic or physical features?
e. Any increase in wind or water erosion of
soils, either on or off the site?
f. Changes in deposition or erosion of beach
sands, or changes in siltation, deposition or
erosion which may modify the channel of a
river or stream or the bed of the ocean or
any bay, inlet or lake?
g. Exposure of people or property to geologic
hazards such as earthquakes, landslides, /
mudslides, ground Pallnre, or similar hazards? /
Yes Maybe No
2. Air. Will the proposal result in:
a. Substantial air emissions or deterioration
of ambient air quality? Lr
b. The creation of objectionable odors?
c. Alteration of air movenent, moisture, or
temperature, or any change in climate,
either locally or regionally? _ ✓
3. Water. Will the proposal result in:
a. Changes in currents, or the course of di-
rection of Water movements, in either marine
or fresh waters? _
b. Changes in absorption rates, drainage pat-
terns, or the rate and amount of surface
runoff? —
c. Alterations to the course or low of flood
waters?
d. Change in the amount of surface water in
any water body? _ ✓
e. Discharge into surface waters, or in any
alteration of surface water quality, in-
cluding but not limited to temperature,
dissolved oxygen or turbidity? ✓
f. Alteration of the direction or rate of flow
of ground waters?
g. Change in the quantity of ground waters,
either through direct additions or with-
drawals, or through interception of an
. aquifer by cuts or excavations?
h. Substantial reduction in the amount of
water otherwise available for public / -
water supplies? ✓
i. Exposure of people or property to water re-
lated hazards such as flooding or tidal waves? y.
4. Plant Life. Will the proposal result in:
a. (flange in the diversity of species, or num-
ber of any species of plants (including trees, /
shrubs, grass, crops, and aquatic plants)?
Yes Maybe No
b. Reduction of the numbers of any unique, rare
or endangered species of plants? ,✓
c. Introduction of new species of plants into an
area, or in a barrier to the normal replenish-
ment of existing species? _ ✓/
d. Reduction in acreage of any agricultural crop? ✓
S. Animal Life. Will the proposal result in:
a. Change in the diversity of species, or num-
bers of any species of animals (birds, land
animals including reptiles, fish and shell- /
fish, benthic organisms or insects)?
b. Reduction of the numbers of any unique,
rare or endangered species of animals? ,✓
c. Introduction of new species of animals into
an area, or result in a barrier to the migra-
tion or movement of animals?
d. Deterioration to existing fish or wildlife
habitat?
6. Noise. Will the proposal result in:
a. Increases in existing noise levels? ✓
b. Exposure of people to severe noise levels? /
7. Light and Glare. Will the proposal produce new
light or glare?
8. Land Use. Will the proposal result in a sub-
stantial alteration of the present or planned
land use of an area? ✓
9. Natural Resources. Will the proposal result in:
a. Increase in the rate of use of any natural
resources?
10. Risk of Upset. Will the proposal involve:
a. A risk of an explosion or the release of
hazardous substances (including, but not
limited to, oil, pesticides, chemicals or
radiation) in the event of an accident or
upset conditions? ✓
Yes Maybe No
b. Possible interference with an emergency
response plan or an urgency evacuation
plan?
11. . Population. Will the proposal alter the location,
distribution, density, or growth rate of the human
population of an area?
12. Housing. Will the proposal affect existing hous-
ing, or create a demand for additional housing?
13. Transportation/Circulation. Will the proposal
result in:
a. Generation of substantial additional
vehicular movement?
b. Effects on existing parking facilities, or
demand for new parking?
c. Substantial impact upon existing transpor-
tation systems?
d. Alterations to present patterns of circula-
tion or movement of people and/or goods?
e. Alterations to waterborne, rail or air traffic?
f. Increase in traffic hazards to motor vehicles, /
bicyclists or pedestrians? ✓
14. Public Services. Will the proposal have an effect
upon, or result in a need for new or altered gov-
ernmental services in any of the following areas:
a. Fire protection? r
b. Police protection?
c. Schools?
d. Parks or other recreational facilities?
e. Maintenance of public facilities, including
roads? /
f. Other governmental services?
15. Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or energy?
Yes Maybe No
b. Substantial increase in demand upon existing
sources or energy, or require the development
of new sources of energy?
