HomeMy WebLinkAboutConsideration of Comprehensive General Plan Update - Final EIR 02-26-2004 CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
SUBJECT: General Plan Hearing Program
SUBMITTED BY: Phil Drell, Director of Community Development
DATE: February 26, 2004
1. COMPLETION OF LAND USE DISCUSSION
a. University Park
b. Palma Village - Fred Waring/Santa Rosa between San Anselmo and San
Pablo (see attached report)
c. Parcels on north and south side of Palm Lakes Driving Range at Cook Street
2. CIRCULATION ELEMENT AND TRAFFIC ANALYSIS
3. ENVIRONMENTAL RESOURCES, HAZARDS, PUBLIC SERVICES AND
FACILITIES ELEMENTS (as time permits)
Submi ed by: Approval:
Phil Drell Homer Croy
Director of Community Development ACM for Dev ment Services
Approval:
Carlos L. O ga
City Manager
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(W pdocs\tm\sr\gpa01-04.c 10)
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
SUBJECT: Discussion of amendment to Palma Village Plan relative involving
Office Professional development on the south side of Fred Waring
between San Anselmo and San Pablo.
SUBMITTED BY: Philip Drell, Director of Community
CASE NO: GPA 01-04
DATE: February 26, 2004
The Palma Village Plan contains policies and programs to encourage office professional
design along Fred Waring Drive. At that time there was uncertainty whether the depth of
the lots fronting on Fred Waring was sufficient to allow for quality office development. In
the area between San Anselmo and San Pablo, the plan promoted the use of the
residential lots on the north side of Santa Rosa as parking for office development on the
Fred Waring parcels. The development of these interconnecting parking areas would be
continuous down the block with a 20 to 30 foot landscaped parkway installed along Santa
Rosa.
Since the plan was adopted, high quality office projects have slowly filled in vacant parcels
on Fred Waring without the need to extend onto Santa Rosa. In other areas where office
or commercial projects have backed onto a residential street, the results have not been
completely satisfactory. The back end of a commercial parking lot no matter how well
landscaped is not comparable to a home and front yard. Since many successful projects
have developed using only the Fred Waring parcels, there is no longer compelling
justification to extend through to Santa Rosa.
As an alternative, the OP zone line could be shifted 20 or 30 feet to the south allowing
some extra design flexibility for office projects while still leaving room for single-family
residential development. The Santa Rosa lots are currently 112 feet deep with a 12-foot
parkway for a total of 124 feet. A depth of 100 feet would be adequate for a home design.
Given the growing scarcity of single family residential sites in the city, and the success of
OP development on Fred Waring, it is recommended that Palma Village policy and
programs be amended to maintain residential use on the north side of Santa Rosa.
Staff Report
Case No. GPA 01-04
Page 2
February 26, 2004
Resolution of this issue is timely since a project is currently under design which included
parking lots on Santa Rosa.
