HomeMy WebLinkAboutAgenda Package - StudySession_Nov13_2025
PALM DESERT CITY COUNCIL
STUDY SESSION MEETING
AGENDA
Thursday, November 13, 2025
1:45 p.m.
Council Chamber, City Hall
73-510 Fred Waring Drive
Palm Desert, California
NOTICE IS HEREBY GIVEN that the purpose of the Study Session is to review the items listed on the
agenda. No action will be taken.
This is a joint meeting of the Palm Desert City Council, Successor Agency to the Palm Desert
Redevelopment Agency, Palm Desert Housing Authority, and Palm Desert Board of Library Trustees.
Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public
access via teleconference or in person, and up to two Councilmembers may attend remotely.
WATCH THE MEETING LIVE: Watch the City Council meeting live at the City’s website:
https://palmdesert.zoom.us/ or on the City's YouTube Channel.
OPTIONS FOR PARTICIPATING IN THIS MEETING:
Send your comments by email to: CityClerk@palmdesert.gov.
Emails received prior to 10:00 a.m. on the day of the City Council meeting will be made part of the
record and distributed to the City Council. Emails will not be read aloud at the meeting.
Pages
1.CALL TO ORDER - STUDY SESSION
2.STUDY SESSION TOPICS
2.a UPDATE ON THE UNIFIED DEVELOPMENT CODE INCLUSIVE OF THE
DRAFT ADMINISTRATION AND PROCEDURES SECTION
5
RECOMMENDATION:
Receive an update on the Unified Development Code, inclusive of the draft
Administration and Procedures Section
2.b PROVIDE INPUT ON MODIFICATIONS TO THE MILLENNIUM SPECIFIC
PLAN DEVELOPMENT AGREEMENT
41
RECOMMENDATION:
Provide input on modifications to the Millennium Specific Plan Development
Agreement.
2.c FEEDBACK ON THE KEY TO THE CITY POLICY 117
RECOMMENDATION:
Provide direction on the proposed criteria for the Key to the City Policy.
2.d UPDATE ON NORTH SPHERE REGIONAL PARK 121
RECOMMENDATION:
Receive an update on the plans for creating regional park space in the north
sphere of Palm Desert. Discuss the opportunity to increase park space by
entering a land lease agreement with California State University San
Bernardino, Palm Desert (CSUSB-PD).
2.e DIRECTION ON A POTENTIAL LEASE AGREEMENT WITH
GOLDENVOICE FOR INSTALLATION OF TAFFY BY ARTIST STEPHANIE
LIN
125
RECOMMENDATION:
Provide direction on a potential ten-year lease with Goldenvoice for
the installation of Taffy by Stephanie Lin at Civic Center Park.
1.
Should the City Council determine the proposed artwork or location
is not suitable, provide direction, if at all, on alternative artworks or
locations for consideration.
2.
3.ADJOURNMENT
City Council Study Session
November 13, 2025
2
4.PUBLIC NOTICES
NOTE: Pursuant to Assembly Bill 2449, this meeting may be conducted by
teleconference. Study Session is accessible in person or on the City’s website:
www.palmdesert.gov under the Meeting Agendas link at the top of the page.
Agenda Related Materials: Pursuant to Government Code §54957.5(b)(2) the
designated office for inspection of records in connection with this meeting is the
Office of the City Clerk, Palm Desert Civic Center, 73-510 Fred Waring Drive,
Palm Desert. Staff reports for all agenda items considered in open session, and
documents provided to a majority of the legislative bodies are available for
public inspection at City Hall and on the City’s website at www.palmdesert.gov
by clicking “Meeting Agendas” at the top of the page.
Americans with Disabilities Act: It is the intention of the City of Palm Desert to
comply with the Americans with Disabilities Act (ADA) in all respects. If, as an
attendee or a participant at this meeting, or in meetings on a regular basis, you
will need special assistance beyond what is normally provided, the City will
attempt to accommodate you in every reasonable manner. Please contact the
Office of the City Clerk, (760) 346-0611, at least 48 hours prior to the meeting to
inform us of your needs and to determine if accommodation is feasible.
AFFIDAVIT OF POSTING
I, Michelle Nance, Acting Assistant City Clerk of the City of Palm Desert, do
hereby certify, under penalty of perjury under the laws of the State of California,
that the foregoing agenda for the Palm Desert City Council, Successor Agency
for the Palm Desert Redevelopment Agency, and Housing Authority, was posted
on the City Hall bulletin board and City website www.palmdesert.gov no less
than 72 hours prior to the meeting.
/S/ Michelle Nance
Acting Assistant City Clerk
City Council Study Session
November 13, 2025
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Page 1 of 2
CITY OF PALM DESERT
STAFF REPORT
MEETING DATE: November 13, 2025
PREPARED BY: Carlos Flores, AICP, Deputy Director of Development Services
SUBJECT: STUDY SESSION: UPDATE ON THE UNIFIED DEVELOPMENT CODE
INCLUSIVE OF THE DRAFT ADMINISTRATION AND PROCEDURES
SECTION
RECOMMENDATION:
Receive an update on the Unified Development Code, inclusive of the draft Administration and
Procedures Section
EXECUTIVE SUMMARY
The City of Palm Desert is working with Clarion Associates to assist in updating its development
regulations and creating a new Unified Development Code (UDC), which will integrate and
update or replace various existing City ordinances relating to zoning (Title 25), subdivision (Title
26), grading regulations (Title 27), and related topics such as landscaping and outdoor lighting.
The UDC project intends to modernize regulations to better accomplish the City's long-term
goals and vision. The new UDC will provide updated sta ndards to implement the City’s adopted
and future plans, and to provide a strong foundation for future development in Palm Desert.
The study session will present an update on the UDC and the draft Administration and
Procedures Chapter of the UDC. The Administration and Procedures Chapter describes the
review and approval procedures for development applications in Palm Desert. This chapter
outlines how development applications will be reviewed and approved under the new system. It
introduces clearer, more objective review criteria and a more predictable process, making it
easier for applicants to understand what’s required and for the City to ensure consistent,
streamlined, and fair decisions.
BACKGROUND:
On June 27, 2024, the City Council awarded a contra ct to Clarion Associates to develop a Unified
Development Code for the City of Palm Desert (Contract No. C47890). On September 12, 2024,
City staff and Clarion Associates introduced the UDC project by providing an outline of the intent
of the project, a timeline, and an overview of the project phases, and seeking direction on the
formation of an Ad Hoc Subcommittee to review public drafts of the various work products
throughout the project. The Council directed staff to await the November 2024 election results
before forming the subcommittee, ensuring continuity between City Council members. On
December 12, 2024, the City Council appointed Mayor Harnik and Councilmember Pradetto to
an Ad Hoc Subcommittee on the Unified Development Code.
Between September 2024 and February 2025, the City and Clarion conducted initial outreach
for the project, which comprised several meetings to gather stakeholder input by meeting with
City staff, City review bodies, including the Architectural Review Commission and Planning
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City of Palm Desert
UDC Update
Page 2 of 2
Commission, and members of the development community to assist in identifying Development
Code issues and values moving forward. An online survey was also provided for additional
feedback. During this time, Clarion and City staff conducted an in-depth review of the City’s
existing development regulations.
On April 10, 2025, the City Council he ld a study session during which it received an update on
the UDC and reviewed the Development Regulations Assessment Report. The Subcommittee
met on June 18, 2025, to further review the Development Regulations Assessment Report and
provided the Consultant direction to draft the Administration and Procedures Chapter first. On
October 30, 2025, the Subcommittee met to review the draft Administration and Procedures
Chapter.
The Consultant will provide a presentation that updates the UDC and presents the draft
Administration and Procedures Chapter.
Legal Review:
This report has been reviewed by the City Attorney’s Office.
FINANCIAL IMPACT:
This study session has no financial impact on the General Fund .
ATTACHMENTS:
1. Draft Administration and Procedures Chapter
2. Presentation (to be distributed prior to the meeting)
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Palm Desert, California – Unified Development Code i
Installment 1: Administration – October 2025 STAFF DRAFT
CONTENTS
Chapter 25.01: General Provisions .......................................................................... 1
25.01.01 Title ...................................................................................................................................... 1
25.01.02 Effective Date ....................................................................................................................... 1
25.01.03 Purpose ................................................................................................................................ 1
.01.03.02. Relation to the General Plan ................................................................................................................................... 2
.01.03.03. Role of Zoning Ordinance ....................................................................................................................................... 2
25.01.04 Authority, Applicability, and Jurisdiction ........................................................................... 2
.01.04.01. Authority ................................................................................................................................................................... 2
.01.04.02. Applicability .............................................................................................................................................................. 2
.01.04.03. Minimum Standards Required .............................................................................................................................. 3
.01.04.04. Conflicts with Other Ordinances, Criteria Manuals, and Master Plans ........................................................... 3
.01.04.05. Private Covenants .................................................................................................................................................... 3
.01.04.06. Transfer of Ownership ............................................................................................................................................ 3
.01.04.07. Emergency Powers .................................................................................................................................................. 4
25.01.05 Transition from Prior Regulations ..................................................................................... 4
.01.05.01. Continuity of Provisions ......................................................................................................................................... 4
.01.05.02. Approved Plans ........................................................................................................................................................ 4
.01.05.03. Nonconformities Under Prior Regulations ........................................................................................................... 4
.01.05.04. Uses, Lots, Structures, and Sites Rendered Nonconforming ............................................................................. 5
.01.05.05. Prior Violations ........................................................................................................................................................ 5
25.01.06 Nonconformities ................................................................................................................. 5
25.01.07 Enforcement ....................................................................................................................... 5
25.01.08 Severability ......................................................................................................................... 5
25.01.09 Review and Decision-Making Bodies .................................................................................. 5
.01.09.01. Purpose ...................................................................................................................................................................... 5
.01.09.02. City Commission ...................................................................................................................................................... 6
.01.09.03. Planning Commission ............................................................................................................................................. 6
.01.09.04. Architectural Review Commission .........................................................................................................................7
.01.09.05. Zoning Administrator ...............................................................................................................................................7
Chapter 25.07: Administration and Procedures ..................................................... 8
25.07.01 Purpose ............................................................................................................................... 8
25.07.02 Organization ....................................................................................................................... 8
25.07.03 Summary Table of Review Procedures ............................................................................... 8
25.07.04 Common Review Procedures ............................................................................................. 10
.07.04.01. Purpose ..................................................................................................................................................................... 10
.07.04.02. Pre-Application Meeting ........................................................................................................................................ 10
.07.04.03. Application Submittal ............................................................................................................................................. 11
.07.04.04. Application Analysis ............................................................................................................................................... 14
.07.04.05. Public Hearing and Public Notice ......................................................................................................................... 15
.07.04.06. Hearing, Review, and Decision ............................................................................................................................. 21
.07.04.07. Post-Decision Actions and Limitations ............................................................................................................... 24
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Installment 1: Administration – October 2025 STAFF DRAFT
25.07.05 Site Planning and Miscellaneous Permits ........................................................................ 28
.07.05.01. Concept Plan ....................................................................................................... Error! Bookmark not defined.
