HomeMy WebLinkAbout2016-10-19 PC Adjourned Regular Meeting Agenda Packet
CITY OF PALM DESERT
PALM DESERT PLANNING COMMISSION
PRELIMINARY MINUTES
TUESDAY, OCTOBER 4, 2016 – 6:00 P.M.
COUNCIL CHAMBER
73-510 FRED WARING DRIVE, PALM DESERT, CA 92260
______________________________________________________________________
I. CALL TO ORDER
Chair John Greenwood called the meeting to order at 6:02 p.m.
II. ROLL CALL
Present:
Commissioner Ron Gregory
Commissioner Kathleen Kelly
Commissioner Joseph Pradetto
Vice Chair Nancy DeLuna
Chair John Greenwood
Staff Present:
Jill Tremblay, City Attorney
Ryan Stendell, Director of Community Development
Eric Ceja, Principal Planner
Kevin Swartz, Associate Planner
Heather Buck, Assistant Planner
Monica O’Reilly, Administrative Secretary
III. PLEDGE OF ALLEGIANCE
Vice Chair Nancy DeLuna led the Pledge of Allegiance.
IV. SUMMARY OF COUNCIL ACTION
Mr. Ryan Stendell, Director of Community Development, introduced Ms. Heather
Buck, the newest Assistant Planner. He announced two upcoming events: 1) The
City’s holiday celebration will be held at The Gardens on El Paseo on Friday,
December 2, 2016; and 2) The Swing N’ Hops street event on El Paseo is
Saturday, February 4, 2017. Last, the City Council approved the City’s Marketing
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Plan for Fiscal Year 2016/2017, and they directed Economic Development staff
to request proposals for operation services at Desert Willow Golf Resort.
Commissioner Joseph Pradetto asked if staff would discuss potentially bringing
on the Indian Wells Golf Resort operator. He heard they are doing a great job.
Mr. Stendell replied no comment.
V. ORAL COMMUNICATIONS
None
VI. CONSENT CALENDAR
A. MINUTES of the Planning Commission meeting of September 6, 2016.
Rec: By Minute Motion, approve as presented.
Upon a motion by Commissioner Pradetto, second by Commissioner Kelly, and a
5-0 vote of the Planning Commission, the Consent Calendar was approved as
presented. (AYES: DeLuna, Greenwood, Gregory, Kelly, and Pradetto; NOES: None).
VII. CONSENT ITEMS HELD OVER
None
VIII. NEW BUSINESS
None
IX. PUBLIC HEARINGS
A. REQUEST FOR CONSIDERATION to approve a new 5,280-square-foot
industrial building within the Service Industrial zone located at 34-750 Spyder
Circle, and adopt a Notice of Exemption in accordance with the California
Environmental Quality Act. Case No. PP 16-76 (Robert Ricciardi Architects,
Palm Desert, California, Applicant).
Mr. Kevin Swartz, Associate Planner, presented the staff report (staff report is
available at www.cityofpalmdesert.org). He noted that the applicant could not be
present for the hearing. Staff recommended approval and offered to answer any
questions.
Commissioner Ron Gregory commented that the Architectural Review
Commission (ARC) denied the project several times. The applicant submitted an
appeal and the case went before the City Council, which they approved. Since he
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is freshly on the Planning Commission, he asked for an explanation of the
process and the purpose of the Planning Commission voting on something that
has already gone through a tortured process.
Mr. Swartz explained that for a new building, the applicant must submit a Precise
Plan application, and the plan must be approved by the Planning Commission.
He stated that the building design must first be reviewed by the ARC. In this
case, the design was presented to the ARC at three separate meetings. There
was a disagreement on the proposed architecture, and the ARC ultimately
denied the case. He said that the applicant met with Mayor Spiegel, and the
Mayor called the item up to a City Council meeting. The City Council reviewed
only the architecture, overturned the ARC’s decision of denial, and approved the
architecture. With that said, the Precise Plan has to be reviewed and approved
for land use and parking by the Planning Commission.
Commissioner Gregory inferred that the Planning Commission is not in charge of
looking at the architecture, but rather to the Precise Plan adherence.
Mr. Swartz replied that is correct. He commented that the Planning Commission
could make comments on the architecture; however, it has already been
approved.
Chair Greenwood declared the public hearing open and asked for any public testimony
IN FAVOR or OPPOSITION.
With no testimony offered, Chair Greenwood declared the public hearing closed.
Vice Chair DeLuna commented that there was controversy with the architecture.
She asked if there is a concern that that the building is not designed well and
does not meet Palm Desert standards. Is it a concern that the Planning
Commission could not address?
Commissioner Kathleen Kelly remarked that according to the staff report, the
opinion of the ARC was the building lacked articulation and design interest. She
pointed out that the City Council has approved the architecture; therefore, it is off
the table.
Mr. Swartz replied that is correct.
Commissioner Pradetto asked if the architecture is off the table because the City
Council would likely overturn the decision. The Planning Commission could still
say no to the architecture; however, it would create another storm of
unnecessary fighting and the outcome would be the same.
Mr. Stendell commented that the Planning Commission could send this project
spiraling into another direction. Mr. Swartz indicated correctly that the Council’s
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review of the architecture left staff in sort of a pickle since it is something that
does not happen often.
Commissioner Gregory voiced that this item ties-in with a question he raised
several meetings back. He stated that they need to have a meeting of the minds.
He felt they have lost their rudder with what different commissions are looking for
as far as City goals with architecture guidelines or standards. It is troublesome
that the City Council has made an architectural decision, and there is confusion
on what the City is looking for in architecture. His guess is that the ARC might
have higher design standards than what the City Council might be looking for, or
there might be other factors considered. He would like to have some
understanding so all the commissions are on the same page. Otherwise, they
may start a free for all which does not help the process.
Chair Greenwood commented that he thought the ARC did their job and did it
well. From a Precise Plan standpoint, he does not see anything that is out of the
ordinary.
Commissioner Pradetto said he read a description of the public administration
system as “Ambition must be made to counteract ambition.” So it is not
uncommon that one commission may disagree with another; it is part of the
process.
Commissioner Gregory stated that from his perspective, they should be aiming
higher for the City. He is concerned with their vision with respect to the
standards, and felt that the City could do better.
Vice Chair DeLuna clarified that the Planning Commission must determine the
specific use based on parking, placement, and size requirements.
Mr. Swartz replied that is correct.
Commissioner Kelly moved, by Minute Motion, approving Case No. PP 16-76 by
adoption of Planning Commission Resolution No. 2678, subject to conditions. Motion
was seconded by Chair Greenwood and carried by a 5-0 vote (AYES: DeLuna,
Greenwood, Gregory, Kelly, and Pradetto; NOES: None).
B. REQUEST FOR CONSIDERATION of a recommendation to the City Council
to approve a Zoning Ordinance Amendment to Palm Desert Municipal Code
Sections 25.56.040, 25.56.050, 25.56.080, and 25.34.080 to allow year-round
pedestal signs and balloons on a temporary basis for businesses within the El
Paseo Overlay District, and adopting a Notice of Exemption from the
California Environmental Quality Act. Case No. ZOA 16-265 (City of Palm
Desert, California, Applicant).
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Mr. Swartz outlined the salient points in the staff report (staff report is available at
www.cityofpalmdesert.org). He recommended amending balloon size to not
exceed 18 inches, and balloons shall float a maximum of four feet. He said if the
Planning Commission has any comments or recommendations, staff would
present them to the City Council. He offered to answer any questions.
Vice Chair DeLuna asked how many businesses are there with an excess of 25
linear feet on El Paseo.
Mr. Swartz replied there are many businesses with an excess of 25 linear feet.
Vice Chair DeLuna affirmed that they are looking at more than one sign per
business.
Mr. Swartz responded that the business would be allowed to have one larger
sign.
Vice Chair DeLuna commented that El Paseo is set apart from every other
shopping district in the Coachella Valley. El Paseo has been compared favorably
to Fifth Avenue in New York, Worth Avenue in Palm Beach, and Rodeo Drive in
Beverly Hills. She cannot imagine walking, biking, or driving down any of those
streets and seeing balloons. However, she is responsive to the request of the
overwhelming majority of merchants on El Paseo for pedestal street signage and
balloons in an attempt to enhance sales. Vice Chair DeLuna voiced her concern
with helium balloons, which two concerns were addressed by reducing the size of
the balloons and the height that they are able to float above the sign. Concerning
the number of balloons, she would prefer to see three balloons rather than five.
She felt it would be a nightmare for the Code Department to allow businesses to
have balloons no more than 40 days a calendar year. She stated they need to
honor the request by the merchants, but keep in mind the standards they hope to
have for El Paseo.
Mr. Swartz said that staff could take the Planning Commission’s comments
and/or recommendations to the City Council.
Commissioner Kelly clarified that upon a merchant receiving a Temporary Use
Permit (TUP), the merchant would receive a sticker to display, which establishes
they have met the requirements.
Mr. Swartz explained that the merchant would get a sticker for approval of the
sign design. For the TUP, the merchant fills out an application, staff logs the
application and dates into the system, and a copy goes to the Code Department.
He noted that code enforcement officers have access to the application through
their computer system.
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Commissioner Kelly stated that her perspectives are similar to Vice Chair
DeLuna. If she was making a choice solely based on her own ascetic, she would
not care for the signs or the balloons. However, she believed there is a necessity
to be differential to the merchant’s perception of what would lead to success of
their businesses on El Paseo. She has to trust that in choosing El Paseo for their
business, the merchant is choosing a high-end image and do not want to
damage that to their detriment. She wished to be accommodative, but would like
to hear from the rest of the Planning Commission about the 40-day limit. It strikes
her as too many days to have balloons every week of the season. She wondered
if 21 days would be more appealing if they thought of the season as lasting
roughly seven months, which would afford three days within each of those
months. In addition, she would like to add an item to Exhibit C that “The business
must agree to not release any balloons into the air” due to any environmental
impacts that could occur.
Vice Chair DeLuna agreed with Commissioner Kelly’s assessment of 21 days
rather than 40 days, which makes sense and allows flexibility. It also saves the
code compliance officers from being balloon police. She referred to a picture in
the presentation displaying a sign with balloons, and asked if the sign is
considered to be in compliance.
Mr. Swartz responded that in the picture presented, the sign is too far out into the
sidewalk. The sign would have to be 10 feet from the back of curb and in front of
the storefront.
Vice Chair DeLuna commented that some stores have awnings or extensions
above the doorway. If balloons are required to be a maximum of four feet, it
would prevent them from hitting the awnings or coming in contact with any
overhang.
Commissioner Gregory said that it appears this item is being requested due to
the businesses having difficulty coming out of the recession. So it seems to be a
temporary measure. He voiced that the balloons and pedestal signs look tacky;
however, he is not a merchant on El Paseo. He is reluctant to nitpick on things
that the merchants came up with because it is their livelihood. He wondered if
there could be a one-year trial period so they do not have a permanent affliction
of balloons and signage on El Paseo.
Mr. Swartz replied that if the Planning Commission wants to make that
recommendation, he would present it to the City Council.
Commissioner Pradetto interjected that the Planning Commission is having
discussions that should occur during the open public hearing.
Chair Greenwood asked the Planning Commission if they had specific questions
for staff, if not he would declare the public hearing open.
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Chair Greenwood declared the public hearing open and asked for any public testimony
IN FAVOR or OPPOSITION.
Vice Chair DeLuna inquired if they are allowed to make a recommendation on a
temporary basis or does it have to be permanent.
Mr. Stendell responded that the Planning Commission could propose a time
limitation, including reduction of days.
Vice Chair DeLuna commented that there seems to be a consensus that the
Planning Commission wants to be responsive to merchants so they could be
successful. However, they are constrained by the greater good and the best
interest of the City of Palm Desert. She agreed with Commissioner Kelly to
reduce the days to 21. She also agreed with Commissioner Gregory to have the
ordinance in place for a temporary period.
With no further testimony offered, Chair Greenwood declared the public hearing closed.
Commissioner Pradetto stated that he read the staff report, specifically when
staff meets with the El Paseo Merchants Association and business owners. He
does not want to put too much stock into assuming that everybody involved in the
process agreed that this is the best product. He could see the group having
different opinions, but where do you draw the line. Do you have three, five, or ten
balloons? It becomes something that no one is really happy and no one is really
angry that they would say no. He noted that merchants from El Paseo are not
present to testify that this change would turn their business around. He felt that
the merchants are not so angry they are against it, but they are not 100 percent
sure the zoning ordinance amendment would turn things around for them. He
also felt that changing the days from 40 to 21 would create a burden for the Code
Department. He assumed the City would trust the merchant’s discretion. You
either trust them with the balloons and signs or you do not. Commissioner
Pradetto stated he is on the fence that there is a lot of wisdom in the original
stance of this ordinance. He deferred to the original wisdom until he hears a
reason otherwise.
Vice Chair DeLuna understood that 81 percent of the merchants wanted balloons
and signs. There is almost 20 percent that do not want them. Allowing balloons
that often on El Paseo put the 20 percent at a disadvantage because they will be
forced to spend money to compete with the 81 percent of merchants. She said
there is a compromise to be made. The Planning Commission must respect and
honor the wishes of the majority, but keep in mind the greater good of the overall
number.
Commissioner Pradetto stated that they do not know if fifth of the merchants that
do not want balloons happen to be the biggest revenue generators. There’s a lot
the Planning Commission does not know.
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Vice Chair DeLuna remarked that she would not want to lose any high-end
merchants because they do not want to be located where there are going to be
balloons.
Commissioner Kelly asked staff if they have any information about who is on
each side of this request.
Mr. Swartz answered that staff received business names from the survey that
was completed. He noted that one of the representatives of the El Paseo
Merchants Association represents a lot of the high-end stores, and he was in
favor of the proposed zoning ordinance amendment.
Vice Chair DeLuna stated that the representative was in favor, but where the
merchants in favor.
Mr. Swartz replied that the representative spoke to his merchants, but he does
not know the discussion he had with them.
Commissioner Kelly questioned the origin of the 40 days standard.
Mr. Swartz communicated that originally 60 days was proposed. However, 40
days were considered because it would allow a merchant to have balloons three
days a month (Friday, Saturday, Sunday) since they usually have sales on the
weekend.
Commissioner Kelly clarified that the sign could not say “sale.”
Mr. Swartz replied that is correct.
Commissioner Kelly said that is probably why the balloons appeal to the
merchants.
Commissioner Gregory commented that possibly the merchants could think
about having balloons for a year, then they could decide if they like them or not.
Vice Chair DeLuna agreed with Commissioner Gregory.
Chair Greenwood communicated that he is not a business merchant on El
Paseo, and he is no one to argue with someone who thinks this is going to
benefit their business. From a planning and aesthetic point, he agreed that the
balloons and signage would look cluttered, and it is not consistent with the caliber
of El Paseo. He voiced his concern with the allocation of staff time, and how are
the merchants going to know that they need a TUP. He wondered if it would
make sense to allow balloons and signage during events. He felt that balloons
and signage on a day-to-day basis is not right for El Paseo.
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Commissioner Kelly was persuaded by Commissioner Gregory’s idea to have a
trial period for one year, and asked staff what would be the best way to achieve
that recommendation.
Mr. Swartz responded that the Planning Commission could make a
recommendation to the City Council to have a trial program for a year. It would
also allow staff to take photos on El Paseo, and it allows staff to hear back from
the merchants.
Commissioner Kelly was also persuaded by Commissioner Pradetto’s comment.
If they are going to be differential, they should be respectful of the merchant’s
ability to make good judgments. Therefore, she is less inclined to change the
number of days to 21. She restated that she would want to add an item to Exhibit
C stating that businesses could not release balloons into the air.
Commissioner Pradetto communicated that he prefers the proposed zoning
ordinance amendment as-is without the amendments. He agreed with Chair
Greenwood on having balloons and signage during special events on El Paseo.
He stated that he cannot support something that looks tacky even though it is
being differential.
Commissioner Kelly asked Commissioner Pradetto if he is not in favor of the one-
year trial program.
Commissioner Pradetto replied he is not in favor because it becomes easier to
extend it another year.
Vice Chair DeLuna recommended that the motion include the number of balloons
be changed from five to three. She questioned if restaurants with patios that are
farther out would be allowed to have balloons, or only at the entrance of the
restaurant.
Mr. Swartz replied that balloons would only be allowed at the entrance.
Vice Chair DeLuna asked if the patio has a gate, would the restaurant be able to
call that an entrance.
Mr. Swartz replied no.
Commissioner Gregory reiterated that his suggestion for a one-year trial program
was not only to see if it works. His suggestion is a response to the merchant’s
concern about struggling during a recession. He would prefer to see an end to
the recession and get rid of the balloons and signage. He asked if there would be
a burden on City staff to check if a merchant has met all the requirements.
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Mr. Stendell responded no. He said that City staff is already doing 90 percent of
the work today, and the Code Department would not be burdened by the
proposed zoning ordinance amendment.
Commissioner Kelly motioned to recommend to the City Council to
approve Case No. ZOA 16-265 by the adoption of Planning Commission Resolution No.
2679, subject to the following amendments: 1) A one-year trial program; 2) Amend
Exhibit C, Item E to balloon size shall not exceed 18 inches; 3) Amend Exhibit C, Item F
to balloons shall float at a maximum of four feet above the sign at all times; 4) Amend
Exhibit A adding subject to after “Pedestrian-oriented signs” are allowed; 5) Add Item H
to Exhibit C that a business must agree not to release balloons into the air; and 6)
Amend Exhibit C, Item D to no more than three helium balloons are allowed.
For clarification purposes, Vice Chair DeLuna asked Commissioner Kelly if she is
willing to let the 40-day stand on a one-year trial basis.
Commissioner Kelly replied yes.
Vice Chair DeLuna asked if the height of the floating balloons was included in the
motion.
Commissioner Kelly replied yes. She included the changes recommended by
staff.
Motion was seconded by Commissioner Gregory and carried by a 4-1 vote
(AYES: DeLuna, Greenwood, Gregory, and Kelly; NOES: Pradetto).
X. MISCELLANEOUS
A. INFORMATIONAL REPORT regarding the public hearing/approval process
for the update of the City’s General Plan including the University
Neighborhood Specific Plan, Highway 111 Development Code, and
associated environmental documents. Case Nos. GPA/EA 16-261, ZOA 16-
262, ZOA 16-263 (City of Palm Desert, California, Applicant).
Mr. Stendell reported that the General Plan is approaching the public hearing
stage. Staff provided the Planning Commission with the General Plan documents
for their review. Mr. Stendell continued with a PowerPoint presentation to go over
the documents and the process moving the General Plan forward. He noted that
the regular scheduled Planning Commission meeting on October 18 would be
adjourned to October 19, due to scheduling issues.
For the meeting on October 19, Chair Greenwood asked what staff is requesting
from the Planning Commission in regard to the General Plan documents.
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Mr. Stendell explained that each General Plan document will have its own
resolution for recommendation of approval to the City Council by the Planning
Commission. It is also the appropriate time for the Planning Commission to make
comments or changes.
Commissioner Kelly asked if it would be the appropriate time to make changes to
the General Plan documents at the meeting of October 19.
Mr. Stendell replied yes.
Chair Greenwood inquired if they can have the documents digitally.
Mr. Stendell responded that the documents are available on the City’s website.
Chair Greenwood asked if the consultants would be at the meeting of October
19.
Mr. Stendell replied yes.
Vice Chair DeLuna asked if the goal is to move this document forward to the City
Council after the October 19 meeting.
Mr. Stendell replied yes.
Vice Chair DeLuna asked if it would be appropriate to address amendments or
concerns with staff prior to the meeting on October 19.
Mr. Stendell replied yes.
Vice Chair DeLuna commented that Ms. Lauri Aylaian was part of the General
Plan update process. She expressed her delight to have Ms. Aylaian back as the
City Manager for Palm Desert.
XI. COMMITTEE MEETING UPDATES
A. ART IN PUBLIC PLACES
Mr. Stendell reported that the art exhibition is currently being changed out on El
Paseo.
B. PARKS & RECREATION
None
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XII. COMMENTS
None
XIII. ADJOURNMENT
With the Planning Commission concurrence, Chair Greenwood adjourned the
meeting at 7:19 p.m.
JOHN GREENWOOD, VICE CHAIRPERSON
ATTEST:
RYAN STENDELL, SECRETARY
PALM DESERT PLANNING COMMISSION
MONICA O’REILLY, RECORDING SECRETARY
UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
12 October 2016 | PLANNING COMMISSION DRAFT
City of Palm Desert, California
xii | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
Acknowledgements
City Council:
Robert A. Spiegel, Mayor
Jan Harnik, Mayor Pro Tem
Sabby Jonathan, Council Member
Susan Marie Weber, Council Member
Van Tanner, Council Member
Planning Commission:
Sonia Campbell
Nancy DeLuna
John Greenwood
Joseph Pradetto
Special thanks to the many other officials, Chamber of
Commerce representatives, neighbors and citizens who
participated in the preparation of this plan.
* indicates person no longer with the listed organization.
City Staff:
Lauri Aylaian, City Manager
John Wohlmuth, City Manager*
Rudy Acosta, Assistant City Manager
Ryan Stendell, Director of Community Development
Martin Alvarez, Economic Development Director
Janet Moore, Housing Director
Mark Greenwood, Public Works Director
Eric Ceja, Principal Planner
Tony Bagato, Former Principal Planner*
David Hermann, Public Information Officer
Mark Diercks, Transportation Engineer
The Design and Consultant Team:
Sargent Town Planning
David Sargent, AIA, Principal
Juan Gomez-Novy, Senior Project Manager
Bill Dennis, Consulting Senior Designer
David Day, Consulting Senior Designer
John Baucke, Consulting Development Advisor
Peter VanderWal, Senior Urban Designer
John “JJ” Zanetta, Consulting Illustrator
Yuan Liu, Urban Designer
Gabriel Barreras, Urban Planner
Andrew Petrovsky, Urban Designer*
Raimi + Associates
Matthew Burris, Associate Principal
Melissa Johnson, Planner
Contact:
David Sargent, AIA
Sargent Town Planning
706 S. Hill Street, 12th Floor
Los Angeles, CA 90014
Office: (213) 599-7980
E-mail: DSargent@SargentTownPlanning.com
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | xiii
University Neighborhood
Specific Plan
City of Palm Desert, California
12 October, 2016
PLANNING COMMISSION DRAFT
Prepared for:
City of Palm Desert
Prepared by:
Sargent Town Planning
in association with:
Raimi + Associates
Fehr & Peers
Dudek
Metropolitan Research + Economics
Rincon Consulting
xiv | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
Through the 2013 Envision Palm Desert strategic plan
process, and subsequently during the process of preparing
its new 2035 General Plan, the City and community of Palm
Desert set a series of ambitious goals and priorities for the
future of Palm Desert. Those goals and priorities represent
a well balanced mix of continuing past trends while boldly
embracing change:
•Continuing a long tradition of high quality desert
neighborhood development while shifting toward
more compact, sustainable, and pedestrian-oriented
patterns and designs;
•Building upon Palm Desert’s wide reputation as
a center of the arts, elegant shopping and fine
restaurants, while delivering these amenities in the
form of a walkable, sustainable City Center attached
to surrounding neighborhoods;
•Continuing a tradition of higher education while
leveraging new investments in local colleges and
universities to build a more robust local employment
economy rather than relying so heavily on visitors,
vacationers and retirees; and,
•While building new types of active, amenity-rich
neighborhood environments to help attract and
retain young professionals and families, ensure that
these new neighborhoods area also well suited to
the needs of older Palm Desert residents who want
to stay active in their community, but without large
properties to maintain and with more amenities
within easy walking distance of their home.
These new goals and enduring values are addressed most
directly in two specific areas of town: the City Center near
the south end of town, and the University District near the
north end. This Specific Plan provides a vision, standards,
and implementation strategies for the University Neighbor-
hoods in the westerly half of the University District.
For the University Neighborhoods, this Specific Plan pro-
vides a brief background and basis for the Plan, presents a
clear vision for the future of this place, establishes a flexible
“framework plan”, public realm plan and land use plan, and
provides development standards, design guidelines and
implementation strategies and procedures for the phased
construction of the neighborhoods. The next few pages
provide a concise overview of the contents of the plan to
guide new users to the information they need.
Chapter 1: Introduction
This chapter provides background information on Palm
Desert and the impetus and policy basis for the preparation
of this Plan. It describes the relationship between this Plan
and the 2035 General Plan. For most readers, this chapter is
interesting but optional reading.
Chapter 2: The Vision
This chapter describes the intended structure and organiza-
tion of the Plan area, the intended design character of its
public spaces and private development, and the maximum
quantities of residential and commercial development
planned for this area. Subsequent chapters describe in
some detail the requirements and recommendations for
the design of the many components and elements of the
neighborhoods, and this chapter focuses on the intended
outcomes and how all the pieces fit together to make
complete, beautiful, human-scale places to live, shop, work
and play. This chapter is quite short and is recommended
reading for all users of this plan. Accordingly, no summary
is provided here.
Executive Summary
Illustration of mixed-use buildings around the public square in
the Neighborhood Center
Illustration of varied neighborhood housing types around a
neighborhood green
Single Family
Development
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | xv
Very important to note:
“Walkability” a “comfortable walking distance” or variations
thereof used in this Specific Plan are based on an approximate
5-minute walk, or a 1/4-mile radius for the average person.
Density: The maximum quantities of housing and commer-
cial development listed in this chapter are based on a mix of
development types, including single-family detached homes,
single-family attached homes, small-scale multi-family housing
types, with mixed-use and larger multi-family building types in
the neighborhood center area(s). The maximum housing num-
bers listed in Chapter 2 cannot be attained unless such a mix
of types is provided. Simply dividing the minimum lot size into
the available acreage will not yield the maximum intensity al-
lowed by the plan, since all three neighborhood zones allow for
residential types that provide more than one dwelling per lot. It
is projected that the greatest long-term value and benefit to the
community will be created by such a mix of housing types.
Chapter 3: Neighborhood Structure
& Public Realm
This chapter defines the street network, block structure and
public realm design of the UNSP. The intent is to provide
high levels of connectivity and walkability – and a seam-
less network of high quality, human-scale public space –
while allowing a good deal of flexibility in the final layout
of blocks in order to accommodate a variety of housing
types. The public realm will be the unifying element of the
neighborhoods, such that each “phase” or “project” will have
a cohesive urban pattern, design character and predictable
outcome for the City, the Master Developer(s), future resi-
dents, business owners and other stakeholders.
Campus Long-Term Planning Area
Mixed-use Neighborhood Center
UNSP Neighborhoods
Open Space Center
Pedestrian / Bicycle Connection
UNSP Boundary
Existing Use / Development(E)
FIG. 1.0 UNSP CONCEPTUAL FRAMEWORK PLAN & CONTEXT
CAMPUS
CORE (E)
COMMERCIAL
OFFICE PARK
(E)
LONG-TERM
CAMPUS
PLANNING AREA
MILLENNIUM
PLANNING AREA
MULTIFAMILY
APARTMENTS
(E)
xvi | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
A short overview of the main points by section:
3.1 Neighborhood Framework Plan: This describes the
structure of the UNSP, starting with existing and planned
major street that are substantially fixed in their location,
while their final alignment may vary slightly from what is
illustrated. Further, it describes how the rest of the neigh-
borhood streets are to be laid out, some providing through
connections for vehicles, pedestrians and bicyclists, with
some potentially limited to pedestrians and bikes. Manda-
tory block formation is described.
3.2 Subdivision Standards: This section describes in more
detail the requirements for subdividing blocks and lots,
including that some sides of some blocks may be formed
by non-street open spaces of various types. While quite
flexible, the range of open space types that may form block
perimeters is limited to types not dominated by garages,
parking or other service functions - i.e., not alleys.
3.3 Street Type Standards: This section provides stan-
dards for streets of various types, some intended for com-
mercial and mixed-use centers, some intended for neigh-
borhood edges along existing arterial streets, and the rest
a variety of neighborhood street and alley types. Standards
for alleys are also included here, but should not be confused
with streets in terms of defining blocks or providing front-
ages for buildings.
3.4 Public Frontages: Public frontages are the band of
land between the vehicular travel lanes of a street and the
frontage line of lots – generally including curbside parking
in some configuration, tree planters, and sidewalks. A range
of options are provided, with the intention of a) generating
variety of streetscape throughout the neighborhoods, and
b) allowing developers and their design team to calibrate
these public frontages to the intended ground floor use
and design character. Please note that these frontage types
are applied to streets along block perimeters, not to alleys
within block interiors.
3.5 Street Tree Plan: This provides a recommended palette
of street trees for the public realm of the UNSP.
3.6 Public Open Space Standards: These standards define
the types and design character of the required public
(or privately owned but publicly accessible) open spaces
throughout the neighborhoods. These open spaces and the
street system are collectively to form a single, seamless net-
work of pedestrian-oriented public space. This public space
One of several public frontage type variations for
neighborhood streets
Prototypical neighborhood building scale and massing
One of several public frontage type variations for streets in the
mixed use center
Prototypical mixed-use center building scale and massing
Executive Summary (Continued)
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | xvii
network is intended to provide addresses and frontages
for the buildings within the neighborhoods, and does not
generally include incidental open spaces behind buildings
or lots, and does not include service areas or alleys.