Submitted by:
7ifi
lf.,
ell
Director of Community Development
Approval: Approval:
Homer Cro,K Carlos L. Orte
ACM for Dev- op 'ent Services City Manager
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(W pdocs\tm\sr\gpa01-04.cc9)
REST OF CITY
(WITHOUT UNIVERSITY PARK)
GENERAL PLAN •
ACRES BLDG SQ FT UNITS %Acres
GENERAL PLAN LANDUSE TEXT REST OF CITY REST OF CITY REST OF CITY REST OF CITY
COMMERCIAL,COMMUNITY C-C 258 2,810,709 - 1.91
COMMERCIAL,COMMUNITY-(Residential Study
Zone) - - -
COMMERCIAL,DISTRICT - - -
COMMERCIAL,GENERAL C-G - 0.01
COMMERCIAL,INDUSTRIAL - - -
COMMERCIAL,NEIGHBORHOOD C-N - - -
COMMERICAL,OFFICE PROFESSIONAL C-OP 94 1,019,304 - 0.69
COMMERICAL,OFFICE PROFESSIONAL/
RESIDENTIAL,MEDIUM DENSITY C-OP/R-M 3 17,969 12 0.02
COMMERICAL,OFFICE PROFESSIONAL/
RESIDENTIAL,HIGH DENSITY C-OP/R-H 24 130,680 216 0.18
COMMERCIAL,REGIONAL C-R 202 2,201,958 - 1.50
COMMERCIAL,RESORT C-RS 377 4,105,530 - 2.79
MIXED USE,COMMERCIAL MU - - -
INDUSTRIAL,LIGHT I-L 10 104,544 0.07
INDUSTRIAL,BUSINESS PARK I-BP 239 2,604,888 - 1.77
TOTAL COMMERCIAL/INDUSTRIAL 1,207 12,995,582 228 8.95
OPEN SPACE,WATERWAY OS/FW 332 2.46
OPEN SPACE,PARKS OS/PP 677 - - 5.02
OPEN SPACE,PUBLIC RESERVES OS/PR 430 3.19
OPEN SPACE,PRIVATE OS/PV 326 _ - - 2.41
TOTAL OPEN SPACE 1,765 - - 13.07
PUBLIC FACILITY/SCHOOL PF/S 59 - - 0.44
PUBLIC FACILITY/UNIVERSITY PF/U - - -
PUBL/C/1QUASI-PUBLIC FACILITIES PF 385 - - 2.85
TOTAL PUBLIC FACILITIES 444 - - 3.29
0,
RESIDENTIAL,HILLSIDE RESERVE R-HR 543 - 109 4.02
RESIDENTIAL,LOW DENSITY R-L 8142 - 24,426 60.29
RESIDENTIAL,LOW DENSITY-(Residential Study
Zone) 12 - 36 0.09
RESIDENTIAL,MEDIUM DENSITY R-M 1140 - 7,980 8.44
RESIDENTIAL,HIGH DENSITY R-H 251 - 4,514 1.86
RESIDENTIAL,HIGH DENSITY-(Residential
Study Zone) - - .
MIXED USE,RESIDENTIAL MU - - -
TOTAL RESIDENTIAL 10,088 - 37,065 I 74.70
TOTALS I 13,504 I 12,995,582 37,293 I 100.01
2/9/2004
RECEIVED TN/City of Palm Desert
CITY CLERK'S OFFICE PALM DESERT. CA Comprehensive GP/CC Univ.Park Alt. &Circ./2.26.04
26 AM II: 48
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CITY OF PALM DESERT
PUBLIC WORKS DEPARTMENT
STAFF REPORT
TO: CITY COUNCIL
DATE: FEBRUARY 26, 2004
CASE NO. GPA 01-04
REQUEST: COMPREHENSIVE GENERAL PLAN UPDATE — UNIVERSITY PARK LAND
USE PLAN CITY COUNCIL ALTERNATIVE AND ADDITIONAL
CIRCULATION POLICY AND PROGRAMS
APPLICANT: CITY
I. BACKGROUND
The University Park planning area represents the last major area of vacant land in the current City
corporate limits. Significant land use decisions of the past few years have established a pattern of
development that offers important opportunities for the City, including expanded and diversified
economic development. The area also plays host to two of the Valley's institutes of higher education,
which serve all of the communities of the Coachella Valley and nearby communities.
The City Council has considered the recommendations from the GPAC and the Planning Commission
regarding a preferred land use plan for the University Park area. Areas of discussion have included sites
for schools and public parks, possible enhancements to circulation, utilization of City lands for
timeshare development and the assignment of residential lands. Based upon direction given by the City
Council, the land use plan area has been further amended. The attached City Council Alternative for the
University Park area is summarized below.
A. Previously designated high school site at northeast corner of Dinah Shore Drive and Portola
Avenue is re-designated as 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 re-designated as R-M
(Medium Density Residential, 4-10 du/ac.) with the assignment of the density bonus overlay
provisions set forth below.
C. All lands previously designated R-H (High Density Residential, 10-22 du/ac) are re-designated as
R-M with the assignment of the density bonus overlay provisions set forth below.
