HomeMy WebLinkAboutDirection - Expansion of Areas - Drive -Through RestaurantsCITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: CITY COUNCIL DIRECTION REGARDING POTENTIAL
EXPANSION OF AREAS IN WHICH DRIVE -THROUGH
RESTAURANTS ARE PERMITTED WITHIN THE CITY OF PALM
DESERT
SUBMITTED BY: Lauri Aylaian, Director of Community Development
DATE: January 22, 2015
CONTENTS: Ordinance No. 827
Recommendation
By Minute Motion, direct staff to:
Initiate a zoning ordinance amendment allowing drive -through
restaurants citywide; or
2. Initiate a zoning ordinance amendment to allow drive -through
restaurants in additional, clearly defined locations (such as north of
Frank Sinatra Drive); or
3. Study drive -through restaurants as part of the ongoing effort to
update the General Plan, focusing on the economic, aesthetic,
traffic circulation, and health impacts of these restaurants. Prepare
zoning ordinance amendments, if any, at the conclusion of the
General Plan update process.
Executive Summary
This agenda item is brought forward in response to Mayor Pro Tern Bob Spiegel's
request during the January 8, 2015, meeting of the City Council. Drive -through
restaurants are currently permitted only near Interstate 10 interchanges; they are
prohibited elsewhere in the City. Changing this long-standing prohibition in a
deliberative, controlled manner, and with the quality development standards for which
Palm Desert is known, will take support by a majority of the Council and a concerted
work effort by staff. To efficiently deploy those work efforts, staff is requesting that the
City Council provide some general scoping guidance before work is commenced.
Staff Report
Drive -Through Restaurants
Page 2 of 3
January 22, 2015
Background
When the City of Palm Desert was incorporated, drive -through restaurants were
prohibited. However, in July 1996, the City Council expressed a desire to treat the
areas around the Interstate 10 (1-10) interchanges differently from the rest of the City,
so as to be competitive with other Coachella Valley cities along the 1-10. In particular,
they saw reasons to allow drive -through restaurants and to locate automobile service
stations closer together than was permitted elsewhere in the City. The City Council
asked staff to research these issues farther and prepare an ordinance for their
consideration.
In March 1997, the City Council approved Ordinance No. 827 (attached), which
established a special overlay zone around the freeway interchanges. This overlay zone
allows conditional uses that are appropriate for a freeway setting, such as drive -through
restaurants, car washes, gas stations, convenience stores, mini warehouses, and
recreational vehicle and boat storage. The precise areas in which drive -through
restaurants are permitted have changed over the years as underlying zones were
changed, subsequent projects were entitled, and master plans were approved.
Presently, drive -through restaurants are allowed as conditional uses on master -planned
sites larger than five acres in the areas shown in red below:
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Staff Report
Drive -Through Restaurants
Page 3 of 3
January 22, 2015
At the January 8, 2015, City Council Meeting, Mayor Pro Tern Bob Spiegel asked staff to
place an item on the agenda for the January 22, 2015, Council meeting to revisit the
concept of permitting drive -through restaurants throughout the city. Preparation of an
ordinance to allow drive-throughs throughout the City will take meaningful research to
balance economic development potential against aesthetic design standards and traffic
engineering. A proposed ordinance will also need to be considered in public hearings in
front of the Planning Commission before it is presented to the City Council. As such, staff is
taking this opportunity to confirm Council direction regarding a change, if any, in the areas
in which drive -through restaurants should be permitted. This will allow staff to work more
effectively, and to more accurately meet the expectations of the full Council.
Consequently, staff requests that the members of the City Council provide direction on
where drive -through restaurants should be allowed: Everywhere in the City; only near 1-10
interchanges, as is now the case; or in additional, clearly defined areas (north of Gerald
Ford Drive or on Highway 111, as examples). Alternatively, the Council could direct staff to
analyze the impact of drive -through restaurants as part of the current General Plan update
work. This analysis would consider the economic, health, air quality, aesthetic, and
circulation impacts on the community, and would produce specific recommendations on
where drive-throughs should be allowed within the city. Since there is a subcommittee of
two Council members assigned to the General Plan Update Technical Working Group, staff
would receive policy guidance as the issue is studied. The full City Council would review the
issue, and any zoning ordinance revisions resulting from the analysis, when the General
Plan update is presented in approximately one year.