.07.05.02. Site Plan Review ................................................................................................. Error! Bookmark not defined.
Chapter 25.08: Definitions ................................................................................... 29
25.08.01 Rules of Construction ....................................................................................................... 29
.08.01.01. Meanings and Intent.............................................................................................................................................. 29
.08.01.02. Headings, Illustrations, and Text ......................................................................................................................... 29
.08.01.03. Lists and Examples ................................................................................................................................................ 29
.08.01.04. Computation of Time ............................................................................................................................................ 29
.08.01.05. Technical and Non-Technical Terms .................................................................................................................. 29
.08.01.06. Mandatory and Discretionary Terms .................................................................................................................. 29
.08.01.07. Conjunctions ........................................................................................................................................................... 29
.08.01.08. Tenses, Plurals, and Gender ................................................................................................................................. 30
.08.01.09. Titles and Headings ............................................................................................................................................... 30
25.08.02 Use-Related Definitions .................................................................................................... 30
25.08.03 Other Terms Defined ........................................................................................................ 30
Chapter 25.09: Heading 1...................................................................................... 31
25.09.01 Heading 2 ........................................................................................................................... 31
.09.01.01. Heading 3 ................................................................................................................................................................. 31
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Palm Desert, California – Unified Development Code 1
Installment 1: Administration – October 2025 STAFF DRAFT
Chapter 25.01: General Provisions
25.01.01 Title
This ordinance shall be known, cited, and referred to as the Unified Development Code of the
City of Palm Desert, California. It is referred to in this ordinance as the “Unified Development
Code,” or “this UDC.”
25.01.02 Effective Date
This UDC shall become effective upon adoption by the City Commission on [---].
25.01.03 Purpose1
The zoning regulations of the City are adopted to protect, promote, and enhance the public
health, safety, and general welfare, ensuring that development within the City is related to the
City's ability to provide essential urban services and is consistent with the Palm Desert General
Plan. More specifically, these regulations are adopted to achieve the guiding principles identified
in the General Plan and include the following objectives:
A. Relate proposals for development to the provisions and recommendations of the City's
General Plan and ensure development is consistent with the guiding principles of the
General Plan. To meet the guiding principles development proposals will be reviewed for
their focus on: human- scale design, liveliness of centers, complete streets, accessibility and
connectivity, and quality of open spaces.
B. Foster a harmonious, convenient, workable and connected relationship among land uses.
C. Ensure that public and private lands ultimately are used for the purposes which are most
appropriate and most beneficial to the City as a whole.
D. Provide population densities that support and encourage pedestrian activities such as
walking and bicycling; that are connected to, and in proximity of, civic and education uses,
open spaces, and commercial and employment opportunities.
E. Foster an environment that ensures pedestrian amenities connect the community, are
designed to accommodate pedestrians and bicyclists, and that are conveniently located for
the highest impact.
F. Forecast and plan for the City's ability to provide community facilities, utilities, and services.
G. Ensure adequate consideration for urban design in the development process so that new
development enhances the City as it matures.
H. Provide provisions for adequate bicycle parking, off-street parking, shared parking facilities,
and off-street truck loading facilities.
I. Promote preservation of natural environmental features in the development and use of land
within the City.
1 This is the current Purpose statement. Some consolidation and fine-tuning may be appropriate following discussion.
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Chapter 25.01: General Provisions
25.01.04 Authority, Applicability, and Jurisdiction
.01.03.02 Relation to the General Plan
Palm Desert, California – Unified Development Code 2
Installment 1: Administration – October 2025 STAFF DRAFT
J. Develop land use regulations that will encourage infill development and redevelopment
of existing sections of the City and provide for innovative development in undeveloped
areas.
.01.03.02. Relation to the General Plan
The City Commission has instituted a comprehensive planning program in order to ensure that
the anticipated growth within the City is organized, planned, and coordinated in a manner that
will not place undue burdens on the City in its ability to provide urban services and facilities. This
planning program has culminated in the preparation and adoption of a comprehensive General
Plan.
.01.03.03. Role of Zoning Ordinance
Chapter 12 "Work Plan" of the General Plan recommends implementation strategies to
accomplish the goals and objectives found within that document. In order to accomplish said
goals and objectives, the orderly development of the City, and the elimination of haphazard land
development, is required. Among the methods noted is a regulatory Zoning Ordinance to
govern the uses of land and the density and intensity of development.
25.01.04 Authority, Applicability, and Jurisdiction
.01.04.01. Authority
This UDC is adopted pursuant to the authority in the Charter of the City of Palm Desert, as
amended, and enacted pursuant to the powers granted and limitations imposed by provisions
of the State of California, including the statutory authority granted in ---.
.01.04.02. Applicability
A. Unless otherwise stated or permitted by law, the provisions of this UDC shall apply to all
land, buildings, structures, or appurtenances on such land located within the city, that are
occupied, used, erected, altered, removed, demolished, or converted after the effective date
of this UDC.
B. No permit, certificate, or approval of any use that is subject to this UDC shall be issued or
granted by any department, agency, City official, or City employee without a finding of
compliance with this UDC having been issued by the appropriate review authority.
C. Unless otherwise stated in this UDC, no building or structure shall be erected, moved,
converted, enlarged, reconstructed, or altered, nor shall any land, building, or structure be
used, developed, or intended to be used for any purpose whatsoever, without a
determination of compliance by the Zoning Administrator.
D. No lot of record that did not exist prior to the effective date of this UDC shall be created
unless it complies with this UDC.
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Chapter 25.01: General Provisions
25.01.04 Authority, Applicability, and Jurisdiction
.01.04.03 Minimum Standards Required
Palm Desert, California – Unified Development Code 3
Installment 1: Administration – October 2025 STAFF DRAFT
.01.04.03. Minimum Standards Required
The provisions of this UDC, as amended, shall be the minimum requirements for the promotion
of the public safety, health, convenience, comfort, prosperity, or general welfare, and shall be
the minimum criteria required for a review procedure to commence. Additional technical
information and analysis may be required of applicants to demonstrate compliance with this
UDC.
.01.04.04. Conflicts with Other Ordinances, Criteria Manuals, and Master Plans
A. Whenever any provision of this UDC refers to or cites a section of any California state
statutes and that section is later amended or superseded, this UDC shall be deemed
amended to refer to the amended section or the section that most nearly corresponds to
the superseded section, as determined by the Zoning Administrator.
B. Whenever a provision of this UDC requires or authorizes an officer or employee of the City
to do some act or perform some duty, it shall be construed to authorize the officer or
employee to designate, delegate, and authorize subordinates to perform the act or duty,
unless the terms of the provision designate otherwise.
C. Whenever any provision of this UDC conflicts with other provisions of the Code of
Ordinances, the stricter provision, as determined by the Zoning Administrator following the
interpretation procedure in §Error! Reference source not found.: Error! Reference source
not found., shall govern.
D. Whenever any provision of this UDC conflicts with a Criteria Manual adopted by the City,
the more strict provision shall govern, as determined by the Zoning Administrator.
E. Whenever any provision of this UDC conflicts with a General or Specific Plan adopted by the
City, the Plan shall govern, as determined by the Zoning Administrator.
F. All Criteria Manuals and General and Specific Plans are available online on the City’s
website. Criteria Manuals and Plans are maintained and updated by the City as necessary.
.01.04.05. Private Covenants
This UDC is not intended to amend, revoke, or repeal any easement, covenant, or other
agreement between private parties. Notwithstanding, no covenant or deed restriction shall
excuse any failure to comply with this UDC. In no case shall the City be obligated to monitor or
enforce any easement, covenant, or agreement between private parties unless the City is a party
to such agreement and elects to pursue enforcement.
.01.04.06. Transfer of Ownership
Permits, licenses, or approvals authorizing a particular use of land or structure shall transfer with
the ownership of the land or structure so long as the land or structures, or any portion of the
land or structures, continue to be used for the purpose and in the manner authorized by a
permit, license, or approval, unless otherwise provided in this UDC. No person, including a
successor or assignee of the person who obtained the permit or approval, may use the land or
structure except in accordance with all the terms, conditions, and requirements of the permit or
approval.
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Chapter 25.01: General Provisions
25.01.05 Transition from Prior Regulations
.01.04.07 Emergency Powers
Palm Desert, California – Unified Development Code 4
Installment 1: Administration – October 2025 STAFF DRAFT
.01.04.07. Emergency Powers
The Mayor and/or the City Commission may authorize any deviation from this UDC during a
local state of disaster in accordance with California Code ---. Such deviations may be authorized
by resolution of the City Commission during a local emergency without a requirement for prior
notice or public hearing.
25.01.05 Transition from Prior Regulations
.01.05.01. Continuity of Provisions
The provisions of this UDC, insofar as they are substantially the same as previously existing
regulations relating to the same subject matter, shall be construed as restatements and
continuations thereof and not new enactments. Any actions, proceedings, permits, or approvals
commenced or issued pursuant to any previously existing ordinance and subject to State law
Chapter 245 shall not be affected by the enactment of this UDC.
.01.05.02. Approved Plans
A. Any permits or licenses subject to the standards of this UDC that are valid on the effective
date of this UDC shall remain valid until their expiration date. Projects with valid permits or
licenses may be carried out in accordance with the zoning and subdivision regulations in
effect at the time of approval, provided that the permit or license remains valid and has not
lapsed.
B. No provision of this UDC shall require any change in the plans, construction, or designated
use of any structure for which a Building Permit has been issued prior to the effective date
of this UDC, unless the Building Permit has expired.
C. The Zoning Administrator may renew or extend the time of a previous approval of a plan
that was administratively approved if the required findings or criteria for approval remain
valid. The Zoning Administrator shall notify an applicant of any upcoming expirations of
approval at least three months prior to the expiration. Any extension granted shall not
exceed one year in length, and no more than one extension may be granted.
D. Non-administratively approved plans may be granted one extension not exceeding one
year in length, from the reviewing body by which they were originally approved as
identified in §25.07.03: Summary Table of Review Procedures, where such extension would
be permissible under the zoning and subdivision regulations in effect at the time of
approval.
E. Any re-application for an expired project approval shall meet the standards in effect at the
time of reapplication.