16. Utilities. Will the proposal result in a need for
new systems, or substantial alterations to the
following utilities:
17. Human Health. Will the proposal result in:
a. Creation of any health hazard or potential
health hazard (excluding mental health)? ✓
b. Exposure of people to potential health
hazards? ✓
18. Aesthetics. Will the proposal result in the
obstruction of any scenic vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
to public vied? r/
19. Recreation. Will the proposal result in an
impact upon the quality or quantity of existing
recreational opportunities? ✓
20. Cultural Resources.
a. Will the proposal result in the alteration
of or the destruction of a prehistoric or
historic archaeological site? ✓
b. Will the proposal result in adverse physical
or aesthetic effects to a prehistoric or
historic building, structure, or object?
c. Does the proposal have the potential to
cause a physical change which would affect
unique ethnic cultural values?
d. Will the proposal restrict existing religious
or sacred uses within the potential impact
area?
21. Mandatory Findings of Significance.
a. Does the project have the potential to degrade
the quality of the environment, substantially
.reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population
to drop below self sustaining levels, threaten
to eliminate a plant or animal community, re-
duce the number or restrict the range of a rare
or endangered plant or animal or eliminate
i
Yes Maybe No
important examples of the major periods of
California history or prehistory?
b. Does the project have the potential to achieve
short-term, to the disadvantage of long=term,
environmental goals? (A short-term impact on
the environment is one which occurs in a rela-
tively brief, definitive period of time while
long-term impacts will endure well into the
future.) r/
c. Does the project have impacts which are
individually limited, but cumulatively con-
siderable? (A project may impact on two or
more separate resources where the impact on
each resource is relatively small, but where
the effect of the total of those impacts on
the environment is significant.)
d. Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or indirectly? ✓
IIi, Determination
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect
on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant
effect on the environment, there will not be a significant effect in
this case because the mitigation measures described on an attached
sheet have been added to the project. A NEGATIVE DECLARATION WILL, BE
PREPARED. ED
I find the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is required.
2, �(-5
Date Signature
For
. t
City of Palm Desert
73.510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260.2578
TELEPHONE(619)346.0611 FAX(619)341-7098
CITY OF PALM DESERT
CORRECTION TO LEGAL NOTICE
CASE NO.: C/Z 97-3
NOTICE IS HEREBY GIVEN that a correction to Legal Notice dated February 20, 1997 has been made. Parcels
indicated in maps 1 &2 below have been added to the Change of Zone 97-3. Parcels North of Cardiff Street indicated on
Map I,have been added to the Office Professional zone.Parcels on the Northwest comer of Fred Waring and Washington
(Map 2)have been added to Office Professional zone. Public hearing will be held before the Palm Desert Planning
Commission to consider a Negative Declaration of Environmental Impact and Change of Zone from R-1 9,000(Single Family
Residential,9,000 square foot minimum lot area)to RE 40,000(Estate Residential,40,000 square foot minimum lot area)
for lots fronting on Robin Road,Mountain View and Delaware Piece(excluding parcels fronting on Warner Trail and
Washington Street)and a change of zone from R-3 2,000(Multifamily Residential)to R-I 9,000 for the easterly 300 feet of
Assessors Parcel 637-33-001 fronting on Washington Street and a change of zone from R-3 4,000 and R-3 2,000(Multifamily
Residential)to O.P.(Office Professional)for lots beginning on the southwest comer of Mountain View at Washington Street
extending north to Dudley Drive(see map).
Office Professional �P.C.-(2)
.� ryry.Zc.
2.
0.
40 000
c.
y:
..,.y. '� �.� ✓ « ::::::::::: -:of�•[ "' I.
I ... Remaius:
R-1 9.000:::::::.ia
eugw wn.�on. - uLl o
Ie,l
`n\S. ii 11 P.R.-4
NORTH is i�__ "_ rtcemressaa.t II
SAID public hearing will be held on Tuesday,March 18,1997,before the Palm Desert Planning Commission at 7:00 p.m.
in the Council Chamber at the Palm Desert City Hall,73-510 Fred Waring Drive,Palm Desert,California,at which time and
place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public
hearing notice shall be accepted up to date of the hearing. Information concerning the proposed project and/or negative
declaration is available for review in the department of community development at the above address between the hours of
8:00 a.m.and 5:00 p.m.Monday through Friday. If you challenge the proposed actions in court,you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence
delivered to the planning commission at,or prior to,the public hearing.
