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HomeMy WebLinkAboutRes No 2832 PLANNING COMMISSION RESOLUTION NO. 2832 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND RECOMMENDING APPROVAL OF A SPECIFIC PLAN AMENDMENT TO THE UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AND APPLYING A PROFESSIONAUMEDICAL OFFICE OVERLAY TO A 10.47-ACRE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF GERALD FORD DRIVE AND TECHNOLOGY DRIVE (ASSESSOR'S PARCEL NUMBERS 694- 580-026 AND -027) CASE NOS. SP/EA22-0002 WHEREAS, Prest Vuksic Greenwood Architects ("Applicant") submitted applications for a Specific Plan Amendment ("Specific Plan") to amend the University Neighborhood Specific Plan (UNSP) to allow medical offices and medical clinics as allowed land uses within the Neighborhood Center designation, create a Professional/Medical Office Overlay, and apply said overlay to a 10.47-acre site located at the southwest corner of Gerald Ford Drive and Technology Drive; and WHEREAS, the land use designation of the Project site is Town Center Neighborhood (TCN) per the General Plan adopted November 10, 2016, by Resolution No. 2016-87; and WHEREAS, the Project site is located within the UNSP, adopted on December 8, 2016, by Ordinance No. 1312 as Case No. CZ 16-262, and is designated Neighborhood Center (NC); and WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert's ("City's") Local CEQA Guidelines, the City is the lead agency for the Project; and WHEREAS, in accordance with State CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the Project may have a significant effect on the environment and to evaluate whether an Environmental Impact Report (EIR) was required; and WHEREAS, pursuant to the requirements of the CEQA, the State Guidelines for Implementation of CEQA (State CEQA Guidelines), and the City of Palm Desert CEQA Implementation Requirements, a Mitigated Negative Declaration (MND), SCH No. 2023050370 (EA22-0002), and an accompanying Mitigation Monitoring and Reporting Program (MMRP), were prepared for the Project; and WHEREAS, the Project is consistent with the development density and use characteristics considered by the General Plan EIR, Specific Plan MND in the TCN land use designation; and WHEREAS, the University Neighborhood Specific Plan Amendment ("Specific Plan") has been prepared pursuant to the California Government Code §65451 and is compliant with state law; and 1 PLANNING COMMISSION RESOLUTION NO. 2832 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19th day of September 2023, hold a duly noticed public hearing to consider the request by the Applicant for approval of the above-noted Project request; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request: NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. SECTION 2. Findings of Specific Plan. In recommending approval of this Project, the Planning Commission, shall make the following findings in accordance with the Palm Desert Municipal Code (PDMC): 1. Consistent with the General Plan. The Specific Plan or amendment is consistent with the goals, objectives, and policies of the General Plan. The Specific Plan Amendment is consistent with the Palm Desert General Plan goals and policies of the Land Use Element. The Project site is designated Town Center Neighborhood (TCN) by the Palm Desert General Plan Land Use Element (see page 30 of the General Plan). The TCN designation is intended to provide moderate to 9 higher intensity neighborhood development that features a variety of housing choices, walkable streets, and mixed uses, including institutional and service uses, which are compatible with and oriented toward serving the needs of neighborhoods along corridors. The Project provides medical offices near existing and approved residential land uses in the area and provides full frontage improvements, including sidewalks and pedestrian connections to the office building. The changes will not affect the overall specific plan but will add optional development standards for future medical office projects. 2. Public Welfare. The Specific Plan or amendment will not create conditions materially detrimental to the public health, safety, and general welfare. The Specific Plan will not create conditions materially detrimental to the public health, safety, and general welfare or cause serious health problems. The Project is not located within a hazardous area that would be subject to flooding, liquefaction, landslide, fault zones, or other natural hazards. The Project does not generate adverse effects that would cause public health problems. Ground-disturbing activities are 2 PLANNING COMMISSION RESOLUTION NO. 2832 conditioned to prepare plans to control fugitive dust. The access locations to the subdivision have been evaluated in accordance with a traffic impact analysis. 3. Land Use Compatibility. The Specific Plan or amendment is compatible with zoning on adjacent properties and ensures development of desirable character that will be harmonious with surrounding properties. The Specific Plan amendment will add medical clinics and medical offices as allowable land uses within the Neighborhood Center designation. These land uses provide personal care and medical services to serve the needs of neighborhoods and are similar to the research and development land use, which is allowable within the Town Center Neighborhood General Plan Land Use Designation. The amendment will add an optional overlay district, known as the Professional/Medical Office Overlay Zone, which may be applied to parcels that contain 75% or greater medical or professional office uses and apply the overlay to a 10.47-acre parcel located at the southwest corner of Gerald Ford Drive and Technology Drive. The Project site is located in a largely urbanized area of Palm Desert that supports a mix of commercial and residential land uses with surrounding land uses, including single-family residential to the south and west, professional and medical office uses to the east, and planned multi-family residential and commercial to the north. The application of the professional/medical area is compatible and will provide for a harmonious transition between commercial uses along Gerald Ford Drive and residential neighborhoods to the south. 4. Property Suitability. The Specific Plan or amendment is suitable and appropriate for the location, access, and topography for the development of the subject property. The site is physically suitable for the density of development. The allowable density for the site has been evaluated by the General Plan. The Applicant has prepared the appropriate technical studies to assess that the site is physically suitable to develop and will not result in detrimental environmental impacts. The 400 acres subjected to the UNSP are suitable for the proposed development. No environmental issues were identified in the preparation and drafting of the General Plan EIR that would indicate that development in this area would be unsuitable. In addition, existing commercial and residential developments have successfully constructed similar types of development in the immediate vicinity. No obstacles to the development of surrounding subdivisions were experienced, and due to the proximity and similarity of the proposed development, it's reasonable to conclude that the site is physically suitable for it. The property is suitable for the proposed development, and mitigation measures identified in the General Plan EIR ensure that impacts to the surrounding areas are minimized. 5. CEQA. The Specific Plan or amendment has been reviewed in compliance with the provisions of the CEQA. The Specific Plan Amendment has been reviewed in compliance with the provisions of the CEQA. Under the CEQA and the State CEQA Guidelines, an Initial Study has 3 PLANNING COMMISSION RESOLUTION NO. 2832 been prepared to analyze the environmental impacts of the Project. The documents have been completed in compliance with CEQA, the State CEQA Guidelines, and the Cityof Palm Desert local CEQA guidelines. All environmental Q o ental impacts of the Project g p 1 are either insignificant or can be mitigated to a less than significant level pursuant to the mitigation measures outlined in the MND, Initial Study, and the Mitigation Monitoring and Reporting Program (MMRP). The MMRP is attached to this Resolution as Exhibit "A."The Planning Commission recommends that the City Council adopt the MND for the purposes of CEQA. SECTION 3. Project Recommendations. The Planning Commission hereby recommends approval of SP/EA22-0002 attached to this Resolution as Exhibit "B" to the City Council, subject to the findings and Conditions of Approval. SECTION 4. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City's office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Richard D. Cannone, AICP, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings. SECTION 5. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. SECTION 6. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. ADOPTED ON September19, 2023. _doh Ron G11 onIy(Sep_'If.202 0_7 PD-) RON GREGORY VICE-CHAIRPERSON ATTEST: RICHARD D. CANNONE, AICP SECRETARY 4 PLANNING COMMISSION RESOLUTION NO. 2832 I, Richard D. Cannone, AICP, Secretary of the City of Palm Desert, hereby certify that Resolution No. 2832 is a full, true, and correct copy, and was duly adopted at a regular meeting of the Planning Commission of the City of Palm Desert on September 19, 2023, by the following vote: AYES: DE LUNA, GREGORY, and HOLT NOES: NONE ABSENT: PRADETTO ABSTAIN: NONE RECUSED: GREENWOOD IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on September2023. RICHARD D. CANNONE, AICP SECRETARY 5 EXHIBIT A CITY OF PALM DESERT UNIVERSITY MEDICAL OFFICE PARK CASE NO. SP/EA22-0002 MITIGATION AND MONITORING PROGRAM Responsible Mitigation Measure for Monitoring Timing Criteria BIOLOGICAL RESOURCES BIO.1 Burrowing Owl Surveys Project Prior to The Project biologist shall supply To mitigate potential impacts to burrowing owl, two pre- Biologist, City issuance of the City with reports of findings construction surveys shall be conducted in accordance Engineer, any permits regarding burrowing owls and with CDFW protocol. The first survey shall occur Planning that result in migratory birds. The reports will be between 14 and 30 days prior to ground disturbance, Department ground attached to the grading permit for and the second shall occur within 24 hours of the disturbance the Project. initiation of ground disturbance activities for any phase of development on the Project site. • If no owls are detected during those surveys, ground disturbance may proceed without further consideration of this species, assuming there is no lapse between the surveys and construction, because the protocol states "time lapses between Project activities trigger subsequent take avoidance surveys including but not limited to a final survey conducted within 24 hours prior to ground disturbance." • If burrowing owls are detected during the surveys, avoidance and minimization measures shall be required. Avoidance and minimization measures may include establishing a buffer zone, installing a visual barrier, implementing burrow exclusion and/or closure techniques, in conformance with CDFW protocol. 6 PLANNING COMMISSION RESOLUTION NO. 2832 CITY OF PALM DESERT UNIVERSITY MEDICAL OFFICE PARK CASE NO. SP/EA22-0002 MITIGATION AND MONITORING PROGRAM Responsible Mitigation Measure for Monitoring Timing Criteria BIO.2 Migratory Bird Treaty Act Project Prior to The Project biologist shall supply If ground disturbance or tree or plant removal is Biologist, City issuance of the City with reports of findings proposed between January 15 1st and August 31 st, a Engineer, any permits regarding burrowing owls and qualified biologist shall conduct a nesting bird survey Planning that result in migratory birds. The reports will be within 7 to 10 days of initiation of grading onsite, Department ground attached to the grading permit for focusing on MBTA covered species. If active nests are disturbance the Project. reported, then species-specific measures shall be prepared. At a minimum, grading in the vicinity of a nest shall be postponed until the young birds have fledged. For construction that occurs between September 1st and January 31 st, no pre-removal nesting bird survey is required. • In the event active nests are found, exclusionary fencing shall be placed around the nests until such time as nestlings have fledged. Avoidance buffers shall be 100 to 300 feet from the nests of unlisted songbirds, and 500 feet from the nests of birds-of-prey and listed species. CULTURAL AND TRIBAL RESOURCES 7 PLANNING COMMISSION RESOLUTION NO. 2832 CITY OF PALM DESERT UNIVERSITY MEDICAL OFFICE PARK CASE NO. SP/EA22-0002 MITIGATION AND MONITORING PROGRAM Responsible Mitigation Measure for Monitoring Timing Criteria CULA Archaeological and Tribal Monitoring Project Monitoring Within 30 days of the completion of Earth-moving activities, including grading, grubbing, applicant, shall occur ground disturbing activities on the trenching, or excavations at the site shall be monitored Project during Project site, a report of findings by a qualified archaeologist and a Native American archaeologist, earth- shall be filed with the City. monitor. Tribal monitor, moving Planning activities. If any cultural materials more than 50 years of age are Division, City discovered, they shall be recorded and evaluated in the Engineer. field. The monitors shall be prepared to recover artifacts quickly to avoid construction delays but must have the power to temporarily halt or divert construction equipment to allow for controlled archaeological recovery if a substantial cultural deposit is encountered. The monitors shall determine when excavations have reached sufficient depth to preclude the occurrence of cultural resources, and when monitoring should conclude. If artifacts are discovered, these shall be processed, catalogued, analyzed, and prepared for permanent curation in a repository with permanent retrievable storage that would allow for additional research in the future. 8 PLANNING COMMISSION RESOLUTION NO. 2832 CITY OF PALM DESERT UNIVERSITY MEDICAL OFFICE PARK CASE NO. SP/EA22-0002 MITIGATION AND MONITORING PROGRAM Responsible Mitigation Measure for Monitoring Timing Criteria GEOLOGY AND SOILS Project Prior to Final report submitted to and engineer, issuance of approved by the City GEO.1 A site-specific Geotechnical Report shall be Project grading prepared and submitted with grading plans, and report geotechnical permits recommendations should be incorporated in Project consultant, design and construction. Project applicant. TRAFFIC AND CIRCULATION TRA.1 In addition to paying the requisite CVAG TUMF Project Prior to the The Project applicant shall fee, and to remedy the LOS deficiency at the applicant, issuance of coordinate with the City and CVAG intersections of Cook Street and the 1-10 westbound and CVAG, City grading the payment of CVAG's TUMF fee eastbound ramps, the Project is responsible for the Engineer. permits and the agreed upon fair share following fair share contributions: contribution for improvements to the intersection of Cook Street and Intersection of Cook Street and 1-10 Westbound Ramp: the 1-10 westbound and eastbound Project is responsible for 8.0%towards a 2nd 200 ft. WB ramps. left turn lane. Intersection of Cook Street and 1-10 Eastbound Ramp: Project is responsible for 9.2% towards the restriping of existing NB travel lanes to achieve a 12ft. wide NB 200 ft. long right turn lane, with remaining through travel lanes at 11ft. widths. Ultimately include northbound free- right turn channelization. 9 PLANNING COMMISSION • • • 2832 EXHIBIT B AMENDED UNIVERSITY NEIGHBORHOOD ` - d All ri CITY OF PALM DESEFF UNIVERSITY �. UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN • 7 January 2017 4.` Gty of Palm Desert.California a n • PLANNING COMMISSION RESOLUTION NO. 2832 Acknowledgements City Council: City Staff: Robert A.Spiegel.Mayor Lauri Aylaian,City Manager Jan Harnik,Mayor Pro Tern John Wohlmuth,City Manager' Sabby Jonathan,Council Member Rudy Acosta Assistant City Manager Susan Marie Weber.Council Member Ryan Stendell,Director of Community Development Van Tanner, Council Member Martin Alvarez. Economic Development Director Janet Moore.Finance and Housing Director Planning Commission: Mark Greenwood,Public Works Director Eric Ceja,Principal Planner Kathleen Kelly David Hermann,Public Information Officer Nancy DeLuna Mark Diercks,Transportation Engineer John Greenwood Tony Bagato,Principal Planner Joseph Pradetto Ron Gregory Sonia Campbell" Ken Stendell' The Design and Consultant Team: Sargent Town Planning David Sargent,AIA, Principal Juan Gomez-Navy,Senior Project Manager Bill Dennis.Consulting Senior Designer David Day,Consulting Senior Designer John Baucke.Consulting Development Advisor Peter VanderWal,Senior Urban Designer John"JJ"Zanetta.Consulting Illustrator Yuan Liu,Urban Designer Gabriel Barreras,Urban Planner Andrew Petrovsky.Urban Designer' Raimi +Associates Matthew Burris. Associate Principal Melissa Johnson,Planner Special thanks to the many other officials, Chamber of Contact: Commerce representatives, neighbors and citizens who David Sargent.AIA Sargent Town Planning participated in the preparation of this plan. 706 S.Hill Street. 12th Floor Los Angeles.CA 90014 Office.(213)599-7980 E-mail. DSargent@SargentTownPlanning com Indicates person no longer with the listed organization. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANI 01.07.17AMENDED??.202311 XII 11 PLANNING COMMISSION RESOLUTION NO. 2832 University Neighborhood Specific Plan City of Palm Desert, California City Council Adopted Ordinance 1312 December 8, 2016 Effective Date: January 7, 2017 Amended: XX, 2023 Prepared for: City of Palm Desert Prepared by: Sargent Town Planning in association with. Raimi+Associates Fehr&Peers Dudek Metropolitan Research+Economics Rincon Consulting CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN! AMENDED??.2023 n4 n�17 12 PLANNING COMMISSION RESOLUTION NO. 2832 Executive Summary Through the 2013 Envision Palm Desert strategic plan process, Chapter 1: Introduction and subsequently during the process of preparing its new 2035 General Plan,the City and community of Palm Desert set a This chapter provides background information on Palm series of ambitious goals and priorities for the future of Palm Desert and the impetus and policy basis for the preparation of this Plan. It describes the relationship Desert. Those goals and priorities represent a well balanced mix between this Plan and the 2035 General Plan. For most of continuing past trends while boldly embracing changei readers.this chapter is interesting but optional reading. • Continuing a long tradition of high quality desert neighborhood development while shifting toward Chapter 2: The Vision more compact,sustainable,human scale and This chapter describes the intended structure and pedestrian oriented patterns and designs; organization of the Plan area,the intended design • Building upon Palm Desert's wide reputation as a character of its public spaces and private development, center of the arts,elegant shopping and fine and the maximum quantities of residential and commercial restaurants,while delivering these amenities in the development planned for this area.Subsequent chapters form of a walkable,sustainable City Center describe in some detail the requirements and attached to surrounding neighborhoods; recommendations for the design of the many components • Continuing a tradition of higher education while and elements of the neighborhoods,and this chapter leveraging new investments in local colleges and focuses on the intended outcomes and how all the pieces universities to build a more robust local employment fit together to make complete,beautiful.human-scale economy rather than relying so heavily on visitors, places to live,shop,work and play.This chapter is quite vacationers and retirees;and, short and is recommended reading for all users of this plan.Accordingly.no summary is provided here. • While building new types of active,amenity rich neighborhood environments to help attract and retain young professionals and families,ensure that these new neighborhoods are also well suited to the r , needs of older Palm Desert residents who want to stay active in their community,but without large properties to maintain and with more amenities within easy walking distance of their home. C These new goals and enduring values are addressed most directly in two specific areas of town.the City Center near the south end of town,and the University District Illustration of mixed-use buildings around the public near the north end.This Specific Plan provides a vision, square in the Neighborhood Center standards,and implerentation strategies for the University Neighborhoods in the westerly half of the University District. For the University Neighborhoods,this Specific Plan provides a brief background and basis for the Plan. presents a clear vision for the future of this place, establishes a flexible"framework plan",public realm plan ` }� and land use plan,and provides development standards, u design guidelines and implementation strategies and procedures for the phased construction of the neighbor hoods.The next few pages provide a concise overview of Illustration of varied neighborhood housing types around a the contents of the plan to guide;new users to the neighborhood green information they need. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??,2023 04 97 47 1 XIV 13 PLANNING COMMISSION RESOLUTION NO. 2832 Very important to note: 'Watkability"a"comfortable walking ctistance"or variations Chapter T Neighborhood Structure thereof used in this Specific Plan are based on an approximate 5- & Public Realm mliwte walk.or 1/4-nrib radius for the average person This chapter defines the street network,block structure Density.The maximum quantities of housing and and public realm design of the UNSP.The intent is to commercial development listed in this chapter are based provide high levels of connectivity and walkability-and a on a mix of development types,including single-family seamless network of high quality,human-scale public detached homes,single-family attached homes,small- space while allowing a good deal of flexibility in the final scale multi-family housing types. with mixed-use and layout of blocks in order to accommodate a variety of larger multi-family building types in the neighbor-hood housing types.The public realm will be the unifying center area(s). The maximum housing numbers listed in element of the neighborhoods,such that each"phase'or Chapter 2 cannot be attained unless such a mix of types "project'will have a cohesive urban pattern,design is provided. Simply dividing the minimum lot size into the character and predictable outcome for the City,the Master available acreage will not yield the maximum intensity al- Developer(s),future residents,business owners and other lowed by the plan, since all three neighborhood zones stakeholders. allow for residential types that provide more than one dwelling per lot. It is projected that the greatest long-term value and benefit to the community will be created by such-?mix ofhous-ry tyneg 1 UNSP CONCEPTUAL • CONTEXT 1 r+x.A vro, UNSP Neighborhoods Mixed-use Neighborhood Center I� Campus Long-Term Planning Area _ Open Space Center ■ 4 Pedestrian/Bicycle Connection —••— UNSP Boundary (E) Existing Use/Development • c � • 0 a FRAM YA`RAA LA CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PIANO AMENDED??.20230 XV 14 PLANNING COMMISSION RESOLUTION NO. 2832 Executive Summary (Continued) A short overview of the main points by section: Standards for alleys are also included here,but should not be confused with streets in terms of defining blocks or 3.1 Neighborhood Framework Plan:This describes the providing frontages for buildings. structure of the UNSP,starting with existing and planned major street that are substantially fixed in their location, 3.4 Public Frontages:Public frontages are the band of while their final alignment may vary slightly from what is il- land between the vehicular travel lanes of a street and the IusVated.Further,it describes how the rest of the frontage line of lots generally including curbside parking neighborhood streets are to be laid out,most providing in some configuration,tree planters,and sidewalks.A through connections for motorized vehicles,pedestrians range options are provided,with the intention of a} and bicyclists,with some potentially limited to non- generating variety of streetscape throughout the motorized transport modes.Mandatory block formation is neighborhoods,and b}allowing developers and their design team to calibrate these public frontages to the described. intended ground floor use and design character.Please 3.2 Subdivision Standards:This section describes in note that these frontage types are applied to streets along more detail the requirements for subdividing blocks and block perimeters,not to alleys within block interiors. lots,including that some sides of some blocks may be formed by non-street open spaces of various types.While pal Street Tree Plan:This provides a recommended palette of street trees for the public realm of the UNSP. quite flexible,the range of open space types that may Pal form block perimeters is limited to types not dominated by 3.6 Public Open Space Standards:These standards garages, parking or other service functions-i.e.,not define the types and design character of the required alleys. public(or privately owned but publicly accessible)open 3.3 Street Type Standards:This section provides spaces throughout the neighborhoods.These open standards for streets of various types,some intended for spaces and the street system are collectively to form a commercial and mixed-use centers,some intended for single,seamless network of pedestrian-oriented public neighborhood edges along existing arterial streets,and space.This public space network is intended to provide the rest a variety of neighborhood street and alley types. One of several public frontage type variations for Prototypical neighborhood building scale and massing neighborhood streets Ct! Ad One of several public frontage type variations for streets in the Prototypical mixed-use center building scale and massing mixed use center CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN) AMENDED??.202301, J XVI 15 PLANNING COMMISSION RESOLUTION NO. 2832 addresses and frontages for the buildings within the . Buildings may be permitted exceptions to face away neighborhoods,and does not generally include incidental from a street,green earlF-park.only in cases of open spaces behind buildings or lots,and does not severe terrain. Ru ldings should tom 4;back In a include service areas or alleys. Chapter 4: Development Standards serne e 3ep"v"y in Gases V f seveFe teFFa R. • Each residential building frontage is defined by a This chapter provides the zoning and development front yard of some type.shallower in the NC and standards for the Plan. The Regulating Plan is the zoning NM zones and a bit deeper in the NL zone. map.assigning"urban character zones"to each area Porches,stoops and other projections welcoming Like conventional zones,these zones define the range of the visitor may project into those required yard permitted uses,development intensities,maximum(and areas as defined in Chapter 4. Iminimum)building heights,and minimum(and maximum) • Each residential building frontage should be setback requirements.Unlike conventional zoning,they predominantly oriented and scaled to the also define intended and required urban form pedestrian.The Development Standards and characteristics. Design Guidelines are intended and calibrated to These standards work in tandem with the Design ensure that no more than approximately 1/3 of any Guidelines in Appendix A.The guidelines describe those building frontage is devoted to garage access or characteristics which are flexible and will be determined front yard parking through the project design review process.To say they • Each single-family dwelling-whether detached or are flexible is not to say they may be ignored The attached-is required to have some private outdoor intentions of the vision plan in Chapter 2,the public realm living space, in the form of a back yard.a side yard, design intent in Chapter 3,and the private development or courtyard,as defined in Chapter 4 and further design intent and standards in Chapter 4 must be detailed in Appendix A.6.This requirement arises achieved. The Guidelines in Appendix A allow for flexibility from the long Palm Desert tradition of indoor/ and creativity in how they are achieved. outdoor living,adapting the local tradition of very large yards to a more compact form allowing for The housing types illustrated in the Design Guidelines very small,shady.wind-protected courts and patios represent a range of types that are definitely consistent as well as more expansive yards. with the intentions of the UNSP They do not,of course, represent every possible variation,and other types that • Private outdoor spaces in the farm of patios and meet the primary intentions of this Plan-and balconies are encouraged but not required for multi- Development Standards in Chapter 4-may also be family buildings.Semi-private shared outdoor approved through the development design review spaces in the form of courtyards and roof terraces process.An additional short presentation of a range of are strongly encouraged.but not required, specific housing types that the Plan enables and It is worth mentioning one more time here.that the maxi- encourages are provided at the end of this Executive mum development capacities identified in Chapter 2 Summary cannot be achieved without providing a mix of single- To provide additional clarity.the primary design principles family and multi-family housing types as described in and strategies underlying the Development Standards, Chapter 4 and Appendix A.Such a mixture is Design Guidelines,and the housing types illustrated recommended by the General Plan,and within the UNSP below include. area may not be implemented by constructing those varied housing types within separate..walled`projects". • Each building-each dwelling in the case of single- family detached or attached types-should face acid It is anticipated that home builders of specific neighbor- street, hood areas may be motivated to maximize the number of green,courtyard. paseo,or other public or semi- single-family detached homes. The numbers listed in public open space Such spaces do not include Chapter 2 cannot be reached with single-family detached alleys,parking lots or other service and parking housing alone.Nor is it intended that any one type of areas. housing will be built continuously within a larger area of the plan. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED??.202384$7 471 XVII 16 PLANNING COMMISSION RESOLUTION NO. 2832 Executive Summary (Continued) Recommended lot sizes. housing types.and mixtures of Appendix A: Design Guidelines housing types are described in Appendix A,Design Guidelines.and will be enforced through the project As noted above in relation to Chapter 4,these guidelines design review process.It Is strongly recommended that are coordinate with and intended for use in tandem with builders review these requirements carefully with City the Development Standards in Chapter 4. The guidelines staff prior to coming to any conclusions regarding the include explanations and guidance for the design of numbers and types of housing units that can be built housing,commercial and mixed-use development.and In any portion of the Plan area. related site and open space improvements that are consistent with the vision and intent of the Plan.The Chapter 5: Infrastructure & Public guidelines are organized into the following sections,so that developers,builders and members of their design Services team can focus their attention on the subjects most While Chapter 3 defines and describes the structure and relevant to their proposed development type(s). design character of the street and open space network of A.1 Neighborhoods and Housing:This section the Plan.Chapter 5 describes its functional characteristics describes and provides guidelines for the design of a wide and systems,including transportation/circulation, grading, range of neighborhood housing types. It is intended and utility systems,and other public services.Most of this permitted that these types-subject to the stated information is quite straightforward.and should be conditions-may be mixed quite freely within many carefully reviewed by developers and their design team, neighborhood areas.with larger and smaller single family and dis-cussed with City staff. homes sharing a block or a street,with attached and Section 5.6 includes some quite specific standards for detached housing types built nearby one another,and utility entrances and building services and will be of small scale multi-family housing types built adjacent to or interest to developers and builders These standards are nearby single-family housing. focused on maintaining a high visual quality of all A.2 Neighborhood Housing Types:These guidelines streetscapes and building frontages by ensuring that any describe in some detail a palette of the neighborhood above ground equipment is located along alleys or toward housing types mentioned above The guidelines include the rear of the lot,rather than being located along streets characteristic and recommended building sizes,building and in front yards, massing, means of pedestrian and vehicular access, frontage design.on-site yard space.and other important Chapter 6: Implementation design considerations It is important to note that the access and frontage design standards of this Plan This chapter defines development strategies,processes require that all housing types front onto a street, and procedures,including the development review green,park,paseo or other pedestrian-oriented open process and the approach to infrastructure coordination space.The enumerated housing types are and financing. This is important reading for any recommended. but are not expected to describe every prospective developers.investors and builders possible type or configuration.Other types may surely be Of particular interest will be the Precise Plan process as proposed,and as long as they have characteristics of defined in Section 6.7.This is the process whereby each size,scale.massing.access.open space that are similar phase and Planning Sub-Area of the UNSP will be to and compatible with those described in Chapter 4 and coordinated with and connected to all others.to ensure a Appendix A for the subject area,they can be reviewed well connected,cohesive and seamless urban design and approved through the project design review process throughout the Plan area.This process will generally be A.3 Neighborhood Center Guidelines:This section completed concurrently with tentative map applications.. describes and provides guidelines for the design of and coordinates the design of the street and open space commercial,mixed-use and multi-family building types for network, block and lot structure,assignment of building the Neighborhood Center zone.These building types are types to blocks and lots,and preparation of a Landscape closely coordinated with the Street Types and Public Master Plan for the public realm of the affected Planning Frontage Types of Chapter 3.and the Private Frontage Sub-Area(s). CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.202301 87-1171 XVIII 17 PLANNING COMMISSION RESOLUTION NO. 2832 Types of section A.5,below.These public space and A.7 Architectural Guidelines:These guidelines provide private development design elements are intended to be recommendations for the design of all buildings within the combined and coordinated in a variety of ways,providing Plan area Specifically,they provide direction for the both flexibility of use and design expression while materials,configurations,detailing and colors of walls, ensuring a good degree of cohesion,in order to generate openings,projections,roofs,and other building elements a unified and coherent public realm. The essence of the design intentions is that buildings be simple,elegant,permanent,and reflective of and in A.4 Neighborhood Center Building Types:As with the harmony with their immediate neighborhood context,the guidelines in section A.2 do for neighborhood housing University District context,and with the unique desert city types,these guidelines describe a range of commercial, environment of Palm Desert, mixed-use and multi-family building types.Other types may be considered;but all buildings in Neighborhood These guidelines to not require any particular architectural Centers must meet the design intent of Chapter 2,must styles,but do suggest that architectural character relate support the public intent of Chapter 3,must meet the to the Southern California and Coachella Valley heritage standards of Chapter 4,and be consistent with the intent Architecture may,but need not,adhere to any previously and guidelines of Appendices A.3 and A 4 defined architectural style,but if such a style is selected it must be done well and with some rigor.Reinterpretations A.5 Private Frontage Types:These guidelines address of defined styles should be done with high levels of skill the most important single topic in this Plan-the manner and caution in which each building fronts toward and attaches to the public realm.These frontages-individually and Specifically recommended architectural attributes(and collectively-define not only the visual character of the styles)include: Plan area,but also the degrees of privacy neighborhood residents and prominence for neighborhood center . Simple,solid,masonry(or stucco simulating business.They are the key to making the public realm a masonry construction)architectural expression, pleasure to walk in,play in,and meet neighbors in,rather consistent with permanence in a harsh desert than simple utilitarian,auto-oriented streets. climate; A.6 On-site Open Space:These guidelines provide Permanent.sustainable materials that age direction for the design of yards,courts,balconies and gracefully and weather well in Palm Desert's harsh other on-site open spaces This is a critically important climate. section for builders and developers to review carefully,as Deeply shaded openings and shaded outdoor one of the key intentions of the UNSP is that housing be spaces,consistent with environmental sustainability provided with private and semi-private open spaces that in a desert climate,and buildings where Indoor and are high in quality and generally modest in size This outdoor rooms flow seamlessly together: intention is a direct response to the observation that housing trends in Palm Desert have moved recently from • Architecture based on the traditions Spanish a tradition of very large private yards and large houses on Revival.Palm Desert Ranch, Mid-Century Mpdern, large lots,to a new trend of fairly large houses on very and Contemporary styles are specifically small lots with little or no us-able private yard space recormended. This trend has skipped right over the long American and Architecture that combines elements from multiple styles California traditions of small,beautiful yards and courts for are specifically and strongly discouraged. small.medium or large dwellings.These yards and courts A.8 Signage Guidelines:These guidelines provide are the spaces that enable the iconic Southern California direction for the design of signage and lettering on indoor-outdoor lifestyle In most cases,these required buildings outdoor spaces take on the scale and character of generous"outdoor rooms"rather than expansive A.9 Sustainability Design Guidelines:All of the landscaped play areas.The large landscaped yards and standards and guidelines in this Plan are informed by and swimming pools that characterize the heritage of Palm aimed at considerations of long-term sustainability. The Desert housing are certainly allowed by this Plan,but they basic structure and organization of the plan and the are not required. Houses packed tight together with no design of its public realm are aimed directly at reducing yard spaces,on the other hand,are not allowed. automobile travel demand by bringing many daily and CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023 04 Q7 17 1 XIX 18 PLANNING COMMISSION RESOLUTION NO. 2832 weekly destinations within walking or biking distance of Examples of Discouraged Housing Types residences,and providing a safe and comfortable environment that encourages the use of active For the most part this Plan provides positive direction for transportation modes and a healthy outdoor lifestyle.The the design and development of the University Neighbor- development standards and design guidelines for streets, hoods.rather than focusing on what is not allowed or not public open spaces.and private development are all recommended. However;because the vision for these aimed at making sustainable places populated by neighborhoods is specific to Palm Desert-and to this sustainable buildings that reduce the rate of consumption particular part of Palm Desert-some housing types and of non-renewable resources such as petroleum,clean some public space types that are fine in other water,clean air,and land communities or in other parts of Palm Desert do not contribute to this specific vision and accordingly are not Because of the strong emphasis that the 2035 General recommended or disallowed Plan places on sustainable place-making.these brief guidelines highlight specific strategies and This Plan is not just a policy plan, it is a physical design recommendations for assuring the long-term sustainability plan for this particular area,albeit a very flexible one. of the University Neighborhoods, recommending Accordingly sorne elements are required and some are measures to reduce the per capita rates of consumption disallowed or strongly discouraged. of energy,water, land,and building materials. The primary characteristics of discouraged housing types Examples of Recommended Housing Types are essentially the converse of those for recommended The following common Housing types are enabled and housing types. Specifically: encouraged by the Development Standards and Design Buildings-dwellings in the case of single-family Guidelines of this Plan. Those presented here-and in the detached or attached types-that do not face and Design Guidelines-illustrate recommended typologies,of take primary pedestrian access from a street. s which man variations are possible. green,courtyard, paseo.or other public or semi- public public open space.Such spaces do not include Single-Family Detached House(Street-Load) alleys,parking lots or other service and parking Lot widths of 55 or more,with face of garage set back areas. behind the principal facade. . Buildings or lots that turn their backs to a street, Single-Family Detached House(Alley-Load) park,green or other public open space. Lot widths of 33'or more Second units(carriage units)al- . Buildings with frontages that do not include a front lowed in addition to house. yard of some type,except for mixed-use buildings in Single-Family Attached House(Alley-Load) the NC Zone provided with non-residential ground Lot widths of 22 or more. floor frontage types. Neighborhood-Scale Multi-Family Housing(Alley-Load) Buildings with frontages that are not predominantly Single-Family or Multi-Family Courtyard/Paseo oriented and scaled to the pedestrian-with more Housing(Alley-Load) than approximately 1/3 of any building frontage Apartment buildings,rowhouses,and detached cottages devoted to garage access or front yard parking organized around and fronting a shared,semi-private areas. court-yard,garden or paseo. Buildings that do not provide some private outdoor Neighborhood Center Multi-Family Housing(Alley- living space. in the form of a back yard,a side yard, Load) or court yard,as defined in Chapter 4. Neighborhood Center Mixed-Use Buildings(Alley- Garage-Front Single-Family Detached or Attached Load)These are very similar to neighborhood center House In configurations where more than 1/3 of the multi-family buildings,except that the ground floor uses frontage is occupied with garage doors and front-yard and frontage types are designed for commercial use. Parking Houses with less than 55'of street frontage may These include live-work buildings in which one dwelling is be approved upon the finding that less than 113 of the provided over one commercial flex space. frontage is devoted to driveways and garages. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED W.2023 04 07 47 1 XX 19 PLANNING COMMISSION RESOLUTION NO. 2832 Alley-Facing Single-Family Detached or Attached House The three key characteristics of alleys that distinguish them from streets are:a)lack of sidewalks that are separated from the vehicular way,b)lack of visitor parking,and c)the pre-dominance of garages and vehicular access over pedestrian access. Suburban Multi-Family Housing Multi-family building types that turn their backs to a street, or within a gated compound with perimeter security fencing.Multi-family housing types that front the street with shared semi-private courtyards may gate the courtyards,provided that the courtyards are easily accessible by visitors throughout the day and into the evening. Appendix B: Landscape Guidelines This final section provides landscape design guidelines. These are primarily aimed at the landscape and hardscape of private yards,courts and gardens.but they are also applicable to the landscapes and hardscapes of public frontages,streets and public open spaces. Parallel to the architectural guidelines,the focus of the land-scape guidelines is on sustainable materials— landscape that requires little water and relatively little grooming and maintenance.hardscape and wall materials that develop a patina of age rather than crumbling or flaking over time—simply,elegantly and composed to form beautiful,comfort-able spaces for human habitation. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED?7.2023^'.^�'-r," xxi 20 PLANNING COMMISSION RESOLUTION NO. 2832 Table of Contents 1. Introduction 5.8 Primary&Secondary Schools..... 5-22 1.1 The Specific Plan Context. ................. ... .......1-2 59 Colleges&Universities..... ........_ .. ...... ...5-23 1.2 The Specific Plan Area.. .................... . ......1-3 5.10 Parks and Recreation... ... . .... .. 5-24 1.3 Palm Desert:Past and Present......... ..... ....... 1-4 5.11 Emergency Services..... 5-25 1 A Relationship to the 2035 General Plan........... 1-5 1.5 Plan Preparation Process...... ........... ...... ... . 1-6 6.0 Implementation 1.6 Existing Conditions........ ..... 6 1 Purpose and Applicability.............. .. ............6-2 17 Land Use Goals,Policies and Programs..... .1-10 62 UNSP Regulatory Approach ......... . ... ... . .....6-2 6.3 Schedule and Phasing...... . ........ .. ...... . .... .6-2 2. The Vision 6.4 Infrastructure and Public Facilities.. ........ .... .6-4 2.1 The Opportunity.......... ..............I......................2-2 6,5 Financing Plan...................... .. ...............,......6-4 2.2 Context&Organization............. ...........-..... .. 2-3 66 Approvals,Amendments and Changes...........6-5 2.3 Regulatory Approach......................... _1.1.......2-12 67 Precise Plans..... ... ......... . ... ......... . ....6-7 2.4 The Public Realm............................. ......... .2-16 6.8 Submission,Review and Approval of Tentative 2.5 Sustainability and Final Subdivision Maps..... ......... ... .6-8 3. Neighborhood Structure& Public Appendices Realm Standards A. Design Guidelines 3.1 Neighborhood Framework Plan .............. ...... 3-2 A 1 Neighborhoods and Housing Guidelines..........A-2 3.2 Subdivision Standards....... ... ........................ 3-4 A 2 Neighborhood Housing Types........ .._..........A-12 3.3 Street Type Standards... ....... ...... ... .............3-13 A.3 Neighborhood Center Guidelines... ......... ....A-32 3.4 Public Frontage Standards....... ........ ..... ......3-2.4 AA Neighborhood Center Building Types....... .... A-43 3.5 Street Landscape Standards.... ... ... ........ ....3-37 A.5 Private Frontage Design Guidelines..... . . _ A-61 A 6 On-Site Open Space............ ...... .. .......... A-77 3.6 Public Open Space Standards.. ........ ..... ......3-47 A 7 Architectural Guidelines...._ I.......1..1.... A-93 elopment Standards A.8 Signage .. . . ... ....... ......... .. .. . .. ..... .A-133 4. Dev 4.1 Pur elopmA li tan A.9 Sustainable Design Guidelines.... ... __.