.01.05.03. Nonconformities Under Prior Regulations
Any nonconformity under the previous zoning and subdivision regulations that has been issued
a Certificate of Occupancy will remain a nonconformity under this UDC, as long as the situation
that resulted in the prior nonconforming status continues to exist and complies with the
provisions of this UDC. If a nonconformity under the previous zoning and subdivision
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Chapter 25.01: General Provisions
25.01.06 Nonconformities
.01.05.04 Uses, Lots, Structures, and Sites Rendered Nonconforming
Palm Desert, California – Unified Development Code 5
Installment 1: Administration – October 2025 STAFF DRAFT
regulations becomes conforming because of the adoption of this UDC, then the situation will no
longer be a nonconformity.
.01.05.04. Uses, Lots, Structures, and Sites Rendered Nonconforming
A. When a lot is used for a purpose that was a lawful use before the effective date of this UDC,
and when a Certificate of Occupancy was issued and this UDC no longer classifies such use
as either a permitted use or special use in the zoning district in which it is located, such use
shall be considered nonconforming and shall be controlled by the provisions of §25.01.06:
Nonconformities.
B. Where any building, structure, lot, or development site that legally existed on the effective
date of this UDC and does not meet all standards set forth in this UDC, such building,
structure, lot, or development shall be considered nonconforming and shall be controlled
by the provisions of §25.01.06: Nonconformities.
.01.05.05. Prior Violations
Any violation of the previous zoning and subdivision regulations will continue to be a violation
under this UDC and be subject to penalties and enforcement under §25.01.07: Enforcement,
unless the use, development, construction, or other activity complies with the provisions of this
UDC. The enactment of this UDC shall not abate any pending prosecution and/or lawsuit or
prevent any prosecution and/or lawsuit from being commenced for any violation of a previously
existing ordinance occurring before the effective date of this UDC.
25.01.06 Nonconformities
[reserved]
25.01.07 Enforcement
[reserved]
25.01.08 Severability
A determination by a court of competent jurisdiction that any section, paragraph, subdivision,
clause, phrase, or provision of this UDC is unconstitutional or invalid does not make the
remainder of the UDC unconstitutional or invalid. A determination by a court that the
application of this UDC to a particular structure or parcel of land is unconstitutional or invalid
does not apply to any other structure or parcel of land.
25.01.09 Review and Decision-Making Bodies
.01.09.01. Purpose
This section describes the organization, powers, and duties of the offices responsible for the
administration of this UDC.
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Chapter 25.01: General Provisions
25.01.09 Review and Decision-Making Bodies
.01.09.02 City Commission
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Installment 1: Administration – October 2025 STAFF DRAFT
.01.09.02. City Commission
The City Commission shall have all powers granted to it by the Charter of the City of Palm
Desert. In the administration and enforcement of this UDC, the City Commission has the review
and decision authority as shown in §25.07.03: Summary Table of Review Procedures.
.01.09.03. Planning Commission
A. Duties and Authority
The Planning Commission is hereby charged with the duty and invested with the authority
to:
1. Exercise the powers set forth in State law [---reference].
2. Review and make recommendations or decisions as show in §25.07.03: Summary Table
of Review Procedures pursuant to the application-specific procedures outlined in this
UDC.
3. Conduct related business and make other recommendations on matters that are
specifically requested, assigned, or required by the City Commission or Zoning
Administrator.
4. Review and submit each year a progress report prepared by the Zoning Administrator
of Development and Neighborhood Services to the City Commission summarizing its
activities, major accomplishments for the past year, and a proposed work program for
the coming year.
5. Adopt rules to govern its proceedings provided that such rules comply with state law or
the provisions of the Code of Ordinances.
B. Officers
The commission shall elect a chairperson and vice-chairperson from among its members.
The commission shall also elect any other officers as it deems necessary either from its
membership or from staff representatives assigned by the City Manager to work with the
commission.
C. Compensation
Planning Commissioners shall be compensated as determined by the City.
D. Meetings
1. All meetings of the commission shall be open to the public, otherwise specified for
closed and executive sessions in the California Open Meetings Act.
2. The dates, time, and place of commission meetings shall be set by the commission in
consultation with City officials.
3. All proceedings of the commission shall be recorded in minutes of meetings, and such
minutes be approved by the commission and made a matter of public record.
E. Appointment, Removal, Vacancy and Reappointment
See §2-310 of the Code of Ordinances.
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Chapter 25.01: General Provisions
25.01.09 Review and Decision-Making Bodies
.01.09.04 Architectural Review Commission
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Installment 1: Administration – October 2025 STAFF DRAFT
F. Initial Appointments and Terms
See §2-311 of the Code of Ordinances.
.01.09.04. Architectural Review Commission
[reserved]
.01.09.05. Zoning Administrator
A. The Zoning Administrator shall have the authority to review and make decisions as shown in
§25.07.03: Summary Table of Review Procedures pursuant to the application-specific
procedures outlined in this UDC.
B. The Zoning Administrator shall have the right to enter upon any premises at any reasonable
time for the purpose of making inspections of buildings or premises necessary to carry out
their duties in the enforcement of this UDC. The Zoning Administrator may apply to the
municipal court or other court of competent jurisdiction for such rights-of-entry or search
warrants as may be required by law to carry out the foregoing duties.
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Chapter 25.07: Administration and Procedures
25.07.01 Purpose
.01.09.05 Zoning Administrator
Palm Desert, California – Unified Development Code 8
Installment 1: Administration – October 2025 STAFF DRAFT
Chapter 25.07: Administration and Procedures
Commentary
The Administration and Procedures chapter describes the review and approval procedures for development
applications in Palm Desert. All existing and new procedures clarified to include objective review criteria, to be
more use-friendly, and to result in a more predictable process .
25.07.01 Purpose
This article describes the review and approval procedures for land use and development
applications in the City.
25.07.02 Organization
This article is divided into the following sections:2
A. §---, Summary Table of Review Procedures — summarizes the development procedures in
this UDC.
B. §---, Common Review Procedures— describes the standard procedures that apply to most
development application types.
C. §---, Site Development— contains approval criteria and any modifications to the common
review procedures for administratively approved site-specific development applications.
D. §---, Signs — describes plans and studies that may be required to inform the review and
approval of sign permit applications.
E. §---, Subdivision — contains approval criteria and any modifications to the common review
procedures for applications related to the division and conveyance of land.
F. §---, UDC and Plan Amendments — contains criteria and any modifications to the common
review procedures for major planning and zoning applications.
G. §---, Error! Reference source not found. — contains approval criteria and any
modifications to the common review procedures for applications to vary from strict
conformance with this UDC or to obtain other forms of relief.
25.07.03 Summary Table of Review Procedures
Commentary
The following table will replace existing Table 26.50-1. The new table is intended to clarify review and approval
permissions for all permit and entitlement requests. The applications in the table have been organized by type of
request (e.g., subdivision, grading, or flexibility and relief) rather than by type of approval (e.g., administrative,
discretionary, and legislative) as was previously discussed in the Development Regulations Assessment report . We
believe this system of organization will help code users more easily find the type of application they are looking
for.
2 Update x-refs following Subcommittee and development of all procedures.
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Chapter 25.07: Administration and Procedures
25.07.03 Summary Table of Review Procedures
.01.09.05 Zoning Administrator
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The table below lists the development applications authorized in this UDC, including
recommended or required pre-application activities and the role of City review and decision-
making authorities.
Table 25-07-1: Summary of Development Review Procedures
R = Review & Recommend D = Decide A = Appeal * = Public Hearing
Application Type Sect. Ref.
Review and Decision-Making Bodies
Zoning
Administr
ator
ARC PC
City
Commissi
on
Site Development
Certificates of Use and Occupancy R/D
Home-Based Business Permits R/D
Administrative Use Permits3 R/D
Conditional Use Permit4 R D* A
Temporary Use Permit R/D
Use Determinations15 R/D
Minor Design Review6 R/D A
Major Design Review R D* A
Precise Plan7 R D* A
Development Agreements R R* D*
Signs
Sign Design Review R D* A
Comprehensive Sign Program R D* A
Subdivision
Lot Line Adjustment – Parcel Map R/D
Urban Lot Split – Tentative Map R/D
Urban Lot Split – Parcel Map R/D
Parcel Split – Tentative Map R D*
Parcel Split – Parcel Map R D
Major Subdivision – Tentative Map R D*
Major Subdivision – Final Map R D
UDC and Plan Amendments
General Plan Updates R R D*
Prezoning for Annexed Areas R R D*
3 Zoning Administrator may refer an administrative use permit to the Planning Commission for review and approval.
4 As part of this update, Condominium Conversions will now be reviewed through the Conditional Use Permit process.
5 Zoning Administrator may refer requests for use determination to the Planning Commission for review and approval.
6 New, formalized process that allows the Zoning Administrator or their designee to review and approve minor design elements.
7 If required, design review by the ARC or objective design review by the Zoning Administrator must be approved before precise plan review by
the Commission.
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.07.04.01 Purpose
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Table 25-07-1: Summary of Development Review Procedures
R = Review & Recommend D = Decide A = Appeal * = Public Hearing
Application Type Sect. Ref.
Review and Decision-Making Bodies
Zoning
Administr
ator
ARC PC
City
Commissi
on
Specific Plans R R* D*
Zoning Map Amendment R R* D*
Zoning Text Amendment R R* D*
Flexibility and Relief
Adjustments R/D
Reasonable Accommodation R/D A
Variances R D* A
25.07.04 Common Review Procedures
.07.04.01. Purpose
This section describes the standard procedures and rules applicable to all development
applications unless otherwise stated in this UDC. Common review procedures include six steps,
as shown below, not all of which are applicable to every application. Application-specific
procedures in §25.07.05: Site Development
, through §Error! Reference source not found.: Error! Reference source not found., identify
additional procedures and rules beyond those in this section.
Common Review Procedures
Pre-Application
Meeting
Application
Submittal
Application
Analysis
Public Hearing
and Public
Notice
Hearing,
Review, and
Decision
Post-Decision
Actions &
Limitations
.07.04.02 .07.04.03 .07.04.04 .07.04.05 .07.04.06 .07.04.07
.07.04.02. Pre-Application Meeting
A. Purpose
The pre-application conference is intended to provide an opportunity for the potential
applicant to meet with City staff to review applicable submittal requirements and review
procedures associated with the proposed application request.
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B. When Required8
A pre-application conference is required for certain application types according to
§25.07.03: Summary Table of Review Procedures, and is optional for all other applications.
C. Procedure
1. The potential applicant shall submit a request for a pre-application conference through
the Development Services Department website. Staff shall schedule the pre-application
conference and notify appropriate staff and the potential applicant of the time and
location of the meeting.
2. To maximize the benefit of this meeting, the potential applicant shall submit a concept
sketch and narrative description of their proposal with the pre-application conference
request.
3. At the meeting, City staff will assist the potential applicant to identify key issues and
concerns regarding the proposed development project so the potential applicant may
address them as part of their formal application submittal. At the conclusion of the pre-
application conference, City staff will summarize key outcomes from the meeting and
will provide a projection of anticipated development review timelines based on the
information presented at the meeting.