Chapter 4: Development Standards
This chapter provides the zoning and development stan-
dards for the Plan. The Regulating Plan is the zoning map,
assigning “urban character zones” to each area. Like con-
ventional zones, these zones define the range of permitted
uses, development intensities, maximum (and minimum)
building heights, and minimum (and maximum) setback
requirements. Unlike conventional zoning, they also define
intended and required urban form characteristics.
These standards work in tandem with the Design Guidelines
in Appendix A. The guidelines describe those characteristics
which are flexible and will be determined through the proj-
ect design review process. To say they are flexible is not to
say they may be ignored. The intentions of the vision plan
in Chapter 2, the public realm design intent in Chapter 3,
and the private development design intent and standards in
Chapter 4 must be achieved. The Guidelines in Appendix A
allow for flexibility and creativity in how they are achieved.
The housing types illustrated in the Design Guidelines
represent a range of types that are definitely consistent
with the intentions of the UNSP. They do not, of course,
represent every possible variation, and other types that
meet the primary intentions of this Plan - and Development
Standards in Chapter 4 - may also be approved through the
development design review process. An additional short
presentation of a range of specific housing types that the
Plan enables and encourages are provided at the end of this
Executive Summary.
To provide additional clarity, the primary design principles
and strategies underlying the Development Standards,
Design Guidelines, and the housing types illustrated below
include:
•Each building - each dwelling in the case of single-
family detached or attached types - should face and
take primary pedestrian access from a street, green,
courtyard, paseo, or other public or semi-public open
space. Such spaces do not include alleys, parking lots
or other service and parking areas.
•Buildings should turn its back to a street, green, park,
paseo or other open space, with some exceptions in
cases of severe terrain.
•Each residential building frontage is defined by a
front yard of some type, shallower in the NC and
NM zones and a bit deeper in the NL zone. Porches,
stoops and other projections welcoming the visitor
may project into those required yard areas as defined
in Chapter 4.
•Each building frontage should be predominantly
oriented and scaled to the pedestrian. The
Development Standards and Design Guidelines are
intended and calibrated to ensure that no more
than approximately 1/3 of any building frontage is
devoted to garage access or front yard parking.
•Each single-family dwelling - whether detached or
attached - is required to have some private outdoor
living space, in the form of a back yard, a side yard,
or courtyard, as defined in Chapter 4 and further
detailed in Appendix A.6. This requirement arises
from the long Palm Desert tradition of indoor/
outdoor living, adapting the local tradition of very
large yards to a more compact form allowing for very
small, shady, wind-protected courts and patios as
well as more expansive yards.
•Private outdoor spaces in the form of patios and
balconies are encouraged but not required for
multi-family buildings. Semi-private shared outdoor
spaces in the form of courtyards and roof terraces are
strongly encouraged, but not required.
It is worth mentioning one more time here, that the maxi-
mum development capacities identified in Chapter 2 cannot
be achieved without providing a mix of single-family and
multi-family housing types as described in Chapter 4 and
Appendix A. Such a mixture is recommended by the Gener-
al Plan, and within the UNSP area may not be implemented
by constructing those varied housing types within separate,
walled “projects”.
It is anticipated that home builders of specific neighbor-
hood areas may be motivated to maximize the number of
single-family detached homes. The numbers listed in Chap-
ter 2 cannot be reached with single-family detached hous-
ing alone. Nor is it intended that any one type of housing
will be built continuously within a larger area of the plan.
xviii | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
Recommended lot sizes, housing types, and mixtures
of housing types are described in Appendix A, Design
Guidelines, and will be enforced through the project design
review process. It is strongly recommended that builders
review these requirements carefully with City staff prior
to coming to any conclusions regarding the numbers and
types of housing units that can be built in any portion of
the Plan area.
Chapter 5: Infrastructure & Public Services
While Chapter 3 defines and describes the structure and
design character of the street and open space network of
the Plan, Chapter 5 describes its functional characteristics
and systems, including transportation/circulation, grad-
ing, utility systems, and other public services. Most of this
information is quite straightforward, and should be carefully
reviewed by developers and their design team, and dis-
cussed with City staff.
Section 5.6 includes some quite specific standards for utility
entrances and building services and will be of interest to
developers and builders. These standards are focused on
maintaining a high visual quality of all streetscapes and
building frontages by ensuring that any above ground
equipment is located along alleys or toward the rear of the
lot, rather than being located along streets and in front
yards.
Chapter 6: Implementation
This chapter defines development strategies, processes and
procedures, including the development review process and
the approach to infrastructure coordination and financing.
This important reading for any prospective developers,
investors and builders.
Of particular interest will be the Precise Plan process as de-
fined in Section 6.7. This is the process whereby each phase
and Planning Sub-Area of the UNSP will be coordinated
with and connected to all others, to ensure a well connect-
ed, cohesive and seamless urban design throughout the
Plan area. This process will generally be completed concur-
rently with tentative map applications, and coordinates the
design of the street and open space network, block and lot
structure, assignment of building types to blocks and lots,
and preparation of a Landscape Master Plan for the public
realm of the affected Planning Sub-Area(s).
Appendix A: Design Guidelines
As noted above in relation to Chapter 4, these guidelines
are coordinate with and intended for use in tandem with
the Development Standards in Chapter 4. The guidelines in-
clude explanations and guidance for the design of housing,
commercial and mixed-use development, and related site
and open space improvements that are consistent with the
vision and intent of the Plan. The guidelines are organized
into the following sections, so that developers, builders and
member of their design team can focus their attention on
the subjects most relevant to their proposed development
type(s).
A.1 Neighborhoods and Housing: This section describes
and provides guidelines for the design of a wide range of
neighborhood housing types. It is intended and permitted
that these types – subject to the stated conditions – may be
mixed quite freely within many neighborhood areas, with
larger and smaller single family homes sharing a block or
a street, with attached and detached housing types built
nearby one another, and small scale multi-family housing
types built adjacent to or nearby single-family housing.
A.2 Neighborhood Housing Types: These guidelines
describe in some detail a palette of the neighborhood
housing types mentioned above. The guidelines include
characteristic and recommended building sizes, building
massing, means of pedestrian and vehicular access, front-
age design, on-site yard space, and other important design
considerations. It is important to note that the access and
frontage design standards of this Plan require that all
housing types front onto a street, green, park, paseo or
other pedestrian-oriented open space. The enumerated
housing types are recommended, but are not expected to
describe every possible type or configuration. Other types
may surely be proposed, and as long as they have charac-
teristics of size, scale, massing, access, open space that are
similar to and compatible with those described in Chapter 4
and Appendix A for the subject area, they can be reviewed
and approved through the project design review process.
A.3 Neighborhood Center Guidelines: This section
describes and provides guidelines for the design of com-
mercial, mixed-use and multi-family building types for
the Neighborhood Center zone. These building types
are closely coordinated with the Street Types and Public
Frontage Types of Chapter 3, and the Private Frontage
Executive Summary (Continued)
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | xix
Types of section A.5, below. These public space and private
development design elements are intended to be com-
bined and coordinated in a variety of ways, providing both
flexibility of use and design expression while ensuring a
good degree of cohesion, in order to generate a unified and
coherent public realm.
A.4 Neighborhood Center Building Types: As the guide-
lines in section A.2 do for neighborhood housing types,
these guidelines describe a range of commercial, mixed-
use and multi-family building types. Other types may be
considered, but all buildings in Neighborhood Centers
must meet the design intent of Chapter 2, must support
the public intent of Chapter 3, must meet the standards of
Chapter 4, and be consistent with the intent and guidelines
of Appendices A.3 and A.4.
A.5 Private Frontage Types: These guidelines address
the most important single topic in this Plan – the manner
in which each building fronts toward and attaches to the
public realm. These frontages – individually and collectively
– define not only the visual character of the Plan area, but
also the degrees of privacy neighborhood residents and
prominence for neighborhood center business. They are
the key to making the public realm a pleasure to walk in,
play in, and meet neighbors in, rather than simple utilitar-
ian, auto-oriented streets.
A.6 On-site Open Space: These guidelines provide direc-
tion for the design of yards, courts, balconies and other
on-site open spaces. This is a critically important section for
builders and developers to review carefully, as one of the
key intentions of the UNSP is that housing be provided with
private and semi-private open spaces that are high in qual-
ity and generally modest in size. This intention is a direct
response to the observation that housing trends in Palm
Desert have moved recently from a tradition of very large
private yards and large houses on large lots, to a new trend
of fairly large houses on very small lots with little or no us-
able private yard space.
This trend has skipped right over the long American and
California traditions of small, beautiful yards and courts for
small, medium or large dwellings. These yards and courts
are the spaces that enable the iconic Southern California
indoor-outdoor lifestyle. In most cases, these required
outdoor spaces take on the scale and character of gener-
ous “outdoor rooms” rather than expansive landscaped play
areas. The large landscaped yards and swimming pools
that characterize the heritage of Palm Desert housing are
certainly allowed by this Plan, but they are not required.
Houses packed tight together with no yard spaces, on the
other hand, are not allowed.
A.7 Architectural Guidelines: These guidelines provide
recommendations for the design of all buildings within the
Plan area. Specifically, they provide direction for the materi-
als, configurations, detailing and colors of walls, openings,
projections, roofs, and other building elements. The es-
sence of the design intentions is that buildings be simple,
elegant, permanent, and reflective of and in harmony with
their immediate neighborhood context, the University Dis-
trict context, and with the unique desert city environment
of Palm Desert.
These guidelines to not require any particular architectural
styles, but do suggest that architectural character relate
to the Southern California and Coachella Valley heritage.
Architecture may, but need not, adhere to any previously
defined architectural style, but if such a style is selected it
must be done well and with some rigor. Reinterpretations
of defined styles should be done with high levels of skill and
caution.
Specifically recommended architectural attributes (and
styles) include:
•Simple, solid, masonry (or stucco simulating masonry
construction) architectural expression, consistent
with permanence in a harsh desert climate;
•Permanent, sustainable materials that age gracefully
and weather well in Palm Desert’s harsh climate;
•Deeply shaded openings and shaded outdoor
spaces, consistent with environmental sustainability
in a desert climate, and buildings where indoor and
outdoor rooms flow seamlessly together;
•Architecture based on the traditions of Spanish
Revival, Palm Desert Ranch, Mid-Century
Modern, and Contemporary styles are specifically
recommended.
Architecture that combines elements from multiple styles
are specifically and strongly discouraged.
xx | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
A.8 Signage Guidelines: These guidelines provide direc-
tion for the design of signage and lettering on buildings.
A.9 Sustainability Design Guidelines: All of the standards
and guidelines in this Plan are informed by and aimed
at considerations of long-term sustainability. The basic
structure and organization of the plan and the design of
its public realm are aimed directly at reducing automobile
travel demand by bringing many daily and weekly destina-
tions within walking or biking distance of residences, and
providing a safe and comfortable environment that encour-
ages the use of active transportation modes and a healthy
outdoor lifestyle. The development standards and design
guidelines for streets, public open spaces, and private
development are all aimed at making sustainable places
populated by sustainable buildings that reduce the rate of
consumption of non-renewable resources such as petro-
leum, clean water, clean air, and land.
Because of the strong emphasis that the 2035 General Plan
places on sustainable place-making, these brief guide-
lines highlight specific strategies and recommendations
for assuring the long-term sustainability of the University
Neighborhoods, recommending measures to reduce the
per capita rates of consumption of energy, water, land, and
building materials.
Examples of Recommended Housing Types
The following common housing types are enabled and
encouraged by the Development Standards and Design
Guidelines of this Plan. Those presented here - and in the
Design Guidelines - illustrate recommended typologies, of
which many variations are possible.
Single-Family Detached House (Street-Load)
Lot widths of 55’ or more, with face of garage set back be -
hind the principal facade.
Single-Family Detached House (Alley-Load)
Lot widths of 33’ or more. Second units (carriage units) al-
lowed in addition to house.
Single-Family Attached House (Alley-Load)
Lot widths of 22’ or more.
Neighborhood-Scale Multi-Family Housing (Alley-Load)
Single-Family or Multi-Family Courtyard/Paseo Housing
(Alley-Load)
Apartment buildings, rowhouses, and detached cottages
organized around and fronting a shared, semi-private court-
yard, garden or paseo.
Neighborhood Center Multi-Family Housing (Alley-Load)
Neighborhood Center Mixed-Use Buildings (Alley-Load)
These are very similar to neighborhood center multi-family
buildings, except that the ground floor uses and frontage
types are designed for commercial use. These include live-
work buildings in which one dwelling is provided over one
commercial flex space.
Examples of Discouraged Housing Types
For the most part this Plan provides positive direction for
the design and development of the University Neighbor-
hoods, rather than focusing on what is not allowed or not
recommended. However, because the vision for these
neighborhoods is specific to Palm Desert - and to this par-
ticular part of Palm Desert - some housing types and some
public space types that are acceptable in other communi-
ties or in other parts of Palm Desert do not contribute to
this specific vision and accordingly are not recommended
or not allowed.
This Plan is not just a policy plan, it is a physical design plan
for this particular area, albeit a very flexible one. Accord-
ingly some elements are required and some are disallowed
or discouraged.
The primary characteristics of discouraged housing types
are essentially the converse of those for recommended
housing types. Specifically:
•Buildings - dwellings in the case of single-family
detached or attached types - that do not face and
take primary pedestrian access from a street, green,
courtyard, paseo, or other public or semi-public open
space. Such spaces do not include alleys, parking lots
or other service and parking areas.
•Buildings or lots that turn their backs to a street, park,
green or other public open space.
•Buildings with frontages that do not include a front
yard of some type, except for mixed-use buildings in
the NC Zone provided with non-residential ground
floor frontage types.
•Buildings with frontages that are not predominantly
oriented and scaled to the pedestrian, such that
no more than approximately 1/3 of any building
frontage is devoted to garage access or front yard
parking areas.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | xxi
•Buildings that do not provide some private outdoor
living space, in the form of a back yard, a side yard, or
court yard, as defined in Chapter 4.
Single-Family Detached or Attached House (Street-Load)
In configurations were more than 1/3 of the frontage is oc-
cupied with garage doors and front-yard parking. Houses
with less than 55’ of street frontage may be approved upon
the finding that less than 1/3 of the frontage is devoted to
driveways and garages.
Single-Family Detached or Attached House (Alley-Front)
The three key characteristics of alleys that distinguish them
from streets are: a) lack of sidewalks that are separated from
the vehicular way, b) lack of visitor parking, and c) the pre -
dominance of garages and vehicular access over pedestrian
access.
Suburban Multi-Family Housing
Multi-family building types that turn their backs to a street,
or within a gated compound. Multi-family types that front
the street with shared semi-private courtyards may gate the
courtyards, provided that the courtyards are easily acces-
sible by visitors through the day and evening.
Appendix B: Landscape Guidelines
This final section provides landscape design guidelines.
These are primarily aimed at the landscape and hardscape
of private yards, courts and gardens, but they are also appli-
cable to the landscapes and hardscapes of public frontages,
streets and public open spaces.
Parallel to the architectural guidelines, the focus of the land-
scape guidelines is on sustainable materials – landscape
that requires little water and relatively little grooming and
maintenance, hardscape and wall materials that develop a
patina of age rather than crumbling or flaking over time –
simply, elegantly and composed to form beautiful, comfort-
able spaces for human habitation.
xxii | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | xv
1. Introduction Page
1.1 The Specific Plan Context . . . . . . . . . . . . . 1-1
1.2 The Specific Plan Area . . . . . . . . . . . . . . . 1-3
1.3 Palm Desert: Past and Present . . . . . . . . . . 1-4
1.4 Relationship to the 2035 General Plan . . . . . 1-5
1.5 Plan Preparation Process . . . . . . . . . . . . . 1-6
1.6 Existing Conditions . . . . . . . . . . . . . . . . . 1-8
1.7 Land Use Goals, Policies and Programs . . . . .1-10
2. The Vision
2.1 The Opportunity . . . . . . . . . . . . . . . . . . . 2-2
2.2 Context and Organization . . . . . . . . . . . . . 2-3
2.3 Regulatory Approach . . . . . . . . . . . . . . . .2-12
2.4 The Public Realm . . . . . . . . . . . . . . . . . .2-16
2.5 Sustainability . . . . . . . . . . . . . . . . . . . . .2-19
3. Neighborhood Structure
and Public Realm
3.1 Neighborhood Framework Plan . . . . . . . . . 3-2
3.2 Subdivision Standards . . . . . . . . . . . . . . . 3-4
3.3 Street Type Standards . . . . . . . . . . . . . . .3-13
3.4 Public Frontage Standards . . . . . . . . . . . .3-24
3.5 Street Landscape Standards . . . . . . . . . . .3-37
3.6 Public Open Space Standards . . . . . . . . . .3-47
4. Development Standards
4.1 Purpose and Applicability . . . . . . . . . . . . . 4-3
4.2 Regulating Plan and Zones . . . . . . . . . . . . 4-4
A. Neighborhood Low Zone . . . . . . . . . . . 4-6
B. Neighborhood Medium Zone. . . . . . . . . 4-8
C. Neighborhood Center Zone . . . . . . . . . .4-10
D. Open Space Zone . . . . . . . . . . . . . . . .4-12
4.3 Allowable Land Uses . . . . . . . . . . . . . . . .4-14
4.4 Development Standards . . . . . . . . . . . . . .4-16
5. Infrastructure and Public Services
5.1 Transportation . . . . . . . . . . . . . . . . . . . . 5-2
5.2 Shared Parking . . . . . . . . . . . . . . . . . . . . 5-8
5.3 Water . . . . . . . . . . . . . . . . . . . . . . . . . .5-10
5.4 Wastewater . . . . . . . . . . . . . . . . . . . . . .5-12
5.5 Dry Utilities . . . . . . . . . . . . . . . . . . . . . .5-15
5.6 Service and Utility Standards: Private Lots . . .5-16
5.7 Storm Drainage and Grading . . . . . . . . . . .5-20
5.8 Schools . . . . . . . . . . . . . . . . . . . . . . . .5-22
5.9 Colleges and Universities . . . . . . . . . . . . .5-23
5.10 Parks and Recreation . . . . . . . . . . . . . . . .5-24
5.11 Emergency Services . . . . . . . . . . . . . . . . .5-25
6. Implementation Page
6.1 Purpose and Applicability . . . . . . . . . . . . . 6-2
6.2 UNSP Regulatory Approach . . . . . . . . . . . . 6-2
6.3 Schedule and Phasing . . . . . . . . . . . . . . . 6-3
6.4 Infrastructure and Public Facilities . . . . . . . 6-4
6.5 Financing Plan . . . . . . . . . . . . . . . . . . . . 6-4
6.6 Approvals, Amendments and Changes. . . . . 6-5
6.7 Precise Plans . . . . . . . . . . . . . . . . . . . . . 6-7
6.8 Submission, Review and Approval of
Tentative and Final Subdivision Maps . . . . . 6-8
Appendices
A. Design Guidelines
A.1 Neighborhoods and Housing Guidelines . . . A-2
A.2 Neighborhood Housing Types . . . . . . . . . A-12
A.3 Neighborhood Center Guidelines . . . . . . . A-32
A.4 Neighborhood Center Building Types . . . . A-43
A.5 Private Frontage Design Guidelines . . . . . . A-61
A.6 On-site Open Space . . . . . . . . . . . . . . . . A-77
A.7 Architectural Guidelines . . . . . . . . . . . . . A-93
A.8 Signage . . . . . . . . . . . . . . . . . . . . . . .A-133
A.9 Sustainable Design Guidelines . . . . . . . . .A-150
B. Landscape Guidelines
B.1 General Landscape Guidelines . . . . . . . . . . B-2
B.2 Recommended Species . . . . . . . . . . . . . .B-16
B.3 Additional Potentially Appropriate Species . .B-22
C. Glossary
Table of Contents
xvi | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 1-1
1.0 Introduction
PLANNING COMMISSION DRAFT
Section
1.1 The Specific Plan
1.2 The Specific Plan Area
1.3 Palm Desert:
Past and Present
1.4 Relationship to the
2035 General Plan
1.5 Plan Preparation Process
1.6 Existing Conditions
1.7 Land Use Goals, Policies
and Programs
Page
1-2
1-3
1-4
1-5
1-6
1-8
1-10
This University Neighborhood Specific Plan (“UNSP”, “Plan”) was prepared
in conformance with Government Code §§ 65451, et seq. Adopted per the
requirements of the Palm Desert Municipal Code (“PDMC”), and other ap-
plicable laws, the UNSP sets forth the regulations for the identified UNSP
area. The UNSP is comprised of approximately 400 acres, and provides for the
development of a new, mixed-use community adjacent to planned campuses
for California State University San Bernardino and the University of California
Riverside. The overall goal is to provide a variety of housing options, business
opportunities, and open spaces that stimulate residential and commercial
activity and economic development throughout the City of Palm Desert.
The UNSP was prepared to translate and clarify the policies and intentions of
the 2035 General Plan as they relate to this Plan area and to guide and shape
its development. As a regulatory document, the UNSP provides a means
of implementing the 2035 General Plan, and all future development within
the UNSP boundaries must be consistent with the standards set forth in this
document.
The UNSP is compatible and consistent with the goals and policies outlined in
the 2035 General Plan, and will further the goals and policies of the General
Plan as more fully described in Section 1.7.
1-2 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 1.1 | INTRODUCTION TO THE SPECIFIC PLAN | CHAPTER 1: INTRODUCTION
A. Regional Location & Context
The City of Palm Desert is located in the geographic center
of the Coachella Valley in Riverside County (Figure 1.1).
Incorporated in 1973, Palm Desert has grown steadily
since the original 1940s townsite to its current footprint of
over 27 square miles. A regional destination for shopping,
dining, entertainment, recreation and desert living, Palm
Desert retains its small town ambiance and community-
focused lifestyle.
Through the Strategic Plan and 2035 General Plan Update
process, the community identified opportunities to re-
center its civic life around activity centers in the city center
areas of Highway 111 and the University District in north
Palm Desert.
The UNSP area is located on the northern edge of the City,
south of Interstate 10 (Figure 1.2). This Specific Plan includes
comprehensive development standards and implementa-
tion and financing measures to ensure the creation of a
vibrant, livable community with readily accessible amenities
and attractive streetscapes and public places.
1.1 The Specific Plan Context
FIG. 1.2 SPECIFIC PLAN AREA IN PALM DESERT
FIG. 1.1 REGIONAL LOCATION MAP
Riverside County
Palm
Desert
Indian
Wells
La
Quinta
Rancho
Mirage
Palm
Springs
Cathedral
City
Indio
City of
Palm Desert
Specific
Plan Area
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 1-3
CHAPTER 1: INTRODUCTION | THE SPECIFIC PLAN AREA | SECTION 1.2
Specific Plan Area Location & Boundaries
The UNSP covers approximately 400 acres within the City
limits, 3 miles north of the City’s center and civic core. The
Plan Area - a part of the larger University District - is bor-
dered by Gerald Ford Drive on the north, Frank Sinatra Drive
on the south, Portola Avenue on the west, and College Drive
and Technology Drive on the east. Lying to the south of the
I-10 Freeway, the University District is a primary gateway in
the City of Palm Desert and the larger Coachella Valley.
The UNSP area is approximately 280 feet above sea level
along Frank Sinatra Drive (southern edge), with a gradual
100-foot decline traveling north towards Gerald Ford Drive.
The UNSP area is bound by:
•The partially developed Millennium Specific Plan area
to the north of Gerald Ford Drive, planned for mixed-
use development;
•Existing commercial and multi-family development to
the east of College Drive;
•The University of California Riverside Palm Desert
Campus (±35 acres) and planned Cal State University
San Bernardino Planning Area (±155 acres) to the east
of Cook Street;
1.2 The Specific Plan Area
•Desert Willow Golf Resort to the South of Frank
Sinatra Drive; and,
•Single-family developments and vacant land to the
west of Portola Avenue.
The planning and design of the UNSP area incorporates
the major streets and infrastructure previously constructed
per the “University Park Plan”, adopted by a General Plan
Revision (Community Facilities District 2005-1). The exist-
ing collector streets (College Drive, University Park Drive,
Technology Drive and Pacific Avenue) and related backbone
infrastructure were constructed between 2006 and 2007.
However, the subsequent economic recession prevented
completion of the University Park and Neighborhood area.
Since 2007, the UNSP area has remained largely unde-
veloped, with the exception two community parks that
together total 5 acres.
FIG. 1.3 UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AREA
University
Neighborhood
Specific Plan Area
Single Family
Development CAMPUS
CORE (E)
COMMERCIAL
OFFICE PARK
(E)
LONG-TERM
CAMPUS
PLANNING AREA
MILLENNIUM
PLANNING AREA
MULTIFAMILY
APARTMENTS
(E)
1-4 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 1.3 | PALM DESERT: PAST AND PRESENT | CHAPTER 1: INTRODUCTION
A. Palm Desert Beginnings
The original Palm Desert Townsite was founded in 1935.
Designed by Beverly Hills landscape architect, Charles Gibbs
Adams, the townsite included wide landscaped boulevards,
large lots, and a central reservoir that served as a swimming
pool for local resorts. Highway 111 was also completed
around this time.
In 1945, the townsite was sold to Clifford Henderson and his
brothers who founded the 1,600-acre Town of Palm Desert.
The Town quickly became known as a retreat for celebrities,
politicians, and affluent families, anchored by the Shadow
Mountain Club with its cottages, restaurants, pools and
golf courses. At this time, the City’s first neighborhoods
were characterized by interconnected blocks with large
lots, and a network of convenient walking and biking paths
to nearby commercial and retail areas. The “active desert
village” lifestyle became the major selling point for the City
with neighborhoods comprised of Mid-Century Modern,
Spanish Revival, Ranch and Contemporary architecture.
B. Educational Heritage
Following the City’s early economic growth, Palm Desert
became known as a center for higher education. In 1962,
the College of the Desert was opened to, “…be a center of
collaborations and innovations for educational enrichment,
economic development and quality of life in the Coachella
Valley and surrounding communities.” Today, the College’s
enrollment exceeds 10,000 students, offering over 90 two-
year degrees and certificate programs.
In 1986, California State University San Bernardino (CSUSB)
selected Palm Desert as a satellite campus location on land
leased from College of the Desert. The CSUSB campus ex-
panded to 7 buildings by the end of the 1980s. Anticipating
continued growth, CSU Dean Peter Wilson secured a land
donation from the City in 1994 to be a permanent home
for the campus. Today, the CSUSB Palm Desert campus is a
regional center for education enrolling approximately 1,100
undergraduate and graduate students annually.
C. Past Informing the Present
The University Neighborhoods are intended to merge many
of the essential qualities of Palm Desert’s early neighbor-
hoods with 21st century best practices for sustainable com-
munity development. The core design principles - walkable,
attractive neighborhoods, with ample connections to open
space and neighborhood centers - are the same.
1.3 Palm Desert: Past and Present
Through the integration of sustainable neighborhood
design, pedestrian-oriented developments and open space,
and adequate ties to the existing community, the UNSP will
elevate and enhance Palm Desert’s historic role as a center
for higher education, cultural institutions, and economic
development in the Coachella Valley.
Early “Palm Village” advertisement features a walkable-
bikeable village. Courtesy of Palm Desert Historical Society.
Aerial of growing Palm Desert Townsite. Photo c. 1950
College of the Desert Gateway, c. 1962
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 1-5
CHAPTER 1: INTRODUCTION | RELATIONSHIP TO THE GENERAL PLAN | SECTION 1.4
complete, sustainable neighborhoods, centers and districts
according to the following vision statement:
The creation of both a California State University and a
University of California campus within Palm Desert is an
enormous economic opportunity for both the City and the
entire Coachella Valley.
The campuses provide the City with new opportunities for
educating residents, attracting new talent to the valley
in the way of both faculty and students, and attracting
investment related to university operations. The first step
towards these opportunities was completed with the City
donating the land for the campus. Into the future, the
City will need to continue to work with and support the
development of the campus. More importantly, the City
will need to ensure that the lands around the universities
are developed in a way that maximizes connectivity and
accessibility.
Through a strategy of connectivity and accessibility, the
City will capitalize on the greatest possible value of creat-
ing a university area. To help achieve this outcome, the
City will also prepare a University Neighborhood Specific
Plan, which will provide detailed design guidance for the
neighborhoods near the universities and the roads that
connect the area internally and with the rest of the City.
(City of Palm Desert 2035 General Plan, 2015, Vision and
Guiding Principles, pp. 8)
The UNSP provides for a flexible and balanced mix of hous-
ing types and other uses within each neighborhood, and
within the larger University District as a whole. Each of the
neighborhood zones defined by the Development Code
(see Chapter 4) identifies the appropriate mix of housing
and/or commercial uses and patterns for their distribution
and interconnection. The zones provide for appropriate
transition between different land uses and development
intensities, employing gradations of scale and character.
The phasing plan for the proposed UNSP will be developed
by the Master Developer and approved by the City in accor-
dance with Section 6.3 Implementation Schedule and Phasing.
Phases will be provided to enable the orderly, incremental
development of the infrastructure and the neighborhood.
These neighborhood sub-areas be further broken down
into sub-phases as necessary match the scale and pace of
development to market conditions.
A Specific Plan is a tool for systematic implementation of the
General Plan and must be consistent with the City’s General
Plan (California Government Code Sections 65450 et. seq.
