HomeMy WebLinkAboutComprehensive General Plan Update 3-15-2004 TN/City of Palm Desert
Comprehensive GP/CC Univ.Park Alt. &Circ./3.15.04
(K;oi
CITY OF PALM DESERT
STAFF REPORT
TO: CITY COUNCIL
DATE: MARCH 15,2004
CASE NO. GPA 01-04
REQUEST: COMPREHENSIVE GENERAL PLAN UPDATE — UNIVERSITY PARK LAND
USE PLAN CITY COUNCIL ALTERNATIVE, ENVIRONMENTAL
RESOURCES/HAZARDS ELEMENTS, AND POLICY/PROGRAM
AMENDMENTS
APPLICANT: CITY
I. BACKGROUND
Introduction
At its February 26th and 27th, as well as its March 3rd public hearings, the City Council reviewed a
wide range of General Plan issue areas, as well as several General Plan elements, including the
Circulation Element. The Council also reviewed and approved the elements making up the Public
Services and facilities chapter of the Plan. Areas of discussion regarding land use included the
University Park planning area, possible amendments to the Palm Village and Core Commercial Specific
Plans, land use designations along Portola Avenue, and landscape enhancements at major intersections
along Portola Avenue. The following briefly summarizes these issues and their status.
Palma Village & Core Specific Plan Amendments
Regarding the construction of office-related parking along Fred Waring Drive, developers will continue
to be permitted to extend office parking onto lots backing onto Santa Rosa.
Regarding the Alessando Alley project, the Council approved the design concept on January 15th. The
following policy and program are recommended to implement this improvement.
Policy 5
The City shall facilitate the redesign and construction of enhanced vehicular access and commercial
serving parking on Alessandro Drive (extended)between San Marcos and Monterey Avenue, as set forth
in the Commercial Core Area Specific Plan discussion in the Land Use Element.
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Comprehensive GP/CC Univ.Park Alt.&Circ./3.15.04
Program 5.A.
The City shall coordinate with commercial business owners and residents backing onto Alessandro
Drive (extended) between Los Palmas Avenue and Monterey Avenue, and shall design and facilitate the
construction of a 24-foot wide two-way drive and one row of 90° parking along the north side of this
right-of-way. Landscaping and decorative masonry walls shall also be incorporated into the design to
buffer residences from drive traffic and parking activities. San Marcos Avenue south of San Clemente
Circle will be closed to automobile traffic. Public access for pedestrians, bicycles and golf carts shall be
maintained. The City shall pursue where feasible financial participation from the benefiting commercial
property owners towards the cost of right of way acquisition, construction and maintenance of the
improvements.
Responsible Agency: Community Development and Public Works Departments, RDA
Schedule: 2004-05
Portola Ave Land Use Designation
The land use issue area along Portola Avenue extends both north and south of Fred Waring Dr. To
facilitate street widening and better assure compatibility of vehicular travel and land use, the Council has
considered C-OP (Office Professional) designation for lots located along and taking access from Portola
Avenue. Parcels remaining after street improvements will be less suitable for residential development.
Small residential-scale office buildings have proven to be an attractive and effective visual and acoustic
buffer between intensive traffic corridors and residential uses. Opportunities can also be created for
consolidated access drives to reduce impacts on roadway capacity and traffic safety.
The "north" segment begins immediately north of Fred Waring Drive and extends north to residences
which take access from internal streets. The "south" segment is located between De Anza and a point
midway between Catalina Drive and Santa Rosa Drive. Council has indicated that it wishes a joint
designation of Office Professional (C-OP) and Open Space (OS-PP) assigned to these lands giving the
City and property owners flexibility in determining the ultimate future land use solution.
Landscape-Enhanced Intersections Office professional
The Council discussed its desire to encourage or require the incorporation of landscaped open space
enhancements at major intersections in the University Park planning area. Specifically, the areas of
focus for these enhancements include (1) Gerald Ford Dr. @ Portola Avenue, (2) Frank Sinatra Drive @
Portola Avenue, and (3) planned major intersection between Gerald Ford Dr. and Frank Sinatra Dr. As
directed, staff has prepared a draft policies and programs for Council consideration at its March 15th
hearing.