D. Effect
Any comments or commitments made by City staff during the pre-application conference
are preliminary in nature and may change significantly as the project is more clearly defined
in later stages of the development review process. Discussions of potential conditions to
mitigate impacts do not reflect actions by the decision-making body until and unless a
decision-making body takes formal action to attach that condition to a development
approval.
.07.04.03. Application Submittal
A. Authority to Submit Application
Unless expressly stated otherwise in this UDC, a development application shall be submitted
by:
1. The owner of the land on which development is proposed;
2. A person authorized to submit the application on behalf of the owner, as evidenced by
a letter or document signed by the owner; or
3. If there are multiple owners, all such persons shall sign the application or a letter or
document consenting to the application.
B. Application Content
1. The application shall be submitted to the Development Services Department on a form
established by the Zoning Administrator in accordance with the City’s established
application submittal calendar.
8 DISCUSSION: WHEN SHOULD PRE-APPS BE REQUIRED?
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2. The applicant shall ensure that an application contains sufficient information to
demonstrate compliance with all application requirements specific in this UDC, the
Administrative Manual and associated Criteria Manuals, and any additional application
requirements specified by the Zoning Administrator during a pre-application
conference.
3. Application processing will not begin until the Zoning Administrator determines that
the application materials submitted are complete and sufficient.
C. Waivers of Submittal Requirements
The Zoning Administrator may waive certain submittal requirements in order to reduce the
burden on the applicant and to tailor the requirements to the information necessary to
review a particular application. The Zoning Administrator may waive such requirements
upon finding that the projected size, complexity, anticipated impacts, or other factors
associated with the proposed development clearly, in his or her opinion, support such
waiver.
D. Application Fees
1. Application fees, as set forth in ---,9 shall be paid at the time of submittal according to
the type of application.
2. All required fees shall be paid to and collected by the Development Services
Department.
E. Submittal and Review Schedule
The Zoning Administrator shall establish a submittal and review schedule for development
applications and shall post that schedule on the Development Services Department website.
The Zoning Administrator may amend the schedule to ensure effective and efficient review
under this UDC.
F. Determination of Application Completeness
1. Application Materials
a. No application is complete unless all of the information required by this UDC, the
Administrative Manual and associated Criteria Manuals, and any application
materials required by the Development Services Department, are included, and all
required filing fees are paid.
b. An application is not considered filed until it is complete pursuant to §.07.04.03.F.2.
c. The applicant shall file an application in advance of any required public hearing or
public meeting where the application is to be considered.
d. The Zoning Administrator may establish a schedule for filing and reviewing any
application that requires action by a City review or decision-making body. The
schedule shall provide adequate time for notice and/or publication consistent with
the applicable state statutes and this article.
9 Where are these fees located currently?
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e. Completed applications shall be filed according to the published schedule. The
Zoning Administrator may accept applications filed in conflict with the published
submittal and review schedule at their discretion.
2. Review Procedure
a. A determination of completeness shall not constitute a determination of
compliance with the substantive requirements of this UDC, other ordinances of the
City, or state or federal law.
b. No later than 10 business days after an application is submitted, the Zoning
Administrator shall determine whether the application is complete and shall
transmit a written determination via personal delivery, electronic mail, or first-class
mail to the applicant. If the written determination is not made within this time
period, the application is deemed complete. Failure to complete this review within
the specified time does not constitute approval and does not give rise to any
cause of action against the City.
c. If the application is determined to be incomplete, the Zoning Administrator shall
provide notice to the applicant via personal delivery, electronic mail, or first-class
mail. The notice shall specify the necessary documents or other information
required to resolve the identified application deficiencies and the date the
application will expire if those deficiencies are not addressed. The Zoning
Administrator shall provide this notice no later than the 10th business day after
the date the application is filed.
d. The application shall expire on or after the 45th day after the date the application
is filed if:
i. The Zoning Administrator provides the notice described in §.07.04.03.F.2.b,
above; and
ii. The applicant fails to provide the specified documents or other information
required to resolve identified deficiencies within 45 days following notice.
e. If an application expires, the City shall not process the application. The applicant
shall file a new application and pay the required fees to have their request
processed.
3. Time Limits Triggered by Complete Application
Whenever this article establishes a time period for processing an application, the time
period does not begin until the Zoning Administrator has reviewed the application for
completeness and the applicant has corrected all deficiencies in the application. The
fact that a City employee reviewed an application to determine whether it is complete
shall not be binding on the City as the official acceptance of the application for filing.
4. Appeal of Application Completeness Determination
If the application is determined to be incomplete, the applicant may appeal that
decision in writing within 10 calendar days of the determination to the Board of Zoning
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Adjustment pursuant to §Error! Reference source not found.: Error! Reference
source not found..
G. Concurrent Applications
Review and decision-making bodies considering applications submitted simultaneously
shall render separate recommendations and decisions on each application based on the
specific standards applicable to each approval.
H. Application Withdrawal
1. After an application has been accepted for review, the applicant may withdraw the
application at any time by submitting a letter of withdrawal to the Zoning
Administrator.
2. An applicant is not entitled to a refund of application fees for withdrawn applications;
however, the Zoning Administrator may refund fees where staff review or public notice
has not been substantially initiated for the application.
3. If an applicant fails to respond to staff comments within 45 days, or an application is
otherwise determined by the Zoning Administrator to be inactive for a period of 45
days, then the application is no longer valid.
I. Resubmittal of an Application
A development application denied by the City, or approved and subsequently revoked
pursuant to §25.01.07: Enforcement, may be resubmitted only if the applicant makes
significant changes to address the reasons stated for the denial or revocation and if the
application is submitted within one year of the denial or revocation, unless an alternative
timeframe is specified in this section. The Zoning Administrator will determine if the
changes are sufficient to allow a resubmittal.
.07.04.04. Application Analysis
A. Referral to Staff and Review Agencies
The Zoning Administrator shall distribute the complete application to appropriate staff and
review agencies.
B. Staff Review and Application Revisions
Staff shall review the application and shall consult with applicable City departments and
other participating reviewing agencies. Staff shall submit recommendations and comments
to the applicant in a form established by the Zoning Administrator. The application shall not
move forward for further review until the Zoning Administrator determines that the
applicant has adequately responded to the City’s recommendations and comments, or the
applicant requests that the application move forward without responding to the City’s
recommendations and comments.
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C. Applications Subject to Staff Recommendation
1. Staff Report
If an application is subject to staff review and recommendation to the Planning
Commission, Board of Zoning Adjustment, and/or City Commission per §25.07.03:
Summary Table of Review Procedures, staff shall prepare a written staff report that
summarizes the proposal, findings, and recommendations.
2. Distribution and Availability of Application and Staff Report
The Zoning Administrator shall submit a copy of the staff report to the review and/or
decision-making body and shall make the staff report and related application materials
available for public review prior to the hearing at which the application is scheduled to
be heard.
D. Applications Subject to Staff Decision
1. Decision
If an application is subject to staff review and a final decision by the Zoning
Administrator per §25.07.03: Summary Table of Review Procedures, the Zoning
Administrator shall make a decision based on the review standards applicable to the
application type. The decision shall be in writing and shall clearly state reasons for a
denial or for conditions of approval.
2. Appeals
Appeals of administrative decisions may be made pursuant to §Error! Reference
source not found.: Error! Reference source not found..
.07.04.05. Public Hearing and Public Notice
A. Neighborhood Meeting10
1. Purpose
The purpose of a neighborhood meeting is to provide an opportunity to inform the
residents and landowners of the surrounding neighborhood(s) of the details of a
proposed development, how the applicant intends to meet the standards contained in
this UDC, and to receive public comment and encourage dialogue at an early time in
the review process.
2. Applicability
A neighborhood meeting is recommended for applications for Rezoning, Rezoning to
PUD, and Special Use Permit, or as required by the Zoning Administrator in their
discretion. The Zoning Administrator may require a neighborhood meeting for
proposed developments with demonstrated community interest, that require a Traffic
Impact Analysis, or are of a size or complexity that warrant a neighborhood meeting.
The neighborhood meeting is optional unless expressly stated otherwise in ---.
10 DISCUSS POTENTIAL USE OF THE NEIGHBORHOOD MEETING.
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3. Notice of Neighborhood Meeting
a. An applicant holding a neighborhood meeting is encouraged to provide mailed
notice of the meeting as described in the Administrative Manual.
b. Notice is required if the neighborhood meeting is required by the Zoning
Administrator or this UDC. The applicant shall notify the Zoning Administrator in
writing of the meeting date, time, and location no less than 14 days prior to the
scheduled date of the meeting, if the meeting was required to be held by the
Zoning Administrator or this UDC.
c. The applicant shall be responsible for providing mailed notice to residential and
nonresidential property owners within the public hearing notice area required by
§.07.04.05.D.2: Mailed Notice if elected or required.
d. Additional electronic notice is encouraged for:
i. The head of any homeowners association, or community/neighborhood
appointed representative adjoining the project site; and
ii. Other interested parties as determined by the Zoning Administrator.
4. Attendance at Neighborhood Meeting
The applicant shall be responsible for scheduling, coordinating, and facilitating the
meeting, and for retaining an independent facilitator if needed. The meeting shall be
held prior to the first public meeting to consider the application. Attendance at the
meeting by City staff is not required and will be determined by the Zoning
Administrator on a case-by-case basis.
5. Summary of Neighborhood Meeting
The applicant shall prepare and deliver a written summary of the neighborhood
meeting to be included in the main application submittal. The written summary shall be
included in the staff report provided to the decision-making body at the time of the
first public meeting to consider the application. At a minimum, the following
information shall be included in the meeting summary:
a. Date, time, and location of the meeting;
b. A copy of the meeting sign-in sheet; and
c. A summary description of how the applicant has or has not addressed or proposes
to address the issues, concerns, and objections identified during the meeting.
B. Scheduling of Public Hearings and Public Meetings
1. If an application is subject to a public hearing or public meeting per §25.07.03:
Summary Table of Review Procedures, the Zoning Administrator shall schedule the
public hearing for either a regularly scheduled meeting or special meeting of the
appropriate review and/or decision-making body.
2. The public hearing or meeting shall be scheduled to allow sufficient time to prepare a
staff report.
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3. The Development Services Department website shall include a submittal and review
schedule that the City will follow if the applicant submits a complete application that
addresses staff review feedback by the deadline established for each step in the
submittal and review process. The submittal and review schedule is based on time
frames established by state statute for reviewing agency response times and minimum
requirements for notice of public hearings.
4. Public meetings shall include a time for citizen comment on items that do not require a
public hearing.