1
TN/City of Palm Desert
Comprehensive GP/CC Univ.Park Alt. &Circ./2.26.04
D. A density bonus overlay is assigned to all R-M lands within the University Park planning area,
which allows for development of R-H (High Density Residential, 10-22 du/ac) on any R-M lands
that meet the following recommended criteria.
1. A substantial percentage of residential units shall be available for homeownership.
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 and
commercial services, which shall be accessible by means of non-motorized vehicle routes.
4. A substantial percentage of proposed high density units shall be reserved to meet the
affordable housing needs of the community.
5. Adequate and usable landscaped open space shall be integral to the design of high density
developments in this area.
6. Development plans shall reflect creative and innovative design in site planning, building
design and landscape treatment.
7. Development proposals with high density residential units shall be accompanied by an
analysis of the potential fiscal impacts of the development.
These criteria shall be included as a program in the Land Use Element, and shall be further elaborated in
and implemented through the City Zoning Ordinance. The net effect is a reduction in the amount of
regional commercial lands by approximately 58 acres and a total potential for residential development
ranging from 3,462 dwelling units to a maximum of 6,090 units.
Circulation Element
The Council has asked that appropriate policies or programs be included in the Circulation Element that
address the need for enhanced pedestrian and other non-motor vehicle access across major arterials in
the University Park Plan area. The two major areas of concern include connectivity between the
California State University campus and lands west of Cook Street. The other area identified for
enhanced connectivity is the north portion of the future municipal golf course and future timeshare lands
west of Portola Avenue. The following draft program is designed to address this issue.
Program 8.0 (Proposed 2.26.04)
To facilitate pedestrian and other non-motorized access in the University Park planning area, specifically
between the California State University campus and lands west of Cook Street and the future municipal
golf course and lands west of Portola Avenue, the City shall study and, if feasible, construct bridge,
tunnel or other appropriate access that limits disruption to traffic flows on Cook Street.
Responsible Agency: Community Development Departments, Public Works Department
Schedule: As determined appropriate
2
TN/City of Palm Desert
Comprehensive GP/CC Univ.Park Alt. &Circ./2.26.04
Enhancement of Intersections and Access Drives
The desire to assure a roadway system with acceptable levels of service and one that makes optimum
use of capacity has encouraged the consideration of a variety of design and management approaches.
Included among these has been the preservation of capacity along major roadways and limiting
disruption to traffic flow from traffic accessing or leaving the roadway. To this end, the following
program has been drafted to assure specific enhancements to intersections and access drives.
Recommended Policy 15
The City shall consider and, as appropriate, implement creative and innovative roadway and intersection
designs, which enhance traffic flow and roadway efficiency as well as accessibility and safety at
intersections and development access drives.
Recommended Program 15.A
To the greatest extent practicable, intersection and development access drive enhancements such as
dedicated deceleration and acceleration lanes, and dedicated left-turn-in lanes, shall be incorporated into
street designs to optimize traffic flow and defer or preclude the need for intersection controls such as
stop signs or traffic signals.
Responsible Agency: Community Development Department, Public Works Department
Schedule: Immediate, On-going
Respectfully submitted,
JDC
Attachments
3
City of Palm Desert
General Plan Update
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GENERAL PLAN 2000 R-L R-L
LANDUSE CODES City of Palm Desert
RESIDENTIAL LAND USES @� �_
Mountain Estates(R-ME)0-1 du/20ac "
Desert Estates(R-DE)0-1 du/10 ac et
%�!:
Hillside Reserve(R-HR)1 du/5 ac
Low Density(R-L)0-4 du/ac
Medium Density(R-M)4-10 du/ac R-M
-,-,../). Medium Density/High Density Overlay(R-MIR-HO)
- University Park Area -
High Density(R-H)10-22 du/ac
R-M
COMMERCIAUINDUSTRIAUBUSINESS LAND USES ajilit4 1-BP General Plan 2000
- Regional Commercial(C-R) * r
DIN4W Sf/ORE OR . City Council
NMCommunityCommercial(C-C) °'e'
- *Resort/Hotel Commercial(C-R/H) "f.e) R-H Alternative
•� :' Mixed Use(MU)-Commercial/High Density(R-H)10-22 du/ac R-M
February 24, 2004
- Office Professional(C-OP) .