__ .A-150 P PP ty......... ......................4-3 4.2 Regulating Plan and Zones,,........ ........ ...4-4 B. Landscape Guidelines A Neighborhood Low(NL)zone....... ... ..... .4-6 6.1 General Landscape Guidelines ..... ... . ._. 8-2 B Neighborhood Medium(NM)Zone........-...4-8 B.2 Recommended Species ... ..... ....... ... ..... ...B-18 C Neighborhood Center(NC)Zone ...... ....4-10 B.3 Additional Potentially Appropriate Species ....B-24 Profess lonal/Medlcal Overlay...............4-10 D Open Space(OS)Zone... .. ......._ ... ......4-13 G. Glossary 4.3 Allowed Land Uses............................ . .I........4-14 4.4 Development Standards .. ........... ... ...... .. .4-16 5.0 Infrastructure and Public Services 5.1 Transportation..... __..........._ 5-2 5.2 Shared Parking . 5-8 5.3 Water...... ................ .. .. . 5-10 5.4 Wastewater............. .......... _ _ 5-12 5.5 Dry Utilities....... ................. ...... 5-15 5.6 Service&Utility Placement Standards _ 5-16 5.7 Storm Drainage and Grading. .. . .. .. . 5-20 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED??,2023 A4 07-17 XXi. 21 PLANNING COMMISSION RESOLUTION NO. 2832 1 - 0 Introduction i r� This University Neighborhood Specific Plan("UNSP','Plan")was Section Page prepared in conformance with Government Code§§65451,et seq Adopted per the requirements of the Palm Desert Municipal Code 1.1 The Specific Plan 1-2 ("PDMC"),and other applicable laws,the UNSP sets forth the regulations for the identified UNSP area The UNSP is comprised of 1.2 The Specific Plan Area 1-3 approximately 400 acres,and provides for the_ievelopment of a new, mixed-use community adjacent to planned campuses for California State 13 Palm Desert:Past and University San Bernardino and the University of California Riverside The Present 14 overall goal is to provide a variety of housing options,business opportunities:and open spaces that stimulate residential and 1 4 Relationship to the commercial activity and economic development throuchout the City of 2035 General Plan 1-5 Palm Desert. 1.5 Plan Preparation The UNSP was prepared to translate and clarity the policies and Process 1-6 intentions of the 2035 General Plan as they relate to this Plan area and to guide and shape its development.As a regulatory document,the 6. Existing Conditions 1-8 UNSP provides a means of implementing the 2035 General Plan,and all future development within the UNSP boundaries must be consistent with 11 Land Use Goals,Policies the standards set forth in this document and Programs 1-10 The UNSP is compatible and consistent with the goals and policies outlined in the 2035 General Plan,and will further the goals and policies of the General Plan as more fully described in Section 1 T. CITY OF PALM DESERT UNIVERSfTY NEIGHBORHOOD SPECIFIC PLAN, AMENDEC??.2023 93 Q1 23 PLANNING COMMISSION RESOLUTION NO. 2832 SECTION 1.1 1 THE SPECIFIC PLAN CON ILXI 1.1 The Specific Plan Context FIG. 1.1 REGIONAL LOCATION MAP A. Regional Location & Context A zi1�" `_ " arced a The City of Palm Desert is located in the geographic Palm center of the Coachella Valley in Riverside County(Figure � .4' r ` f Desert md,� Palm 1 Incorporated in 1973, Palm Desert has grown steadily i since the original 1940s townsite to its current footprint of over 27 square miles.A regional destination for shopping, + v oaa�ra dining,entertainment.recreation and desert living, Palm l Desert retains its small town ambiance and community- foraised lifestyle t hrough the Strategic Plan and 2035 General Plan Riverside County o Update process,the community identified opportunities to re-center its civic life around activity centers in the city center areas of Highway 111 and the University District in north Pater Desert. A " I he UNSP area is located on the northern edge of the FIG. 1.2 SPECIFIC PLAN AREA IN PALM DESERj City,south of Interstate 10(Figure 1.2)- 1 his Specific Plan - includes comprehensive development standards and implementation and financing measures to ensure the creation of a vibrant,livable community with readily accessible amenities and attractive streetscapes and public places � r s t h r � R} L 1.- Cl IY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.202304.07.47.-1 1-2 24 PLANNING COMMISSION RESOLUTION NO. 2832 INTRODUCTION I CHAPTER 1 The University of California Riverside Palm Desert 1.2 The Specific Plan Area Campus(±35 acres)and planned Cal State Specific Plan Area Location & Boundaries University San cast of Cook Planning Area(±155 p acres)to the east of Gook Street: The UNSP covers approximately 400 acres within the City • Desert Willow Golf Resort to the South of Frank limits,3 miles north of the City's center and civic core.The Sinatra Drive:and. Plan Area-a part of the larger University District-is • Single-family housing and vacant land to the west of bordered by Gerald Ford Drive on the north,Frank Sinatra Portola Avenue. Drive on the south,Portola Avenue on the west,and College Drive and Technology Drive on the east.Lying to The planning and design of the UNSP area incorporates the south of the 1-10 Freeway,the University District is a the major streets and infrastructure previously constructed primary gateway in the City of Palm Desert and the larger per the"University Park Plan adopted by a General Plan Coachella Valley. Revision(Community Facilities District 2005-1).The existing collector streets(College Drive.University Park The UNSP area is approximately 280 feet above sea level Drive,Technology Drive and Pacific Avenue)and related along Frank Sinatra Drive(southern edge),with a gradual backbone infrastructure were constructed between 2006 100-foot decline traveling north towards Gerald Ford and 2007.However,the subsequent economic recession Drive.The UNSP area is bound by: prevented completion of the University Park and • The partially developed Millennium Specific Plan Neighborhood area. area to the north of Gerald Ford Drive,planned for mixed-use development; Since 2007,the UNSP area has remained largely undeveloped,with the exception two community parks • Existing commercial and multi-family development that together total 5 acres. to the east of College Drive; :•• ••D IPICIIIC PLAN ARIA R l F R bR Q G[4, Ti9Gx�1 U lF I U n ' a a c°< 011) t�c UMPAU 2 "P F z) WOW" s o O V. o � u e� n n o Aq ` lSl'yu'rTf�i (° RK DR > ; Q Q RD F- ""� O � 7 O'uIL Vu�Nrs xsf�4�IKlt1A�b *ar�u ;; CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN) AMENDED??.20Q&*4;4:X--1 1-3 25 PLANNING COMMISSION RESOLUTION NO. 2832 principles-walkable.attractive neighborhoods,with 1.3 Palm Desert: Past and Present ample connections to open space and neighborhood A. Palm Desert Beginnings centers-are the same. Through the integration of sustainable neighborhood The original Palm Desert Townsite was founded in 1935. design.pedestrian-oriented development and open Designed by Beverly Hills landscape architect,Charles Gibbs Adams.the townsite included wide landscaped space,and adequate ties to the existing community,the boulevards,large lots,and a central reservoir that served UNSP will elevate and enhance Palm Desert's historic as a swimming pool for local resorts. Highway 111 was role as a center for higher education,cultural institutions. also completed around this tirne. and economic development in the Coachella Valley. In 1945,the townsite was sold to Cirfford Henderson and his brothers who founded the 1.600-acre Town of Palm Desert.The Town quickly became known as a retreat for „ celebrities.politicians,and affluent families.anchored by the Shadow Mountain Club with its cottages, restaurants, pools and golf courses.At this time,the City's first neighborhoods were characterized by interconnected blocks with large lots,and a network of convenient walking and biking paths to nearby commercial and retail areas.The"active desert village"lifestyle became th Y a e major selling point for the City with neighborhoods -_ comprised of Mid-Century Modern,Spanish Revival, Aerial of growling Palm Desert lowasrte.Photo c. 19t Ranch and Contemporary architecture. w►maAr TO run vaunt B. Educational Heritage ✓ Following the City early economic growth.Palm Desert became known as a center for higher education. In 1962. the College of the Desert was opened to,"...be a center i of collaborations and innovations for educational enrichment.economic development and quality of life in the Coachella Valley and surrounding communities." Today,the College's enrollment exceeds 10.000 students, offering over 90 two-year degrees and certificate `' programs. NO OTHER COMMUNITY IN AMERICA OFFERS 61C YCIING IN PALM VIIIAGE In 1986.California State University San Bernardino THE UNIQUE ADVANTAGES OF PALM VILLAGE (CSUSB)selected Palm Desert as a satellite campus Early"Palm Village"advertisement features a waikable-bikeable location on land leased from College of the Desert.The village. Courtesy of Palm Desert Historical Society. CSUSB campus expanded to 7 buildings by the end of the 1980s.Anticipating continued growth,CSU Dean j Peter Wilson secured a land donation from the City in 1994 to be a permanent home for the campus.Today,the CSUSB Palm Desert campus is a regional center for COLLEGE OF THE DEfERtf education enrolling approximately 1.100 undergraduate and graduate students annually. ksxr C. Past Informing the Present The University Neighborhoods are intended to merge many of the essential qualities of Palm Desert's early ' neighbor-hoods with 21st century best practices for sustainable com-munity development. The core design College rf ilosel r;.,,. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN) AMENDED 2023^ .^e4 r yr-rr.47 1 i 26 PLANNING COMMISSION RESOLUTION NO. 2832 1.4 Relationship to the 2035 General Plan The creation of both a California State University and a University of California campus within Palm Desert is A Specific Plan is a tool for systematic implementation of an enormous economic opportunity for both the City the General Plan and must be consistent with the City's and the entire Coachella Valley. General Plan(California Government Code Sections 65450 et.seq.-see Figure 1 A). By establishing policies The campuses provide the City with new opportunities and standards for development of the area,the UNSP is a for educating residents,attracting new talent to the valuable tool that not only implements the goals,policies valley in the way of both faculty and students, and and programs of the 2035 General Plan,but also attracting investment related to university operations. describes the desired form of a new neighborhood and The first step towards these opportunities was provides for orderly development of the area. completed with the City donating the land for the campus. Into the future,the City will need to continue Through a detailed analysis,the UNSP has been found to to work with and support the development of the be consistent with the Goals and Policies of the City of campus. More importantly,the City will need to ensure Palm Desert General Plan,and with the intentions of the that the lands around the universities are developed in 2035 General Plan Update,which envisions the a way that maximizes connectivity and accessibility "University Area"(or"University District')to be planned Through a strategy of connectivity and accessibility, and developed as complete,sustainable neighborhoods, the City will capitalize on the greatest possible value of centers and districts according to the following vision creating a university area. To help achieve this statement: outcome,the City will also prepare a University Neighborhood Specific Plan. which will provide FIG. 1.4 CA SPECIFIC PLAN REQUIREMENTS detailed design guidance for the neighborhoods near the universities and the roads that connect the area CALIFORNIA GOVERNMENT CODE internally and with the rest of the City. (City of Palm SECTION 65450 Desert 2035 General Plan, 2015, Vision and Guiding Section 65450 et seq.of the California Government Code prescribes Principles,P. Pi) the required contents of a Specific Plan,and describes its relation to the General Plan as follows: The UNSP provides for a flexible and balanced mix of 65450.After the legislative body has adopted a General Plan,the '�, housing types and other uses within each neighborhood, planning agency may,or if so directed by the legislative body,shall, and within the larger University District as a whole.Each prepare Specific Plans for the systematic implementation of the gen- eral plan for all a part of the area covered by the general plan. of the neighborhood zones defined by the Development Code(see Chapter 4)identifies the appropriate mix of 65451.(a)A Specific Plan shall include a text and a diagram or dia- housin and/or commercial uses and patterns for their grams which specify all of the following in detail: i g (1)The distribution,location,and extent of the uses or land, '', distribution and interconnection.The zones provide for including open space,within the area covered by the plan. appropriate transition between different land uses and (2)The proposed distribution,location,and extent and intensity development intensities,employing gradations of scale of major components of public and private transportation,sew '. and character. age,water,drainage,solid waste disposal,energy,and other es- sential facilities proposed tobe located within the area covered The phasing plan for the proposed UNSP will be by the plan and needed to support the land uses described in developed by the Master Developer and approved by the the plan. City in accordance with Section 6.3 Implementation (3)Standards and criteria by which development will proceed, Schedule and Phasing.Phases will be provided to enable and standards for the conservation,development i andutiliza- the orderly,incremental development of the infrastructure tionofnacuralresources,whereapplicable. '. and the neighborhood.These neighborhood sub-areas be (4)Aprogram of implementation measures including regula further broken down into sub-phases as necessary match tions,programs,public works projects,and financing measures the scale and pace of development to market conditions. necessary to carry out paragraphs(1),(2).and(3), (b)The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan. I CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN'i AMENDED??.20239�4 1-5 27 PLANNING COMMISSION RESOLUTION NO. 2832 1.5 Plan Preparation Process A. Process Overview Milestone reviews for the Specific Plan included. To ensure that the University District--beyond simply • July 9,2015,Palm Desert City Council-Plan meeting the City's 2035 General Plan objectives-also Design Principles and Concepts; provides the types of new opportunities to live,work,shop • August 18,2015, Pain)Desert Planning and play that meet the needs of the City of Palm Deserts Commission-Plan Design Principles and existing and future residents.the University Neighbor- Concepts: hoods were planned in close coordination with the December 18,2015,General Plan Technical preparation of the 2035 General Plan Update,and utilized Working Group overview and discussion of a focused engagement process to obtain input from community stakeholders and adjacent property owners Administrative Draft Specific Plan; • Fall 2016,Palm Desert Planning Commission-- With the initiation of this planning effort,the design team Public Draft Plan Review, conducted a comprehensive review of existing site characteristics,previous plans within the Plan Area,the • Fall 2016. Palm Desert City Council-Public Draft Envision Palm Desert Strategic Plan,and 2035 General Plan Review and adoption; Plan Update policy direction for the University District. The feedback and comments received throughout the Initial design concepts were reviewed with City staff and plan preparation process guided the revisions and affected property owners to ensure that they were refinement of the UNSP. relevant to the City of Palm Desert and its residents and based on accurate information.This preparation included: B. Organization of the Specific Plan • Aerial photography.surveying and entitlement Based on the consensus reached by the City Council, research for the site and adjoining properties; Planning Commission and subsequent meetings.the • Review of historic maps and photographs of the design team prepared this Specific Plan.The UNSP is City of Palm Desert, identifying the urban design organized into six sections and appendices that serve as a reference manual for all future development in the i elements primarily street types and building types planning area. The UNSP provides required Development that are indigenous to Palm Desert: Standards(Chapter 4)with references to further Design • Review of relevant City of Palm Desert General Guidelines throughout the UNSP document.All topics are Plan policies and zoning regulations; in accordance with the California Government Code for • Review of California Government Code Section Specific Plans. 65450 et seq.for the formation of Specific Plans; 1. Introduction.The introduction describes the intent • Review of available environmental data relative to and purpose of the Specific Plan and the University the University Neighborhood area and surrounding Neighborhood's context within the City,including an properties: overview of the Specific Plan's use as a tool to implement the City of Pal in Deserts General Plan. • Review of the design and capacity of existing demographics analysis,and existing market roadway and utility systems adjoining and serving conditions. This section also describes the land-use the University Neighborhood area: goals, policies and programs. The planning team worked collaboratively with City staff 2. The Vision.This section describes and illustrates and property owners to review and test plan alternatives the form,character and uses of the UNSP and its and design concepts and to determine the appropriate surrounding context-both built and planned-and development potential of the UNSP area,and presented explains the underlying design principles. these to the General Plan Technical Working Group for 3. Neighborhood Structure and Public Realm.The review and input. During these conversations..a wide UNSP is essentially a collection of various projects, range issues related to land use.circulation and access. neighborhood scales.densities, land uses, economic development..and community design character economic opportunities and environmental were dis-cussed and resolved. challenges The Neighborhood Structure and Public CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.202304 Q:Z 47 1 1-6 28 PLANNING COMMISSION RESOLUTION NO. 2832 Realm section outlines how urban design Municipal Code and Zoning Ordinance remain applications will be integrated to promote a unaffected. sustainable.cohesive and financially sound Specific Plan. 5. Infrastructure and Public Services.This chapter provides a summary of infrastructure systems and The public realm is often defined as the space public services necessary to support the UNSP. between buildings;moreover,it is the space where a buildings and people are tied together through streetscapes,blocks,public frontages,parks, 6. Implementation. The implementation chapter plazas and other open spaces.The public realm is describes the steps necessary to schedule,phase, execute and finance the development of the UNSP. the space where community interaction happens and forms public perception. A. Appendices.The Specific Plan contains the This section defines the standards that create a following three appendices: walkable,attractive,safe and desirable community. App.A Design Guidelines. Recognizing that the Al-together,these strategies will contribute to the UNSP will be built in phases,this section UNSP's aesthetics,safety,and long-term economic defines the visual nature and qualities growth.Topics will include:complete networks and that must be incorporated for all projects, streets;creating mixed-use buildings and places; from block-scale to individual homes.The achieving pedestrian-oriented environments. guidelines outline the building and housing types,design features.frontages 4. Development Standards.This section describes and landscape elements that constitute a the detailed designs of the UNSP,including the seamless visual identity and sense of layout and design of streets and blocks,the location oneness across the UNSP and its and extent of land uses planned for the area,and context. the development standards that will shape new development.This Specific Plan,unlike some App.B Landscape Guidelines These conventional codes and specific plans,places guidelines discusses how landscaping, primary emphasis on the physical form and natural elements and environmentally- character of new development,with a strong conscious designs may be integrated into secondary emphasis on the uses within the the UNSP.Topics covered include buildings. general guidelines applicable to the entire public realm,design fixtures and Accordingly,the core of the UNSP is Chapter 4,the elements such as lighting and street Development Standards,a graphically oriented furniture that in enhance public spaces, document that clearly describes the required urban and landscape guidelines for private lots and architectural design patterns,while also and on-site development.Finally.this carefully regulating the uses of the buildings and section provides an extensive list of lots within the UNSP area.The Development recommend and potential tree and plant Standards specify the allowed residential densities species to be considered for the UNSP and intensity of the development that may be area. achieved under the UNSP. It also describes and regulates the design of the public space network App.C Glossary provides definitions of terms that forms the framework and provides the and phrases used in the UNSP. infrastructure for the University Neighborhood. focusing on a circulation network that balances the use of all travel modes,including automobiles, pedestrians,bicycles,public transit,and other modes that may come into common use in the future.The Development Standards are intended to replace the City's Zoning Ordinance and Municipal Code where a conflict occurs.Other sections of the CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN] AMENDED??,2023 04 Q7 47 ! 1 7 29 PLANNING COMMISSION RESOLUTION NO. 2832 1.6 Existing Conditions A. Existing Conditions TABLE 1.1 PALM DESERT ................ The City of Palm Desert is located in the center of Characteristic Riverside County, in the heart of the Coachella Valley.It is Population(2014 Census) 50,417 bordered by Rancho Mirage to the west and Indian Wells Population by Age Group(2012 Census) to the south and east The City sphere of influence(SOI) Under Age 5 1,8055 19 6,108 includes areas to the north and south of the City.portions 20 34 6.525 of the Santa Rosa Mountains between Monterey Avenue 35 64 16,313 and Washing-ton Street. 65 and up 15 525 Total Households(2012) 24,065 B. Demographics Family Households(2012) 13,012 Non-Family Households(2012) 11,053 The City of Palm Desert recorded a population of 50.417 Average Household Size 2,09 residents in 2014 Thousand Palms, located in the City Household Units(2010), 37,073 Sol,had a population of 7,715 and Bermuda Dunes.also Source:Census 2010.2012.2014. its Sol, had a population of 7,282 in 2010.Palm Desert is the third largest city in the Coachella Valley,and the 12th largest city in Riverside County. C. Environmental r...)'eating Palm Deserts population is significantly older than the Two ecological sections cover the City of Palm Desert:the population of Riverside County.Census reports from 2010 Colorado Desert in the north(Coachella Valley)and the indicate a median age of 53,compared to 33.7 for Southern California Mountains and Valleys in the south Riverside County as a whole.Approximately 53%of Palm (San Jacinto Mountains), The Colorado Desert is Deserts population is female,with 47%male.The largest characterized by alluvial fans,basin,dunes and delta age groups in Palm Desert are the 60-64,65-69,and 70- plain,while the South-ern California Mountains and 74 age groups.This represents approximately 8%of the Valleys are characterized by narrow ranges and broad total Palm Desert population fault blocks,alleviated lowlands,and dissected westward sloping granitic uplands. Palm Desert falls within the The racial composition of Palm Desert,from 2008-2012 Coachella Valley subsection of the Southern California Cen-sus data.indicates 98%of residents are one race. Mountains with 2%reporting two or more races.Of residents,86°l0 are white,6%indicate some other race,5%are Asian,5% Palm Desert is approximately 160 feet above mean sea are Black or African American,and less than 1%are level(amsl)along the Whitewater River up to 5.140 feet American Indian a Alaska Native in census terms, amsl at Sheep Mountain The.City is characterized by a Hispanic population is not classified as a racial category. large basin,rounded hills,mountains,and steep canyons, but instead as an ethnicity. In order to make comparisons The region is comprised of primarily urban land uses. between Hispanic population in the different�census within city boundaries,with the remainder serving as open recognized racial groups,the non-Hispanic portion of space Palm Deserts vegetative communities includes each group needs to be accounted for separately from the Sonoran mixed woody and succulent scrub,stabilized Hispanic population which can be of any race. Palm shielded desert sand fields,peninsular juniper woodland Desert's population is 70.42`%o non-Hispanic white, and scrub:Sonoran creosote bush scrub,desert fan palm The 2035 General Plan anticipates and provides oasis wood-land,desert dry wash woodland and active strategies for a number of future demographic and land shielded desert dunes use trends,for which the University District and University The UNSP provides public realm design standards and Neighborhoods are intended to play an important role landscape design standards and guidelines intended to These include a gradual decrease in median age. efficiently utilize limited water resources.provide for increased educational attainment.and a higher jobs to ground-water recharge,and develop a highly sustainable, housing ratio climate-appropriate urban landscape rich in native and adaptive desert plant species CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED 22,2023 94-�l 1-8 30 PLANNING COMMISSION RESOLUTION NO. 2832 D. Residential Market Assessment 2.000 to 3,000 square feet of space. The recession of 2007 severely restricted residential construction,nationally as well as Riverside County.Now low interest rates and the absorption of the available housing inventory,the local and national economies have begun to improve. Compared to other jurisdictions in the region,Palm Desert I has a higher number of non family households.The aver ' age household size in Palm Desert is 2.09 persons per household,lower than the Riverside County average of 3.24 persons per household,with approximately 34%of the City households made up of single-person households. r The UNSP provides for a wide range of housing types to The Vineyard Apartments,constructed in 2009 and located at flexibly accommodate current and future residents of Palm College Drive and Frank Sinatra Drive,represent some of the Desert,with a particular emphasis on young families. recent housing developments adjacent to the UNSP. students,university faculty and staff,and older couples and singles seeking housing within a comfortable walking 9 9 9 9 distance to an amenity-rich and transit-accessible neighbor-hood environment E. Commercial Market Assessment ,,a,,,,,.,s, Palm Desert's non-residential and commercial spaces f include,retail,office,hospitality and industrial uses. ^v Market demand for office space is closely tied to professional and service industry jobs in the market and overall unemployment rate.The unemployment rate in Riverside County accelerated sharply peaking at 14.7%in October 2010. Prior to the 2007 recession.Riverside County generally had an unemployment rates at or below the State of California.With the City's strong dependence on the hospitality industry, Palm Desert's unemployment 'The Village at University Park-are an existing office a,,. . rate stayed considerably below both the state and park along College Dive and Gerald Ford Drive, county's unemployment rates throughout the recession. Office►ease rates are slowly beginning to recover from the severe decline of the Recession.beginning in 2007. Paim Desert has regionally high volumes of retail sales tied to the hospitality industry and expenditures by seasonal residents.Retail lease rates for Palm Desert are consistently higher per square toot per year compared to Coachella Valley and Riverside County. Palm Desert is likely to maintain this cost advantage due to heavy concentration of hotel rooms and seasonal residents, which drive retail sales above their expected per capita rates.The price premium for retail space in Palm Desert is reflected in the prices associated with retail space currently for sale in the City. Most of the currently available space is in smaller properties,ranging from CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN! MENDED??.202394,07.17 r ? 31 PLANNING COMMISSION RESOLUTION NO. 2832 1.7. Land Use Goals, Policies and Programs A. Goals, Policies and Programs Health and Wellness Overview 5. Public Park Facilities A network of parks with safe and convenient access and resources for everyone. Goal: A desirable outcome or future condition I 6. Healthy Community Design.Complete development toward which the City will work. patterns and urban design based on a comfortable Policy: A short statement intended to guide walking distance(defined as a 1/4-mile radius), attractive,family-friendly neighborhoods.districts decision-making. and corridors that support healthy and active Program:An implementation strategy with clearly lifestyles defined responsibilities. j C. Applicable General Plan Policies The 2035 General Plan contains several excerpted goals The following General Plan policies will apply and inform and policies that directly apply to the planning of the this Specific Plan: UNSP.These are listed below for reference: Land Use and Community Character Element B. Goals 1.2 Open Space Preservation.Balance the development of the City with the provision of open Land Use and Community Character Element space so as to create both high quality urban areas and 1. Quality Spaces A beautiful city with a balance of high quality open space. high quality open spaces and high quality urban 1.3 Traffic Generation Match medium and high areas. intensity;density development with pedestrian-oriented 2. Human-Scaled Design.A city designed for people, and bicycle friendly design features so as to maximize fostering interaction,activity.and safety active transportation and reduce motorized trips and 3. Neighborhoods Neighborhoods that provide a VMT variety of housing types,densities,designs and mix 1.6 Community Amenities Balance the impacts of of uses and services that support healthy and active new development;density,and urbanization through the lifestyles. provision of a high-level of neighborhood and Mobility Element community amenities and design features. 1. Livable Streets.A balanced transportation system 2.1 Pedestrian Focus.Design the streetscape of high that accommodates all modes of travel safely and volume corridors to balance regional traffic flow with efficiently. pedestrian movement and safety and the unique physical environment of the area. 2. Pedestrian Facilities. Integrated pedestrian pathways that connect residences. businesses. 2.2 Parking Frontages.Require parking strategies and educational.and community uses, designs that ensure parking areas do not dominate street frontages and are screened from public views 3. Bicycle Networks.Well-connected bicycle network whenever possible. that facilitates bicycling for commuting,school, shopping,and recreational trips. It is anticipated 2.3 Landscaping Require development projects to that this network will also enable the use of incorporate high quality landscaping in order to extend additional personal transportation modes that may and enhance the green space network of the city. come into common use in the future 2.4 Tree Planting Encourage the planting of trees that 4. Transit Facilities.An integrated transportation appropriately shade the sidewalk and improve the system that supports opportunities to use public and pedestrian experience throughout the city private transit systems. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED 74.2023^'.^P, 07.17 11.10 32 PLANNING COMMISSION RESOLUTION NO. 2832 2.5 Streetscape.Enhance the pedestrian experience 2.10 Auto-oriented Uses.Prohibit uses that serve through streetscape improvements that could include occupants of vehicles(such as drive-through windows) new street lighting,tree planting,and easement and discourage uses that serve the vehicle(such as car dedications to increase the size of the sidewalks and washes and service stations),except where they do not pedestrian amenities. disrupt pedestrian flow,are not concentrated.do not break up the building mass of the streetscape,and are 2.6 Lighting.Require all new street lights in compatible with the planned uses of the area. commercial areas to be pedestrian-oriented and scaled, attractively designed,compatible in design with other 2.11 Roadway Scale.in pedestrian prioritized areas of street furniture,and to provide adequate visibility and the City, limit roadway size and design techniques that security. emphasize and/or prioritize motorized vehicle operation at the expense of pedestrian and bicycle safety and 2.7 Public Gathering Spaces. Improve existing and cornfort create new gathering spaces throughout the City to provide beautiful,comfortable,and inviting public and 2.12 Destination Accessibility Direct the pedestrian spaces,encouraging walking and public development of new centers,parks,schools,and similar gathering spaces. destinations so as to provide all residences to at least two amenities within a 1/4-mile walkable radius. 2.8 Public Plazas.Encourage new development to incorporate public plazas.seating,and gathering 3.1 Complete Neighborhoods.Through the places,especially in prominent locations and areas of development entitlement process,ensure that all new pedestrian activity. Neighborhoods(areas with a`Neighborhood"General Plan Designation)are complete and well-structured 2.9 Commercial Requirements.Require development such that the physical layout and land use mix promote projects in non-residential and mixed use areas to walking to services,biking and transit use,are family provide for enhanced pedestrian activity through the friendly and address the needs of multiple ages and following techniques. physical abilities.New neighborhoods should have the I. Requiring that the ground floor frontage be oriented following characteristics to and accessible from the sidewalk; 1. Contain short,walkable block lengths; II. Locating the majority of a buildings frontages in ii. Provide a high level of connectivity for all travel close proximity to the sidewalk edge; modes where practicable; Ili. Requiring that the first level of the building occupy a Ill. Are organized around a central focal point such as majority of the lot's frontage,with exceptions for a park,school,civic building or neighborhood retail vehicle access; such that most homes are no more than one Iv. Requiring that the majority of the linear ground floor quarter-mile from this focal point; retail frontage(where it occurs)be visually and iv. Have goods and services within a short walking physically"penetrable,"incorporating windows and distance; other design treatments to create an attractive street frontage, v. Contain a diversity of housing types,where v. Requiring that the first level of building where retail possible: uses are allowed have a minimum 15 feet floor to vi. Have homes with entries and windows facing the floor height for non-residential uses; street vi. Minimizing vehicle intrusions across the sidewalk: vii. Be approximately 125 acres in size and vii. Allowing for the development of outdoor plazas and approximately half-mile in diameter, dining areas: vita. Have a grid or modified grid street network(except where topography necessitates another street vili. Discouraging new surface parking lots:and network layout) ix. Locating parking(surface or structured)behind ix. Provide a diversity of architectural styles. buildings,wherever feasible CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN! AMENDED??.2023 01 ^o,-07 47 1 1-11 33 PLANNING COMMISSION RESOLUTION NO. 2832 3.2 Conventional Neighborhood Design.Discourage 3.13 Tree-lined Streets.Require trees on both sides of at the construction of new residential neighborhoods that are least 60%of new and existing streets within the project characterized by cul-de-sacs,soundwalis, long block and on the project's side of bordering streets, between the lengths,single building and housing types and lack of vehicle travel way and walkway at intervals averaging no access to goods and services more than 50 feet(excluding driveways and utility vaults). This standard shall apply whenever new streets are 3.3 Variety of Types of Neighborhoods.Promote a constructed or when existing streets and sidewalks are variety of neighborhoods within the City and ensure that significantly rehabilitated with existing neighborhoods neighborhood types are dispersed throughout the City. 3.14 Shaded Sidewalks Require shade over at least 3.4 Balanced Neighborhoods.Within the allowed 30%of the length of sidewalks on streets within a project. densities and housing types,promote a range of housing Trees must provide shade within 10 years of landscape and price levels within each neighborhood in order to installation and should be as water efficient as possible, accommodate diverse ages and incomes.For development projects larger than 5 acres, require that a 3.15 Access to Daily Activities.Require development diversity of housing types be provided and that these patterns such that the majority of residents are within 1- housing types be mixed rather than segregated by unit half mile walking distance to a variety of neighborhood type goods and services,such as supermarkets. restaurants, churches,cafes,dry cleaners. laundromats,farmers 3.7 Walkable Neighborhoods.Require that all new markets,banks,hair care,pharmacies and similar uses. neighborhoods are designed and constructed to be pedestrian friendly and include features such as short 3.16 Access to Parks and Open Spaces. Require the blocks,wide sidewalks,tree-shaded streets, buildings that design of new neighborhoods and,where feasible,retrofit define and are oriented to streets or public spaces.traffic- existing neighborhoods.so that 60%of dwelling units are calming features,convenient pedestrian street crossings, within a 1-third mile walk distance of a usable open space and safe streets that are designed for pedestrians,cyclists such as a tot-lot,neighborhood park,community park or and vehicles. plaza/green 3.17 Neighborhood Transitions.Require that new 3.8 Provision of Sidewalks.Except within designated neighborhoods provide appropriate transitions in scale, rural areas,require sidewalks of at least 6 feet in width on building types and densities between different Genera! both sides of streets in neighborhoods Plan designations 3.9 Block Size.Require new neighborhoods to be 3.18 Gated Communities. Strongly discourage the designed with typical blocks no longer than 500 feet construction of new gated communities except in the Exceptions for longer blocks can be made if determined Rural or Resort General Plan Designations necessary or it mid-block pedestrian and bicycle connections are provided. 3.19 Soundwalls.Allow the use of soundwalis to buffer new Neighborhoods from existing sources of noise 3.10 Neighborhood Intersection Density.Require new pollution such as railroads and limited access roadways, neighborhoods to provide high levels of intersection Prohibit the use of soundwalis to buffer residential areas density.Neighborhood Centers and small town from arterial or collector streets. Instead design neighborhoods should have 300 intersections per square approaches such as building setbacks, landscaping and mile other techniques shall be used. 3.11 Street Layout.Design streets and lot layouts to 3.20 Subdivision Gateways.Discourage the use of signs provide a majority of lots within 20 degrees of a north- to distinguish one residential project from another.Strive south orientation for increased energy conservation for neighborhoods to blend seamlessly into one another. 3.12 Connections to Key Destinations.Require direct 3.23 University Neighborhood.Facilitate the pedestrian connections between residential areas and development of a University-oriented neighborhood west nearby commercial areas of Cook Street,north of Frank Sinatra Street,and west of Portola Avenue Specify and require the neighborhood be CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED 79,2023 01.^�." i 1.12 34 PLANNING COMMISSION RESOLUTION NO. 2832 walkable,highly connected to the surrounding areas,and Health+Wellness Element exemplify the best ideals of Palm Desert and complete neighborhoods 1.1 Accessibility to Parks.Seek new park locations that Mobility Element will serve residential areas that are more than a quarter mile from an existing or planned park or separated from 1.1 Complete Streets Consider all modes of travel in an existing or planned park by a street that consists of planning,design,and construction of all transportation 4 or more travel lanes.Where possible,parks shall be projects to create safe,livable.and inviting environments associated with and connected to the trail network. for pedestrians,bicyclists.motorists and public transit users of all ages and capabilities, 1.2 Sensitive Receptors.Avoid the siting of new projects and land uses that would produce localized air pollution in 3.1 Pedestrian Network.Provide a safe and convenient a way that would adversely impact existing air quality- circulation system for pedestrians that include sidewalks, sensitive receptors including schools,childcare centers, crosswalks,place to sit and gather,appropriate street senior housing.and subsidized affordable housing.The lighting.buffers from moving vehicles,shading,and recommended minimum distance separating these uses amenities for people of all ages should be 500 feet.When a minimum distance of 500 feet cannot be avoided,a health impact assessment(HIA) 3.2 Prioritized Improvements Prioritize pedestrian shall be completed in compliance with Policy 5.1. improvements in areas of the City with community and/or education facilities,supportive land use patterns..and non- 1.3 Physical Plan.Facilitate the construction of a built automotive connections such as rnulti-use trails and environment that supports a healthy physical and social transit stops environment for new and existing neighborhoods 3.3 Roadway Sidewalks.Provide adequate sidewalks 1.4 Walkable Streets Regulate new development to along all public roadways, ensure new blocks encourage walkability by maximizing connectivity and route choice,create reasonable block 3.4 Access to Development Require that all new lengths to encourage more walking and physical activity development projects or redevelopment projects will and improve the walkability of existing neighborhood provide connections from the site to the external streets. pedestrian network. 1.5 Pedestrian Barriers.Discourage physical barriers to 4.1 Bicycle Networks. Provide bicycle facilities along all walking and bicycling between and within neighborhoods roadways to implement the proposed network of facilities and neighborhood centers.If physical barriers are outlined in the 2035 General Plan.Many of these routes unavoidable.provide safe and comfortable crossings for are also intended to be adaptable to other types of small, pedestrians and cyclists.Physical barriers may include personal vehicles. arterial streets with speed limits above 35 mph,transit or utility rights-of-way..very long blocks without through- 4.2 Prioritized Improvements.Prioritize bicycle facilities streets,and sound walls.amongst others that connect community facilities,supportive land use patterns.pedestrian routes. and transit stations 1.6 Shared Driveways.Allow and encourage new commercial and residential development to have common 4.3 Bicycle Parking. Require public and private driveways serving multiple units,to minimize the number development to provide sufficient bicycle parking of curb cuts along any given block to improve pedestrian safety. 5.1 Transit Service.Promote public transit service in areas of the City with appropriate levels of density,mix of 1.7 Health in New Development.Evaluate the health residential and employment uses,and connections to impact and benefits of new development projects in the bicycle and pedestrian networks. early planning phases to maximize its contribution to a healthier Palm Desert CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AMENDED 77,2023 01 97-17 1 1.13 35 PLANNING COMMISSION RESOLUTION NO. 2832 D. Programs 1 Amend the Zoning Ordinance to reflect the land use changes and related policies of this Specific Plan. Where necessary,new zoning districts and standards applicable to the University Neighborhood shall be created. 2 Establish a clear direction for the revitalization of Cook Street and implement development standards and design guidelines to realize that vision. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.2023 1 14 36 PLANNING COMMISSION RESOLUTION NO. 2832 2 . 0 The Vision to I 54, a + M j ;ilustration by JJ Zanetta. The vision for the UNSP area is a synthesis of traditional American Section Page neighborhood patterns with the modern design and desert landscape heritage and sensibilities of Palm Desert and the Coachella Valley. 2.1 The Opportunity 2-2 The traditional town making values of spatial definition,integration of varied housing types and uses,and strong sense of place are at the 2.2 Context&Organization2-3 core of the plan for these new neighborhoods. A.The Campus 2-3 Achieving these results without resorting to a cliched or nostalgic design vocabulary has the potential to define a fresh new prototype B.The Neighborhoods 2 5 for Sustainable 21st century neighborhoods and centers,leveraging C. Neighborhood the great value of the coming university campus and associated Centers 2-8 employment opportunities over the course of the coming decades. 2.3 Regulatory Approach 2-12 The vision set forth in this chapter will be implemented through the cooperative and collaborative efforts of master developers,the City 2.4 The Public Realm 2 16 of Palm Desert,merchant builders,and entrepreneurs.guided by the neighborhood pattern direction in Chapter 3,the development 2-5 Sustainability 2-19 standards in Chapter 4,the infrastructure standards in Chapter 5,the implementation procedures in Chapter 6,and the architectural and landscape design guidelines in Appendices A and B. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN) AMENDED??,202304 QZ 37 1 2-1 37 PLANNING COMMISSION RESOLUTION NO. 2832 2.1 The Opportunity Beginning in 2013 with the Envision Palm Desert strategicf*. planning process,and continuing in 2014 and 2015 with the 2035 General Plan Update process.the City and Community of Palm Desert have invested significant financial,social and political capital to planning a future for Palm Desert that will build on its historical strengths while positioning it to capture the value of shifting demographic trends and regional priorities. Through this process.2 districts in particular have been identified as presenting unusual opportunities for new sustainable development of high long team value. positioned at the crossroads of what Palm Desert has been and what it aspires to become.The first is the City Center and Highway 111 Corridor,for which a new vision plan and implementation standards have been prepared. Existing University buildings,the'seed"of the core campus The Second is the 400 acre UNSP area and surrounding con text,bounded on the north and east by Interstate 10. on the south by Frank Sinatra Drive,on the west by Portola Avenue.Within this area,by a combination of good planning and good fortune,the following well- aligned circumstances are found: • A 168 acre campus site for a Palm Desert branch rc campus of California State University at San r r Bernardino(CSUSB).and several existing academic buildings: _ • A new master planning process underway as of December 2015,with a focus on connecting the _ _- campus with surrounding neighborhoods: Existing collector street-College Av,.:n,,--m the ceraE;r of the planned UNSP.surrounded by vacant opportunity sites • Over 75 acres of commercial office and research and development land adjacent to the campus site: • Existing multi family housing and commercial development along the west side of Cook Street across from the campus site,and new single-family neighborhood just to the east of the campus site, • A vacant City owned parcel of 170 acres at the southwest comer of the UNSP area.intended for the t development of a mixed-use waikat>fo: sustainable neighborhood:and, • Over 300 acres of vacant land in the northwest a. . portion of the district,the owners of which have invested in significant infrastructure and share the ^" City's interest in developing neighborhoods y positioned to take advantage of connections to the Existing coromercial center at Cook and Gerald Ford Drive university and other amenities- CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN] AMENDED??.20 2 3 91-.