PUBLISH: Desert Sun PHILIP DRELL,Secretary
March 6, 1997 Palm Desert Planning Commission OVER
City of Palm Desert
73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260-2578
TELEPHONE(619)346.0611 FAX(619)341.7098
February 20, 1997
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO.:GPA 97-1
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission
to consider a Negative Declaration of Environmental Impact and The Project Area 4 Specific Plan identifying needs
for public improvements,services,priorities,zoning,and land use policies for approximately 2,260 acres defined
as Redevelopment Agency Project Area No.4 bounded by Washington Street on the east,Fred Waring Drive on
the south,Indian Wells and El Dorado on the west and Country Club Drive on the north. In addition,it includes
200 acres between Country Club Drive and I-10,Washington Street and Tamarisk Row(not in a RDA project area).
Plan includes changes of General Plan Land Use Map for the area generally described as Robin Road,Mountain
View,and Delaware Place between Warner Trail and Washington Street from Residential Study Zone to very low
density 1-3 units/acre and low density residential 3-5 unitslacre.
-1II r[
I�1
... HovY
le• lane.- ,-... a
IE.a r � �
...... LEGEND . . . E
I{ -- •. Residential Study Zone
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Office Professional
Very Low Res.
`I� E 1-3 Du/Ac
Low Density Res. g
A I 3-5 Du/Ac AST
Blitz
LL
''•' '••' 1'",�^'1' FRED N,IRMG DR.
-' . . .. _�4: .: '�.,::: •. PROJECT AREA (4)
Office Professional HIGHWAY rl1
'�- tnue�su`•`'�1
�II Fred Waring Drive t — NORTH
SAID public hearing will be held on Tuesday,March 18,1997,before the Palm Desert Planning Commission
at 7:00 p.m. in the Council Chamber at the Palm Desert City Hall, 73-510 Fred Waring Drive, Palm Desert,
California,at which time and place all interested persons are invited to attend and be heard. Written comments
concerning all items covered by this public hearing notice shall be accepted up to date of the hearing. Information
concerning the proposed project and/or negative declaration is available for review in the department of community
development at thc,above address between the hours of 8:00 a.m.and 5:00 p.m.Monday through Friday. If you
challenge the proposed actions in court,you may be limited to raising only those issues you or someone else raised
at the public hearing described in this notice,or in written correspondence delivered to the planning commission
al,or prior to,the public hearing.
PUBLISH: Desert Sun PHILIP DRELL,Secretary -
February 25, 1997 Palm Desert Planning Commission OVER
City of Palm Desert
73.510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260.2578
TELEPHONE(619)346-0611 FAX(619)341-7098
February 20, 1997
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO.:ZOA 97-2
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Conunission
to consider an amendment to Section 25.14(RE,Estate Residential District)of the Zoning Ordinance relating to
development standards,the keeping of horses and intensity of permitted home occupations.
SAID public hearing will be held on Tuesday,March 18, 1997,before the Palm Desert Planning Commission
at 7:00 p.m. in the Council Chamber at the Palm Desert City Hall, 73-510 Fred Waring Drive, Palm Desert,
California,at which time and place all interested persons are invited to attend and be heard. Written comments
concerning all items covered by this public hearing notice shall be accepted up to date of the hearing. Information
concerning the proposed project and/or negative declaration is available for review in the department of community
development at the above address between the hours of 8:00 a.m.and 5:00 p.m.Monday through Friday. If you
challenge the proposed actions in court,you may be limited to raising only those issues you or someone else raised
at the public hearing described in this notice,or in written correspondence delivered to the planning commission
at,or prior to,the public hearing.