With this direction, staff can prepare a zoning ordinance amendment that will reflect the
general intent of the City Council.
Fiscal Analysis
Direction given in response to this staff report will not have any direct fiscal impact on the City.
If the Council directs staff to prepare an ordinance allowing more drive -through restaurants,
that ordinance will be presented with an estimation of the financial impact to the City from
potential new restaurants.
Submitted By:
-tauri Aylaian, Director of Community Development
gAplanningklauri aylaian\staff reportslamended drive through restaurants 1-22-15.doc
ORDINANCE NO. 837
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A MASTER PLAN OF
DEVELOPMENT, CHANGE OF ZONE TO PCD (PLANNED
COMMUNITY DEVELOPMENT) AND CERTIFICATION OF A
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT FOR 270 +/- ACRES GENERALLY LOCATED SOUTH OF
INTERSTATE 10 EAST AND WEST OF COOK STREET, ALSO
KNOWN AS WONDER PALMS COMMERCIAL CENTER.
CASE NO. C/Z 96-6
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 request of MAINIERO,
SMITH AND ASSOCIATES FOR DAVID FREEDMAN & COMPANY for approval of the above
described project; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, has
recommended approval of the above described project; 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
as mitigated will not have a significant impact on the environment and a Negative
Declaration 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 City Council did find
the following facts to justify its actions, as described below:
1. The Master Plan and Change of Zone to PCD maximizes the potential for high
quality commercial, industrial and residential development with high visibility
from Interstate 10.
2. The Master Plan and Change of Zone to PCD maximizes the flexibility
necessary to adapt the property to future conditions which are anticipated to
affect the area, particularly the future university campus and the increased
accessibility to the area north of Interstate 10.
3. The Master Plan and Change of Zone to PCD provides a comprehensive
planning framework which establishes guidelines for future land use
applications for the property and eliminates the inconsistency associated with
individual and unassociated development proposals.
ORDINANCE NO. 837
4. The Master Plan and Change of Zone to PCD provides for the completion of
the street network adjacent to the site including Cook Street, Gerald Ford Drive
and Portola Avenue.
5. The Master Plan and Change of Zone serves to implement the intent of the
General Plan and North Sphere Specific Plan.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Palm Desert,
as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That the City Council does hereby approve Change of Zone 96-6 which adopts
as Exhibit "A" a master plan of development on file in the Department of
Community Development, and a Negative Declaration of Environmental Impact
Exhibit "B".
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this 24th day of April, 1997, by the following vote, to wit:
AYES: BENSON, CRITES, SNYDER, SPIEGEL, KELLY
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
T T: /
ZSHEILA R. GILLIGAN, City lark
City of Palm Desert, Ca . ornia
2
RI RD S. KELLY, ayor
ORDINANCE NO. 837 _
EXHIBIT "An
DEVELOPMENT PLAN
FOR
WONDER PALMS COMMERCIAL
CENTER
PALM DESERT, CALIFORNIA
PREPARED FOR
DAVID FREEDMAN CO., INC.
by
Mainiero, Smith and Associates, Inc.
Palm Springs, California
Revised March,1997
OBDDURCE NO. 837
EXHIBIT "A"
DEVELOPMENT PLAN - WONDER PALMS COMMERCIAL CENTER
PURPOSE OF DEVELOPMENT PLAN
The purpose of adopting a Development Plan for the subject project is as follows:
► To provide the City and the Developer(s) of the Project Area with a process and
standards consistent with the City's General Plan and act to implement the City's
goals and objectives.
► To provide precise and supplemental criteria for the uses, design, circulation, and
development of the overall property which has been broken down into a series of
Planning Areas which may take on individual characteristics resulting in an
aesthetically consistent, environmentally harmonious, and economically viable
addition to the community.
► To provide for flexibility in land use options which may be altered in order to respond
to future changes in the vicinity including but not limited to the development of a
major university on adjacent property, and the changing character of traffic patterns
due to improved access to Interstate 10 and to land north of Palm Desert.
► To Insure that development occurs in an orderly fashion through long-range
planning.