- see Figure 1.4). By establishing policies and standards for
development of the area, the UNSP is a valuable tool that
not only implements the goals, policies and programs of the
2035 General Plan, but also describes the desired form of a
new neighborhood and provides for orderly development
of the area.
Through a detailed analysis, the UNSP has been found to
be consistent with the Goals and Policies of the City of Palm
Desert General Plan, and with the intentions of the 2035
General Plan Update, which envisions the “University Area”
(or “University District”) to be planned and developed as
1.4 Relationship to the 2035 General Plan
CALIFORNIA GOVERNMENT CODE
SECTION 65450
Section 65450 et seq. of the California Government Code prescribes
the required contents of a Specific Plan, and describes its relation to
the General Plan as follows:
65450. After the legislative body has adopted a General Plan, the
planning agency may, or if so directed by the legislative body, shall,
prepare Specific Plans for the systematic implementation of the gen-
eral plan for all or part of the area covered by the general plan.
65451. (a) A Specific Plan shall include a text and a diagram or dia-
grams which specify all of the following in detail:
(1) The distribution, location, and extent of the uses of land,
including open space, within the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity
of major components of public and private transportation, sew-
age, water, drainage, solid waste disposal, energy, and other es-
sential facilities proposed to be located within the area covered
by the plan and needed to support the land uses described in
the plan.
(3) Standards and criteria by which development will proceed,
and standards for the conservation, development, and utiliza-
tion of natural resources, where applicable.
(4) A program of implementation measures including regula-
tions, programs, public works projects, and financing measures
necessary to carry out paragraphs (1), (2), and (3).
(b) The Specific Plan shall include a statement of the relationship of
the Specific Plan to the General Plan.
FIG. 1.4 CA SPECIFIC PLAN REQUIREMENTS
1-6 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 1.5 | PLAN PREPARATION PROCESS | CHAPTER 1: INTRODUCTION
A. Process Overview
To ensure that the University District – beyond simply meet-
ing the City’s 2035 General Plan objectives – also provides
the types of new opportunities to live, work, shop and play
that meet the needs of the City of Palm Desert’s existing
and future residents, the University Neighborhoods were
planned in close coordination with the preparation of the
2035 General Plan Update, and utilized a focused engage-
ment process to obtain input from community stakeholders
and adjacent property owners.
With the initiation of this planning effort, the design
team conducted a comprehensive review of existing site
characteristics, previous plans within the Plan Area, the
Envision Palm Desert Strategic Plan, and 2035 General Plan
Update policy direction for the University District. Initial
design concepts were reviewed with City staff and affected
property owners to ensure that they were relevant to the
City of Palm Desert and its residents and based on accurate
information. This preparation included:
•Aerial photography, surveying and entitlement
research for the site and adjoining properties;
•Review of historic maps and photographs of the
City of Palm Desert, identifying the urban design
elements – primarily street types and building types
– that are indigenous to Palm Desert;
•Review of relevant City of Palm Desert General Plan
policies and zoning regulations;
•Review of California Government Code Section 65450
et. seq. for the formation of Specific Plans;
•Review of available environmental data relative to
the University Neighborhood area and surrounding
properties;
•Review of the design and capacity of existing
roadway and utility systems adjoining and serving
the University Neighborhood area;
The planning team worked collaboratively with City staff
and property owners to review and test plan alternatives
and design concepts and to determine the appropriate
development potential of the UNSP area, and presented
these to the General Plan Technical Working Group for
review and input. During these conversations, a wide range
issues related to land use, circulation and access, economic
development, and community design character were dis-
cussed and resolved.
Milestone reviews for the Specific Plan included:
•July 9, 2015, Palm Desert City Council – Plan Design
Principles and Concepts;
•August 18, 2015, Palm Desert Planning Commission –
Plan Design Principles and Concepts;
•December 18, 2015, General Plan Technical Working
Group overview and discussion of Administrative
Draft Specific Plan;
•Fall 2016, Palm Desert Planning Commission – Public
Draft Plan Review;
•Fall 2016, Palm Desert City Council – Public Draft Plan
Review and adoption;
The feedback and comments received throughout the plan
preparation process guided the revisions and refinement of
the UNSP.
B. Organization of the Specific Plan
Based on the consensus reached by the City Council, Plan-
ning Commission and subsequent meetings, the design
team prepared this Specific Plan. The UNSP is organized
into six sections and appendices that serve as a reference
manual for all future developments in the planning area.
The UNSP provides required Development Standards (Chap-
ter 4) with references to further Design Guidelines through-
out the UNSP document. All topics are in accordance with
the California Government Code for Specific Plans.
1. Introduction. The introduction describes the
intent and purpose of the Specific Plan and the
University Neighborhood’s context within the City,
including an overview of the Specific Plan’s use as a
tool to implement the City of Palm Desert’s General
Plan, demographics analysis, and existing market
conditions. This section also describes the land-use
goals, policies and programs.
2. The Vision. This section describes and illustrates
the form, character and uses of the UNSP and its
surrounding context - both built and planned - and
explains the underlying design principles.
3. Neighborhood Structure and Public Realm. The
UNSP is essentially a collection of various projects,
1.5 Plan Preparation Process
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 1-7
CHAPTER 1: INTRODUCTION | PLAN PREPARATION PROCESS | SECTION 1.5
neighborhood scales, densities, land uses, economic
opportunities and environmental challenges. The
Neighborhood Structure and Public Realm section
outlines how urban design applications will be
integrated to promote a sustainable, cohesive and
financially sound Specific Plan.
The public realm is often defined as the space between
buildings; moreover, it is the space where a buildings
and people are tied together through streetscapes,
blocks, public frontages, parks, plazas and other open
spaces. The public realm is the space where community
interaction happens and forms public perception.
This section defines the standards that create a
walkable, attractive, safe and desirable community. Al-
together, these strategies will contribute to the UNSP’s
aesthetics, safety, and long-term economic growth. Top-
ics will include: complete networks and streets; creating
mixed-use buildings and places; achieving pedestrian-
oriented developments environments.
4. Development Standards. This section describes the
detailed designs of the UNSP, including the layout and
design of streets and blocks, the location and extent of
land uses planned for the area, and the development
standards that will shape new development. This
Specific Plan, unlike some conventional codes and
specific plans, places primary emphasis on the physical
form and character of new development, with a strong
secondary emphasis on the uses within the buildings.
Accordingly, the core of the UNSP is Chapter 4, the
Development Standards, a graphically oriented docu-
ment that clearly describes the required urban and ar-
chitectural design patterns, while also carefully regulat-
ing the uses of the buildings and lots within the UNSP
area. The Development Standards specify the allowed
residential densities and intensity of the development
that may be achieved under the UNSP. It also describes
and regulates the design of the public space network
that forms the framework and provides the infrastruc-
ture for the University Neighborhood, focusing on a
circulation network that balances the use of all travel
modes, including automobiles, pedestrians, bicycles
and public transit. The Development Standards are
intended to replace the City’s Zoning Ordinance and
Municipal Code where a conflict occurs. Other sections
of the Municipal Code and Zoning Ordinance remain
unaffected.
5. Infrastructure and Public Services. This chapter
provides a summary of infrastructure systems and
public services necessary to support the UNSP.
6. Implementation. The implementation chapter
describes the steps necessary to schedule, phase,
execute and finance the development of the UNSP.
A. Appendices. The Specific Plan contains the following
three appendices:
App. A Design Guidelines. Recognizing that the UNSP
will be built in phases, this section defines
the visual nature and qualities that must be
incorporated for all projects, from block-scale
to individual homes. The guidelines outline the
building and housing types, design features,
frontages and landscape elements that
constitute a seamless visual identity and sense
of oneness across the UNSP and its context.
App. B Landscape Guidelines. These guidelines
discusses how landscaping, natural elements
and environmentally-concious designs may
be integrated into the UNSP. Topics covered
include general guidelines applicable to
the entire public realm, design fixtures and
elements such as lighting and street furniture
that in enhance public spaces, and landscape
guidelines for private lots and on-site
development. Finally, this section provides
an extensive list of recommend and potential
tree and plant species to be considered for the
UNSP area.
App. C Glossary provides definitions of terms and
phrases used in the UNSP.
1-8 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 1.6 | EXISTING CONDITIONS | CHAPTER 1: INTRODUCTION
A. Existing Conditions
The City of Palm Desert is located in the center of Riverside
County, in the heart of the Coachella Valley. It is bordered
by Rancho Mirage to the west and Indian Wells to the south
and east. The City’s sphere of influence (SOI) includes areas
to the north and south of the City, portions of the Santa
Rosa Mountains between Monterey Avenue and Washing-
ton Street.
B. Demographics
The City of Palm Desert recorded a population of 50,417
residents in 2014. Thousand Palms, located in the City’s SOI,
had a population of 7,715 and Bermuda Dunes, also its SOI,
had a population of 7,282 in 2010. Palm Desert is the third
largest city in the Coachella Valley, and the 12th largest city
in Riverside County.
Palm Desert’s population is significantly older than the
population of Riverside County. Census reports from 2010
indicate a median age of 53, compared to 33.7 for Riverside
County as a whole. Approximately 53% of Palm Desert’s
population is female, with 47% male. The largest age groups
in Palm Desert are the 60-64, 65-69, and 70-74 age groups.
This represents approximately 8% of the total Palm Desert
population.
The racial composition of Palm Desert, from 2008-2012 Cen-
sus data, indicates 98% of residents are one race, with 2%
reporting two or more races. Of residents, 86% are white,
6% indicate some other race, 5% are Asian, 5% are Black or
African American, and less than 1% are American Indian or
Alaska Native. In census terms, Hispanic population is not
classified as a racial category, but instead as an ethnicity.
In order to make comparisons between Hispanic popula-
tion in the different census recognized racial groups, the
non-Hispanic portion of each group needs to be accounted
for separately from the Hispanic population which can be of
any race. Palm Desert’s population is 70.42% non-Hispanic
white.
The 2035 General Plan anticipates and provides strategies
for a number of future demographic and land use trends, for
which the University District and University Neighborhoods
are intended to play an important role. These include a
gradual decrease in median age, increased educational at-
tainment, and a higher jobs to housing ratio.
C. Environmental Setting
Two ecological sections cover the City of Palm Desert; the
Colorado Desert in the north (Coachella Valley) and the
Southern California Mountains and Valleys in the south (San
Jacinto Mountains). The Colorado Desert is characterized by
alluvial fans, basin, dunes and delta plain, while the South-
ern California Mountains and Valleys are characterized by
narrow ranges and broad fault blocks, alleviated lowlands,
and dissected westward sloping granitic uplands. Palm
Desert falls within the Coachella Valley subsection of the
Southern California Mountains.
Palm Desert is approximately 160 feet above mean sea level
(amsl) along the Whitewater River up to 5,140 feet amsl at
Sheep Mountain. The City is characterized by a large basin,
rounded hills, mountains, and steep canyons.
The region is comprised of primarily urban land uses, within
city boundaries, with the remainder serving as open space.
Palm Desert’s vegetative communities includes Sonoran
mixed woody and succulent scrub, stabilized shielded
desert sand fields, peninsular juniper woodland and scrub,
Sonoran creosote bush scrub, desert fan palm oasis wood-
land, desert dry wash woodland and active shielded desert
dunes.
The UNSP provides public realm design standards and
landscape design standards and guidelines intended to ef-
ficiently utilize limited water resources, provide for ground-
water recharge, and develop a highly sustainable, climate-
appropriate urban landscape rich in native and adaptive
desert plant species.
TABLE 1.1 PALM DESERT DEMOGRAPHICS
Characteristic
Population (2014 Census)50,417
Population by Age Group (2012 Census)
Under Age 5 1,805
5 – 19 6,108
20 – 34 6,525
35 – 64 16,313
65 and up 15,525
Total Households (2012)24,065
Family Households (2012)13,012
Non-Family Households (2012)11,053
Average Household Size 2.09
Household Units (2010)37,073
Source: Census 2010, 2012, 2014.
1.6 Existing Conditions
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 1-9
CHAPTER 1: INTRODUCTION | EXISTING CONDITIONS | SECTION 1.6
space in Palm Desert is reflected in the prices associated
with retail space currently for sale in the City. Most of the
currently available space is in smaller properties, ranging
from 2,000 to 3,000 square feet of space.
D. Residential Market Assessment
The recession of 2007 severely restricted residential con-
struction, nationally as well as Riverside County. Now low
interest rates and the absorption of the available housing
inventory, the local and national economies have begun to
improve.
Compared to other jurisdictions in the region, Palm Desert
has a higher number of non-family households. The aver-
age household size in Palm Desert is 2.09 persons per
household, lower than the Riverside County average of 3.24
persons per household, with approximately 34% of the City
households made up of single-person households.
The UNSP provides for a wide range of housing types to
flexibly accommodate current and future residents of
Palm Desert, with a particular emphasis on young families,
students, university faculty and staff, and older couples
and singles seeking housing within a comfortable walking
distance to an amenity-rich and transit-accessible neighbor-
hood environment.
E. Commercial Market Assessment
Palm Desert’s non-residential and commercial spaces
include, retail, office, hospitality and industrial uses. Market
demand for office space is closely tied to professional and
service industry jobs in the market and overall unemploy-
ment rate. The unemployment rate in Riverside County
accelerated sharply peaking at 14.7% in October 2010. Prior
to the 2007 recession, Riverside County generally had an
unemployment rates at or below the State of California.
With the City’s strong dependence on the hospitality indus-
try, Palm Desert’s unemployment rate stayed considerably
below both the state and county’s unemployment rates
throughout the recession. Office lease rates are slowly be-
ginning to recover from the severe decline of the Recession,
beginning in 2007.
Palm Desert has regionally high volumes of retail sales tied
to the hospitality industry and expenditures by seasonal
residents. Retail lease rates for Palm Desert are consistently
higher per square foot per year compared to Coachella Val-
ley and Riverside County. Palm Desert is likely to maintain
this cost advantage due to heavy concentration of hotel
rooms and seasonal residents, which drive retail sales above
their expected per capita rates. The price premium for retail
“The Village at University Park” are an existing office and retail
park along College Drive and Gerald Ford Drive.
The Vineyard Apartments, constructed in 2009 and located at
College Drive and Frank Sinatra Drive, represent some of the
recent developments next to the UNSP.
1-10 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 1.7 | LAND USE GOALS, POLICIES AND PROGRAMS | CHAPTER 1: INTRODUCTION
A. Goals, Policies and Programs Overview
Goal: A desirable outcome or future condition
toward which the City will work.
Policy: A short statement intended to guide
decision-making.
Program: An implementation strategy with
clearly defined responsibilities.
The 2035 General Plan contains several excerpted goals
and policies that directly apply to the planning of the UNSP.
These are listed below for reference:
B. Goals
Land Use and Community Character Element
1. Quality Spaces. A beautiful city with a balance of
high quality open spaces and high quality urban
areas.
2. Human-Scaled Design. A city designed for people,
fostering interaction, activity, and safety.
3. Neighborhoods. Neighborhoods that provide a
variety of housing types, densities, designs and mix
of uses and services that support healthy and active
lifestyles.
Mobility Element
1. Livable Streets. A balanced transportation system
that accommodates all modes of travel safely and
efficiently.
2. Pedestrian Facilities. Integrated pedestrian pathways
that connect residences, businesses, educational, and
community uses.
3. Bicycle Networks. Well-connected bicycle network
that facilitate bicycling for commuting, school,
shopping, and recreational trips.
4. Transit Facilities. An integrated transportation
system that supports opportunities to use public and
private transit systems.
Health and Wellness
5. Public Park Facilities. A network of parks with safe
and convenient access and resources for everyone.
6. Healthy Community Design. Complete development
patterns and urban design based on a comfortable
walking distance (defined as a 1/4-mile radius),
attractive, family-friendly neighborhoods, districts
and corridors that support healthy and active
lifestyles.
C. Applicable General Plan Policies
The following General Plan policies will apply and inform
this Specific Plan:
Land Use and Community Character Element
1.2 Open Space Preservation. Balance the development
of the City with the provision of open space so as to
create both high quality urban areas and high quality
open space.
1.3 Traffic Generation. Balance medium and high
intensity/density development with pedestrian-oriented
and bicycle friendly design features so as to maximize trip
and VMT reduction.
1.6 Community Amenities. Balance the impacts of
new development, density, and urbanization through
the provision of a high-level of neighborhood and
community amenities and design features.
2.1 Pedestrian Focus. Design the streetscape of high
volume corridors to balance regional traffic flow with
pedestrian movement and safety and the unique physical
environment of the area.
2.2 Parking Frontages. Require parking strategies and
designs that ensure parking areas do not dominate street
frontages and are screened from public views whenever
possible.
2.3 Landscaping. Require development projects to
incorporate high quality landscaping in order to extend
and enhance the green space network of the city.
2.4 Tree Planting. Encourage the planting of trees
that appropriately shade the sidewalk and improve the
pedestrian experience throughout the city.
1.7 Land Use Goals, Policies and Programs
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 1-11
CHAPTER 1: INTRODUCTION | LAND USE GOALS, POLICIES AND PROGRAMS | SECTION 1.7
2.5 Streetscape. Enhance the pedestrian experience
through streetscape improvements that could include new
street lighting, tree planting, and easement dedications to
increase the size of the sidewalks and pedestrian amenities.
2.6 Lighting. Require all new street lights in commercial
areas to be pedestrian-oriented and scaled, attractively
designed, compatible in design with other street furniture,
and to provide adequate visibility and security.
2.7 Public Gathering Spaces. Improve existing and create
new gathering spaces throughout the City to provide
beautiful, comfortable, and inviting public and pedestrian
spaces, encouraging walking and public gathering spaces.
2.8 Public Plazas. Encourage new development to
incorporate public plazas, seating, and gathering places,
especially in prominent locations and areas of pedestrian
activity.
2.9 Commercial Requirements. Require development
projects in non-residential and mixed use areas to provide
for enhanced pedestrian activity through the following
techniques:
i. Requiring that the ground floor frontage be oriented
to and accessible from the sidewalk;
ii. Locating the majority of a building’s frontages in
close proximity to the sidewalk edge;
iii. Requiring that the first level of the building occupy
a majority of the lot’s frontage, with exceptions for
vehicle access;
iv. Requiring that the majority of the linear ground
floor retail frontage (where it occurs) be visually and
physically “penetrable,” incorporating windows and
other design treatments to create an attractive street
frontage;
v. Requiring that the first level of building where retail
uses are allowed have a minimum 15 feet floor to
floor height for non-residential uses;
vi. Minimizing vehicle intrusions across the sidewalk;
vii. Allowing for the development of outdoor plazas and
dining areas;
viii. Discouraging new surface parking lots; and
ix. Locating parking (surface or structured) behind
buildings, wherever feasible.
2.10 Auto-oriented Uses. Prohibit uses that serve occupants
of vehicles (such as drive-through windows) and discourage
uses that serve the vehicle (such as car washes and service
stations), except where they do not disrupt pedestrian flow,
are not concentrated, do not break up the building mass of
the streetscape, and are compatible with the planned uses
of the area.
2.11 Roadway Scale. In pedestrian prioritized areas of
the City, limit roadway size and design techniques that
emphasize and/or prioritize automobile operation at the
expense of pedestrian and bicycle operation.
2.12 Destination Accessibility. Direct the development of
new centers, parks, schools, and similar destinations so as
to provide all residences to at least two amenities within a
1/4-mile walkable radius.
3.1 Complete Neighborhoods. Through the development
entitlement process, ensure that all new Neighborhoods
(areas with a “Neighborhood” General Plan Designation) are
complete and well-structured such that the physical layout
and land use mix promote walking to services, biking and
transit use, are family friendly and address the needs of
multiple ages and physical abilities. New neighborhoods
should have the following characteristics:
i. Contain short, walkable block lengths;
ii. Contain a high level of connectivity for pedestrians,
bicycles and vehicles where practicable;
iii. Are organized around a central focal point such as
a park, school, civic building or neighborhood retail
such that most homes are no more than one quarter-
mile from this focal point;
iv. Have goods and services within a short walking
distance;
v. Contain a diversity of housing types, where possible;
vi. Have homes with entries and windows facing the
street;
vii. Be approximately 125 acres in size and approximately
half-mile in diameter;
viii. Have a grid or modified grid street network (except
where topography necessitates another street
network layout).
ix. Provide a diversity of architectural styles.
1-12 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 1.7 | LAND USE GOALS, POLICIES AND PROGRAMS | CHAPTER 1: INTRODUCTION
3.2 Conventional Neighborhood Design. Discourage
the construction of new residential neighborhoods that
are characterized by cul-de-sacs, soundwalls, long block
lengths, single building and housing types and lack of
access to goods and services.
3.3 Variety of Types of Neighborhoods. Promote a
variety of neighborhoods within the City and ensure that
neighborhood types are dispersed throughout the City.
3.4 Balanced Neighborhoods. Within the allowed densities
and housing types, promote a range of housing and price
levels within each neighborhood in order to accommodate
diverse ages and incomes. For development projects larger
than 5 acres, require that a diversity of housing types be
provided and that these housing types be mixed rather
than segregated by unit type.
3.7 Walkable Neighborhoods. Require that all new
neighborhoods are designed and constructed to be
pedestrian friendly and include features such as short
blocks, wide sidewalks, tree-shaded streets, buildings that
define and are oriented to streets or public spaces, traffic-
calming features, convenient pedestrian street crossings,
and safe streets that are designed for pedestrians, cyclists
and vehicles.
3.8 Provision of Sidewalks. Except within designated rural
areas, require sidewalks of at least 6 feet in width on both
sides of streets in neighborhoods.
3.9 Block Size. Require new neighborhoods to be designed
with typical blocks no longer than 500 feet. Exceptions for
longer blocks can be made if determined necessary or if
mid-block pedestrian and bicycle connections are provided.
3.10 Neighborhood Intersection Density. Require new
neighborhoods to provide high levels of intersection
density. Neighborhood Centers and small town
neighborhoods should have 300 intersections per square
mile.
3.11 Street Layout. Design streets and lot layouts to
provide a majority of lots within 20 degrees of a north-south
orientation for increased energy conservation.
3.12 Connections to Key Destinations. Require direct
pedestrian connections between residential areas and
nearby commercial areas.
3.13 Tree-lined Streets. Require trees on both sides of at
least 60% of new and existing streets within the project
and on the project’s side of bordering streets, between
the vehicle travel way and walkway at intervals averaging
no more than 50 feet (excluding driveways and utility
vaults). This standard shall apply whenever new streets
are constructed or when existing streets and sidewalks are
significantly rehabilitated with existing neighborhoods.
3.14 Shaded Sidewalks. Require shade over at least 30%
of the length of sidewalks on streets within a project. Trees
must provide shade within 10 years of landscape installation
and should be as water efficient as possible.
3.15 Access to Daily Activities. Require development
patterns such that the majority of residents are within 1-half
mile walking distance to a variety of neighborhood goods
and services, such as supermarkets, restaurants, churches,
cafes, dry cleaners, laundromats, farmers markets, banks,
hair care, pharmacies and similar uses.
3.16 Access to Parks and Open Spaces. Require the design
of new neighborhoods and, where feasible, retrofit existing
neighborhoods, so that 60% of dwelling units are within a
1-third mile walk distance of a usable open space such as a
tot-lot, neighborhood park, community park or plaza/green.
3.17 Neighborhood Transitions. Require that new
neighborhoods provide appropriate transitions in scale,
building types and densities between different General Plan
designations.
3.18 Gated Communities. Strongly discourage the
construction of new gated communities except in the Rural
or Resort General Plan Designations.
3.19 Soundwalls. Allow the use of soundwalls to buffer new
Neighborhoods from existing sources of noise pollution
such as railroads and limited access roadways. Prohibit the
use of soundwalls to buffer residential areas from arterial
or collector streets. Instead design approaches such as
building setbacks, landscaping and other techniques shall
be used.
3.20 Subdivision Gateways. Discourage the use of signs to
distinguish one residential project from another. Strive for
neighborhoods to blend seamlessly into one another.
3.23 University Neighborhood. Facilitate the development
of a University-oriented neighborhood west of Cook
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 1-13
CHAPTER 1: INTRODUCTION | LAND USE GOALS, POLICIES AND PROGRAMS | SECTION 1.7
Street, north of Frank Sinatra Street, and west of Portola
Avenue. Specify and require the neighborhood be
walkable, highly connected to the surrounding areas, and
exemplify the best ideals of Palm Desert and complete
neighborhoods.
Mobility Element
1.1 Complete Streets. Consider all modes of travel in
planning, design, and construction of all transportation
projects to create safe, livable, and inviting environments
for pedestrians, bicyclists, motorists and public transit
users of all ages and capabilities.
3.1 Pedestrian Network. Provide a safe and convenient
circulation system for pedestrians that include sidewalks,
crosswalks, place to sit and gather, appropriate street
lighting, buffers from moving vehicles, shading, and
amenities for people of all ages.
3.2 Prioritized Improvements. Prioritize pedestrian
improvements in areas of the City with community and/
or education facilities, supportive land use patterns, and
non-automotive connections such as multi-use trails and
transit stops.
3.3 Roadway Sidewalks. Provide adequate sidewalks
along all public roadways.
3.4 Access to Development. Require the all new
development projects or redevelopment projects
will provide connections from the site to the external
pedestrian network.
4.1 Bicycle Networks. Provide bicycle facilities along all
roadways to implement the proposed network of facilities
outlined in the 2035 General Plan.
4.2 Prioritized Improvements. Prioritize bicycle facilities
that connect community facilities, supportive land use
patterns, pedestrian routes, and transit stations.
4.3 Bicycle Parking. Require public and private
development to provide sufficient bicycle parking.
5.1 Transit Service. Promote public transit service in
areas of the City with appropriate levels of density, mix
of residential and employment uses, and connections to
bicycle and pedestrian networks.
Health + Wellness Element
1.1 Accessibility to Parks. Seek new park locations that
will serve residential areas that are more than a quarter
mile from an existing or planned park or separated from
an existing or planned park by a street that consists of
4 or more travel lanes. Where possible, parks shall be
associated with and connected to the trail network.
1.2 Sensitive Receptors. Avoid the siting of new projects
and land uses that would produce localized air pollution
in a way that would adversely impact existing air quality-
sensitive receptors including schools, childcare centers,
senior housing, and subsidized affordable housing. The
recommended minimum distance separating these uses
should be 500 feet. When a minimum distance of 500 feet
cannot be avoided, a health impact assessment (HIA) shall
be completed in compliance with Policy 5.1.
1.3 Physical Plan. Facilitate the construction of a built
environment that supports a healthy physical and social
environment for new and existing neighborhoods.
1.4 Walkable Streets. Regulate new development to
ensure new blocks encourage walkability by maximizing
connectivity and route choice, create reasonable block
lengths to encourage more walking and physical activity
and improve the walkability of existing neighborhood
streets.
1.5 Pedestrian Barriers. Discourage physical barriers
to walking and bicycling between and within
neighborhoods and neighborhood centers. If physical
barriers are unavoidable, provide safe and comfortable
crossings for pedestrians and cyclists. Physical barriers
may include arterial streets with speed limits above 35
mph, transit or utility rights-of-way, very long blocks
without through-streets, and sound walls, amongst
others.
1.6 Shared Driveways. Allow and encourage new
commercial and residential developments to have
common driveways serving multiple units, to minimize
the number of curb cuts along any given block to
improve pedestrian safety.
1.7 Health in New Development. Evaluate the health
impact and benefits of new development projects in the
early planning phases to maximize its contribution to a
healthier Palm Desert.
1-14 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 1.7 | LAND USE GOALS, POLICIES AND PROGRAMS | CHAPTER 1: INTRODUCTION
D. Programs
1. Amend the Zoning Ordinance to reflect the land use
changes and related policies of this Specific Plan. Where
necessary, new zoning districts and standards applicable
to the University Neighborhood shall be created.
2. Establish a clear direction for the revitalization of Cook
Street and implement development standards and design
guidelines to realize that vision.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 2-1
2.0 The Vision
Section
2.1 The Opportunity
2.2 Context & Organization
A. The Campus
B. The Neighborhoods
C. Neighborhood Centers
2.3 Regulatory Approach
2.4 The Public Realm
2.5 Sustainability
Page
2-2
2-3
2-3
2-5
2-8
2-12
2-16
2-19
The vision for the UNSP area is a synthesis of traditional American neigh-
borhood patterns with the modern design and desert landscape heritage
and sensibilities of Palm Desert and the Coachella Valley. The traditional
town-making values of spatial definition, integration of varied housing types
and uses, and strong sense of place are at the core of the plan for these new
neighborhoods.
Achieving these results without resorting to a clichéd or nostalgic design vo-
cabulary has the potential to define a fresh new prototype for sustainable 21st
century neighborhoods and centers, leveraging the great value of the coming
university campus and associated employment opportunities over the course
of the coming decades.
The vision set forth in this chapter will be implemented through the cooper-
ative and collaborative efforts of master developers, the City of Palm Desert,
merchant builders, and entrepreneurs, guided by the neighborhood pattern
direction in Chapter 3, the development standards in Chapter 4, the infrastruc-
ture standards in Chapter 5, the implementation procedures in Chapter 6, and
the architectural and landscape design guidelines in Appendices A and B.
PLANNING COMMISSION DRAFT
Illustration by JJ Zanetta.