PUBLISH: Desert Sun PHILIP DRELL,Secretary
February 25, 1997 Palm Desert Planning Commission
i
RECEIVED
RAYMOND A. HmL
P. o. Box 1491 MAR 13 1997
PALM DESERT, CALIFORNIA 92261
COMMUNITY DEVELOPMENTDE7ARTMENT j
CITY OF PAW DESERT
March 12 , 1997
k
HAND DELIVERED I
Mr. Philip Drell
Director, Community Development
City of Palm Desert
73-510 Fred Waring Drive
PalM Desert , CA 92260-2578 i
RE: CASE NO. C/Z 97-3
Dear Mr. Drell:
Thank you for your time this morning, March 12 , 1997 ,
to discuss my property, located within the City' s proposed 1
Zone Change Area. Case No. C/Z 97-3 . i
Undoubtedly, you detected my frustration in getting
what seems to be the short end of the stick on my parcel , I
zoned R-1. For that I apoligize . Unfortunately, I must
accept the fact that it was pre-zoned in error by the county
prior to the City' s annexation, and move forward with the
business at hand.
i
To summarize this morning' s meeting„ we discussed the
following:
1) My parcel ; which City Records indicate is zoned R-1 .
I presented evidence that this parcel was included in
a County approved, multi-family development zone
R-3 , 2000 at the time I purchased the property in
1975 , and should be zoned R-3 , 2000 , as are my other
two contiguous parcels . You indicated that it did
not matter, that pre-zoning prevailed, (even if wrong) . i
I
2) The fact that I attended the City' s public hearings
on Case No. C/Z 91-1 and GPA-91-1 , prior to the annexa-
tion of the area to the City of Palm Desert , presenting
the same evidence indicating that my R-1 parcel should
be R-3 , 2000 , resulting in my opinion, with assurances
from the Planning Commission that my R-1 parcel would
I
i
f
Page II
be changed to R-3 , 2000 at the appropriate time,
once the annexation was completed. You indicated to
me that this was the appropriate time.
3) After the mailing of the correction to the Legal
Notice for Case No . C/Z 97-3 , which now included my
R-1 parcel , to be zoned "Office Professional" , you
informed me that you were withdrawing all of my
property from the case until I submitted plans to
develop, based on:
a. Complaints from a homeowner in the R-1 subdivision
west Of my property, on Cardiff Street.
b . Due to the configuration of my three parcels .
4) You requested that I write a letter addressing my
concerns , and deliver it to you by Friday, March 14 ,
1997 .
Pursuant to our meeting, I submit the following:
Withdrawing my three parcels from the proposed Office
Professional zoning, based on lot configuration would
appear to be unfounded. Reviewing both the February 20 ,
1997 Legal Notice Map and Correction to Legal Notice
published March 6 , 1997 , I count 16 and 19 parcels res-
pectively, some of which are smaller than my parcels .
You suggested that I could sell my parcels , indepen-
dently of each other, creating some sort of problem, if the
property was zoned Office Professional. As I told you, my
three contiguous parcels have been left as independent
parcels for tax reasons (Proposition 13) . To properly
market and develop my total property, the three parcels
will be combined as one,yeilding approximately 3 acres ,
with Dudley Drive , a 40-foot street as the main access ,
and the existing 20-foot road easement (Hidden River Road)
as emergency access .
Currently I have underground electric to the property,
8" VCP sewer, stubbed out into b&y easement road from
Tract No. 20 . 750 , and an 8" water main, which terminates at
a fire hydrent. The perimeter of the property (3 parcels)
has concrete block walls , ranging in height from 6 to 13-1/2
feet , with the exception of approximately 150 feet along
the northerly property line. (This is by design -- the
wooden fence and the trees provide privacy) , and approxi-
mately 130 feet along the easterly property line (which is
fenced with 6 foot chain link fencing, also by design, in as
much as a portion of this area becomes a part of the cul de
sac at the end of Dudley Drive) , once the property is
developed and Dudley Drive is extended ( see Parcel Map No.
11739) .
Page III
Given the fact that my three parcels are 957 walled,
with all of the utilities in place, including underground
electric , other than combining my three parcels as one ,
completing the construction of approximately 140 feet of
Dudley Drive, and demolishing the existing structures , the
property is ready to be developed. I feel that it is certainly
appropriate property for the City' s proposed Office Professional.
As you indicated to me, this is the appropriate time
to be zoned, including the parcel zoned R-1. I plan to
attend the public hearing on March 18 , 1997 . I will appre-
ciate anything you can do to assist me in having my property
rezoned Office Professional .