C. Notice Format and Content for Public Meetings
Electronic notice of a public meeting shall be posted to the City’s website a minimum of 72
hours prior to the public meeting.
D. Notice Format and Content for Public Hearings
1. Content of Mailed and Published Notices
At a minimum, required notice shall:
a. Identify the application by type and case number;
b. Describe the land involved by street address, or by legal description and the
nearest cross street, and project area (size) that is the subject of the application;
c. Provide a general description of the proposed project;
d. Specify the date, time, and location of the hearing being noticed;
e. Include a telephone number, email address, and/or website for additional
information;
f. Include a statement that the public may appear at the public hearing or be heard
and submit evidence and written comments with respect to the application; and
g. Provide any additional information as may be required by the Administrative
Manual or state law.
2. Mailed Notice
Applications requiring mailed notice in accordance with this UDC shall comply with the
following:
a. Notice of a public hearing shall be sent to the owner of the property for which the
approval is sought.
b. Notice of a public hearing shall be sent to all owners of property, as indicated by
the most recently adopted municipal tax roll, that is located within 200 feet in all
directions of any property affected by the proposal.
c. Notice of a public hearing shall be sent to any other parties entitled to receive
written notice by mail under state law.
d. The mailed notice will be postmarked at least 11 days prior to the date of the
public hearing at which the item will be considered, except residential Replats
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subject to State law §212.015 that shall be postmarked at least 15 days prior to the
date of the public hearing.
e. The notice may be served by using the last known address as reflected by the
Dallas Central Appraisal District, and depositing the notice, properly addressed
and postage paid, in the United States mail.
3. Posted Notice
Applications requiring posted notice in accordance with this UDC shall comply with the
following:
a. The City shall post a minimum of one sign on the subject property at least 10 days
prior to the date of the public hearing before the Planning Commission. The
Zoning Administrator may require additional signs based on access and
configuration of the property.
b. The signs shall be posted at a prominent location adjacent to a public street and
be easily visible from the street.
c. Photos of the posted notification signs and a required affidavit shall be provided
to the Development Services Department in accordance with the Administrative
Manual.
d. The applicant is responsible for maintaining the required number of notification
signs posted on the subject property until final action is taken on the application
by the City Commission.
e. Signs shall be constructed and posted in accordance with the Administrative
Manual.
f. Signs shall include the following information:
i. Type of application
ii. Public hearing requirement
iii. City logo
iv. Website and phone number to learn more about the application.
g. The signs shall be removed within 10 days after final action on the application by
the City Commission.
h. It is unlawful to intentionally or knowingly remove a notification sign that has been
posted pursuant to this UDC, or to in any way tamper with or conceal the sign
message.
4. Published Notice
Applications requiring published notice in accordance with this UDC shall comply with
the following:
a. When published notice is required, the Zoning Administrator shall prepare the
content of the notice and publish the notice in an official newspaper or a
newspaper of general circulation in the City. The content and form of the
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published notice shall be consistent with the requirements of the applicable
provisions of state law.
b. The first date of the publication shall be at least 16 days prior to the date of the
public hearing at which the item will be considered.
E. Public Hearing Notice
All public hearings required by this UDC shall be preceded by the notices identified in the
table below. Procedures not listed in the table do not require public hearing notice.
[RESERVED]
F. Constructive Notice
1. Minor defects in any notice shall not impair the notice or invalidate proceedings
pursuant to the notice if a bona fide attempt has been made to comply with applicable
notice requirements. Minor defects in a notice shall be limited to non-substantive
errors in a property description or typographical or grammatical errors that do not
impede communication of the notice to affected parties. In all cases, however, the
requirements for the timing of the notice and for specifying the time, date, and place of
a hearing shall be strictly construed.
2. Failure of a party to receive notice shall not invalidate subsequent action. If questions
arise at the public hearing regarding the adequacy of notice, the decision-making body
shall make a formal finding as to whether there was substantial compliance with the
notice requirements of this UDC.
3. In addition to notice by the means set forth above, the City may give notice of the
hearing in a specific case in such other manner as it deems necessary or appropriate.
G. Protest Procedures
A proposed zoning action may be protested pursuant to State law and the requirements
below. A valid, written protest shall require an affirmative vote of at least three-fourths of all
members of the governing body for approval of the protested zoning action.
1. Submittal Requirements
a. A written protest may be submitted by a minimum of 20 percent of the property
owners located within 200 feet of the area covered by the proposed change.
b. A written protest shall be submitted on a form provided by the City and shall
contain the following information:
i. Description of the zoning case at issue;
ii. Email and phone number of the protest petitioner(s);
iii. The names and original signatures of all persons protesting the proposed
zoning action; and
iv. A description or address of the area of lots or land owned by the protesting
parties.
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c. The written protest form must be signed by the owner of the property, or by their
authorized representative. The signature of any one owner of a property with
multiple owners shall bind the entire property to the protest.
d. In the case of a property owned by a corporation, the protest must be signed by
the president, a vice president, an attorney-in-fact authorized to sign the protest
on behalf of the corporation, or other person authorized to sign on behalf of the
property. In the case of a property owned by a general or limited partnership, the
protest must be signed by a general partner or by an attorney-in-fact authorized
to sign the protest on behalf of the partnership.
e. For condominium lots or land to be included in calculating the lots or land area
protesting a zoning action, the written protest form must state that the governing
body of the condominium has authorized a protest in accordance with procedures
required by its bylaws, and that the person signing the protest is authorized to act
on behalf of the governing body of the condominium. A written protest signed by
the owner of an individual condominium unit shall not be accepted unless the
filing party produces legal documents governing the condominium which clearly
establish the right of an individual owner to act with respect to the owner’s
respective undivided interest in the common elements of the condominium.
f. Except for those properties owned by corporations or jointly owned by multiple
people as described in §§.07.04.05.G.1.d and .07.04.05.G.1.e, all signatures on a
written protest form shall be notarized or witnessed. The notary requirement is
fulfilled if the person who obtains the signatures signs a certification stating that:
i. They witnessed those signatures; and
ii. The signatory represented their authority to sign the petition.
g. In all cases where a written protest form has been properly signed pursuant to this
section, the City shall presume that the signatures are authentic and that the
persons or officers whose signatures appear on the protest form are either owners
of the property or authorized to sign on behalf of one or more owners as
represented. The City Attorney may advise the governing body that this
presumption of validity should not be followed in a specific case based on
evidence presented.
2. Filing Deadline
a. A written protest must be filed with the City Secretary before 5:00 p.m. of the 4th
business day prior to the public hearing when the proposed zoning action is
scheduled to be acted upon. A written protest form sent through the mail must be
received by the City Secretary before the deadline.
b. Before the public hearing on the zoning action begins, the filing deadline for a
protest is automatically extended whenever the public hearing is re-advertised in
the official newspaper of the City pursuant to statutory notice requirements.
c. After the public hearing has begun, the filing deadline may only be extended by
calling a subsequent public hearing and advertising that public hearing in the
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official newspaper of the City pursuant to statutory notice requirements or if the
item is tabled or continued. In such a case, the new filing deadline is noon of the
2nd business day immediately preceding the newly advertised public hearing date
or the date to which the item is tabled or continued.
3. Withdrawal of Protest Signature(s) or Protest Form(s)
a. A protest, once filed, remains in effect unless withdrawn in accordance with this
section, irrespective of any amendments made to the zoning proposal. Requests to
withdraw a protest form or individual protest signature(s) that have been filed
must be in writing and filed with the City Secretary before the filing deadline.
b. The provisions of this section governing the form and filing of protests apply
equally to withdrawals.
4. Conflicting Submissions
If multiple protests and withdrawals are filed on behalf of the same owner, the
submission with the latest date and time of execution controls.
.07.04.06. Hearing, Review, and Decision
A. Hearing, Review, and Decision
1. The application shall be subject to hearings, review, recommendations, and decisions as
indicated in §25.07.03: Summary Table of Review Procedures.
2. If the application is subject to a public hearing, the applicable review and/or decision-
making body shall hold a public hearing in accordance with §.07.04.05: Public Hearing.
3. The City Commission may hold a joint public hearing with the Planning Commission as
provided for by state law. In case of a joint hearing, the City Commission may not act
on the request until it receives the report of the Planning Commission.
4. The applicable review and/or decision-making body shall consider the following:
a. The application and supportive material submitted by the applicant;
b. The testimony of the applicant;
c. The testimony of the public during the public hearing, when applicable;
d. The Development Services Department staff report; and
e. Such other additional information as may be required by the review and/or
decision-making body to evaluate the application.
5. The applicable review and/or decision-making body may approve, approve with
conditions, or deny the application based on the applicable approval criteria listed in
the application-specific procedures in §§25.07.05 through Error! Reference source not
found.. The review and/or decision-making body may also continue the hearing in
accordance with the review and/or decision-making body’s adopted rules and
procedures.
6. If the review involves a public hearing, the recommendation or decision (as applicable)
shall:
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a. Be based only on the record of the public hearing;
b. Be in writing;
c. Include findings of fact based on competent, material, and substantial evidence
presented at the hearing;
d. Reflect the determination of contested facts; and
e. State how the findings support compliance with applicable review standards.
7. The applicable review and/or decision-making body shall clearly state the factors
considered in making its recommendation or decision, as well as the basis or rationale
for the recommendation or decision.
8. All approvals and decisions under this UDC require the weighing of facts and applicable
laws and regulations and thus are discretionary, unless clearly indicated otherwise by
the use of wording requiring ministerial, non-discretionary approval (e.g., “shall issue,”
or “shall approve” upon request).
B. Public Hearing Procedures
Whenever a public hearing is required by this UDC, the following public hearing procedures
shall apply:
1. Conduct of Public Hearings
a. Generally
Any person can appear at a public hearing and testify or submit evidence. Each person
appearing at a public hearing must be identified by name and address.
b. Exclusion of Testimony
If necessary, the review or decision-making body conducting the public hearing can
establish time limits for testimony and may exclude testimony or evidence that is irrelevant,
immaterial, or repetitious.
c. Tabling of Public Hearing
The review or decision-making body conducting the public hearing can, on its own motion
or at the request of staff, the applicant, or the property owner(s), table the public hearing
to a specified date. Tabling may occur more than once. However, t abling for more than 40
days without the applicant's consent is not permitted. Every effort must be made to
conduct each public hearing expeditiously and without undue delay.
2. Public Hearing Order of Proceedings
The order of proceedings at a public hearing will be as follows. The applicable review
and/or decision-making body may adjust this order as necessary.
a. Narrative and Description
The Zoning Administrator presents a narrative and/or graphic description of the project.
b. Staff Report
The Zoning Administrator presents a staff report addressing compliance with relevant City
plans and standards contained in this UDC and the recommendations of review boards and
commissions.