► To facilitate processing applications for industrial, commercial and residential
development that is consistent with the guidelines set forth in this development plan
establishing an overall land use plan, a statement of intent, processing requirements
and threshold environmental analysis and mitigation measures.
► To provide for the development of the overall project area in a manner which is
consistent with the terms and provisions of this Development Agreement, the
Development Plan and the City's Land Use Ordinances.
PROJECT INTRODUCTION
Overview
The Wonder Palms Commercial Center (Project) affords the opportunity to establish a high
quality entry overall statement for an important portal to the City at the same time creating
a major economic development which can be planned to complement existing commercial,
industrial, and residential development elsewhere in the City and the surrounding area.
Master planning this area will ensure the flexibility which will be necessary as the
ORDINANCE NO. 837 -
surrounding area develops. The site is poised to provide one of the City's major points of
access from Interstate 10, and the City and the Developer recognize the opportunity that
the site has to introduce people to the City of Palm Desert as well as respond to a major
economic potential for regional destination and traveler oriented commerce.
The development of the Project in a manner consistent with the provisions of this
Agreement including the development guidelines provides a number of benefits to both the
City and the Owner:
It maximizes the potential for high quality commercial, industrial, and
residential development with high visibility from Interstate 10.
2. It maximizes the flexibility necessary to adapt the property to future
conditions which are anticipated to affect the area; particularly the future
university campus and the increased accessibility to the area north of
Interstate 10.
3. It provides a comprehensive planning framework which establishes
guidelines for future land use applications for the property and eliminates the
inconsistency associated with individual and unassociated development
proposals.
4. It facilitates the construction of stormwater system improvements consistent
with the master plans adopted by the City in conjunction with the Coachella
Valley Water District.
5. It controls sensitive land uses associated with sites having excellent freeway
access.
6. It provides for the completion of the street network adjacent to the site
including Cook Street, Gerald Ford Drive and Portola Avenue.
7. It provides for the planning and execution of a major entry statement
potentially involving the Art in Public Places program.
Planning Areas/Statistiical Summary
The 270 acre site has been divided into eight Planning Areas which are anticipated to take
on unique development characteristics. This is delineated in Figure 1.
Planning Area 1 - 21.3 gross acres east of Cook Street between Gerald Ford Drive and
the Southern Pacific RaiV1-10 corridor. Land use emphasis - Freeway Oriented
Business.
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11
OHDUUNCE NO. 837
Planning Area 2 - 50.7 gross acres west of Cook Street between Gerald Ford Drive and
the Southern Pacific Rail/1-10 corridor. Land use emphasis - Regional Commercial.
Planning Area 3 -11.2 gross acres west of Cook Street and south of Gerald Ford Drive.
Land use emphasis - Freeway Oriented Business.
Planning Area 4 - 30.2 acres east of Cook Street between Gerald Ford Drive and the
Southern Pacific Rail/1-10 corridor. Land use emphasis - Industrial/Business Park.
Planning Area 5 - 25.9 acres west of Cook Street and south of Gerald Ford Drive. Land
use emphasis Mixed -use Commercial/Residential.
Planning Area 6 - 70.6 acres west of Cook Street and between Gerald Ford Drive and the
Southern Pacific RaiU1-10 corridor. Land use emphasis - Industrial/Business Park.
Planning Area 7 - 44.3 acres north of Gerald Ford Drive and east of Portola Avenue.
Land use emphasis - Office/business park
Planning Area 8 - 14.9 acres south of Gerald Ford Drive and east of Portola Avenue.
Land use emphasis - Medium density residential.
GENERAL PROVISIONS
Intent
This Section is intended to: (1) provide certain definitions for use with respect to this
Exhibit "A"; (2) to describe the relationship of this Exhibit "A" to the existing Land Use and
Building Ordinances of the City of Palm Desert; and (3) to provide other miscellaneous
provisions necessary to effectuate the purposes and intent of the Agreement.
General Provisions
1. Terms contained in this Exhibit "A" shall have the same meaning as defined
in the Development Agreement unless otherwise defined herein.
2. Except as otherwise provided in this Exhibit "A" and in the Agreement, the
development of the Project shall be in accordance with, and the development
of the Project during the Term shall be governed by, the existing Land Use
Ordinances of the City.