�Za Office Professional(C-OP)/Medium Density(R-M)4-10 du/ac -r
V4 Office Professional(C-OP)/High Density(R-H)10-22 du/ac f1�
,I-BP ` ::) 0 1 500 3000
Industrial-Business Park(I-BP) , � R-L
Feet
Industrial-Light(I-L) «
OTHER LAND USES a/ ¶Zc
HO .R-M/R=H(PF) /� /''••
/ OS/PR
�/ IBPPublic Facility/University(PF/U) PF/S OS %R-M/R-HO/ PF R-L
IMO Open Space-Parks(OS/PP) \� /PF // �j�i- OS/PR
FP
Open Space-Public Reserves(OS/PR) •
""::5_, R-L
' Open Space-Private(OS/PV) / R-L • fo��o
M �/R-HO' iR-M/R-HO .,s
_ Open Space-Waterway(OS/FW) Y, I
_ Freeway(FWY)
(ri Study Zone(S) GERALD FORD DR G r rn
-FORD DR'osR••: L_ .
✓ji j •
University Park Area R-L R-L Mugs /% H 17 C-C
41 � � /�RCH�j ����i /` OS/PV
MAX POT !� M/R-HO / s • ♦ ._ `.
GENERAL PLAN LANDUSE TEXT ACRES BLDG SQ FT UNITS UNITS %Acres `; -'''''.../.--"?''''.;
/� own / ;;MU; _' �,�,/`
COMMERCIAL,COMMUNITY GC 37 406,197 - 1.74 �ii ,
COMMERICAL,OFFICE PROFESSIONAL C-OP 4 43,560 - 0.19 a ,�;•, ( I-BP
COMMERCIAL,REGIONAL CR 216 2,356,596 - 10.08 _� I,�`�, -
COMMERCIAL,RESORTINOTEL GRIN 454 4,947.327 - 21.16
MOOED USE,COMMERCIAL MU 18 198,198 - 0.85 ��y�r� / \ ('-C
INDUSTRIAL,BUSINESS PARK I-BP 315 3,430,350 - 14.67 ``' O / "
TOTAL COMMERCIAL/MISTRIAL 1045 11,382,228 - 48.69 k �M� '� ..
OPEN SPACE,Parses Os/PP 250 1t62 R-L �,. .. c ` I-BP
OPEN SPACE,PUBLIC RESERVES OS/PR 18 - - 0.83
TOTAL OPEN SPACE 267 - - 12.4E - l / ����
PUBLIC FA CLITYISCNOOL PFIS 15 - - 0.71 it)
PUBLIC FA CILITYIUMVERSITY PF/U 192 - - 8.95
P/BLIC/QUASI-PI/MFACLRES PF 2 - _ - 0.09 / , , '
TOTAL PUBLIC FACILITIES 209 9.75 OS�P ,� �$ PFN
,R-M; : v
RESIDENTIAL,LOW DENSITY R{ 314 - 943 943 14.65 / ♦♦ �,
RESIDENTIAL,MEDIUM DENSITYINDN DENSITY OVERLAY PoMIRdfO 292 - 2,191 4,820 13.61 .. ;IyU4,
MIXED USE,RESIDENTIAL MU 18 328 328 0.85
TOTAL RESIDENTIAL 625 - 3,462 6,090 29.10 R-L 4rr��, , ,
C-OP psi ,.•
TOTALS 2,147 11,382,228 3,462 8,090 100.00 -
� FI.� AgersjwArt 1'DR '�'�" FRi�'1MA�'f/JK7�17X�I:DRamRos FR4111CSINATRA DA
R-L
R-L OS/PV C-C OS/PP
- .. R-L
_. , R-L
GENERAL PLAN 2000 '-L R-L City of Palm Desert
LANDUSE CODES
RESIDENTIAL LAND USES / Park..