I extend an invitation to you, your staff, and any
members of the planning commision, to visit my property,
and I will be happy to answer any questions you may have.
Thanking you in advance for your assistance .
ince ely,
Raymond A. Hill
RAH: smk
r
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c, Z2 1 I
RECEIVED
Co
1997
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73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260
- — i
TELEPHONE(619)346-0611
INITIAL, STUDY MrIF041ENrAL CIOC KLIST `
I. Background
1. Date
2. Case No. GP -)4 GZ �i7 -3
3. Applicant G; q 1 14
II. Environmental Impacts
(Explanations of all "yes" and "maybe" . answers are required, on attached
sheets.)
Yes Maybe No
1. Earth. Will the proposal result in:
a. Unstable earth conditions or in changes in
geologic substructures?
b. Disruptions, displacements, compaction or
overcovering of the soil?
c. Change in topography or ground surface
relief features?
d. The destruction, covering or modification
of any unique geologic or physical features?
e. Any increase in wind or water erosLon of �!
soils, either on or off the site?
f. Changes in deposition or erosion of beach
sands, or changes in siltation, deposition or
erosion which may modify the channel of a
river or stream or the bed of the ocean or /
any bay, inlet or lake? ✓_
g. Exposure of people or property to geologic
hazards such as earthquakes, landslides,
mudslides, ground faliure, or slmLlar hn=rds? _✓"
f
Yes 6laybe No
2. Air. Will the proposal result in:
IL. Subetantial air emissions or deterioration
of ambient air quality?
b. The creation of obJectionable odors?
c. Alteration of air movement, moisture, or
temperature, or any change in climate,
either locally or regionally? ✓
3. Water. Will the proposal result in:
a. Changes in currents, or the course of di-
rection of water movements, in either marine
or fresh waters? —
b. Changes in absorption rates, drainage pat-
terns, or the rate and amount of surface
runoff?
c. Alterations to the course or low of flood
waters?
d. Change in the amount of surface water in
any water body? LIZ
e. Discharge into surface waters, or in any
alteration of surface water quality, in-
cluding but not limited to temperature,
dissolved oxygen or turbidity?
f. Alteration of the direction or rate of flow
of ground waters?
g• Change in the quantity of ground waters,
either through direct additions or with-
drawals, or through interception of an
aquifer by cuts or excavations?
h. Substantial reduction in the amount of
water otherwise available for public
water supplies?
i. Exposure of people or property to water re-
lated hazards such as flooding or tidal waves?
t-
4. Plant Life. Will the proposal result in:
a. Change in the diversity of species, or num-
ber of any species of plants (including trees, /
shrubs, grass, crops, and aquatic plants)? /
Yes Maybe No
b. Reduction of the numbers of any unique, rare
or endangered species of plants?
c. Introduction of new species of plants into an
area, or in a barrier to the normal replenish-
went of existing species?
d. Reduction in acreage of any agricultural crop?
5. Animal Life. Will the proposal result in:
a. Change in the diversity of species, or num-
bers of any species of animals (birds, land
animals including reptiles, fish and shell-
fish, beathic organisms or insects)?
b. Reduction of the numbers of any unique,
rare or endangered species of animals?
c. Introduction of new species of animals into
an area, or result in a barrier to the migra-
tion or movement of animals?
d. Deterioration to existing fish or wildlife
habitat? — ✓
6. Noise. Will the proposal result in:
a. Increases in existing noise levels?
b. Exposure of people to severe noise levels? /
7. light and Glare. Will the proposal produce new
light or glare?
B. Land Use. Will the proposal result in a sub-
stantial alteration of the present or planned
land use of an area?
9. Natural Resources. Will the proposal result in:
a. Increase in the rate of use of any natural —
resources?
10. Risk of Upset. Will the proposal involve:
a. A risk of an explosion or the release of
hazardous substances (including, but not
limited to, oil , pesticides, chemicals or
radiation) in the event of an accident or
upset conditions?
Yes Maybe No j
b. Possible interference with an emergency
response plan or an emergency evacuation
plan?
11. population. Will the proposal alter the location,
distribution, density, or growth rate of the human
population of an area?