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Chapter 25.07: Administration and Procedures
25.07.04 Common Review Procedures
.07.04.06 Hearing, Review, and Decision
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c. Applicant Presentation
The applicant may present testimony or evidence in support of the project.
d. Public Testimony
The public may present evidence and testimony concerning the proposed project.
e. Applicant Response
The applicant may respond to any evidence or testimony presented by the public.
f. City Staff Response
The Zoning Administrator, City Attorney, or any other City staff may respond to the
evidence and testimony offered by the applicant and the public, as well as questions from
the review or decision-making body.
g. Decision of Review or Decision-Making Body
The review or decision-making body makes its decision or recommendation to approve,
approve with conditions, or deny the application.
h. Notice of Decision
The Zoning Administrator notifies the applicant in writing of the review or decision-making
body decision within a reasonable time after the decision.
i. Record
The audio and/or video of the hearing, minutes, all applications, exhibits, and papers
submitted during the proceedings, Development Services Department files, staff report,
and decision of the review or decision-making body constitute the complete record. The
record will remain in the possession of the City.
C. General Approval Criteria
1. Generally
a. Unless otherwise specified in this UDC, City review and decision-making bodies
shall review all development applications submitted pursuant to this article for
compliance with the general review criteria stated below.
b. The application may also be subject to additional review criteria specific to the
type of application, as set forth in §25.07.05: Site Development
c. through §Error! Reference source not found.: Error! Reference source not
found..
d. If there is a conflict between the general review criteria in this section and the
specific review criteria in §25.07.05: Site Development
e. through §Error! Reference source not found.: Error! Reference source not
found., the specific review criteria in §25.07.05: Site Development
f. through Error! Reference source not found.: Error! Reference source not
found. control.
2. Compliance with UDC and Other Applicable Plans and Regulations
The proposed use and development shall comply with all other City regulations and
with all applicable regulations of the federal or state governments and other relevant
entities with jurisdiction over the property or the current or proposed use of the
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Chapter 25.07: Administration and Procedures
25.07.04 Common Review Procedures
.07.04.07 Post-Decision Actions and Limitations
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Installment 1: Administration – October 2025 STAFF DRAFT
property, including but not limited to this UDC, the Comprehensive Plan, and where
applicable, other master plans and City-wide studies.
3. Compliance with Prior Approvals
The proposed use and development shall be consistent with the terms and conditions
of any prior land use, plan, or plat approval for all or part of the property that is in
effect and not proposed to be changed. This includes consistency with any approved
phasing plan for development and installation of public improvements and amenities.
4. Compliance with Phasing Plans
If the proposal involves phases, each phase of the proposed development shall contain
all of the required streets, utilities, landscaping, open space, and other improvements
that are required to comply with the project’s cumulative development to date and
shall not depend upon subsequent phases for those improvements.
D. Conditions of Approval
1. Where this UDC authorizes a review and/or decision-making body to approve or deny
an application subject to applicable criteria, the review and/or decision-making body
may approve the application with conditions necessary to bring the proposed
development into compliance with this UDC or other regulations, or to mitigate the
impacts of that development on the surrounding properties and streets.
2. All conditions of approval shall be reasonably related to the anticipated impacts of the
proposed use or development or shall be based upon standards duly adopted by the
City. Such conditions may include those necessary to carry out the purpose and intent
of the Comprehensive Plan, other adopted plans, and this UDC.
3. During its consideration, the review and/or decision-making body may consider
alternative potential conditions, and no discussion of potential conditions shall be
deemed an attempt or intent to impose any condition that would violate the federal or
state constitutions, statutes, or regulations. Discussions of potential conditions to
mitigate impacts do not reflect actions by the review and/or decision-making body
unless and until the review and/or decision-making body takes formal action to attach
that condition to a development approval.
4. Unless otherwise provided in this UDC, any representations of the applicant in
submittal materials or during public hearings shall be binding as conditions of
approval.
5. Any conditions shall be listed in or attached to the approval document, and violation of
any approved condition shall be a violation of this UDC.
.07.04.07. Post-Decision Actions and Limitations
A. Notice of Decision
1. Within 10 days after a final decision on an application, the Zoning Administrator shall
provide written notification of the decision via personal delivery, electronic mail, or
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25.07.04 Common Review Procedures
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first-class mail to the applicant and make a copy of the decision available to the public
in the Development Services Department.
2. If the review involves a public hearing, the Zoning Administrator shall, within 10 days
after a final decision on the application, also provide a written notification of the
decision via personal delivery, electronic mail, or first-class mail to the owner(s) of the
subject site, and any other person that submitted a written request for a copy of the
decision before its effective date.
B. Effect of Approval
1. Approval of any development application in accordance with this Code, whether
granted or deemed granted by expiration of a “shot clock,” (a time limit for a
municipality to act on certain applications) authorizes only the particular use, plan, or
other specific activity approved, and not any other development requiring separate
application.
2. Approvals, whether granted or deemed granted, do not vary or change this Code or
excuse non-compliance, except to the extent specified in a Variance, interpretation,
special exception, or amendment that is duly approved in writing by the authorized
decision-maker.
3. If one development permit or approval is a prerequisite to another permit or approval
(e.g., Variance approval prior to a Site Plan approval), development may not take place
until all required permits and approvals are obtained. Approval of one application does
not necessarily guarantee approval of any subsequent application.
C. Appeal
1. A party aggrieved or adversely affected by any decision by the City Commission,
Planning Commission, or Architectural Review Board may seek review of the decision in
accordance with applicable state law.
2. A party aggrieved by other final decisions may appeal the decision in accordance with
the procedures and standards in §Error! Reference source not found.: Error!
Reference source not found..
D. Expiration and Revocation of Approval
1. Expiration of Approval
If a specific time period for expiration is not specified within the approval of an
application, the approval shall expire after two years following the date upon which the
final approval became effective, if none of the following have occurred:
a. The subject property has been improved for the development for which it was
approved, and a Building Permit has been issued and construction commenced
and is being diligently pursued toward completion of the site for which the
approval was originally granted; or
b. A Certificate of Occupancy has been issued for structure(s) that were the subject of
the application; or
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25.07.04 Common Review Procedures
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c. The site has been occupied for a permitted use if no Building Permit or Certificate
of Occupancy is required.
d. For purposes of this section, progress towards completion of the project is as
defined in State law.
2. Revocation of Approval
Upon expiration, the approval shall be considered revoked, unless a request for a time
extension is made by the applicant to the Zoning Administrator at least 15 days prior to
the date of the expiration of the original approval in accordance with established
application submittal scheduling requirements.
3. Request for Extension of Approval
Unless otherwise specified in a specific procedure, the original approval body may
grant extensions of the expiration time period for up to one year, following a written
request to the Zoning Administrator for such extension prior to the expiration date. The
request shall include reasonable cause for an extension. No more than one extension
may be granted.
E. Modification or Amendment of Approval
1. Minor Changes Allowed
Development authorized by any approval under this article may incorporate minor
changes from the approved plan, permit, or conditions of approval, as appropriate,
without the need for a new application, subject to the limitations below.
a. Authorized minor changes are limited to those that appear necessary in light of
technical or engineering considerations first discovered during the preparation of
final engineering and building plans and were not reasonably anticipated during
the initial approval process, as long as they comply with the standards of this UDC
and any other applicable approval conditions or design criteria.
b. Minor changes may include minor deviations in the building footprint or
relocation of infrastructure (roads and water or sewage lines) so long as the
relocation complies with the conditions of any approval and this UDC.
c. Minor changes shall not include reductions in the amount of open space,
buffering, or increases in gross floor area.
d. The Zoning Administrator shall determine whether the proposed minor changes:
i. Comply with the standards of this UDC and applicable design criteria;
ii. Are necessary to meet conditions of approval; and
iii. Would not significantly alter the function, form, intensity, character, demand
on public facilities, or impact on adjacent properties as approved.
2. Major Changes
Any modification of an approved plan, permit, or condition of approval that the Zoning
Administrator determines does not meet the criteria in §.07.04.07.E.1 above shall
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25.07.04 Common Review Procedures
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require a new application that is submitted and reviewed in accordance with the
applicable procedure and fee requirements.
F. Limitation on Subsequent Similar Applications
Following denial of an application, the decision-making body shall deny any applications
that are the same or substantially similar within one year of the previous denial. This waiting
period may be waived by the decision-making body provided that:
1. There is a substantial change to circumstances, or new information available, relevant
to the issues or facts considered during the previous application review; or
2. The new application is materially different from the previous application, as determined
by the Zoning Administrator.
G. Site Development Permit
1. Prior to the commencement of any improvements associated with an approved project,
the applicant must obtain all necessary Site Development Permits from the City.
2. No permit for excavation for any building shall be issued before application has been
made for a Site Development Permit.
H. Building Permits
All applications for Building Permits shall be accompanied by an accurate plat and approved
development plan in accordance with the City’s administrative procedures.
I. Certificate of Occupancy
1. Compliance Required
No building hereafter erected or structurally altered shall be used, occupied, or
changed in use until a certificate of occupancy has been issued by the Building Official
or Zoning Administrator.
2. Procedures
a. Following the approval of the necessary Building Permits for each project type, the
applicant shall submit an application for a certificate(s) of occupancy. The
necessary certificate(s) of occupancy shall be issued within 10 days after the
erection or structural alteration of such building shall have been completed in
conformity with the provisions of this UDC.
b. Certificates of occupancy shall be applied for following a change in ownership or
tenant of buildings requiring a Building Permit.
3. Record of Certificate of Occupancy
A record of all certificates shall be kept on file in the Development Services Department
and copies shall be furnished in accordance with the City’s administrative procedures
upon request to any person having a propriety or tenancy interest in the building
affected.
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Chapter 25.07: Administration and Procedures
25.07.05 Site Development
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25.07.05 Site Development
25.07.06 Signs
25.07.07 Subdivision
25.07.08 UDC and Plan Amendments
25.07.09 Flexibility and Relief
[reserved]
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Installment 1: Administration – October 2025 STAFF DRAFT
Chapter 25.08: Definitions
25.08.01 Rules of Construction
.08.01.01. Meanings and Intent
All provisions, terms, phrases, and expressions contained in this UDC shall be construed
according to the general purpose set forth in §25.01.03, and the specific purpose statements set
forth throughout this UDC. When, in a specific section of this UDC, a different meaning is given
for a term defined for general purposes in this UDC, the specific section’s meaning and
application of the term shall control.
.08.01.02. Headings, Illustrations, and Text
In the event of a conflict or inconsistency between the text of this UDC and any heading,
caption, figure, illustration, table, or map, the text shall control.
.08.01.03. Lists and Examples
Unless otherwise specifically indicated, lists of items or examples that use terms such as “for
example,” “including,” and “such as,” or similar language are intended to provide examples and
are not exhaustive lists of all possibilities.