Area
Mountain Estates(R-ME)0-1 du/20ac r
y
Desert Estates(R-DE)0-1 du/10 ac ( _
Hillside Reserve(R-HR)1 du/5 ac
Low Density(R-L)0-4 du/ac R-M a c R-M
- Universit
Medium Density(R-M)4-10 du/ac
High Density(R-H)10-22 du/ac
COMMERCIAL/INDUSTRIAL/BUSINESS LAND USES I-BP General Plan 2000
- Regional Commercial(C-R) DI11UH SH r T•r +
ORE DE
- Community Commercial(C-C) 'E,* R-n Recommended Alternative
MIResort/Hotel Commercial(C-R/H) '`�
.4 . Mixed Use(MU)-Commercial/High Density(R-H)10-22 du/ac R-M February 9, 1004
i R-H
- Office Professional(C-OP) %."),„ .
Pfr, Office Professional(C-OP)/Medium Density(R-M)4-10 du/ac .�
r,, Office Professional(CAP)/High Density(R-H)10-22 du/ac I-BP I-BP q31 0 1 500 3000
Industrial-Business Park(I-BP) R-L
Feet
amIndustrial
Industrial-Light(I-L) , •
OTHER LAND USES
Public/Quasi-Public Facilities(PF) R H R-H
Public Facility/School lSchod PF/S I_Bp OS/PR
tY ( ) m r
Public Facility/University(PF/U) �ii \F/6 `��1-�y' R-M PF R-L
- Open Space-Parks(OS/PP) \\ us+s OS/PR
® Open Space-Public Reserves(OS/PR) R-L
illpilt
- Open Space-Private(OS/PV) R-M R-L i-BP
- Open Space-Waterway(OS/FW) i_ f=}
- Freeway(FWY)
rl Study Zone(S) GERMFORD DR GER,U D Fauf PR OS/PR FWY
1.111 University Park Area R-L R-L _ R-1
n� . �, . .
N
GENERAL PLAN LANDUSE TEXT ACRES BLDG SQ FT UNITS %Aces R-M �•MU��
COMMERCIAL,COMM UMTY GC 37 406,197 - 1.74 r.�y,- •
COMMERICAL,OFFICE PROFESSIONAL GOP 4 43,560 - 0.19ill 1 r .�; I-BP "
COMMERCIAL,REGIONAL C-R 275 2,991,483 - 12.80 ►` �� JO...
COMMERCIAL,RESORT/HOTEL C-Pm 454 4,947,327 - 21.16
MIXED USE,COMMERCIAL MU 18 198,188 - 0.85 O C-C
A DUSTRIAL,BUSINESS PARK 6BP 315 3,430,350 - 14.67 c-cA V
TOTAL COMMERCIAL/INDUS TRW L 1104 12,017,115 - 51.41
R-L R-M At I-BP
OPEN SPACE,PARKS OSIPP 250 - - 11.62
OPEN SPACE,PUBLIC RESERVES OSIPR 18 - - 0.83
,
TOTAL OFEN SPACE 267 - - 12.46 --4 a
PUBLIC FACILITY/SCHOOL PFIS 15 - - 0.71 p�l>
PPN
PUBLIC FACIUTYIUMVERSlIY PFIU 192 - - 8.95 � .-.......a v
PUBLICIQUASFPUBL/C FACAUTES PF 2 - - 0.09 ��y?7
TOTAL PUBLIC FACILITIES 209 - - 9.75 (PAZ ss
RESIDENTIAL,LOW DENSITY 141 314 - 943 14.65 IMU‘� •
RESIDENTIAL,MEDIUM DENSITY R,h1 132 - 924 6.15 ••-;\
RESIDENTIAL,POOH DENSITY R-N 102 - 1,832 4.74 R-L lif:
s.• \
. . .