12. Housing. Will the proposal affect existing hous-
ing, or create a demand for additional housing? _ vz'
13. Transportation/Circulation. Will the proposal
result in:
a. Generation of substantial additional
vehicular movement?
b. Effects on existing parking facilities, or
demand for new parking?
c. Substantial impact upon existing transpor-
tation systems?
d. Alterations to present patterns of circula-
tion or movement of people and/or goods? _
e. Alterations to waterborne, rail or air traffic?
f. Increase in traffic ha2a rds to motor vehicles,
bicyclists or pedestrians?
14. Public Services. Will the proposal have an effect
upon, or result in a need for new or altered gov-
ernmental services in any of the following areas:
a. Fire protection? ,/'
b. Police protection?
c. Schools?
d. Parks or other recreational facilities?
e. Maintenance of public facilities, including /
roads?
f. Other governmental services?
15. Energy: Will the proposal result in: /
a. Use of substantial amounts of fuel or energy?
Yes Maybe No
b. Substantial increase in demand upon existing
sources or energy, or require the development
of new sources of energy?
16. Utilities. Will the proposal result in a need for
new systems, or substantial alterations to the
following utilities:
17. Human Health. Will the proposal result in:
a. Creation of any health hazard or potential
health hazard (excluding mental health)? ✓
b. Exposure
of people to potential health
hazards?
18. Aesthetics. Will the proposal result in the
obstruction of any scenic vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
to public vies? ✓
19. Recreation. Will the proposal result in an
impact upon the quality or quantity of existing
recreational opportunities?' ✓
20. Cultural Resources.
a. Will the proposal result in the alteration
of or the destruction of a prehistoric or /
historic archaeological site?
b. Will the proposal result in adverse physical
or aesthetic effects to a prehistoric or
historic building, structure, or object?
c. Does the proposal have the potential to
cause a physical change which would affect J
unique ethnic cultural values?
d. Will the proposal restrict existing religious
or sacred uses within the potential impact
area?
21. Mandatory Findings of Significance.
a. Does the project have the potential to degrade
the quality of the environment, substantially
.reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population
to drop below self sustaining levels, threaten
to eliminate a plant or animal community, re-
duce the number or restrict the range of a rare
or endangered plant or animal or eliminate
Yes Maybe No
important examples of the major periods of
California history or prehistory?
b. Does the project have the potential to achieve
Short-term, to the disadvantage of long-term,
environmental goals? (A short-term impact on
the environment is one which occurs in a rela-
tively brief, definitive period of time while
long-term impacts Will endure well into the
future.) r/
c. Does the project have impacts which are
individually limited, but cumulatively con-
siderable? (A project may impact on two or
more separate resources where the impact oa
each resource is relatively small, but where
the effect of the total of those impacts on
the environment is significant.)
d. Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or indirectly? ✓
III. Determination
On the basis of this initial evaluation:
I find that the proposed project COULD NDT have a significant effect
on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant
effect on the environment, there Will not be a significant effect in
this case because the mitigation measures described on an attached
sheet have been added to the project. A NEGATIVE DECLARATION WILL BE
PREPARED.
I find the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is required.
2-
Date Sionature
For
J
PROOF OF PUBLICATION This space is for County Clerk's Filing Stamp
(2015.5 C.C.P.) RECEIVED
MAR 12 1997
STATE OF CALIFORNIA COMMUNITY DEVELOPMENT DEPARTMENT
County of Riverside CITY OF PALM DESERT
i am a citizen of the United States and a
resident of the County aforesaid; I am over the
age of eighteen years, and not a party to or
interested in the above-entitled matter. I am
the principal clerk of the printer of the DESERT
SUN PUBLISHING COMPANY, a newspaper of
general circulation, printed and published in
the city of Palm Springs, County of Riverside, Proof of Publication of
and which newspaper has been adjudged a
newspaper of general circulation by the
Superior Court of the County of Riverside,
State of California; under the date of March -
24, 1988. Case Number 191236; that the
Fnonconforming
0
notice, of which the annexed is a printed copy CITY LEGAL
PALM DESERT
IFGAI NOTICE
(set in type not smaller Than nonpareil), has CASE No.EN t 97-3
E IS HEREBY GIVEN that a public hearing
been published In each regular and entire held before the Palm Desert Planning,Com-
n to consider an amendment to action I
75 of the Palm Desert Zoning Ordinance
issue of said newspaper and not in any g nonconforming multifamily residential I
achieve conforming status in the O.P. (Of-
supplement thereof on the following dates, to rofessional) zone.ublic hearing will be heId Tuesday, Marchwit: ,at 7:00 ,m. in the Council Chamber at the F
Palm Desert Civic Center, 73-510 Fred Waring
Drive, Palm Desert, California, at which time and '
place all interested persons are Invited to attend
and be heard. Written comments concerning all
items covered by this public hearing notice shall
March 8th be accepted up to the date of the hearing. Informa-
tion concerning the proposed prol¢d and/or n¢ga-+
rive declaration is available for review in the De-
partment address between the louurs of BOO na.m the
andb5:00i
p.m. Monday through Friday. If you challengge the )
Proposed actions in court, you may be limited to I
all in the year 1997. raising only those issues you or someone else
raised at the public hearing described in this no-
tice, or in written correspondence delivered to the
Planning Commission at, or prior to, the public i
i certify (or declare) under penalty of perjury hearing.