Community Design Element
Program 7.B
The City shall establish expanded landscape areas and enhancements at corners and adjoining parkways
located along Portola Avenue, including (1) Gerald Ford Dr. @ Portola Avenue, (2) Frank Sinatra Drive
@ Portola Avenue, and (3) the planned major intersection between Gerald Ford Dr. and Frank Sinatra
Dr. Specific design parameters shall be prepared for these locations.
Responsible Agency: Community Development and Public Works Departments
Schedule: 2004
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TN/City of Palm Desert
Comprehensive GP/CC Univ.Park Alt. &Circ./3.15.04
University Park Planning Area
At its February 26th and March 3rd hearings, the City Council considered an alternative land use map
for the University Park planning area that was developed with direction from the Council. Extensive
Council discussion and input from the public was considered on two versions of a"Council Alternative",
and general Council consensus was reached with a few focus areas remaining to be resolved. The
following changes were considered and are to be finalized at the subject hearing. These include the
following:
A. Re-designated high school site at northeast corner of Dinah Shore Drive and Portola Avenue to
OS-PP (Open Space-Public Park). This designations also includes lands south of Dinah Shore
Drive previously designated I-BP (Industrial Business Park).
B. The previously designated C-R (Regional Commercial) lands located immediately east of
Monterey Avenue, between Gerald Ford Drive and 35th Avenue, are modified by the addition of
R-M/R-HO (Medium Density, High Density Overlay) on Gateway Dr. west of the school/park
site.
C. Consider the designation of the northwest corner of Dinah Shore Drive and Portola Avenue
("Bubble"), which was previously designated I-BP (Business Park), as R-M/R-HO (Medium
Density Residential, 4-10 du/ac. with the High Density Overlay.
D. Consider the designation of the northeast corner of 35th Avenue and Gateway Drive ("Debonne"),
which was previously designated I-BP (Business Park), as R-M (Medium Density Residential, 4-
10 du/ac.), with the High Density Overlay. Staff met with the property owner who expressed a
strong objection to the redesignation.
University Park "High Density Overlay"
A "High Density Overlay" was also reviewed, which established approximate minimum and maximum
number of dwelling units that would be generated in this area. At these meetings, it was also determined
that the Land Use Element would be amended to incorporate specific development criteria to be satisfied
in order to qualify for the overlay. These criteria have been further refined and are presented below. The
attached City Council Alternative for the University Park area is summarized below.
Land Use Element
Policy 9
Within the University Park planning area, the City shall uniformly apply a "High Density Overlay"
designation to all lands designated for Medium Density Residential (R-M) development to provide the
opportunity to develop at R-H densities in compliance with specific performance criteria.
Program 9.A
The "High Density Overlay" development standards assigned to allow development of R-H (High
Density Residential, 10-22 du/ac) on any R-M lands within the University Park planning area shall be
further elaborated and incorporated into the City Zoning/Development Code and shall be consistent with
the following performance criteria.
1. The percentage of residential units, whether single or multi-family, that shall be available for
homeownership.
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Comprehensive GP/CC Univ.Park Alt.&Circ./3.15.04
2. High density residential neighborhoods shall be located in proximity and have convenient
access to public transportation.
3. High density residential development shall be located in proximity to schools, parks and
commercial services,which shall be accessible by means of non-motorized vehicle routes.
4. The percent of proposed high-density units to be reserved to meet the affordable housing
needs of the community.
5. Adequacy and usability of landscaped open space planned internal and integral to the design
of high-density developments.
6. Development plans reflecting creative and innovative design in site planning, building design
and landscape treatment, consistent with the General Plan Community Design Element.
7. Development proposals with high-density residential units shall include analyses of the
potential fiscal impacts of the development.
Mixed Use Commercial
The Mixed Use Commercial designation was developed in response to comments encouraging a high
degree of integrated development at certain locations where important land use efficiencies could be
enhanced. The University Park planning area has been identified as an area with opportunities to
effectively apply this designation. In response to comments from the Council, staff has drafted the
following alternative language for the C-MU designation.
(C-MU) Commercial-Mixed Use This land use designation provides for a mix of uses,
including those identified in any of the commercial land
use designations, as well as professional offices,
institutional and medium or high density residential to be
evaluated based on the High Density Overlay criteria. This
designation assumes that mixed use lands will be developed
based upon master development plans or Specific Plans.
The mixed use development is intended as a highly
integrated master plan that optimizes complementary land
uses and distributions, optimum internal non-vehicular
access, and low traffic volumes within residential areas of
the master plan. Commercial mixed use developments will
vary in size and are discretionary approvals.