2-2 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 2.1 | THE OPPORTUNITY | CHAPTER 2: THE VISION
2.1 The Opportunity
Existing University buildings, the “seed” of the core campus
Existing commercial center at Cook and Gerald Ford Drive
Existing collector street - College Avenue - in the center of the
planned UNSP, surrounded by vacant opportunity sites
Beginning in 2013 with the Envision Palm Desert strategic
planning process, and continuing in 2014 and 2015 with the
2035 General Plan Update process, the City and Community
of Palm Desert have invested significant financial, social
and political capital to planning a future for Palm Desert
that will build on its historical strengths while positioning
it to capture the value of shifting demographic trends and
regional priorities.
Through this process, 2 districts in particular have been
identified as presenting unusual opportunities for new sus-
tainable development of high long-term value, positioned
at the crossroads of what Palm Desert has been and what it
aspires to become. The first is the City Center and Highway
111 Corridor, for which a new vision plan and implementa-
tion standards have been prepared.
The second is the 400-acre UNSP area and surrounding con-
text, bounded on the north and east by Interstate 10, on the
south by Frank Sinatra Drive, on the west by Portola Avenue.
Within this area, by a combination of good planning and
good fortune, the following well-aligned circumstances are
found:
•A 168-acre campus site for a Palm Desert branch
campus of California State University at San
Bernardino (CSUSB), and several existing academic
buildings;
•A new master planning process underway as of
December 2015, with a focus on connecting the
campus with surrounding neighborhoods;
•Over 75 acres of commercial office and research and
development land adjacent to the campus site;
•Existing multi-family housing and commercial
development along the west side of Cook Street
across from the campus site, and new single-family
neighborhood just to the east of the campus site;
•A vacant City-owned parcel of 170 acres at the
southwest corner of the UNSP area, intended for the
development of a mixed-use, walkable, sustainable
neighborhood; and,
•Over 300 acres of vacant land in the northwest
portion of the district, the owners of which have
invested in significant infrastructure and share
the City’s interest in developing neighborhoods
positioned to take advantage of connections to the
university and other amenities.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 2-3
CHAPTER 2: THE VISION | CONTEXT & ORGANIZATION | SECTION 2.2
A. The Campus
The City of Palm Desert has provided CSU with a generously
sized 168-acre campus site. The UNSP does not regulate the
development of that campus, but does suggest approaches to
integrating it into the surrounding context. As of December
2015, a new master plan for that campus is just underway, and
the following initial observations are shared by the campus
planners and the preparers of this Plan:
•The campus site is larger than will likely be required for
the expected development of university facilities.
•This likely represents a significant opportunity for
development of collateral facilities integrated with
the campus core, whether office or R&D space for
new employment businesses related to the campus,
or housing for students, faculty and staff, or joint-use
university/community civic or recreational facilities.
As outlined in Section 1.7, above, Palm Desert’s 2035 General
Plan envisions that new development in this area will take
the form of walkable, mixed-type neighborhoods, mixed-use
neighborhood centers, and a walkable, transit-ready univer-
sity campus integrated with a range of employment uses,
housing and support commercial uses.
The Conceptual Framework Plan, Figure 2.1 on the following
page, illustrates the organization of the UNSP into a series of
distinct place types, which are intended to be seamlessly con-
nected to one another by a complete network of complete
streets. Primary urban design characteristics of the Frame -
work Plan - aimed at achieving the goals of the 2035 General
Plan - include:
•The UNSP neighborhoods and centers will directly
connect to the to existing and planned university
campus with a convenient network of complete streets
with safe vehicular, bicycle and pedestrian routes;
•Each neighborhood provides for a range of housing
types to accommodate a wide range of household
sizes, types and incomes;
•Mixed-use centers adjacent to neighborhoods and
the campus provide opportunities for neighborhood-
serving and employment-generating businesses at a
range of scales, accessible to residents by all modes;
•Each street provides for safe, comfortable pedestrian
and bicycle movement, integrating active
transportation into daily life;
•A series of parks and community open spaces provide
a range of opportunities for recreation and community
life, integrated with living, working, shopping and
learning; and,
•Stormwater management is integrated into the design
of streets and open spaces.
Transitions from one place to the next - from a quiet residen-
tial environment to a livelier neighborhood center, or from
the campus core to professional offices and research and de-
velopment center - are not achieved by separating them with
walls and buffers, but by gradual shifts in the size and type of
buildings, adjustments to streetscape character and function.
The development standards and design guidelines in this
Plan are crafted to ensure such transitions are achieved, while
allowing great flexibility in the ultimate land use and intensity
within any property.
Serving as the anchor, the university campus has the opportunity
to integrate R&D and employment centers into future mixed-use
commercial centers. Photo: ASU, Tempe, AZ.
University malls, promenades and other public spaces will
contribute to the UNSP’s integrated community character.
2.2 Context & Organization
2-4 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 2.2 | CONTEXT & ORGANIZATION | CHAPTER 2: THE VISION
•Campus design best practices in a desert climate
dictate a compact campus core footprint, and it is likely
that near-term campus development can be contained
within the southwest portion of the campus site,
bounded by Berger Road and University Park Drive.
•The largely undeveloped condition of the campus
site, the small footprint of near-term university
development, and the expressed interest of the
university and the City in seamless integration of the
campus and town present a remarkable opportunity for
a collaborative planning effort to define the character
and use of all the campus edges.
CAMPUS
CORE (E)
MULTIFAMILY
APARTMENTS
(E)
COMMERCIAL
OFFICE PARK
(E)
LONG-TERM
CAMPUS
PLANNING AREA
MILLENNIUM
PLANNING AREA
FIG. 2.1 UNSP CONCEPTUAL FRAMEWORK PLAN & CONTEXT
Campus Long-Term Planning Area
Mixed-use Neighborhood Center
UNSP Neighborhoods
Open Space Center
Pedestrian / Bicycle Connection
UNSP Boundary
Existing Use / Development(E)
Th UNSP suggests certain elements of that integration and
connection, which future cooperative planning between the
City and the Master Developer(s) will develop.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 2-5
CHAPTER 2: THE VISION | CONTEXT & ORGANIZATION | SECTION 2.2
B. The Neighborhoods
As outlined in the Conceptual Framework Plan (Figure 2.1), the
area bound by Cook Street to the east, Portola Avenue to the
west, Gerald For Drive to the North, and Frank Sinatra to the
south is the primary focus of this plan, providing land use and
development standards and guidelines.
Bordering most of Cook Street in this area are a mix of existing
commercial and multi-family development, which is regulated
by the Zoning Code, not this Plan. To the north of Gerald Ford
Drive is a mixture of existing commercial development and
planned residential and commercial development. This Plan
provides recommendations for refinements to the design of
Gerald Ford Drive, for the manner in which complete streets
connect across and future development fronts onto Gerald
Ford Drive.
This plan provides detailed land use and development
standards, infrastructure and public space standards for the
undeveloped land south of Gerald Ford Drive and bounded
by Portola Avenue, Frank Sinatra Drive, and Cook Street.
The walkable, mixed-type neighborhoods planned for this
area are defined by the following characteristics:
•Single-family detached houses ranging from very large
to quite modest - as well as single-family attached
dwellings and small multi-family buildings - may be
intermixed within a single, unified neighborhood area,
based on their sharing certain unifying scale, massing
and frontage design characteristics.
•All streets and other open spaces - and the buildings
that front them - are scaled an oriented to the
pedestrian to encourage walking and biking as an
integral part of daily life and to promote the healthy
active lifestyles.
•The neighborhoods are seamlessly connected to
neighborhood centers that provide commercial goods
and services, jobs, and additional housing options
within a comfortable walk or bike ride from the
neighborhoods.
The housing types within these neighborhoods are intended
meet the needs of a broad range of households, varying by
household size, income, tenure and lifestyle. It is expected
that a number of key demographics not currently attracted
to much of Palm Desert’s existing housing stock - students,
young professionals, young families, empty nester couples,
singles and others who prefer living close to school or work
or commercial amenities - will find the UNSP neighborhoods
very appealing.
Single-family homes with varied scales and architectural styles
will create attractive and unique neighborhoods within the UNSP.
Multi-family building types may be designed with compatible
scales, architectural styles and frontages that successfully
intermix with adjacent single-family homes.
Shaded and well-landscaped streetscapes are vital to creating a
pedestrian and bicycle-oriented environment.
2-6 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 2.2 | CONTEXT & ORGANIZATION | CHAPTER 2: THE VISION
The planned housing types are illustrated in some detail in
Appendix A.1 and A.2, with architectural details provided in
Appendix A.5. Housing is expected to include single family de-
tached homes of many sizes; single-family attached dwellings
in the form of rowhouses, duplexes, quadplexes and bunga-
low courts; and multi-family housing in the form of California
courtyard buildings, town-scale apartment buildings, and
upper floor apartments or condos above ground floor retail or
office spaces in neighborhood centers.
Outlined in Section 1.7, Palm Desert’s 2035 General Plan will
implement multi-modal transportation with an emphasis on
active modes - walking and biking - and mixed-use neighbor-
hood development as key strategies for a more sustainable
future. Those values and objectives are perfectly aligned with
Plan’s stated goal of creating a set of interconnected neigh-
borhoods and centers around the campus that can deliver the
active urban lifestyle options most sought after by students,
faculty and staff, and by start up businesses and employers
seeking to recruit and retain the best students coming out of
the university and the top talent throughout the region.
Described in detail in the following Public Realm discussion
(Section 2.3), the neighborhood environment in which these
new housing types are to be delivered is characterized by
complete streets with calmed traffic and very high quality
pedestrian and bicycle accommodation and a range of neigh-
borhood parks and greens, which weave a distinctive Palm
Desert landscape throughout. This integrated and immersive
public realm environment provides an ideal setting for active
transportation modes, family recreation, and sustainable
stormwater management. It also financed through long-term
value recapture mechanisms - and by its quality enhances the
long-term value of the housing - to support the long-term
fiscal health of the City.
A network of neighborhood parks will provide the UNSP will convenient access to passive and active open spaces.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 2-7
CHAPTER 2: THE VISION | CONTEXT & ORGANIZATION | SECTION 2.2
FIG. 2.2 NEIGHBORHOOD CONNECTIVITY & PEDESTRIAN SHEDS
0.25-mile Radius
(walking distance)
0.5-mile Radius
(biking distance)
UNSP Boundary
“Walkability” or a “comfortable walking distance” or variations thereof
used in this Specific Plan are based on an approximate 5-minute walk or
a 0.25-mile radius for the average person.
2-8 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 2.2 | CONTEXT & ORGANIZATION | CHAPTER 2: THE VISION
C. Neighborhood Centers
Located at the juncture of major crosstown streets and
primary neighborhood access streets are neighborhood
centers, within which smaller or larger amounts of neigh-
borhood-serving commercial shops and restaurants may be
located, along with potential employment-supportive office
space and multi-family housing.
These centers are positioned to draw customers from both
the passby traffic on the major streets - as existing shopping
centers throughout town currently do - and also from the
adjoining neighborhood. Access from the neighborhood is
possible by car, on foot or by bicycle along neighborhood
streets and/or along a small “main street” that connects into
the neighborhood. As described in detail in Sections 3.2 and
3.3, the neighborhood street network is designed to encour-
age access from the neighborhood by active modes, and
to discourage through traffic from using these streets as a
shortcut.
The UNSP neighborhood center blocks will support streetscapes
and frontage that prioritize safe, walkable environments for
pedestrians and cyclists.
Neighborhood centers will have pedestrian-oriented streets with
a variety of shops, restaurants and other employment centers
well-suited to the university and City.
The neighborhood center and Main Square will combine residential and non-residential uses into a lively main-street environment.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 2-9
CHAPTER 2: THE VISION | CONTEXT & ORGANIZATION | SECTION 2.2
The scale of and uses within these centers may vary signifi-
cantly, ranging from a 1- or 2-block main street of neighbor-
hood shops, to a larger lifestyle shopping center organize
around a major square or mall, to a single corner restaurant
adjacent to a small square and attached single-family or
multi-family housing.
The neighborhood centers are also intended as primary tran-
sit stops locations, offering residents of housing within the
neighborhood centers - and residents of adjoining neighbor-
hoods - a safe, comfortable, amenity-rich environment from
which to commute to or from school, work or other destina-
tions.
Long-term transit strategies in which these centers play a key
role include:
•Enabling and encouraging neighborhood residents
to consider utilizing bus rapid transit as a means of
accessing jobs in the Cook Corridor employment or
shopping in the City Center.
•Providing a safe and convenient place for students
and employees to commute to and from their homes,
surrounded by activity throughout the day and late
into the evening.
•Welcoming car-free visitors to a walkable
neighborhood and campus environment, whether
they are arriving by local transit from the City Center or
nearby resorts, or by regional commuter rail when such
service is established along the adjacent BNSF rail line.
Comfortable and shaded open spaces such as outdoor, parks
and plazas will define the public realm in neighborhood centers.
Neighborhood centers will combine residential and non-
residential uses into a lively main-street environment.
Neighborhood centers will accommodate passive and active
open space for all ages.
2-10 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 2.2 | CONTEXT & ORGANIZATION | CHAPTER 2: THE VISION
Main Square Center
The primary and largest neighborhood center is located on
the north side of Frank Sinatra Drive in the center of the large
City-owned parcel of land. Whereas other smaller neighbor-
hood centers will be designed in the future, to integrate with
surrounding housing, the conceptual design of this important
center is as illustrated on the right. Key elements and charac-
teristics of this important center include:
•A large public square, bounded and defined by palm-
lined streets at the primary point of access to the
University Neighborhoods from the south.
•A continuous “street wall” of one to three story building
facades define this space, fronting wide sidewalks with
shopfronts and arcades.
•One story commercial or civic buildings and pavillions
occupy portions of the square itself, providing
amenities and activities including indoor and outdoor
dining and a venue for outdoor markets, performances
and community events.
•Groupings of large shade trees provide comfortable
and flexible areas for outdoor dining, play, and
other activities. Ground surfaces include areas of
decomposed granite or similar material, pavers, and
Intended character of the Main Square Center
limited areas of lawn for play.
•Lighting is provided by street lights, uplighting into
palms and other trees, and overhead strings of lights to
provide a festive nighttime environment for enjoying
the long desert evenings.
• Customer parking requirements are met by a
combination of on-street parking around the square
and shared parking lots behind the buildings.
•A range of housing options are provided on upper
floors of mixed-use buildings around the square, and in
adjoining blocks.
•Running north from the square is the primary
framework street, which may take the form of a broad
avenue with a landscaped median - as shown here - or
a main street with angled parking.
•Lining that street are multi-family and/or single-family
attached housing types, and potentially live-work units
as well.
•The street network seamlessly connects this center to
the surrounding neighborhoods, making it comfortable
and easy for residents to walk or bike to a range of
neighborhood amenities.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 2-11
CHAPTER 2: THE VISION | CONTEXT & ORGANIZATION | SECTION 2.2
Illustrative plan of the Main Square Center, with Frank Sinatra Drive running along the south edge of the neighborhood.
2-12 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 2.3 | REGULATORY APPROACH | CHAPTER 2: THE VISION
Neighborhood Center (NC)
Legend
Neighborhood Medium (NM)
Neighborhood Low (NL)
Open Space (OS)
FIG. 2.3A CONCEPTUAL REGULATING PLAN & ZONES*
*Zones shown are conceptual - final street
network and regulating plan to be determined
through the Precise Plan process.
2.3 Regulatory Approach
The University Neighborhoods will be built by a number of
master developers and many builders over a long period of
time. The UNSP provides a clear but flexible framework and
development standards to guide that development, and pro-
cesses for determining the final design of each sub-area and
phase so as to ensure that they fit together into a seamless
whole.
Figure 2.3A below is the Conceptual Regulating Plan that
illustrates the following:
•An interconnected network of complete streets,
acccomodating low speed vehicular traffic and
pedestriands and bicyclists moving freely throughout
the UNSP area. See Section 2.4, below.
•A pattern of walkable blocks, sized with the pedestrian
in mind to enable and encourage a healthy outdoor
lifestyle and to reduce dependency on motorized
transportation.
•A number of place-based zones to implment the
neighborhoods and centers described above.
•The final street layout, block configurations, and
locations of each of these zones - the distribution
of housing types and development intensities - will
be determined throught the Precise Plan process for
each phase of development. This process will enable
the City and the developer of each phase to work
collaboratively to balance the cohesion and long-term
function and value of UNSP area as a whole with the
shorter term imperatives to meet the market.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 2-13
CHAPTER 2: THE VISION | REGULATORY APPROACH | SECTION 2.3
FIG. 2.3B REGULATING PLAN ALTERNATIVE
Plan Alternatives
The plan below (Fig. 2.3B) illustrates one alternative street and
block layout for the northerly neighborhoods of the UNSP.
Key points of this illustration include:
•Selected neighborhood edges along existing through
streets - Gereald Ford Drive and College Drive in
particular - may include housing types that present
their sides to those streets rather than fronting them
directly. One such housing type is illustrated on page
A-18.
•The trajectory of the Framework (primary through)
streets is flexible, so long as those routes are provided.
•The location, shape, size and design of neighborhood
parks and greens is flexible, so long as each
neighborhood area is provided with at least one such
space for recreation, play and community activities.
•Please note that on this diagram (unlike the Regulating
Plan Diagram to the left) the colors indicate housing
types according to lot size, not Zones. The intention of
the Zones is to allow a compatible range and mixture
of housing types, not to denote an area consisting of
a single “product type”. See Chapter 4 for more on this
subject.
•Grouping housing by lot size and housing type is NOT a
goal of this plan, but it is understood to be one aspect
of production housing delivery. The architecture,
frontage design, and landscape of housing within
such lot size groupings should significantly reduce
or eliminate the perception of “product repetition”,
blending the appearance of adjacent groupings to
achieve seamless transtions.
2-14 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 2.3 | REGULATORY APPROACH | CHAPTER 2: THE VISION
Neighborhood Sub-Areas
The University Neighborhood is characterized by a unique
range and combination of land uses, building scales and
streetscape designs, organized into eight Neighborhood
Sub-areas (Figure 2.3, below) and four zones (Figure 2.4, oppo-
site). Note, final zone configuration is subject to refinement
through the Precise Plan process.
FIG. 2.4 CONCEPTUAL NEIGHBORHOOD SUB-AREAS
Table 2.1, on the following page, identifies the anticipated
and potential quantities of development within each sub-area
and Table 2.2 identifies the potential development within
each zone.
Existing Streets / Arterials
Legend
Proposed Framework Streets
Existing Property Lines
Note: Framework Street Alternatives
may consider realignment with existing
property lines.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 2-15
CHAPTER 2: THE VISION | REGULATORY APPROACH | SECTION 2.3
TABLE 2.2 PLANNED DEVELOPMENT POTENTIAL BY ZONE
Develop-
able Area
(acres)
Total
Dwellings
(units)
Single
Family
(units)
Multi
Family
(units)
Retail
(sf)
Office
(sf)
Open
Space
(acres)
Streets;
Sidewalks
(acres)
NL 121.1 847 847 0 ––––
NM 77.9 1,430 1,170 260 ––––
NC 22.3 340 0 340 110,709 132,822 ––
OS ––––––56.8 –
Streets/
Sidewalks –––––––119.8
Total 221.3 2,618 2,018 600 110,709 132,822 56.8 119.8
TABLE 2.1 PLANNED DEVELOPMENT POTENTIAL BY SUB-AREA
Develop-
able Area
(acres)
Total
Dwellings
(units)
Single
Family
(units)
Multi
Family
(units)
Retail
(sf)
Office
(sf)
Open
Space
(acres)
Streets;
Sidewalks
(acres)
1 33.3 420 242 178 51,216 60,564 9.0 15.1
2 28.2 512 256 256 35,953 48,719 6.3 14.3
3 18.6 200 200 –––0.9 4.6
4 36.7 359 301 58 ––8.6 17.0
5 36.1 278 278 –––11.2 23.2
6 2.0 213 213 –––7.1 20.5
7 32.6 273 273 –––6.8 12.2
8 33.8 363 255 108 23,540 23,540 7.0 12.9
Total 221.3 2,618 2,018 600 110,709 132,823 56.9 119.8
2-16 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 2.4 | THE PUBLIC REALM | CHAPTER 2: THE VISION
The Public Realm network is the structural framework of the
UNSP. This network includes a hierarchy of Complete Streets
- ranging from the existing arterial thoroughfares to the
quietest neighborhood streets, lanes and trails - as well as a
rich variety of public open spaces, including neighborhood
parks, playgrounds, greenways, plazas and paseos. All of
these public and shared community spaces are interconnect-
ed and are designed to invite and support the free movement
of pedestrians and cyclists, enabling a healthy, active lifestyles
and adding value to each new increment of residential, com-
mercial and institutional development by connecting them
to one to the other with beautiful public spaces.
The Conceptual Framework and Connectivity Plans, in Figures
2.1 and 2.2, illustrate a set of walkable neighborhoods and
centers that are well-connected to one another and to the
CSUSB campus with a complete network of complete streets.
1. Complete Network of Complete Streets
While every street within the UNSP is expected to contribute
a safe and comfortable pedestrian and bicycle routes, within
some of the larger thoroughfares the quality of the pedestrian
experience is compromised to provide higher vehicular traffic
capacities and speeds, in the interest of citywide mobility
and convenience. Likewise, in many of the neighborhood
streets, the vehicular capacities and speeds are reduced by
design to increase pedestrian and cyclist comfort and safety,
to reduce noise levels, and to simply provide a comfortable
neighborhood setting. This network is described and defined
in Sections 3.2 and 3.3.
Unlike the street networks of many Palm Desert Neighbor-
hoods - where all through traffic is confined to a few major
arterials and all neighborhood traffic is confined to “internal”
neighborhood streets - the street network of the UNSP orga-
nizes cross-town and local neighborhood traffic in subtler yet
equally effective ways. Multiple through routes are provided
within and between neighborhoods to enable residents to
make relatively short local trips - whether on foot, by bicycle
or by automobile - that avoid major arterial streets, providing
more comfortable local movement while reducing congestion
levels on the major streets.
These numerous neighborhood through routes - while con-
venient for local residents heading to visit friends, play in the
park or visit a local restaurant - are specifically designed so as
not to provide attractive shortcuts for cross-town motorists,
and to reduce driving speeds by their narrower travel lanes
and subtly winding trajectories. Whereas conventional sub-
Complete streets encourage safe and convenient pedestrian
movement within the public realm, with clearly marked routes
and pedestrian-oriented design.
Dedicated bicycle routes and buffers will be integrated into the
Complete Streets network throughout the UNSP.
Pedestrian-oriented sidewalks with appropriate shading,
lighting and furniture enhance the public realm.
2.4 The Public Realm
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 2-17
CHAPTER 2: THE VISION | THE PUBLIC REALM | SECTION 2.4
urban networks with cul-de-sacs and gated streets provide
“on/off” vehicular connectivity - like a switch - they frustrate
active transportation options by lengthening trips for all
modes. They also create many miles of auto-dominant, high-
speed transportation corridors severing neighborhood from
neighborhood, leaving only more car trips to reconnect them.
The modulated network of complete streets planned for the
UNSP provides a range of options (“settings” ) for local or
cross-town vehicular traffic - like a dimmer switch - while en-
couraging active transportation modes by providing multiple,
shorter, lower speed pedestrian-priority routes.
And far beyond their role as the circulation network of the
City - and ultimately more important - the streets of the UNSP
are designed as the “living rooms” of the community. The
same design characteristics that moderate driving speeds and
volumes and encourage active transportation also generate
attractive streetscape vistas and that add significant value to
new housing and other neighborhood development. These
are spaces where neighbors meet in the course of everyday
life, where neighborhood children can play together, and
where outdoor activity and exercise are integrated with daily
and weekly visits and errands to deliver a range of healthy
lifestyle options.
To perform their role as the living spaces of the university
neighborhoods, the standards for these streets are based
primarily on “place-making” considerations, not by traffic
capacity. By providing many redundant routes within each
neighborhood, vehicular throughput becomes no longer the
driver of design.
Thus the smallest neighborhood streets can be designed to
slow (not stop) traffic, provide convenient visitor parking,
provide a landscape of shade trees and desert plant types,
and create a safe and comfortable environment for children
and other pedestrian. Commercial streets are designed with
wide, shaded sidewalks for shopping or sidewalk dining and
convenient customer parking. These differentiated Street
Types are described in Section 3.3.
2. Diverse and Flexible Open Space Types
FIG. 2.5 CONCEPTUAL STREET NETWORK*
Major Arterial, Framework
and Connector Streets
Neighborhood Streets
*Streets shown are for conceptual purposes
only - final network to be determined by the
development process.
UNSP Boundary
2-18 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 2.4 | THE PUBLIC REALM | CHAPTER 2: THE VISION
Parallel to the definition of varied Street Types for specific
place types and activities, a range of Public Open Space
types are defined in Section 3.6. Larger active park areas for
organized play by older children and adults are provided,
but so too are smaller “pocket parks” and playgrounds, within
comfortable walking distance of smaller children and their
parents.
Open spaces will also include plazas adjacent to shops and
restaurants in neighborhood centers to provide community
gathering places. Linear greenways provide connecting open
spaces and trails for recreational walking and bike commutes,
an in some cases provide buffers between the neighborhood
environment and arterial streets without a need for sound-
walls.
The open space network and street network are seamlessly
integrated into a single Open Space Network for the UNSP.
Section 3.6 defines open spaces typologically and offers a
range of recommendations for their function. However the
final design of each space will be done integrally with the
design of the streetscape and development types for the area
surrounding it. In preparing finite designs for each space, the
Power of 10+ approach developed by the non-profit Project
for Public Spaces (PPS) is strongly recommended.
“The idea behind this concept is that places thrive
when users have a range of reasons (10+) to be there.
These might include a place to sit, playgrounds to
enjoy, art to touch, music to hear, food to eat, histo-
ry to experience, and people to meet. Ideally, some of
these activities will be unique to that particular place,
reflecting the culture and history of the surrounding
community.”
While large community parks often provide value in the
form of specialized, single purpose facilities - softball fields,
swimming pools, basketball courts - the value of the smaller
public spaces woven into the fabric of the UNSP will derive
from their flexibility and ambiguity of use, brining diverse
individuals and groups into contact in a comfortable, social
environment.
Sustainability is a central theme of Palm Desert’s 2035 General
The public realm consists of parks and open spaces with
playgrounds, recreational fields and gathering spaces with
flexible-uses.
Pedestrian-oriented streets and paseos create public gathering
spaces that enhance the social fabric of the neighborhood and
the surrounding uses.
Streets and open spaces can be seamlessly integrate
neighborhoods with a network of open spaces.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 2-19
CHAPTER 2: THE VISION | SUSTAINABILITY | SECTION 2.5
Plan, a ject with many dimensions, all of which are relevant to
and addressed by the UNSP.
Environmental sustainability requires that these neighbor-
hoods consume fewer non-renewable resources per resident
per year than more conventional development alternatives.
Strategies for achieving this goal include:
•Reduced motorized transportation demand by
providing more daily destinations closer to residents
and enabling and encouraging non-motorized travel
modes through planning and design.
•Reduced consumption of land and water through
compact development patterns and desert landscape
rich in native and adaptive plants desert plants.
•Integration of stormwater management into the
neighborhood landscape and open space network.
Economic and fiscal sustainability requires that the initial
neighborhood development be responsive to market forces,
with balanced financing that fairly allocates financial respon-
sibility to those who benefit from the investment. And that
over time the neighborhood development be flexible to
adapt to changing economic imperatives, that the neigh-
borhoods age gracefully and grow in value, and that the
long-term maintenance and operating costs be underwritten
by stable and resilient financing tools. Strategies for achieving
these goals include:
•Development standards and design guidelines for
public and private improvements that ensure a high
level of construction quality and design cohesion,
paired with significant flexibility in land uses and
development intensities to meet the market.
•A strong emphasis on the quality and sustainability
of the public realm, a proven strategy for building
long-term value. The trees and other landscape of the
streets and open spaces mature and gain in value over
the years as individual buildings age.
•The small block pattern with interconnected streets
and mixed-use zoning enable incremental change of
occupation or use over time in many areas of the plan
as economic conditions change. This is in contrast
to conventional shopping center or office park
development, which is more fixed in its design for a
single use, often requiring large scale demolition and
redevelopment to adapted to economic change.
•Infrastructure financing tools that provide for value
Native and adaptive trees and plants create sustainable
landscapes that contribute to water recapture, stormwater
management are vital for shading and cooling public spaces.
Interconnected small blocks with a range of housing types and
land uses are central to economic and market sustainability.
recapture over time, so that the funds available to meet
future maintenance and operation costs grow with the
assessed value of the neighborhoods.
•For the purposes of the UNSP, sustainability is defined
by the 2003 Transportation Research Board white paper
stating, “The essence of sustainability is the integration
of economic development and environmental
improvement.”
Social sustainability parallels economic sustainability, in that
demographic patterns and mixes shift along with economic
patterns and trends. A diverse housing stock within a desir-
able place to live - meeting the needs of larger and smaller,
younger and older, richer and poorer households - has the
potential both to meet that changing housing needs over
time, and to bring many diverse segments of the community
into daily contact with one another, thereby increasing un-
derstanding and tolerance of differences. This is the way that
neighborhoods have functioned for thousands of years and
will be the cornerstone for all development in the UNSP.