�j 2-2 38 PLANNING COMMISSION RESOLUTION NO. 2832 2.2 Context & Organization A. The Campus As outlined in Section 1.7,above, Palm Desert's 2035 The City of Palm Desert has provided CSU with a General Plan envisions that new development in this area generously sized 168 acre campus site.The UNSP does will take the form of walkable,mixed-type neighborhoods, not regulate the development of that campus.but does mixed-use neighborhood centers,and a walkable,transit suggest approaches to integrating it into the surrounding ready university campus integrated with a range of context.As of December 2015,a new master plan for that employment uses,housing and support commercial uses campus is just underway,and the tollowing initial The Conceptual Framework Plan,Figure 2.1 on the observations are shared by the campus planners and the following page,illustrates the organization of the UNSP preparers of this Plan: into a series of distinct place types,lvhich are intended to • The campus site is larger than will likely be required be seamlessly connected to one another by a complete for the expected development of university facilities. network of complete streets.Primary urban design • This likely represents a significant opportunity for characteristics of the Frame work Plan aimed at development of collateral facilities integrated with achieving the goals of the 2035 General Plan include: the campus core,whether office or R&D space for • The UNSP neighborhoods and centers will directly new employment businesses related to the campus, connect to the to existing and planned university or housing for students,faculty and staff,or joint campus with a convenient network of complete use university/community civic or recreational streets that provide safe routes for all travel modes. facilities. • Each neighborhood provides for a range of housing types to accommodate a wide range of household sizes,types and incomes: • Mixed use centers adjacent to neighborhoods and the campus provide opportunities for neighborhood serving and employment generating businesses at a range:of scales,accessible to residents by all a modes; ,_- • Each street provides for safe,comfortable pedestrian and bicycle movement,integrating active transportation into daily life, • A series of parks and community open spaces provide a range of opportunities for recreation and Serving as the anchor, community life,integrated with living,working, opportunity to integrate r'.. ;. shopping and learning;and, mixed-use commercial centers.Photo: • Storrnwater management is integrated into the design of streets and open spaces. r Transitions from one place to the next from a quiet residential environment to a livelier neighborhood center, or from the:campus core to professional offices and research and development center are not achieved by separating them with walls and buffers,but by gradual shifts in the size and type of buildings,adjustments to streetscape character and function.The development standards and design guidelines in this Plan are crafted to ensure such transitions are achieved,while allowing great flexibility in the ultimate land use and intensity within any University malts,promenades and other public spaces will property. contribute to the UNSP:s integrated community character. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??,2023A1 97. 171 2-3 39 PLANNING COMMISSION RESOLUTION NO. 2832 • Campus design best practices in a desert climate The UNSP suggests certain elements of that integration dictate a compact campus core footprint,and it is and connection,which future cooperative planning likely that near-term campus development can be between the City and the Master Developer(s)will contained within the southwest portion of the develop. campus site,bounded by Berger Road and University Park Drive. • The largely undeveloped condition of the campus site,the small footprint of near-term university development,and the expressed interest of the university and the City in seamless integration of the campus and town present a remarkable Opportunity for a collaborative planning effort to define the character and use of all the campus edges. CONCEPTUAL • \ UNSP Neighborhoods RE DR Mixed-use Neighborhood Center Campus Long-Term Planning Area _ Open Space Center GERALD ■■■� Pedestrian/Bicycle Connection �••— UNSPBoundary (E) Existing Use/Development Maw • • 0 0 A" 4RJ I Mon (nfYtnlNlllU on I NF 1-.OR CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.202301 Q:X 17 ( 2-4 40 PLANNING COMMISSION RESOLUTION NO. 2832 B. The Neighborhoods As outlined in the Conceptual Frarne�4ork Plan(Figure 2.1),the area bound by Cook Street to the east,Portola Avenue to the west,Gerald For Drive to the North,and Frank Sinatra to the south is the primary focus of this t plan,providing land use and development standards and guidelines. Bordering most of Cook Street in this area are a mix of ' existing commercial and multi-family development,which is regulated by the Zoning Code,not this Plan.To the north of Gerald Ford Drive is a mixture of existing commercial development and planned residential and commercial development.This Plan provides Single-family homes with vaned scales and architectural styles p p will create attractive and unique neighborhoods within the recommendations for refinements to the design of Gerald UNSP. Ford Drive,for the manner in which complete streets connect across and future development fronts onto Gerald Ford Drive. This plan provides detailed land use and development standards,infrastructure and public space standards for the undeveloped land south of Gerald Ford Drive and bounded by Portola Avenue,Frank Sinatra Drive,and Cook Street. The walkable,mixed-type neighborhoods planned for this area are defined by the following characteristics: • Single-family detached houses ranging from very large to quite modest-as well as single-family attached dwellings and small multi-family buildings -may be intermixed within a single,unified neighborhood area,based on their sharing certain Multi-family building types may be designed with compatible unifying scale,massing and frontage design scales,architectural styles and frontages that successfully characteristics. intermix with adjacent single-fare ly homes. • All streets and other open spaces-and the buildings that front there-are scaled an oriented to l the pedestrian to encourage walking and biking as an integral part of daily life and to promote the healthy active lifestyles. • The neighborhoods are seamlessly connected to neighborhood centers that provide commercial goods and services,jobs,and additional housing options within a comfortable walk or bike ride from the neighborhoods. The housing types within these neighborhoods are intended meet the needs of a broad range of households, varying by household size,income.tenure and lifestyle it is expected that a number of key demographics not currently attracted to much of Palm Desert's existing housing stock-students,young professionals,young Shaded and welt-landscaped streefscapes are vital to eat:;g families,empty nester couples,singles and others who a pedestrian and bicycle oriented environment. prefer living close to school or work or commercial amenities-will find the UNSP neighborhoods very appealing. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.2023 04.$747 :: 2-5 41 PLANNING COMMISSION RESOLUTION NO. 2832 The planned housing types are illustrated in some detail Described in detail in the following Public Realm in Appendix A.1 and A.2,with architectural details discussion(Section 2.3), the neighborhood environment provided in Appendix A.5.Housing is expected to in which these new housing types are to be delivered is include single family detached homes of many sizes, characterized by complete streets with calmed traffic single-family attached dwellings in the form of and very high levels of safety and comfort for rowhouses, duplexes,quadplexes and bungalow courts, pedestrians and bicyclists.a range of neighborhood and multi-family housing in the form of California parks and greens,and distinctive Palm Desert courtyard buildings,town-scale apartment buildings..and landscape woven throughout.This integrated and upper floor apartments or condos above ground floor i mmersive public realm environment provides an ideal retail or office spaces in neighborhood centers. setting for active transportation modes, family recreation,and sustainable stormwater management. It Outlined in Section 1.7,Palm Deserts 2035 General also financed through long-term value recapture Plan will implement multi-modal transportation with an mechanisms-and by its quality enhances the long-term emphasis on active modes-walking and biking-and value of the housing-to support the long-term fiscal mixed-use neighbor-hood development as key health of the City, strategies for a more sustainable future.Those values and objectives are perfectly aligned with Plan's stated goal of creating a sat of interconnected neighborhoods and centers around the campus that can deliver the active urban lifestyle options most sought after by students,faculty and staff,and by start up businesses and employers seeking to recruit and retain the best students coming out of the university and the top talent throughout the region. -tii a hill A network of oeiONYhood parks mh piov;ae time UNSP wiil convenieol access to passive and active opoo spaces. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDEJ??,202394-07.47 42 PLANNING COMMISSION RESOLUTION NO. 2832 NEIGHBORHOOD CONNECTIVITY&PEDESTRIAN SHEDS 015-mile Radius (walking distance) 0.5-mile Radius (biking distance) '� �\\ —••— UNSP Boundary � t F �S "Waikabilrty"or a"comfortable walking distance"or variations thereof used in this Specific Plan are based on an approximate 5- minute walk or a 0.25-mile radius for the average person. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023,94� 2-7 43 PLANNING COMMISSION RESOLUTION NO. 2832 4. n .�r t i:e-:.��iyi;6ui;:an:a.r:i�•r�;;ui�'Aai;;Square w�fl ccmbine resddeniaa?and rron;residential uses inh;a iiveiy main-street environment. C. Neighborhood Centers Located at the juncture of major crosstown streets and ; primary neighborhood access streets are neighborhood centers,within which smaller or larger amounts of neighborhood-serving commercial shops and restaurants may be located,along with potential employment supportive office space,services,institutional uses and multi-family housing. These centers are positioned to draw customers from both the pass by traffic on the major streets-as existing shopping centers throughout town currently do-and also from the adjoining neighbortiood.Access from the Neighborhood center,rnll have pedestrian-orented streets with neighborhood is possible by all modes along a variety of shops,restaurants and other employment centers neighborhood streets and/or along a small`main street" yell-suited to the universily and City. that connects into the neighborhood.As described in detail in Sections 3.2 and 3.3,the neighborhood street network is designed to encourage access from the neighborhood by active modes,and to discourage through traffic from using these streets as a shortcut. Within the Neighborhood Centers,the Professionali Medical Overlay can be applied at the reauest of the developer and with approval of the City Council.This overlay was applied in 2023 to the Neiahborhood Center area at Gerald Ford Drive and Technology,to allow for the inclusion of medical offices and services at this location. Future oroiects may also reauire the Overlay,and would be required to amend this Specific Plan to apply it to The UNSP neighborhood center blocks will support streetscapes another specific property/proiect.The development anct frontage that p6o,ritize safe, walkable environments for standards for this overlay are provided in Section 4. Pedestrians and cyclists. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.202304 97. 4 Z-i 2-8 44 PLANNING COMMISSION RESOLUTION NO. 2832 The building scale and range of uses within these centers '> may vary significantly,ranging from a 1-or 2-block main street of neighborhood shops.to a larger lifestyle shopping center organized around a major square or mail, to a single corner restaurant adjacent to a small square and attached single-family or multi-family housing. *' Neighborhood centers are also intended as primary transit stop locations..offering residents of housing within the neighborhood centers-and residents of adjoining neighborhoods-a safe,comfortable,amenity-rich environment from which to commute to or from school, work or other destinations. s:7r Long-term transit strategies in which these centers play a key role include Comfortable and shaded open spaces such as outdoor;parks • Enabling and encouraging neighborhood residents and plazas wiii define the public realm itt neighborhood centers. to consider utilizing bus rapid transit as a means of accessing jobs in the Cook Corridor employment or shopping in the City Center. • Providing a safe and convenient place for students and employees to commute to and from their homes,surrounded by activity throughout the day and late into the evening ?� • Welconunq car-free visitors to a walkable neighborhood and campus environment,whether they are arriving by local transit from the City Center or nearby resorts,or by regional commuter rail when such service is established along the adjacent BNSF rail line Neighborhood centers will cofobirre resiJE:r,Gru and o(4f- es derttial uses i,Tn a ii n ty,ttain-street env+rorvnent. i Neighborhood centers will accommodate passive and active open space for all ages. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AMENDED??,2023 04-A;-47 1 2-9 45 PLANNING COMMISSION RESOLUTION NO. 2832 ANI _v. Intended ciia _-- -- __ Main Square Center • Lighting is provided by street lights,uplighting into The primary and largest neighborhood center is located palms and other trees,and overhead strings of on the north side of Frank Sinatra Drive in the center of lights to provide a festive night time environment for the large City owned parcel of land.Whereas other enjoying the long desert evenings. smaller neighbor hood centers will be designed in the future,to integrate with surrounding housing,the • Customer parking requirements are met by a conceptual design of this important center is as illustrated combination of on street parking around the square on the right. Key elements and characteristics of this and shared parking lots behind the buildings. important center include. • A range of housing options are provided on upper floors of mixed-use buildings around the square. • A large public square,bounded and defined by and in adjoining blocks. palm lined streets at the primary point of access to • Running north from the square is the primary the University Neighborhoods from the south. framework street,which may take the form of a • A continuous`street wall"of one to three story broad avenue with a landscaped median as shown building facades define this space,fronting wide here or a main street with angled parking. sidewalks with shopfronts and arcades. • Lining that street are multi family andior single- • One story commercial or civic buildings and family attached housing types,and potentially live pavilions occupy portions of the square itself, work units as well. providing amenities and activities including indoor • The street network seamlessly connects this center and outdoor dining and a venue for outdoor to the surrounding neighborhoods.making it markets.performances and community events. comfortable and easy for residents to walk or bike • Groupings of large shade trees provide comfortable to a range of neighborhood amenities. and flexible areas for outdoor dining,play,and other activities. Ground surfaces include areas of decomposed granite or similar material,pavers,and limited areas of lawn for play. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AVENDED??.202344 n�. . ( 2_10 46 PLANNING COMMISSION RESOLUTION NO. 2832 0 4w 41 i �► r •''3 gas s � � ®� gate % y 01 I f • rsoAQ rr _ I yti .-.. _.mom �i Illustrative plan of the Main Square Center.60th Frank Sinatra Drive ninning along the south edge of the neighborhood. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023 Q1 977 47 2 47 PLANNING COMMISSION RESOLUTION NO. 2832 2.3 Regulatory Approach . A pattern of walkable blocks,sized with the The University Neighborhoods will be built by a number of pedestrian in mind to enable and encourage a master developers and many builders over a long period healthy outdoor lifestyle and to reduce dependency of time,The UNSP provides a clear but flexible framework on motorized transportation. and development standards to guide that development, . A number of place-based zones to implement the and processes for determining the final design of each neighborhoods and centers described above. sub-area and phase so as to ensure that they fit together into a seamless whole. • The final street layout,block configurations,and locations of each of these zones-the distribution of Figure 2.3A below is the Conceptual Regulating Plan that housing types and development intensities-will be illustrates the following: determined through the Precise Plan process for • An interconnected network of complete streets, each phase of development.This process will accommodating low speed vehicular traffic and enable the City and the developer of each phase to pedestrians and bicyclists moving freely throughout work collaboratively to balance the cohesion and the UNSP area.See Section 2.4,below long-term function and value of UNSP area as a whole with the shorter term imperatives to meet the market. CONCEPTUALFIG. 23A • GERALD FORD DR u y CO FF j Legend at,Jy Neighborhood center(NQ Neighborhood Medium(NM) silo9r Neighborhood Low(NU ? g u Open Space(OS) ® Professional/Medical Overlay 'vA V2 i:h Aik r.I" 'Zones shown are conceptual finalstreet 0 network and regulating plan to be determined through the Precise Plan process. --.-._ _...... _.. ___..._ _... CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AMENDED??.2023^'07 17 2 1 e 48 PLANNING COMMISSION RESOLUTION NO. 2832 Plan Alternatives The plan below(Fig.2.313)illustrates one alternative street and block layout for the northerly neighborhoods of Please note that on this diagram(unlike the the UNSP.Key points of this illustration include: Regulating Plan Diagram to the left)the colors indicate housing types according to lot size.not • Selected neighborhood edges along existing Zones.The intention of the Zones is to allow a through streets-Gerald Ford Dnve and College compatible range and mixture of housing types.not Drive in particular-may include housing types that to denote an area consisting of a single"product present their sides to those streets rather than type".See Chapter 4 for more on this subject. fronting them directly.One such housing type is illustrated on page A-18. • Grouping housing by lot size and housing type is NOT a goal of this plan,but it is understood to be • The trajectory of the Framework(primary through) one aspect of production housing delivery.The streets is flexible,so long as those routes are architecture,frontage design,and landscape of provided. housing within such lot size groupings should • The location,shape,size and design of significantly reduce or eliminate the perception of neighborhood parks and greens is flexible,so long 'product repetition",blending the appearance of as each neighborhood area is provided with at least adjacent groupings to achieve seamless transitions. one such space for recreation,play and community activities. FIG. 2.3113 REGULATING PLAN ALTERNATIVE ,:' fir• FMT EI a J D ' O!z \�/ ~ o FHAPu.V.NRI A DR '00,-N CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN] AMLNDED??.2023 84 07 17 49 PLANNING COMMISSION RESOLUTION NO. 2832 Neighborhood Sub-Areas The University Neighborhood is characterized by a unique Table 2.1,on the following page,identifies the anticipated range and combination of land uses,building scales and and potential quantities of development within each sub- streetscape designs,organized into eight Neighborhood area and Table 2.2 identifies the potential development Sub-areas(Figure 2.3,below)and four zones(Figure 2.4, within each zone. oppo-site).Note,final zone configuration is subject to refinement through the Precise Plan process. CONCEPTUAL : • • •D Legend Existing Streets/Arterials GERALD FORD DR Proposed Framework Streets Existing Property Lines Note:Framework Street Alternatives may consider realignment with existing property lines. n x O 0 ut.. 4 5 ♦ A ♦ w 3 Q 0 0 OC_ U riot, CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.202344.4�J 2-14 50 PLANNING COMMISSION RESOLUTION NO. 2832 TABLE 2.1 D DEVELOPMENT POTENTIAL Develop- Total Single Multi Retail Office Open Streets; able Area Dwellings Family Family Space Sidewalks (acres) (units) (units) (units) (50 (Sf) (acres) (acres) 31.8 420 242 178 51,216 60,564 9.0 16.9 27.0 512 256 256 35,953 48,719 6.3 15.9 17.8 200 200 - - - 0.9 8.0 35.1 359 301 58 - 8.6 13.6 34.5 278 278 - - 11.2 25.2 11.6 213 213 - - 7.1 11.1 31.1 273 273 - - - 6.8 14.0 32.3 363 255 108 23,540 33rWj&2 7.0 14.8 _ 4Q Total 221.3 2,618 2,018 600 110,709 "24M247 56.8 119.4 ,in DEVELOPMENTTABLE 2.2 PLANNED POTENTIAL BY ZONE Develop- Total Single Multi Retail Office Open Streets; ableArea Dwellings Family Family Space Sidewalks (acres) (units) (units) (units) (sf) (Sf) (acres) (acres) NL 121.1 847 - 77.9 1,430 1,170 260 - - 22.3 340 0 340 110,709 'oo,noo°"2477 - - 523 OS - - - _ - 56.8 - Streets/ _------- - - - - 119.8 Sidewalks Total -- 221.3 2,618 2,018 600 110,709 4324U247 56.8 119.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED??.2023 51 PLANNING COMMISSION RESOLUTION NO. 2832 2.4 The Public Realm The Public Realm network is the structural framework of 1 the UNSP.This network includes a hierarchy of Complete Streets-ranging from the existing arterial thoroughfares to the quietest neighborhood streets.lanes and trails-as y '; well as a rich variety of public open spaces,including neighborhood parks,playgrounds,greenways,plazas and pasecs.All of these public and shared community spaces are interconnect-ed and are designed to invite and support the free movement of pedestrians and cyclists, enabling a healthy,active lifestyles and adding value to each new increment of residential,commercial and institutional development by connecting them to one to the other with beautiful public spaces. Complete streets encourage safe and convenient pedestrian The Conceptual Framework and Connectivity Plans, in movement within the public realm.wrth clearly marked routes Figures 2.1 and 2.2,illustrate a set of walkable and pedestran-onerr Iesic"', neighborhoods and centers that are well-connected to one another and to the CSUSB campus with a complete network of complete streets. 1.Complete Network of Complete Streets While every street within the UNSP is expected to contribute a safe and comfortable pedestrian and bicycle ` ro utes.within some of the larger thoroughfares h quality g to al , 9 q Y I of the pedestria n experience Brience is compromised mised to provide higher vehicular traffic capacities and speeds,in the interest of citywide mobility and convenience.Likewise,in man of the neighborhoodr st eels,the vehicular Y capacities and speeds are reduced by design to increase pedestrian and cyclist comfort and safety,to reduce noise levels,and to simply provide a comfortable neighborhood setting. This network is described and defined in Sections g Dedicated bicycle routes and buffers will be integrated cy g d into the 3.2 and 3.3. Complete Streets network throughout the UNSP. P 9 Unlike the street networks of many Palm Desert Neighbor- hoods-where all through traffic is confined to a few major arterials and all neighborhood traffic is confined to "internal"neighborhood streets-the street network of the UNSP organizes cross-town and local neighborhood r traffic in Subtler yet equally effective ways. Multiple •�"` through routes are provided within and between ■y + neighborhoods to enable residents to make relativelyr� short local trips by all travel modes to avoid major arterial _ streets,providing more comfortable local movement while x reducing congestion levels on the major streets. These numerous neighborhood through routes-while convenient for local residents heading to visit friends,play in the park or visit a local restaurant-are specifically designed so as not to provide attractive shortcuts for in-oriented sidewalks with appropriate shade cross-town motorists,and to reduce driving speeds by 'r.nrrtura enhance the public realm. their narrower travel lanes and subtly winding trajectories. Whereas conventional suburban networks with cul-de- CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN: AMLNDLD??.2023 0107 17 2-1 b 52 PLANNING COMMISSION RESOLUTION NO. 2832 sacs and gated streets provide `onloff'vehicular neighborhood children can play together,and where connectivity-like a switch-they frustrate active outdoor activity and exercise are integrated with daily and transportation options by lengthening trips for all modes. weekly visits and errands to deliver a range of healthy They also create many miles of auto-dominant,high- lifestyle options. speed transportation corridors severing neighborhood from neighborhood,leaving only more car trips to To perform their role as the living spaces of the university reconnect them.The modulated network of complete neighborhoods,the standards for these streets are based streets planned for the UNSP provides a range of options Primarily on"'place-making"considerations,not by Traffic h ("settings')for local or cross-town vehicular traffic-like a capacity.By providing many redundant routes within each dimmer switch-while encouraging active transportation neighborhood,vehicular throughput becomes no longer modes by providing multiple,shorter,lower speed the driver of design_ pedestrian-priority routes. Thus the smallest neighborhood streets can be designed And far beyond their role as the circulation network of the to slow(not stop)traffic,provide convenient visitor City-and ultimately more important-the streets of the parking,provide a landscape of shade trees and desert UNSP are designed as the"living rooms"of the plant types,and create a safe and comfortable community.The same design characteristics that environment for children and other pedestrian. moderate driving speeds and volumes and encourage Commercial streets are designed with wide,shaded active transportation also generate attractive streetscape sidewalks for shopping or sidewalk dining and convenient vistas that add significant value to new housing and other customer parking.These differentiated Street Types are neighborhood development.These are spaces where described in Section 3.3. neighbors meet in the course of everyday life,where CONCEPTUAL • MajorArterlaf,Framework and Connector Streets RD DR Neighborhood Streets —••—• UNSP Boundary *Streets shown are for conceptual purposes only-final network tobedetermtnedbythe development process. c ( I�� s c I CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??,2 223944W-1-7— 53 PLANNING COMMISSION RESOLUTION NO. 2832 2.Diverse and Flexible Open Space Types Parallel to the definition of varied Street Types for specific place types and activities,a range of Public:Open Space types are defined in Section 3.6,Larger active park areas for organized play by older children and adults are provided,but so too are smaller"pocket parks"and playgrounds,within comfortable walking distance of smaller children and their parents. Open spaces will also include plazas adjacent to shops and restaurants in neighborhood centers to provide community gathering places. Linear greenways provide connecting open spaces and trails for recreational walking !���' and bike commutes,and in some cases provide buffers _ between the neighborhood environment and arterial Streets and open spaces can be searniessly integrate streets without a need for sound walls. neighborhoods with a network of open spaces. The open space network and street network are seamlessly integrated into a single Open Space Network for the UNSP. Section 3.6 defines open spaces typologically and offers a range of recommendations for their function.However the final design of each space will be done integrally with the design of the streetscape and development types for the area surroundingit.In preparing finite designs for each P P 9 9 _ space.the Power of 16+ approach develo ped by the non { profit Project for Public Spaces(PPS)is strongly recommended. "The idea behind this concept is that places - - The public realm consists of parks and open spaces with thrive when users have a range of reasons(10+) playgrounds.recreational melds and gathering spaces with to be there. These might include a place to sit, flexible-uses. playgrounds to envoy,art to touch,music to hear,food to eat,history to experience,and people to meet Ideally, some of these activities a i will be unique to that particular place,reflecting the culture and history of the surrounding community." While large community parks often provide value in the form of specialized,single purpose facilities-softball ` 1 fields,swimming pools,basketball courts the value of the n smaller public s '-p paces woven into the rubric of the UNSP will derive from their flexibility and ambiguity of use. • — T brining diverse individuals and groups into contact in a (i ,:` LA' comfortable,social " # environment. — Pedestria::—, streets arrd paseos ;ublic gathering spaces that enhance the social fabric of the neighborhood and the surrounding uses. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??,2023 0197 47 1 2-18 54 PLANNING COMMISSION RESOLUTION NO. 2832 2.5 Sustainability demolition and redevelopment to adapted to economic change Sustainability is a central theme of Palm Deserts 2035 Infrastructure financing tools that provide for value General Plan,a project with many dimensions,all of recapture over time,so that the funds available to which are relevant to and addressed by the UNSPr meet future maintenance and operation costs grow Environmental sustainability requires that these with the assessed value of the neighborhoods neighborhoods consume fewer non-renewable resources • For the purposes of the UNSP,sustainability is per resident per year than more conventional defined by the 2003 Transportation Research Board development alternatives.Strategies for achieving this white paper stating,"The essence of sustainability goal include. is the integration of economic development and • Reduced motorized transportation demand by environmental improvement." providing more daily destinations closer to residents and enabling and encouraging non-motorized travel Social sustainabilfty parallels economic sustainability,in modes through planning and design. that demographic patterns and mixes shift along with economic patterns and trends.A diverse housing stock • Reduced consumption of land and water through within a desirable place to live-meeting the needs of compact development patterns and desert larger and smaller,younger and older,richer and poorer landscape rich in native and adaptive plants desert households-has the potential both to meet that changing plants housing needs over time,and to bring many diverse • Integration of stormwater management into the segments of the community into daily contact with one neighborhood landscape and open space network. another,thereby increasing understanding and tolerance of differences This is the way that neighborhoods have Economic and fiscal sustainability requires that the and will be the functioned for thousands of yearss initial neighborhood development be responsive to market cornerstone for all development the UNSP. forces,with balanced financing that fairly allocates financial responsibility to those who benefit from the investment And that over time the neighborhood development be flexible to adapt to changing economic imperatives,that the neighborhoods age gracefully and , grow in value,and that the long-term maintenance and - operating costs be underwritten by stable and resilient ,a financing tools. Strategies for achieving these goals include. • Development standards and design guidelines for public and private improvements that ensure a high level of construction quality and design cohesion, paired with significant flexibility in land uses and Native and adaptive trees and plants create sustainable development intensities to meet the market. landscapes that contribute to water recapture,stormwater management are vital for shading and cooling public,spaces. • A strong emphasis on the quality and sustainability of the public realm,a proven strategy for building long-term value.The trees and other landscape of the streets and open spaces mature and gain in value over the years as individual buildings age • The small block pattern with interconnected streets and mixed-use zoning enable incremental change of occupation or use over time in many areas of the plan as economic conditions change.This is in contrast to conventional shopping center or office park development.which is more fixed in its design ,- -,;!,nected small blocs, a range of housing types and for a single use,often requiring large scale land uses are central to economic and market sustainability. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED??.202341-ter." l 2-19 55 PLANNING COMMISSION RESOLUTION NO. 2832 3 .0 Neighborhood Structure & Public Realm standards r � RN tt tip yyTil:,. � 1 1. RM The foundation of sustainable development is neighborhood pattern,The Section Page basic layout of streets and blocks-priorrizing walkability and pedestrian comfort over vehicular speed and capacity is the most basic requirement of 3.' Neighborhood sustainability,enabling a balanced mix of transportation choices biased Framework Plan 3-2 toward active modes rather than motorized modes.Without such a network of walkable streets and small blocks,no quantity of bioswales,solar panels 3.2 Subdivision Standards 3-4 and electric vehicle charging stations can achieve true,long-term sustainability. 3.3 Street Type Standards3-13 The public spaces of the iJNSP are envisioned as much more than 3.4 Public Frontages 3-24 circulation spaces-they are envisioned as the living rooms and play rooms 3.5 Street Tree. Plan 3-27 of the neighborhoods.To which end a varied range of street types are defined in this chapter,a flexible set of public frontage types for pedestrians 3.6 Public Open Space and cyclists,and open space and landscape guidelines aimed at human Standards 347 comfort,environmental sustainability,and a uniquely Palm Desert mid 21 st century design character. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AMENDED??.2023 01 07 47 56 PLANNING COMMISSION RESOLUTION NO. 2832 3.1 Neighborhood Framework Plan �} YJ�A, Purpose and Applicability �,� .JA The structure of the UNSP provides the City and future development groups with the appropriate regulations and guidelines needed to design a comprehensive, I sustainable and pedestrian-oriented university district j The Subdivision Standards provide the following: • A network of coordinated streets and blocks that H inform the overall physical form of the UNSP. r " • General block sizes and configurations that support +" zoning and land use goals. .�*• • Maximum block perimeters that foster attractive, +.�"r .+~:"•ti safe and walkable environments,while enhancing Street networks defh',e connectivity and block structure. circulation through the site. • A principal guide for developers and property owners to create integrated blocks,streets and intersections,with connections to adjacent projects p n as the UNSP develops overtime. `+ B. Relation to Regulating Plan The following pages describe the Precise Plan process, by which the UNSP area is to be divided into Neighborhood Sub-Areas by the introduction of Framework Streets,and then into blocks by the completion of the neighborhood network of streets and open spaces.As the area is thus subdivided to generate blocks,parcels and individual building sites,the Blocks seated within a 1,000-1,700'perimeter(±114 mite)create Regulating Plan that assigns Zone:rwi"creed 40 fie a pedestrian-oriented environment and comfortably r:e4ried,rights-of-way and open spatci,will need to be accommodate both residential and non-residential uses. refined and correlating the reconfigured block(s)or with the intended development types. Upon applying urban design guidelines to the site to generate the block(s)for the proposed development in compliance with Table 3.1,it may become desirable or necessary to adjust the existing zone boundaries. In such a case,the adjusted zone(s)or new zone(s)are to be applied to the new block(s),as allowed by Table 4.3. All zoning changes must maintain or enhance the original vision of the UNSP Vision and must be approved by the ` Community Development Director according to the City's f " • ; II approval process. Refer to Chapter 4 Figure 4.2 and Table 4_1 for applicable zoning and permitted uses within the corresponding block. Networks of open spaces such as paseos,courts,plazas, neighborhood and pocket parks wN be coordinated between all development parcels within the UNSP area. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED 97,2023 W 97 47 1 3-2 57 PLANNING COMMISSION RESOLUTION NO. 2832 NEIGHBORHOOD FRAMEWORK PLAN&CONTEXT ua��a TABLE 3.1 C� SUBDIVISION . STANDARDS Typical Dimension Typical Blocks Block Length 304— 50fr_ Block Length,Professional/Medical Overlay 300,-700, Block Depth 160'—400' Block Depth,ProfessionallMedical Overlay 160'-500' Block Perimeter' 10001- 1700 Block Perimeter.Professional/Medical 1000'-2500' Overlay _ Alley Width 20'min. Mid-Block Pedestrian Connections Paseo Width 10'— 15' Rosewalk Width 16'-_40' Green Width 411— 100, Black length,depth and perimeter can be modified on sites where the Pro/essionailMediral Ove_ay is applied.See Section 4, 81(x;6 ienrgtr:Ginn rorimeter may be extended up to 20 with approval fmm the Communig- Desroinpmr,!Director it an extended bherA is determined necessary The Director may also CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN) AMENDED??.2023 04,97 47. 3-3 58 PLANNING COMMISSION RESOLUTION NO. 2832 approve additional block lengths up to 800'if a mid-block pedestrian connection:s provided. Extended blocks are the exception-the UNSP will primarily have block lengths of 300-500'. A to areas determined to have saffictent vehicular access and circulation,pedestrian-only connectons may be implemented mid-block or on the edge of a block,replacmg a vehicular street.Pedestna.n-onty connections may be counted as a new edge in total block penmeters CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED??.202304 07 17 3-2 59 PLANNING COMMISSION RESOLUTION NO. 2832 3.2 Subdivision Standards 3.2 EXISTING STREET NETWORK A. Purpose & Applicability , The purpose of these standards is to ensure that the urban design intentions of the Framework Plan-see preceding page-is systematically implemented through the phased development of the Plan Area. These z standards will be applied to any proposed subdivision of land within the UNSP area,through the Precise Plan process:defined in Section 6.7 B. Network Connectivity A complete and interconnected network of complete streets is essential to the function and value of the University Neighborhoods Through the Precise Plan process-as informed by these standards and the street and open space standards of Section 3 3 through 3.6- the design of this network can respond to both the vision and requirements of this Plan and to the functional. dimensional and urban design requirements of specific housing and mixed-use development types C. Continuity of Open Space Network _ Open spaces within the neighborhoods will be located and Existing Arterials Existing Collectors designed through the Precise Plan process, in "Greenway"Open Space Buffer i Primary Connections accordance with these standards and those of Section 1.Connect to Existing Street Network 3.6. Those open spaces,together with the street network The UNSP area is connected to the rest of Palm Desert I will provide a continuous and seamless public realm primarily via 34 major"Balanced Arterials"-Portola network. Avenue,Frank Sinatra Drive eraid Ford Orly e and Cook D. Block and Lot Structure Street. I he area is connected to the region by Interstate 10,and the 111 Corridor. The UNSP area is transacted by As described in this section,the result of the subdivision a primary network of existing"Enhanced Secondary Iprocess will be developable blocks and lots,calibrated Roadways'-including ollege Drive, through the Precise Plan process to enable the University Park Drive, Paci is Avenue,and Technology development of one or more identified building types the Drive. specific range of intended building types will be identified through the Precise Plan process: in relation to proposed This existing network defines the basic framework to lot sizes,and the presence or absence of alleys.Per the which all future subdivision and neighborhood structure requirements of Section 4 4, Lot Sizes-and hence lot will relate The following primary street improvements will counts and residential unit counts-will also be related to supplement this existing network: the presence or absence of alleys(See Table 4.2) A new frontage drive and open space buffer constructed along the UNSP edge of Portola Avenue and Frank Sinatra Drive to accommodate future development opportunities along these higher-traffic Arterial Streets. • At least 1 primary north-south route--connecting Pacific,Avenue and Frank Sinatra Drive--and 1 primary east-west route--connecting Portola Avenue and University Park Drive CI I OF PALM DLSERI UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.202304 07 17 1 3.5 60 PLANNING COMMISSION RESOLUTION NO. 2832 • NETWORK FIG. 3.3 FRAMEWORK STREET •• •• ■ g r' ■ a c O AN NJA AIRAIK SDNAIRA OR Key Intersection; Framework Open Spaces 2. Introduce Framework Street Network 3.Introduce Framework Open Space Network Primary north-south and east-west connectivity will be As the Framework Street Network is established,a established through the introduction of Framework network of open spaces must be included,to provide Streets,that clear through routes at controlled speeds. open spaces adjacent to key intersections,as illustrated As illustrated above.the Framework Street Network will: above. • Provide north-south,east-west connectivity and The Framework Open Space Network will: circulation through the UNSP; • Locate parks and open spaces at easily accessible • Connect Key Intersections(above)per the locations to provide each neighborhood in the Framework Network pattern,with minor variations UNSP area with usable open space within allowed with approval of the Community comfortable walking distance of most residents (approx. 1,4 mile); Development Director.-; Offer a range of active and passive recreation • At key intersections,provide clear through-routes, opportunities through community programming, alignments,and connections to adjacent gathering spaces and diverse facilities within each development,regardless of ownership and in open space; anticipation of project phases; . Create high-value addresses for new development fronting parks and open spaces,even along high- traffic roads such as Frank Sinatra Drive and range of Framework Street Types that are Portola Avenue. compatible with predominately residential,open • Contribute to a complete,sate,comfortable active space,commercial or mixed use.See Section 3.3 transportation network. for Street Type Standards. Minor adjustments to the Framework Open Spaces are Minor adjustments to the Framework Streets are allowed allowed with approval of the Community Development with approval of the Community Development Director. Director.See Section 3.6 Public Open Space Standards. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN) AMENDED??.202384 Q4 417 1 3-6 61 PLANNING COMMISSION RESOLUTION NO. 2832 D Block and Lot Strucftir- rContinu(r 1': NEIGHBORHOOD 7 8 4 5 1/4 fife { 1 x � 3 W1,141 1111AIIA PN Existing Arterials ExistingCofiectors Conceptual Sub Araa ConnertorStreet New Framework Streets 4. Establish Neighborhood Sub-Areas 5. Introduce Sub-Area Connector Streets By establishing the Framework Street and Open Space Connectivity between neighborhood sub-areas is provided Networks,the UNSP area is subdivided into neighborhood by a network of Neighborhood Streets.These streets sub-areas,which will be further subdivided into provide clear through-routes across a neighborhood sub- neighborhood blocks and streets.(See Section 6.7 for area and organize each sub-area into smaller pieces that detailed description of the Precise Plan process). can be further subdivided into pedestrian-soled blocks. These Neighborhood sub-areas will Sub-Area Support Streets will: • Be interconnected,by a supporting network of • Establish primary(local)all-mode routes through neighborhood streets and greens. and between each neighborhood sub-area-with at least one north-south.and one east-west • Be contained within a comfortable 5-minute walking connection. range(approximately a 14-mile radius)to create compact,safe.and walkable environments, • Establish connectivity to adjacent neighborhood sub-areas at key intersections through a • Include parks and open spaces at strategic coordinated development process between the City locations within a comfortable walkable distance for and all other developers,and inclusive of future all residents in the neighborhood. development phases. • Accommodate a range of development types and . Establish and support a network of streets and intensities,as appropriate to each sub-area. alleys that prevent dead-ends and produce blocks with walkable perimeters(See Table 3.1). CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.202304 07 47 1 3-7 62 PLANNING COMMISSION RESOLUTION NO. 2832 NEIGHBORHOOD &OPEN SPACES 1` onceptU0i got:-lplete NeignooihooJ xreet Nerwork Sarnple Locution of Neighborhood Greens 6. Complete Network of Neighborhood Streets and Greens A completed circulation network,and the final layout of In certain instances it may be advantageous(or each Neighborhood Sub-Area is determined by the necessary)to create a block(or multiple blocks)with a Network of Neighborhood Streets&Greens.This network larger than ideal perimeter.In such cases,to maintain a supports all mode circulation through and within each walkable i bikeable network,the introduction of a Paseo, neighborhood,through interconnected and walkable Rosewalk,Green or other carless streets may be blocks,streets,alleys,paseos,and open spaces. considered. The Network of Neighborhood Streets&Greens will: These pedestrian/bike-only connections will comply with • Provide cross-connections(via streets,paseos,or the Standards in Table 3.1,and will: alleys)at regular intervals)to create compact, • Replace non-critical streets either mid-block or at walkable(neighborhood-scaled)blocks; the edge of blocks to create walkable block • Maximize on-street visitor parking by minimizing perimeters; curb-cuts and driveways;2 • Enhance pedestrian access to neighborhood open • Support primary vehicular access to lots though spaces,amenities and key locations such as the mid-block alleys and side streets. Town Center or a mixed-use/commercial area; • Relate to and connect with block,street,and open • Ensure that all blocks maintain adequate vehicular space networks of adjacent neighborhoods. through-routes,limiting use of cul-de-sacs and dead-end streets. Continuous block lengths should typically be no longer than 400'without providing a pedestrianlbicycle cross-connection. See Table 3.1 Subdivision and Block Standards and Section Selected front-loaded buildings may be permitted(Section 3.4) 3.6 for specific design standards for Greens,Paseos.and Rosewalks. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??,2023^'^��,' ." 3-8 63 PLANNING COMMISSION RESOLUTION NO. 2832 E. Applying Subdivision Standards to FIG. 3.9 BLOCK WITH STREET ACCESS the Design of Individual Residential Blocks Individua_residential blocks within the UNSP area are intended to provide flexibility and enable variety of lot size, shape,and building type. The following diagrams illustrate how a typical 240x480 block with 60-foot rights-of-way may be designed to integrate a number of urban design — __— strategies and land uses.The diagrams that follow serve as guidelines and are emblematic of specific blocks within t� the UNSP area.Individual block layouts in the UNSP will: • Accommodate a range of lot sizes to encourage variety of building types and housing choice within -- each neighborhood. • Accommodate single-family detached,single-family attached.and multi-family buildings within the same block,where permitted by the Regulating Code - - --- -- - • Accommodate a mix of uses within the same block, as permitted by the Regulating Code in Section 4. • Be sized and designed appropriately to a network that supports and encourages active transportation See Table 3.1 Subdivision Standards for block sizes and Neighborhood-Scale Lots features;see Table 4.2 for permitted lot sizes within the specific zone. 1. Neighborhood Blocks, Street-Accessed Typical of many of the original neighborhood blocks in Palm Desert,"front-loaded"blocks -those that provide primary vehicular access to individual lots by street- accessed driveways-will: • Typically require average lot widths of 60 ft or more to prevent garage-dominant frontages, maintain sufficient on-street visitor parking,and generate an attractive.pedestrian-oriented street character: • Typically require average lot depths of 100 ft or more to prevent driveway-dominant frontages by providing sufficient front and side yard setbacks: • Typically occur in the Neighborhood Low(NL)zone, but may also be permitted in the Neighborhood Medium(NM)zones,assuming lots are appropriately sized and organized,per the guidelines above 1y;:,cUl block location CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??,2023 QI 87 47 64 PLANNING COMMISSION RESOLUTION NO. 2832 FIG. 3.10 BLOCK WITH ALLEY ACCESS FIG. 3.11 STREET-ALLEY BLOCK VARIATION rT i L i s - r � , lA pit ( , 7T neighborhood-Scale Multi-Fomilyguildings Mid-block Open Spore, Ailey Alley 2. Neighborhood Blocks,Alley-Accessed 3. Mid-Block Paseos, Rosewalks and Greens In neighborhoods where smaller houses on smaller lots I n circumstances where it is necessary or determined to may be desirable(or more marketable),service alleys be urbanistically advantageous.a mid-block Paseo, enable narrower lots,see Table 4.2 This block type may Rosewalk,Green(or other carless street)may be occur in any zone,and will typically include the following introduced in lieu of a street to encourage active design characteristics. transportation This block type variation may occur in any • Increased on-street visitor parking due to the zone.-subject to approval through the Precise Plan elimination of driveway curb-cuts process-and will typically include the following design • More compact and varied development patterns are characteristics: enabled, including smaller lot sizes for single-family Paseo?Rosewalk widths are 20'minimwrn.with lots.as well as the integration of select buildings additionally set back per the development neighborhood-scaled multi-family types within requirements in Section 3.6; single-family neighborhood patterns; Where buildings front onto a mid-block open space. • Significant changes in the size,scale and type of they will provide primary pedestrian access through housing may occur at alleys. Housing on both sides an approved frontage type and provide additional of a street should be similar and compatible in scale vehicular access to all lots via a rear alley or side and character street • Where alley-accessed blocks are adjacent to street- Will be designed and landscaped per the standards accessed blocks,facing building frontages should in Section 3.6. be compatible in scale,rhythm and character CITY OF PALM DLSERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN) AMENDED??.202301 07471 3-10 65 PLANNING COMMISSION RESOLUTION NO. 2832 E. Applying Subdivision Standards to FIG. 3.12-NEIGHBORHOOD TRANSITIONS the Design of Individual Residential Blocks (continued) A variation of the alley-loaded block is the'T"Alley,which in addition to a mid-block alley,provides an additional alley or alleys serving lots fronting one or both of the 71 Primary Street"at the end of the block.This variation is a useful tool for lransitioning from a lower intensity housing types along neighborhood streets to higher intensity types on Primary(crossing)Streets-,which will often be either Framework Streets or streets carrying more through traffic , c that the neighborhood street. i Note:"Primary Street'and"Secondary Street"are relative designations for clarity in describing the concept of T-alleys,and should not be contused with the specific G Street Types defined in Sections 3.3 and 3.4,below Neighborhood-Scale Residential Neighborhood-Scale Transition Lots Alley 4. Neighborhood Transitions In certain neighborhood blocks more intense(multi-family, live-work, mixed-use)development types may front a crossing street,while maintaining a single-family character fronting Secondary Streets".Such blocks will often include a T-Alley as the scale transition between these different building types,and will generally include the following design characteristics: All vehicular access to lots fronting the Primary Street"will be provided via rear alley. Vehicular access to lots fronting the Secondary Street*may be street-accessed or alley-accessed. • Where additional larger-scaled buildings are located fronting a Secondary Street,they must be compatible in scale and character with adjoining and surrounding horns and smoothly transition I from the scale and character of the Primary Street' L—- to that of the predominant building scale and Typical blocklo(otion character along the Secondary Street`. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED-,2023 3-11 66 PLANNING COMMISSION RESOLUTION NO. 2832 �FIG. 3.13 MIXED-USE TRANSITIONS PRII'IAP,Y S1RILL i W L W _ O W r a Neighborhood-Scale Cots Commercial Transition tots - Alley 5.Zone and Use Transitions Alleys may also accommodate transition from commercial and mixed-use zones to residential zones within the same block,and such blocks will typically include the following design characteristics: • To maximize on-street visitor parking,all vehicular access to lots fronting the Primary Street'will be provided via service alley. • Where a rear yard surface parking lot is provided for buildings fronting the Primary Street, it should be screened along the Secondary Street' ,and alley with a low landscape wall or hedge. • Commercial and Mixed-Use buildings fronting the Primary Street will be sensitively massed,and "scaled-down"as they approach the rear of the lot • to compliment the scale and character of adjacent buildings. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANI AMENDED??.2023 3-12 67 PLANNING COMMISSION RESOLUTION NO. 2832 2 t C. How o Use This Section Table 3. 3.3 Street Type Standards � ) When designing and detailing new streets,or modifying A Purpose and Applicability existing streets in the UNSP,several factors should be This section provides design standards for new streets, considered in determining which specific Street Types and Standards are most applicable. Table 3.2 recommends and the modification and enhancement of existing streets. Specific Street Types based on a street's predominant to implement the vision for and intentions of the UNSP function(residential or commercial,see Table 3.2)and Through its configuration and design,the UNSP s network whether it is or is not a Framework Street(See Section of public and private streets is intended to generate the 32). pedestrian-oriented public realm framework of the For each situation,one or more Street Types is neighborhoods,supporting and enhancing their small- recommended,and additional types may be"Permitted town scale and physical character,as intended by the UNSP Vision in Chapter 2 and as described below (where applicable)"-meaning there may be certain places n the plan where an alternative,less common street type Any public or private street subject to the UNSP shall be would be suitable,and in some cases,more desirable. designed and developed in compliance with the standards Framework Streets provided in this Section.The design of each new or modified street,and individual design components thereof As described in the Subdivision Standards in Section 3.2. shall be based on applicable Street Types,Public and Illustrated in Figure 3,16, a network of Framework Frontage Type(Section 3.4).Street Landscape Standards Streets has been identified to provide primary circulation (Section 3 5),Private Frontage Design Guidelines through and within the UNSP area. In general,this (Appendix A.5)and other applicable sections network should primarily be made up of Neighborhood and Mixed-Use Avenues(Street Type 2 and 4)and may The street network and street designs of each Neighbor- include a range of Public Frontage Types based on the hood Sub-Area will be reviewed and approved through the use and character of the adjacent blocks,and per the Precise Plan process,as defined in Sections 6 6-6.8 standards in Section 3.4.Table 3 2 identifies additional Precise Plans or tentative tract map applications that do Street Types that may be suitable for establishing this not comply with the requirements of Sections 6 6-6.8 shall primary network,with specific design standards for each be considered inconsistent with the intent and purpose of type provided in the pages that follow. the UNSP. Selecting Specific Street Types by Environment B Design Objectives Table 3.2 provides direction for selecting specific Street Types based on the predominant ground floor use of the The University Neighborhood's public and private streets environment they are making-namely are intended to provide both the primary mobility network Commercial/Mixed-Use,or Residential,with additional and the public space framework for the UNSP's sustainable,livable,pedestrian-oriented public realm size and scale considerations for Framework Streets(see Each street,whether newly constructed or modified over above). In General,streets intended for time,should. commercial/mixed-use environments coincide with the 1. Accommodate and balance all travel modes- Neighborhood Center(NC)Zone.and streets intended for including pedestrian.bicycle, automobile and transit residential environments coincide with the Neighborhood and future modes-in accordance with the Medium(NM)and Neighborhood Low(NL)Zones.. applicable Street Type and function provided however some variation may occur. Each street type herein,and in relation to the intended urban(or includes a wide degree of built-in flexibility-by way of the rural)character of the Regulatory Plan and Zone interchangeable Public Frontage Types-enabling Descriptions in Section 4 1, each street to be calibrated to its environment in a variety 2 Provide or support appropriate frontages for of ways(See Section 3 4). adjoining properties,facilitating comfortable pedestrian access to buildings and properties fronting each street 3. Contribute to the UNSP s landscape through consistent street trees,planters and shade,and adding value to adjacent public and private development CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED 77.2023 01.^<, e'--; 3-13 68 PLANNING COMMISSION RESOLUTION NO. 2832 FIG. 3.16 STREET CLASSIFICATIONS Street Classifications �ExistingArterlols I GERALD FORD DR �Existing Collectors E— y —Framework Streets < r Neighborhood Streets a x ■oson Park Fron toge Drive .y UNSP Zones(See Section 4 1) - Neighborhood Center(NC) `r Neighborhood Medium(NMI 1 c 0 'L Neiyhtwrhood tow/N) 'L Open Space(OS) €QS r AgRK R ®Professional/Medical Overlay S •............. ..... NMI U FRANK SINAtRA DR OverviewTable 3.2 Street Type � y C�eC a°'F eeh;o �c St root Type Page Type 1:Arterial Retrofit 3-1 S 9 O - Type 2:Mixed-Use Avenue 3-16 0 O Type 3:Mixed-Use Street 3 1 i O Type 4:Neighborhood Avenue 3-18 0 O Type S:Neighborhood Street 3-19 O O - ---- ---------- Type 6:Neighborhood Shared Street 3-20 Type 7:One-Way Park Edge Drive 3-21 O O Type 8:Two-Way Park Frontage Drive 3-22 O O Type 9:Service Alley/Residential Lane 3-2 i O O Recommended O Permitted(where applicable) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN] AMENDED??,202399.07.47 3-14 69 PLANNING COMMISSION RESOLUTION NO. 2832 TYPE I ARTERIAL RETROFIT 93f1 Af 1 © Description and Intent Street Type 1 is designed to be a retrofit,or'right-sizing", 1.Public Right-of-Way _ of existing vehicle-oriented arterials within the UNSP to support the General Plans goals of achieving a greater Right-of-Way I 120'(may vary) multi-modal balance on public streets. These retrofits Curb-to-Curb 100, include the reducing of travel lanes,the addition of Class II bike lanes and buffers,median and edge landscaping, Vehicular Lanes 4(2 each way);11'lane width lighting improvements and added parallel parking. Median 20' Altogether,retrofits of existing arterials will allow the 6'Class II Lanes UNSP to accommodate a range of street-fronting Bicycle Facilities development types and places. Bicycle Buffer 4 (striped) Parallel;8'with parking-lane Parking Facilities Planters;See Section 3.4 Street trees and native Landscaping landscaping See Section 3.4 and Appendix B Street Lighting See Appendix B.f Drainage Type(s) Curb&gutter Public3. • .•- Commercial 22-30'See Section 3.4 OResidential 22-24%See Section 3.4 Open Spaces varies;See Section 3.4 4. Private Frontage Example of"Right-Sizing'an existing wide artehat street Frontage Type(s) See Appendix A.5 CITY OF PALM DESERT UNIVERSITY NEIGH130RHOOD SPECIFIC PLANT AMENDED??,2023 01 07 47 3-15 70 PLANNING COMMISSION RESOLUTION NO. 2832 sa aAIN, i or 0 © 0 Q © 0 Description and Intent • Avenues are highly landscaped thoroughfares designed 1.Public Right-of-Way(R for relatively high vehicular capacities(up to Ri ht-of-Wa lllllllll90'-100'(may vary) 15,000 ADT),and low to moderate speeds(25-35 mph) Curb-to-Curb 60'(may vary based on median) that function as the primary circulation streets through and within the UNSP. Vehicular Lanes 2(1 each way):12'lane width They are designed to support and adapt to a range of Median 20'(may vary) uses from mixed-use commercial to residential,an will Bicycle Facilities Where occurs;6'Class II lanes make up(though are not limited to)most of the Bicycle Buffer Where occurs;3-4 (striped) Framework Streets in the UNSP. Parallel;8'with parking-lane Parking Facilities Planters:See Section 3.4 Avenues may accommodate a full range of Public Street trees and native landscaping Frontage Types,based on the use of the blocks they are Landscaping See Section 3.4 and Appendix B servicing. Street Lighting See Appendix 8.1 Drainage Type(s) Curb&gutter;previous parking lanes o tional' Public3. • Commercial 22-30"See Section 3.4 4' ©Residential 22-24"See Section 3.4 x Open Spaces vanes.See Section 3.4 •` 4. Private Frontage Frontage Type(s) See Appendix A.5 ul, Typical Avenue in a mixed-use environment CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.2023 0407 47 1 3-16 71 PLANNING COMMISSION RESOLUTION NO. 2832 TYPE 3-MIXED-USE STREET on u 'i �i _r Description and Intent 1.Public Right-of-Way • The Mixed-Use Street type supports retail and mixed-use environments with high vehicular Capacity(up to 20,000 Right-of-Way 70-100'(may vary) ADT),and low speeds(15-25 mph),while providing Curb-to-Curb 100' access and convenient(and shaded)on-street parking to local shops and restaurants.This street type is most Vehicular Lanes 2(1 each way);12 lane width commonly paired with the Commercial Sidewalk Public Median none Frontage(Type 5)to accommodate high pedestrian traffic, Bicycle Facilities Where occurs;sharrows and a variety of other sidewalk activities supporting the adjacent buildings. Bicycle Buffer none Head-in diagonal(16-18')and/or The Mixed-Use Street will most typically be located in the 40 Parking Facilities parallel(8');may include parking- laneplanters;See Section 3.4 Neighborhood Center(NC)Zone,and can function as a Street trees and native landscaping Framework Street in key locations where such an Landscaping See Section 3.5 and Appendix B environment is desired. Street Lighting See Appendix B.1 Drainage Type(s) Curb&gutter;previous parking �-- lanes o tional Public3. • g Commercial 22-30"See Section 3.4 Residential varies;See Section 3.4 C4 Open Spaces varies;See Section 3.4 4. Private Frontage ©Frontage Types) See Appendix A.5 Typical Mixed-Use Street CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023 QUOTA4-1 3-17 72 PLANNING COMMISSION RESOLUTION NO. 2832 TYPE 4-NEIGHBORHOOD AVENUE wiii i N- Description and Intent Neighborhood Avenues are intended to function as a IR I zn,WIF 0 Framework Street with pedestrian-oriented design Right-of-Way 70-100'(may vary) features compatible with residential neighborhoods, ranging from single-family homes to multifamily buildings. Curb-to-Curb 44 min. This street type may accommodate parallel parking on Vehicular Lanes 2(1 each way);11'lane width both sides, 11-foot travel lanes,well-landscaped medians Median 10',inverted crown and other traffic-calming features in order to create a Bicycle Facilities Where occurs;sharrows more pedestrian-and bicycle-friendly environment. Bicycle traffic should generally be integrated in shared Bicycle Buffer none lanes. Parallel: O Parking Facilities T-residential-only frontage, 8'-multifamily I commercial frontages The application of an inverted crown may also be applied Street trees and native landscaping to the avenues profile to allow for sustainable and water Landscaping See Section 3.5 and Appendix B recapture in a median bioswale. Street Lighting See Appendix B.1 Curb&gutter;previous parking Drainage Type(s) lanes(optional);median bioswale o tional .- Residential 22-30"See Section 3.4 i Open Spaces varies;See Section 3.4 4.Private Frontage ©Frontage Type(s) See Appendix A.5 I Intended character CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PIANI AMENDED??.2023A1A7 117 1 3-18 73 PLANNING COMMISSION RESOLUTION NO. 2832 NEIGHBORHOODTYPE SA- STREET(FRONT LOADED) 41 . TYPE 5A-NEIGHBORHOOD STREET(ALLEY LOADED) odds Description and Intent 1.Public Right-of-Way • The Neighborhood Street type is a versatile type designed for low to capacity(up to 5,000 ADT),and low speeds(10- Right-of-Way 58-64'(may vary) 25 mph)the accommodates a flexible range of activities Curb-to-Curb 34-36' and development intensities While this type is primarily intended for residential Vehicular Lanes 2(1 each way).10'lane width environments, it may be suitable for some Median none commercial/office environments,and may also function as Bicycle Facilities none a Framework Street in certain contexts. Parallel: Parking Facilities T-residential-only frontage; 8'-Multifamily/commercial frontages Landscaping Street trees and native landscaping See Section 3.5 and Appendix B Street Lighting See Appendix S.1 Drainage Types) Curb&gutter;previous parking lanes' bonal' Public3. • .•- • _ Commercial rva O Residential 14-24';See Section 3.4 Open Spaces varies,See Section 3.4 4. Private Frontage ©Frontage Type(s) See appendix A.5 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??,2023 1 3-19 74 PLANNING COMMISSION RESOLUTION NO. 2832 NEIGHBORHOOD SHARED STREET a� .till Description and Inlont The Neighborhood Shared Street is designed for select 1.Public Right-of-Way(R.O.W) neighborhood streets where compact development is Pi ht-of-Wa 36'(may vary) desired. Based on many European neighborhood streets, these shared,low-speed(5-10 mph),low volume streets Curb-to-Guth No curb;20 drive lane' provide a safe environment for cars,cyclists,and Vehicular Lanes 2,10'lane width pedestrians to share the roadway,and by design,do not Median none encourage through traffic.As such,formal pedestrian facilities(sidewalks)are not required,and street trees are Bicycle Facilities none planted between parking spaces in a pervious(cobble or Bicycle Buffer none decom-posed granite)parking shoulder.This type should Parallel(8');includes parking-lane be used selectively,and must additionally adhere to the Parking Facilities planters:See Section 3.5 circulation requirements in Section 3.2. Landscaping Street trees and native landscaping See Section 3.5 and Appendix B Street Lighting See Appendix B.1 ($ Gutter beCveen roadway and Drainage Type(s) parking lanes;previous parking lanes&Qlaniers 3. PUblic Frontage Commercial Na J ys O Residential 8-10%See Section 3.4 t Open Spaces n!a 4. Private Frontage Frontage Type(s) See Appendix A Typical Neighborhood Shared Street CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023W-:97 j 3-20 75 PLANNING COMMISSION RESOLUTION NO. 2832 •NE-WAY PARK EDGE DRIVE Tr I'll,EL-11 q .y O Description and Intent At key locations,these One-Way Park-Edge Drives are 1.Public Right-of-Way(RAW) used to provide circulation around prominent unattached Right-of-Way 35-50 (may vary) neighborhood greens-often acting as neighborhood Curb-to-Curb 20-30 (may vary) gateways.One-Way Park Edge Drives are local ' thoroughfares,with low vehicular speeds(10-25 mph)and Vehicular Lanes 1;12'lane width moderate capacities(up to 2,500 ADT). Median Public Green(See Section 3.6) Bicycle Facilities Where occurs;sharrows Bicycle Buffer None Head-in diagonal(16-18)and/or Parking Facilities parallel(8');may include parking- laneplanters;See Section 3.5 Landscaping Street trees and native landscaping See Section 3.5 and Appendix B Street Lighting See Appendix S Curb&gutter(development side), Drainage Type(s, rolled curb(park side);previous _. parking lanes&planters 3. Public Frontage k • � (o tional' �... Commercial 22-30';See Section 3.4 OResidential varies:See Section 3.4 Typical One-Way Edge Dmie Open Spaces Varies;See Section 3.4 4.Private Frontage ©Frontage Type(s) See Appendix A 5 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??,202304.G7, 1 3-21 76 PLANNING COMMISSION RESOLUTION NO. 2832 TYPE 8-TWO-WAY PARK FRONTAGE DRIVE D See Section 3.6 ti Description and Intent The Park Frontage Drive is a two-way drive,designed for 1.Public Right-of-Way(R.O.W) low capacity(up to 1,000 ADT)and low speeds(10-25 Right-of-Way 50'(residenfial)-80,(commercial) mph),that runs along the inner-edge of a linear greenway Curb-to-Guth Varies that provides street addresses allowing development to front the adjacent high-volume arterials-Portola Avenue Vehicular Lanes 2;10-12'lane width and Frank Sinatra Drive.This is a multi-functional,flexible Median None street type that provides frontage,access and street parking to future development along the linear greenway. Bicycle Facilities Multi-use trail in linear greenway The Park Drive can accommodate a range of Public Bicycle Buffer nia Frontage Types,depending on the ground-floor use,as Per Public Frontage(See Section described in Section 3.4. Parking Facilities 3.4 Landscaping Street trees and native landscaping -- - See Sedion 3.5 and Appendix B Street Lighting See Appendix S.J Curb&gutter(development side), Drainage Type(s) rolled Curb and previous shoulder (park side);previous parking lanes(optional) 2. Public Frontage Commercial 22-401;See Section 3-4 OResidential 20-24';See Section 3-4 Open Spaces Varies,See Section 3.4 3. Private Frontage • Frontage Type(s) See Appendix A.5 The Park Drive in a residential context with a parkable permeable gravel shoulder CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??,2023 04 97 4Z11 3-22 77 PLANNING COMMISSION RESOLUTION NO. 2832 TYPE 9-SERVICE ALLEY RESIDENTIAL ACCESS LANE Aft O O Description and Intent 1.Public Right-of-Way Located at the rear of lots,Service Alleys/Residential • Access Lanes provide access to service areas,parking, Ri ht-of-Wa 30' and outbuildings,and contain utility easements. Curb-to-Curb 20' Streetscapes have driveway standards with gravel, landscaped edges. no raised curb,and drained by Vehicular Lanes 'Yield"Lane:20'width percolation. Median none Bicycle Facilities none Bicycle Buffer none Flarldnq Facilities none Landscaping Where occurs;Native trees and landscaping See Appendix B Street Lighting Where occurs;See Appendix 8.1 Center gutter:previous paving: Drainage Type(sl drainage swales.rain gardens or * revious shoulders Public3. • .•- Typically not applicable,foi Special conditions.See Section 3.4 ` . 4. Private Frontage —.... Frontage Type(s) See Appendix A5 Typical Service Alley/Residential Access Lane,with landscaped drive aprons CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANI AMENDED??,2023 03.9;14; 13-23 78 PLANNING COMMISSION RESOLUTION NO. 2832 3.4 Public Frontage Standards C. How to Use This Section (Table 3.3) When designing and detailing new streets,or modifying A Purpose and Applicability existing streets in the UNSP,Table 3.3 provides direction This section provides design standards for Public for calibrating the Public Frontage of each street to its sur- rounding environment,generally by ground floor use,and Frontages,to help implement the vision for and intentions of the UNSP. the pages to follow provide specific standards and guide- lines for each type. Through their configuration and design.the University Neighborhood's public frontages are intended to generate Ground Floor Use Street Type Adaptability the pedestrian spaces that integrate and connect When selecting whichh Public Frontage Standards for buildings and their private frontages to the UNSP public application to each street.the Master Developer must realm consider the anticipated ground-floor use-whether the predominant ground-floor use is Residential or Any public frontage subject to the UNSP shall be Commercial. This factor,alone,will help determine the developed in compliance with the standards provided in suitable type(s)of pedestrian design elements. this Section.The design of each new or modified public appropriate parking configurations and landscaping frontage shall be based on an applicable Public Frontage required from curb to building edge. Type,as identified on the following pages. Individual design elements shall be incorporated into Public Secondly,the Master Developer must note the Street Frontage Types in accordance with the Applicability Type present in a given location,and select a Public Tables for each Public Frontage Type on the following Frontage that is compatible with that Street Type,the pages. vehicular capacities,and the overall R.O W The street designs within each Planning Sub-Area will be public Frontage Type Transitions reviewed and approved through the Precise Plan process, Public frontage types allow for variations in the as defined in Section 6.7.Precise Plan or tentative map configuration and design of curbside parking.sidewalk, ap-plications that do not comply with the requirements of and land-scape of a street,correlated with the type and this Section shall be considered inconsistent with the intensity of development from block to block and area to intent and purpose of the UNSP. area. It is also critically important that the design of the street network-as it traverses blocks and transitions from B Design Objectives single family to multi-family to commercial environments- The University Neighborhoods public frontages-through be considered as a continuous whole with gradual and their layout,design,detailing and operation-are intended attractive transitions.Specifically, it is intended that public to generate comfortable,safe,and attractive areas within and private frontages-and overall streetscape design- the public right-of-way.focused on pedestrian and bicycle provide seam-less and invisible transitions between each circulation,shaded street parking.and access to lots and phase of development so that,when completed,the buildings.Each public frontage-whether newly construct- University Neighbor-hoods are perceived as a single"part ed or modified over time-shall. of town'rather than as a"collection of housing projects". 1 Contribute to the place-making and urban design To achieve this goal,the public frontage types-and goals of UNSP Vision; private frontage types-within each block of each street 2 Provide comfortable and inviting spaces that will be determined through the Precise Plan process prioritize pedestrian safety buffers,and limit the (Section 6.7 and 6.8). extent to which vehicular circulation that may public Frontage Zones interfere with pedestrians or the visual character of the neighborhood; Figure 3.17 illustrates a sample prototypical commercially- 3 Generate designs that visually and physically oriented Public Frontage Type, including a range of public engage and enhance the street and public realm; frontage"Zones"In general, most Public Frontage Types 4 Create public environments that are compatible with may include the following zones: surrounding private uses; 5 Offer the Master Developer appropriate design • Pedestrian Zone Primarily intended for flexibility through a range of alternatives that comfortable pedestrian circulation,this zone should complement the desired use and design goals be kept free of furnishings or other obstructions. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.2023 01 ^o 07 17 1 3-24 79 PLANNING COMMISSION RESOLUTION NO. 2832 • Landscape&Furnishing Zone:This zone F I G. 3.17 SAMPLE PUBLIC FRONTAGE TYPE includes street trees to shade the sidewalk and street parking,and accommodates street furnishings,such as street lights,benches,trash receptacles,bicycle racks/kiosks,bus stops,and 41 others. • Parking&Planter Zone:In general,all streets ' provide on-street parking calibrated to the street ` environment.In some cases,planters may be located in the parking lanes to visually narrow the , street and/or R.O.W and shade parked cars. • Shared Travel Zone:This zone is intended for Private (W Pedestrian Landscape Parking& Sh.nfd Frontage Zone Zone &Furnishing Planter 1,avellono shared bicycle and motorized vehicular circulation, tone Zone and in some cases,may include dedicated bicycle or bus lanes. • Caf6 Zone.On very busy commercial streets within the Neighborhood Center(NC)Zone,some sidewalks may be designed with additional width to accommodate a variety of sidewalk activities--such as sidewalk dining,merchandise display,or others. TABLE 3.3 Public Frontage Type Overview Ground-Floor Use e Public Frontage Type e` a� a r,ay„ Fypar l Sidewalk&Parkway r iu O0 O __ - -------— -- Type 2 Flex Planter 3-31 Q O O Type 3-Neighborhood 3-32 Sidewalk Type 4-Parking Apron 3-3,' O' - Type 5-Commercial Sidewalk 3-34 • • O O Type 6-Arcade/Gallery 336 Type 7-Parkiet 3-37 Q Type 6-Parking Edge 3-38 Type 9-Flexible Edge 3-39 Type 10 Passive Edge 3 40 Recommended Not Applicable — ——--— -- O Permitted(where applicable) 'This specific Public Frontuge Type is Intended for use with the'Shated Neighborhood Street'(Section 3.3,Type 6) CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN; AMENDED??.202384$T:4,— 3-25 80 PLANNING COMMISSION RESOLUTION NO. 2832 <r, GROUND-FLOOR PRIVATE i PEDESTRIAN PARKING SHARED LANDSCAPE ZONE USE FRONTAGE ZONE ZONE ZONE TRAVEL ZONE See Section 4.4 Continuous planter, 7'-g'parallel See Section RESIDENTIAL for Setbacks. 6 g' equal to or greater 3.3 in width than ad- Pervious Paving for Street recommended See Appendix A.5 for Pri- joining sidewalk Type COMMERCIAL vote Frontage Guidelines. See Type 1 'Flex Planter' Standards. i Description and intent The Sidewalk and Parkway is the most common Public Frontage condition found in the Plan. it ensures that the typical street is attractive and comfortable with enough flexibility in setbacks and other elemonts to accommodate a wide variety of treatments and conditions. Notes • Residential blocks may have continuous �. parkways;however,non-residential blocks must integrate hardscapeipaved breaks in order to £`Y accommodate pedestrian access(See also Type 2 'Flex Planter') • Canopy trees are preferred,but palms may be Jr,te,�ded rharacier proposed. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.2023QUQZ_iJ 3-26 81 PLANNING COMMISSION RESOLUTION NO. 2832 TYPE 2-FLEX PLANTER jWT1 7. 117 GROUND-FLOOR PRIVATE I PEDESTRIAN LANDSCAPE& PARKING SHARED USE FRONTAGE ZONE ZONE FURNISHING ZONE ZONE TRAVEL ZONE See Section 4.4 See Section RESIDENTIAL OR ' for Setbacks. I Pervious hardscape; 7�-S'parallel 3.3 COMMERCIAL 6'-8' 6'-8'wide; Pervious Paving for Street See Appendix A.5 for Pri- recommended Type vote frontage Guidelines. I Standards. i Description and Intent The Flex Planter is a variation on the typical Sidewali, Parkway Strip,allowing substitution of parkway _ landscaping for pervious paversihardscape.This variation accommodates ground-floor commercial uses at M transitional zones between residential neighborhood streets and more urban environments,and may be utilized as a drought-tolerant alternative to parkway landscaping. Notes • Hardscape in parkway should designed with pervious pavers. • Where more than one lot elect to utilize the Flex Parkway hardscaped with previous pavers Planter frontage,hardscape uniformity is recommended. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023.04, — 3-27 82 PLANNING COMMISSION RESOLUTION NO. 2832 NEIGHBORHOOD SIDEWALK+PARKING LANE PLANTER L I GROUND FLOOR PRIVATE PEDESTRIAN PARKING + SHARED USE FRONTAGE ZONE I ZONE PLANTER ZONE TRAVEL ZONE 7'-8'parallel; See Section 4.4 for Setbacks. RESIDENTIAL OR I Planters every See Section 3.3 COMMERCIAL See Appendix A.5 for ° 8 1-2 spaces, for Street Type Private Frontage Guidelines. i Wminimum Standards. dimension) 1 Description and Intent +` The Neighborhood Sidewalk type is designed for urban neighborhood streets where compact.narrow.well-shad- ed streets are desired.By locating canopy(shade)trees in bulb-out planters in the parking lane(s),the typical parkway can be omitted,narrowing the street substantially. Notes • To aid in groundwater infiltration,pervious paving materials are recommended for parking lanes. • Open-back planters that allow additional stormwater fir capture are recommended. Example of parking lane planter in an urban contest CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN! AMENDED?'?.202384-9�:-4;-1 3-28 83 PLANNING COMMISSION RESOLUTION NO. 2832 TYPE 4-PARKING APRON ilk w, 1 i A GROUND-FLOOR PRIVATE PARKING+ SHARED USE FRONTAGE ZONE I PLANTER ZONE TRAVEL ZONE 8'parallel,with See Section 4.4 for Setbacks. pervious paving See Section 3.3 RESIDENTIAL ONLY See Appendix A.5 for I Planters every for Street Type I Private Frontage Guidelines. 3 spaces. Standards. I (6'min.length) -------------------------1- ----------------------- I Description and Intent The Parking Apron type is specifically designed for the Neighborhood Shared Street type,allowing compact, narrow,well-shaded shared-street environments- By locating canopy(shade)trees in bulb-out planters in the parking lane(s),and omitting a formal sidewalk and parkway,the street can be made very narrow, discouraging through traffic. Notes • To aid in groundwater infiltration,pervious paving materials are recommended for parking lanes. • Tree planters are at grade.and defined by low metal grates- CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.2023Q 4 -X, l 3-29 84 PLANNING COMMISSION RESOLUTION NO. 2832 TYPE 5-COMMERCIAL SIDEWALK GROUND- SHARED FLOOR ' CAFE PEDESTRIAN ZONE LANDSCAPE+ PARKING+ TRAVEL USE ZONE FURNITURE ZONE PLANTER ZONE ZONE I NotApplicable MULTI-FAMILY I Private 6'-8' 6' 8'Tree wells; 8' arallel RESIDENTIAL , See Appendix A.5 P Frontage Guidelines. Street furniture to be provided per 16'_18'— See Section i Where Applicable;6'-12' Section 6; head-in diagonal 3.3 for P etreet Y COMMERCIAL!Additionally,See Appendix 7.-10' See Section 3.5 for OR Standards. AS Private Frontage Street Landscape S'parallel Guidelines. Standards. Parking lane i Planters(optional) Description and Intent ' The commercial sidewalk is the prototypical public frontage type for commercial and mixed-use centers, designed to balance the need for comfortable pedestrian circulation with a range of other activities,based on the urban context. Notes • Parking lane planters may be added to provide addition-al shade to parked cars(should be staggered with trees in sidewalk planters). • Street trees may consist of accent palms and/or canopy Example of an urban sidewalk,with pedestrian, • trees,but canopy trees should be located closest to landscape,and cafe zones clearly delineated, side-walks to provide shade. • Parking configurations may vary based on urban context. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED I?.2023 0 ^o'„� j 3-30 85 PLANNING COMMISSION RESOLUTION NO. 2832 B. Diagonal Parking Head-in diagonal parking configurations are recommended on commercial streets in the mixed-use neighborhood centers where additional on-street parking r is beneficial-particularly along retail frontages. a Notes • For additional street narrowing and shading for : r parked cars,Parking lane planters are + �� ➢ i recommended. • Parking lanes may include pervious paving .. Y_ ti- materials for additional stormwater infiltration. C. 90-Degree Parking Alternative Segments of the Park Drive(Section 3.3,Street Type 7)in the Neighborhood Center are envisioned to function as "Parking Streets"In relation to the parking frontage of the linear greenway(See Public Frontage Type 8-Parking Edge),parking on the development side of the street in these segments may also be configured as 90 degree head-in spaces. a Notes • Parking lane planters are recommend-ed,and should include Palm Trees to provide a vertical . .. .. accent to the edge of development. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.2023 04 0:7 47 1 3-31 86 PLANNING COMMISSION RESOLUTION NO. 2832 TYPE6 ARCADE/GALLERY M. � 4 GROUND-FLOOR I FLEX PEDESTRIAN ZONE FLEX PARKING+ SHARED FURNISHING USE (ARCADE) PLANTER ZONE TRAVEL ZONE ZONE 16 - 1 S'head-in diagonal 10'-15' O See Section Distance from 8'parallel May include Cafe Zone Curb to Arcade j'3 COMMERCIAL i Planters every 2-3 spaces for Street See AppendixA.5 for Private should be (where applicable); Type FrontageGuidelfnes. <2'OR>4' Standards. See Section 3.5 for Street Landscape Standards. -- ------------------------------ 1 Description and Intent The Arcade/Gallery Type(Also a Private Frontage Type in Appendix A.5)is a variation of the Commercial Sidewalk (Type 5)that allows for active pedestrian movement and non-residential uses to occupy arcades at the ground-floor of multi-family and non-residential buildings within the core.Buffered parking also enhances the pedestrian quality of these frontages. . i Notes • Street trees may consist of accent palms and/or, N canopy trees,but canopy trees should be prioritized '"'""" and located closest to sidewalks to provide shade. • Canopy trees need approximately 14'of clearance (trunk to building edge). Example of an Arcade/Gallery storefront along a main street CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN] AMENDED??.2023QUQX j 3-32 87 PLANNING COMMISSION RESOLUTION NO. 2832 ' r 1 r• w / iL rl GROUND- i LANDSCAPE + PARKING + FLOOR PEDESTRIAN FURNITURE ZONE PARKLET ZONE SHARED USE ZONE TRAVEL ZONE PARKLET MAY OCCUR Parklet must be fully COMMERCIAL• Per Existing Per Existing Per Existing ONLY I Condition Condition contained within exist- Condition ing parking lane ISee Section 3.5 for Street Landscape Standards. Description and Intent _ ° Parklets are semi-permanent cafe zones"that may replace on-street parking spaces in front of specific commercial frontages where additional sidewalk dining or may be desired-They may be(re)moved,expanded or redesigned as local conditions and urban context evolve over time- Notes • Parklets should provide a comfortable buffer between seating and moving traffic; • Parklets should be raised to sidewalk grade; • Parklets should include comfortable seating, shaded areas,and landscape. • Parklets must be approved by the Public Works Example of parklet extending the usable space of a Department,and may be subject to the City's sidewalk Design Review Process. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED 77,2023 01.07,171 3-33 88 PLANNING COMMISSION RESOLUTION NO. 2832 Ji r ' ) Af, . v � t p s d FLEX, SHARED TRANSITION PARKING + TRAVEL ZONE PLANTER ZONE ZONE = Paved or Decomposed Granite(DG) 16'-18'head-in diagonal As determined by Plan location. 14' 8';pervious OR See Section 20'head-in/90-degree Includes Multi-Use Trail pavers or 3.3 for i Decomposed Planters every 2-4 spaces Street Type (See Section 3.6) Granite.(DG) Standards. S (where applicable) ! See Section 3.5 for Street Landscape Standards. Description and Intent Key segments of the Park Drive(Section 3.3)in the Neighborhood Center,are envisioned to function as "Parking Streets."As Such,the Parking Edge type provides additional parking to support the Neighborhood Center,in addition to providing parking and a soft transition to the Linear Green-way(See Section 3.6). Notes • Parking lane planters are recommended,and should include Palm Trees to provide a vertical accent to the edge of development- • Head-in,Diagonal or Parallel parking configurations may be considered. Using decomposed granite with other natural features can create a seamless transition into The linear park CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??,2023 G —j 3-34 89 PLANNING COMMISSION RESOLUTION NO. 2832 Ike OOOF r A` E51 1"�y i 't PEN SPACE FLEX EDGE ZONE PARKING + SHARED PLANTER ZONE TRAVEL ZONE -- i 7'-8'parallel OR t 1 S'-20' 16'-18' IDecomposed Granite(DG); head-in diagonal; As determined i Where applicable,3-6'paved walk. (Pervious Paving See Section 3.3 y b Plan location. recommended) for Street Type (See Section 3.6) Single OR Double Row of Canopy Trees; Standards. ISee Section 3.5 for Street Landscape Standards. Planters every i Flexible Seating/Furniture Recommended 2-3 spaces. See Table 5.4 for recom- mend trees. Description and Intent The Flexible Edge Type is designed as a flexible activity zone at the edges of active public spaces.This type may, (bud is not required to)include a paved walk along the , curb,and is designed to accommodate movable furniture and a variety of recreational activities. _ Notes - I • Where curbside parking occurs,a 2-3'paved walk is recommended curbside. r t� • A double-row of canopy trees is recommended to enclose and shade this flexible space. , • Furniture should be movable to allow a range of recreational activities. Intended character CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDEDW.2023,0WOW-1 3-35 90 PLANNING COMMISSION RESOLUTION NO. 2832 TY-PE-1-0-PASSIVE EDGE l W SHOULDER+ PARKING ZONE SHARED TRAVEL ZONE 18 10'Gravel or Decomposed Granite(DG)Shoulder As determined by Plan location. Should include 12'multi-use trait (See Section 3.6) I May accommodate parallel See Section 3.3 for Street See Section 3.5 for Landscape Standards. parking Type Standards. ITrees Provided in Linear Greenway Description and Intent The Passive Edge Type is designed specifically for the Park Dr in neighborhood edge contexts where more urban parking configurations are unnecessary.A rolled curb and gravel/decomposed granite shoulder creates a soft transition to the Linear Park,and provides additional iP opportunities for parking for visitors. Notes • Active transportation modes are accommodated by a Multi-Use Trail in the linear greenway Intended character CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN; AMLNDED??.2023 04 A7.4 91 PLANNING COMMISSION RESOLUTION NO. 2832 3.5 Street Landscape Standards A. Intent Following the integration of Street Type Standards and Public Frontage Standards(Sections 3.3 and 3.4),this Section defines how the landscape design of a given street are required to directly support the importance and function of a given Street Type within the overall UNSP framework. For example,primary Arterials,Connectors and Frame- work Streets shall be lined with large trees and significant groundcover that define neighborhood edges and connect prominent areas and public spaces within the UNSP. Conversely,Neighborhood Streets will feature smaller Young Date Palms within the median along Portola scale trees and plants that prioritize privacy and shade in Avenue primarily residential areas. Altogether.these Street Landscape Standards outline the alternatives that will generate cohesive streetscapes,rein- force the connections between the various neighborhood and place types,and enhance the overall public realm B. Existing Street Trees and Landscaping At the time of UNSP adoption,the UNSP and surrounding streets are minimally landscaped.While there are landscaped medians and street trees along both sides of College Drive,Pacific Avenue and University Park Drive, they are planted in irregular patterns,often times with 60 to 80 feet between trees,resulting in little shade and a lack of design consistency.Other streets,like Gerald Ford Drive,have street landscaping along the south edge: Mesquite varietals make up the majority of existing street however,the north side of the street is vacant,devoid of trees along Pacific Avenue and the south side of Gerald trees,groundcover and sidewalks.Landscaping for new Ford Drive development along the north edge should be used as a transition between the UNSP and the Millennium Specific Plan. � d Existing street trees and groundcover around the UNSP site are comprised of native and adaptive species such as Or California Pepper,Palm,Mesquite varietals.Southern Live Oak and Desert Willow. These Street Landscaping Standards recognize the value r and natural beauty of these trees and plants:therefore,all design standards and recommended species are selected to complement the existing trees and contribute to a . greater sense of place as the UNSP develops. ,viding visual accents,like this Shoestring Acacia,can be found along College Drive I CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN! AMENDED??,2023 91 07 43! 1 3-37 92 PLANNING COMMISSION RESOLUTION NO. 2832 C. Street Tree Plan Notes. All Street Landscape Standards are grouped into 5 While the Street Landscape Standards in this section categories: 1)Existing Arterials;2)Existing Collectors;3) provide an abbreviated list of acceptable trees,plants and Framework&Open Space Streets;4)Neighborhood groundcover,a complete list of permissible trees,plants Streets&Greens;and.5)Parking Lots. These categories and groundcover may be found in Appendix B. are based on the similarity of street conditions and the intended design and use of a specific place(See Figure All final street landscaping decisions shall complement the 3.5).Note,Parking Lots are not shown in the diagram intended design and use of a given street and location below as their location will depend on final site plans, within the UNSP.The Master Landscape Plan(MLP,see Section 6.7)shall identify all trees and landscaping In addition to Figure 3.5.1 below,a list of recommended intended for streets,parks and other open spaces for the street trees is provided in Table 3.5.1,identifying specific subject phase of development. locations where tree types are advised and permitted. These recommended trees and landscape conditions are further described and illustrated on the following pages. FIG.3.5.1 STREET LANDSCAPE PLAN OVERVIEW Street Classifications Existing Arterials 3 Existing Collectors i GERALD FORD DR Framework Streets i > Neighborhood Streets j Q f ' U wages Park Frontage Drive LL f� U n na z UNSP Zones(See Section 4.1) O 1 p Neighborhood Center(NC) i �p Neighborhood Medium(NM) i Neighborhood Low(Nl) y Open Space(OS) 0 ®Professional/Medical Overlay i a [5o' N Y 0 U (RANK SINATRA DR 40 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED??.2023 3-38 93 PLANNING COMMISSION RESOLUTION NO. 2832 TABLE 3.4 STREET TREES TYPES&LOCATIONS Street 1 Place Type Tree Type Tree Species Spacing Awl � a Camphor Tree 40'o.c. • • • • • (Cinnamomum camphora) Shademaster Honey Locust 40'o.c. (Gleditsio tracanthos) • O • • Sunburst Honey Locust 30'o.c. (Gleditsia triacanthos • O • • sunburst) Red Push Chinese Pistache 39o.c. (Pistacia chinensis) OSh • • Mexican Sycamore 40'o.c. ade Canopy (Platanus mexicana) • • • • Cork Oak(Quercussuber) 40'o.c. • _ • Southern Live Oak 35414Y • • • • • • • (Quercus virginiana) O.C. California Pepper 40'o.c. • • • • • • • (Schinus molle) Tipu Tree/Rosewood 50'o.c. • • O • • (Tlpuana tipu) Chinese or Evergreen Elm 3S'o.c. • • • (ulmus parvilolia) Edible Olive(Oleo europoea) 30'o.c. • • • • • Edible Date Palm 30'o.c • O • (Phoenix dactylifera) Vertical California Fan Palm 25'o.c. • • O Accent (Washingtonia filifera) Mexican Fan Palm 25'o.c. • • O (Washingtonia robusta) Desert Museum Palo Verde 2S'o.c • • • • • (Cercidium Desert Museum) Palo Brea 25'o.c. • • • • • • • Color (Cercidium praecox) -------- Accent Honey Mesquite"AZT" 2S'o.c. • (Prosopis glanduloso) Holly Oak(Quercus ilex) 35-40' • • • O.C. Chinese Tallow Tree 35'o.c. (Sapium sebiferum) Recommended Location: •Neighborhoods O Town Center CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN] AMENDED v?,2023 94 97 47 ( 3 39 94 PLANNING COMMISSION RESOLUTION NO. 2832 D. Street Trees Street trees within the LINSP area shall either be native to the Sonoran Desert,or adaptive and from regions with similar and climates(such as the Mojave Desert). Characteristically,these are drought tolerant species, though may at times(such as at planting to give root systems a head start.or to catalyze seasonal blooms of flowering trees)require short periods of irrigation.Trees < a shall either be used to provide shade along a street or frontage,or to provide color or vertical accent at y prominent spaces and frontages within the UNSP area. Deciduous trees shall be planted at open spaces and buildings with south and west orientation,providing passive solar light and heat gain in winter,while providing cooling shade through summer. 