Limitations on Certain Mixed Use Commercial Land Use Assignments
The Council has discussed and has been considering the appropriateness of assigning specific use limits
to lands designated C-MU in certain areas of the City. Specifically,the Council has identified three areas
where the specific mix of uses would be limited. These are as follows:
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TN/City of Palm Desert
Comprehensive GP/CC Univ.Park Alt. &Circ./3.15.04
A. NE Corner of Monterey Avenue and Country Club Drive: C-MU would be assigned to these lands
and all uses allowed under this designation would be permitted, with the exception of a grocery
store/supermarket.
B. NW Corner of Frank Sinatra Drive and Cook St.: C-MU would remain at the corner with the
understanding that commercial uses would be located along Cook Street, transitioning to
residential uses to the west.
C. North Side of Gerald Ford Drive & West of Cook Street: C-MU would remain on these lands with
a primary objective of logically integrating multi-family development responsive to the nearby
University and commercial and business park land uses.
Review of Environmental Resources and Environmental Hazards Elements
The Draft General Plan includes an Environmental Resources chapter and an Environmental Hazards
chapter. Environmental resources include air quality, water resources, cultural resources, energy and
mineral resources, and open space and conservation. Environmental hazards addressed in the general
Plan include seismic safety and geotechnical conditions, flooding and hydrology, community noise, and
hazardous and toxic materials. Each of the elements in these chapters shall be presented at the March 3rd
City Council hearing.
Respectfully submitted,
PD/JDC
Attachments
5
GENERAL PLAN 2000 I-L R-L R-L
LANDUSE CODES c-c
City of Palm Desert
RESIDENTIAL LAND USES OYY_ D
Mountain Estates(R-ME)0-1 du/20ac '�. ~"'
Desert Estates(R-DE)0-1 du/10 ac 4 314. ..\
i '
Hillside Reserve(R-HR)1 du/5 ac • .. ��ti y� y+ fi,
.per �T ` ?.a
Low Density(R-L)0-4 du/ac H Np:Oi,0°
Medium Density(R-M)4-10 du/ac R-M
c Gc - University Park Area -
�� Medium Density/High Density Overlay(R-M/R-HO)
High Density(R-H)10-22 du/ac R-M - r
COMMERCIAUINDUSTRIAUBUSINESS LAND USES C-R I-BP ! General Plan 2000
I. Regional Commercial(C-R) DIM4%l JHORE DR `I�) - CityCouncil
-4- ern Alt ative - D
- Community Commercial(C-C) I
- Resort/Hotel Commercial(C-R/H)
R-M March 4, 2004
♦"s Mixed Use(MU)-Commercial/High DensityR-H 10-22 du/ac
- Office Professional(C-OP) JN.
ac`�N
DE
Zd Office Professional(C-OP)/Medium Density(R-M)4-10 du/ac Ij�� "" 1
WA Office Professional(C-OP)/High Density(R-H)10-22 du/ac .,,
1-BP I-BP ��) GC 0 1,500 3,000
- Industrial-Business Park(I-BP) ! R-L e5ii=1
et
- Industrial-Light(I-L) jj�
OTHER LAND USES %///// % -
/R-M/R-ryO R-M/R-110
Public/Quasi-Public Facilities(PF) - � �� �M
��� Public Facility/School(PF/S) Q @fl 1145. \\ ////�j Bjj 2 OS/PR
k /Rl-ry0, \PP/S 4R- no-ry0
Public Facility/University(PF/U) // 2 �/� "' PF R-L
- Open Space-Parks(OS/PP) PP�\\ -
- Open Space-Public Reserves(OS/PR) �� R-L R-L
- Open Space-Private(OSIPV) @flry0, -f10� I-BP
Open Space-Waterway(OS/FW)
OS/PP ,
/
= Freeway(FwY) GERALD FORD DR LFFORD DR OS/PR Fwv
Study Zone(S) R-L R-L ��/ryo� %%