3. Except as otherwise provided in this Exhibit "A" and in the Agreement, all
construction of improvements upon the property shall conform to the building
and construction standards established by the City's Building Ordinances.
4
ORDIRANCE NO. 837
4. Whenever the provisions of this Exhibit "A" conflict with the provisions of the
existing Land Use Ordinances or the Building Ordinances the provisions of
this Exhibit "A" shall be deemed to control to the extent necessary to
effectuate the purposes and intent of the Development Agreement.
5. The maximum aggregate allowable building density without additional review
of the entitlements is 4,465,000 square feet of commercial and industrial
buildings and 470 residential units as depicted in Figure 2 (Maximum
Intensity Alternate).
6. The probable development intensity expected (Trend Alternate) is shown in
Figure 3. The expected intensity is 2,145,000 square feet of commercial and
industrial buildings and 470 dwelling units.
7. The project shall be developed under a PCD (Planned Community District)
overlay to facilitate a flexible, long term approach to land use with individual
planning areas operating under the general provisions of the Palm Desert
Zoning Ordinance as follows:
a. PA 1 shall use the general provisions of the PC 2 (Planned
Commercial Center - District Commercial) and the Freeway Overlay
Zone, however, PA 1 shall allow no more than one automobile service
station including accessory convenience retail, and shall also allow
drive through restaurants subject to ARB and Planning Commission
approvals. Standards for drive -through facilities are adopted herein
and must also comply with requirements of the Freeway Commercial
Overlay Zone.
b. PA 2 shall use the general provisions of the PC 3 (Planned
Commercial Center - Regional Center but shall encourage mixed use
retail, office and residential uses under Conditional Use Permit. Drive
through restaurants are allowed subject to ARB and Planning
Commission approvals.
C. PA 3 shall use the provisions of the PC 2 (Planned Commercial
Center - District Commercial).
d. PA 4 shall use the provisions of the PI (Planned Industrial Zone) but
encourages mixed use retail, office and residential uses under
Conditional Use Permit.
e. PA 5 shall use the provisions of the PC 2 (District Commercial Center
Zone) and shall encourage mixed use retail and residential under
Conditional Use Permit.
5
OBDIMICE 50. 837 -
PA 8 shall use the provisions of the PI (Planned Industrial Zone) but
encourages mixed use retail, office and residential uses under
Conditional Use Permit.
g. PA 7 shall use the provisions of the O-P (Office Professional Zone)
and shall encourage mixed use retail and/or residential uses under
Conditional Use Permit.
h. PA 8 shall use the provisions of PR 18 (Planned Residential District -
up to 18 dwelling units per acre).
h. Base zoning districts for each Planning Area are shown in Figure 4.
8. Parking requirements for layout and ratio for Planning Areas 2, and 7 shall
be based on a parking ratio of 5.0 spaces per 1000 square feet of gross
leasable area. Due to economy of scale, the amount of parking may be
reduced for integrated parking facilities as follows:
a. 1000 car parking on single parcel or integrated facility reduce by 10%.
b. 1500 car parking on single parcel or integrated facility reduce by 12%.
C. 2000 car parking on single parcel or integrated facility reduce by 14%.
d. 2500 car parking on single parcel or integrated facility reduce by 15%.
Such reduction shall be subject to justification of the findings as set forth in
Section 25.58.311 (B) of the Zoning Ordinance.
9. Parking requirements for all other Planning Areas shall be based on
requirements for those uses as set forth in the Zoning Ordinance; provided,
however, that parking requirements may be reduced upon demonstration
that alternative transportation, mixed land uses, or other techniques have
been incorporated into the planning to necessitate less parking. Golf cart
parking may replace automobile parking spaces on a one-to-one basis.
10. Changes in the location and configuration of the Planning Areas may occur
as precise plans are developed. Any such changes will be subject to the
prior approval of the Community Development Director of the City.
11. Tentative Tract and Parcel Maps may be filed and approved subject to
consistency with the approved Agreement.
12. Except as otherwise provided herein, all approvals of the City, the
Community Development Director, the Planning Commission, or the
Redevelopment Agency or City Council shall be based on the criteria and
standards set forth in the Land Use and Building Ordinances in effect for the
City.
L
ORDIMUCE NO. 837
city.