1. Typical Shade!Canopy Trees Typical shadelcanopy trees,such as California Pepper Trees.shall be used most often in pedestrian heavy residential neighborhoods and Sma!!er trees with smaller connecting streets.Within a desert context, these trees are often smaller but maintain a wide canopy,providing much needed shade on « ' ► sidewalks and streets. 2. Vertical Accent Trees \ 1t Prominent boulevards,and arterials,and major public spaces shall employ vertical accent trees where appropriate.Such trees,usually palms in this context,help provide a more tormal landscape for more tormal and prominent streets and spaces. 3. Color Accent Trees Trees with colorful seasonal blooms or year round Palms of various kinds,:rr: ecal accents distinct toliage shall be used to help give certain along streets streets and spaces a unique character in relation to other parts of the Plan Area.These may range greatly in size and torrn. See Table 3.5.1 and Appendix B for a complete list of Recommended and Additional Potentially Appropriate Species. i 1.. A Palo Verde tree can be used to provide a visual color accent in a landscape. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN; AMENDED??.202344-.�j 3.40 95 PLANNING COMMISSION RESOLUTION NO. 2832 E. Plant Materials Plant materials within the UNSP area shall either be native to the Sonoran Desert,or adaptive and from regions with similar and climates(such as the Mojave Desert).Characteristically,these are drought-tolerant species,though they may at times(such as at planting to give root systems a head-start, or to catalyze seasonal blooms of flowering plants)require short periods of irrigation.In certain areas,the landscape shall emulate its native desert condition by organizing native plants in organic/natural patterns and distributions.At other,more significant nodes and/or frontages, native plants shall be incorporated into more intense,formalized compositions for enhanced visual effect and to communicate entry/arrival into an urban destination.Drip irrigation + ' systems tend to be required for these more formalized applications. See Table 3.5.1 and Appendix B for a complete list of Flowering desert plants arranged georraafutrically to create a Recommended and Potentially Appropriate Species. subtle wash of color All kov w ,ids t �ti 4, Taller and more colorful native plants, such as flits Agave Geometrc patter a of cut. .isung p..a�t speces io,,r a,zes Americana,can be used to enhance larger open spaces. key landscaped areas. -4yx4_ Seasonally flowering bushes—such as the Ocotillo— More informal patches of cacti helps relate to the true provide accents of color and texture along the corridor. character of the desert landscape. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??,2023 Q41 W 4' ;1 ( 3-41 96 PLANNING COMMISSION RESOLUTION NO. 2832 F. Specific Landscape Standards by Street and Place Type ,_ •5 i '1 The following are landscape standards for specific , thoroughfares in the UNSP area.Refer to the Street Tree Plan(Figure 3.5.1)for street locations and a list(Table 3.5.1)of recommended and permitted trees. 1. Balanced Arterials and Park Drives Balanced Arterials within the UNSP area include the - existing thoroughfares of Frank Sinatra Drive and Portola Avenue.As the primary edges to the UNSP,a continuous double-row of tali Palms shall be the , ---`? featured tree.Additional shade/canopy trees and Palo Verde trees; when in bloom,provide colorhil accents complementary landscaping shall create an iconic along arterial streets. and inviting green edge that serves as a gateway into the UNSP area and performs as a buffer for the I UNSP and adjacent residents. l t In addition,a meandering Park Drive is proposed to parallel the Balanced Arterials along the inside edge of the UNSP site.This Park Drive will further enhance the natural buffer and create a continuous open space along the Arterials. a. Existing Street Trees.At present,there are no street trees along the UNSP edge on Frank Sinatra Drive and Portola Avenue.Various types of street trees(i.e.Mesquite, Pepper and Live Oaks)are present within the medians and along the street edges opposite of the UNSP site. Future street trees shall complement these Trees,palms,succulents, and small shrubs may be existing trees. planted in conjunction on certain drives. b. Primary Street Tree(s).Tall Palms(i.e.California or Mexican Fan Palms) Location:A consistent row of palms shall line the street-side edge of Frank Sinatra Drive and Portola Avenue. c. Median Tree(s).A mix of large shade?canopy trees(i.e. Mexican Sycamores,California Pepper, Camphor) Location:These trees shall be interspersed, r arranged naturally along the Park Drive to enhance the new open space. d. Median e round cover/ lants:Small to large 9 P 9 succulents.agave varietals.cacti and drought tolerant(lower and shrubs. Pepper trees, as they male: develop itiiu large,hull street trees with plenty of shade. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED?? 202304,A7, i 342 97 PLANNING COMMISSION RESOLUTION NO. 2832 2. Enhanced Arterials and Connectors Enhanced Arterials and Connectors are pre-existing streets with up to 4 lanes of traffic.These streets travel directly through the UNSP site and will collect the majority of vehicular and bicycle traffic traveling , between the neighborhood center and residential neighborhoods.As such these streets are prioritized for having large shade/canopy trees along the edges with accent and additional shade trees within the medians. a. Existing Street Trees.Currently;there are young street trees planted in somewhat regular intervals (approximately every 60 feet)along the majority of street edges.Species include various Mesquite, Pepper and Southern Live Oaks trees. Adjacent future development phases shall select complementary trees. " N iM b. Primary Street Tree(s).Large shade/canopy t [' •• trees(i.e.Camphor, Mexican Sycamores. t Chinese Evergreen/El-i She Oak.etc.) Location:New trees shall be planted closer together to reduce the distance between trees i to approximately 30 feet when possible. JV pP Y � i c. Median Tree(s).Various Vertical and Color Accent Trees(i.e.California and Mexican Fan Palms. Palo Brea,etc.) Location:Located in medians and located Palms located in a median create an iconic gateway. naturally along street edge,where appropriate. d. Median ground cover.Small to large succulents. agave varietals cacti and drought tolerant flower and shrubs. �8 Larnphor trees ai regcia uae:v is pioviue 6r,ade and a unique character. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED )?,2023 98 PLANNING COMMISSION RESOLUTION NO. 2832 3. Framework Streets and Open Spacesl6., _,. f Framework Streets will carry most of the pedestrian, f A" bi-cycle and vehicular traffic travel to and through the UNSP Town Center.As Framework Streets cross the w site,they will travel through commercial,residential and open space areas-as such,selected tree s species will have to transition in order to complement the block size,uses and intensity of the neighborhood zone. t In the Town Center,vertical accent trees(i.e California, Mexican and Date Palms)shall be used to line the main streets.Their verticality will allow visitors sw to clearly see across the street and shopfronts.The Town Center shall also be complemented with a consistent row of smaller street trees that provide some measure of shading and bolster a pedestrian- Trees along framework streets and in the Town Center oriented environment. will provide shade and visibility when possible. Along blocks with primarily residential uses,larger canopy trees(i.e.Honey Locusts,Chinese Pistache, Chinese Evergreen/Elm,etc.)shall be used to foster privacy and a buffer between the street and residential buildings. Where Open Spaces occur,smaller street trees at regular intervals shall allow views into the public open space or green,and complement the larger shadelcanopy,vertical and color accent trees within the green. a. Existing Street Trees.None. b. Primary Street Tree(s). Town Center-California,Mexican,Date Palms Palms may be employed in the Town Center area to help Primarily Residential-Honey Locusts, shopfront visibility. Chinese Pistache,Chinese Evergreen/Elm Open Space Edges-Palo Verde,Palo Brea, etc.(Street trees that allow view into open space) c. Median Tree(s).Palo Verde, Palo Brea,Chinese Tallow ' Location:Smaller street trees shall always ' occur at regular intervals and support larger 7 # Ir trees in the Town Center and Residential areas. ��_ d. Median ground cover.Small to medium 4 succulents,agave varietals,flowering shrubs �. Sharp cacti shall not be used in this area as there Regularly spaced street trees in planters are many pedestrians. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED?? 2023 f7 3-44 99 PLANNING COMMISSION RESOLUTION NO. 2832 4. Neighborhood Streets and Greens Neighborhood Streets and streets lining Greens represent the most common street type in the UNSP � They have significantly less vehicular traffic,slow x Yti; travel speeds,and will be frequented with pedestrian, bicycle and other forms of active transportation on a regular basis. Street trees along these routes shall be planted in regular intervals to create a consistent buffer between residential areas and the street.Street trees shall prioritize shade for pedestrians and be tali enough to allow individuals to clearly see across the street Shade/canopy trees shall also be selected to complement street lighting a. Existing Street Trees None Chinese Pistache trees provide color accents along neighborhood.etreets b. Primary Street Tree(s).Chinese Pistache.. Southern Live Oak,California Pepper, Tipu 1 Tree/Rosewood,Chinese Evergreen/Elm Location:Shade/canopy trees shall occur at "' 40 regular intervals along both sides of neighborhood streets and edges of greens. t c. Median Tree(s) Palo Verde.Palo Brea,Holly Oak Location:Color accent trees may be place sporadically to create variety and enhance the primary street trees + d. Median ground cover. Small to medium succulents,agave varietals,flowering shrubs. Sharp cacti shall not be used in this area as there - are many pedestrians. Regularly spaced trees around a neighborhooa cc-irt Ilk Medians in Neighborhood Streets will often combine trees,such as Palo Brea,with succulent groundcover. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.2 22341-� 3-45 100 PLANNING COMMISSION RESOLUTION NO. 2832 5. Parking Areas Trees and landscape features within Parking Areas serve 3 primary functions: • Provide a degree of shading for pedestrians who are using the parking the lot; • Identify and allow clear views of the parking area: and. • Extend and enhance other street tree patterns present. .X Parking area trees do not necessarily have to match the street tree type on a given block,and they shall be primarily taller trees that provide some measure of shading. a. Existing Trees.None. b. Primary Tree(s).Southern Live Oak.California Shae%anopy trees can provide shade to pedestrians; Pepper,etc. permeable pavers can assist water filtration and Location: Final location will be determined by reclamation. future street tree patterns and parking locations.Within parking lots,shade/canopy trees shall be planted approximately every 9 parking spaces. c. Median ground cover.To the extent feasible, surface parking areas must be constructed of pervious paving material to achieve filtration and partial storage during storm cycles.Pervious interlocking paving,such as SF-Rama,pervious concrete and modular grass and gravel paving are acceptable. If modular grass and gravel systems are employed,they must use pervious crushed rock base rather than Class II road base to allow infiltration.Surface overflow must drain to A grid of solar panels with fabric shades over a parking lot biofiltration trenches through curb cuts. rr row i„ w w , Trellises,trees and greenery ai ——� to parking drop-off areas are pre,--- . < parking areas. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN) AMENDED??.2023 84.87.17 1 3-46 101 PLANNING COMMISSION RESOLUTION NO. 2832 3.6 Public Open Space Standards A. Intent r 4 i Public open spaces are publicly-accessible areas such as parks, plazas and green spaces that establish shared centers for gathering,recreation and the opportunity to weave the natural environment into a given community. Through the strategic placement of open spaces,the UNSP will achieve the following: • Support quality of life and healthy lifestyles through the promotion of active and passive recreation; • Increase public safety and visibility throughout the community by encouraging"eyes on the street"; Parks can provide active and passive recreation,and a • Support the preservation and restoration of natural chance to preserve or recreate natural environments. habitats that complement the built environment; • Enhance the appearance and economic value of residential and non-residential uses such as dining, shopping and other commercial activity:and, • Foster a unique community identity and cohesive sense of place throughout the UNSP. Open spaces are integral to the success of Palm Desert's UNSP. Located in areas that are easily accessible,open spaces will create an interconnected network through the UNSP and to adjacent neighborhoods.Some of the , functional features and design qualities all open spaces should provide include: .;i • Adequate lighting and visibility from the street to encourage usage throughout the day and evening; A park and plaza creates a central focal point in a • A full range of outdoor experiences for people of all community. ages and abilities; • Pedestrian and bicycle access and facilities including paths./trails,street furniture,pavilions,bike racks: • Landmarks,monuments and cultural areas of t interest to enhance civic life,community identity and r•: ' +*;, pride: • Integrated stormwater drainage and retention y through the use of drought-tolerant plants and trees. groundcover and materials that actively contribute to water recapture,reuse and overall water l �� management.See Section 5.7 Storm Drainage j+{ and Grading. • Adjacent on-street parking should encourage people to get out of their cars and opt for passive and active recreation in Open Spaces. Open spares should create attractive and comfortable gathering and event spaces within a community CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN; AMENDED??.202364-$7-117 347 102 PLANNING COMMISSION RESOLUTION NO. 2832 FIG. 3.18 CONCEPTUAL OPEN SPACE NETWORK Neighborhood Sub-Area I= Main Square a Plazas Parks ✓ Attached Greens Greenway/Edge Drive Notes- ' Open Spaces shown are directly integrat- ed with the UNSP's Stormwater Retention and Drainage Network-see Section S.7. y, Additional design principles are provided for the University Mali in Appendix 8.1.C, for conceptual reference only. { „ 3 -7 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023 04 Q7 47 3-43 103 PLANNING COMMISSION RESOLUTION NO. 2832 B. Parks ' 1. Description Parks are the largest open spaces in the UNSP,ranging in size from 112 to 4 acres.and available for unstructured w i • ` recreation.A Park may be spatially defined by P, *° �` 0 i landscaping rather than building Frontages,and its landscaping should consist of drought tolerant softscape, lawn and trees,naturalistically composed.The"Rule of 10"developed by the Project for Public Spaces is a recommended guideline for park design,providing at least , 10 types of activities,from active to passive,for children and adults of all ages. t_ - 2. Context and Connectivity The UNSP's central Neighborhood Park(shown. ±2.4 acres)will include pedestrian connections to sun-ounding All parks should be scaled and designed according to the blocks. scale and uses of their surrounding context.Parks are to be centrally-located(as shown on the right)and will provide both active and passive open space,event venues and recreational fields for both residents and Ara visitors.All parks should offer abundant on street parking on the perimeter streets that can be used by residents, , visitors,shoppers and diners who may also frequent the s, park. ; ,.*.r!:„ , *o 6 I;.- 3. Function and Design Opportunities t Parks in the UNSP should offer a full range of outdoor experiences for people of all ages and abilities. Park facilities may include passive open greens,recreational. fields,pools,plazas,squares,amphitheaters,other �> z , programming or event spaces,or simply pedestrian and Conceptual Central Park with surrounding context bike pathways. n*tuo.r.. In addition to their uses and built features,parks in the y UNSP will provide critical solar cooling and ecological preservation and restoration through the integration of s t drought-tolerant trees,plants and hardscapes that facilitate on-site water recapture and recycling. 4. Landscaping a. Trees and plants shall be arranged naturalistically and provide shade on the edges of the parks and on the open greens.See Appendix B for Landscape Guidelines. ^^ b. Handscape shall generally be kept minimal with paved trails providing convenient connections and circulations through the park space. Parks should support a variety of uses and facilities from c. Unnecessarily complicated and distracting paving open greens to playgrounds and other built structures. patterns are discouraged. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN! AMENDED??,2023 01 07 47 1 3-49 104 PLANNING COMMISSION RESOLUTION NO. 2832 d, Landscaping and hardscaping should be porous and facilitate water recapture through the use of bioswales and other green infrastructure. 5. Important Details and Elements. , a. Visibility.All parks must be visible and easily ► accessible from the street and adjacent blocks. "I Pedestrians and motorists alike must be able see clearly through the space. -� - _ 4 b. Frontages and Adjacencies.Parks should have pedestrian-oriented frontages on all sides,with on-street parking provided wherever possible. Frontages will include clear entrances and facilities for both pedestrians and bicyclists. Whenever possible,parks should connect to the spaces wif and landscape may recreate terrain and spaces��llhr park th complement natural fom7s. larger pedestrian network. c. Shading and Lighting.Adequate shading from trees,landscape elements and shade structures is vital to encourage comfortable gathering ., spaces, recreational areas and circulation through the park. d. Structures and Improvements.Parks may have a range of buildings and structures such as pavilions and event venues,amphitheaters. stages,dining areas,water features and other programming-related structures.All installations must enhance the gathering space,open spaces, ` and not obstruct views or pedestrian connections. Drought-tolerant plants and landscaping should use a variety of colors within all public open spaces. M ,w Palm Da �tiy :r=:wr f -rn st: cvides a Open spaces provide fainily and child-friendly facilities "��' such as playgrounds. number of gathering spaces fora range of passive and active uses. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PL4NI AMENDED??.2023 04 07 47 1 3-50 105 PLANNING COMMISSION RESOLUTION NO. 2832 C. Plazas and Squares 1. Description Plazas and squares are available for civic purposes and , J commercial activities,spatially defined by building wE f frontages,and located at the intersection of important _ streets.Plazas should be between 1/2 and 2 acres in size, _. with a landscape consisting primarily of pavement,shaded • r by trees and/or open shade structures.Squares should be f� between 1/2 and 3 acres in size,with a landscape consisting of paths,drought tolerant softscape,limited lawns areas,and significant tree canopy and other shade structures. a1= The Central Square be located at the heart of the Neighbor- hood Center(NC)zone;smaller plazas may be integrated into the NC and Neighborhood Medium(NM)zones. 2. Context and Connectivity The UNSP locates a Central Square and Plaza north of Conceptual Central Square design for UNSP{±1 5 ac as Frank Sinatra Drive,between Portola Avenue and Cook shown! Street. At this location,the Central Square and Plaza will serve as a primary gateway into the Neighborhood Center. Upon arrival,two major entrances from Frank Sinatra Drive will border the Central Square and provide on-street parking along both sides-the two streets converge on the north '- side of the Square forming a smaller Plaza with views down �`M the district's primary commercial boulevard.Additional col is lector streets will also connect to the Square and Plaza from all directions.No vehicular access will be permitted through the Square or Plaza,but adequate on-street parking will be supported by continental crosswalks,bicycle `g lanes and other pedestrian facilities with convenient and 1` • :' unrestricted movement through the square. y r` _ b 3. Function and Opportunities ; The Central Square's principle function is to serve as a Old Town Plaza Aerial View,Albuquerque,NM gathering spaces and support civic and commercial activities such as farmer's markets,music concerts and art fairs.The square's'design must serve all ages and abilities as it pro-vides safe and convenient pedestrian connections through the site as well as 360-degree vistas of the surrounding building frontages and key locations.Traffic- calming features such as crosswalks,pedestrian-oriented intersections,and landscaped buffers may be implemented to enhance the pedestrian experience around the square. A second function of the Square is to support flexible allocation and closure of the space. In turn,future ordinances and policies must allow for flexible and creative use of the space. Old Town Plaza and Bandstand,Albuquerque.NM i CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED??.2023 106 PLANNING COMMISSION RESOLUTION NO. 2832 Successful design,implementation and function of squares and plazas is critical to the success of the UNSP. Not only do they serve as gateways and gathering spaces,but they also enhance economic development,aesthetics and walkability of the community. 4. Landscape The Central Square and Plaza must achieve the following: a. Provide a balance of drought-tolerant trees,plants and groundcover that provide significant shade and interconnected spaces for convenient movement through the space.See Appendix B, Mwrniun��ar+.�++�• Landscape Guidelines. b. Plazas may have variations in levels,structures and hedges to create smaller"rooms"within the Monuments may be used to create formal or historic plaza. gathering spaces within a neighborhood or city. c. The introduction of terrain variation should provide a sense of physical movement across the square as well as support water drainage and reclamation ' pattems. d. Furnishings such as benches,chairs,tables and drinking fountains are required. 5. Design Details and Elements a. Size.As shown,the Town Center Square provides ±1.5 acres of open space-final designs may vary. In general,plazas may range from 112 to 2 acres; squares may range from 1i2 to 3 acres. b. Visibility.The Central Square must be visible from all sides.Pedestrians and motorists alike must be able see through the space to the Plazas create essential gathering spaces that support opposite side. local commercial and retail uses c. Frontages and Adjacencies.The Square should have street frontage on all sides;while Plazas may i be have street on at least 2 sides.Proper scaling I and orientation of the Square and Plaza and its relation to the surrounding streets and buildings are critical. d. Shading and Lighting.Given the Square and Plaza's size and largely hardscaped surface, adequate shading from shade trees,landscape elements and structures is critical. e. Structures and Improvements.Squares and Plazas provide iconic locations for pavilions, kiosks,bandstands,public art,water features and monuments,All installations must enhance the gathering space,open spaces and not obstruct views and pedestrian connections. Sundance square,Fort Worth, TX CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023 —1 3-52 107 PLANNING COMMISSION RESOLUTION NO. 2832 D. Greens, Attached &Unattached 4 1. Description " ' 9 `J.L Greens are smaller open spaces within a neighborhood, spatially defined by building frontages and accommodating passive recreation and children's play. Greens typically range in size from 1 f4 acre to 112 acre, _ with a landscape of drought tolerant softscape,limited lawn areas,and shade trees or small shade structures. - While greens may include playgrounds,they are primarily 1 intended as informal spaces with no dedicated recreational use. I 2. Context and Connectivity , Greens are typically located within or at the end Conceptual attached green residential blocks.Connectivity may be designed in two different forms: a. Attached Greens There is no vehicular right-of" way between the Green and adjacent residential lots:and. b. Unattached Greens-A vehicular right-of-way or alley separates the Green from residential lots. ,f Both types of Greens are essential for extended open - space and pedestrian connectivity throughout the LINSP. 3. Function and Design Opportunities t' Greens may be designed in a number of shapes and . linear configurations,but their main objective is to provide an open space with a reasonable walking distance for local residents. Conceptual detached green b fC Greens may accommodate a range of uses from active Typical detached green within a singe-family neighborhood playgrounds and recreational fields to passive spaces. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN] AMENDED??.2023 01 9;t 47 1 3-53 108 PLANNING COMMISSION RESOLUTION NO. 2832 4, Landscape Landscape consists generally of unobstructed lawn, planting beds,trees andlor areas of drought tolerant landscape according to the following guidelines: a. Trees shall be arranged naturalistically and provide shade on the Green.See Appendix B for Landscape Guidelines, b. Hardscape shall generally be kept minimal and only in support of providing access with sidewalks and peripheral connections. c. Unnecessarily complicated and distracting paving patterns are discouraged. 5. Design Details and Elements Typical green with direct housing frontage a. Size,1,14 acre to 112 acre, b. Visibility,Visibility from one side of the Green to the other is required(hedges and walls should not exceed 36 inches in height;. c. Frontages and Adjacencies Greens shall front at least 2 streets,Adjacent buildings shall front the plaza with windows,doors,and appropriate frontage types. d. Shading and Lighting.Given the climate and context of Palm Desert,drought-tolerant trees will provide the majority of the shading.Shade structures are permitted but should be kept to a minimum to allow for greater natural open space. e. Structures and Improvements.The following Greeo integrated within a neighborhood town center buildings and improvements are suggested within Greens: • Pergolas,picnic shelters,flexible gathering and event spaces and small public.restrooms. • Benches,chairs,tables(movable recommended)bike racks,playground equipment,and athletic courts. • Recreational fields and as appropriate for a given neighborhood setting. Typical neighborhood green separated by neighborhood residential drive CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.2023 04 07 4Z 1 3-54 109 PLANNING COMMISSION RESOLUTION NO. 2832 E. Greenways 1. Description A Greenway is a linear open space along the edge of or passing through a neighborhood.Its landscape shall �{ , consist of paths and trails,dry creeks.tree clusters and Q�`1 open shelters,all naturalistically disposed.A Greenway . may be defined by building frontages and may abut aS" 4� major street or other urban corridor.A Greenway may - incorporate shade structures or playgrounds,but is primarily intended for informal recreation. 2. Context and Connectivity Within the UNSP,a major Greenway will extend west from the Central Square and Neighborhood Center along Frank Sinatra Drive.The Greenway continues to the southwest comer of the site and turns north along Portola Avenue, providing passive recreation and connectivity on the edge ,� r i of the UNSP.Connections to the Greenway will also be extended off the site to allow access to pedestrians and users beyond the specific plan area. Other Greenways in the UNSP.including Colleae Drive where the City has already provided improvements suchYl(` y as curb.gutter and sidewalks,can be modified to fit within -f • t these existing improvements, ,may 3. Function and Design Opportunities f. The UNSP Greenway will serve 3 major functions: a. It will provide a degree of conservation and Conceptual greenway habitat restoration through the introduction of native and non-native drought-tolerant trees, JI us� plants and groundcover. b. The Greenway will serve a number of recreational uses including paths for jogging,walking and biking that meander through the greenway. C. In addition to the environmental and recreational r benefits,the Greenway will create a natural buffer between new and existing development along the comer of Sinatra Drive and Portola Avenue. d. Rear alleys are required for homes with Greenway frontage. d. Landscape Greenway landscape consists generally of unobstructed Gieenwrays alongside single-family homes neighborhood lawns,planting beds,trees andior areas of drought streets tolerant landscape according to the following guidelines: CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2623 110 PLANNING COMMISSION RESOLUTION NO. 2832 a. Trees shall be arranged naturalistically and provide shade to flails that pass through the Greenway. b. Additional trees and landscaping should strengthen the visual buffer between the Greenway and Flank Sinatra Drive and Portola Avenue.See Section 3.5 for Street Landscape Standards. c. Hardscape shall generally be kept minimal and a �,.. only in support of providing access with sidewalks - and peripheral connections. d. Unnecessarily complicated and distracting paving patterns are discouraged. 5. Design Details and Elements Typical greenway with a central pedestrian/bike path and lined with greens a. Size.Greenways are defined by spanning several consecutive blocks and may vary from approximately 40-ato 100 feet wide.Final size and configuration may vary,but it is recommended that the width varies throughout the Greenways to create a sense of natural movement.In areas where existing im2My�ts occur.the Greenway can be the landscaged 'parkway. b. Visibility.Greenway entrances must be clearly marked on all sides of the Greenway.Intermittent visibility and pedestrian and bicycle entrances should be provided on all sides of the Greenway c Frontages and Adjacencies. The Greenway will cross over multiple public streets and frontages Greenways maybe designed up to 100-feet wide as appropriate. and should have adequate crosswalks,signage and other traffic-calming features at those locations.Private homes and buildings may also open directly onto the Greenway. d. Shading and Lighting. Trees and planters should provide sufficient shading during all times of day to allow for comfortable pedestrian and bike circulation through the Greenway.Adequate lighting is also necessary to encourage safe usage of the Greenway in the evening. e Structures and Improvements.Small rest areas, pedestrian amenities(benches,picnic tables,drinking fountains,etc.),bike racks and playground equipment may be located at appropriate intervals. Greenways should lead to and connect neighborhoods greens and parks together. I CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.202304 Q7 47. 1 3.56 111 PLANNING COMMISSION RESOLUTION NO. 2832 F. Pocket Parks 1. Description Pocket Parks are defined as small open spaces tucked —1 into blocks at the scale of lots(up to 114 acre,approx.). They are usually designed equipped for the recreation of children,generally fenced and may include an open shelter.Pock-et parks by alternatively be designed primarily for quiet,passive recreation,and in all cases they are intended to be interspersed within residential areas. I, 2. Context and Connectivity Pocket Parks may be located anywhere within a block; however,they should be strategically placed and sized in Conceptual comer Pocket Paik order to contribute to the larger network of open spaces Fill within the community.Pocket parks may be ideal on small neighborhood blocks adjacent to blocks that have larger open spaces. i 3. Function and Opportunities Pocket Parks will primarily serve the residents located immediately on the same block.However,a Pocket Park's lo-cation on the block and its visibility to the street may allow it to serve those beyond the block. Pocket parks may also serve as gateways or iconic markers for smaller neighborhood sub-areas.They have - the ability to generate value for a given community or block and the ability to foster a sense of safety and visibility for the immediate community. Pocket Parks may be used to connect the larger public 4. Landscape realm and open space network. Guidelines for landscape features and conditions are listed as follows: a. Groundcover may range from predominately greens,to hardscape,or a balance of both, However,paved paths and hardscape features should be integrated to encourage pedestrian movement through the park. b. Unobstructed lawn,planting beds,hardscape, and or drought tolerant landscape are recommended.See Appendix B for Landscape v =� Guidelines. c. Trees arranged either naturalistically or formally - } and shall be of sufficient scale for their particular context. A pocket park with adjacency to single-family homes CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AMENDED??.2023 04 977; 3-57 112 PLANNING COMMISSION RESOLUTION NO. 2832 d. Unnecessarily complicated and distracting paving patterns are discouraged. 5. Design Details and Elements `a a. Size.0.1 acre to 1/4 acre,in general. b. Visibility.Visibilityfrom one side of the Pocket Park to the other is required(hedges shall not exceed 36 inches in height). c. Frontages and Adjacencies. Pocket Parks shall front at least one public street when located mid- block,or two public streets on the comer of a block. d. Shading and Lighting.Shading should be provided mostly from natural and drought-tolerant Pocket park providing passive open space and pedestrian trees and plants to create a more natural setting. rcurfe Shade structures may be allowed but should be limited in use and appropriately scaled. ' e. Structures and Improvements. Built structures may include by are not limited to pergolas, trellises,small monuments,water features,and pedestrian amenities(benches,tables.drinking fountains,etc.),bike racks,playground equipment and informal athletic courts that provide a focus to the Pocket Park. Neighborhood serving recreation facilities are ideal for Pocket Parks. -W A n77 Ts rs� r Pavers and simple hardsrapes may be used to create temporary pocket parks if further development is planned for future phase. A pocket park with a small plaza CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??,202394 07 47- 113 PLANNING COMMISSION RESOLUTION NO. 2832 G. Rosewalks 1. Description ] 1 / The Rosewalk is a pedestrian"street"defined by building !1/ -` frontages and providing the primary pedestrian access to those buildings.The Rosewalk layout may be formal with a central focal point and seating are,or may be more naturalistically designed.Simple softscape or lawn areas 4 accommodate a variety of passive and active recreational opportunities for residents and visitors. 2. Context and Connectivity Within the UNSP,Rosewalks are not required,but they present builders and developers with the opportunity to improve pedestrian connectivity and safety and reduce ~ the need for vehicular right-of-ways if sufficient circulation is present Conceptual rose walk with single family home frontage When possible, Rosewalks should lead or connect to other community open spaces. 3. Function and Design Opportunities #► Because of their size,Rosewalks have the ability to create new greens and open spaces within a block that may be 4.1� large enough to accommodate a small playground,small a structures,community gardens or other community uses. a Ideal for adjacent blocks that have alley-accessed homes, 411 6, the Rosewalk is introduced between the 2 blocks instead A of a vehicular street,potentially adding value to the homes qr 0• with frontages on the Rosewalk. 0 0 4. Landscape Conceptual rose walk placement with neighborhood blocks a. Rosewalks should be designed as small attached Greens.Drought-tolerant trees,plants and groundcover can be composed to create more of a natural-looking open space. , b. Landscaping should allow for users to move through the Rosewalk unobstructed,with sidewalks linking building frontages to the major right-of-ways. Houses fronting nosewalk along an asymmetrical bloci< CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023A444 1 3-59 114 PLANNING COMMISSION RESOLUTION NO. 2832 5. Design Details and Elements „ a. Size.Rosewalks should range in width from approximately 16-40 feet wide and should not be Y more than 300 feet long.See Table 3.1 Subdivision and Block Standards. 1 b. Visibility.The Rosewalk should be visible from the from rims street but its design features pr imary 9 must offer a fair amount of privacy and screening 9 from the road to clearly define the pedestrian-only space. c. Frontages and Adjacencies.Residential and non-residential buildings may open directly onto the Rosewalk with the integration of stoops, patios,dooryards and similar approved frontages. See Chapter 5.5 Private Frontage Types. A small , ��,ates mid-block connection. d. Shading and Lighting. Rosewalks must be appropriately placed and scaled to allow significant daylight and shading to enter the space. Especially in commercial areas,a balance of shading and lighting is vital to improving economic activity. e. Structures and Improvements.Small side courts,rest areas and pedestrian amenities (benches,picnic tables,etc.),may be located in the Rosewalk. <=-. ^"3 Rosewalk with integrated green and paved court j� 4 Sample rosewalk with open large open green on Trellises,pergolas and other shade structures may be asymmetrical block incorporated into rosewalks,but should not obstruct views. I CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED??.2 223 n" no +� 3-60 115 PLANNING COMMISSION RESOLUTION NO. 2832 H. Paseos 1. Description Paseos are narrow pedestrian ways that provide beautiful _ mid-block connections-they are especially useful in Y blocks with large perimeters. In neighborhood contexts paseos should be planted with shrubs or groundcover and shaded with trees along a walkway,and in the neighborhood centers may be primarily hardscaped. Context and Connectivity Paseos made be found in any zone and can accommodate residential,commercial and other non- residential frontages.While there are no required Concel7tual mid blork paseo locations for Paseos,they present developers with the fy,� > opportunity to improve pedestrian connectivity and safety and to reduce the need for vehicular right-of-ways,if sufficient vehicular circulation is already achieved, according to the UNSP. When possible,Paseos should lead or connect to other open spaces. • * $. ,,,ps> e 2. Function and Design Opportunities } ' O_ In residential areas,Paseos create open spaces that r t E � support passive recreational activities as well as h convenient connections to the rest of the neighborhood.In commercial areas,Paseos can provide additional locations for store frontages,patios and outside dining, informal open spares and mini-plazas between buildings. When possible,paseos should connect target-parks and open spaces within a neighborhood. 3. Landscape Paseos are hardscaped pedestrian ways,and they may ; =: have the following landscape features: • Trees may be arranged at varying intervals along the side or in the middle of the Paseo to accommodate pedestrian furniture and seating areas Variability • in tree species,size and spacing is recommended to create a more natural-looking space.See recommended trees and plant species in Appendix B Landscape Guidelines. • Landscaping should allow for pedestrians to meander through the Paseo side-to-side,especially in paseos lined with commercial frontages,but a Wide paseos with significant landscaping create a natural defined route should encourage movement through and private environment between multi-family buildings. the space. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN] AMENDED??.202384,8444= 3-61 116 PLANNING COMMISSION RESOLUTION NO. 2832 4. Design Details and Elements a. Size. Paseos should range in width from approximately 10-15 feet wide and should not be more than 300 feet long.Please see Table 3.1 Subdivision and Block Standards for recommended Paseo lengths and widths within zones. b. Visibility.All buildings on Paseos should be scaled to clearly encourage pedestrian movement.Paseo entrances should be place directly on major right-of-ways,but landscape buffers must clearly restrict vehicular access. c. Frontages and Adjacencies.Residential and non-residential buildings may open directly onto Sample paseo within a Neighborhood MediurnlCenter zone the Paseo with the integration of stoops,patios and similar frontages.See Section 3.4 for Public a Frontage Standards. d. Shading and Lighting.Paseos must be appropriately placed and scaled to allow significant daylight and shading to enter he space.Especially in commercial areas,a balance of shading and lighting is vital to improving economic activity. R _ e. Structures and Improvements.Small side courts,rest areas and pedestrian amenities (benches,picnic tables,etc.)may be located in the Paseo. A Paseo can create active pedestrian environments in the commercial and dining districts of the Neighborhood Center. t ,I Paseo with frontages,aivng routs-fanny aparYntent and Trellises and pergolas may be used to extend shra,J, condo buildings. structures along the length of a PaSeO. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??�2023 44--B + r 117 PLANNING COMMISSION RESOLUTION NO. 2832 4. 0 Development standards w v 1 The zoning and development standards in this chapter have been crafted to Section Page ensure that the envisioned neighborhood design character is systematically implemented through the development of multiple phases by multiple builders 4.1 Purpose and Applicability 4-3 and developers over time.These standards balance the need for predictable neighborhood patterns and place-making outcomes with the need for flexibility of 4.2 Regulating Plan&Zones 4-4 the types,scales and intensities of housing and mixed-use development to meet A. Neighborhood Low 4-8 shifting market conditions and buyer preferences. B. Neighborhood Medium 4-8 These development standards have been integrated with the public realm design standards of Chapter 3 to ensure vaned and harmonious streetscapes and C.Neighborhood Center 4-10 frontages,to define those public spaces through the systematic placement and scale of buildings,and to encourage and enable to provision of neighborhood- D.Open Space 4-12 serving non-residential uses within a comfortable walking distance of as many 4.3 Allowed Land Uses 4-14 residents as can be supported by market conditions over time. 4.4 Development Standards 4-16 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN) AMENDED??.2023,0"M4L� 4-1 118 PLANNING COMMISSION RESOLUTION NO. 2832 fins page is intentfonaily left blank. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.20234;4 7-4 4-2 119 PLANNING COMMISSION RESOLUTION NO. 2832 4.1 Purpose and Applicability A. Purpose These Development Standards,along with the Design Sections 3.6 and 5.6 provide guidelines for the public Guidelines in Section 5,are intended to implement the and private landscapes of the UNSP. development of Palm Desert's University Neighborhoods Throughout this section,the word"must"denotes a Specific Plan("UNSP")in a manner that successfully standard or requirement that has the force of zoning, creates neighborhoods with pedestrian-oriented streets,a while the terms"should"and"recommended"denote variety of housing types and an economically vital mixed- a guideline or recommendation. use area,and that achieves the related goals and objectives identified in Section 2 of this Specific Plan 4. Design Guidelines.Design guidelines that (Form and Character). supplement and refine the development standards are provided in Chapter 5,The guidelines are based on a The purpose of this section is to provide development series of prototypical building forms that describe the standards for project review and approval by the urban design intentions of the UNSP and will serve as Community Development Director for all buildings, a guide for review of development applications. structures and attendant site improvements proposed for 5. Precise Plan Process.In order to provide flexibility in construction within the UNSP area. These Standards, the mix of housing types and land uses to meet along with the Guidelines in Section 6,are intended to market conditions and community needs,the complement the Palm Desert Municipal Code(PDMC). Regulating Plan(Figure 4-1 on page 4-5)is conceptual and subject to refinement. B. Applicability of Development Prior to the preparation of tentative maps for each Standards and Guidelines neighborhood sub-area(Figure 2.3)or phase of development,a Precise Plan must be prepared,as described in detail in Sections 6 7 and 6.8. 