TOTALMIXED USE,RESIDENTIAL L MU 18 4,027 26.39 . =pgipB,
TOTAL RESXIENTIAL 566
���i/UUNAC'SIHA`TRA'DR. ' � rSIXATRA�DR � fRA1Vl(CS/11UTRA D
R-L
TOTALS 2,147 12,017,115 4,027 100.00
R-L (off V'
J R-L
_ I City of Palm Desert
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24 +I - Ill --_ STATEHWY 111 I fin I 1 LANDUSE CODES
lb EL PASEO I- - RESIDENTIAL LAND USES
\,` 11111 MOUNTAIN. DR Mountain Estates(R-ME)0-1 du/20ae
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I I OTHER LAND USES
I 1 tie L-`— — , 1 PubitlOuas-Public Fadlit es(PF)
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c -=I ".. City of Palm Desert
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FRANIONX171.3701 FRAIVI(��SIN 4'TRi4'OR FRi1NKA
UNIVERSITY PARK AREA
GENERAL PLAN COMPARISONS
ACRES BLDG SQ FT UNITS %Acres
•
PLANNING PLANNING PLANNING PLANNING
GENERAL PLAN LANDUSE TEXT EXISTING GPAC COMMISSION EXISTING GPAC COMMISSION EXISTING GPAC COMMISSION EXISTING GPAC COMMISSION
COMMERCIAL,COMMUNITY C-C 75 37 812,394 406,656 - - - 3.48 1.75
COMMERCIAL,COMMUNITY-(Residential
Study Zone) 73 - 794,970 3.40
COMMERCIAL,DISTRICT 67 -
730,719 3.13
COMMERCIAL,GENERAL C-G - 45 - - 490,050 - _ - - - 2.10
COMMERCIAL,INDUSTRIAL 708 - - 7,704,675 - - - - - 32.97
COMMERCIAL,NEIGHBORHOOD C-N - 9 - - 101,277 - - - - 0.43
COMMERICAL,OFFICE PROFESSIONAL C-OP - 9 25 - 92,565 273,761 - - - 0.40 1.18
COMMERCIAL,REGIONAL C-R - 132 275 - 1,438,569 2,990,505 - - - 6.17 12.87
COMMERCIAL,RESORT C-RS - 328 307 - 3,568,653 3,338,323 - - - 15.30 14.36
MIXED USE,COMMERCIAL MU - - 19 - - 201,737 - - - 0.87
INDUSTRIAL,BUSINESS PARK I-BP - 358 330 - 3,894,531 3,588,607 - - - 16.71 15.44
TOTAL COMMERCIAL/INDUSTRIAL 848 9,230,364 10,398,039 10,799,589 - 44.59 46.46
OPEN SPACE,PARKS OS/PP - 180 230 - - - - - 8.38 10.76
OPEN SPACE,PUBLIC RESERVES OS/PR - 26 8 - - - - - - 1.20 0.38
TOTAL OPEN SPACE - - 9.58 11•
PUBLIC FACILITY/SCHOOL PF/S - 49 45 - - - - - - 2.27 2.11
PUBLIC FACILITY/UNIVERSITY PF/U 192 192 - - - - - - 8.97 9.00
PUBLIC/QUASI-PUBLIC FACILITIES PF - - 2 - - - - - - 0.09
TOTAL PUBLIC FACILITIES _
RESIDENTIAL,LOW DENSITY R-L 1,216 292 413 - - - 3,647 877 1,238 56.64 13.64 19.34
RESIDENTIAL,LOW DENSITY-
(Residential Study Zone) 73 - - - - - 219 - - 3.40
RESIDENTIAL,MEDIUM DENSITY R-M 268 132 - _ - - - 1,876 924 12.51 6.18
RESIDENTIAL,HIGH DENSITY R-H 181 103 - - - - . 3,256 1,845 8.44 4.80
RESIDENTIAL,HIGH DENSITY-
(Residential Study Zone) 10 - - - - - - 180 - - 0.47
MIXED USE,RESIDENTIAL MU - - 19 - - - - 333 0.87
TOTAL RESIDENTIAL 1,299 741 14, 4,046 , 6,009 60.51 34.6C
TOTALS 2,146 2,142 2,135 9,230,364 10,398,039 10,799,589 4,046 6,009 4,34ti 100 n0 400.00