13. Prior to the issuance of any building permit with respect to any Planning
Area, a Precise Plan for development shall be submitted to and shall be
approved by the Planning Commission if such Precise Plan is consistent with
the provisions of this Agreement and other relevant City ordinances.
14. (Deleted)
15. Access to the various Planning Areas shall be as depicted in Figure 5 unless
application for an altemate location is made to and approved the Community
Development Director and Public Works Director. Since median islands are
planned for both Gerald Ford Drive and Cook Street, full access points (left
in/left out) shall be at least 1000 feet apart and subject to the approval of the
Public Works Department.
16. Any improvements required as Exactions pursuant to the attached
Agreement shall be constructed by the Developer congruent with each phase
of the Project as such improvements relate thereto, and are necessary with
respect to such phase of Project development.
17. The requirement for Art in Public Places may be satisfied or partially satisfied
on the basis of a major entry statement at or near Cook Street and Gerald
Ford Drive. Funding or partial funding for such may be provided by Art in
Public Places or the Community Redevelopment Agency on the basis of a
advance against Art in Public Places from future development within the
Project.
18. Drive -through facilities shall be designed according to the following:
a: Safe on and off -site traffic and pedestrian circulation shall be
considered to limit conflicts between vehicles and pedestrians.
b: Stacking space for six vehicles shall be provided on -site for each
facility.
c: There shall be shade provided for vehicles at the service window
which shall be designed in an integrated manner with the architecture
and/or landscape architecture of the overall facility.
d. Vehicles, menu -boards, and service windows and similar features
shall be screened from public view by architecture of landscape
elements.
e. Drive -through restaurants shall be limited to the portion of the
property north of Gerald Ford Drive.
7
ORDINANCE NO. 837
Development Program -Maximum Intensity Alternate
Consistent with the General Plan, the maximum intensity alternate as shown in Figure 2 is
set as the upper limit of development for the site.
Figure 2
Planning
Gross
Est. Net
Proposed
Proposed
FAR/
Max.
Est.
Area
Area
Area
Zoning
Uses
Dens.
Fi. Ar.
Parking
Equivalent
PA 1
21.3 ac.
18.1 ac.
PC-2
Freeway
.50
395K
2175
Oriented
Business
PA 2
50.7 ac.
43.1 ac.
PC-3
Regional
.50
940K
5165
Commercial
PA 3
11.2 ac.
9.5 ac
PC-2
Freeway
.50
210K
1155
Oriented
Business
PA 4
30.2 ac.
25.7 ac.
PI
Industrial/
.50
560K
3075
Business
PA 6
25.9 ac.
22.0 ac.
PC-2
Commercial
.50/
240K/
960
/Residential
18/ac
200 du
400
PA 6
70.6 ac.
60.0 ac
PI
Industrial/
.50
1300K
6550
Business
PA 7
44.3 ac.
37.7 ac.
OP
Office
.50
820K
3280
PA 8
14.9 ac.
12.7 ac.
PRA 8
Mufti -family
18
270 du
540
Residential
du/ac
TOTALS
269.1 ac
228.8 ac
-
-
-
4465K
23,300
470 du
8
ORDDtMGE No. 837
Development Program -Trend Alternate
The Trend Alternate as shown in Figure 3 is set forth as the probable development
intensity for the Project.
Figure 3
Planning
Gross
Est Net
Proposed
Proposed
FAR/
Est.
Est
Area
Area
Area
Zoning
Uses
Dens.
FI. Ar.
Parking
E ulvalent
PA 1
21.3 ac.
18.1 ac.
PC-2
Freeway
.25
200K
800
Oriented
Business
PA 2
50.7 ac.
43.1 ac.
PC-3
Regional
.20
375K
1775
Commercial
PA 3
11.2 ac.
9.5 ac
PC-2
Freeway
.25
105K
400
Oriented
Business
PA 4
30.2 ac.
25.7 ac.
PI
Industrial/
.25
280K
1100
Business
PA 5
25.9 ac.
22.0 ac.
PC-2
Commercial
.25/
120K/
800
/Residential
18/ac
200 du
PA 6
70.6 ac.
60.0 ac
PI
Industrial/
.25
655K
2600
Business
PA 7
44.3 ac.
37.7 ac.