.08.01.04. Computation of Time
The time in which an act is to be done shall be computed by excluding the first day and
including the last day. If a deadline or required date of action falls on a Saturday, Sunday,
holiday observed by the City, or other day that City offices are not open, the deadline or
required date of action shall be the next day that is not a Saturday, Sunday, holiday observed by
the City, or other day that City offices are not open. References to days are calendar days unless
otherwise stated.
.08.01.05. Technical and Non-Technical Terms
Words and phrases shall be construed according to the common and approved usage of the
language, but technical words and phrases that may have acquired a peculiar and appropriate
meaning in law shall be construed and understood according to such meaning.
.08.01.06. Mandatory and Discretionary Terms
The words “shall,” “must,” and “will” are mandatory, establishing an obligation or duty to comply
with the particular provision. The words "may" and "should" are discretionary.
.08.01.07. Conjunctions
Unless the context clearly suggests the contrary, conjunctions shall be interpreted as follows:
A. “And” indicates that all connected items, conditions, provisions, or events apply;
B. “Or” indicates that one or more of the connected items, conditions, provisions, or events
apply; and
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Chapter 25.08: Definitions
25.08.02 Use-Related Definitions
.08.01.08 Tenses, Plurals, and Gender
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C. “And/or” indicates that the connected words or provisions may apply singularly or in any
combination.
.08.01.08. Tenses, Plurals, and Gender
Whenever appropriate with the context, words used in the present tense include the future
tense. Words used in the singular number include the plural. Words used in the plural number
include the singular, unless the context of the particular usage clearly indicates otherwise. Words
used in the masculine gender include the feminine gender, and vice versa.
.08.01.09. Titles and Headings
All titles and headings of articles, sections, or subsections of this UDC are to be used for
convenience in arrangement only and shall not be construed to alter the intended meaning.
25.08.02 Use-Related Definitions
25.08.03 Other Terms Defined
38
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Chapter 25.09: Heading 1
25.09.01 Heading 2
.09.01.01. Heading 3
A. Heading 4
Body 4
1. Heading 5
Body 5
a. Heading 6
Body 6
i. Heading 7
Body 7
a. Heading 8
Body 8
.09.01.02. List 3
A. List 4
1. List 5
a. List 6
i. List 7
a. List 8
i. List 9
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Page 1 of 3
CITY OF PALM DESERT
STAFF REPORT
MEETING DATE: November 13, 2025
PREPARED BY: Richard D. Cannone, AICP, Assistant City Manager
SUBJECT: STUDY SESSION: PROVIDE INPUT ON MODIFICATIONS TO THE
MILLENNIUM SPECIFIC PLAN DEVELOPMENT AGREEMENT
RECOMMENDATION:
Provide input on modifications to the Millennium Specific Plan Development Agreement .
BACKGROUND/ANALYSIS:
On March 12, 2015, the City Council approved the Millennium Specific Plan, which included the
Specific Plan, Development Agreement, and Tentative Tract Map, as well as the Master
Association Covenants, Conditions & Restrictions (CC&Rs) establishing long-term maintenance
obligations for medians and drainage facilities.
Over the past year, staff have been in discussion with Palm Desert University Gateway (PDUG),
the developer of the Specific Plan, to resolve several unmet conditions related to the
Development Agreement and Tentative Tract Map, along with maintenance obligations outlined
in the CC&Rs. Staff have reached a point where it is appropriate to update the City Council on
progress made toward resolving these items and to receive input on proposed modifications to
the governing documents.
Since adoption of the Specific Plan, several development phases have been completed;
however, some early project conditions were never fulfilled or were only partially implemented.
These include the construction of sidewalks along Portola Avenue and Gerald Ford Drive, tree
line plantings along the railroad frontage on the north boundary, which were supposed to be
installed prior to the issuance of the 80th building permit for Genesis, and completion of
landscaping along the north side of Dinah Shore Drive.
In addition, certain Development Agreement obligations require amendment to reflect current
conditions. For example, the requirement for the Mid-Valley Bike Path is no longer applicable
after the project was formally abandoned by the City Council in 2017, yet references to it remain
in the governing documents. Similarly, provisions related to the maintenance of drainage
facilities and Master Association cost-sharing responsibilities require clarification and updating
to ensure equitable and enforceable maintenance of shared infrastructure.
To address these issues comprehensively, staff and the developer have outlined a set of
proposed modifications to the Development Agreement and CC&Rs. These include completion
of missing sidewalks, updates to landscape responsibilities along Dinah Shore Drive,
reimbursement for tree line installation, revisions to drainage channel ownership and
maintenance, and potential dissolution of the existing Master Association in favor of updated
cost-sharing agreements.
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City of Palm Desert
Millennium Development Agreement
Page 2 of 3
PROPOSED MODIFICATIONS TO CONSIDER
To resolve the outstanding conditions and clarify ongoing maintenance responsibilities, staff and
PDUG have identified several proposed modifications to the Development Agreement and
associated CC&Rs. These changes are intended to align existing documents with current site
conditions, ensure consistency with adjacent public improvements, and simplify long -term
maintenance administration.
First, the sidewalks at the northeast corner of Portola Avenue and Gerald Ford Drive would be
constructed by the developer, completing an approved plan previously deferred and providing
continuous pedestrian connectivity in the area.
The Development Agreement would also be amended to remove references to the Mid -Valley
Bike Path, which was formally abandoned by the City Council in 2017 and deleted from the City’s
Capital Improvement Program.
Along Dinah Shore Drive, the City would install perimeter landscaping as part of the Dave Erwin
Park project, while PDUG would install consistent improvements along Parcel 3 at the time of its
redevelopment. In addition, PDUG would reimburse the City 50 percent of the tree line
installation cost ($154,653) at the time Parcel 3 develops, following the same cost -sharing
approach used for Technology Drive. The developer, which o wns all parcels adjacent to the
northern boundary, would also install consistent landscaping and wall design to match the Dave
Erwin Park frontage. These commitments would be memorialized in an amendment to the
Development Agreement.
For the [Mid-Valley] Drainage Channel, PDUG would deed the property to the City, with the
CC&Rs updated accordingly. A separate maintenance cost -sharing agreement would be
established with the Genesis and Parcel 2 owners to ensure equitable participation in future
maintenance costs since they are the only properties approved to utilize the channel for offsite
storm water retention.
Responsibility for maintaining the Dinah Shore and Technology Drive medians would transition
to the City to ensure consistent maintenance with medians throughout the City, with the CC&Rs
amended to allow for annual cost recovery from the benefited parcels on a pro rata basis.
Finally, staff and the developer recommend that the City consider dissolution of t he Millennium
Master Association, which has become administratively burdensome and duplicative. In its
place, updated cost-sharing agreements could be recorded to clearly define and allocate
maintenance responsibilities for each participating property. Staff is also preparing a separate
study session item to discuss the maintenance of City medians citywide that are in similar
situations.
These proposed changes would bring the governing documents current, simplify ongoing
management, and ensure equitable cost distribution among the benefited properties.
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City of Palm Desert
Millennium Development Agreement
Page 3 of 3
Legal Review:
This report has been reviewed by the City Attorney’s Office.
FINANCIAL IMPACT:
There are no financial impacts at this time.
ATTACHMENTS:
1. Specific Plan Map
2. Development Agreement
3. Master Association CC&Rs
4. Presentation (to be distributed prior to the meeting)
43
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Exhibit
6
12.
0
8
.
1
4
The Millennium Palm Desert
Land Use Map
Palm Desert, California
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CITY OF PALM DESERT
STAFF REPORT
MEETING DATE: November 13, 2025
PREPARED BY: Oscar Per Martinez, City Clerk Student Intern
SUBJECT: STUDY SESSION: FEEDBACK ON THE KEY TO THE CITY POLICY
RECOMMENDATION:
Provide direction on the proposed criteria for the Key to the City Policy.
BACKGROUND/ANALYSIS:
City staff seeks feedback on draft criteria for the Key to the City Policy, which would establish a
consistent and transparent process for awarding this honor. The policy aims to preserve the
prestige of the recognition while aligning it with existing stan dards for ceremonial proclamations
and recognitions (Resolution No. 2024-011). The proposed criteria introduces a hybrid approach
that honors both community contributors and individuals or organizations that enhance the City’s
public profile. Individuals or groups associated with political candidates, religious or political
events, or activities contrary to City policy would be ineligible for consideration.
Legal Review:
This report has been reviewed by the City Attorney’s Office.
FINANCIAL IMPACT:
There is no financial impact associated with this presentation .
ATTACHMENTS:
1. Draft Policy Criteria
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118
Key to the City – Community Contribution Criteria
Purpose
To recognize individuals or organizations whose exceptional and long -term service has
strengthened the civic life, integrity, and development of the City of Palm Desert. The Key to
the City is a rare honor, reserved for extraordinary and lasting contributions.
Eligibility Criteria – Nature and Significance of Contribution
• Extraordinary Contribution: Contributions must reflect a sustained and meaningful
commitment that enhances the quality and character of life in Palm Desert, through
community service, philanthropy, leadership, business, education, public service, or
other fields that enhance civic life. Visible and behind-the-scenes contributions are
equally valued.
• Dedication to core values: Recipients must be an example of the City of Palm
Desert’s core values of integrity, stewardship, service, community, innovation, and
teamwork through their actions and contributions.
• Ineligibility: The Key to the City shall not be issued in connection with candidates for
elected office, religious or political events, or activities contrary to City policy.
Presentations shall not coincide with campaign activity, fundraising events, or
endorsements.
Review and Approval
• The Mayor and Mayor Pro Tem shall jointly review all nominations.
• If both approve, the recognition proceeds directly to presentation.
• If only one approves and wishes to continue, the nomination shall be placed on a
regular City Council agenda for full Council consideration.
Presentation
• The Key to the City shall be presented at a City Council meeting or other appropriate
ceremonial event.
119
Key to the City – Promotional and Marketing Recognition Criteria
Purpose
To recognize individuals or organizations whose achievements, public presence, or creative
work bring positive visibility and distinction to the City of Palm Desert. The Key to the City
may be presented as a promotional honor to celebrate those who elevate the City’s profile
through artistry, influence, partnership, or public engagement.
Eligibility Criteria – Nature and Significance of Contribution
• Distinguished Recognition: Recipients should have achieved significant public
recognition that draws favorable attention to Palm Desert, enhances its image, or
contributes to its cultural or economic vitality.
• Positive Connection and Impact: The honoree’s appearance, performance,
collaboration, or association with the City should create a meaningful and positive
connection with Palm Desert and generate measurable or widespread community
excitement, tourism benefit, or cultural significance, such as participation in a City-
sponsored or community event that promotes civic pride or tourism.
• Ineligibility: The Key to the City shall not be issued in connection with candidates for
elected office, religious or political events, or activities contrary to City policy.