2.5 Sustainability
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 3-1
Section
3.1 Neighborhood
Framework Plan
3.2 Subdivision Standards
3.3 Street Type Standards
3.4 Public Frontages
3.5 Street Tree Plan
3.6 Public Open Space
Standards
Page
3-2
3-4
3-13
3-24
3-37
3-47
The foundation of sustainable development is neighborhood pattern. The
basic layout of streets and blocks - prioritizing walkability and pedestrian
comfort over vehicular speed and capacity - is the most basic requirement
of sustainability, enabling a balanced mix of transportation choices biased
toward active modes rather than motorized modes. Without a such a
network of walkable streets and small blocks, no quantity of bioswales, solar
panels and electric vehicle charging stations can achieve true, long-term
sustainability.
The public spaces of the UNSP are envisioned as much more than circulation
spaces - they are envisioned as the living rooms and play rooms of the
neighborhoods. To which end a varied range of street types are defined
in this chapter, a flexible set of public frontage types for pedestrians and
cyclists, and open space and landscape guidelines aimed at human comfort,
environmental sustainability, and a uniquely Palm Desert mid-21st century
design character.
3.0 Neighborhood Structure
and Public Realm
PLANNING COMMISSION DRAFT
3-2 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 3.1 | FRAMEWORK PLAN | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
3.1 Neighborhood Framework Plan
Street networks define connectivity and block structure.
Blocks scaled within a 1,000-1,700’ perimeter (±1/4 mile)
create a pedestrian-oriented environment and comfortably
accommodate both residential and non-residential uses.
Networks of open spaces such as paseos, courts, plazas,
neighborhood and pocket parks will be coordinated between
all development parcels within the UNSP area.
A. Purpose and Applicability
The structure of the UNSP provides the City and future
development groups with the appropriate regulations and
guidelines needed to design a comprehensive, sustainable
and pedestrian-oriented university district.
The Subdivision Standards provide the following:
1. A network of coordinated streets and blocks that
inform the overall physical form of the UNSP.
2. General block sizes and configurations that support
zoning and land use goals.
3. Maximum block perimeters that foster attractive,
safe and walkable environments, while enhancing
circulation through the site.
4. A principle guide for developers and property
owners to create integrated blocks, streets and
intersections, with connections to adjacent
projects as the UNSP develops over time.
B. Relation to Regulating Plan
The following pages describe the Precise Plan process, by
which theUNSP area is to be divided into Neighborhood
Sub-Areas by the introduction of Framework Streets, and
then into blocks by the completion of the neighborhood
network of streets and open spaces. As the area is thus
subdivided generate blocks, parcels and individual building
sites, the Regulating Plan that assigns Zones will need to be
refined, rights-of-way and open spaces, and correlating the
reconfigured block(s) or with the intended development
types.
Upon applying urban design guidelines to the site to
generate the block(s) for the proposed development in
compliance with Table 3.1, it may become desirable or
necessary to adjust the existing zone boundaries. In such a
case, the adjusted zone(s) or new zone(s) are to be applied
to the new block(s), as allowed by Table 4.3.
All zoning changes must maintain or enhance the original
vision of the UNSP Vision and must be approved by the
Community Development Director according to the City’s
approval process. Refer to Chapter 4 Figure 4.2 and Table
4.3 for applicable zoning and permitted uses within the
corresponding block.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 3-3
CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | FRAMEWORK PLAN | SECTION 3.1
TABLE 3.1 SUBDIVISION AND BLOCK STANDARDS
Typical Dimension
Typical Blocks
Block Length 1 300' - 500'
Block Depth 160’ - 400’
Block Perimeter 1 1000’ - 1700’
Alley Width 20’ min.
Mid-Block Pedestrian Connections 2
Paseo Width 10’ - 15’
Rosewalk Width 16’ - 40’
Green Width 41’ - 100’
1 Block length and perimeter may be extended up to 20% with approval from the Community
Development Director if an extended block is determined necessary. The Director may also
approve additional block lengths up to 800' if a mid-block pedestrian connection is provided.
Extended blocks are the exception - the UNSP will primarily have block lengths of 300-500’.
2 In areas determined to have sufficient vehicular access and circulation, pedestrian-only
connections may be implemented mid-block or on the edge of a block, replacing a vehicular
street. Pedestrian-only connections may be counted as a new edge in total block perimeters.
FIG. 3.1 NEIGHBORHOOD FRAMEWORK PLAN & CONTEXT
Neighborhood Framework
Existing Street Network
Conceptual Blocks
AVEUniversity
Neighborhood
Specific Plan Area
CAMPUS
CORE (E)
COMMERCIAL
OFFICE PARK
(E)
LONG-TERM
CAMPUS
PLANNING AREA
MILLENNIUM
PLANNING AREA
MULTIFAMILY
APARTMENTS
(E)
3-4 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 3.2 | SUBDIVISION STANDARDS | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
3.2 Subdivision Standards
A. Purpose & Applicability
The purpose of these standards is to ensure that the urban
design intentions of the Framework Plan - see preceding
page - is systematically implemented through the phased
development of the Plan Area. These standards will be
applied to any proposed subdivision of land within the
UNSP area, through the Precise Plan process, defined in
Section 6.7.
B. Network Connectivity
An complete and interconnected network of complete
streets is essential to the function and value of the
University Neighborhoods. Through the Precise Plan
process - as informed by these standards and the street
and open space standards of Section 3.3 through 3.6 - the
design of this network can respond to both the vision and
requirements of this Plan and to the functional, dimensional
and urban design requirements of specific housing and
mixed-use development types.
C. Continuity of Open Space Network
Open spaces within the neighborhoods will be located and
designed through the Precise Plan process, in accordance
with these standards and those of Section 3.6. Those open
spaces, together with the street network, will provide a
continuous and seamless public realm network.
D. Block and Lot Structure
As described in this section, the result of the subdivision
process will be developable blocks and lots, calibrated
through the Precise Plan process to enable the
development of one or more identified building types. The
specific range of intended building types will be identified
through the Precise Plan process, in relation to proposed
lot sizes, and the presence or absence of alleys. Per the
requirements of Section 4.4, Lot Sizes - and hence lot counts
and residential unit counts - will also be related to the
presence or absence of alleys (See Table 4.2).
1. Connect to Existing Street Network
The UNSP area is connected to the rest of Palm Desert
primarily via 3 major “Balanced Arterials” - Portola Avenue,
Frank Sinatra Drive and Cook Street. The area is connected
to the region by Interstate 10, and the 111 Corridor. The
UNSP area is transected by a primary network of existing
“Enhanced Secondary Roadways” - including Gerald Ford
Drive, College Drive, University Park Drive, Pacific Avenue,
and Technology Drive.
This existing network defines the basic framework to which
all future subdivision and neighborhood structure will
relate. The following primary street improvements will
supplement this existing network:
•A new frontage drive and open space buffer
constructed along the UNSP edge of Portola Avenue
and Frank Sinatra Drive to accommodate future
development opportunities along these higher-traffic
Arterial Streets.
•At least 1 primary north-south route -- connecting
Pacific Avenue and Frank Sinatra Drive -- and 1 primary
east-west route -- connecting Portola Avenue and
University Park Drive.
"Greenway" Open Space Buffer Primary ConnectionsAVEFIG. 3.2 EXISTING STREET NETWORK
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 3-5
CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | SUBDIVISION STANDARDS | SECTION 3.2
AVE2. Introduce Framework Street Network
Primary north-south and east-west connectivity will be
established through the introduction of Framework Streets,
that clear through routes at controlled speeds.
As illustrated above, the Framework Street Network will:
•Provide north-south, east-west connectivity and
circulation through the UNSP;
•Connect Key Intersections (above) per the Framework
Network pattern, with minor variations allowed with
approval of the Community Development Director.;
•At key intersections, provide clear through-
routes, alignments, and connections to adjacent
developments, regardless of ownership and in
anticipation of project phases;
•Define neighborhood sub-areas and allow for a range
of Framework Street Types that are compatible with
predominately residential, open space, commerical or
mixed use. See Section 3.3 for Street Type Standards.
Minor adjustments to the Framework Streets are allowed
with approval of the Community Development Director.
3. Introduce Framework Open Space Network
As the Framework Street Network is established, a network
of open spaces must be included, to provide open spaces
adjacent to key intersections, as illustrated above.
The Framework Open Space Network will:
•Locate parks and open spaces at easily accessible
locations to provide each neighborhood in the UNSP
area with useable open space within comfortable
walking distance of most residents (approx. 1/4 mile);
•Offer a range of active and passive recreation
opportunities through community programming,
gathering spaces and diverse facilities within each
open space;
•Create high-value addresses for new development
fronting parks and open spaces, even along high-
traffic roads such as Frank Sinatra Drive and Portola
Avenue.
•Contribute to a complete walking and biking network
for safe pedestrian and bicycle circulation.
Minor adjustments to the Framework Open Spaces are
allowed with approval of the Community Development
Director. See Section 3.6 Public Open Space Standards.
Key Intersections Framework Open SpacesAVEFIG. 3.3 FRAMEWORK STREET NETWORK FIG. 3.4 FRAMEWORK OPEN SPACE NETWORK
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SECTION 3.2 | SUBDIVISION STANDARDS | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
AVE5. Introduce Sub-Area Connector Streets
Connectivity between neighborhood sub-areas is provided
by a network of Neighborhood Streets. These streets
provide clear through-routes across a neighborhood sub-
area and organize each sub-area into smaller pieces that
can be further subdivided into pedestrian-scaled blocks.
Sub-Area Support Streets will:
•Establish primary (local) bicycle, pedestrian, and
vehicular routes through and between each
neighborhood sub-area - with at least one north-south,
and one east-west connection.
•Establish connectivity to adjacent neighborhood
sub-areas at key intersections through a coordinated
development process between the City and all other
developers, and inclusive of future development
phases.
•Establish and support a network of streets and alleys
that prevent dead-ends and produce blocks with
walkable perimeters (See Table 3.1).
FIG. 3.6 SUB-AREA CONNECTOR STREETS
D. Block and Lot Structure (Continued)
1/4 mile
4. Establish Neighborhood Sub-Areas
By establishing the Framework Street and Open Space
Networks, the UNSP area is subdivided into neighborhood
sub-areas, which will be further subdivided into
neighborhood blocks and streets. (See Section 6.7 for
detailed description of the Precise Plan process).
These Neighborhood sub-areas will:
•Be interconnected, by a supporting network of
neighborhood streets and greens.
•Be contained within a comfortable 5-minute walking
range (approximately a 1/4-mile radius) to create
compact, safe, and walkable environments;
•Include parks and open spaces at strategic locations
within a comfortable walkable distance for all
residents in the neighborhood;
•Accommodate a range of development types and
intensities, as appropriate to each sub-area.
FIG. 3.5 NEIGHBORHOOD SUB-AREAS
AVEConceptual Sub-Area Connector Street
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 3-7
CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | SUBDIVISION STANDARDS | SECTION 3.2
6. Complete Network of Neighborhood
Streets and Greens
A completed circulation network, and the final layout of
each Neighborhood Sub-Area is determined by the Network
of Neighborhood Streets & Greens. This network supports
pedestrian, bicycle, and vehicular circulation through and
within each neighborhood, through interconnected and
walkable blocks, streets, alleys, paseos, and open spaces.
The Network of Neighborhood Streets & Greens will:
•Provide cross-connections (via streets, paseos,
or alleys) at regular intervals1 to create compact,
walkable (neighborhood-scaled) blocks;
•Maximize on-street visitor parking by minimizing
curb-cuts and driveways; 2
•Support primary vehicular access to lots though mid-
block alleys and side streets.
•Relate to and connect with block, street, and open
space networks of adjacent neighborhoods.
1 Continuous block lengths should typically be no longer than 400'
without providing a pedestrian/bicycle cross-connection.
2 Selected front-loaded buildings may be permitted (Section 3.4)
FIG. 3.7A NEIGHBORHOOD STREETS FIG. 3.7B MID-BLOCK PASEOS & OPEN SPACES
In certain instances it may be advantageous (or necessary)
to create a block (or multiple blocks) with a larger than ideal
perimeter. In such cases, to maintain a walkable / bikable
network, the introduction of a Paseo, Rosewalk, Green or
other carless streets may be considered.
These pedestrian/bike-only connections will comply with
the Standards in Table 3.1, and will:
•Replace non-critical streets either mid-block or at the
edge of blocks to create walkable block perimeters;
•Enhance pedestrian access to neighborhood open
spaces, amenities and key locations such as the Town
Center or a mixed-use/commercial area;
•Ensure that all blocks maintain adequate vehicular
through-routes, limiting use of cul-de-sacs and dead-
end streets.
See Table 3.1 Subdivision and Block Standards and Section
3.6 for specific design standards for Greens, Paseos, and
Rosewalks.
Conceptual Complete Neighborhood Street Network Sample Location of Neighborhood Greens
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SECTION 3.2 | SUBDIVISION STANDARDS | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
E. Applying Subdivision Standards to the
Design of Individual Blocks
Individual blocks within the UNSP area are intended to
provide flexibility and enable variety of lot size, shape, and
building type. The following diagrams illustrate how a
typical 240’x480’ block with 60-foot rights-of-way may be
designed to integrate a number of urban design strategies
and land uses. The diagrams that follow serve as guidelines
and are emblematic of specific blocks within the UNSP area.
Individual block layouts in the UNSP will:
•Accommodate a range of lot sizes to encourage
variety of building types and housing choice within
each neighborhood.
•Accommodate single-family detached, single-family
attached, and multi-family buildings within the same
block, where permitted by the Regulating Code.
•Accommodate a mix of uses within the same block,
as permitted by the Regulating Code in Section 4.
•Be sized and designed appropriately to support a
walkable, bikable network.
See Table 3.1 Subdivision Standards for block sizes and
features; see Table 4.2 for permitted lot sizes within the
specific zone.1. Neighborhood Blocks, Street-Accessed
Typical of many of the original neighborhood blocks in Palm
Desert, “front-loaded” blocks - those that provide primary
vehicular access to individual lots by street-accessed
driveways - will:
•Typically require average lot widths of 60 ft or more to
prevent garage-dominant frontages, maintain sufficient
on-street visitor parking, and generate an attractive,
pedestrian-oriented street character;
•Typically require average lot depths of 100 ft or more
to prevent driveway-dominant frontages by providing
sufficient front and side yard setbacks;
•Typically occur in the Neighborhood Low (NL) zone, but
may also be permitted in the Neighborhood Medium
(NM) zones, assuming lots are appropriately sized and
organized, per the guidelines above.
FIG. 3.9 BLOCK WITH STREET ACCESS
Typical block locationAVE
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | SUBDIVISION STANDARDS | SECTION 3.2
2. Neighborhood Blocks, Alley-Accessed
In neighborhoods where smaller houses on smaller lots may
be desirable (or more marketable), service alleys enable
narrower lots, see Table 4.2. This block type may occur in
any zone, and will typically include the following design
characteristics:
•Increased on-street visitor parking due to the
elimination of driveway curb-cuts.
•More compact and varied development patterns are
enabled, including smaller lot sizes for single-family
lots, as well as the integration of select neighborhood-
scaled multi-family types within single-family
neighborhood patterns;
•Significant changes in the size, scale and type of
housing may occur at alleys. Housing on both sides of
a street should be similar and compatible in scale and
character.
•Where alley-accessed blocks are adjacent to street-
accessed blocks, facing building frontages should be
compatible in scale, rhythm and character.
FIG. 3.10 BLOCK WITH ALLEY ACCESS
Neighborhood-Scale Multi-Family Buildings
FIG. 3.11 STREET-ALLEY BLOCK VARIATION
3. Mid-Block Paseos, Rosewalks and Greens
In circumstances where it is necessary or determined to be
urbanistically advantageous, a mid-block Paseo, Rosewalk,
Green (or other carless street) may be introduced in lieu of a
street to maintain a walkable / bikable network. This block
type variation may occur in any zone, - subject to approval
through the Precise Plan process - and will typically include
the following design characteristics:
•Paseo / Rosewalk widths are 20’ minimum, with
buildings additionally set back per the development
requirements in Section 3.6;
•Where buildings front onto an mid-block open space,
they will provide primary pedestrian access through
an approved frontage type and provide additional
vehicular access to all lots via a rear alley or side street.
•Will be designed and landscaped per the standards in
Section 3.6.
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SECTION 3.2 | SUBDIVISION STANDARDS | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
E. Applying Subdivision Standards to the
Design of Individual Blocks (continued)
A variation of the alley-loaded block is the “T” Alley, which
in addition to a mid-block alley, provides an additional alley
or alleys serving lots fronting one or both of the Primary
Street* at the end of the block. This variation is a useful tool
for transitioning from a lower intensity housing types along
neighborhood streets to higher intensity types on Primary
(crossing) Streets*, which will often be either Framework
Streets or streets carrying more through traffic that the
neighborhood street.
* Note: “Primary Street” and “Secondary Street” are relative
designations for clarity in describing the concept of T-alleys,
and should not be confused with the specific Street Types
defined in Sections 3.3 and 3.4, below.
4. Neighborhood Transitions
In certain neighborhood blocks more intense (multi-family,
live-work, mixed-use) development types may front a
crossing street, while maintaining a single-family character
fronting Secondary Streets*. Such blocks will often include
a T-Alley as the scale transition between these different
building types, and will generally include the following
design characteristics:
•All vehicular access to lots fronting the Primary Street*
will be provided via rear alley.
•Vehicular access to lots fronting the Secondary Street*
may be street-accessed or alley-accessed.
•Where additional larger-scaled buildings are located
fronting a Secondary Street, they must be compatible
in scale and character with adjoining and surrounding
homes and smoothly transition from the scale
and character of the Primary Street* to that of the
predominant building scale and character along the
Secondary Street*.
FIG. 3.12 NEIGHBORHOOD TRANSITIONS
PRIMARY STREET*SECONDARY STREET*SECONDARY STREET*ALLEYALLEY
Typical block locationAVE
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | SUBDIVISION STANDARDS | SECTION 3.2
5. Zone and Use Transitions
Alleys may also accommodate transition from commercial
and mixed-use zones to residential zones within the same
block, and such blocks will typically include the following
design characteristics :
•To maximize on-street visitor parking, all vehicular
access to lots fronting the Primary Street* will be
provided via service alley.
•Where a rear yard surface parking lot is provided for
buildings fronting the Primary Street, it should be
screened along the Secondary Street* , and alley with a
low landscape wall or hedge.
•Commercial and Mixed-Use buildings fronting
the Primary Street will be sensitively massed, and
“scaled-down” as they approach the rear of the lot
to compliment the scale and character of adjacent
buildings.
FIG. 3.13 MIXED-USE TRANSITIONS
PRIMARY STREET*SECONDARY STREET*SECONDARY STREET*ALLEYALLEY
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3
A. Purpose and Applicability
This section provides design standards for the construction
of new streets, and the modification and enhancement of
existing streets, to implement the vision for and intentions
of the UNSP.
Through its configuration and design, the UNSP’s network
of public and private streets is intended to generate the
pedestrian-oriented public realm framework of the neigh-
borhoods, supporting and enhancing their small-town scale
and physical character, as intended by the UNSP Vision in
Chapter 2 and as described below.
Any public or private street subject to the UNSP shall be
designed and developed in compliance with the standards
provided in this Section. The design of each new or modi-
fied street, and individual design components thereof shall
be based on applicable Street Types, Public Frontage Type
(Section 3.4), Street Landscape Standards (Section 3.5), Pri-
vate Frontage Design Guidelines (Appendix A.5) and other
applicable sections.
The street network and street designs of each Neighbor-
hood Sub-Area will be reviewed and approved through the
Precise Plan process, as defined in Sections 6.6-6.8. Precise
Plans or tentative tract map applications that do not comply
with the requirements of Sections 6.6-6.8 shall be consid-
ered inconsistent with the intent and purpose of the UNSP.
B. Design Objectives
The University Neighborhood’s public and private streets
are intended to provide both the primary mobility network
and the public space framework for the UNSP’s sustainable,
livable, pedestrian-oriented public realm. Each street,
whether newly constructed or modified over time, should:
1. Accommodate and balance all modes of travel -
including pedestrian, bicycle, automobile and transit
- in accordance with the applicable Street Type and
function provided herein, and in relation to the
intended urban (or rural) character of the Regulatory
Plan and Zone Descriptions in Section 4.1.
2. Provide or support appropriate frontages for adjoining
properties, facilitating comfortable pedestrian access to
buildings and properties fronting each street.
3. Contribute to the UNSP’s landscape through consistent
street trees, planters and shade, and adding value to
adjacent public and private developments.
3.3 Street Type Standards
C. How to Use This Section (Table 3.2)
When designing and detailing new streets, or modifying
existing streets in the UNSP, several factors should be
considered in determining which specific Street Types and
Standards are most applicable. Table 3.2 recommends Spe-
cific Street Types based on a street’s predominant function
(residential or commercial, see Table 3.2) and whether it is or
is not a Framework Street (See Section 3.2).
For each situation, one or more Street Types is recom-
mended, and additional types may be “Permitted (where
applicable)” - meaning there may be certain places in the
plan where an alternative, less common street type would
be suitable, and in some cases, more desirable.
Framework Streets
As described in the Subdivision Standards in Section 3.2,
and Illustrated in Figure 3.16, a network of Framework
Streets has been identified to provide primary circulation
through and within the UNSP area. In general, this network
should primarily be made up of Neighborhood and Mixed-
Use Avenues (Street Type 2 and 4) and may include a range
of Public Frontage Types based on the use and character
of the adjacent blocks, and per the standards in Section
3.4. Table 3.2 identifies additional Street Types that may be
suitable for establishing this primary network, with specific
design standards for each type provided in the pages that
follow.
Selecting Specific Street Types by Environment
Table 3.2 provides direction for selecting specific Street
Types based on the predominant ground floor use of the
environment they are making - namely Commercial/Mixed-
Use, or Residential, with additional size and scale consid-
erations for Framework Streets (see above). In General,
streets intended for commercial/mixed-use environments
coincide with the Neighborhood Center (NC) Zone, and
streets intended for residential environments coincide with
the Neighborhood Medium (NM) and Neighborhood Low
(NL) Zones, however some variation may occur. Each street
type includes a wide degree of built-in flexibility - by way
of the interchangeable Public Frontage Types - enabling
each street to be calibrated to its environment in a variety of
ways (See Section 3.4).
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SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
FIG. 3.16 STREET CLASSIFICATIONS
Table 3.2 Street Type Overview
Street Type Page
Type 1: Arterial Retrofit 3-15 -
Type 2: Mixed-Use Avenue 3-16
Type 3: Mixed-Use Street 3-17 -
Type 4: Neighborhood Avenue 3-18 -
Type 5: Neighborhood Street 3-19
Type 6: Neighborhood Shared Street 3-20 --
Type 7: One-Way Park Edge Drive 3-21 -
Type 8: Two-Way Park Frontage Drive 3-22 -
Type 9: Service Alley / Residential Lane 3-23 -Commercial / Mixed-Use EnvironmentsResidential EnvironmentsFramework StreetsRecommended
Permitted (where applicable)
Street Classifications
UNSP Zones (See Section 4.1)
Existing Arterials
Neighborhood Center (NC)
Existing Collectors
Neighborhood Medium (NM)
Framework Streets
Neighborhood Low (NL)
Neighborhood Streets
Open Space (OS)
Park Frontage Drive
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3
Example of “Right-Sizing” an existing wide arterial street
Description and Intent
Street Type 1 is designed to be a retrofit, or “right-sizing”,
of existing vehicle-oriented arterials within the UNSP to
support the General Plan’s goals of achieving a greater
multi-modal balance on public streets. These retrofits
include the reducing of travel lanes, the addition of Class
II bike lanes and buffers, median and edge landscaping,
lighting improvements and added parallel parking.
Altogether, retrofits of existing arterials will allow the UNSP
to accomodate a range of street-fronting development
types and places.
1. Public Right-of-Way (R.O.W)
A Right-of-Way 120’ (may vary)
Curb-to-Curb 100‘
B Vehicular Lanes 4 (2 each way); 11’ lane width
C Median 20’
D Bicycle Facilities 6’ Class II Lanes
E Bicycle Buffer 4’ (striped)
F Parking Facilities Parallel; 8’ with parking-lane
planters; See Section 3.4
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s)Curb & gutter
3. Public Frontage
G
Commercial 22-30’; See Section 3.4
Residential 22-24’; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
H Frontage Type(s)See Appendix A.5
B B DD FFEECG H
A
H
TYPE 1 - ARTERIAL RETROFIT
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SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
Description and Intent
Avenues are highly landscaped thoroughfares
designed for relatively high vehicular capacities (up to
15,000 ADT), and low to moderate speeds (25-35 mph)
that function as the primary ciculation streets through and
within the UNSP.
They are designed to support and adapt to a range of uses
from mixed-use commercial to residential, an will make up
(though are not limited to) most of the Framework Streets
in the UNSP.
Avenues may accomodate a full range of Public Frontage
Types, based on the use of the blocks they are servicing.
Typical Avenue in a mixed-use environment
1. Public Right-of-Way (R.O.W)
A Right-of-Way 90’-100’ (may vary)
Curb-to-Curb 60’ (may vary based on median)
B Vehicular Lanes 2 (1 each way); 12’ lane width
C Median 20’ (may vary)
Bicycle Facilities where occurs; 6’ Class II lanes
Bicycle Buffer where occurs; 3-4’ (striped)
D Parking Facilities Parallel; 8’ with parking-lane
planters; See Section 3.4
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s)Curb & gutter; pervious parking
lanes (optional)
3. Public Frontage
E
Commercial 22-30’; See Section 3.4
Residential 22-24’; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
F Frontage Type(s)See Appendix A.5
B BD DCE E
A
F F
TYPE 2 - MIXED-USE AVENUE
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3
Description and Intent
The Mixed-Use Street type supports retail and mixed-use
environments with high vehicular capacity (up to 20,000
ADT), and low speeds (15-25 mph), while providing access
and convenient (and shaded) on-street parking to local
shops and restaurants. This street type is most commonly
paired with the Commercial Sidewalk Public Frontage (Type
5) to accommodate high pedestrian traffick, and a variety of
other sidewalk activities supporting the adjacent buildings.
The Mixed-Use Street will most typically be located in the
Neighborhood Center (NC) Zone, and can function as a
Framework Street in key locations where such an environ-
ment is desired.
Typical Mixed-Use Street
1. Public Right-of-Way (R.O.W)
A Right-of-Way 70-100’ (may vary)
Curb-to-Curb 100‘
B Vehicular Lanes 2 (1 each way); 12’ lane width
Median none
Bicycle Facilities where occurs; sharrows
Bicycle Buffer none
C Parking Facilities
Head-in diagonal (16-18’) and/or
parallel (8’); may include parking-
lane planters; See Section 3.5
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s)Curb & gutter; pervious parking
lanes (optional)
3. Public Frontage
D
Commercial 22-30’; See Section 3.4
Residential varies’; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
E Frontage Type(s)See Appendix A.5
BC CD D
A
E E
TYPE 3 - MIXED-USE STREET
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SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
Description and Intent
Neighborhood Avenues are intended to function as a
Framework Street with pedestrian-oriented design features
compatible with residential neighborhoods, ranging from
single-family homes to multifamily buildings.
This street type may accommodate parallel parking on both
sides, 11-foot travel lanes, well-landscaped medians and
other traffic-calming features in order to create a more pe-
destrian- and bicycle-friendly environment. Bicycles should
be integrated with the use of sharrows.
The application of an inverted crown may also be applied
to the avenue’s profile to allow for sustainable and water
recapture in a median bioswale.
Intended character
1. Public Right-of-Way (R.O.W)
A Right-of-Way 70-100’ (may vary)
Curb-to-Curb 44‘ min.
B Vehicular Lanes 2 (1 each way); 11’ lane width
Median 10’, inverted crown
Bicycle
Facilities where occurs; sharrows
Bicycle Buffer none
C Parking
Facilities
Parallel:
7’ - residential-only frontage;
8’ - multifamily / commercial frontages
Landscaping Street trees and native landscaping See
Section 3.5 and Appendix B
Street Lighting See AppendixB.1
Drainage
Type(s)
Curb & gutter; pervious parking lanes
(optional); median bioswale (optional)
3. Public Frontage
D Residential 22-30’; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
E Frontage Type(s)See Appendix A.5
BC CD D
A
E E
TYPE 4 - NEIGHBORHOOD AVENUE
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3
Description and Intent
The Neighborhood Street type is a versatile type designed
for low to capacity (up to 5,000 ADT), and low speeds (10-25
mph) the accommodates a flexible range of activities and
development intensities.
While this type is primarily intended for residential envi-
ronments, it may be suitable for some commercial/office
environments, and may also function as a Framework Street
in certain contexts.