OP
Office
.25
410K
1640
PA 8
14.9 ac.
12.7 ac.
PRA 8
Multi -family
18
270 du
450
Residential
du/ac
TOTALS
269.1 ac
228.8 ac
-
-
-
2145K
9565
470 du
E
m
I
lop
IPA
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ORDIRMCE NO. 837
Design Guidelines
Purpose
Except as otherwise provided in this Agreement or this Exhibit "A", the development of
each Planning Area within the Project shall be governed by the existing Land Use and
Building Ordinances of the City. The following guidelines are intended to be supplemental
to those established by the City in its Ordinances and to the extent that they are
inconsistent or in conflict with the guidelines and Ordinances established by the City, these
guidelines shall be deemed controlling. Subject to the foregoing, all development plans
for each Planning Area shall comply with the following guidelines.
Site Planning and Circulation
Access to the various Planning Areas shall be limited as depicted in Figure 5 unless
otherwise approved by the Planning Commission. The intent is to limit access to maximize
the efficiency of the public street network in and around the Project Area. Shared access,
shared parking, shared intemal vehicular circulation, and an interconnected non -motorized
internal circulation system shall be considered with the site plan for each Planning Area.
Where shared circulation, parking, and access are planned, reciprocal easements shall be
provided at the time the final map is approved for the planning area or at the time of
building permits.
Architecture
The architectural style of the Project will be predominantly of a custom, contemporary
desert influence. This can include a variety of derivative "traditional' styles such as
Mexican, Southwest, Mission Spanish, as well as more distinctly modem desert
expressions as found in Palm Desert and elsewhere throughout the Southwest. The
collective characteristics found in this architecture will be solar control (eaves, shade
structures, recessed windows and doors, reflective surfaces), mass (thick walls, columns),
enriched materials (stone, masonry, glass block), complex building forms (courtyards,
"stepping" - both vertical and horizontal, clustering) and details (art, water elements,
lighting, signage). Articulated eave detailing is encouraged on all structures.
The design objective is to reward the observer with a unique, environmentally responsive
"village" of buildings which work to provide an enriching experience to both those working
within as well as the users of the complex. Screening of mechanical equipment, loading
docks, trash areas and the like from all vantage points shall be designed as an extension
of the architectural and landscape solutions.
Discouraged architectural elements include franchise design, stagefront (one sided)
solutions, massive, uninterrupted planes of stucco or similar materials, and unrelated,
12
OBDIUNCE NO. 837
floating, Post -Modem elements applied to building elevations.
Height Limits
The maximum height of buildings shall be governed by the provisions of the equivalent
zoning classification.
Landscape
The landscape solutions will be water efficient, colorful and emphasize shade. Large
expanses of turf will be discouraged except where multiple usage can be achieved. Water
elements shall be judiciously used to accentuate entries or transition areas. Such
elements shall tend toward"oasis" rather than "lake." Streetscapes shall be developed for
each of the public streets and should include landscape materials suited for such
applications. Colorful desert shrubs and shade trees shall be encouraged. Irrigation
systems shall be selected that limit water wasting. Landscape grading shall be designed
to contain irrigation within planting areas. Stormwater retention/detention areas (100 year
events) shall be integrated into the overall site plan.
Landscape Maintenance
Landscape maintenance shall be undertaken on a uniform basis within each planning area.
A landscape maintenance handbook shall be approved as part of the detailed landscape
development plans for each planning area. Landscape elements which are common to
more than one planning area shall have consistent maintenance provisions.
Parking Areas
Parking areas shall be efficiently designed to minimize area devoted to asphalt. As much
as possible, large parking area shall be separated into smaller appearing facilities by
means such as landscape buffers, grade breaks, and pedestrian corridors in order to
visually limit the parking "hardscape." Trees used in parking areas shall be selected to
maximize the development of shade while maintaining visual access to the architectural
graphics of the complex. The pattern and selection of trees shall also integrate with the
pattern of lighting fixtures to insure efficient illumination while limiting light pollution to the
degree possible. Parking layouts shall be pedestrian friendly to facilitate pedestrian and
non -motorized transportation movements. Stormwater retention/detention areas may
include perimeter parking and maneuvering areas.