P y P 1 ry PertPHI Planning
DRELL,nning C Secretary=
Palm Desert Planning Commission
that the foregoing is true and Correct. Published: March F, 1997 1 i
Dated at Palm Springs, California this 10th
day of March , 1997[
SIGNATURE
{
t
i
k
t
s
PROOF OF PUBLICATION
City of Palm Desert
73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260-2576.,
TELEPHONE(619) 346-0611 FAX(619)341 7096
%February
i . CITY OF PALM DESERT
LEGAL NOTICE
CASE NO.: ZOA 97-2
NOTICE IS HEREBY GIVEN that a public hearin 9 .
will �rt:be held'before:the Palm D, Planning Commission
to consideir an'amendment to'Section 25.14 (RE, Estate Residential'District) of the Zoning Ordinance relating to
development standards, the keeping of horses and intensity of permitted home occupations.
COUXTY
FIB 2 B 1997
•:.i. i' FRANK K.JOk
_.. .. .. BY p NSON, Clerk
.A. ,,: ' • � ;,.. .. a ,: .C. Seager' . . .
Deputy
. •t
1
Nep COUNTY
CLERK
s
Ft7ed tier P.R.C.21152
POSTED - E r+? S +
FEB 26 4997
BY: # �2
County of Rive WeJtateofl7ahfanpr
l
SAID public hearing will be held on Tuesday, March 18, 1997,before the Palm Desert Planning Commission
at 7:00 p.m. in the Council Chamber at the Palm Desert City Hall,'73-510 Fred Waring Drive, Palm Desert,
California, at which time and place all interested persons are invited to attend and be heard. Written comments
concerning all items covered by this public hearing notice shall be accepted up to date of the hearing. Information
concerning the proposed project and/or negative declaration is available for review in the department of community
development at the above address between the hours of 8:00 a.m. and 5:00 p.m.Monday through Friday. If you
challenge the proposed actions in court,you may be limited to raising only those issues you or someone else raised
at the public hearing described in this notice, or in written correspondence delivered to the planning commission
at, or prior to,the public hearing.
PUBLISH: Desert Sun PHILIP DRELL, Secretary
February 25, 1997 Palm Desert Planning Commission
{
PROOF OF PUBLICATION This space is for County Clerk's Filing Stamp
(2015.5 C.C.P.)
RECEIVED
STATE OF CALIFORNIA '97 FEB 27 Pn B 54
County of Riverside CITY CLERK'S OFFICE
I am a citizen of the United States and a
resident of the County aforesaid; I am over the
age of eighteen years, and not a party to or
interested in the above-entitled matter. 1 am
the principal clerk of the printer of the DESERT
SUN PUBLISHING COMPANY, a newspaper of
general circulation, printed and published in
the citw of Palm Springs; County of Riverside, Proof of Publication n!
and which newspaper has been adjudged a
newspaper of general Circulation by the
Superior Court of the County of Riverside,
State of California; under the date of March
24. 1988. Case Number 191236; that the No.2192 CITY E .1Ky
notice, of which the annexed is a printed copy LEGAL NOTICE 1,fi
CASE NO.: 97-2
(set in type not smaller than nonpareil), has NOTICE IS HEREBY GIVEN that a public hearing will
be held betore the Palm Desert Planning Commis-
been published in each regular and entire sion to consider an amendment to section 25.14
p g (RE, Estate Residential District)of the Zoning Or.