1. Public Right-of-Way (R.O.W)
A Right-of-Way 58-64’ (may vary)
Curb-to-Curb 34-36’
B Vehicular Lanes 2 (1 each way); 10’ lane width
Median none
Bicycle Facilities none
C Parking Facilities Parallel: 7’ - residential-only frontage;
8’ - multifamily / commercial frontages
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s)Curb & gutter; pervious parking lanes
(optional)
3. Public Frontage
D
Commercial n/a
Residential 14-24’; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
E Frontage Type(s)See Appendix A.5Typical Neighborhood Street
BC CD D
A
E E
TYPE 5A - NEIGHBORHOOD STREET (FRONT LOADED)
BC CD D
A
E E
TYPE 5A - NEIGHBORHOOD STREET (ALLEY LOADED)
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SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
Description and Intent
The Neighborhood Shared Street is designed for select
neighborhood streets where compact development is
desired. Based on many European neighborhood streets,
these shared, low-speed (5-10 mph), low volume streets
provide a safe environment for cars, cyclists, and pedestri-
ans to share the roadway, and by design, do not encour-
age through traffic. As such, formal pedestrian facilities
(sidewalks) are not required, and street trees are planted
between parking spaces in a pervious (cobble or decom-
posed granite) parking shoulder. This type should be used
selectively, and must additionally adhere to the circulation
requirements in Section 3.2.
1. Public Right-of-Way (R.O.W)
A Right-of-Way 36’ (may vary)
Curb-to-Curb no curb; 20’ drive lane
B Vehicular Lanes 2; 10’ lane width
Median none
Bicycle Facilities none
Bicycle Buffer none
C Parking Facilities Parallel (8’); includes parking-lane
planters; See Section 3.5
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s)
Gutter between roadway and
parking lanes; pervious parking
lanes & planters
3. Public Frontage
D
Commercial n/a
Residential 8-10’; See Section 3.4
Open Spaces n/a
4. Private Frontage
E Frontage Type(s)See Appendix A.5
Typical Neighborhood Shared Street
B CCDD
A
E E
TYPE 6 - NEIGHBORHOOD SHARED STREET
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET TYPES | SECTION 3.3
Description and Intent
At key locations, these One-Way Park-Edge Drives are
used to provide circulation around prominent unat-
tached neighborhood greens - often acting as neigh-
borhood gateways. One-Way Park Edge Drives are local
thoroughfares, with low vehicular speeds (10-25 mph)
and moderate capacities (up to 2,500 ADT).
1. Public Right-of-Way (R.O.W)
A Right-of-Way 35-50’ (may vary)
Curb-to-Curb 20-30’ (may vary)
B Vehicular Lanes 1; 12’ lane width
Median Public Green (See Section 3.6)
Bicycle Facilities where occurs; sharrows
Bicycle Buffer none
C Parking Facilities
Head-in diagonal (16-18’) and/or
parallel (8’); may include parking-
lane planters; See Section 3.5
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B
Drainage Type(s)
Curb & gutter (development side),
rolled curb (park side); pervious
parking lanes (optional)
3. Public Frontage
D
Commercial 22-30’; See Section 3.4
Residential varies; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
E Frontage Type(s)See Appendix A.5
Typical One-Way Edge Drive
BE DC
A
ESee Section 3.6
TYPE 7 - ONE-WAY PARK EDGE DRIVE
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SECTION 3.3 | STREET TYPES | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
The Park Drive in a residential context with a parkable
permeable gravel shoulder
Description and Intent
The Park Frontage Drive is a two-way drive, designed for
low capacity (up to 1,000 ADT) and low speeds (10-25 mph),
that runs along the inner-edge of a linear greenway that
provides street addresses allowing development to front
the adjacent high-volume arterials- Portola Avenue and
Frank Sinatra Drive. This is a multi-functional, flexible street
type that provides frontage, access and street parking to
future development along the linear greenway. The Park
Drive can accommodate a range of Public Frontage Types,
depending on the ground-floor use, as described in Section
3.4.
1. Public Right-of-Way (R.O.W)
A Right-of-Way 50’ (residential) - 80’ (commercial)
Curb-to-Curb varies
B Vehicular Lanes 2; 10-12' lane width
Median none
Bicycle Facilities Multi-use trail in linear greenway
Bicycle Buffer n/a
C Parking Facilities per Public Frontage (See Section 3.4)
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s)
Curb & gutter (development side),
rolled curb and pervious shoulder
(park side); pervious parking lanes
(optional)
2. Public Frontage
D
Commercial 22-40’; see Section 3.4
Residential 20-24’; see Section 3.4
Open Spaces varies; see Section 3.4
3. Private Frontage
E Frontage Type(s)See Appendix A.5
BCD DC
A
E See Section 3.6
TYPE 8 - TWO-WAY PARK FRONTAGE DRIVE
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1. Public Right-of-Way (R.O.W)
A Right-of-Way 30’
Curb-to-Curb 20’
B Vehicular Lanes ”Yield” Lane; 20’ width
Median none
Bicycle Facilities none
Bicycle Buffer none
Parking Facilities none
C Landscaping Where occurs; Native trees and
landscaping See Appendix B
Street Lighting Where occurs; See Appendix B.1
Drainage Type(s)
Center gutter; pervious paving;
drainage swales, rain gardens, or
pervious shoulders
3. Public Frontage
Typically not applicable, for special conditions, see Section 3.4)
4. Private Frontage
D Frontage Type(s)See Appendix A.5
Description and Intent
Located at the rear of lots, Service Alleys/Residential
Access Lanes provide access to service areas, parking, and
outbuildings, and contain utility easements. Streetscapes
have driveway standards with gravel, landscaped edges, no
raised curb, and drained by percolation.
Typical Service Alley / Residential Access Lane, with landscaped
drive aprons
B CC
A
D D
TYPE 9 - SERVICE ALLEY / RESIDENTIAL ACCESS LANE
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SECTION 3.4 | PUBLIC FRONTAGE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
3.4 Public Frontage Standards
A. Purpose and Applicability
This section provides design standards for Public Frontages,
to help implement the vision for and intentions of the UNSP.
Through their configuration and design, the University
Neighborhood’s public frontages are intended to generate
the pedestrian spaces that integrate and connect buildings
and their private frontages to the UNSP public realm.
Any public frontage subject to the UNSP shall be developed
in compliance with the standards provided in this Section.
The design of each new or modified public frontage shall be
based on an applicable Public Frontage Type, as identified
on the following pages. Individual design elements shall be
incorporated into Public Frontage Types in accordance with
the Applicability Tables for each Public Frontage Type on
the following pages.
The street designs within each Planning Sub-Area will be
reviewed and approved through the Precise Plan process,
as defined in Section 6.7. Precise Plan or tentative map ap-
plications that do not comply with the requirements of this
Section shall be considered inconsistent with the intent and
purpose of the UNSP.
B. Design Objectives
The University Neighborhood’s public frontages - through
their layout, design, detailing and operation - are intended
to generate comfortable, safe, and attractive areas within
the public right-of-way, focused on pedestrians and bicycle
circulation, shaded street parking, and access to lots and
buildings. Each public frontage - whether newly construct-
ed or modified over time - shall:
1. Contribute to the place-making and urban design goals
of UNSP Vision;
2. Provide comfortable and inviting spaces that prioritize
pedestrian safety buffers, and limit the extent to which
vehicular circulation that may interfere with pedestrians
or the visual character of the neighborhood;
3. Generate designs that visually and physically engage
and enhance the street and public realm;
4. Create public environments that are compatible with
surrounding private uses;
5. Offer the Master Developer appropriate design
flexibility through a range of alternatives that
complement the desired use and design goals.
C. How to Use This Section (Table 3.3)
When designing and detailing new streets, or modifying
existing streets in the UNSP, Table 3.3 provides direction for
calibrating the Public Frontage of each street to its sur-
rounding environment, generally by ground floor use, and
the pages to follow provide specific standards and guide-
lines for each type.
Ground-Floor Use & Street Type Adaptability
When selecting which Public Frontage Standards for appli-
cation to each street, the Master Developer must consider
the anticipated ground-floor use - whether the predomi-
nant ground-floor use is Residential or Commercial. This
factor, alone, will help determine the suitable type(s) of
pedestrian design elements, appropriate parking configura-
tions and landscaping required from curb to building edge.
Secondly, the Master Developer must note the Street Type
present in a given location, and select a Public Frontage that
is compatible with that Street Type, the vehicular capacities,
and the overall R.O.W .
Public Frontage Type Transitions
Public frontage types allow for variations in the configura-
tion and design of curbside parking, sidewalk, and land-
scape of a street, correlated with the type and intensity of
development from block to block and area to area. It is also
critically important that the design of the street network –
as it traverses blocks and transitions from single family to
multi-family to commercial environments - be considered
as a continuous whole with gradual and attractive tran-
sitions. Specifically, it is intended that public and private
frontages – and overall streetscape design – provide seam-
less and invisible transitions between each phase of devel-
opment so that, when completed, the University Neighbor-
hoods are perceived as a single “part of town” rather than as
a “collection of housing projects”. To achieve this goal, the
public frontage types – and private frontage types – within
each block of each street will be determined through the
Precise Plan process (Section 6.7 and 6.8).
Public Frontage Zones
3.17 illustrates a sample prototypical commercially-oriented
Public Frontage Type, including a range of public frontage
“Zones.” In general, most Public Frontage Types may include
the following zones:
• Pedestrian Zone: Primarily intended for comfortable
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC FRONTAGE | SECTION 3.4
TABLE 3.3 Public Frontage Type Overview
Public Frontage Type
Ground-Floor Use
Page
Type 1 - Sidewalk & Parkway 3-30 -
Type 2 - Flex Planter 3-31 -
Type 3 - Neighborhood
Sidewalk
3-32 ---
Type 4 - Parking Apron 3-33 -- 1 -
Type 5 - Commerical Sidewalk 3-34
Type 6 - Arcade/Gallery 3-36 - -
Type 7 - Parklet 3-37 ---
Type 8 - Parking Edge 3-38 ---
Type 9 - Flexible Edge 3-39 ---
Type 10 - Passive Edge 3-40 ---Commercial(Retail)Commercial(Office)ResidentialOpen Space“-” Not Applicable
1 This specific Public Frontage Type is intended for use with the “Shared Neighborhood
Street” (Section 3.3, Type 6)
Recommended
Permitted (where applicable)
Private
Frontage
Café
Zone
Pedestrian
Zone
Landscape
& Furnishing
Zone
Parking &
Planter
Zone
Shared
Travel Zone
FIG. 3.17 SAMPLE PUBLIC FRONTAGE TYPEpedestrian circulation, this zone
should be kept free of furnishings or
other obstructions.
• Landscape & Furnishing Zone:
This zone includes street trees
to shade the sidewalk and street
parking, and accommodates street
furnishings, such as street lights,
benches, trash receptacles, bicycle
racks/kiosks, bus stops, and others.
• Parking & Planter Zone: In general,
all streets provide on-street parking
calibrated to the street environment.
In some cases, planters may be lo-
cated in the parking lanes to visually
narrow the street and/or R.O.W and
shade parked cars.
• Shared Travel Zone:
This zone is intended for
shared bicycle and vehicular
circulation, and in some cas-
es, may include dedicated
bicycle or bus lanes.
• Café Zone: On very busy
commercial streets within
the Neighborhood Center
(NC) Zone, some sidewalks
may be designed with
additional width to accom-
modate a variety of sidewalk
activities -- such as sidewalk
dining, merchandise display,
or others.
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SECTION 3.4 | PUBLIC FRONTAGE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
Description and Intent
The Sidewalk and Parkway is the most common Public
Frontage condition found in the Plan. It ensures that the
typical street is attractive and comfortable with enough
flexibility in setbacks and other elements to accommodate a
wide variety of treatments and conditions.
Notes
•Residential blocks may have continuous parkways;
however, non-residential blocks must integrate
hardscape/paved breaks in order to accommodate
pedestrian access (See also Type 2 “Flex Planter”)
•Canopy trees are preferred, but palms may be
proposed.
Intended character
GROUND-FLOOR
USE
PRIVATE
FRONTAGE ZONE
PEDESTRIAN
ZONE LANDSCAPE ZONE PARKING
ZONE
SHARED
TRAVEL
ZONE
RESIDENTIAL
See Section 4.4
for Setbacks.
See Appendix A.5 for Pri-
vate Frontage Guidelines.
6’ - 8’
Continuous planter,
equal to or greater
in width than ad-
joining sidewalk
7’ - 8’ parallel
Pervious Paving
recommended
See Section
3.3
for Street
Type
Standards.COMMERCIAL See Type 2 - “Flex Planter”
TYPE 1 - SIDEWALK + PARKWAY
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC FRONTAGE | SECTION 3.4
Description and Intent
The Flex Planter is a variation on the typical Sidewalk and
Parkway Strip, allowing substitution of parkway landscaping
for pervious pavers/hardscape. This variation accommo-
dates ground-floor commercial uses at transitional zones
between residential neighborhood streets and more urban
environments, and may be utilized as a drought-tolerant
alternative to parkway landscaping.
Notes
•Hardscape in parkway should designed with pervious
pavers.
•Where more than one lot elect to utilize the
Flex Planter frontage, hardscape uniformity is
recommended.Parkway hardscaped with pervious pavers
GROUND-FLOOR
USE
PRIVATE
FRONTAGE ZONE
PEDESTRIAN
ZONE
LANDSCAPE &
FURNISHING ZONE
PARKING
ZONE
SHARED
TRAVEL
ZONE
RESIDENTIAL OR
COMMERCIAL
See Section 4.4
for Setbacks.
See Appendix A.5 for Pri-
vate Frontage Guidelines.
6’ - 8’
Pervious hardscape;
6’ - 8’ wide;
7’ - 8’ parallel
Pervious Paving
recommended
See Section
3.3
for Street
Type
Standards.
TYPE 2 - FLEX PLANTER
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SECTION 3.4 | PUBLIC FRONTAGE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
GROUND-FLOOR
USE
PRIVATE
FRONTAGE ZONE
PEDESTRIAN
ZONE
PARKING +
PLANTER ZONE
SHARED
TRAVEL ZONE
RESIDENTIAL OR
COMMERCIAL
See Section 4.4 for Setbacks.
See Appendix A.5 for
Private Frontage Guidelines.
6’ - 8’
7’ - 8’ parallel;
Planters every
1-2 spaces.
(6’ minimum
dimension)
See Section 3.3
for Street Type
Standards.
Description and Intent
The Neighborhood Sidewalk type is designed for urban
neighborhood streets where compact, narrow, well-shad-
ed streets are desired. By locating canopy (shade) trees in
bulb-out planters in the parking lane(s), the typical parkway
can be omitted, narrowing the street substantially.
Notes
•To aid in groundwater infiltration, pervious paving
materials are recommended for parking lanes.
•Open-back planters that allow additional stormwater
capture are recommended.
Example of a parking lane planter in an urban context
TYPE 3 - NEIGHBORHOOD SIDEWALK + PARKING LANE PLANTER
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GROUND-FLOOR
USE
PRIVATE
FRONTAGE ZONE
PARKING +
PLANTER ZONE
SHARED
TRAVEL ZONE
RESIDENTIAL ONLY
See Section 4.4 for Setbacks.
See Appendix A.5 for
Private Frontage Guidelines.
8’ parallel, with
pervious paving
Planters every
3 spaces.
(6’ min. length)
See Section 3.3
for Street Type
Standards.
Description and Intent
The Parking Apron type is specifically designed for the
Neighborhood Shared Steet type, allowing compact, nar-
row, well-shaded shared-street environments. By locating
canopy (shade) trees in bulb-out planters in the parking
lane(s), and omitting a formal sidewalk and parkway, the
street can be made very narrow, discouraging through
traffic.
Notes
•To aid in groundwater infiltration, pervious paving
materials are recommended for parking lanes.
•Tree planters are at grade, and defined by low metal
grates.
TYPE 4 - PARKING APRON
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SECTION 3.4 | PUBLIC FRONTAGE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
A. Description and Intent
The commercial sidewalk is the prototypical public frontage
type for commercial and mixed-use centers, designed to
balance the need for comfortable pedestrian circulation
with a range of other activities, based on the urban context.
Notes
• Parking lane planters may be added to provide addition-
al shade to parked cars (should be staggered with trees
in sidewalk planters).
• Street trees may consist of accent palms and/or canopy
trees, but canopy trees should be located closest to side-
walks to provide shade.
• Parking configurations may vary based on urban con-
text.Example of an urban sidewalk, with pedestrian, landscape, and
cafe zones clearly delineated
GROUND-
FLOOR
USE
CAFÉ
ZONE PEDESTRIAN ZONE LANDSCAPE +
FURNITURE ZONE
PARKING +
PLANTER ZONE
SHARED
TRAVEL
ZONE
MULTI-FAMILY
RESIDENTIAL
Not Applicable
See Appendix A.5 Private
Frontage Guidelines.
6’ - 8’6’ - 8’ Tree wells;
Street furniture to
be provided per
Section 6;
See Section 3.5 for
Street Landscape
Standards.
8’ parallel
See Section
3.3 for Street
Type
Standards.COMMERCIAL
Where Applicable; 6’ - 12’
Additionally, See Appendix
A.5 Private Frontage
Guidelines.
7’ - 10’
16’ - 18’
head-in diagonal
OR
8’ parallel
Parking Lane
Planters (optional)
TYPE 5 - COMMERCIAL SIDEWALK
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B. Diagonal Parking
Head-in diagonal parking configurations
are recommended on commercial streets in
the mixed-use neighborhood centers where
additional on-street parking is beneficial -
particularly along retail frontages.
Notes
• For additional street narrowing and
shading for parked cars, Parking lane
planters are recommended.
• Parking lanes may include pervious pav-
ing materials for additional stormwater
infiltration.
C. 90-Degree Parking Alternative
Segments of the Park Drive (Section 3.3,
Street Type 7) in the Neighborhood Cen-
ter are envisioned to function as “Parking
Streets.” In relation to the parking frontage
of the linear greenway (See Public Frontage
Type 8 - Parking Edge), parking on the devel-
opment side of the street in these segments
may also be configured as 90 degree head-
in spaces.
Notes
• Parking lane planters are recommend-
ed, and should include Palm Trees to
provide a vertical accent to the edge of
development.
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SECTION 3.4 | PUBLIC FRONTAGE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
GROUND-FLOOR
USE
FLEX PEDESTRIAN ZONE
(ARCADE)
FLEX
FURNISHING
ZONE
PARKING +
PLANTER ZONE
SHARED
TRAVEL
ZONE
COMMERCIAL
10’ -15’
May include Cafe Zone
See Appendix A.5 for Private
Frontage Guidelines.
Distance from
Curb to Arcade
should be
<2’ OR >4’
16’ - 18’ head-in diagonal
OR
8’ parallel
Planters every 2-3 spaces
(where applicable);
See Section 3.5 for
Street Landscape Standards.
See Section
3.3
for Street
Type
Standards.
Description and Intent
The Arcade/Gallery Type (Also a Private Frontage Type in
Appendix A.5) is a variation of the Commercial Sidewalk
(Type 5) thatallows for active pedestrian movement and
non-residential uses to occupy arcades at the ground-floor
of multi-family and non-residential buildings within the
core. Buffered parking also enhances the pedestrian quality
of these frontages.
Notes
• Street trees may consist of accent palms and/or canopy
trees, but canopy trees should be prioritized and located
closest to sidewalks to provide shade.
• Canopy trees need approximately 14’ of clearance (trunk
to building edge).Example of an Arcade / Gallery storefront along a main street
TYPE 6 - ARCADE / GALLERY
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Description and Intent
Parklets are semi-permanent “cafe zones” that may replace
on-street parking spaces in front of specific commercial
frontages where additional sidewalk dining may be desired.
They may be (re)moved, expanded or redesigned as local
conditions and urban context evolve over time.
Notes
• Parklets should provide a comfortable buffer between
seating and moving traffic;
• Parklets should be raised to sidewalk grade;
• Parklets should include comfortable seating, shaded
areas, and landscape.
• Parklets must be approved by the Public Works Depart-
ment, and may be subject to the City’s Design Review
Process.
GROUND-
FLOOR
USE
PEDESTRIAN
ZONE
LANDSCAPE +
FURNITURE ZONE
PARKING +
PARKLET ZONE SHARED
TRAVEL ZONE
PARKLET MAY OCCUR
COMMERCIAL
ONLY
Per Existing
Condition
Per Existing
Condition
Parklet must be fully
contained within exist-
ing parking lane
Per Existing
Condition
See Section 3.5 for
Street Landscape Standards.
Example of parklet extending the useable space of a sidewalk
TYPE 7 - PARKLETS
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SECTION 3.4 | PUBLIC FRONTAGE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
LINEAR PARK
FLEX /
TRANSITION
ZONE
PARKING +
PLANTER ZONE
SHARED
TRAVEL
ZONE
As determined by Plan location.
Includes Multi-Use Trail
(See Section 3.6)
4’ - 8’; pervious
pavers or
Decomposed
Granite. (DG)
Paved or Decomposed Granite (DG)
16’ - 18’ head-in diagonal
OR
20’ head-in/90-degree
Planters every 2-4 spaces
(where applicable)
SeeSection 3.5 for
Street Landscape Standards.
See Section
3.3 for
Street Type
Standards.
Description and Intent
Key segments of the Park Drive (Section 3.3) in the Neigh-
borhood Center, are envisioned to function as “Parking
Streets.” As such, the Parking Edge type provides additional
parking to support the Neighborhood Center, in addition to
providing parking and a soft transition to the Linear Green-
way (See Section 3.6).
Notes
• Parking lane planters are recommended, and should in-
clude Palm Trees to provide a vertical accent to the edge
of development.
• Head-in, Diagonal or Parallel parking configurations may
be considered.Using decomposed granite with other natural features can
create a seamless transition into the linear park.
TYPE 8 - PARKING EDGE
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC FRONTAGE | SECTION 3.4
OPEN SPACE FLEX EDGE ZONE PARKING +
PLANTER ZONE
SHARED
TRAVEL ZONE
As determined
by Plan location.
(See Section 3.6)
15’ - 20’
Decomposed Granite (DG);
Where applicable, 3-6’ paved walk.
Single OR Double Row of Canopy Trees;
See Section 3.5 for Street Landscape Standards.
Flexible Seating/Furniture Recommended
7’ - 8’ parallel
OR
16’ - 18’
head-in diagonal;
(Pervious Paving
recommended)
Planters every
2-3 spaces.
See Table 5.4 for recom-
mend trees.
See Section 3.3
for Street Type
Standards.
Description and Intent
The Flexible Edge Type is designed as a flexible activity zone
at the edges of active public spaces. This type may, (but is
not required to) include a paved walk along the curb, and is
designed to accommodate movable furniture and a variety
of recreational activities.
Notes
• Where curbside parking occurs, a 2-3’ paved walk is
recommended curbside.
• A double-row of canopy trees is recommended to en-
close and shade this flexible space.
• Furniture should be movable to allow a range of recre -
ational activities.
Intended character
TYPE 9 - FLEXIBLE EDGE
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SECTION 3.4 | PUBLIC FRONTAGE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
LINEAR PARK SHOULDER +
PARKING ZONE SHARED TRAVEL ZONE
As determined by Plan location. Should include 12’ multi-use trail.
(See Section 3.6)
See Section 3.5 for Landscape Standards.
8-10’ Gravel or Decomposed
Granite(DG) Shoulder
May accommodate parallel
parking.
Trees Provided in Linear
Greenway
See Section 3.3 for Street
Type Standards.
Description and Intent
The Passive Edge Type is designed specifically for the Park
Dr in neighborhood edge contexts where more urban park-
ing configurations are unnecessary. A rolled curb and grav-
el/decomposed granite shoulder creates a soft transition to
the Linear Park, and provides additional opportunities for
parking for visitors.
Notes
• Pedestrian / Bicycle circulation is accommodated by a
Multi-Use Trail in the linear greenway.
Intended character
TYPE 10 - PASSIVE EDGE
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET LANDSCAPE | SECTION 3.5
3.5 Street Landscape Standards
A. Intent
Following the integration of Street Type Standards and
Public Frontage Standards (Sections 3.3 and 3.4), this Section
defines how the landscape design of a given street are
required to directly support the importance and function of
a given Street Type within the overall UNSP framework.
For example, primary Arterials, Connectors and Frame-
work Streets shall be lined with large trees and significant
groundcover that define neighborhood edges and connect
prominent areas and public spaces within the UNSP. Con-
versely, Neighborhood Streets will feature smaller scale
trees and plants that prioritize privacy and shade in primari-
ly residential areas.
Altogether, these Street Landscape Standards outline the
alternatives that will generate cohesive streetscapes, rein-
force the connections between the various neighborhood
and place types, and enhance the overall public realm.
B. Existing Street Trees and Landscaping
At the time of UNSP adoption, the UNSP and surrounding
streets are minimally landscaped. While there are land-
scaped medians and street trees along both sides of College
Drive, Pacific Avenue and University Park Drive, they are
planted in irregular patterns, often times with 60 to 80 feet
between trees, resulting in little shade and a lack of design
consistency. Other streets, like Gerald Ford Drive, have street
landscaping along the south edge; however, the north side
of the street is vacant, devoid of trees, groundcover and
sidewalks.
Existing street trees and groundcover around the UNSP
site are comprised of native and adaptive species such as
California Pepper, Palm, Mesquite varietals, Southern Live
Oak and Desert Willow.
These Street Landscaping Standards recognize the value
and natural beauty of these trees and plants; therefore, all
design standards and recommended species are selected to
complement the existing trees and contribute to a greater
sense of place as the UNSP develops.
Mesquite varietals make up the majority of existing street trees
along Pacific Avenue and the south side of Gerald Ford Drive.
Young Date Palm’s within the median along Portola Avenue
Street trees providing visual accents, like this Shoestring
Acacia, can be found along College Drive.
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SECTION 3.5 | STREET LANDSCAPE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
C. Street Tree Plan
All Street Landscape Standards are grouped into 5 catego-
ries: 1) Existing Arterials; 2) Existing Collectors; 3) Framework
& Open Space Streets; 4) Neighborhood Streets & Greens;
and, 5) Parking Lots. These categories are based on the sim-
ilarity of street conditions and the intended design and use
of a specific place (See Figure 3.5). Note, Parking Lots are not
shown in the diagram below as their location will depend
on final site plans.
In addition to Figure 3.5.1 below, a list of recommended
street trees is provided in Table 3.5.1, identifying specific
locations where tree types are advised and permitted. These
recommended trees and landscape conditions are further
described and illustrated on the following pages.
Notes.
While the Street Landscape Standards in this section
provide an abbreviated list of acceptable trees, plants and
groundcover, a complete list of permissible trees, plants and
groundcover may be found in Appendix B.
All final street landscaping decisions shall complement
the intended design and use of a given street and location
within the UNSP. The Master Landscape Plan (MLP, see Sec-
tion 6.7) shall identify all trees and landscaping intended for
streets, parks and other open spaces for the subject phase
of development.
FIG. 3.5.1 STREET LANDSCAPE PLAN OVERVIEW
MILLENNIUM
PLANNING AREA
Street Classifications
UNSP Zones (See Section 4.1)
Existing Arterials
Neighborhood Center (NC)
Existing Collectors
Neighborhood Medium (NM)
Framework Streets
Neighborhood Low (NL)
Neighborhood Streets
Open Space (OS)
Park Frontage Drive
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET LANDSCAPE | SECTION 3.5
Table 3.4 Street Trees Types & Locations
Tree Type Tree Species Spacing
Street / Place Type
Shade /
Canopy
Camphor Tree
(Cinnamomum camphora)
40’ o.c.
Shademaster Honey Locust
(Gleditsia triacanthos)
40’ o.c.
Sunburst Honey Locust
(Gleditsia triacanthos
sunburst)
30’ o.c.
Red Push Chinese Pistache
(Pistacia chinensis)
30’ o.c.
Mexican Sycamore
(Platanus mexicana)
40’ o.c.
Cork Oak (Quercus suber)40’ o.c.
Southern Live Oak
(Quercus virginiana)
35-40’
o.c.
California Pepper
(Schinus molle)
40’ o.c.
Tipu Tree / Rosewood
(Tipuana tipu)
50’ o.c.
Chinese or Evergreen Elm
(Ulmus parvifolia)
35’ o.c.
Edible Olive (Olea europaea)30’ o.c.
Vertical
Accent
Edible Date Palm
(Phoenix dactylifera)
30’ o.c.
California Fan Palm
(Washingtonia filifera)
25’ o.c.
Mexican Fan Palm
(Washingtonia robusta)
25’ o.c.
Color
Accent
Desert Museum Palo Verde
(Cercidium Desert Museum)
25’ o.c.
Palo Brea
(Cercidium praecox)
25’ o.c.
Honey Mesquite “AZT”
(Prosopis glandulosa)
25’ o.c.
Holly Oak (Quercus ilex)35-40’
o.c.
Chinese Tallow Tree
(Sapium sebiferum)
35’ o.c.Existing ArterialsExisting CollectorsFramework StreetsNeighborhood StreetsParking AreasParks & Open SpaceMediansNeighborhoods Town Center
Recommended Location:
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SECTION 3.5 | STREET LANDSCAPE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
A Palo Verde tree can be used to provide a visual color accent in
a landscape.
Palms of various kinds can be used as vertical accents along
streets.
Smaller trees with wide canopies can shade sidewalks.
D. Street Trees
Street trees within the UNSP arearea shall either be native
to the Sonoran Desert, or adaptive and from regions with
similar arid climates (such as the Mojave Desert). Charac-
teristically, these are drought-tolerant species, though may
at times (such as at planting to give root systems a head-
start, or to catalyze seasonal blooms of flowering trees)
require short periods of irrigation. Trees shall either be used
to provide shade along a street or frontage, or to provide
color or vertical accent at prominent spaces and frontages
within the UNSP area. Deciduous trees shall be planted at
open spaces and buildings with south and west orientation,
providing passive solar light and heat gain in winter, while
providing cooling shade through summer.