MN University Park Area s / :HO I-BP •
@-
41 � j i os/Pv
MAX POT ' /M/R-ry0 ./R-BO ♦ ♦ ,i
e / � ;IMU, ,
GENERAL PLAN LANDUSE TExT ACRES BLDG SO FT UNITS UNITS %Acres � � OS/PP /
COMMERCIAL,COMMUNITY C-C 37 406,197 - 1.74 , ♦;
COMMERICAL,OFFICE PROFESSIONAL C-OP 4 43,560 - 0.19 e ♦♦; I-BP
COMMERCIAL,REGIONAL oR 454 2,847,735 - 12.18 3
COMMERCIAL,RESORTINOTEL c-R/N 454 4,947,327 - 21.16 ilk, ,USE,COMMERCIAL MU 16 173,151 - 0.74 GClpllkilt
NDUSTRIAL,BUSNESS PARK FBP 277 3,011,085 - 12.88 , "'` [( O /��TOTAL COMMERCIALINDUSTRIAL 1050 11,429,055 - 48.89 /�M�OPEN SPACE,PARKS OSIPP 250 - - 11.62 R-L �%/ry°/ \ +�
OPEN SPACE,PUBLIC RESERVES OSIPR 22 - - 1.02 \\ 71, 1
TOTAL OPEN SPACE 271 - 12.64 ,� ``e') 5
1 s
PUBLIC FACLIMSCHOOL PFIS 15 - - 0.71 -- .446
PUBLIC FACLITYIUNNERSITY PFIU 192 - - 8.95 �� ♦,
PUBLICIGUASFPUBLIC FACLITES PF _ 1_ - 0.05 / • ��♦ MU
TOTAL PUBLIC FACILITIES 208 - - 9.70 _.. ,R-M, ;;♦♦
R-L R-L 111 0'�
IIIIIC-R/li
RESIDENTIAL,LOW DENSITY R-L 313 - 938 938 14.56 � ♦♦ ♦�
RESIDENTIAL,MEDIUM DENSITYINIGH DENSITY OVERLAY R•MIR•HO 289 - 2,168 4,769 13.46 I .♦MIJk
MOILED USE,RESIDENTIAL MU 16 286 286 0.74
♦•♦♦ s.
TOTAL RESIDENTIAL 618 - 3,392 5,993 28.77 �♦ ♦•♦•♦
• GOP♦���
♦
,♦,
TOTALS 2,147 11,429,055 3,392` 5,993 100.00 FRJNKSN4TTR �R FRJNesiAn PR> %PR
PRANKS/A4TR4 DA
,_.t... ...,. R-L
R-L OS/PV C-C OS/PP @] _L
R-L
Mar.,; 12-04 05:40P P-02
CHARLES M. ELLIS
A PROFESSIONAL LAW CORPORATION
ATI ORNFYS TEL(760)360-0459
77-363 SKY MESA LANE TEL
(760)300-0459
INDIAN WELLS, CALIFORNIA 92210 Charles 780)20 -2642
March 12, 2004
City of Palm Desert VIA TEI.ECOPY
Robert A. Spiegel, Mayor 760-340-0574
Buford A. Crites, Mayor Pro-Tempore
Jean Benson. Council Member
Jim Ferguson, Council Member
Richard S. Kelly, Council Member
Re: Bernard Jacques Debonne. Trustee of the Debonne Family Trust
20 Acres Located on the North Side of Avenue 35, East of
Monterey Avenue- APN 653-250-007-2 ("Property")
Lady and Gentlemen:
I am writing to you in behalf of my client, Bernard Debonne, concerning the above
referenced matter.
It is our understanding that at your most recent council meeting considering the
General Plan, it was proposed that the Property be designated medium density residential
with a high density overlay.
For a variety of reasons, please be informed that my client strongly opposes the
proposed General Plan amendment as it pertains to the Property. Any residential
designation of the Property would leave it surrounded by industrial and commercial uses
on three sides (west, north and east) and fronting Avenue 35 on the south. The Property
would, therefore, be an appendage of residential in a sea of industrial and commercial
uses, thus, in my client's opinion, seriously impairing its value and rendering it extremely
difficult to develop. Mr. Debonne respectfully asks that in adopting your General Plan,
the Property retain its current commercial designation.
Mr. Debonirie and 1 look forward to the opportunity to address your next meeting
on Monday, March 15, 2004 concerning the above matters, Thank you tier your
consideration.
very truly yours,
CHARLES M. ELIAS
cc: Bernard Debonne(via telecopy 760-674-0142)
David J. Erwin, Eq. (via telecopy 760-340-6698)
Received Mar-12-04 0S:47pm From- To-PALM DESERT CITY CLE Page 02