The business developments catering to freeway travelers shall accommodate parking for
vehicles pulling trailers, boats, vehicles and the like.
13
ORDINANCE NO. 837
Grading/Drainage
The Project lies adjacent to the long -planned Mid -Valley Channel. Each site will be
required to retain the water of a 100 year event on site unless a community facility is
constructed. Areas used for retention/detention shall be integrated into the overall site
design but may be designed and shared by multiple sites. Retention/detention areas may
include perimeter parking and maneuvering areas.
Right-of-way easements for the Mid -Valley Channel shall be dedicated with the first
development permit and the land value of the dedication shall be credited against any
area -wide drainage fees. Construction shall be implemented by the Coachella Valley
Water District, the City, and/or the Redevelopment Agency. Interim flood protection may
be proposed to protect properties pending implementation of permanent facilities.
Mass grading of all or a portion of the Project may be necessary and may occur upon
approval of the grading plan and a dust control plan.
Graphics
Architectural graphics shall be considered as an integral part of the initial complex layout
and individual building design. Due to the relationship with Interstate 10, Planning Areas
1, 2, 4. and 6 may orient building signage toward the freeway. Individual business signage
shall not extend above the building outline. A single pylon sign up to 60 feet in height and
150 square feet in area per side (Figure 6) may be erected in Planning Areas 1 and 2
which may contain up to six business graphics. The design and location of this pylon shall
be integrated with the Precise Plan for each planning area and shall be consistent with the
FCOZ ordinance. All other freeway oriented graphics shall be consistent with the Palm
Desert Sign Ordinance.
In addition, the Developer and the City shall work with Caltrans to implement Business
Identification Signage on Interstate 10.
Plan Review Requirements
Purpose
This section is intended to establish the framework for processing future applications.
Development/Precise Plan Review
When the actual development of a Planning Area is proposed, an application for approval
of a Precise Plan shall be filed with and shall be approved by the Planning Commission
and ARB if said Precise Plan is consistent with the provisions of the Agreement and this
Exhibit "A". A Precise Plan may cover one or more Planning Areas of the Project. If a
14
ORDIRABCE NO. 837
Precise Plan is proposed for an area less than a complete Planning Area, a schematic
land use plan for the entire Planning Area shall be submitted for that Planning Area. That
schematic land use Plan shall show that the partial development of the Planning Area will
not inhibit the overall development of the Planning Area. Subdivision maps, if required, can
be submitted and processed concurrently with the Precise Plan application.
Precise Plan Contents
Subject to the provisions of the Agreement and this Exhibit "A" the Precise Plan shall
include the requirements of Section 25.73.011 of the Zoning Ordinance.
15
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Klassen, Rachelle
From:
Moore, Ruth Ann
Sent:
Thursday, January 22, 2015 8:16 AM
To:
Klassen, Rachelle
Cc:
Hermann, David
Subject:
FW: Contact Us Submission
Hi Rachelle,
Below is a resident's comment for City Council concerning the agenda item about drive-thru access for restaurants.
Thanks,
Ruth Ann
-----Original Message -----
From: info@ci.palm-desert.ca.us [mailto:info@ci.palm-desert.ca.us]
Sent: Thursday, January 22, 2015 6:10 AM
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To: InformationMail
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Subject: Contact Us Submission
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Submission information
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Submitter DB ID: 2906
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Submitter's language : Default language
IP address: 66.27.138.109
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Time to take the survey : 9 min. , 53 sec.
Submission recorded on : 1/22/2015 6:10:21 AM
Survey answers
Your Contact Information
First name: * R D
Last name: * Wright
E-mail Address: *.Rdwright60(@gmail.com
Address line 1 176 via San nicolo, palm desert
Address line 2 Not answered
City Not answered
State Not answered
Zip code: * 92260
Phone number Not answered
I Am a:
Palm Desert Business Owner [J
Palm Desert Resident [J
1
Comments:
I own a home in Palm Desert and one in Mission Kansas where I am a resident. I noticed that the city Council will
consider lifting a ban on drive -through restaurants. I hope the ban is not lifted as I know that people who eat in their
cars dispose their refuse in the streets. In the Kansas City area there is no ban on drive-throughs and litter is a
continuous and costly problem. One great attribute of Palm Desert is that it is a clean city. Thank you
K