1. Typical Shade / Canopy Trees
Typical shade/canopy trees, such as California Pepper
Trees, shall be used most often in pedestrian-heavy
residential neighborhoods and smaller connecting
streets. Within a desert context, these trees are often
smaller but maintain a wide canopy, providing much
needed shade on sidewalks and streets.
2. Vertical Accent Trees
Prominent boulevards, and arterials, and major public
spaces shall employ vertical accent trees where
appropriate. Such trees, usually palms in this context,
help provide a more formal landscape for more
formal and prominent streets and spaces.
3. Color Accent Trees
Trees with colorful seasonal blooms or year-round
distinct foliage shall be used to help give certain
streets and spaces a unique character in relation to
other parts of the Plan Area. These may range greatly
in size and form.
See Table 3.5.1 and Appendix B for a complete list of
Recommended and Additional Potentially Appropriate
Species.
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET LANDSCAPE | SECTION 3.5
E. Plant Materials
Plant materials within the UNSP area shall either be native
to the Sonoran Desert, or adaptive and from regions with
similar arid climates (such as the Mojave Desert). Char-
acteristically, these are drought-tolerant species, though
may at times (such as at planting to give root systems a
head-start, or to catalyze seasonal blooms of flowering
plants) require short periods of irrigation. In certain areas,
the landscape shall emulate its native desert condition
by organizing native plants in organic/natural patterns
and distributions. At other, more significant nodes and/
or frontages, native plants shall be incorporated into more
intense, formalized compositions for enhanced visual effect
and to communicate entry/arrival into an urban destination.
Drip irrigation systems tend to be required for these more
formalized applications.
See Table 3.5.1 and Appendix B for a complete list of
Recommended and Potentially Appropriate Species.
Flowering desert plants arranged geometrically to create a
subtle wash of color.
Geometric patterns of contrasting plant species formalizes key
landscaped areas.
Taller and more colorful native plants, such as this Agave
Americana, can be used to enhance larger open spaces.
More informal patches of cacti helps relate to the true
character of the desert landscape.
Seasonally flowering bushes - such as the Ocotillo - provide
accents of color and texture along the corridor.
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SECTION 3.5 | STREET LANDSCAPE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
F. Specific Landscape Standards
by Street and Place Type
The following are landscape standards for specific thor-
oughfares in the UNSP area. Refer to the Street Tree Plan
(Figure 3.5.1) for street locations and a list (Table 3.5.1) of
recommended and permitted trees.
1. Balanced Arterials and Park Drives
Balanced Arterials within the UNSP area include the ex-
isting thoroughfares of Frank Sinatra Drive and Portola
Avenue. As the primary edges to the UNSP, a continu-
ous double-row of tall Palms shall be the featured tree.
Additional shade/canopy trees and complementary
landscaping shall create an iconic and inviting green
edge that serves as a gateway into the UNSP area and
performs as a buffer for the UNSP and adjacent resi-
dents.
In addition, a meandering Park Drive is proposed to
parallel the Balanced Arterials along the inside edge
of the UNSP site. This Park Drive will further enhance
the natural buffer and create a continuous open space
along the Arterials.
a. Existing Street Trees. At present, there are no
street trees along the UNSP edge on Frank Sinatra
Drive and Portola Avenue. Various types of street
trees (i.e. Mesquite, Pepper and Live Oaks) are
present within the medians and along the street
edges opposite of the UNSP site. Future street trees
shall complement these existing trees.
b. Primary Street Tree(s). Tall Palms (i.e. California or
Mexican Fan Palms)
Location: A consistent row of palms shall
line the streetside edge of Sinatra Drive and
Portola Avenue.
c. Median Tree(s). A mix Large shade/canopy
trees (i.e. Mexican Sycamores, California Pepper,
Camphor)
Location: These trees shall be interspersed
arrange naturally along the Park Drive to
enhance the new open space.
d. Median ground cover/plants: Small to large
succulents, agave varietals, cacti and drought
tolerant flower and shrubs.
Palo Verde trees, when in bloom, provide colorful accents along
arterial streets.
Trees, palms, succulents, and small shrubs may be planted in
conjunction on certain drives.
Pepper trees, as they mature, develop into large, full street trees
with plenty of shade.
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET LANDSCAPE | SECTION 3.5
2. Enhanced Arterials and Connectors
Enhanced Arterials and Connectors are pre-existing
streets with up to 4 lanes of traffic. These streets travel di-
rectly through the UNSP site and will collect the majority
of vehicular and bicycle circulation traveling between the
neighborhood center and residential neighborhoods. As
such these streets are prioritized for having large shade/
canopy trees along the edges with accent and additional
shade trees within the medians.
a. Existing Street Trees. Currently, there are young
street trees planted in somewhat regular intervals
(approximately every 60 feet) along the major of
street edges. Species include various Mesquite,
Pepper and Southern Live Oaks trees. Future
developments shall select complementary trees.
b. Primary Street Tree(s). Large shade/canopy
trees (i.e. Camphor, Mexican Sycamores, Chinese
Evergreen/Elm, etc.)
Location: New trees shall be planted closer
together to reduce the distance between trees
to approximately 30 feet, when possible.
c. Median Tree(s). Various Vertical and Color Accent
Trees (i.e. California and Mexican Fan Palms, Palo Brea,
etc.)
Location: Located in medians and located
naturally along street edge, where appropriate.
d. Median ground cover. Small to large succulents,
agave varietals, cacti and drought tolerant flower and
shrubs.
Palms located in a median create an iconic gateway.
Camphor trees at regular intervals provide shade and a unique
character.
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SECTION 3.5 | STREET LANDSCAPE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
3. Framework Streets and Open Spaces
Framework Streets will host the majority pedestrian,
bicycle and vehicular traffic travel to and through the
UNSP Town Center. As Framework Streets cross the site,
they will travel through commercial, residential and open
space areas - as such, selected tree species will have to
transition in order to complement the block size, uses and
intensity of the neighborhood zone.
In the Town Center, vertical accent trees (i.e. California,
Mexican and Date Palms) shall be used to line the main
streets. Their verticality will allow visitors to clearly see
across the street and shopfronts. The Town Center shall
also be complemented with a consistent row of smaller
street trees that provide some measure of shading and
bolster a pedestrian-oriented environment.
Along blocks with primarily residential uses, larger can-
opy trees (i.e. Honey Locusts, Chinese Pistache, Chinese
Evergreen/Elm, etc.) shall be used to foster privacy and a
buffer between the street and residential buildings.
Where Open Spaces occur, smaller street trees at regular
intervals shall allow views into the public open space or
green, and complement the larger shade/canopy, vertical
and color accent trees within the green.
a. Existing Street Trees. None.
b. Primary Street Tree(s).
Town Center - California, Mexican, Date Palms
Primarily Residential - Honey Locusts, Chinese
Pistache, Chinese Evergreen/Elm.
Open Space Edges - Palo Verde, Palo Brea, etc.
(Street trees that allow view into open space)
c. Median Tree(s). Palo Verde, Palo Brea, Chinese Tallow
Location: Smaller street trees shall always occur
at regular intervals and support larger trees in the
Town Center and Residential areas.
d. Median ground cover. Small to medium succulents,
agave varietals, flowering shrubs. Sharp cacti
shall not be used in this area as there are many
pedestrians.
Trees along framework streets and in the Town Center will
provide shade and visibility when possible.
Palms may be employed in the Town Center area to help
shopfront visibility.
Regularly spaced street trees in planters
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | STREET LANDSCAPE | SECTION 3.5
4. Neighborhood Streets and Greens
Neighborhood Streets and streets lining Greens represent
the most common street type in the UNSP. They have sig-
nificantly less vehicular traffic, slow travel speeds, and will
be frequented with pedestrian, bicycle and other forms of
active transportation on a regular basis.
Street trees along these routes shall be planted in regular
intervals to create a consistent buffer between residential
areas and the street. Street trees shall prioritize shade for
pedestrians and be tall enough to allow individuals to
clearly see across the street. Shade/canopy trees shall also
be selected to complement street lighting.
a. Existing Street Trees. None.
b. Primary Street Tree(s). Chinese Pistache, Southern
Live Oak, California Pepper, Tipu Tree/Rosewood,
Chinese Evergreen/Elm
Location: Shade/canopy trees shall occur at
regular intervals along both sides of neighborhood
streets and edges of greens.
c. Median Tree(s). Palo Verde, Palo Brea, Holly Oak
Location: Color accent trees may be place sporad-
ically to create variety and enhance the primary
street trees.
d. Median ground cover. Small to medium succulents,
agave varietals, flowering shrubs. Sharp cacti
shall not be used in this area as there are many
pedestrians.
Chinese Pistache trees provide color accents along
neighborhood streets.
Regularly spaced trees around a neighborhood court
Medians in Neighborhood Streets will often combine trees,
such as Palo Brea, with succulent groundcover.
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SECTION 3.5 | STREET LANDSCAPE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
5. Parking Areas
Trees and landscape features within Parking Areas serve 3
primary functions:
•Provide a degree of shading for pedestrians who are
using the parking the lot;
•Identify and allow clear views of the parking area; and,
•Extend and enhance other street tree patterns present.
Parking area trees do not necessarily have to match the
street tree type on a given block, and they shall be primarily
taller trees that provide some measure of shading.
a. Existing Trees. None.
b. Primary Tree(s). Southern Live Oak, California
Pepper, etc.
Location: Final location will be determined
future street tree patterns and parking locations.
Within parking lots, shade/canopy trees shall be
planted every 9 to 10 parking spaces, as appro-
priate.
c. Median ground cover. To the extent feasible,
surface parking areas must be constructed of
pervious paving material to achieve filtration
and partial storage during storm cycles. Pervious
interlocking paving, such as SF-Rima, pervious
concrete and modular grass and gravel paving
are acceptable. If modular grass and gravel
systems are employed, they must use pervious
crushed rock base rather than Class II road base to
allow infiltration. Surface overflow must drain to
biofiltration trenches through curb cuts.
Shade/canopy trees can provide shade to pedestrians;
permeable pavers can assist water filtration and reclamation.
Trellises, trees and greenery adjacent to parking drop-off areas can provide shade and comfort in parking areas.
A grid of solar panels with fabric shades over a parking lot
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SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
3.6 Public Open Space Standards
A. Intent
Public open spaces are publicly-accessible areas such as
parks, plazas and green spaces that establish shared centers
for gathering, recreation and the opportunity to weave the
natural environment into a given community. Through the
strategic placement of open spaces, the UNSP will achieve
the following:
•Support quality of life and healthy lifestyles through
the promotion of active and passive recreation;
•Increase public safety and visibility throughout the
community by encouraging “eyes on the street”;
•Support the preservation and restoration of natural
habitats that complement the built environment;
•Enhance the appearance and economic value of
residential and non-residential uses such as dining,
shopping and other commercial activity; and,
•Foster a unique community identity and cohesive
sense of place throughout the UNSP.
Open spaces are integral to the success of Palm Desert’s
UNSP. Located in areas that are easily accessible, open spac-
es will create an interconnected network through the UNSP
and to adjacent neighborhoods. Some of the functional
features and design qualities all open spaces should provide
include:
•Adequate lighting and visibility from the street to
encourage usage throughout the day and evening;
•A full range of outdoor experiences for people of all
ages and abilities;
•Pedestrian and bicycle access and facilities including
paths/trails, street furniture, pavilions, bike racks.
•Landmarks, monuments and cultural areas of interest
to enhance civic life, community identity and pride;
•Integrated stormwater drainage and retention
through the use of drought-tolerant plants and
trees, groundcover and materials that actively
contribute to water recapture, reuse and overall
water management. See Section 5.7 Storm Drainage
and Grading.
•Adjacent on-street parking should encourage people
to get out of their cars and opt for passive and active
recreation in Open Spaces.
A park and plaza creates a central focal point in a community.
Parks can provide active and passive recreation, and a chance
to preserve or recreate natural environments.
Open spaces should create attractive and comfortable
gathering and event spaces within a community.
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6
FIG. 3.18 CONCEPTUAL OPEN SPACE NETWORK
Neighborhood Sub-Area
Main Square
Plazas
Parks
Attached Greens
Greenway / Edge Drive
Notes:
Open Spaces shown are directly integrat-
ed with the UNSP’s Stormwater Retention
and Drainage Network - see Section 5.7.
Additional design principles are provided
for the University Mall in Appendix B.1.C,
for conceptual reference only.
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SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
1. Description
Parks are the largest open spaces in the UNSP, ranging in
size from 1/2 to 4 acres, and available for unstructured
recreation. A Park may be spatially defined by landscaping
rather than building Frontages, and its landscape should
consist of drought tolerant softscape, lawn and trees, nat-
uralistically composed. The “Rule of 10” developed by the
Project for Public Spaces is a recommended guideline for
park design, providing at least 10 types of activities, from
active to passive, for children and adults of all ages.
2. Context and Connectivity
All parks should be scaled and designed according to the
scale and uses of their surrounding context. Parks are to be
centrally-located (as shown on the right) and will provide
both active and passive open space, event venues and
recreational fields for both residents and visitors. All parks
should offer abundant on-street parking on the perimeter
streets that can be used by residents, visitors, shoppers and
diners who may also frequent the park.
3. Function and Design Opportunities
Parks in the UNSP should offer a full range of outdoor
experiences for people of all ages and abilities. Park facilities
may include passive open greens, recreational fields, pools,
plazas, squares, amphitheaters and other programming/
event spaces, or simply pedestrian and bike pathways.
In addition to their uses and built features, parks in the
UNSP will provide critical solar cooling and ecological
preservation and restoration through the integration of
drought-tolerant trees, plants and hardscapes that facilitate
on-site water recapture and recycling.
4. Landscaping
a. Trees and plants shall be arranged naturalistically
and provide shade on the edges of the parks and
on the open greens. See Appendix B for Landscape
Guidelines.
b. Hardscape shall generally be kept minimal with
paved trails providing convenient connections and
circulations through the park space.
c. Unnecessarily complicated and distracting paving
patterns are discouraged.
B. Parks
The UNSP’s central Neighborhood Park (shown, ±2.4 acres) will
have pedestrian connections to all surrounding developments.
Conceptual Central Park with surrounding context
Parks should support a variety of uses and facilities from open
greens to playgrounds and other built structures.
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Drought-tolerant plants and landscaping should use a variety
of colors within all public open spaces.
Hardscape and landscape may recreate terrain and spaces
within a park that complement natural forms.
Open spaces should host a number of family and children-
friendly facilities such as playgrounds across the site.
Palm Desert’s Civic Center Park successfully provides a number
gathering spaces for a range of passive and active uses.
d. Landscaping and hardscaping should be porous
and facilitate water recapture through the use of
bioswales and other green infrastructure.
5. Important Details and Elements
a. Visibility. All parks must be visible and easily
accessible from the street and adjacent blocks.
Pedestrians and motorists alike must be able see
through the space to the opposite side.
b. Frontages and Adjacencies. Parks should have
pedestrian-oriented frontages on all sides, with on-
street parking provided wherever possible. Frontages
will include clear entrances and facilities for both
pedestrians and bicyclists. Whenever possible, parks
should connect to the larger pedestrian network.
c. Shading and Lighting. Adequate shading from
trees, landscape elements and shade structures is
vital to encourage comfortable gathering spaces,
recreational areas and circulation through the park.
d. Structures and Improvements. Parks may have a
range of buildings and structures such as pavilions
and event venues, amphitheatres, stages, dining
areas, water features and other programming-
related structures. All installations must enhance the
gathering space, open spaces and not obstruct views
or pedestrian connections.
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SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
1. Description
Plazas and squares are available for civic purposes and com-
mercial activities, spatially defined by building frontages,
and located at the intersection of important streets. Plazas
should be between 1/2 and 2 acres in size, with a landscape
consisting primarily of pavement, shaded by trees and/or
open shade structures. Squares should be between 1/2 and
3 acres in size, with a landscape consisting of paths, drought
tolerant softscape, limited lawns areas, and significant tree
canopy and other shade structures.
The Central Square be located at the heart of the Neighbor-
hood Center (NC) zone; smaller plazas may be integrated
into the NC and Neighborhood Medium (NM) zones.
2. Context and Connectivity
The UNSP will host a Central Square and Plaza located on
Frank Sinatra Drive, between Portola Avenue and Cook
Street. At this location, the Central Square and Plaza will
serve as a primary gateway into the Neighborhood Center.
Upon arrival, two major entrances from Frank Sinatra Drive
will border the Central Square and provide on-street park-
ing along both sides - the two streets converge on the north
side of the Square forming a smaller Plaza with views down
the district’s primary commercial boulevard. Additional col-
lector streets will also connect to the Square and Plaza from
all directions. No vehicular access will be permitted through
the Square or Plaza, but adequate on-street parking will
be supported by continental crosswalks, bicycle lanes and
other pedestrian facilities with convenient and unrestricted
movement through the square.
3. Function and Opportunities
The Central Square’s principle function is to serve as a gath-
ering spaces and support civic and commercial activities
such as farmer’s markets, music concerts and art fairs. The
square’s design must serve all ages and abilities as it pro-
vides safe and convenient pedestrian connections through
the site as well as 360-degree vistas of the surrounding
building frontages and key locations. Traffic-calming fea-
tures such as crosswalks, pedestrian-oriented intersections,
and landscaped buffers may be implemented to enhance
the pedestrian experience around the square.
A second function of the Square is to support flexible alloca-
tion and closure of the space. In turn, future ordinances and
policies must allow for flexible and creative use of the space.
C. Plazas and Squares
Old Town Plaza and Bandstand, Albuquerque, NM
Old Town Plaza Aerial View, Albuquerque, NM
Conceptual Central Square design for UNSP (±1.5 ac. as shown)
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6
Successful design, implementation and function of squares
and plazas is critical to the success of the UNSP. Not only do
they serve as gateways and gathering spaces, but they also
enhance economic development, aesthetics and walkability
of the community.
4. Landscape
The Central Square and Plaza must achieve the following:
a. Provide a balance of drought-tolerant trees, plants
and groundcover that provide significant shade and
interconnected spaces for convenient movement
through the space. See Appendix B, Landscape Guidelines.
b. Plazas may have variations in levels, structures and
ledges to create smaller “rooms” within the plaza.
c. The introduction of terrain variation should provide a
sense of physical movement across the square as well
as support water drainage and reclamation patterns.
d. Adequate pedestrian and bicycle amenities such as
benches, tables and drinking fountains are required.
5. Design Details and Elements
a. Size. As shown, the Town Center Square provides
±1.5 acres of open space - final designs may vary.
In general, plazas may range from 1/2 to 2 acres;
squares may range from 1/2 to 3 acres.
b. Visibility. The Central Square must be visible from all
sides. Pedestrians and motorists alike must be able
see through the space to the opposite side.
c. Frontages and Adjacencies. The Square should
have street frontage on all sides; while Plazas may
be have street on at least 2 sides. Proper scaling and
orientation of the Square and Plaza and its relation to
the surrounding streets and buildings are critical.
d. Shading and Lighting. Given the Square and Plaza’s
size and largely hardscaped surface, adequate
shading from shade trees, landscape elements and
structures is critical.
e. Structures and Improvements. Squares and
Plazas provide iconic locations for pavilions,
kiosks, bandstands, public art, water features and
monuments. All installations must enhance the
gathering space, open spaces and not obstruct views
and pedestrian connections.
Monuments may be used to create formal or historic gathering
spaces within a neighborhood or city.
Plazas create essential gathering spaces that support local
commercial and retail uses.
Sundance Square, Fort Worth, TX
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SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
Conceptual attached green
Conceptual detached green
1. Description
Greens are smaller open spaces within a neighborhood,
spatially defined by building frontages and accomodating
passive recreation and children’s play. Greens typically
range in size from 1/4 acre to 1/2 acre, with a landscape of
drought tolerant softscape, limited lawn areas, and shade
trees or small shade structures. While greens may include
playgrounds, they are primarily intended as informal spaces
with no dedicated recreational use.
2. Context and Connectivity
Greens are typically located within or at the end residen-
tial blocks. Connectivity may be designed in two different
forms:
a. Attached Greens - There is no vehicular right-of-way
between the Green and adjacent residential lots; and,
b. Unattached Greens - A vehicular right-of-way or alley
separates the Green from residential lots.
Both types of Greens are essential for extended open space
and pedestrian connectivity throughout the UNSP.
3. Function and Design Opportunities
Greens may be designed in a number of shapes and linear
configurations, but their main objective is to provide an
open space with a reasonable walking distance for local
residents.
D. Greens, Attached & Unattached
Typical detached green within a single-family neighborhoodGreens may accommodate a range of uses from active
playgrounds and recreational fields to passive spaces.
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6
4. Landscape
Landscape consists generally of unobstructed lawn, plant-
ing beds, trees and/or areas of drought tolerant landscape
according to the following guidelines:
a. Trees shall be arranged naturalistically and provide
shade on the Green. See Appendix B for Landscape
Guidelines.
b. Hardscape shall generally be kept minimal and
only in support of providing access with sidewalks
and peripheral connections.
c. Unnecessarily complicated and distracting paving
patterns are discouraged.
5. Design Details and Elements
a. Size. 1/4 acre to 1/2 acre.
b. Visibility. Visibility from one side of the Green to
the other is required (hedges and walls should not
exceed 36 inches in height).
c. Frontages and Adjacencies. Greens shall front
at least 2 streets. Adjacent buildings shall front
the plaza with windows, doors, and appropriate
frontage types.
d. Shading and Lighting. Given the climate and
context of Palm Desert, drought-tolerant trees
will provide the majority of the shading. Shade
structures are permitted but should be kept to a
minimum to allow for greater natural open space.
e. Structures and Improvements. The following
buildings and improvements are suggested within
Greens:
•Pergolas, picnic shelters, flexible gathering
and event spaces and small public restrooms.
•Pedestrian amenities (benches, picnic
tables, drinking fountains, etc.), bike racks,
playground equipment, and athletic courts.
•Recreational fields and as appropriate for a
given neighborhood setting.
Green integrated within a neighborhood town center
Typical neighborhood green separated by neighborhood
residential drive
Typical green with direct housing frontage
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SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
1. Description
A Greenway is a linear open space along the edge of or
passing through a neighborhood. Its landscape shall
consist of paths and trails, dry creeks, tree clusters and open
shelters, all naturalistically disposed. A Greeway may be
defined by building frontages and may abut a major street
or other urban corridor. A Greenway may incorporate shade
stuctures or playgrounds, but is primarily intended for infor-
mal recreation.
2. Context and Connectivity
Within the UNSP, a major Greenway will extend west from
the Central Square and Neighborhood Center along Frank
Sinatra Drive. The Greenway continues to the southwest
corner of the site and turns north along Portola Avenue,
providing passive recreation and connectivity on the edge
of the UNSP. Connections to the Greenway will also be ex-
tended off the site to allow access to pedestrians and users
beyond the specific plan area.
3. Function and Design Opportunities
The UNSP Greenway will serve 3 major functions:
a. It will provide a degree of conservation and habitat
restoration through the introduction of native
and non-native drought-tolerant trees, plants and
groundcover.
b. The Greenway will serve a number of recreational
uses including jogging, walking and bike paths
meander through the greenway.
c. In addition to the environmental and recreational
benefits, the Greenway will create a natural buffer
between new and existing developments along
the corner of Sinatra Drive and Portola Avenue.
d. Rear alleys are required for homes with Greenway
frontage.
4. Landscape
Greenway landscape consists generally of unobstructed
lawns, planting beds, trees and/or areas of drought tolerant
landscape according to the following guidelines:
a. Trees shall be arranged naturalistically and provide
shade to trails that pass through the Greenway.
E. Greenways
Greenways alongside single-family homes and neighborhood
streets
Conceptual greenway
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6
b. Additional trees and landscaping should
strengthen the visual buffer between the
Greenway and Sinatra Drive and Portola Avenue.
See Section 3.5 for Street Landscape Standards.
c. Hardscape shall generally be kept minimal and
only in support of providing access with sidewalks
and peripheral connections.
d. Unnecessarily complicated and distracting paving
patterns are discouraged.
5. Design Details and Elements
a. Size. Greenways are defined by spanning
several consecutive block and may vary from
approximately 40 to 100 feet wide. Final size and
configuration may vary, but it is recommended
that the width varies throughout the Greenways to
create a sense of natural movement.
b. Visibility. Greenway entrances must be clearly
marked on all sides of the Greenway. Intermittent
visibility and pedestrian and bicycle entrances
should be provided on all sides of the Greenway.
c. Frontages and Adjacencies. The Greenway will
cross over multiple public streets and frontages
and should have adequate crosswalks, signage and
other traffic-calming features at those locations.
Private homes and buildings may also open
directly onto the Greenway.
d. Shading and Lighting. Trees and planters should
provide sufficient shading during all times of
day to allow for comfortable pedestrian and bike
circulation through the Greenway. Adequate
lighting is also necessary to encourage safe usage
of the Greenway in the evening.
e. Structures and Improvements. Small rest areas,
pedestrian amenities (benches, picnic tables,
drinking fountains, etc.), bike racks and playground
equipment may be located at appropriate intervals.
Greenways should lead to and connect neighborhoods greens
and parks together.
Greenways may be designed up to 100-feet wide as
appropriate.
Typical greenway with a central pedestrian/bike path and lined
with greens
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SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
1. Description
Pocket Parks are defined as small open spaces tucked into
blocks at the scale of lots (up to 1/4 acre, approx.). They are
usually designed equipped for the recreation of children,
generally fenced and may include an open shelter. Pock-
et parks by alternatively be designed primarily for quiet,
passive recreation, and in all cases they are intended to be
interspersed within residential areas.
2. Context and Connectivity
Pocket Parks may be located anywhere within a block;
however, they should be strategically placed and sized in
order to contribute to the larger network of open spaces
within the community. Pocket parks may be ideal on small
neighborhood blocks adjacent to blocks that have larger
open spaces.
3. Function and Opportunities
Pocket Parks will primarily serve the residents located
immediately on the same block. However, a Pocket Park’s lo-
cation on the block and its visibility to the street may allow
it to serve those beyond the block.
Pocket parks may also serve as gateways or iconic markers
for smaller neighborhood sub-areas. They have the ability to
generate value for a given community or block and the abil-
ity to foster a sense of safety and visibility for the immediate
community.
4. Landscape
Guidelines for landscape features and conditions are listed
as follows:
a. Groundcover may range from predominately
greens, to hardscape, or a balance of both.
However, paved paths and hardscape features
should be integrated to encourage pedestrian
movement through the park.
b. Unobstructed lawn, planting beds, hardscape, and
or drought tolerant landscape are recommended.
See Appendix B for Landscape Guidelines.
c. Trees arranged either naturalistically or formally
and shall be of sufficient scale for their particular
context.
F. Pocket Parks
Conceptual corner Pocket Park
Pocket Parks may be used to connect the larger public realm
and open space network.
A pocket park with adjacency to single-family homes
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6
d. Unnecessarily complicated and distracting paving
patterns are discouraged.
5. Design Details and Elements
a. Size. 0.1 acre to 1/4 acre, in general.
b. Visibility. Visibility from one side of the Pocket Park
to the other is required (hedges shall not exceed 36
inches in height).
c. Frontages and Adjacencies. Pocket Parks shall
front at least one public street when located
mid-block, or two public streets on the corner of a
block.
d. Shading and Lighting. Shading should be
provided mostly from natural and drought-tolerant
trees and plants to create a more natural setting.
Shade structures may be allowed but should be
limited in use and appropriately scaled.
e. Structures and Improvements. Built structures
may include by are not limited to pergolas, trellises,
small monuments, water features, and pedestrian
amenities (benches, tables, drinking fountains,
etc.), bike racks, playground equipment and
informal athletic courts that provide a focus to the
Pocket Park.
Pocket park providing passive open space and pedestrian route
Neighborhood serving recreation facilities are ideal for Pocket Parks.
A pocket park with a small plazaPavers and simple hardscapes may be used to create
temporary pocket parks if further development is planned for
future phases.
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SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
1. Description
The Rosewalk is a pedestrian “street” defined by building
frontages and providing the primary pedestrian access to
those buildings. The Rosewalk layout may be formal with a
central focal point and seating are, or may be more natural-
isically designed. Simple softscape or lawn areas accomo-
date a variety of passive and active recreational opportuni-
ties for residents and visitors.
2. Context and Connectivity
Within the UNSP, Rosewalks are not required, but they
present builders and developers with the opportunity to
improve pedestrian connectivity and safety and reduce the
need for vehicular right-of-ways if sufficient circulation is
present.
When possible, Rosewalks should lead or connect to larger
community open spaces.
3. Function and Design Opportunities
Because of their size, Rosewalks have the ability to create
new greens and open spaces within a block that may be
large enough to accommodate a small playground, small
structures, community gardens or other community uses.
Ideal for adjacent blocks that have alley-accessed homes,
the Rosewalk is introduced between the 2 blocks instead
of a vehicular street, potentially adding value to the homes
with frontages on the Rosewalk.
4. Landscape
a. Rosewalks should be designed as small attached
Greens. Drought-tolerant trees, plants and
groundcover can be composed to create more of a
natural-looking open space.
b. Landscaping should allow for pedestrian to
move through the Rosewalk unobstructed, with
sidewalks linking building frontages to the major
right-of-ways.