1. Applicability.These Standards apply to all proposed The Precise Plan will be reviewed for substantial development,subdivisions,and land uses within the conformance with the Vision Plan and Development UNSP area,except for schools,which are reviewed potential in Chapter 2,Neighborhood Structure and and permitted by the State of California through a public Realm requirements in Chapter 3,and the special permitting and procedures process. Regulating Plan in Chapter 4.Upon a finding of 2. Relationship of the UNSP's regulations to zoning substantial conformance,the approved Precise Plan and other local ordinances.This Specific Plan will be recorded as a Regulating Plan refinement and provides the zoning for the entire UNSP area.The will not require a Specific Plan amendment. entire property is currently zoned"Planned 6. Development Intensity.The maximum allowed Residential 5(PR-5)"with a Planned Community development intensity within the UNSP area is Development(PCD)overlay.The PCD overlay identified in Table 2.1.Planned Development enables preparation of the UNSP and the application Potential,which identifies planning sub-areas and I of zoning regulations set forth in Sestien4this target development intensities for each. Section. The Community Development Director may approve 3. Standards.The development standards(Zoning transfers of intensity between sub-areas,or increases Regulations)in Sections 4.2 through 4.4 of this Specific Plan Include the Regulating Plan(zoning in intensity within asub-area in response to applications by e8-affected property owners through maps),and lists of allowed land uses(Table 4.3), the mapping and Precise Regulating Plan process, minimum setback standards(Table 4.4).and upon finding that such transfers or ir1l;i&e_qMLmeet the maximum height standards(Table 4.4)for each zone. intent of the Vision Plan in Chapter 2 and the Section 4.4 provides standards for the number, Regulating Plan on page 4-5, location and configuration of required parking facilities,and Section 3.3 provides standards for the design of public and private streets. l CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023 ^' Q7 47 ( 4-3 120 PLANNING COMMISSION RESOLUTION NO. 2832 4.2 Regulating Plan and Zones �� A. Neighborhood Low (NL) The NL Zone provides a quiet,residential neighborhood setting for 1 and 2-story housing types ranging from large to small single-family detached homes,along with a range of single-family attached and small"house-farm"multi-family housing types that are scaled and designed for compatibility with houses.An interconnected network of pedestrian-oriented streets and neighborhood greens and pocket parks provide a comfortable,walkable public realm. ■B. Neighborhood Medium (NM) IThe NL Zone provides a livelier neighborhood t setting for housing types that may includes multi- family buildings up to 3 stories as well as attached and detached single-family dwellings.Although 1 larger in scale than buildings in the NL zone,the buildings of this zone present"house-form"massing -and in some cases"block-form"massing .. { articulated in increments similar in size and scale- I to generate comfortable neighborhood streetscapes,punctuated with neighborhood greens,plazas,and paseos,as a smooth transition between Neighborhood Low and Neighborhood Center environments. ■C. Neighborhood Center (NC) The NC Zone provides a mixed-use neighborhood center environment,including neighborhood-serving I retail and restaurant uses,professional and medical gervioes.office space for small businesses,and a range of multi-family housing types,with the possibility of either rental or ownership tenancy. w _� Streetscapes emphasize wider sidewalks and convenient customer parking,and open spaces include a town square,plazas,paseos and greenways fronting Frank Sinatra Drive.Within this Zone.the Professional/Medical Overlay may be applied to specific proiect sites,as provided below. 1), Open Space (OS) he Open Space Zone provides a range of public and y� shared open spaces for community use throughout the neighborhoods and in the Neighborhood Center. Spaces range from a town square to neighborhood parks,attached greens,plazas and paseos,and greenways fronting major streets with muiti-use trails. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.2023 91 07.47 t-t 121 PLANNING COMMISSION RESOLUTION NO. 2832 4.1 REGULATING PLAN ZONES Legend Neighborhood Center(NC) Neighborhood Medium(NM) Neighborhood Low(NL) Open Space(OS) GERALD FORD OR ® Professional/Medical Overlay OW W 'W > d � O r� �L P�ffl U Q O UO CL FRANK SINATRA DR CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN]AMENDED??.2023 0 87-1 7 !, 4-5 122 PLANNING COMMISSION RESOLUTION NO. 2832 4.2A Neighborhood Low (NL) zone NL The Neighborhood Low zone consists mainly of single family houses. A. Intent and Context B. Zone Summary The intent of the Neighborhood Low Zone is to provide a The following is an overview of the requirements for the quiet,neighborhood environment,within which single de-sign and use of public spaces and private family houses and a range of attached single-family and development in the Neighborhood Low Zone.Detailed small scale multi-family housing types may be seamlessly standards and Guidelines are provided in the listed intermixed.An interconnected network of low-speed,low- Sections. volume streets forms a pattern of small and medium-sized 1.Land Use Activity blocks,seamlessly connecting blocks of the • Exclusively residential land uses per requirements Neighborhood Low zone to adjoining areas with additional of Section 4.3-but within a comfortable housing options and neighborhood services. walking/biking distance of recreational and commercial amenities. Key characteristics of the intended neighborhood pattern • Dwelling types include single family detached and for the NL Zone include: single-family attached in various configurations. • Single-family homes and multiplexes providing a • Second dwelling units may be provided on single- range of dwelling sizes and types to accommodate family lots meeting the specified requirements. a broad range of household sizes and income levels. 2.Streetscape • Lots ranging from 40 to 120 feet wide and 100 to • Most streets in this zone have angular and off-set 140 feet deep,many served by rear access lanes. alignments to slow vehicular traffic and generate a strong sense of spatial enclosure. • Semi-public front yards ranging from 15 to 25 feet in . Streets are provided with sidewalks and street trees depth,and private and semi-private yards in in continuous parkways and/or parking lane combinations of rear yards,side yards and shared planters,as described in Section 3.5. courtyards and garden courts. • Neighborhood streets with very low traffic speeds • Curbside parking is provided on both sides of and volumes within which bicyclists and pedestrians streets- can move freely,comfortably and safely. 3.Site Design and Building Massing • Shared/public open space in the form of a green. Buildings in the NL Zone are intended to project the scale park or pocket park within a comfortable walking and character of houses,some larger,some smaller, distance of each residence. some accommodating only one family and others accommodating multiple families.They all share in common the essential characteristics as described in Appendix A2. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??,2023 91 97 17 1 4.6 123 PLANNING COMMISSION RESOLUTION NO. 2832 Dooryard frontages are commonly found within the Neighborhood Low zone,and usually consist of a small wall,with or without a gate,and appropriate landscaping. • Typical frontage elements include dooryards. • Front yards are typically 15 to 25 feet deep.. porches,stoops,terraces/patios, low front yard substantially free of parked cars Parking in fences,and climate-calibrated landscape.See driveways is permitted,but spaces should be Appendix A.5 for recommended Frontage Types. configured so that vehicles do not obscure views private frontage,building facade and do not obscure • Buildings face and overlook the street with entries the overall streetscape, and windows from main living spaces of the residence • Buildings are 1 to 2 stories in height. • Individual building masses are generally about 30 6.On-Site Open Space feet in width or depth,and not more than 50 feet . Each dwelling has one or more private or semi- • Multiple masses may be composed into larger private open spaces buildings taking on the appearance of large houses These spaces may be in the form of a rear yard. • A lot may contain one mass that consists of 2 side yard,shared courtyard garden court or attached units(a duplex),or up to 5 smaller combinations of these, detached units in the form of a bungalow court. The size of such open spaces shall meet the • Site design and massing requirements are provided requirements of Appendix A.6. in Sections 4.4 and Appendix A. 7.Vehicular Access and Parking 4 VisitorlPedestrian Access • Visitor parking is provided curbside on the street. • Access from the street to each dwelling is provided . On-site parking is provided for residents,and is directly through a yard,which in turn connects screened from public view by buildings,screen directly to the sidewalk. walls.and/or landscaping. • Access to some dwellings may additionally be • On-site parking is accessed via rear access lanes. provided through shared courts or gardens. when present or via a driveway 5.Frontages • Driveways providing access from a Primary or Frontages are designed to provide a rich and varied Secondary Street may only be provided on lots neighborhood desert landscape,to support children's play meeting the width requirements of Section 4.4. and neighborly interaction,to provide a measure of privacy for the residents,and to welcome the visitor. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??,2023 0407 17 1 4-7 124 PLANNING COMMISSION RESOLUTION NO. 2832 4.2B Neighborhood Medium (NM) Zone fill? Q. 19. t he Neighborhood Medium Zone includes attached single-family housing and multi-family housing types incorporated into a context of single-family homes. A. Intent and Context B. Zone Summary The intent of the Neighborhood Medium Zone is to The following is an overview of the requirements for the provide a lively neighborhood environment;within which a design and use of public spaces and private development range of attached single-family housing and mufti-family in the Neighborhood Medium Zone. Detailed standards housing types may be seamlessly intermixed with single- and Guidelines are provided in the listed Sections. family detached types. This zone is applied to blocks and lots close to parks and shared greens,allowing the 1. Land Use Activity inclusion some attached dwelling types that lack the Predominantly residential land uses-per the private yard spaces required throughout the requirements of Section 4.3-but with the potential Neighborhood Low Zone. for live-work configurations,and within comfortable walking or bicycling distance of recreational and Key characteristics of the intended neighborhood pattern commercial amenities. for the NM Zone include: Dwelling types include single-family attached • Single-family homes, multi-plexes and snnll apartment dwellings in various configurations,as well as multi- buildings and rowhouses providing a range of dwelling family buildings and single-family detached homes. sizes and types to accommodate a broad range of Second dwelling units may be provided on single- household sizes and income levels family lots meeting the specified requirements. • Lots ranging from 22 to 120 feet wide and 80 to 140 2 Streetscape feet deep, most served by rear access lanes. • Semi-public front yards ranging from 10 to 20 feet in • Many streets in this zone have angular and off-set depth,and private and semi-prvate yards in alignments to slow vehicular traffic and to generate combinations of rear yards,side yards and shared a strong sense of spatial enclosure. courtyards,and garden courts. Streets are provided with sidewalks and street trees • Neighborhood streets with low traffic speeds and in continuous parkways and/or parking lane volumes within which bicyclists and pedestrians can planters,as described in Section 3.5. move freely,comfortably and safely. • Curbside visitor parking is provided on both sides of • Shared/public open space in the form of a green, streets. plaza park or pocket park within a comfortable walking distance of each residence. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN)AMENDED??.2023-G:t� 1 4-8 125 PLANNING COMMISSION RESOLUTION NO. 2832 x' 4 � - � Building types of any sort in the Neightxwrhood Medium Zone shouid take on the appeararuxo of a single family home from the street.but may contain multiple units,attached or detached,on the lot. 3.Site Design and Building Massing parches,stoops,terraces/patios,low front yard Most buildings in the NM Zone are intended to project the fences,and climate-calibrated landscape See scale and character of houses,as described in Appendix Appendix A.5 for recommended Private Frontage A.2, Neighborhood Housing Building Types.On selected Design Guidelines. streets and frontages as defined in Section 3.4- • Buildings face and overlook the street with ground floor shopfronts,entries and windows from main buildings may additionally take on the characteristics of living spaces of a ground floor residence. Block Form Buildings as described in Appendix A.2. • Upper floors are typically bedrooms and with • Front yards are typically 10 to 20 feet deep. beautifully composed facades.Windows from the main rooms of the office or a dwelling may overlook • Buildings are 1 to 3 stories in height. the street.in some cases with balconies. • Individual building masses-of which larger 6.On-Site Open Space buildings may include several are generally about 30 feet in width or depth,and not more than 40 feet. • Each dwelling has one or more private or semi • Site design and massing requirements are provided private open spaces. in Section 4.4. • These spaces may be in the form of a rear yard, side:yard,shared courtyard or garden court,patio, 4.Visitor/Pedestrian Access balcony,roof terrace,or combinations of these. • Access from the street to each dwelling is provided Recommended sizes of such open spaces are directly through a yard,which in turn connects found in Appendix A.6. directly to the sidewalk 7.Vehicular Access and Parking • Access to some dwellings may additionally be provided through shared courts or gardens or via Visitor parking is provided curbside on the street, lobbies,stairs and interior corridors. • On site parking is provided for residents,and is 5.Frontages screened from public view by buildings,screen Frontages are designed to provide a rich and varied walls,and/or plantings.Vehicles should not obscure neighborhood desert landscape,to support children's play private frontages or streetscape. and neighborly interaction,to provide a measure of • On site parking is accessed via rear access lanes, privacy for the residents,and to welcome the visitor when present,or via a driveway meeting the • Typical frontage elements include dooryards, requirements of Section 4.4. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.20234 1 4-9 126 PLANNING COMMISSION RESOLUTION NO. 2832 4.2 C Neighborhood Center (NC) Zone �I¢ '♦s fr i' r J Zone includes;cuycl .,,J,,n:,,,e retail.office, wd residential useS. A. Intent and Context purposes,and requires an Amendment to this Soecific Plan• The intent of the Neighborhood Center Zone is to provide a lively,16-hour, mixed-use environment,within which a Key characteristics of the intended neighborhood pattern range neighborhood-serving shops and restaurants, for the NC Zone include: offices, and multi-family and single-family attached housing types may be seamlessly intermixed:or medical . 1 to 3-story coma rcial and mixed-use buildings,2 and 3-story multiplexes and shall apartment offices and services to serve the neiahborhood and buildings,and rowha�ses providing a range of community An interconnected network of moderate- dwelling sizes and types to accommodate a range speed, moderate-volume streets forms a pattern of of household sizes and income levels. medium to large blocks,seamlessly connecting blocks of Residential k6ots ranging from 22 to 200 feet wide the adjoining neighborhood zones and 80 to 200 feet deep,all served by rear access lanes and/or shared rear parking lots Professional/Medical Overlay . Commercial shopfronts and semi-public front yards This Zone also allows the application of special standards ranging from 10 to 15 feet in depth,and private and under the ProfessionallMedical Overlay.The intent of the semi-private yards Overlay is to allow for professional and medical services Neighborhood center streets with moderate traffic which are designed to serve not only the University Park speeds and volumes. neighborhood,but the community at large.The Overlay • Sharedipublic open spaces in the form a square, allows for more traditional site layouts to provide for the plazas,paseos and/or pocket parks more intense use generated by medical uses, including medical offices,clinics and services provided in a B. Zone Summary campus-like settina.and include larger integrated f he following is an overview of the requirements for the buildings which house multiple medical services.generate high patient turnover and require more parking.Their design and use of public spaces and private development n the Neighborhood Center Zone. Detailed standards and specific needs are provided for in the development Guide-lines are provided in the listed Sections standards below only where specified. If not specified,the standards of the Neighborhood Center zone 1. Land Use Activity will apply. The Overlay can only be applied to projects A mixture of commercial and residential-per the where at least 75%of the space proposed is for medical requirements of Section 4.3-in horizontal and/or CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN)AMENDED??.2023.0*4;L.� 1 4-10 127 PLANNING COMMISSION RESOLUTION NO. 2832 vertical configurations-providing commercial amenities and unique housing options within comfortable walking or bicycling distance of adjacent neighborhood zones. • Commercial spaces include ground floor retail shopfronts,restaurants and flex spaces as well as I ground floor and upper floor offices and professional and medical services. • Dwelling types include upper floor apartments or condominiums in mixed-use buildings,multi-family buildings,and single-family attached dwellings in various configurations. 2.Streetscape • Most streets in this zone prioritize visibility of ground floor business from through streets and/or adjacent arterial streets,and providing generous amounts of on-street customer parking. Streets are provided with broad sidewalks,with street trees in sidewalk planters and/or parking lane planters • if the Professional/Medical Overlay is applied,the traditional parkway separates the street from the proiect's parking area,and buildings are set back from the street.In this case,proiects must include clear pedestrian-ways which allow safe,separate pedestrian travel from the street to the building(s) within the proiect. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023 01 0'47 128 PLANNING COMMISSION RESOLUTION NO. 2832 q- t,. �t Typical building types found in the Neighborhood Center Zone are the Mixed-Use type(left),with ground-floor retail and upper floor residential oroffrce,and the Urban Courtyard type(right),with multiple residential dwellings arranged around a court. • Curbside customer and visitor parking is provided provided via shopfronts-see Section 3.4 for on both sides of streets in parallel, angles or recommended variations perpendicular configurations, per the requirements • Access to ground floor dwellings is provided of Section 3.5. through recommended frontage types,including 3.Site Design and Building Massing dooryards and stoops. • Visitor and customer access to upper floor • Buildings with commercial ground floors are built to residences and commercial spaces is provided from the back of sidewalk,and residential ground floors the street via shared courtyards or paseos.or via a are provided with shallow front yards lobby,stair,elevator and corridor system. • Front yards, if present,are typically around 10 feet . Buildings should face and overlook the street with deep shopfronts,front doors and windows from offices or • Buildings are 1 to 3 stories in height, the main living spaces of dwellings. • Individual budding masses may be up to 100 feet in 6.On-Site Open Space width and depth,and must meet the site design and massing requirements provided in Section 4.4. • Each dwelling has access to a private or semi- private open space,a rear yard,shared courtyard, Variations to these principles can be allowed as patio,balcony,or roof terrace,meeting the provided below for the ProfessionaUMedical requirements of Appendix A.6. Overlay. 7.Vehicular Access and Parking 4.VisitorlPedestrian Access • Customer and visitor parking is provided curbside • Visitor access to each building is provided directly on the street and is shared parking lots within the from the sidewalk,via recommended Frontage blocks. Types On-site parking is provided for residents,screened from public view by buildings,screen walls,andior 5. Frontages plantings. Frontages anas♦ hould be designed to generate an active, 16-hour mixed-use environment. On-site parking is accessed via rear access lanes or driveways meeting the width and spacing • Access to ground floor commercial spaces is requirements of Section 4.4. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023$4:87—U 1 4-12 129 PLANNING COMMISSION RESOLUTION NO. 2832 4.2 D Open Space (OS) Zone s u 1 Open Spaces are the community to gather. ;�::reate,and relax.Programmed spaces such as larger parks should contain small pavilions or shaded structures. A. Intent and Context B. Zane Summary T he intent of Open Space Zone is to provide a rich mix of 1 he following is an overview of the requirements for the shared and public open spares within which residents, design and use of public and shared open spaces within customers and visitors can play,relax,shop,dine and the Plan Area enjoy one another's company. The specific location,size and design of each open space will be determined at the 1. Land Use Activity time of the preparation of a Precise Plan and Tentative . 1 he primary purpose of the Open Space Zone is to Map for each area,at which time this Open Space Zone provide beautiful,comfortable,flexible outdoor designation will be applied, spaces for recreation and social interaction by Key characteristics of the UNSP open spaces include • neighborhood residents,customers and employees Of commercial businesses,and the general public of • At least one Green,Park or Pocket Park should be Pale Desert. provided within a child's comfortable walking Certain public spaces are intended to additionally distance from each dwelling. be made available for outdoor activities related to • Open spaces should be provided for a range of adjacent businesses,such as outdoor dining,a activities,such as quiet enjoyment and relaxation, farmers'market,and other community events. active play for very young children,unstructured play for older children.recreational activities for In some cases,access to specific open spaces or adults,picnicking,outdoor dining,and special recreational facilities may be privately owned with community events. controlled access for the exclusive use of nearby • Each open space should provide multiple activity residents Such use an-angement are to be defined options..but not the full range. at the time of design and entitlement of that • Open spaces should be integrated with the street neighborhood area,and in such cases it is intended network to form a single,seamless Public Realm that other publicly available recreational open space Network and neighborhood landscape;responsive be located within a comfortable walking distance. to Palm Desert's unique climate and open to everyone. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN',AMENDED??.2023-1-6--37. 1 4.13 130 PLANNING COMMISSION RESOLUTION NO. 2832 t F , x , fY t. M Open Spaces should contain areas for activities(left)and be landscaped with local.drought-tolerant plants(right). 2. Design and Landscape 3.Access and Parking • Design guidelines for a range of Open Space Types Public open spaces should be designed for access are defined in Section 3 6,which includes and use by the full range of Palm Desert's conceptual diagrams and programmatic and design residents,from the very old to the very young and recommendations for each type.The final design for including those with disabilities. each open space will be determined as part of the • Parking needs should be met with curbside parking Landscape Master Plan approval at the time of Tentative Map approval. on adjacent streets.Off-street parking lots within parks should be avoided. • The design of each open space should be seamlessly connected to and integrated with the landscapes of adjoining streets and private frontages to achieve a unified and immersive environment. • Open space design should take into account personal and public safety throughout the day and night, providing appropriate levels of lighting and visibility from the surrounding neighborhood area. • Responsibilities for the maintenance and operation of each open space will be determined at the time of Landscape Master Plan and Tentative Map approval. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED'?'.2023 ^'�"' 4,13 131 PLANNING COMMISSION RESOLUTION NO. 2832 4.3 Allowed Land Uses Table 4.1.Land Use Matrix,identifies allowed uses and corresponding permit requirements within each zone,subject to the applicable development standards,design guideline,and all other provisions of the UNSP. Descriptions/definitions of the land uses below may be found in Appendix C Glossary-if a term is not defined in the UNSP Glossary,the term is to be defined by the Palm Desert Municipal Code(PDMC).if a word or phrase used in this Specific Plan is not defined in the Glossary or in the PDMC,the Community Development Director shall determine the correct definition,giving deference to common usage.The special use provisions column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title. Uses that are not listed are not permitted.However,the Commission may make a use determination as outlined in Section 25.72.020(Use Determinations of the PDMC). TABLE 4.1 LAND USE MATRIX Land Use Zone Special Use NIL 1A,. 'J 77 7777 OS Provisions Residential Assisted Living N C Condominium N F Dwelling,duplex P r N Dwelling,guest P P N N Dwelling,multifamily N P P N Dwelling,multi-generational P P N N Dwelling,second P P N N 25,34.030 Dwelling,single-family attached P P N N Dwelling,single-family detached P P N N Home-based business P P P N Live-work N C, P N Agriculture-Related Uses Domestic Animals P P P N Garden,private P P C' N Greenhouse,private C N N N Horticulture,private C N N N Recreation, Resources Preservation, Open Space, and Public Assembly Uses Club,private N N C1 N Day care,large family L L L N 25.10.040.F Day care,small family P P P N Institution,educational C' C C' C Institution,general N N C' C Institution,religious C C C' C Public Park P P P P Recreational facility,incidental N N N C 25.10.040.H Notes: Key: The establishment may he permitted with an administrative use P=use permitted by right permit but may be elevated to a conditional use permit at the A=use requires administrative use permit ? discretion of the Community Development Director. C=use requires approval of conditional use permit Live-work units should not be looted in areas that are primarily residential or open space in nature L use requires approval of a large family day care use permit N=use not permitted CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED?7,2023 01 07 47 4-14 132 PLANNING COMMISSION RESOLUTION NO. 2832 TABLE 4.1 LAND USE MATRIX Land Use Zone Special Use NL OS Provisions OfficeRetail, Service, and Ancillary commercial N C N d 16.040.E Art gallery N N P N Art studio N C' P N Book and card shops N N P N Bed and Breakfast N C' C' N Drugstore N N P N Financial institution N N P N Grocery Store N N C N 25.16.040F Health club N N C' N Hotel N N C' N 25.-IOD40A Liquor,beverage and food items shop N N C' N a P ;adieal.clinic N Z{ P Office,professional N N P N 25.10.040.M Personal services N N P N Restaurant N N V. C 25.1&040.1-1 ------- - ------- Retail N N P N Spa N N P N Transportation, Public service facility N N N C Utility installation N N N C Notes: Key., 1 The establishment maybe permitted with an administrative use P=use permitted by right permit but may be elevated to a conditional use permit atthe A=use requires administrative use permit discretion ofthecommunity Development Director based on: C=use requires approval of conditional use permit parking,traffic,or other impacts. L=use requires approval of a large family day care use permit N=use not permitted CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN,AMENDED??,2023 01 07 17 ,.15 133 i PLANNING COMMISSION RESOLUTION NO. 2832 4.4 Development Standards The development standards in Table 4.2(University Neighborhoods Development Standards)are applicable to all zones within the UNSP area,excluding Open Space(OS)zones-These standards are intended to assist property owners and project designers in understanding the City's minimum requirements and expectations for high-quality neighborhood development.Open Space(OS)Design Guidelines may be found in Section 3-6 Illustrated Glossary Primary Street.The street that is typically higher in the Primary and Secondary Street Setbacks The setback street hierarchy,typically carries more traffic,and where distance between the building line(s)(face of building)and the main facade of a building typically faces. the ultimate right-of-way line of the Primary and/or Secondary Street. Side Street.The street that is lower in the street hierarchy,typically carrying less traffic than the Primary Side Yard Setbacks.The setback distance between the Street, building line(s)(face of building)and the side property line(s). Primary Building The main house or building on a lot. Secondary t Outbuilding.Secondary building(s)on a lot, Rear Setbacks The setback distance between the such as a detached garage,or carriage house. building line(s)(face of building)and the rear property line or ultimate right-of-way line of an alley FIG.4.3.1 PRIMARY BUILDING SETBACKS FIG.4.3.2 SECONDARY BUILDING SETBACKS i interior lot i i t i interior lot j *+, 1 J Z I 1 r- a r 1 I� S I T Cotner lot r �" � Comer lot a rt + d t E ►' a 1� �Id v 1 y 1 B 1 I 2 1 1 I d I I I !-------------, ', a side street •.•, Side Street a Primary Street Setback ——--Property Line a Primary Street Setback --—--Property Line ----- Setback Line ------Setback Line b Side Street Setback b Side Street Setback c Side Yard Setback ®Buildabte Area c Side Yard Setback Buiidabie Area d Rear Setback d Rear Setback CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023-43-� i ++ 134 PLANNING COMMISSION RESOLUTION NO. 2832 DEVELOPMENTSTANDARDS --- — • Development Standard Zone NL _NM A. LOT SIZE Min. j Max. Min. �Max. Min. Max. 1.Lots with alley/rear access a.Width(interior lots,SF attached) 22' 35' 22' 30' 22' 30, b.Width(interior lots,SF detached) 40' 80, 35' 70' N N c.Width(interior lots,other) 50, 110, 50' 120' 40' 200' d.Width(corner lots) Varies4 Vanes4 Vanes4 Varies4 Varies4 Vanes4 e.Depth 90, 140' 80, 140' 80, 200' 2.Lots without alley/rear access a.Width(interior lots') 60' 120' 60' 160' N N b.Width(interior lots,garage back 2) 55' 120' 50' 160' N N c.Width(interior lots,paired s) 45' 120' 45' N N d.Width(corner lots°) Vanes4 Vanes4 Vanes4 Varies4 N N e.Depth 100, 140' 90, 140' N N B. BUILDING SETBACKS (as measured from property lines) PRIMARY BUILDINGS Min Max. I Min Max. Min. Max, 1.Ground-Floor Residential a.Primary Street Setback 15' 25' 10, 20' c' 10, b.Side Street Setback(corner lots) 10, 25' 10, 20' 5' 10, Sde Yard Setback 5' no max. 5' no max. 0' no max. 2.Ground-Floor Non-Residential a.Primary Street Setback N/A 5' 15' 0' 10' b.Side Street and Side Yard Setbacks N/A 10, 15, 0' 15' c.Primary Street Setback, N Q NIA Professional/Medical Overlay d.Side Street and Side Yard Setbacks. N N 0' N/A Professional/Medical Overlay 3.Rear Setbacks ----- —- --- - ------- ------ _----- - - -- -—— - a.Lots with alleyrrear access' .5' no max. 5' no max. 5' no max. b.Lots without alley/rear access 15' no max. 15, no max. N N SECONDARY/OUTBUILDINGS Mrn, Max. Min. Max. Min. Max. 4.Primary Street Setback 40'r no max' 40'i no maxi 40" no max. 5.Side Street Setback(corner lots) 10' no max. 10' no max. ?0' no max. N=Not permitted within zone. Street faang attached garages must beset back at least S fset behind the facade of the building.The Street Facing side of all secondary/outbuddmgs including detached garages must also be located behind the facade of the Primary Budding Applies to lots with detached garages at the rear of the lot accessed by narrow side-yard driveways CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023494 44t ( 4-17 135 PLANNING COMMISSION RESOLUTION NO. 2832 ' The Director may approve paired lots narrower than the otherwise required minimum,if at least one of which locates a the garage at the rear of the lot ° Corner lots should be at least 10'wider than required for comparable interior lots for the selected budding type to allow required setbacks on the side street ' The garage to garage dimension across an alley should be at least 30 feet DEVELOPMENT • Development Standard Zone NIL DEVELOPMENTC. 1. Residential intensity range' 4-8 du/acre 7-24 du/acre 20-40 du/acre' D. BUILDING 1.To save of pitched roof(max.) 2 floors/24 R. 3 floors/36 ft, 4 ftoors/.55 ft. 2.To top of parapet of flat roof(max.) 2 floors/24 ft. 3 Hoo s/40 ft, 4 floors/60 ft. 3.Pitched roof height above top of save (max.) 12 f1. 12 ft 1.5 ft 4.Ground floor above grade at building setback line(max.) 4 ft. .5"ft 6 ft. 5.Ground story height3 min.lmax.) 9712' 9'/12 16i20' BUILDINGE. • • GUIDELINES' 1.House Form Buildings(See Appendix Min. Max. Min, Max. I Min. Max. A.2) a.Primary Mass' i.Width 20' 50' 20' 50, 20' 70' ii.Depth 20' 40' 20' 40' 20' 70' b.Secondary Masses' i.Width 15' 35`' 15' 35' 15' - 506 ii.Side Wing Depth 10' 35' 10' 35' 10' 80' iii.Front Wing Depth 8' 40' 8' 40 8' 30' iv.Rear Wing Depth 10' 40' f0' 50 10' 60' C.Building Separation 10' no max. 8' nc max. 8' no Max 2.Block-Form Buildings(See Appendix Min. Max. Min. Max. Min. Max. A 2) a.Facade Modulation Increment' 16' 40' 20' 50' b.Facade Modulation Increment. '/'_� Professional/Medical Overlay 20 -20' 432.Building Width 20' 100' 20' 150' d.Buildina Width,Professional/Medical Overlav c.Building Depth l_f- r`� 25' 70' 30' 150' d.Building Separation 10' 30' 0' 80, 3.Recommended Building Types(by zone) a.House-Form Single-Family See Appendix A.2 See Appendix A.2 b.House-Form Multi-Family See Appendix A.2 See Appendix A c.Rowhouse See Appendix A.2 See Appendix A.2 See Appendix A.3-A.4 d.Block-Form Multi-Family See Appendix A.3-A.4 See Appendix A.3-A.4 e.Block-Form Mixed-Use f_J,� See Appendix A.3-A.4 See Appendix A,3-A 4 f.Block-Form Flex See Appendix A.3-A.4 See Appendix A.3-A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.202349,0;4R 1 4-18 136 PLANNING COMMISSION RESOLUTION NO. 2832 The Director may approve development intensifies up to 60 du/ac if the proposed development consists of senior housing or university housing with average dwelling unit sizes under 650 s.f and parking ratios of approximately 1 space/du,or less Planned range by Neighborhood Zone.Individual buildings may be over or under this range,but must conform to these standards and guidelines in Appendix A Ground shay height is measured Door-to-floor. The information and values in Table E are guidelines rather than standards Deviations may be granted based on architectural design merit and consistency with the design intent as described in Appendix A Secondary MassrWing widths should not exceed 65%the width of the Primary Mass. See Appendix A 1 for recommended Massing Modulation techniques Mass dimensions refer to apparent volumes defined by roof elements,not the overall plan dimension of the building. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.2023 04 07 47. 19 137 PLANNING COMMISSION RESOLUTION NO. 2832 FIG.4.3.3 BUILDING HEIGHT* Illustrated Glossary t Building Height:The vertical extent of a building and a ............ its roof measured in ft.at the front of the building or. c structure from the average elevation of the exterior """"""""""""""" finished grade to the highest point of the roof. Second Building Width:The dimension of a massing element Story (Primary Mass,Wing,or Secondary Building)as b a measured along the Front Building Line or property line of the lot. Ground e L story 1 Building Depth:The dimension of a massing ...... d element(Primary Mass,Wing,or Outbuilding)as measured generally perpendicular to the Front Parkingtevel + Building Line of the lot. - - -- - ------- - --------------- Primary Mass.The bulk and volume of that a To eave of pitched roof _-_Property Line comprises the primary,dominant massing element of a House-Form building,see Figure 4.3.4. b To parapet of flat roof ------setback Line tural Secondary Mass. The bulk and volume of that c Pitched roof height Enccroaroacchme ment comprises a secondary,smaller massing element(s) Encroachmentd Ground floor above grade of a House-Form building,either attached(building at building setback line wing)or detached e Ground story height (accessory building or detached garage),see Figure ' Unless specified otherwise,height limits do not apply to 4.3.4 and Appendix A.1. masts,belfries,chimney flues,and similar structures. Facade Modulation.Techniques of organizing the facade a large block-form building into human-scale increments.Recommended techniques include variation in building height,frontage type,and facade composition and rhythm,see Figure 4.3.5 below,and Appendix A.5 HOUSE-FORM BUILDING • •• BUILDING MASSING A44 A<<BY lit A'goo F#A** FI a Primary Mass f Facade Modulation Increment b Side Wing g Building Separation c Front Wing d Rear Wing e Garage/Accessory Building CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.2023 ,E 4-20 138 PLANNING COMMISSION RESOLUTION NO. 2832 DEVELOPMENTSTANDARDS Zone Development Standard NL N F.ALLOWED ENCROACHMENTS FOR RECOMMENDED FRONTAGE TYPES All street-facing facades must provide pedestrian access through at least 1 of the frontage types listed below.Frontage types may encroach into the public right-of-way or setback as identified below,and may be further limited by the California Building Code(CBC).See Appendix A.5 for design criteria for each frontage type. 1.Shopfront N N N 2.Arcade N N Into R.O.W.within 2 ft of curb 3.Gallery N N Into R.O.W within 2 ft. of curb 5 ft.into Primary Street, .5 ft into Primary Street, To R.O.W.line and into 4 Stoop' Side Street,and Rear Side Street,and Rear Rear Setback only setbacks only setbacks only 5. Dooryard' To R.O.W.line and into To R.O.W.line and into To R.O.W.fine and into Rear Setback only Rear Setback only Rear Setback only 5 ft.into Primary Street, 5 ft.into Primary Street, Side Street,and Rear Side Street,and Rear 6 Porch setbacks only,provided at setbacks only,provided at N/A least 5 ft,back of sidewalk least 5 ft.back of sidewalk or 10 ft,from rear lot line. or 10 ft.from rear lot line G. ALLOWED ENCROACHMENTS FOR ARCHITECTURAL ELEMENTS Architectural elements are allowed as listed below.Architectural elements may encroach into the public right-of-way or setback as identified below,and may be further limited by the California Building Code(CBC).Please refer to Sections 3.4 and Appendix A.7 for design criteria for each architectural element. 1.Awning,canopy N N into R.O.W within 2 ft.of curt 5 ft.into Primary Street, 5 ft into Primary Street, 2.Balcony2 Side Street,and Rear Side Street,and Rear 3 ft.into R.O.W setbacks only setbacks only aft into Primary Street, 3ft.into Primary Street, 3.Bay Window Side Street,and Rear Side Street,and Rear 3 ft into R.O.W° _ setbacks only - setbacks only 2 ft,into Primary Street, 2 ft,into Primary Street, 4 Cantilevered Roomz Side Street,and Rear Side Street,and Rear N setbacks only and with a setbacks only and with a maximum width of 20 ft. maximum width of 20 ft. 5.Eaves 2 ft.into all setbacks 2 ft into all setbacks 2 ft.into R.O.W.and all setbacks 6 Chimneys 2 ft.into all setbacks 2 ft into all setbacks 2 ft into setbacks only N= Not permitted within zone, CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN;AMENDED??.2023 04 07 VX 4-20 139 PLANNING COMMISSION RESOLUTION NO. 2832 DEVELOPMENTSTANDARDS Zone Development Standard NIL N Id I.Required On-Site Open Space:Each mixed use lot shall provide the quantities of Open Space indicated below, including of 1 or more of the following Usable Open Space Types:i)Court,ii)Back Yard,iii)Side Yard,and/or iv)roof deck,as allowed by each individual zone and associated with each building type.Each lot shall provide a Primary Open Space directly accessible from the main living spaces of the dwelling(s)no less than 15 feet by 20 feet.The minimum Usable Open Space°area below may be met by enlarging the Primary Open Space or by providing additional open spaces within a minimum dimension of 10 feet.Please refer to Appendix A.6 for design guidelines for each open space type. The greater of 15'x 20' The greater of 15'x 20' The greater of 15'x 20' a. Min.Usable Open Space' or 10%of or 10%of or 10%of _ Total lot Area Total Lot Area Total Lot Area 2.Design Standards Primary Primary Primary a. Front Yard Lot width Street Set- LotSet-back Street Lot width Street Set- (min.) back depth width (Width (min.) back depth (min.) (min) depth (min.) b.Court2 20 ft.min. 20 ft.min. 20 it.min 20 R.min. 20 R.min. 20 R.min. c.Rear Yard2 Per setback Lot width Per setback Lot width Per setback Lot width d.Side Yard2 Per setback Lot depth Per setback Lot depth Per setback Lot width e.Roof Deck' N N 10 ft.min. 10 ft.min. 15 R min. 15 ft,min. 3x width 3x width 3x width f.Passage,Covered 10 fr.min. max. 10 h.min. max. 10 ft.min. max. g. Passage.Uncovered 15 ft.min. 3x wtdth 15 ft.min 3x width 15,ft.min. No max. max. max. -" Not Applicable 1 Not required for non-residential buildings or for buildings with residential uses within 800 ft.walking distance of a park,green or playground Private balconies with min.dimensions of 5 ft deep by 8 ft wide may count toward the minimum Usable Open Space requirement. 2 Open Space Types that may provide the minimum Required Open Space requirement. 3 Within Neighborhood Center INC)zone only,Open Space Type may count towards minimum Required Open Space requirement. 4 Primary Street setback area may not be counted the required Usable Open Space requirement,but of required Side Street,Side Yard and Rear Yard setback areas may.In the case of Side Yard housing where portions of a neighbor's side yard are made available by permanent easement for use by the owner of the subject lot,that portion of the neighbors lot may also be counted toward the minimum Usable Open Space requirement. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN'AMENDED??, 002341-,, 21 140 PLANNING COMMISSION RESOLUTION NO. 2832 DEVELOPMENTSTANDARDS Zone Development Standard NIL 1.Parking Placement' 1.Primary Street Setback 20 ft 20 ft 20 ft. 2.Side Street Setback loft. 10 fi 5 ft. 3.Side Yard Setback 5 ft. 5 ft 5 ft. 4.Rear Setback2 a.With alley/rear access ,ft 5 fr 5 ft. b.Without alley/rear access 5 ft, 5 ft. J.Parking Requirements 1.Residential Uses a.Studio and 1 Bedroom min.2/unit inw. 1 25. min. 1.251unit b.2 Bedroom+ min.2/unit into,2/ua,? min- 1.75/unit 2,Non-Residential Uses N N 3 spaces/1,000 sq.ft.K. Allowed On-Site Vehicular Access 1.Service Alley Vehicular access shall be provided via a rear or side service alley for all lots less than 50 ft.wide,and for all multi-famdy building types. 2.Residential Driveway Types by Lot Width a.Side drive to rear garage 50 ft.min. _ 50 ft.min. 50 ft.min. b.Front drive to street-facing garage 60 ft.min. 60 ft.min. 60 ft.min. c.Circular Drive 100 ft.min. 100 ft.min. N 3.Driveway Width 10ft.max. 12 ft.max. �4,�Qft.max. N= Not permitted within zone. Key'. N=Not penmitted within zone Subterranean parking may extend to property lines. FIG. 4.3.6 PARKING PLACEMENT 25% garage or depth of-h the rear yard exceed 2 shall not be less than 'LSa.c,' i he depth of;he lot,not io exceed 25 ' May be located off-site or reduced as part of approved parking `'.. sharing agreement wrhin Neighborhood Center S�k eYarcl Setback I CHI E L-- —�ide�SbaetSttbaSk°__ � C. Side Street --- Property Line ®Area within parking allowed -------Setback Line CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.2023.04,0;44 ( 4-22 141 PLANNING COMMISSION RESOLUTION NO. 2832 TABLE 4.3 ALLOWED SIGNAGE TYPES See Appendix A.8 for Signage Design Guidelines. Zone Sign Type NIL 08 Wail Sign N P P P Window Sign N P P P Front Yard Wall Sign N P N P Projecting Sign N P P P Sidewalk Sign N P P P Roof Sign N N P N CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN]AMENDED W,2023.9474; 4-23 142 PLANNING COMMISSION RESOLUTION NO. 2832 5.0 Infrastructure e n it Public Services NO r i r! lulu Thedeveloprnent of thee University District Specific Plan area will require the Section Page improvement and the extension of existing infrastructure and public services 51 Transportation 5-2 Basic utilities. including energy.water and waste+,vater connections already exist on-site. 5.2 Shared Parking 5 Ei The California Government Code requires a specific plan to include text and 53 Water 5-10 diagrams that specify,-The proposed distribution location.and extent and intensity of major components of public and private transportation,sewage 5 4 Wastewater 5-12 +,+later.drainage;solid waste disposal,energy; and other essential facilities 5.5 Dry Utilities 5-15 proposed to be located within the area covered by the plan and needed to support the land uses described in the plan" 56 Service 3 Utility Standards for Private Lots 5-16 This section facilitates orderly development of this requirement and meets the City of Palm Desert Municipal Code by identifying the-backbone"infrastructure 57 Storm Drainage& that is existing needed to support the proposed development Grading 5-20 5 S Schools 5-22 The University Neighborhood Specific Plan encompasses approximately 400 acres:and proposes to add 2619 residential units and approximately 59 Colleges&Universities 5 23 I 244,9903§Q10 SF of office and retail uses The project boundary is bound by TTr,,9 32655 to the o Northeast.Frank Sinatra Drive to the South Portola Avenue t 5 10 Parks&Recreation 5-24 the West Gerald Ford Drive tothe North.and College Drive to the East. 511 Emergency Services 5-25 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN' .AMENDED??.2023 4 &4^.z—j 5_1 143 PLANNING COMMISSION RESOLUTION NO. 2832 5.1 Transportation existing Arterial,Secondary,and Collector Streets and will not require realignments or alterations of right-of- A. Intent ways.intersections or the aforementioned The availability and affordability of transportation options roundabouts As the UNSP is developed.minor shape not only the way in which people navigate the adjustments will be needed including but not limited to physical environment.but also the environment itself signal timing,curb cuts on the UNSP site,added Mobility within a community is enabled for all modes of signalized intersections and pocket turn lanes for major transportation.including automobile, public transit,bicycle entrances and exits onto the UNSP site and others.Offering multiple modes of transportation can In accordance with the General Plan Update and improve utility,social connectivity.and provide a range of Mobility Element-being prepared concurrently with choices for the individual traveler this Specific Plan-targeted improvements are planned This section describes the physical conditions of the within the existing Gerald Ford Drive and Cook Street circulation network surrounding the UNSP site area, rights-of-way,based on their designation at Enhanced including roadways, pedestrian and bicycle circulation, Arterial streets. public transit,and summarizes key issues and 2. Existing Public Transit opportunities in developing transportation within the Currently, local fixed-route public transit to and from UNSP site area. the UNSP site area is provided by the SunLine Transit Agency. Currently,Route 53 serves the site Route 53 B. Existing Transportation Conditions travels between the corner of Gerald Ford Drive and 1. Existing Streets Cook Street,Xavier High School,and Palm Desert Mail,with access to Palm Desert's City Center. The While the UNSP area is largely undeveloped,the site route travels along Cook Street, Portola Avenue, is bound by several major arterial roadways-namely Highway 111,and Fred Waring Drive.Service is Gerald Ford Drive to the North,Frank Sinatra Drive to provided from approximately 6:30 AM to 6:45 PM on the South,and Portola Avenue to the West According weekdays and from 9 00 AM to 6:15 PM on weekends. to the current City of Palm Desert General Plan. Headways are approximately 40 to 60 minutes on roadways that are categorized as Arterial Streets weekdays and 80 minutes on weekends. generally feature three lanes in each direction and dedicated left and right turn lanes Raised center Additionally,the site is served by paratransit service medians are also provided. Typically,there is a bicycle Unlike fixed-route transit service,paratransit service lane provided between the automobile lanes and the does not follow fixed routes or schedules Paratransit curb and gutter,with no street parking can con-sist of vans or mini-buses that provide on- demand curb-to-curb service from any origin to At the time of adoption.regional connectivity to the destination within the services specified service area. UNSP site is provided by Interstate 10(1-10)on-and Qualifying residents can utilize SunLine Transit off-ramps on Cook Street. In addition,there are future Agency's SunDial service.SunDial is a curb-to-curb plans for 1-10 ramps on Portola Avenue. paratransit service serving Coachella Valley residents In addition there are several minor roadways that cross unable to use regular bus service SunDial provides through the middle of the UNSP site.These include next day transportation service within'/�of a mile on either side of any local SunLine bus route(excluding College Drive,which classified as a Collector Street. Commuter Link 220 and North Shore Line 95).Service and various Secondary Streets: Pacific Avenue, within the same city is$1.50 and within cities is$2 00. Technology Drive,and a portion of University Drive. These streets range from one to two travel lanes in Eligible resident may also purchase a 10-ride same each direction and provide either a raised center city pass for$15 00 or city to city pass for$20.00. median or a two-way left turn lane Bicycle lanes can Transit facilities around the UNSP site area consist of also be provided. College Drive has three roundabouts bus stops for SunLine Route 35 along Gerald Ford within the UNSP Plan Area. Drive and Cook Street.The bus stops near the site Acknowledging the value of these streets and their area provide benches,with some providing bus related infrastructure.the UNSP will build off of the shelters as well. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN. AMENDED??.2023 04 G:X 47-1 5-2 144 PLANNING COMMISSION RESOLUTION NO. 2832 3. Existing Bicycle and Golf Cart Routes Bicycles and golf carts share an extensive system of A+ shared and separated facilities along Palm Desert's road-ways. Ihese facility types are described below: i 1 a. Class I— these are off-street facilities,which can be shared between golf carts,bicyclists,and + i pedestr ans. b. Class 11—These are on-street facilities,which ca- " be used by either bicycles only or as joint use facilities used b golf carts and bicycles-These Y Y 9 i 7. facilities are designated either b stri i or �'d:: d _ _W 9 Y P�J ( �' through physical separations in the roadway. c. Class III— these are on-street facilities designated through signage that do not provide a ,=q is withi,i arc•. u,r:i�J. r' separate space. site,with the opporfun#y to d+rertly serve the site d. Class S— I hese are shared sidewalks that provide facilities for both pedestrians and bicyclists. Despite being underdeveloped,streets in and around the UNSP site have a high number of existing dedicated and shared bicycle and golf cart lanes.Bike lanes may be found on the following streets: Streets with Dedicated Bicycle/Golf Cart Lanes(Class it): • Gerald Ford Drive • Portola Avenue 'rf • Frank Sinatra Drive • Pacific Avenue The City of Palm Desert punier,*,a,:000 and Golf Cart Program • University Park Drive pmvide shared travel lanes for golf carts along vehiadar streets and birycie lanes. • College Drive • Cook Street(south of Frank Sinatra Drive) 4 Streets with Shared Bicycle Lanes(Class III): y / • Cook Street(north of Frank Sinatra Drive;Golf carts prohibited) One deficit of these bicycle facilities is they provide little shade for their users,which can be problematic given high summertime temperatures in Palm Desert. — Further-more.facilities such as shared roadways and bicycle lanes do not provide a physical barrier from automobile travel. T he lack of bicycle parking and bicycle-friendly wayfinding can also make it difficult to conduct bicycle trips. T hese issues should be address Existing Class 11 bicycle lane in Palm Desert.Source_Desert with future development. S'`r' I CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??.2023 04 87-4:9 1 5-3 145 PLANNING COMMISSION RESOLUTION NO. 2832 4. Existing Pedestrian Facilities C. Proposed Transportation System Sidewalks exist along the majority of Existing Streets, 1. Proposed Streets These sidewalks will be maintained,with added Transportation and circulation within the UNSP will be landscaping and Public Frontage features as defined in defined by a network of highly connected multi-modal Section 3.4.Currently,sidewalks are provided in and street types based on specific contextual applications around the UNSP site area along Portola Avenue, and neighborhood environments. Cook Street,Gerald Ford Drive, Frank Sinatra Drive, College Drive,University Park Drive,Pacific Avenue, In general,the U NSP will have seven hierarchical and Technology Drive. street types: Enhanced Arterials(existing streets subject to future improvements),Avenues, Generally,sidewalk conditions in and around the Neighborhood Streets, Main Streets,Park Drives, UNSP site area are favorable.Sidewalks are often One way Drives and Seance Alleys/Residential provided,how ever there are issues with sidewalk Lanes.The location,depth and versatility of the continuity.On some roadways,sidewalks end proposed street network is illustrated below and suddenly or are only provided on one side.In addition, described in more detail in Sections 3.2 and 3.3, there is a lack of shade,which can be an issue in an Subdivision Standards and Street Type Framework, area with warm summer weather. Sidewalks in the area are generally in good condition and tree of cracks, Altogether,these street types will form an fissures,or uplift.Sidewalk buffers,which create a interconnect-ed transportation network promoting more walkable environment with some degree of safe,clear and convenient movement for all modes separation between pedestrians and motorists,are through the UNSP area and to the larger City and present at many locations. regional area. K, This system will be constructed by the r Master Developer(s).The layout of streets within the UNSP development, through all phases,will be reviewed for network compatibility and adequate ' allocation and alignment throughout the Tentative Tract Map and Precise Plan process(see Sections 6.7 6.8). Currently,the City of Palm Desert is in the process of updating its General Plan. This includes the organization of the C Gity's road-ways into several proposed t new categories,some of which are described below a. Vehicular Oriented Arterials.These Arterials prioritize the movement of automobiles.Bicycle and pedestrian facilities are provided wherever possible but are not emphasized. Driveway spacing is limited to reduce conflicts with through traffic. Generally,three travel lanes are provided in each direction,including a median with trees and landscaping. ,00rdinated streets and s+dc vi alks should create a multi-modal environment that can that safety accommodates pedestrians and cyclists next to vehicular tragic. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.202304 WE 5-4 146 PLANNING COMMISSION RESOLUTION NO. 2832 This facility may consist of dedicated left turn lanes as well as a right turn lane where warranted.Typical bicycle facilities found on Vehicular Oriented Arterials are Shared Sidewalks and Bicycle Lanes. None of the arterial streets in the UNSP fall into this classification. N�( b. Balanced Arterials.Balanced Arterials aim for a balance between all travel modes including vehicles,bicyclists,and pedestrians. Bicycle and pedestrian facilities are provided.Generally.two travel lanes are provided in each direction, Balanced Artenals will be paralleled with a Park Drive, including either a median or a two-way left turn above,that will accommodate multiple modes of lane.This facility may consist of dedicated left transportation including vehicles.bicycles and turn lanes as well as right turn lanes where pedestrians. See Section 3.3 for detailed Street Type warranted.Typical pedestrian facilities found on designs. Balanced Arterials are sidewalks with landscaping and tree shading.Typical bicycle facilities are Shared Sidewalks and Bicycle Lanes.Within the UNSP,proposed Balanced Arterials include Portola Avenue and Frank Sinatra Drive. c. Enhanced Arterials. Enhanced Arterials aim for a balance between all travel modes including vehicles,bicyclists,and pedestrians,but with an emphasis on active transportation modes and �I place-making.High quality bicycle and pedestrian facilities are provided,and vehicular speeds are reduced to promote pedestrian safety and reduce Enhanced Arterials will integrate clear bicycle and noise levels.Generally,two travel lanes are pedestrian connections throughout the Specific Plan Area. provided in each direction,including either a See Section 3.3 for detailed Street Type designs median or a two-way left turn lane,and dedicated right-turn lanes are not prioritized.Typical pedestrian facilities found on Enhanced Arterials are sidewalks buffered from vehicular traffic with landscaping and shade trees.Typical bicycle facilities are buffered Class II Bike Lanes.Within the UNSP,designated Enhanced Arterials include Gerald Ford Drive,and Cook Street.The timing of enhancements to Cook Street will be determined by the City as development occurs and as other network improvements are funded and/or constructed. Nigh quality bicycle facilities wilt along Enhanced Arterials will have slower vehicular speeds to increase safety. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.20234:1-6�� 5-5 147 PLANNING COMMISSION RESOLUTION NO. 2832 2. Proposed Transit Routes Sun Bus Line 53 does not immediately border the UNSP site—it travels within one block of the site. Future opportunities may exist for Line 53 to be rerouted through or adjacent to the UNSP site to provide convenient access to the new Town Center. Furthermore.opportunities exist to improve bus stops in the area.For example.amenities such as bus shelters can be provided at local bus stops to augment existing benches with shade. 3. Proposed Bicycle and Golf Cart Lanes/Facilities Please refer to Section 3.3 Street Type Standards for opportunities to integrate bicycle facilities.Future opportunities may also include identifying key locations along existing bike routes to provide additional shade,especially near major bike racks, stops and intersections. As part of its General Plan Update,the City of Palm Desert has proposed improvements to the City's bicycle and golf cart system,including near the UNSP site area.Adjacent to the UNSP site area.Class II Photo-simulation of the Cl/Link.Source:CVAG,March 2015. lanes are proposed along Gerald Ford Drive and Cook Street. OVERVIEW i PALM CV Link Ali`nmr.nt SDRING4 �MoDo+ad Rwla �An«,ubw RaM CARJEDRAL rO—Roues CITY RANCHO MIRAGE SPIT DALH I s INDIAN L WELTS INDIO � LA OUIN 14 CC ACUELIA +� NOeru Suwc'., S�Iton Se• Source:CVAG.CVLink Master Plan Vol 1,March 2015. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANI AMENDED??.202301.^0�-0+7.17 5-6 148 PLANNING COMMISSION RESOLUTION NO. 2832 Future facilities near the UNSP site area also include t, a the CV Link.Adopted in March 2015,the CV Link Master Plan is a regional off-street active- transportation facility for Neighborhood Electric Vehicles(NEVs),bicyclists,and pedestrians, overseen and maintained by the Coachella Valley Association of Governments(CVAG). Upon its completion,the CV Link project will link eight cities and two tribal lands along a corridor in the Coachella - Valley.Continuous,multi-modal facilities accommodating walking,bicycling,and NEVs will run for a total of 88 miles and will help reduce vehicle miles traveled,relieve congestion,and improve airy quality in the Coachella Valley.Construction on the M� first phase will begin in late 2015.CV Link will run All streets within the Specific Plan Area will be oriented to south of the UNSP site area,at the Whitewater River the pedestrian. Channel through the City of Palm Desert.Additionally. there are several CV Link Connectors proposed in the City.These connectors,which would provide additional connections to CV Link through signage, crossing treatments,or separate facilities that provide connections from the City to CV Link,are proposed at locations such as along El Dorado Drive,Country Club Drive,and Hovley Lane.Access to CV Link from the UNSP site area is provided with the Class II4.01 bicycle lanes running along Cook Street. W }.• 4. Proposed Pedestrian Facilities r _ All streets within the UNSP will be primarily oriented to the pedestrian experience. Please refer to Section 3.3 Street Type Standards and Section 3.4 Public Frontage Standards for standards on sidewalks. Pedestrian-oriented streets will implement strategically- furniture,shading,lighting and related pedestrian marked and placed sidewalks,adequate shading,street facilities. furnishings,lighting and signage. As part of its General Plan Update,the City of Palm Desert maintains a commitment to improving the connectivity of its pedestrian facilities.Currently,there is sidewalk discontinuity along some roadways surrounding the UNSP site area.Opportunities exist to fill in the gaps in this network. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.2023^1.^� . 5-7 149 PLANNING COMMISSION RESOLUTION NO. 2832 5.2 Shared Parking This will increase the average length of stay for customers and visitors—which should improve the Throughout most of the University Neighborhoods, economic performance of the City Center,and will parking will be provided on a conventional lot by lot, reduce the importance for many users of finding a residence by residence basis, Resident parking will be parking space right next to their first target provided on-site(off-street)and visitor parking will in most destination.This in turn will help to even out the"hot cases be accommodated on-street,at the curb in front of spots"where everyone wants to park and fill in the the residence cold spots"where lots have often say underutilized. However,as the Neighborhood Centers of the UNSP are 2. Parking Types for User Types.Within a mixed- developed with a mix of new commercial and higher- use Neighborhood Center,several distinct types of intensity residential uses,it is clear that future parking "parking users'must be recognized and resources can and must be more efficiently planned. accommodated.These include the shopper in a hurry, managed and utilized to meet the potential demand while the tourist spending the day,the couple going to generating relatively compact, pedestrian-oriented mixed- dinner and a movie,the office worker,and the use places.The central concept that will organize all of resident coming home at night.The shopper in a the strategies and techniques for ensuring a parking hurry wants a space close to the store she is going to supply that will support the UNSP,specifically the and is willing to pay for convenience,so on-street Neighborhood Center area.will be a"park-once"strategy, parking with a cost attached may work just fine Other A successful town center is a place where customers. user types are willing to walk a bit more The parking visitors and residents easily move from shop to shop,from supply planned for the UNSP includes a large number work to lunch,from home to dinner on foot In addition to of well-organized on-street parking,and shared residents who walk or bike to the Center from their nearby parking lots behind,or in some cases beside,shops home,many other visitors and shoppers arrive by car. and restaurants and connected to the shopping Because the Neighborhood Center environment is scaled streets with paseos.plazas and dining courts. and oriented to pedestrians,visitors can conveniently and comfortably walk from shop to shop or appointment to 3. Wayfinding In any mixed-use center it is important appointment.,only requiring a single parking space for that parking be easy for those arriving from outside each visit rather than requiring several,with short car trips the district to find.Parking lot entry points to shared in between.This reduces both the number of total parking lots and will be clearly marked spaces required and the amounts of vehicular traffic within the Center. 4. Shared Parking Strategy Parking lots or structures that are shared by many businesses and This is very different from the way in which one patronizes other uses can be more efficiently utilized that parking a typical shopping center or strip mail—where one drives facilities dedicated to a single business or use. up very close to a store, patronizes the store,gets back Parking areas occupied by office workers tend to be in the car,and drive to the next store.Accordingly for completely nearly in the evening,and if they are Neighborhood Center form of development,shared nearby restaurants with peak customer counts in the parking arrangements are required and parking ratios are dinner hour each space replaces what would be two reduced from the conventional suburban standards.Key spaces in another setting. elements of the Park Once strategy include: 1. Focus on the Pedestrian.As described in some detail in Sections 3.4 to 3.6.the streetscapes and other public open spaces of the City Center will be increasingly comfortable and attractive to pedestrians, with wide,shady sidewalks passing interesting and useful businesses and residences. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN! AMENDED??.2023^'.^_' 17 8 150 PLANNING COMMISSION RESOLUTION NO. 2832 5. Managed Supply.No matter how wonderfully walkable the Neighborhood Center becomes over time,there will always be prime parking areas and less convenient parking areas.That is where management comes in through the utilization of time- limited spaces,charging a fee from some prime spaces.and ticketing those who do not comply with regulations. 6. Expandable Parking Supply. If the University i District thrives as the City has envisioned.with more customers plus new residents entering the mix,more parking spaces will be required.In the future,such demand could be met with one or two multi-level parking structures within the large blocks at the Typical commercial-retail frontage with on-grade parallel Neighborhood Center core. parking and additional parking behind. 7. Parking to Accommodate EV and Active _ Transit. w I New parking facilities will,as appropriate,provide spaces with charging stations for Electric Vehicles (EV),including golf carts,as permitted by the City. Facilities should accommodate parking for bicycles in ,- addition to bike racks located throughout the f University District. C- . , l (f f _ oil 1 r Centralized off-street parking structure,lined with housing. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AMENDED??,2023 A1,B�7- ! 5 9 151 PLANNING COMMISSION RESOLUTION NO. 2832 5.3 Water The City strongly encourages conservation of water in the form of water-efficient landscaping and irrigation design, A Existing Water Supply and Use as well as water-conserving home appliances and 1. Provider.Potable and non-potable water is provided fixtures The City plays an important role in the long-term to the City by the Coachella Valley Water District protection of this essential.finite and valuable resource. (CVWD).Water demand in Palm Desert and the surrounding regions is supplied by several sources B. Existing Infrastructure Resources including groundwater,surface water from local There is an existing 18`CMUCMC water main along streams,imported water from the State Water Project Frank Sinatra Drive and Portola Avenue. as well as an (SWP)and the Colorado River by way of the existing 18"DIP water main along Gerald Ford Drive and Coachella Canal,and recycled water. College Street.One 12"water main point of connection is 2. Groundwater Sources.Water for the UNSP is proposed at University Park Drive. located in a portion of Section 33. TZIS,R6E, San Bernardino Base Meridian Natural sources of C. Proposed Infrastructure Resources groundwater recharge come from runoff and Preliminarily,the amount of proposed 8"water main infiltration from the San Bernardino.San Jacinto and needed is 68,600 feet with 7,500 feet of proposed 12" Santa Rosa Mountains,as well as inflow from other water main. Ultimate water pipe sizes and quantities to be basins to the west determined once final tract map layouts and water improvement plans have been approved. It is anticipated 3. Groundwater Management. The CVWD Domestic that the existing 12"DIP, 18"DIP.and 18"CML/CML Water System is comprised of 30 pressure zones water mains along the perimeter of the project will provide supplied by wells which withdraw water from the sufficient water capacity without any water main upgrades Whitewater River Sub-basin and the Mission Creek (see Figure 5.2). Sub-basin. Most pressure zones include reservoir storage.There are pressure booster pump stations Sizing of the water mains will be dictated by Section 5 and pressure regulating valve(PRV)stations that Design Criteria Domestic Water Facilities of the CVWD transfer water between zones. The only treatment for Design Development Manual CVWD will provide the the majority of the wells is chlorination to ensure Hydraulic Modeling Service after the fee and checklist disinfection throughout the water distribution system. application form has been submitted and will provide a Three ion exchange treatment facilities provide complete report of the projects requirements along with arsenic removal in the Mecca,Thermal and Oasis official sizing of the proposed water mains. area.A future source of supply may include treated Colorado River water from the Coachella Canal. All connections to the existing CVWD domestic water Domestic Water System statistics can be found in the system will be made by CVWD at the Developers most recent edition of CVWD s Annual Report.CVWD expense.The Contractor may connect to an existing valve has developed a Domestic Water System Hydraulic when approved by CVWD under CVWD inspection. Model of the entire water supply and distribution Developers may be subject to pay a percentage of the system.This model will be utilized by CVWD staff existing backbone improvement costs constructed by the and/or consultant(s)to properly size the facilities for City of Palm Desert Community Facilities District No each development at the developers cost. 2005-1 (University Park)as determined by the City 4. Water Conservation. Increasing demand by a Based on an estimated water consumption of 750 gallons growing population on a limited water supply in the per day(gpd)per dwelling unit,the projected demand for Coachella Valley has led to a greater urgency for 2.617 dwelling units is estimated to be 1.96 mgd CVWD additional water conservation and efficiency. The is to determine ultimate water demand for the project City s Water-Efficient Landscaping Ordinance The following water resources are defined in order to adopted as part of the California Water Conservation supply the anticipated demand of the UNSP Landscaping Act of 1990 establishes minimum water- efficient landscaping requirements for all new and • One water mom point of connection is proposed d at Frank Sinatra Drive with three rehabilitated public and private landscape projects additional 8"water main points of connection CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AMENDED??.2023 04 07 17 1 5-10 152 PLANNING COMMISSION RESOLUTION NO. 2832 which will all tie into the existing 18'CMLCMC Six 8"water main points of connection are main along Frank Sinatra Drive. proposed at Gerald Ford Drive which will tie into • One 12"water main point of connection is the existing 18"DIP water main along Gerald proposed at Portola Avenue with 10 additional 8" Ford Drive. water main points of connection which will all tie D. Water Goals, Policies and Programs into the existing 18'CMLCMC main along Portola Avenue. 1. Require development projects to pay for their share of new water infrastructure or • One 12"water main point of connection is proposed at College Street with 11 additional 8 improvements necessitated by that project. water main points of connection which will tie into 2. Require the use of recycled water for irrigation. the existing 18"DIP water main along College 3. Encourage and promote water conservation and Street. efficiency efforts,including indoor and outdoor efforts that exceed CalGreen requirements. EXISTING/CONCEPTUAL rGERALD FORD DRIVE \ ....e+..:,E E%ISPNG WATER UNES PROPOSED 12*D.I V WATER MAIN 7,500 LF PROPOSED 6'D.I.P.WATER MAIN 6&600 L rmrWu - PRO,ECT ROUNOMY n.0.0 v[mt I v IE11 Yam' _ — Irmiw Cp4EGE STREET~' IUUE DRIVE GERAID FORD DRNE _v'lI i ,\ , •s I ( .I M� •\ URGER OR.W I aPq�f , F,l / ► . 1 0.+ev� � or.O•�iM 4 0' 9W w.1Ewort FRANK SINATRA DRIVE ens. 1 i°ri aiioK `..Cn�IL�O1N Scale:wo, CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??,2023 04 07 ;E 153 PLANNING COMMISSION RESOLUTION NO. 2832 5.4 Wastewater 1 he collection system includes over 1,000 miles of buried pipelines and over 17,000 manholes. The majority of A. Existing Wastewater Conditions gravity sewers are vitrified clay pipe(VCP). There are 1. Provider.Sewer for the proposed specific plan over 150 miles of pressurized force mains receiving located in a portion of Section 33. 14S, R6L,San sewage from the 34 lift stations. The majority of the force Bernardino Base Meridian,being in the Coachella mains are polyvinylchloride(PVC)pipe. Valley;is currently provided by the Coachella Valley The State Water Resources Control Board(SWRCB) Water District(CVWD).CVWD provides sanitation adopted new policies in December 2004 requiring (wastewater)service for a large portion of the wastewater collection providers to report sanitary sewer Coachella Valley including the communities of overflows and to prepare and implement Sewer System Bombay Beach,Cathedral City,Indian Wells, La Management Plans(SSMP).SSMP requirements are Quinta,Mecca,North Shore. Palm Desert,Rancho modeled on proposed federal capacity,management, Mirage, Thermal, Thousand Palms and other operations,and maintenance plans. The SSMP policy unincorporated areas.CVWD has an agreement to requires dischargers to provide adequate capacity in the accept flows from a portion of Desert Water Agency's sewer collection system,take feasible steps to stop sewer service area in Palm Springs overflows. identify and prioritize system deficiencies:and 2. Sewer System Management Plan.CVWD develop a plan for disposal of grease.. among other operates six(6)Water Reclamation Plants(WRPs)as requirements.CVWD last prepared an SSMP in 2014. shown in Table 5 1,WRP 1 and WRP 2 are smaller lagoon facilities providing service to the communities B. Existing Infrastructure Resources of Bombay Beach and North Shore,respectively There is an existing 12"sewer main along Frank Sinatra WRP-4 is located in Thermal and provides service to Drive/Portola Avenue,an existing 18"sewer main along the lower portion of the sanitation system WRP-4 Gerald Ford Drive,and an existing 8"sewer mein along discharges secondary effluent under a National portions of University Park Drive/College Street, Pollution Discharge Llimination System(NPDLS) permit to the Coachella Valley Stonnwater Channel C. Proposed Infrastructure Resources WRP-7 and WRP-10 provide service to the northern portions of the system and are located in Indio and The following infrastructure resources and installations Palm Desert,respectively. I here facilities provide are anticipated in order to supply the site and use demand tertiary treatment and recycled water is distributed to of the UNSP. area golf courses and other large landscape 1. Two 8"sewer main points of connection are proposed customers WRP-9 is located in Palm Desert and its at Frank Sinatra Drive which will tie into the existing secondary effluent irrigates a portion of a golf course. 12"sewer main along Frank Sinatra Drive. ap 2. Nine 8"sewer main points of connection are proposed at Portola Avenue which will tie into the existing 12" Plant sewer main along Portola Avenue. Facility Capacity (mgd) 3. Four 8"sewer main points of connection are proposed at Gerald Ford Dnve which will tie into the existing 18" WRP-1 0.15 0.0 — 0 sewer main along Gerald Ford Drive WRP-2 0.033 0.0 0 Preliminarily,the amount of proposed 8"sewer main WRP-4 9.9 0.0 0 needed is 76,200 feet with approximately 190 manholes based on 400 foot spacing.It is anticipated that the WRP-7 5.0 2.5 2 existing 8"M2"r18"sewer mains along the perimeter of the WRP-9 0.4 0.0 1 project will provide sufficient sewer capacity without any WRP-10 18.0 15.0 13 sewer main upgrades(see Figure 5 3). TOTAL 33.483 17.5 16 CITY OF PALM DLSLRT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN) AMENDED??.20239*-9;47-� 5.12 154 PLANNING COMMISSION RESOLUTION NO. 2832 FIG.5.3 CONCEPTUAL WASTEWATER O. GERALD FORD DRIVE STRE JULIE DRIVE I -1 � ET I , \ GERALD FORD DRIVE IT s ♦'� � GF BERGER DR.W F I �µ L. ._ —, -- --=RAN SINATRA DRIVE E[YW r Ix Y�vc11T M EXISTING SEWR LINES 11I.D B-PVC SE.PAIN PROJECT BOUNDARY Scale:1"=,iv CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.20230*4747-1 5-13 155 PLANNING COMMISSION RESOLUTION NO. 2832 Sizing of the sewer mains will be dictated by Section 6 Design Criteria Sanitation Facilities of the CVWD Design Development Manual CVWD to provide the Hydraulic Modeling Service after the fee and checklist application form has been submitted and will provide a complete report of the projects requirements along with official sizing of the proposed sewer mains. Developers may be subject to pay a percentage of the existing backbone improvement costs constructed by the City of Palm Desert Community Facilities District No 2005-1 (University Park)as determined by the City D. Recycled Water The Coachella Valley Water District is actively expanding service connections for recycled water throughout the Coachella Valley.There is currently no recycled water infrastructure immediately adjacent to the project,though recycled water is provided to the Desert Willow Golf Resort located approximately 0.5 mile south of the project. With landscape elements primarily compromised of drought tolerant low use plantscape material and limited turf.the cost of extending recycled water services to the project area would be prohibitive. If.in the future,the recycled water infrastructure is extended closer to the project area,the use of recycled water for common area landscape is encouraged.Dual piping in the streets and residential plumbing for recycled water is not currently advised due to low anticipated exterior water use,the cost of dual plumbing systems,and the risk for potential cross connection. E. Wastewater Goals, Policies and Programs As defined by the General Plan,the primary goal of Wastewater policies is to provide,`New development within the Specific Plan Area shall pay for their fair share of new sewer infrastructure or improvements.' CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AMENDED??.202304,07:47 5.14 156 PLANNING COMMISSION RESOLUTION NO. 2832 5.5 Dry Utilities A Energy D Cable Provider.Time Warner provides Cable television service Provider.Electric power is currently served by the to Palm Desert.Time Warner Cable has two locations Southern California Edison Company(SCE), SCE within the City of Palm Desert to assist residents and provides electricity to most of Palm Desert.except for a businesses. small portion of the City.SCE's facilities include high- voltage transmission lines,which range up to 115 kilovolts E Solid Waste (kv)in Palm Desert. Lower voltage distribution lines, Provider.Solid waste disposal services in Palm Desert which are typically gauged at about 12 kv in the City and are provided by the commercial vendor Burrtec.Solid SOI,provide electricity to individual residences and other waste collected from Palm Desert residents and users.There are both underground and overhead lines businesses is hauled to the Edom Hill Transfer Station in along the project perimeter. Cathedral City,Calif,and is then transported to Lambs The Imperial Irrigation District(IID)is a nonprofit. Canyon in Beaumont,Calif.Commingled recyclable community-owned utility district that serves customers in materials(e g„paper, plastic,glass,cardboard, Imperial County and parts of Riverside and San Diego aluminum)are transported to Burrtec's material recovery counties.The IID provides electric service to a limited facility in Escondido.California. portion of the City The I I D obtains its power from a As defined by the General Plan,Solid Waste resources combination of hydroelectric,diesel,thermal,and and facilities will geothermal generation sources. 1. Encourage the use of recycled building and B. Natural Gas infrastructure materials in new public and private Provider.Gas is currently served by the Southern development;and, California Gas Company(SoCal Gas)and provides gas 2. Require multifamily and commercial uses to provide services to the City of Palm Desert.Existing 4"gas mains dedicated space for the collection of recycled are available along the project perimeter SoCal Gas materials on site provides SoCal Gas has locations in neighboring Cities of Palm Springs and Indio to serve the regions residents and businesses. C. Telephone Provider.Telephone service is provided by Verizon California. Inc,which provides the City of Palm Desert with telephone services.Verizon offers both FIOS and Verizon Plus to residents and businesses within the City. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED 7?,2023 5-15 157 PLANNING COMMISSION RESOLUTION NO. 2832 5.6. Service & Utility Placement Standards 3. Air intake and exhaust systems Mechanical equipment that generates noise,smoke or odors, A. Intent should not be located on or within 10 feet of the Primary Street property line or any on-site common The Service and Utility Placement Standards regulate open spaces, proper placement,configuration and screening of service 4. Noise-and odor-generating equipment and and utility devices and equipment These standards containers should be located in areas that will not shall apply to all"wet'and"dry'utility distribution lines: create a nuisance to adjacent properties. Services wall-mounted.ground-mounted or underground utility and garbage bins should be located in a manner that junctions,meters.transformers and pedestals;trash and does not impact single family neighborhoods. Such recycling receptacles, bins should be covered when possible.Openings to a "Wet"utilities include water,sanitary sewer,and trash enclosure should not be located within 50 feet of stormwater.`Dry"utilities include natural gas,electrical, the Primary Street property line telecommunication,cable television,and street lighting. 5. Telecommunication Devices/Infrastructure. It is understood that some utility company"standard Telecommunication devices such as satellite dishes practices"may be in conflict with these standards In the should,to the extent possible,be screened from event of such a conflict the City will work collaboratively public view or located so as not to be visible from with the applicant and the utility company to ensure that Primary or Side Streets.Applicants are encouraged to services are design in a manner consistent with the intent work with satellite providers to locate satellite dishes of this Plan, out of view on building roofs and/or on rear yard or side yard facing facades if adequate signal strength B. General Placement Standards for All and quality can be achieved. In multi-family and multi- tenant buildings,conduits should be provided from Lots such a location to each unit. 1. Location/Screening. To the extent possible,all See Figures 5 4 and 5.5(right)for examples of approved versus services and utilities should be located within alleys, prohibited service and utility placements and standards interior building corners,at building offsets,or other similar locations where the building mass acts as a shield from public view. Utilities that must be located in a front yard due to utility service requirements should be located away from pedestrian and vehicular routes and screened from the view of the street by landscape 2. Mechanical and Electrical Equipment.All mechanical and electrical equipment—including,but not limited to,air-conditioning units,antennas,garage door motors—whether roof-mounted.ground- mounted or otherwise,should be screened from public view or located so as not to be visible from Primary or Side Streets Such equipment and related screening should be designed with materials and colors that conform to and are an integral part of the design of the building CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED 2Q23n'.^o,e'er." 5-16 158 PLANNING COMMISSION RESOLUTION NO. 2832 APPROPRIATEFIG. 5.4 EXAMPLES OF •.• STANDPIPE I • OADWAY a � H- Example of an appropriately placed double standpipe con- Erur ,. r,, z ..;.rd ground-level utilities in a nection in the base of a building at the sidewalk. parkway. 00 t^: Example of appropriately placed wall and ground-mounted Example of inapproprinrely pinced utility boxes in a oorkwm utilities located at the side wall of a garage on an alley. no { Aaaroariately placed wall-mounted and ground-mounted Example of inappropriately placed check valves and other utility devices/meters and trash cans at an alley are accessible utility devices in the front yard of a commercial building and from the alley and screened with appropriate landscaping. in a parkway. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??,202304-. j 5-17 159 PLANNING COMMISSION RESOLUTION NO. 2832 C. Lots with Alley Access 1. Dry Utility/Service Areas.For project sites with an 2• Wet Utility/Service Areas.`Wet'utilities should alley,all"dry'utilities shall be located in the alley, typically be located in the street,but may be located except street lighting power lines,which shall be in the alley to address topographical,efficiency or located in the sidewalk.Utility access and equipment other engineering reasons,or if stated in this chapter. such as back flow preventers,transformer boxes.gas If"wet"and"dry'utilities are co-located in the alley, and electric meters,and other utilities should be proper trench separation and utility access shall be placed within or adjacent to and be accessed from the ensured. alley,subject to the requirements and approval of the associated utility company,which should not be 3. Service Access.For lots with alley access,service unreasonably withheld. entrances,waste disposal areas,and other similar service areas should be located adjacent to the alley All above-ground utility equipment and meters,and all and take their access from it. trash and recycling receptacles,shall be located in shaded areas identified in and shall be accessed from the alley(see Figures 5.6 and 5.7). ,FIG. 5.6 TYPICAL UTILITIES PLACEMENT FIG. 5.7 TYPICAL UTILITIES PLACEMENT (Residential with Alley Access) (Non-Residential with Alley Access) Alley Right-of-Way r--klMTrendllElMrk,Telemm,Cable l Miry Right-al-Way —�LiitTwndr(EN(tric,41—m.Ukk) -----_. --- —. Natural Gas T-Nahnt 6a � min. ta'(NG-t) Tmin.td RearTarA .10'ING3) Parldn9 1 _--_-� i I R i M SO% ( Prmary Building PdmarT RuilAnq lot „Frontage th� -- Front Yard ® r Sidewalk ® . Street li¢rNng: Wa116min. f. Streetughtrn9, r r Primary street rWater Main Water main _-— j Prm rysmt r r'"'SLppMNgMYn , T r—SaN4rySeOtl kY111 ---_--I—S[or-water Main r sanitary Sewer Main Above Ground Utilities Limited to Shaded Area Pad Mounted Transformer-Typical Location • Pedestal-Typical Location Wall or Ground Mounted Meter-Typical Location M DoubleDetector(heckValve-TypicalLocation ® Underground Transformer-Typical Location ® Underground Utility Access/Meter-Typical Location -----• Underground Utilities-Typical Alignment Fence-Typical Alignment to Allow Access to Utilities CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN! AMENDED??.2023 01 0:9 17 160 PLANNING COMMISSION RESOLUTION NO. 2832 D. Lots without Alley Access 1. Dry Utility/Service Areas.When an alley is not present.above-ground devices or equipment shall be prohibited In general,all"dry"utilities shall be locate in the sidewalk. These services should be located in / � s r. inconspicuous locations along the sides of project sites and should be thoroughly screened from public '• view.Unless expressly required by a utility company, these services should not be located within the front �.�._ 40P yard Underground transformers may also be located with the parkway and shall be flush with the �►, �3► 4�'�� , „� surrounding grade `_, w �r•�� 2. Wet Utility/Service Areas.Generally,all )vet" utilities shall be located in the street.Utility meters Water meter appropriately planed in sidewalk and entrances should also be provided below-grade in the street or sidewalk and shall be flush with the • • surrounding grade 3. Service Access.When an alley is not present, service entrances,waste disposal areas,and other similar service areas should be located as far away from—and screened from views from—the Primary I I Nerriid and Secondary streets as practical.All above-ground utility equipment and meters, and all trash and recycling receptacles,shall be located in the shaded areas identified in Figure 5.8(right)and shall be accessed from the street oI_ E vdm�ry e�nnng FrWYA t9etb demm,�64.kfMlGykej) Aatenl�rW i sv.M* ---.�—J'-----Lam.—�1�—��--1— �—�---� Nmary weer )ki Sanitary Se Main vsxsx�e=xxxxxsxxxsxssfoovocv— Above Ground Utilities Limited to Shaded Area Pad Mounted Transformer-Typical Location • Pedestal-TypicalLocation Wall or Ground Mounted Meter-Typical Location r• Double Detector Check Valve-Typical Location ® Underground Transformer-TypicalLocation ® Underground Utility AccesslMeter-TypicalLocation -----, Underground Utilities-Typical Alignment Fence-Typical Alignment to Allow Access to Utilities GI I Y OF PALM DLSLR I UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.202304 Q7-4•71 5-19 161 PLANNING COMMISSION RESOLUTION NO. 2832 5.7. Storm Drainage and Grading A. Background D. Water Quality The specific plan area is currently undeveloped,with no The City of Palm Desert Master Drainage Plan locates existing water quality systems or structures in place.The most of this project in Zone 3.the area north of the Palm proposed project will be required to control and contain Springs Ridge Line and south of Interstate 10,which runoff such that no runoff will leave the project site and drains northeasterly to 1-10 The Mid-Valley Channel that enter the surrounding storm drain systems.As a result. parallels 1-10 picks up runoff in this region The Coachella there will be no negative impact to quality of downstream Valley Water District is responsible for maintenance of the water bodies,including the White Water Storm Channel channel. and the Salton Sea.The project will be provided with local CVWD requires developments in this region to retain retention basins to control runoff.These basins will serve 100%of a 100-year storm The Mid-Valley Channel is dual roles of storm attenuation and water quality designed to collect only street runoff.however,on-site treatment Intermittent stormwater conveyance and drainage may be released into the channel over a five day treatment facilities(i.e bioswales)will be incorporated into period.With this design requirement in mind,the City of the design where feasible. Palm Desert must address the issue of the Palm Desert The UNSP will be fully compliant with the current Municipal Code regarding incremental runoff retention. regulations of the Whitewater River Region Stormwater This drainage region was studied with street right-of-way Management Plan,dated January 2015. serving as sub-area limits,to abide by the criteria set forth byCVWD E. Stormwater Goals, Policies and Developers are subject to a drainage fee of$1.000 per Programs acre"within Zone 3 As defined by the General Plan,general policies for "Note,fee subject to change. Stormwater resources are as follows B. Existing Stormwater Conditions 1. Require new projects within the Specific Plan Area pay for their share of new regional stormwater There are two existing catch basins at the Southeast infrastructure or improvements. corner of Frank Sinatra Drive and Portola Avenue There are two catch basins noted to the north and south of 2• Encourage use of above ground and natural College Drive on the east side of Portola Avenue as well a Stormwater facilities within the Specific Plan Area, catch basin at Southeast corner of Gerald Ford such as vegetated swales. permeable paving.and Drive/Portola Ave and catch basins to the South of the neighborhood parks and greens that include intersection of Gerald Ford Drive/Pacific Ave. Existing biofiltration and infiltration areas catch basins along the perimeter and within the project 3. Encourage new development within the Specific are primarily to capture runoff from street areas. Plan Area to use innovative ways of capturing and reusing stormwater to reduce the demand for C. Proposed Infrastructure Resources potable water.Examples of such devices include above ground rain-barrels and below-grade In order to meet the anticipated demand of the UNSP, 17 cisterns within side and rear yards for landscape subareas ranging from 17.1 to 26.0 acres area preliminarily shown within the limits of the proposed irrigation. specific plan project area(see storm drain exhibit).Each 4. Require new development within the Specific Plan sub-area is anticipated to have at least 6 catch basins Area use low impact development strategies to draining to open spaces that will be used as retention minimize urban run-off, increase site infiltration, basins. Each sub-area is proposed to have 150 feet of 24" manage stormwater and recharge groundwater storm drain pipe or 2.550 feet total for 17 subareas. supplies Ultimate storm drain pipe sizes,retention basins,and 5. Require water detention basins to be aesthetically quantities to be determined once final tract map layouts, pleasing and to serve recreational purposes,such hydrology report,and storm drain improvement plans as in the form of a mini park.Detention basins have been approved, designed for active uses are intended to supplement CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN. AMENDED??.2023 04 07 4 i 5.20 162 PLANNING COMMISSION RESOLUTION NO. 2832 park and open space and should not be counted G. Encourage underground water retention facilities, towards a developer's minimum park requirements, especially in neighborhood centers,to achieve the unless otherwise determined by the Planning most efficient use of land and compact development Commission or City Council and promote the urban character goals of the General Plan. FIG. 5.9 CONCEPTUAL STORMWATER NETWORK (w/2-FOOT CONTOURS) GERALD PonD oRRIE IAC Tf�O 29] 25.] AC AC AC yt +1.0 i COLLEGE E, lulJE DRIVE 511tE 1" AC 2AC Ac l GERALDEoao a g ° 3 i9 1 /5 Ac Ac 0 s�a yIE 249 � as 22,5 BERGER DIi.W AC 2D.e C 'AC 24.2 Ic 11.1 AC FRANK SINAIRA DRIVE PROPOSED 24-NAIERIAI SIORN DRAIN PIPE 2550 LE ; PROPOSED CATCH BASIN IM EA _ PROPOSED RETENTION AREA 0' 900' PROJECT BOUNDARY Scale:1"=900' CI I OF PALM DLSLRI UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023a'.^o,�.'."�� j 5-21 163 PLANNING COMMISSION RESOLUTION NO. 2832 5.8 Primary & Secondary Schools A. Public School and Services Public education services and facilities are provided to Palm Desert by the Desert Sands Unified School District (DSUSD)and Palm Springs Unified School District (PSUSD).The DSUSD operates four elementary schools, one middle school and one high school in the City and Sol B. Private Schools Public schools are supplemented by fourteen private schools that provide early education to children of ^� - residents.The Palm Springs Unified School District owns a future K-8 school site within the Palm Desert City limits. Palm Desert Nigh School' For a complete list of public and private schools in the City of Palm Desert, visit www.cityofpalmdesert.orgilndex. aspx?page=450. Welcome to PALM DESERT HIGH SCHOOL Palm Desert l hqi,Sci�aoi , Palm Desert Charter Middle School CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.202383,9A,7-j 5- 164 PLANNING COMMISSION RESOLUTION NO. 2832 5.9 Colleges & Universities Palm Desert is home to the following college and university campuses and satellite programs that offer a wide range of degree levels in a number of professions. A. College of the Desert Founded in 1958,and officially opened in 1962,College of the Desert(COD)is located on the corner of Monterey Avenue between Fred Waring and Magnesia Falls Drive. COD enrolls approximately 10,000 students per term with a variety of two-year degree and transfer-ready programs College of the Desert Communications Building,opened including:Nursing and Health Sciences,Digital Design 2013 and Production,Turf Grass Management&Ornamental Horticulture,Advanced Transportation Technologies, Culinary Arts,and a full range of Administration of Justice courses at the Public Safety Academy training facility. COD recently completed its 2015 Strategic Master Plan, with plans to introduce an updated Master Plan in 2016. For more information,visit www.coilegeofthedesert edti i B. Cal State University San Bernardino Cal State University San Bernardino(CSUSB)Palm Desert opened in the fall of 1986-enrollment has grown The Indian Wells Theater and Center for Educational from an initial 80 students to over 1,100 students today. Excellence represent some of the newest additions to the The campus offers Bachelors, Masters and Doctorate CSUSB Palm Desert Campus,opened in 2005. degrees,as well as numerous Certificate and Credentialing Programs. For more information.visit htlp.