issue of said newspaper and not in any dinance relating to development standards, the
keeping9 of horses and intensity of permitted home
..cupati o ns.
supplement thereof on the following dates, to SAID public hearing will be held on Tuesday,
March 18, 1997, before the Palm Desert Planning
wit; y Commission a1 7:00 p.m.in the Council Chamber of
f the Palm Desert City Hall, 73-510 Fred Waring '
Drive, Palm Desert, California,at which time and
l place all interested persons are invited to attend
1 and be heard. Written comments concerning all
items covered by this public hearing notice shall
February 25th be accepted up to date of the hearing. Information
ry , concerning the proposed project and/or negative
declaration is available for review in the depart-
ment of community development at the above
IY address between the hours of 8:00 a.m. and 5:00
P.m. Monday through Friday. If you Chell eng a the
proposed actions in court, you may be Iimitad to
raising only those issues you or someone else
all in the year 1997. wised at the public hearing described In this no-
fice,or in written correspondence delivered to the
planning commission at, or prior to, the public
I certify (or declare) under penalty of perjury Baring. serfPHILIPPlanning
nDRELL.ning C Secretary
Palm Desert Planning Commission
that the foregoing is true and correct. Published: February 25, 1997_
Dated at Palm Springs, California this 25th
day of February , 1997.
Aof�)_66,F.P
SIGNATURE
F .
PROOF OF PUBLICATION
PROOF OF PUBLICATION This space Is for County Clerk's Filing Stamp
(2015.5 C.C.P.)
(RECEIVED
STATE OF CALIFORNIA MAR 12 1997
County of Riverside
COMMUNITY DEVELOPMENT DEPARTMENT
I am a citizen of the United States and a CITY OF PALM DESERT
resident of the County aforesaid; I am over the
age of eighteen years, and not a party to or
interested in the above-entitled matter. I am
the principal clerk of the printer of the DESERT
SUN PUBLISHING COMPANY, a newspaper•of
general circulation, printed and published in
the city of Palm Springs, County of Riverside, Proof of Publication of
and which newspaper has bear. adjudgad a
newspaper of general circulation by the
Superior Court of the County of Riverside,
State of California; under the date of March -
24, 1988. Case Number 191236; that the
notice, of which the annexed is a printed copy No.2340 - -
(set in type not smaller than nonpareil), has CITY OF PALM DESERT
LEGAL NOTICE
been published in each regular and entire NOTICE IS HER CASE NO. ZOA 97-3
EBY GIVEN that a public hearing
will be held before the Palm Desert Flannin ,Com-
issue of said newspaper and not in any mission to consider an amendment to Section
a5lowOng of ice Palm Desert Zoning Ordinance
supplement thereof on the following dates, to uses to ech eve conforming status In the O.P. (Of- ,
wit' SAID ppublic hearing will be held Tuesday March !
18, 1997,at 7:00 p.m. in the Council Chamber at the
Palm Desert Civic Center, 73-510 Fred Waring'.
Drive, Palm Desert, California,at which time and
Place all interested persons are Invited to attend
and be heard. Written comments concerning all
March 8th items covered by this public hearing
notice shall
ton accepted
tetl up to the date of the hea ring.Informgga-
tive tleclarat on iseavai Pa bie fororevlewtlinor neDea.
-
parimenl of Community Development at the above atld ress between the hours of 8:00 a.m. and above
all in the year 1997. P m. Monday through Friday. If you challengC eraihe
y propoysetl atil11 t in court, you mey be limited to
raisentl a1 those issues you or one else
public hearing described in this no-Y I
Lice, or in written correspondence dellverI t is the certify (or declare) under penalty of perjury ea �i9g commission at, or prior to, }he public
that the foregoing is true and correct. i PHILIP DRELL, Secretary+
Palm Desert Planning Commission'
Published: March 8, 1997
Dated at Palm Springs, California this 10th ,.
day of March , 1997[
2�
SIGNATURE
1
PROOF OF PUBLICATION