Presentations shall not coincide with campaign activity, fundraising events, or
endorsements.
Review and Approval
• The Mayor and Mayor Pro Tem shall jointly review all nominations.
• If both approve, the recognition proceeds directly to presentation.
• If only one approves and wishes to continue, the nomination shall be placed on a
regular City Council agenda for full Council consideration.
Presentation
• The Key to the City shall be presented at a City Council meeting or other appropriate
ceremonial event.
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Page 1 of 3
CITY OF PALM DESERT
STAFF REPORT
MEETING DATE: November 13, 2025
PREPARED BY: Carlos Flores, Deputy Director of Development Services
Shawn Muir, Community Services Manager
SUBJECT: UPDATE ON NORTH SPHERE REGIONAL PARK
RECOMMENDATION:
Receive an update on the plans for creating regional park space in the north sphere of Palm
Desert. Discuss the opportunity to increase park space by entering a land lease agreement with
California State University San Bernardino, Palm Desert (CSUSB -PD).
BACKGROUND/ANALYSIS:
In September 2022, the City of Palm Desert (City) entered a park planning and design agreement
for a new 27-acre park in north Palm Desert on Dinah Shore Drive. As part of this effort, the city
conducted public engagement meetings, both in-person and online, with stakeholders,
community groups, and park users to understand the needs for recreational space.
Through this effort, staff developed a comprehensive understanding of park needs in the city.
Some of those are met with the new Dave Erwin Park, which will begin construction this fiscal
year. However, athletic field space remains one amenity that has not yet been addressed. The
public engagement revealed that soccer is the sport in the highest need of field space, followed
by football. To address this, staff were asked to investigate two other sites that may
accommodate a large regional park with athletic fields.
One of these sites is within the University Neighborhood Specific Plan (UNSP), an approximately
170-acre site on the northeast corner of Portola and Frank Sinatra. The other is on the campus
of California State University San Bernardino, Palm Desert, east of Cook Street near Gerald
Ford Drive.
UNSP Update
On March 9, 2023, the City Council adopted goals, including a goal to gather community input,
design, and build a community and regional park in North Palm Desert within the SARDA portion
of the designated UNSP area. On November 16, 2023, the Council award ed Contract No.
C46680 to Interwest Consulting Group to update the UNSP and plan future land uses for the
remaining 170 acres, including park space, community facilities, residential (including a
minimum of 220 affordable units), and commercial uses. Since early 2024, the consultant has
prepared two (2) draft land use concepts showing alternative placements of a regional park, as
well as residential and commercial land uses, to present to the community for feedback during
an outreach meeting.
The consultant analyzed the feedback and collaborated with City staff to finalize a land use plan
for the 170-acre vacant site. The intent of the land use plan is to provide the general location
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City of Palm Desert
Study Session for Update on North Sphere Regional Park
Page 2 of 3
and sizes of the different land uses, ensuring that the 170 -acre site provides the mix of land uses
and realistic build-out with streets, drainage, open space, and all other infrastructure and City
requirements.
On October 23, 2025, the City Council held a study session to receive an update on the UNSP,
including the proposed final draft UNSP land use plan with a main park location, additional park
and open space areas, and implementation of the UNSP. Discussion focused on providing
flexibility in the location, size, and uses of these areas, particularly the main park, while balancing
required housing units and future commercial areas to ensure appropriate buildout.
The main park is estimated at 22 acres, with an additional 34 acres of open space distributed
throughout remaining 170 acres for passive and active recreation, and drainage. An additional
4.5 acres are set aside for community facilities, such as a community center or library, resulting
in a total of approximately 60.5 acres dedicated to parks, open space, and community uses.
On November 4, 2025, the UNSP land use plan was presented to the City’s Parks and
Recreation Committee where City staff received concern about the size of the 22-acre main park
being too small and asked to bring it back at their next meeting in December for formal review
and recommendation.
CSUSB Update
Staff initiated meetings with CSUSB to discuss a potential park site on the university campus
beginning in summer 2024. University representatives discussed campus needs for recreational
and athletic space that would support their curriculum and enhance student life. Also included in
the discussion were other potential park amenities, a park use and access arrangement, parking
and security, maintenance, land use/lease, and construction costs.
A conceptual site plan was developed with both parties’ input. The size of the site is
approximately 29.5 acres. Based on this, an appraisal was ordered to understand the potential
cost for the required land lease. Following this information gathering the following items were
discussed, but would require further negotiation to move forward with the park planning effort.
CSUSB sent over deal post on the term, ground rent with annual escalator, size and renewal
option, which would prompt a new valuation of the site.
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City of Palm Desert
Study Session for Update on North Sphere Regional Park
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City’s partnership would potentially help the CSU expand its
Staff are requesting the City Council’s review of the information collected, and input on the
number, size and location of parks in north Palm Desert that best fit the community’s needs.
This input will help determine how best to purse the UNSP park site.
Legal Review:
This report has been reviewed by the City Attorney’s Office.
FINANCIAL IMPACT:
There is no fiscal impact associated with this presentation, as no formal action is being taken at
this time. Funding for planning the 170-acre parcel in the University area has been allocated in
the FY 2025/26 General Fund budget.
ATTACHMENTS:
1. Presentation (to be distributed prior to the meeting)
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CITY OF PALM DESERT
STAFF REPORT
MEETING DATE: November 13, 2025
PREPARED BY: Erica Powell, Management Analyst
SUBJECT: STUDY SESSION: DIRECTION ON A POTENTIAL LEASE AGREEMENT
WITH GOLDENVOICE FOR INSTALLATION OF TAFFY BY ARTIST
STEPHANIE LIN
RECOMMENDATION:
1. Provide direction on a potential ten-year lease with Goldenvoice for the installation of Taffy
by Stephanie Lin at Civic Center Park.
2. Should the City Council determine the proposed artwork or location is not suitable, provide
direction, if at all, on alternative artworks or locations for consideration.
BACKGROUND/ANALYSIS:
Goldenvoice’s Coachella Valley Music and Arts Festival is internationally recognized for
commissioning large-scale interactive installations that celebrate desert aesthetics and create
opportunities for community gathering. Following each festival, select works are deinstalled and
made available for public exhibition throughout the Coachella Valley.
Staff initiated discussions with Goldenvoice and the Public Art Company to explore the feasibility
of presenting large-scale Coachella Festival artwork for future consideration. The intent of this
effort is to evaluate opportunities that enhance Palm Desert’s cultural offerings and contribute to
the City’s economic vitality. As part of these discussions, staff identified the open area south of the
Skate Park, previously planned as the site for the visitor’s center, as a potential location The
location provides high visibility from San Pablo Avenue, convenient access from public parking,
and integration within the City’s civic and cultural corridor, supporting accessibility and ongoing
community engagement.
Project Description
Taffy is an immersive sculptural installation composed of five vertical towers (25 –50 feet tall)
constructed of lightweight framing wrapped in translucent, scalloped mesh fabric. The towers
shimmer with color and movement as sunlight filters through, evoking Palm Desert’s midcentury
design palette. Integrated circular benches provide shaded seating and a gathering space.
Goldenvoice is the commissioning and ownership entity for Taffy, originally created for the
Coachella Valley Music and Arts Festival. The Public Art Company serves as Goldenvoice’s
authorized representative and project manager for post -festival installations. Acting on
Goldenvoice’s behalf, The Public Art Company coordinates artist engagement, transportation,
installation, and ongoing maintenance for artworks displayed throughout the Coachella Valley.
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City of Palm Desert
Lease Agreement with Goldenvoice for Installation of Taffy by artist Stephanie Lin
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Under the proposed lease, Goldenvoice would retain ownership of Taffy and, through The Public
Art Company, oversee all transport, installation, and long-term maintenance for the duration of
the ten-year term. The Public Art Company would coordinate directly with the artist to ensure
installation meets the original design specifications. The City would prepare the site, providing
lighting, landscaping, foundation work, and replacement benches, and would also provide
routine site upkeep in coordination with Goldenvoice and The Public Art Company.
Economic and Community Benefits
1. Tourism and Visitor Activity
o The Coachella Valley Music and Arts Festival generates significant international
media coverage and visitor interest. Cities that have installed former Coachella
Festival artworks have reported consistent tourism activity supported by regional arts
and culture promotions through Palm Springs Life and Visit Greater Palm Springs.
o Installation of Taffy could expand Palm Desert’s presence in these regional marketing
efforts and encourage additional visitation and local spending. The Civic Center Park
site’s proximity to El Paseo, the Library, and other civic amenities may further support
visitor activity and local commerce.
2. Cultural Identity
o Hosting a Coachella Festival artwork would reinforce Palm Desert’s commitment to
the arts and complement its Public Art collection, McCallum Theatre programming,
and San Pablo cultural corridor initiatives. The installation would contribute to
strengthening the City’s cultural identity within the Coachella Valley.
3. Public–Private Partnership
o The proposed collaboration with Goldenvoice and The Public Art Company would
bring a recognized artwork to Palm Desert while relying on private -sector expertise for
installation and logistics, which could reduce City resource requirements.
4. Long-Term Economic and Community Value
o A ten-year lease would provide opportunities for community engagement through
public events and gatherings, potentially supporting Civic Center Park activation and
local economic activity over time.
Alternate Site of Artwork Selection
If the City Council determines that the proposed location or artwork is not suitable, staff
recommends maintaining the partnership with Goldenvoice and The Public Art Company to:
Evaluate alternative City-owned sites meeting criteria for visibility, accessibility, and public
engagement, or
Identify another Coachella Festival artwork that aligns with Palm Desert’s aesthetic and
spatial considerations.
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City of Palm Desert
Lease Agreement with Goldenvoice for Installation of Taffy by artist Stephanie Lin
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Committee Recommendation
At its regular meeting of July 9, 2025, the Cultural Arts Committee voted 6 –1 to recommend
approval of the ten-year lease for Taffy at Civic Center Park, including related City-funded site
enhancements. The Parks and Recreation Committee reviewed the proposal on August 5, 2025,
and expressed favorable feedback.
Legal Review:
This report has been reviewed by the City Attorney’s Office.
FINANCIAL IMPACT:
The total project cost is not expected to exceed $300,000 and will be funded entirely through the
FY 2025/26 Public Art Capital Projects Account No. 4364650-4400100.
Artwork and Installation Costs
Artist/PAC Fee $68,500
Estimated transportation and installation costs $95,200
10% contingency $16,370
SubTotal $180,070
Estimated City Site Enhancement Costs
Landscaping, lighting, benches, foundations, etc. $119,930
Total $300,000
No General Fund dollars would be used for this project.
ATTACHMENTS:
1. PowerPoint Presentation – Taffy by Stephanie Lin (to be distributed prior to the meeting)
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