-Apdc.csusb.edtr. C. University of California Riverside Established in 2005.the University of California Riverside , (UCR)Palm Desert campus serves as a base for a variety of research programs such as transportation,air quality =4`' and energyand water conservation.The campus is home P to the Master of Fine Arts(MFA)for Creative Writing and Performing Arts,and is host to international academic . conferences and continuing educationlextension University of California Riverside Palm Desert campers programs. For more information.visit htlp:Upalmdesert.ucr,edu. , D. Brandman University Brandman University's Palm Desert campus(formerly Chapman University College)is one of 26 Brandman campuses in California and Washington.Located at the comer of Cook Street and Merle Drive,the Palm Desert site offers both Bachelors and Masters degrees in Arts and Sciences,Education,Business and Professional Studies. J For more information.visit www.brandmannews.org/palnrdesert. Brandman University,Patin Desert carnpus CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.2023 9--8 l 23 165 PLANNING COMMISSION RESOLUTION NO. 2832 5.10 Parks and Recreation A. Park Facilities The City owns,operates,and maintains several developed park and recreation facilities providing green space,playgrounds,trails,picnic facilities,community gardens.dog parks..and space for sporting events. The City and SOI include approximately 163 acres of parkland, 23,060 acres of open space,and 6.834 acres of golf r courses.The City of Palm Desert's established goals and standards for parkland identified in the 2004 General Plan are 0.25 acres per 1,000 residents for mini parks, 1 acre per 1,000 residents for neighborhood parks,and 5 acres per 1,000 residents for community parks.Although the Palm Desert Civic Center Park City has not reached these standards for each park type, _ with 50.417 residents in 2014 and 163 acres of accessible parkland in Palm Desert,the City provides an average of 3.23 acres of parkland per 1.000 residents. New parks,greens,squares and greenways within the t UNSP area are intended to contribute to Palm Desert's supply of park space and to meet the goals of the General „ ) Plan As Precise Plans are prepared for each phase of development(see section 6.7)the City will review those requirements and ensure that appropriate types and amounts of recreational open space are provided B. Open Space _ The Living Desert,opened in 1970,serves a:: Several large open space preserves surround Palm wilderness habitat for native and non-native plants and Desert to the south and southwest.These include the animal species. Living Desert,Coachella Valley Preserve,Fox Canyon. and the Santa Rosa and San Jacinto Mountains National - Park. In addition,the City owns an extensive amount of land within the hillsides,some of which are protected from t' development by conservation easements. , C. Trails Patin Desert offers a variety of trails for hiking enthusiasts Aw` , as well as those who simply love the outdoors. most of %i t. Y- these trails are part of the open space preserves The four X main hiking trails located within(or partially within)the ; City's boundaries include the Hopalong Cassidy Trail,the Art Smith Trail,the Randall Henderson Trial,and the Herb Jeffries Trail.These four trails are all located in the Santa Rosa Mountains, In the UNSP area, multi-use trails are provided in the greenways along Portola Avenue and Guided tours along the Randall Henderson Trail Frank Sinatra Drive.These are intended as part of a network that will connect along Frank Sinatra Drive and across Cook Street to the University Campus area. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AMENDED??,2023 166 PLANNING COMMISSION RESOLUTION NO. 2832 5.9 Colleges & Universities Palm Desert is home to the following college and university campuses and satellite programs that offer a wide range of degree levels in a number of professions. A. College of the Desert Founded in 1958,and officially opened in 1962,College of the Desert(COD)is located on the corner of Monterey Avenue between Fred Waring and Magnesia Falls Drive. COD enrolls approximately 10,000 students per term with a variety of two-year degree and transfer-ready programs College of the Desert COrnmunications Building,opened including:Nursing and Health Sciences,Digital Design 2013 and Production,Turf Grass Management&Ornamental Horticulture,Advanced Transportation Technologies, Culinary Arts,and a full range of Administration of Justice courses at the Public Safety Academy training facility. COD recently completed its 2015 Strategic Master Plan, with plans to introduce an updated Master Plan in 2016. For more information,visit www.collegeofthedeserLedu. B. Cal State University San Bernardino Cal State University San Bernardino(CSUSB)Palm Desert opened in the fall of 1986-enrollment has grown The Indian Wells Theater and Center for Educational from an initial 80 students to over 1,100 students today. Excellence represent some of the newest additions to the The campus offers Bachelors, Masters and Doctorate CSUSB Palm Desert Campus,opened in 2005. degrees,as well as numerous Certificate and Credentialing Programs. For more information.visit httpJlpdc.csusb.edu. C. University of California Riverside Established in 2005,the University of California Riverside (UCR)Palm Desert campus serves as a base for a variety of research programs such as transportation,air quality and energy and water conservation.The campus is home a to the Master of Fine Arts(MFA)for Creative Writing and Performing Arts,and is host to international academic conferences and continuing education/extension University of Catitornia Riverside Palm Desert campus programs. For more information,visit htip.-Apalmdesert.ucr.edu. D. Brandman University Brandman University's Palm Desert campus(formerly Chapman University College)is one of 26 Brandman campuses in California and Washington.Located at the comer of Cook Street and Merle Drive,the Palm Desert site offers both Bachelors and Masters degrees in Arts and Sciences,Education,Business and Professional Studies. Awl For more information.visit www.braruimannews.org/pakrrdesert. Brandman University.Palm Desert campus l CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT 1 5-23 165 PLANNING COMMISSION RESOLUTION NO. 2832 5.10 Parks and Recreation �r A. Park Facilities` The City owns,operates,and maintains several + developed park and recreation facilities providing green space,playgrounds,trails,picnic facilities,community gardens,dog parks,and space for sporting events.The City and SOI include approximately 163 acres of parkland, 23,060 acres of open space,and 6,834 acres of golf courses.The City of Palm Desert's established goals and standards far parkland identified in the 2004 General Plan I�r "Ny are 0.25 acres per 1.000 residents for mini parks, 1 acre per 1,000 residents for neighborhood parks,and 5 acres per 1,000 residents for community parks.Although the Palm Desert Civic Center Park City has not reached these standards for each park type, with 50,417 residents in 2014 and 163 acres of accessible I r parkland in Palm Desert.the City provides an average of 3.23 acres of parkland per 1,000 residents New parks,greens,squares and greenways within the UNSP area are intended to contribute to Palm Desert's supply of park space and to meet the goals of the General Plan.As Precise Plans are prepared for each phase of development(see section 6.7)the City will review those requirements and ensure that appropriate types and amounts of recreational open space are provided. B. Open Space Several large open space preserves surround Palm The Living Desert,opened in serves a Desert to the south and southwest.These include the wilderness habitat for native anndd non-native plants and animal species. Living Desert,Coachella Valley Preserve,Fox Canyon. and the Santa Rosa and San Jacinto Mountains National Park. In addition,the City owns an extensive amount of land within the hillsides,some of which are protected from development by conservation easements. C. Trails Palm Desert offers a variety of trails for hiking enthusiasts as well as those who simply love the outdoors; most of ' these trails are part of the open space preserves.The four main hiking trails located within(or partially within)the City's boundaries include the Hopalong Cassidy Trail,the Art Smith Trail,the Randall Henderson Trial,and the Herb Jeffries Trail.These four trails are all located in the Santa Rosa Mountains. In the UNSP area,multi-use trails are provided in the greenways along Portola Avenue and Guided tours along the Randall Henderson Trait Frank Sinatra Drive.These are intended as part of a network that will connect along Frank Sinatra Drive and across Cook Street to the University Campus area. I CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.2023 01 no 7 166 PLANNING COMMISSION RESOLUTION NO. 2832 5.11 Emergency Services A. Fire Protection and Emergency Response Fire Protection Services for the University District are provided by the Riverside County Fire Department (RCFD).The RCFD provides the City with fire prevention, rescue,and basic emergency medical services; hazardous materials mitigation;and disaster planning coordination. The closest RCFD fire station to the Specific Plan area is located approximately one mile south of the UNSP,at the intersection of Portola Avenue and Country Club Drive. B. Police Protection Riverside County Fii Desert The PaIrn Desert Police Department(PDPD)serves Linder contract by the Riverside County Sheriff's Department, providing police protection and crime prevention services to residents of Palm Desert and the nearby Sphere of Influence(Sol). The PDPD station is located within 0.5 miles of the UNSP area,immediately to the west on Gerald Ford Drive. Since 1973,the Palm Desert Police Department has operated under contract by the Riverside County Sheriff's Department CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENQEE)??.2023444�. j 5-25 167 PLANNING COMMISSION RESOLUTION NO. 2832 6 .0 Implementation 0 4 __t 1. �, , ' '- � q1 +�` ! y �►� ! s s r •,", * �F M 17 g t oo • ` . - r . Ll The process of designing,entitling and building new,walkable,sustainable Section Page neighborhoods in the UNSP area will require cooperation and coordination 6.1 Purpose and between the City of Palm Desert,multiple master developers,and many more Applicability 6-2 builders and contractors.This chapter outlines procedures to facilitate and organize that collaboration. 6.2 UNSP Regulatory Integration and coordination of the public realm and each increment of private Approach 6-2 development-to ensure a high quality,seamless human scale environment from 6.3 Schedule and Phasing 6-2 the home to the street to the park to the store to the University and back-is the 6.4 Infrastructure and Public 6-4 core goal of this plan.Procedures for ensuring this are provided in this chapter, Facilities in particular the Precise Plan process as described in Sections 6.7 to 6.8. 6.5 Financing Plan 6-4 The level of coordination required to achieve the degree of harmony. 6.6 Approvals,Amendments connectivity,and seamless transitions between neighborhood and neighborhood center environments will be significantly higher than that required to build and Changes 6-5 housing tracts and shopping centers that are separated from one another by 6.7 Precise Plans 6-7 walls and connected by car trips on arterial streets. However,the long-term B.8 Submission.Review and value,quality of life,and sustainable outcomes generated and enabled by such integration more than justify the time and effort. Approval 6-8 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED T7.202391-�1 6-1 168 PLANNING COMMISSION RESOLUTION NO. 2832 6.1 Purpose and Applicability 6.2 UNSP Regulatory Approach Pursuant to Government Code§65451,this section The procedures,regulations,standards and specifications addresses the required program for implementation described in the UNSP supersede any conflicting portions including regulations,conditions,programs,strategies and of the Palm Desert Municipal Code.Any development additional measures necessary to implement the plan. regulation and building requirement not addressed in the The responsibilities and procedures required for UNSP is subject to Applicable Law, implementing the UNSP are identified In this section, including responsibility for capital improvements and The implementation procedures set forth in this section financing and the regulations that will govern its are intended to ensure the development of UNSP in implementation. accordance with the planning and design intent of this Plan,the City of Palm Desert General Plan,and Certain public and capital facilities improvements within Applicable Law. and adjacent to the UNSP Area are required to support its development,including public roadway and signal The UNSP applies to all lands within the UNSP area.All improvements and utility system improvements.Public development proposals within the UNSP area boundaries and private infrastructure within the UNSP Area required must be consistent with the UNSP,the General Plan and to support development include water mains,sewer trunk City's Municipal Code(PDMC).The Development lines,new roadways,dry utility conduits within roadways, Standards and Guidelines,presented in Chapters 3,4 and and drainage.The Master Developer(s)will coordinate 5 of this Plan,contain development regulations which are with the City to finance and/or construct all such mandatory-and design guidelines which are advisory- improvements.Parks and other recreational amenities will for all properties within the UNSP area. also be provided within the UNSP area. Contributions toward maintaining transportation,fire. 6.3 Schedule and Phasing police,libraries,parks and other public services and amenities will be made through payment of development A. City-Owned Property impact fees to the City. At the time of UNSP adoption,the City owns approximately 170 acres of land in the southwesterly portion of the UNSP.The City intends to sell the land to one or more qualified Master Developers iA 20117 2QW Following that sale,the City will work with the Master Developer(s)through the subdivision and entitlement process,as defined in the Palm Desert Municipal Code and in this Section. B. Privately Owned Property The balance of the property within the UNSP area is privately owned and vacant at the time of Plan adoption. Accordingly,the privately owned property may be I developed by awR@d pFopeftymultiple developers.The City will work cooperatively with the owners of those properties and the buyerW of the City-owned property to ensure that the intentions of this Plan for an interconnected network of complete streets and related infrastructure and utility systems are implemented.The City will help the property owners to ensure that the phasing increments reasonably respond to market conditions at the time of development. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN! AMENDED??.2023 04 ^orQ7 47.17 ( 6-2 169 PLANNING COMMISSION RESOLUTION NO. 2832 C. Phasing Figure 6 1 illustrates a conceptual strategy for initial phase(s)the development. The illustrated location is only Through consultation with the City"s planning and public intended to provide an example of how a sample location works departments,the Master Developer(s)shall can address the following benefits. propose Phasing Plan(s)for City review..conditioning and approval. The Master Developer(s)of the City-Owned • Prioritizes construction of a major framework street, Property may prepare a separate Phasing Plan from the with a gateway entrance from and existing street: Phasing Plan prepared by the Master Developer(s)of the Delivers a complete Framework Street with a privately owned property 1 he Phasing Plans)shall central open space surrounded by a variety of model homes,buildings,a central sales office and • Facilitate the orderly incremental build-out of the public amenities. community based upon market and economic f ogether,these elements will help to demonstrate conditions: how the UNSP vision can be achieved through • Match Infrastructure improvements to meet the the implementation of the applicable standards, needs of each phase of development; guidelines to deliver a complete community. • Protect all aspects of public health,safety and welfare, • Prioritize the development of a Phase I location and extent that helps to demonstrate the neighborhood place-making intentions of the Plan CONCEPTUAL • • • • • FUTURE DEVELOPMENT r. • i r ♦ � • • • e MpDEI HOMES r • ■ + s •'t %CENTRAL STILES . +• • •4 • * • • *&U•PEN SPACE•• • • � ��, # � ,fit.,llk#f � �• ^" '° •.'• ATEfOV•A'�• • • W A iWL • r • • FUTURE + DEVELOPMENTCr + w a ® b n 4 CI I Y OF PALM DLSER I UNIVERSITY NEIGHBORHOOD SPECIFIC PLANT AMENDED??.2023^'.^er r-rr.�7 1 6-3 170 PLANNING COMMISSION RESOLUTION NO. 2832 6.4 Infrastructure and Public 6.5 Financing Plan Facilities The Financing and Maintenance Plan for the UNSP will ensure the timely completion of public facilities,streets, This section provides an overview of the parties involved utilities,and other necessary capital improvements,as in the implementation,ownership,and long-term well as the proper maintenance of these facilities. maintenance responsibilities for the private infrastructure and public facilities/services required to support the 400- The following principles shall guide the development and acre UNSP Area.Related to the text below,please see funding of facilities and public services for the UNSP: Figure 6.2.A(Water Network),Figure 6 3(Wastewater • Use pay-as-you-go financing to the extent passible. Network),Figure 6.4(Stormwater Network),and Sections Use debt financing only when essential to provide 3.2 and 3.3(Street Network), facilities necessary to maintain service standards. Development of the UNSP will require the extension of . Fully fund new on-site and off-site public existing backbone infrastructure and services into the infrastructure and services needed to support the neighborhoods of the UNSP area in order to provide UNSP development; water,wastewater disposal,storm drainage,roads,public utilities,public safety services and solid waste services. • Utilize existing fee programs to fund required off- The Master Developer(s)are responsible for providing the site infrastructure. infrastructure improvements necessary to serve the plan • Fund the costs of mitigating the adverse impacts on area,as described in Chapter 5,and as will be further the City's existing infrastructure; defined through the Precise Plan process-see Section . Provide for a fair allocation of costs among land 6.8,below,and the tentative map conditioning and uses approval process. • Phase on-site improvements to ensure that they are Table 6.1,below,provides infrastructure costs estimates constructed when necessary and when funds are based on the conceptual street network and block pattern available to construct public improvements; within the University Neighborhood and University Village Provide for reimbursements from other portions of the UNSP area.All infrastructure cost development for infrastructure casts that the UNSP estimates are subject to based on the Master area is required to advance;and Developer(s)Precise Plan(s)and approval from the City. • Ensure financing mechanisms are flexible to TABLE 6.1 INFRASTRUCTURE accommodate different combinations of IMPROVEMENT •ST ESTIMATE infrastructure timing and funding requirements. TOTALITEM The following policies govern the financing of Streets and Alleys infrastructure and public services for the UNSP in Y $22,300.000 accordance with the above principles: Sanitary Sewer $16,100,000 Domestic Water $15,250,000 • Fund the full costs of on-site and off-site public Recycled Water 0 infrastructure and public services required to UNSP area.except where specific existing City, Storm Drain support the development in the UNSP area from $5,800,000 revenues generated by developmentwithinthe Grading $17,700,000 P p 9 Dry Utilities $5,000,000 County,District or State sources are available. TOTAL $82,150,000 Allocate the core infrastructure costs to property Source:Dudek.ApM 2.016. • within the UNSP area based an the general principles of benefit received,with consideration of the financial feasibility of the proposed land use. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED?9.2 2238a,97-11-1 64 171 PLANNING COMMISSION RESOLUTION NO. 2832 6.6 Approvals, Amendments and • Require development projects in the UNSP area to Changes fund the over-sizing of facilities if required by the A. Existing Zoning Regulations City,subject to reimbursement from future developments benefiting from the over-sizing. The UNSP area is comprised of two City zones-Planned • Require Neighborhood Builder(s)iDeveloper(s)who Residential(PR)and Planned Community Development proceed ahead of the infrastructure sequencing (PCD)-within the City Zoning Code. The UNSP amends plan to pay the costs of extending the core and restates the previously approved zones(updated in nfrastructure to their project subject to future 2010)in its entirety;however.the UNSP must be adopted reimbursement. by ordinance.. • Require dedication of land for road improvements B. Approvals and construction of road improvements consistent The UNSP applies to any of the following within the with city-wide policies. Specific Plan area boundaries: Utilizing these principles will optimize the use of available • Land use activity; resources and ensure that adequate infrastructure and • New buildings and signage; services are provided in a timely manner. If necessary,a Modifications/additions to existing buildings and detailed financing plan that will specify the financing signage: strategy in greater detail and provide additional Subdivision of land or a building:and, infrastructure financing options,such as bonds secured by special taxes will be prepared by the Master Developer/ Improvements to a site. Builder All required permitstapprovals must be obtained before the proposed use;and any structures related to the As shown in Table 6.1,the total cost of the on-site proposed use,are constructed,otherwise established or infrastructure program will be approximately$82 million. put into operation.Unless specified otherwise,the UNSP These amounts also do not include the costs of in-tract and other subdivision-specific improvements.which are will be administered and enforced by the Director, Planning Commission and City Council Applications must assumed to be independently financed as part of the vertical development be processed and approved by the applicable requirements and findings of the UNSP and the PDMC A Community Facility District(i e.,Mello-Roos), Section 25 78.080. Landscaping and Lighting District or other types of assessment districts,Geologic Hazard Abatement District C. Municipal Code Reference (GRAD).Homeowners Association(HOA),or other In the event of a conflict between the Palm Desert mechanisms including conventional subdivision financing Municipal Code and the UNSP,the UNSP takes may be used to fund the development of on-site precedence over the PDMC.The Community infrastructure improvements(e.g...streets,sewers,water Development Director(`Director")is authorized to provide and storm drains)and the operation and maintenance of administrative determinations regarding the UNSP.Such the parks;streetlights,and other landscaping administrative determinations must be in writing and may improvements. be appealed in accord with the PDMC. The UNSP provides form-based zoning and applicable land uses based on the following form-based zones • Neighborhood Low(NIL); • Neighborhood Medium(NM); • Neighborhood Center(NC):and, • Open Space(OS) Full descriptions of UNSP zones,their assigned locations and permitted uses may be found in Chapter 4. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN; AMENDED??.2023 04 07 47 1 65 172 PLANNING COMMISSION RESOLUTION NO. 2832 D. Director Authority 1. The Director has the authority to implement the UNSP Minor modification to landscape treatments, in accordance with Applicable Law. fencing.lighting,trails,and entry treatments, provided the modifications are in substantial 2. The Director has the authority to interpret the UNSP. conformance with the purpose and intent of the In the event that a specific use or type of use is not specified design criteria. listed as a permitted use,the Director has authority to Minor modifications to landscape treatments, determine whether the proposed use is similar to a fencing,lighting,trails,and entry treatments, permitted use and whether the use is permitted, provided the modifications are in the substantial permitted subject to conditions,permitted as a conformance with the purpose and intent of the temporary use,or prohibited. In determining "similarity,"the Director must make all of the following specified design criteria. findings: Minor expansions or reductions(not to exceed • The proposed use meets the intent of,and is 25%)of the required setbacks set forth in Table 4 2. consistent with,the goals,objectives and policies Development Standards. of the General Plan and the UNSP; • The proposed use does not adversely impact the F. Specific Plan Amendments public health,safety and general welfare of the Amendments to this Specific Plan may be initiated by City's residents;and application for a proposed amendment by a land owner of • The proposed use shares characteristics common the affected parcel(s)within the UNSP area,or by the with,and is not of greater intensity or density or City.The application for amendment shall be reviewed does not generate more environmental impacts and approved by the City based on the following criteria:. than those uses listed in the permitted uses section. 1. Director Approval:The fallowing amendments shall be subject to administrative review and approval by the 3. Any applicant,interested person,or public official may Director: appeal Project Clearance or Specific Plan • Minor changes to the UNSP that provide Amendment decisions of the Director to the Planning supplemental detail consistent with the existing Commission in accordance with the UNSP. content of the UNSP. E. Administrative Modifications • Minor changes in Planning Area boundaries that increases or decreases any Planning Area acreage 1. The Director is authorized to make technical by 15%or less. corrections,in a form approved by the City Attorney, to maps,diagrams,tables,and other similar Minor changes in overall density or lot coverage documents that may be required to reconcile the that increase total land use allocation by 10%or changes made by the UNSP with the Project Approval less and Applicable Law. • Reconfiguration of Planning Areas consistent with 2. In addition,the Director is authorized to make the Section DA.Changes in any Specific Plan Areaboundary;and, following technical amendments,in a form approved by the City Attorney: • Changes in standards or regulations,including • Realignment or modifications to internal streets landscaping and design standards. serving the project,lot lines,easement locations 2, City Council Approval:The following amendments and grading adjustments,if approved by the City shall be subject to review and approval by the City Engineer. Council,upon recommendation by the Planning • Minor modifications to design criteria such as Commission. I paving treatments,architectural details and related . Any change in land use designation,including the criteria. addition of the Professional/Medical Overlay. applicable to a Planning Area. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN; AMENDED??.20230449-4-( 6.6 173 PLANNING COMMISSION RESOLUTION NO. 2832 6.7 Precise Plans • Major changes in the U NSP that affect the purpose and intent of this document. Prior to or concurrently with the application for any • Major changes in Planning Area boundaries that tentative subdivision map for any phase of development, increase or decrease any Planning Area acreage by the applicant shall submit a Precise Plan application,for 15.1 %or more, the proposed phase of development.That Precise Plan • Major changes in overall density or lot coverage shall be reviewed,found consistent with the intent and that increase total land use allocation by 10 1%or regulations of this UNSP,and approved by the Planning more. Commission prior to or concurrently with the approval of any tentative or final map.Subsequent map amendments and/or lot line adjustments must also be found by the G. Miscellaneous Director or his/her designee to be consistent with the Any time limit established by the UNSP may be extended approved Precise Plan. by mutual agreement between the applicant and the The intention of this requirement is that each new phase Director,the Planning Commission or the City Council,as of development be seamlessly integrated with and well the case may be. connected to adjoining development,whether existing or future,per the policies and standards of the UNSP. H. Noticing Requirements for a complete application include: All noticing required by the UNSP will be accomplished at the cost of the applicant seeking a Project Clearance,or The application shall address and clearly depict that other action in accordance with the UNSP and/or proposed phase of development and the complete Applicable Law. Planning Sub-area(s)-see Section 3.2-of which it is a part.The edges of adjoining Sub-Areas shall also be shown,indicating the location and configuration of any existing or planned street connections. • All streets within the affected Planning Sub-area(s), indicating connections to existing streets within and abutting the Sub-area-or planned streets • as illustrated in the Regulating Plan,Figure 3.5 of Section 3.2-in accordance with the connectivity requirements of Section 3.2. • All blocks within the planning Sub-area,including the proposed typical lot dimensions and intended development types,in accordance with the block size requirements of Section 3 and the lot size requirements of Section 4. • The Precise Plan shall include a Precise Regulating Plan for the entire Sub-area,identifying for each block or portion of block the intended Neighborhood Zone.The Precise Regulating Plan shall be in substantial conformance with the Regulating Plan shown in Figure 4.1 of Section 4.2 • The Precise Plan shall identify the intended development intensity zone by zone and block by block for the proposed phase of development,and a calculation indicating the remaining development capacity of the Sub-area(s). l CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLANS AMENDED??.2023044%41.1 6-7 174 PLANNING COMMISSION RESOLUTION NO. 2832 • All open spaces within the affected Sub-area(s), 6.8 Submission, Review and including the proposed type and function of each space in accordance with the Public Open Space Approval Standards in Section 3.6. All subdivision maps of any type must be submitted, • The Precise Plan shall include a Master reviewed and approved in accordance with the Palm Landscape Plan(MLP)for the proposed phase of Desert Municipal Code and the California Subdivision development.The MLP shall identify street trees Map Act.For projects requiring a tentative tract map(s)or for all streets-both existing,if any,and proposed parcel map(s),the PNMP requirements as set forth in -and all public andlor shared open spaces.both Section 6.8,above,shall apply,along with other relevant existing and proposed. provisions and procedures of the UNSP,in addition to • The size,type and function of each open space- provisions otherwise provided in the PDMC. per the Public Open Space Standards in Section Applications for tentative and final subdivision maps, 3.6-shall be identified in the MLP,along with the parcel maps..and lot line adjustments must be filed with preliminary landscape design of each,specifying the Planning Director and/or the City Engineer in the types and sizes of plant and hardscape accordance with the PDMC. materials. • A preliminary stormwater drainage and A. Map Revision Approvals management plan for the proposed phase of 1. Purpose.The provisions of this section set forth development shall accompany the MLP, findings,procedures,and fees for changes to demonstrating that the sizes and designs of the Tentative Tract Map and subsequent recorded final open spaces-typically including planters within maps(Map Revisions). Map Revisions are the streets,areas of pervious pavement,attached authorized by compliance with this section in order and detached neighborhood greens and to facilitate and expedite implementation and build- greenways,parks and squares-are capable of out of planned development within the UNSP area. meeting City stormwater retention requirements.If any portion of the stormwater management Map Revision applications may consist of system for the proposed phase of development is applications for certificates of correction(COC),lot intended to be met by another existing or future line adjustments(LLA),record map modifications phase of development that shall be clearly shown (RMM)lamending maps(AM),tentative parcel maps and will become a condition of map approval. (TPM),tentative maps(TM)and any related final map clearances(MC). 2. Fees.The fee or fees established by city council resolution for processing,recording or other services related to Map Revisions must be paid by the Permittee(s). 3. Materials for Filing a. COCILLAIRMM/AM Applications.Any Permittee proposing a COClLLAIRMMlAM pursuant to this section must submit the following information,as applicable: b. All materials must be submitted as required by the PDMC and the City's Planning Department. 4. Applicant.An application for a Map Revision must be signed by all parties having any record title interest in real property identified specifically as part of the requested revision. In order to initiate the CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED??2 223 840744-( 6.8 175 PLANNING COMMISSION RESOLUTION NO. 2832 Map Revision review process,the Permittee(s) B. Individual Project Approvals must submit a complete application consistent with the Materials for Filing section identified above. Individual Project applications must be reviewed by the Director for their consistency with the UNSP,including the 5. Review Process.A complete Map Revision Development Standards and Design Guideline herein. application must be submitted by the Permittee(s)to the Director.The application must be forwarded by 1. Project Clearances the Director for review by the Development Review a. Unless otherwise exempt,the Director must Committee(including the Public Works Director) issue a Project Clearance before the City can within five business days of its receipt. issue a grading permit or building permit. The Director must conduct environmental review in b. The Director cannot issue a Project Clearance compliance with the California Environmental unless an Individual Project complies with all Quality Act(CEQA).Any Map Revision requiring a applicable provisions of the UNSP and other Supplemental and/or Subsequent Environmental Applicable Law. Impact Report(EIR)must be referred to the Planning Commission. 2. Findings A Project Clearance must include written findings by Sequential LLAs,each involving for(4)lots or less, the Director that the Individual Project complies with are permissible without limitation as to number all applicable provisions of the UNSP and may only within the UNSP area and deemed in compliance be issued if all of the following specific findings can with Government Code§66412(d), be made: 6. Approval Procedure.The Director is the a. That the proposed development conforms to the applicable policies of the General Plan and the decision maker for certificates of correction,lot line applicable provisions of the zoning regulations adjustments,tentative parcel maps,and final parcel within the PDMC. map/map clearances.The City Council is the decision maker for record map modifications/ b. That the proposed development is located on a amending maps and tentative maps. legally created lot. c. That the subject property is in compliance with 7. Relationship of Revisions to Approved Map. all laws,rules,regulations pertaining to Map Revisions will supersede the lot configuration contained in the Approved Final Map applicable to d. subdivisions,permitted uses,design guidelines, such individual lot(s).Except as affected by a Map development standards,and any other Revision,all other provisions of the Approved Final applicable provisions of the UNSP. Map will continue in full force and effect. 3. Covenant a. Map Revision Expiration A Project Clearance must include a requirement I. A Map Revision remains valid if it meets that the Permittee either submit evidence of the all requirements of the UNSP. Permittee's previous acceptance of all recorded Project Approval conditions of approval,or if new It. A Map Revision expires 36 months after conditions of approvals are imposed in the Project the approval date,unless the City grants Clearance process,record a new agreement a time extension in accordance with this (against only those lot(s)affected by the Individual section. Project)concerning new specific information/ III. The Director may grant a 36 month conditions contained in the Project Clearance(e.g., extension,for good cause shown,before Agreement to Comply with Conditions of Approval) the initial time period expires. before the City issues Occupancy Clearance for IV. Upon a Map Revision expiration,all map that Individual Project. entitlements revert back to the previously recorded map instrument. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN; AMENDED 77,2023 A 7-( 6-9 176 PLANNING COMMISSION RESOLUTION NO. 2832 The agreement must be in a form approved by the b. Compliance with Environmental Guidelines, City Attorney and include provisions requiring it to Upon receipt of an application for Project run with the land and be binding on any subsequent Clearance,the Director must determine owners,heirs or assigns.After recordation,a copy whether the Individual Project/Map Revision is bearing the County of Riverside Recorder's number consistent with CEQA. and date must be given to the Director for c. Development Configuration Matching Project attachment to the subject case file. Approval.if the Individual Project is consistent 4. Advisory Determination with the development reflected on Table 4-3 An applicant may request,at the applicants cost, and the Director determines that the Project that the Director conduct a preliminary review of an Clearance complies with all other applicable Individual Project application for an advisory non- requirements of the UNSP,the Director may binding determination of compliance with the impose any applicable conditions of approval/ provisions contained in the UNSP. mitigation measures appropriate for the Individual Project and may issue a Project 5. Community Development Director's Review Clearance conditioned upon the implementation In approving a Project Clearance for an Individual of those conditions/mitigation measures Project,the Director may impose only those d. Development Configuration Consistent with applicable conditions of approvallmitigation Environmental Guidelines.If the Individual measures that were previously imposed in Project,while not consistent with the connection with the Project Approval,with the development reflected in Table 4-3,is exception that new conditions may be imposed as consistent with the requirements of the UNSP, necessary to ensure that previously imposed Project the Director may impose applicable conditions Approval conditions of approval are effectively of approval mitigation measures and issue a implemented for the Individual Project being Project Clearance conditioned upon compliance reviewed(e.g,construction notifications, with those conditions/mitigation measures, construction buffering requirements,construction monitoring efforts). e. Development Configuration Inconsistent with Environmental Guidelines for which an EIR is In approving a Project Clearance.referred by the not Required If the Individual Project conforms Director to the Planning Commission,the Planning to the requirements of the UNSP,but requires Commission may impose applicable conditions of additional environmental analysis under CEQA, approval/mitigation measures that were previously the Director must inform the Applicant that an imposed in connection with the Project Approval as additional environmental assessment will be well as any new conditions of approval/mitigation required for the Project and require a deposit measures associated with new potentially significant from the applicant to proceed with additional environmental impacts identified through CEQA Individual Project review.The Director may then analysis. In addition,new conditions may be conduct an environmental review in compliance imposed as necessary to ensure that previously with CEQA and take appropriate action as to a imposed Project Approval conditions of approval are Project Clearance, effectively implemented for the Individual Project f. Development Configuration Inconsistent with being reviewed(e.g.,construction notifications, Environmental Guidelines for which an EIR is construction buffering requirements,construction Required.If the Individual Project conforms to monitoring efforts), the requirements of the UNSP,but requires a a. Referral to Public Works Director.After Supplemental or Subsequent Environmental receiving a Project Clearance application,the Impact Report(EIR)in order to comply with Director will transmit a copy of the application to CEQA,the Planning Commission is the the Public Works Director and Building Official decision maker for Project Clearance. requesting comment The Public Works Director will make the determinations required by the UNSP and provide a written determination on the Individual Project to the Director. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN; AMENDED??,2023 84 07 17 177 PLANNING COMMISSION RESOLUTION NO. 2832 g. Finding of Inconsistency. If the Director finds c. Expiration of a Project Clearance for an the Individual Project is inconsistent with Individual Project does not affect the validity of Applicable Law,including the UNSP,the a certificate of correction,record map Director must deny the application in writing. modification/amending map,lot line The written denial will identify the reasons for adjustment,parcel map,or map. inconsistency.The Permittee may amend its application or appeal the Director's decision in 8. Rights Granted Under Project Clearance accordance with the PDMC 26.20.117,et seq. A Project Clearance indicates compliance with the h. Referral to Planning Commission,The Director UNSP and the Applicable Law. may determine on a case-by-case basis that the public interest would be better served by 9. Project Clearance Expiration holding a public hearing before the Planning a. A Project Clearance for an Individual Project Commission to determine whether the Director expires 24 months after the approval date, should issue a Project Clearance, unless within such period physical construction of the Individual Project is substantially 6. Relationship of Project Clearance to Project commenced,and/or the beginning of the Approval authorized use commenced,or the City grants a a. Upon the City issuing a Project Clearance, time extension in accordance with this section. plans for each such approved Individual Project b. The Community Development Director may will supersede the plans contained in the grant a one year extension,for good cause Project Approval originally applicable to such shown,before the initial time period expires. Individual Projects lot.Except where c. Upon a Project Clearance expiration,all inconsistent with the approved Individual entitlements revert back to Land Use Permit Project,all other provisions of the Project Time Limits and Extensions,as defined in Approval apply to the Individual Project. PDMC 25.60.100. b. Each Project Clearance constitutes a"Project Approval"as defined by Applicable Law;no amendment of the UNSP Approval is required in association with approval of a Project Clearance. 7. Relationship of Project Clearance to Approved Map a. An application for an Individual Project may include a Map Revision in order to better configure lots to the proposed building and/or parking areas.The City may approve such Map Revisions concurrent with the Project Clearance.Map Revisions may be processed as a certificate of correction,record map modificationfamending map,lot line adjustment, parcel map,or tentative map,as applicable,in accordance with the provisions of the UNSP. b. Map Revisions approved concurrent with the Project Clearance will supersede the lot configuration contained in the Approved Project applicable to such individual lot.Except as affected by a Project Clearance,all other provisions of the Approved Project will continue in full force and effect. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AMENDED??,202383,A ei t 1 178 PLANNING COMMISSION RESOLUTION NO. 2832 C. Utility Plan E. Maximum Development Yield and A Utility Plan must be submitted for City approval All Density Transfers utility service connections and above-ground mounted The maximum development yield for the areas subject to equipment(such as backflow prevention devices)must be the UNSP is 2.618 dwelling units.During site screened from view and painted in earth tones or other development plan review,minor adjustments to planning colors compatible with the surrounding area(red is area boundaries;and road alignments,may require prohibited). Screening may include a combination of adjustment of the Planning Area density allocations landscaping.fencing,walls,or lattice.All gas and defined in Section 4.2 Development Potential and Section electrical meters must be concealed and/or painted to 4A Development Standards. match the surroundings Utility transformers must be placed in underground vaults unless proven to be Requests by Neighborhood Buiider(s)/Developer(s)for technically infeasible.All transformers and vaults that density transfers between neighborhood planning areas must be located in the right-of-way must be installed may be submitted for City consideration and approval, below grade unless otherwise approved by the City. If not subject to prior authorization by the Master Developer.An installed below grade,such facilities must be screened approval by the Director of a density transfer between from public view. neighborhood planning areas may exceed the maximum development potential for an individual planning area. D Landscape Plan provided that the maximum total development potential of The Permittee must prepare a detailed landscape plan for the entire Plan is not exceeded and that the intent and each Individual Project that identifies existing landscaping, other requirements of this Plan and development proposed new landscaping(trees,shrubs,groundcover by standards are met. species),size of plant materials.and location of , Density transfers are subject to the following provisions landscaping Landscaping must consist of drought- tolerant native and/or Mediterranean type species which 1. The density transfer meets the provisions of the provides adequate enhancement of the property and Development Standards and occurs within the screening from surrounding areas. The use of invasive development envelope on the approved Land Use plants is prohibited.Landscaping must be used to soften Plan and Grading Plan of this Specific Plan: building masses,to reinforce pedestrian scale,and to 2. The transfer is consistent with the integrity of the provide screening along public street frontages and within subject zone category in terms of overall intensity: parking areas. 3. There would be no major impacts on approved Chapter 2 outlines the essential form that the UNSP is infrastructure plans.including major changes to the intended to take,including landscape and recreational approved circulation plan or pedestrian network: areas.Front Yard landscape for individual lots is identified 4. Land use compatibility and neighborhood integrity in Section A.5 Private Frontage Types.As building and are not compromised, parking lot coverage are anticipated to change and evolve as the UNSP is built out,the landscape coverage requirements for Individual Projects may similarly evolve. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN', AMENDED?7.2023 01.v 07 17 6 12 179