G. Rosewalks
image
Houses fronting rosewalk along an asymmetrical block
Conceptual rosewalk with single-family home frontage
Conceptual rosewalk placement with neighborhood blocks
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6
5. Design Details and Elements
a. Size. Rosewalks should range in width from
approximately 16-40 feet wide and should not be
more than 300 feet long. See Table 3.1 Subdivision
and Block Standards.
b. Visibility. The Rosewalk should be visible from the
from primary street, but its design features must
offer a fair amount of privacy and screening from
the road to clearly define the pedestrian-only
space.
c. Frontages and Adjacencies. Residential and
non-residential buildings may open directly onto
the paseo with the integration of stoops, patios,
dooryards and similar approved frontages. See
Chapter 5.5 Private Frontage Types.
d. Shading and Lighting. Paseos must be
appropriately placed and scaled to allow significant
daylight and shading to enter the space. Especially
in commercial areas, a balance of shading and
lighting is vital to improving economic activity.
e. Structures and Improvements. Small side courts,
rest areas and pedestrian amenities (benches,
picnic tables, etc.), may be located in the Paseo.
Trellises, pergolas and other shade structures may be
incorporated into rosewalks, but should not obstruct views.
Sample rosewalk with open large open green on asymmetrical
block
Rosewalk with integrated green and paved court
Small-scale rosewalk creates mid-block connection
3-62 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 3.6 | PUBLIC OPEN SPACE | CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM
1. Description
Paseos are narrow pedestrian ways that cut through blocks,
in some cases allowing longer vehicular blocks by shorten-
ing pedestrian routes. In neighborhood contexts paseos
should be planted with shrubs or groundcover and shaded
with trees along a walkway, and in the neighborhood cen-
ters may be primarily hardscaped.
Context and Connectivity
Paseos made be found in any zone and can accommodate
residential, commercial and other non-residential frontages.
While there are no required locations for Paseos, they pres-
ent developers with the opportunity to improve pedestrian
connectivity and safety and to reduce the need for vehicular
right-of-ways, if sufficient vehicular circulation is already
achieved, according to the UNSP.
When possible, Paseos should lead or connect to larger
open spaces.
2. Function and Design Opportunities
In residential areas, Paseos foster open spaces that sup-
port passive recreational activities as well as convenient
connections to the rest of the neighborhood. In commercial
areas, Paseo can provide additional opportunities for store
frontages, patios and outside dining, and informal open
spaces and mini-plazas between buildings.
3. Landscape
Paseos are hardscaped pedestrian ways, and they may have
the following landscape features:
•Trees may be arranged at varying intervals along the
side or in the middle of the Paseo to accommodate
pedestrian furniture and seating areas. Variability
in tree species, size and spacing is recommended
to create a more natural-looking spaces. See
recommended trees and plant species in Appendix B
Landscape Guidelines.
H. Paseos
image
Wide paseos with significant landscaping create a natural and
private environment between multi-family buildings.
Conceptual mid-block paseo
When possible, paseos should connect larger parks and open
spaces within a neighborhood.
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CHAPTER 3: NEIGHBORHOOD STRUCTURE & PUBLIC REALM | PUBLIC OPEN SPACE | SECTION 3.6
•Landscaping should allow for pedestrian to meander
through the Paseo side-to-side, especially in paseos
lined with commercial frontages, but a defined route
should encourage movement through the space.
4. Design Details and Elements
a. Size. Paseos should range in width from
approximately 10-15 feet wide and should not
be more than 300 feet long. Please see Table 3.1
Subdivision and Block Standards for recommended
Paseo lengths and widths within zones.
b. Visibility. All buildings on Paseos should be scaled
to clearly encourage pedestrian movement through
the space. Paseo entrances should be place directly
on major right-of-ways, but landscape buffers must
clearly restrict vehicular access.
c. Frontages and Adjacencies. Residential and non-
residential buildings may open directly onto the
paseo with the integration of stoops, patios and
similar frontages. See Section 3.4 for Public Frontage
Standards.
d. Shading and Lighting. Paseos must be appropriately
placed and scaled to allow significant daylight and
shading to enter the space. Especially in commercial
areas, a balance of shading and lighting is vital to
improving economic activity.
e. Structures and Improvements. Small side courts,
rest areas and pedestrian amenities (benches, picnic
tables, etc.) may be located in the Paseo.
Trellises and pergolas may be used to extend shade structures
along the length of a Paseo.
Paseo with frontages along multi-family apartment and condo
buildings
Paseo can create active pedestrian-only environments through
commercial and dining districts of the Neighborhood Center.
Sample paseo within a Neighborhood Medium/Center zone
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 4-1
4.0 Development Standards
Section
4.1 Purpose and Applicability
4.2 Regulating Plan & Zones
A. Neighborhood Low
B. Neighborhood Medium
C. Neighborhood Center
D. Open Space
4.3 Allowed Land Uses
4.4 Development Standards
Page
4-3
4-4
4-6
4-8
4-10
4-12
4-14
4-16
The zoning and development standards in this chapter have been crafted to
ensure that the envisioned neighborhood design character is systematical-
ly implemented through the development of multiple phases by multiple
builders and developers over time. These standards balance the need for
predictable neighborhood patterns and place-making outcomes with the
need for flexibility of the types, scales and intensities of housing and mixed-
use development to meet shifting market conditions and buyer preferences.
These development standards have been integrated with the public realm
design standards of Chapter 3 to ensure varied and harmonious streets-
capes and frontages, to define those public spaces in through the systematic
placement and scale of buildings, and to encourage and enable to provision
of neighborhood-serving non-residential uses within a comfortable walking
distance of as many residents as can be supported by market conditions over
time.
PLANNING COMMISSION DRAFT
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SECTION 4.1 | PURPOSE & APPLICABILITY | CHAPTER 4: DEVELOPMENT CODE
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CHAPTER 4: DEVELOPMENT CODE | PURPOSE & APPLICABILITY | SECTION 4.1
4.1 Purpose and Applicability
A. Purpose
These Development Standards, along with the Design
Guidelines in Section 5, are intended to implement the
development of Palm Desert’s University Neighborhoods
Specific Plan (“UNSP”) in a manner that successfully creates
neighborhoods with pedestrian-oriented streets, a variety
of housing types and an economically vital mixed-use area,
and that achieves the related goals and objectives identified
in Section 2 of this Specific Plan (Form and Character).
The purpose of this section is to provide development
standards for project review and approval by the
Community Development Director for all buildings,
structures and attendant site improvements proposed
for construction within the UNSP area. These Standards,
along with the Guidelines in Section 6, are intended to
complement the Palm Desert Municipal Code (PDMC).
B. Applicability of Development Standards
and Guidelines
1. Applicability. These Standards apply to all proposed
development, subdivisions, and land uses within the
UNSP area, except for schools, which are reviewed
and permitted by the State of California through
a special permitting and procedures process.
2. Relationship of the UNSP’s regulations to zoning
and other local ordinances. This Specific Plan
provides the zoning for the entire UNSP area.
The entire property is currently zoned “Planned
Residential 5 (PR-5)" with a Planned Community
Development (PCD) overlay. The PCD overlay
enables preparation of the UNSP and the application
of zoning regulations set forth in Section 4.
3. Standards. The development standards (Zoning
Regulations) in Sections 4.2 through 4.4 of this
Specific Plan include the Regulating Plan (zoning
maps), and lists of allowed land uses (Table 4.3),
minimum setback standards (Table 4.4), and maximum
height standards (Table 4.4) for each zone.
Section 4.4 provides standards for the number,
location and configuration of required parking
facilities, and Section 3.3 provides standards
for the design of public and private streets.
Sections 3.6 and 5.6 provides guidelines for the
public and private landscapes of the UNSP.
Throughout this section, the word “must” denotes
a standard or requirement that has the force of
zoning, while the terms “should” and “recommended”
denote a guideline or recommendation.
4. Design Guidelines. Design guidelines that supplement
and refine the development standards are provided
in Chapter 5. The guidelines are based on a series
of prototypical building forms that describe the
urban design intentions of the UNSP and will serve
as a guide for review of development applications.
5. Precise Plan Process. In order to provide
flexibility in the mix of housing types and land
uses to meet market conditions and community
needs, the Regulating Plan (Figure 4-1 on page
4-5) is conceptual and subject to refinement.
Prior to the preparation of tentative maps for each
neighborhood sub-area (Figure 2.3) or phase of
development, a Precise Plan must be prepared,
as described in detail in Sections 6.7 and 6.8.
The Precise Plan will be reviewed for substantial
conformance with the Vision Plan and Development
Potential in Chapter 2, Neighborhood Structure
and Public Realm requirements in Chapter 3, and
the Regulating Plan in Chapter 4. Upon a finding of
substantial conformance, the approved Precise Plan
will be recorded as a Regulating Plan refinement
and will not require a Specific Plan amendment.
6. Development Intensity. The maximum allowed
development intensity within the UNSP area is
identified in Table 2.1, Planned Development
Potential, which identifies 7 planning sub-areas
and target development intensities for each.
The Community Development Director may approve
transfers of intensity between sub-areas in response to
applications by all affected property owners through
the mapping and Precise Regulating Plan process, upon
finding that such transfers meet the intent of the Vision
Plan in Chapter 2 and the Regulating Plan on page 4-5.
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SECTION 4.2 | REGULATING PLAN & ZONES | CHAPTER 4: DEVELOPMENT CODE
4.2 Regulating Plan and Zones
C. Neighborhood Center (NC)
The NC Zone provides a mixed-use neighborhood center
environment, including neighborhood-serving retail and
restaurant uses, office space for small businesses, and a range
of multi-family housing types, with the possibility of either
rental or ownership tenancy. Streetscapes emphasize wider
sidewalks and convenient customer parking, and open spaces
include a town square, plazas, paseos and greenways fronting
Frank Sinatra Drive.
B. Neighborhood Medium (NM)
The NL Zone provides a livelier neighborhood setting for
housing types that may includes multi-family buildings up
to 3 stories as well as attached and detached single-family
dwellings. Although larger in scale than buildings in the NL
zone, the buildings of this zone present "house-form" massing
- and in some cases "block-form" massing articulated in
increments similar in size and scale - to generate comfortable
neighborhood streetscapes, punctuated with neighborhood
greens, plazas, and paseos, as a smooth transition between
Neighborhood Low and Neighborhood Center environments.
A. Neighborhood Low (NL)
The NL Zone provides a quiet, residential neighborhood
setting for 1 and 2-story housing types ranging from large to
small single-family detached homes, along with a range of
single-family attached and small "house-form" multi-family
housing types that are scaled and designed for compatibility
with houses. An interconnected network of pedestrian-
oriented streets and neighborhood greens and pocket parks
provide a comfortable, walkable public realm.
D. Open Space (OS)
The Open Space Zone provides a range of public and
shared open spaces for community use throughout the
neighborhoods and in the Neighborhood Center. Spaces
range from a town square to neighborhood parks, attached
greens, plazas and paseos, and greenways fronting major
streets with muiti-use trails.
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CHAPTER 4: DEVELOPMENT CODE | REGULATING PLAN & ZONES | SECTION 4.2
Neighborhood Center (NC)
Legend
Neighborhood Medium (NM)
Neighborhood Low (NL)
Open Space (OS)
FIG. 4.1 REGULATING PLAN ZONES
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SECTION 4.2 | REGULATING PLAN & ZONES | CHAPTER 4: DEVELOPMENT CODE
4.2.A Neighborhood Low (NL) Zone
The Neighborhood Low zone consists mainly of single family houses.
A. Intent and Context
The intent of the Neighborhood Low Zone is to provide a
quiet, neighborhood environment, within which single-family
houses and a range of attached single-family and small-scale
multi-family housing types may be seamlessly intermixed. An
interconnected network of low-speed, low-volume streets
forms a pattern of small and medium-sized blocks, seamlessly
connecting blocks of the Neighborhood Low zone to adjoin-
ing areas with additional housing options and neighborhood
services.
Key characteristics of the intended neighborhood pattern for
the NL Zone include:
•Single-family homes and multi-plexes providing a range
of dwelling sizes and types to accommodate a broad
range of household sizes and income levels.
•Lots ranging from 40 to 120 feet wide and 100 to 140
feet deep, many served by rear access lanes.
•Semi-public front yards ranging from 15 to 25 feet
in depth, and private and semi-private yards in
combinations of rear yards, side yards and shared
courtyards and garden courts.
•Neighborhood streets with very low traffic speeds and
volumes within which bicyclists and pedestrians can
move freely, comfortably and safely.
•Shared/public open space in the form of a green, park
or pocket park within a comfortable walking distance of
each residence.
B. Zone Summary
The following is an overview of the requirements for the de-
sign and use of public spaces and private development in the
Neighborhood Low Zone. Detailed standards and Guidelines
are provided in the listed Sections.
1. Land Use Activity
•Exclusively residential land uses - per requirements of
Section 4.3 - but within a comfortable walking/biking
distance of recreational and commercial amenities.
•Dwelling types include single-family detached and
single-family attached in various configurations.
•Second dwelling units may be provided on single-
family lots meeting the specified requirements.
2. Streetscape
•Most streets in this zone have angular and off-set
alignments to slow vehicular traffic and generate a
strong sense of spatial enclosure.
•Streets are provided with sidewalks and street trees in
continuous parkways and/or parking lane planters, as
described in Section 3.5.
•Curbside parking is provided on both sides of streets.
3. Site Design and Building Massing
Buildings in the NL Zone are intended to project the scale
and character of houses, some larger, some smaller, some
accommodating only one family and others accommo-
dating multiple families. They all share in common the
essential characteristics as described in Appendix A.2.
NL
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 4-7
CHAPTER 4: DEVELOPMENT CODE | REGULATING PLAN & ZONES | SECTION 4.2
•Front yards are typically 15 to 25 feet deep, substantially
free of parked cars. Parking in driveways is permitted,
but spaces should be configured so that vehicles do not
obscure views private frontage, building facade and do
not obscure the overall streetscape.
•Buildings are 1 to 2 stories in height.
•Individual building masses are generally about 30 feet
in width or depth, and not more than 50 feet.
•Multiple masses may be composed into larger
buildings taking on the appearance of large houses.
•A lot may contain one mass that consists of 2 attached
units (a duplex), or up to 5 smaller detached units in
the form of a bungalow court.
•Site design and massing requirements are provided in
Sections 4.4 and Appendix A.
4. Visitor/Pedestrian Access
•Access from the street to each dwelling is provided
directly through a yard, which in turn connects
directly to the sidewalk.
•Access to some dwellings may additionally be
provided through shared courts or gardens.
5. Frontages
Frontages are designed to provide a rich and varied neigh-
borhood desert landscape, to support children's play and
neighborly interaction, to provide a measure of privacy for
the residents, and to welcome the visitor.
•Typical frontage elements include dooryards, porches,
stoops, terraces/patios, low front yard fences, and
climate-calibrated landscape. See Appendix A.5 for
recommended Frontage Types.
•Buildings face and overlook the street with entries and
windows from main living spaces of the residence.
6. On-Site Open Space
•Each dwelling has one or more private or semi-private
open spaces.
•These spaces may be in the form of a rear yard, side
yard, shared courtyard garden court or combinations
of these.
•The size of such open spaces shall meet the
requirements of Appendix A.6.
7. Vehicular Access and Parking
•Visitor parking is provided curbside on the street.
•On-site parking is provided for residents, and is
screened from public view by buildings, screen walls,
and/or landscaping.
•On-site parking is accessed via rear access lanes, when
present, or via a driveway.
•Driveways providing access from a Primary or
Secondary Street may only be provided on lots
meeting the width requirements of Section 4.4.
Dooryard frontages are commonly found within the Neighborhood Low zone, and usually consist of a small wall, with or without a
gate, and appropriate landscaping.
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SECTION 4.2 | REGULATING PLAN & ZONES | CHAPTER 4: DEVELOPMENT CODE
4.2.B Neighborhood Medium (NM) Zone
The Neighborhood Medium Zone includes attached single-family housing and multi-family housing
types incorporated into a context of single-family homes.
NM
A. Intent and Context
The intent of the Neighborhood Medium Zone is to provide a
lively neighborhood environment, within which a range of at-
tached single-family housing and multi-family housing types
may be seamlessly intermixed with single-family detached
types. This zone is applied to blocks and lots close to parks
and shared greens, allowing the inclusion some attached
dwelling types that lack the private yard spaces required
throughout the Neighborhood Low Zone.
Key characteristics of the intended neighborhood pattern for
the NM Zone include:
•Single-family homes, multi-plexes and small
apartment buildings and rowhouses providing a
range of dwelling sizes and types to accommodate a
broad range of household sizes and income levels.
•Lots ranging from 22 to 120 feet wide and 80 to 140
feet deep, most served by rear access lanes.
•Semi-public front yards ranging from 10 to 20 feet
in depth, and private and semi-private yards in
combinations of rear yards, side yards and shared
courtyards, and garden courts.
•Neighborhood streets with low traffic speeds and
volumes within which bicyclists and pedestrians can
move freely, comfortably and safely.
•Shared/public open space in the form of a green,
plaza, park or pocket park within a comfortable
walking distance of each residence.
B. Zone Summary
The following is an overview of the requirements for the
design and use of public spaces and private development in
the Neighborhood Medium Zone. Detailed standards and
Guidelines are provided in the listed Sections.
1. Land Use Activity
•Predominantly residential land uses - per the
requirements of Section 4.3 - but with the potential
for live-work configurations, and within comfortable
walking or bicycling distance of recreational and
commercial amenities.
•Dwelling types include single-family attached
dwellings in various configurations, as well as multi-
family buildings and single-family detached homes.
•Second dwelling units may be provided on single-
family lots meeting the specified requirements.
2. Streetscape
•Many streets in this zone have angular and off-set
alignments to slow vehicular traffic and to generate a
strong sense of spatial enclosure.
•Streets are provided with sidewalks and street trees in
continuous parkways and/or parking lane planters, as
described in Section 3.5.
•Curbside visitor parking is provided on both sides of
streets.
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CHAPTER 4: DEVELOPMENT CODE | REGULATING PLAN & ZONES | SECTION 4.2
3. Site Design and Building Massing
Most buildings in the NM Zone are intended to project the
scale and character of houses, as described in Appendix
A.2, Neighborhood Housing Building Types. On selected
streets and frontages - as defined in Section 3.4 - buildings
may additionally take on the characteristics of Block Form
Buildings as described in Appendix A.2.
•Front yards are typically 10 to 20 feet deep.
•Buildings are 1 to 3 stories in height.
•Individual building masses - of which larger buildings
may include several - are generally about 30 feet in
width or depth, and not more than 40 feet.
•Site design and massing requirements are provided in
Section 4.4.
4. Visitor/Pedestrian Access
•Access from the street to each dwelling is provided
directly through a yard, which in turn connects
directly to the sidewalk.
•Access to some dwellings may additionally be
provided through shared courts or gardens or via
lobbies, stairs and interior corridors.
5. Frontages
Frontages are designed to provide a rich and varied neigh-
borhood desert landscape, to support children's play and
neighborly interaction, to provide a measure of privacy for
the residents, and to welcome the visitor.
•Typical frontage elements include dooryards, porches,
stoops, terraces/patios, low front yard fences, and
climate-calibrated landscape. See Appendix A.5 for
recommended Private Frontage Design Guidelines.
•Buildings face and overlook the street with ground
floor shopfronts, entries and windows from main
living spaces of a ground floor residence.
•Upper floors are typically bedrooms and with
beautifully composed facades. Windows from the
main rooms of the office or a dwelling may overlook
the street, in some cases with balconies.
6. On-Site Open Space
•Each dwelling has one or more private or semi-private
open spaces.
•These spaces may be in the form of a rear yard, side
yard, shared courtyard or garden court, patio, balcony,
roof terrace, or combinations of these. Recommended
sizes of such open spaces are found in Appendix A.6.
7. Vehicular Access and Parking
•Visitor parking is provided curbside on the street.
•On-site parking is provided for residents, and is
screened from public view by buildings, screen walls,
and/or plantings. Vehicles should not obscure private
frontages or streetscape.
•On-site parking is accessed via rear access lanes, when
present, or via a driveway meeting the requirements
of Section 4.4.
Building types of any sort in the Neighborhood Medium Zone should take on the appearance of a single family home from the street, but
may contain multiple units, attached or detached, on the lot.
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SECTION 4.2 | REGULATING PLAN & ZONES | CHAPTER 4: DEVELOPMENT CODE
4.2.C Neighborhood Center (NC) Zone
The Neighborhood Center Zone includes larger buildings that include retail, office, and residential uses.
NC
A. Intent and Context
The intent of the Neighborhood Center Zone is to provide a
lively, 16-hour, mixed-use environment, within which a range
neighborhood-serving shops and restaurants, offices, and
multi-family and single-family attached housing types may
be seamlessly intermixed. An interconnected network of
moderate-speed, moderate-volume streets forms a pattern of
medium to large blocks, seamlessly connecting blocks of the
adjoining neighborhood zones.
Key characteristics of the intended neighborhood pattern for
the NC Zone include:
•1 to 3-story commercial and mixed-use buildings,
2 and 3-story multi-plexes and small apartment
buildings, and rowhouses providing a range of
dwelling sizes and types to accommodate a range of
household sizes and income levels.
•Lots ranging from 22 to 200 feet wide and 80 to
200 feet deep, all served by rear access lanes and/or
shared rear parking lots.
•Commercial shopfronts and semi-public front yards
ranging from 10 to 15 feet in depth, and private and
semi-private yards.
•Neighborhood center streets with moderate traffic
speeds and volumes.
•Shared/public open spaces in the form a square,
plazas, paseos and/or pocket parks.
B. Zone Summary
The following is an overview of the requirements for the de-
sign and use of public spaces and private development in the
Neighborhood Center Zone. Detailed standards and Guide-
lines are provided in the listed Sections.
1. Land Use Activity
•A mixture of commercial and residential - per the
requirements of Section 4.3 - in horizontal and/
or vertical configurations - providing commercial
amenities and unique housing options within
comfortable walking or bicycling distance of adjacent
neighborhood zones.
•Commercial spaces include ground floor retail
shopfronts, restaurants and flex spaces as well as
ground floor and upper floor offices.
•Dwelling types include upper floor apartments or
condominiums in mixed-use buildings, multi-family
buildings, and single-family attached dwellings in
various configurations.
2. Streetscape
•Most streets in this zone prioritize visibility of ground
floor business from through streets and/or adjacent
arterial streets, and providing generous amounts of
on-street customer parking.
•Streets are provided with broad sidewalks, with
street trees in sidewalk planters and/or parking lane
planters.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 4-11
CHAPTER 4: DEVELOPMENT CODE | REGULATING PLAN & ZONES | SECTION 4.2
•Curbside customer and visitor parking is provided
on both sides of streets in parallel, angles or
perpendicular configurations, per the requirements of
Section 3.5.
3. Site Design and Building Massing
•Buildings with commercial ground floors are built to
the back of sidewalk, and residential ground floors are
provided with shallow front yards.
•Front yards, if present, are typically around 10 feet
deep.
•Buildings are 1 to 3 stories in height.
•Individual building masses may be up to 100 feet in
width and depth, and must meet the site design and
massing requirements are provided in Section 4.4.
4. Visitor/Pedestrian Access
•Visitor access to each building is provided directly
from the sidewalk, via recommended Frontage Types.
5. Frontages
Frontages are designed to generate an active, 16-hour
mixed-use environment.
•Access to ground floor commercial spaces is provided
via shopfronts - see Section 3.4 for recommended
variations.
•Access to ground floor dwellings is provided through
recommended frontage types, including dooryards
and stoops.
•Visitor and customer access to upper floor residences
and commercial spaces is provided from the street
via shared courtyards or paseos, or via a lobby, stair,
elevator and corridor system.
•Buildings face and overlook the street with shopfronts,
front doors and windows from offices or the main
living spaces of dwellings.
6. On-Site Open Space
•Each dwelling has access to a private or semi-private
open space, a rear yard, shared courtyard, patio,
balcony, or roof terrace, meeting the requirements of
Appendix A.6.
7. Vehicular Access and Parking
•Customer and visitor parking is provided curbside on
the street and is shared parking lots within the blocks.
•On-site parking is provided for residents, screened
from public view by buildings, screen walls, and/or
plantings.
•On-site parking is accessed via rear access lanes
or driveways meeting the width and spacing
requirements of Section 4.4.
Typical building types found in the Neighborhood Center Zone are the Mixed-Use type (left), with ground-floor retail and upper floor
residential or office, and the Urban Courtyard type (right), with multiple residential dwellings arranged around a court.
4-12 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 4.2 | REGULATING PLAN & ZONES | CHAPTER 4: DEVELOPMENT CODE
4.2.D Open Space (OS) Zone
Open Spaces are places for the community to gather, recreate, and relax. Programmed spaces such as larger parks should contain
small pavilions or shaded structures.
OS
A. Intent and Context
The intent of Open Space Zone is to provide a rich mix of
shared and public open spaces within which residents, cus-
tomers and visitors can play, relax, shop, dine and enjoy one
another's company. The specific location, size and design of
each open space will be determined at the time of the prepa-
ration of a Precise Plan and Tentative Map for each area, at
which time this Open Space Zone designation will be applied.
Key characteristics of the UNSP open spaces include:
•At least one Green, Park or Pocket Park should
be provided within a child's comfortable walking
distance from each dwelling.
•Open spaces should be provided for a range of
activities, such as quiet enjoyment and relaxation,
active play for very young children, unstructured play
for older children, recreational activities for adults,
picnicking, outdoor dining, and special community
events.
•Each open space should provide multiple activity
options, but not the full range.
•Open spaces should be integrated with the street
network to form a single, seamless Public Realm
Network and neighborhood landscape, responsive to
Palm Desert's unique climate and open to everyone.
B. Zone Summary
The following is an overview of the requirements for the
design and use of public and shared open spaces within the
Plan Area.
1. Land Use Activity
•The primary purpose of the Open Space Zone is
to provide beautiful, comfortable, flexible outdoor
spaces for recreation and social interaction by
neighborhood residents, customers and employees
of commercial businesses, and the general public of
Palm Desert.
•Certain public spaces are intended to additionally
be made available for outdoor activities related
to adjacent businesses, such as outdoor dining, a
farmers' market, and other community events.
•In some cases, access to specific open spaces or
recreational facilities may be privately owned with
controlled access for the exclusive use of nearby
residents. Such use arrangement are to be defined
at the time of design and entitlement of that
neighborhood area, and in such cases it is intended
that other publicly available recreational open space
be located within a comfortable walking distance.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 4-13
CHAPTER 4: DEVELOPMENT CODE | REGULATING PLAN & ZONES | SECTION 4.2
Open Spaces should contain areas for activities (left) and be landscaped with local, drought-tolerant plants (right).
2. Design and Landscape
•Design guidelines for a range of Open Space
Types are defined in Section 3.6, which includes
conceptual diagrams and programmatic and design
recommendations for each type. The final design
for each open space will be determined as part of
the Landscape Master Plan approval at the time of
Tentative Map approval.
•The design of each open space should be seamlessly
connected to and integrated with the landscapes of
adjoining streets and private frontages to achieve a
unified and immersive environment.
•Open space design should take into account personal
and public safety throughout the day and night,
providing appropriate levels of lighting and visibility
from the surrounding neighborhood area.
•Responsibilities for the maintenance and operation
of each open space will be determined at the time of
Landscape Master Plan and Tentative Map approval.
3. Access and Parking
•Public open spaces should be designed for access and
use by the full range of Palm Desert's residents, from
the very old to the very young and including those
with disabilities.
•Parking needs should be met with curbside parking
on adjacent streets. Off-street parking lots within
parks should be avoided.
4-14 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 4.3 | ALLOWED LAND USES | CHAPTER 4: DEVELOPMENT CODE
4.3 Allowed Land Uses
Table 4.1, Land Use Matrix, identifies allowed uses and corresponding permit requirements within each zone, subject to the
applicable development standards, design guideline, and all other provisions of the UNSP.
Descriptions/definitions of the land uses below may be found in Appendix C Glossary - if a term is not defined in the UNSP
Glossary, the term is to be defined by the Palm Desert Municipal Code (PDMC). If a word or phrase used in this Specific Plan
is not defined in the Glossary or in the PDMC, the Community Development Director shall determine the correct definition,
giving deference to common usage. The special use provisions column in the table identifies the specific chapter or section
where additional regulations for that use type are located within this title.
Uses that are not listed are not permitted. However, the Commission may make a use determination as outlined in Section 25.72.020
(Use Determinations of the PDMC).
Notes:
1 The establishment may be permitted with an administrative use
permit but may be elevated to a conditional use permit at the
discretion of the Community Development Director.
2 Live-work units should not be located in areas that are primarily
residential or open space in nature.
Key:
P = use permitted by right
A = use requires administrative use permit
C = use requires approval of conditional use permit
L = use requires approval of a large family day care use permit
N = use not permitted
TABLE 4.1 LAND USE MATRIX
Land Use Zone Special Use
ProvisionsNLNMNCOS
Residential Uses
Assisted Living N C C N
Condominium N P P N
Dwelling, duplex P P N N
Dwelling, guest P P N N
Dwelling, multifamily N P P N
Dwelling, multi-generational P P N N
Dwelling, second P P N N 25.34.030
Dwelling, single-family attached P P N N
Dwelling, single-family detached P P N N
Home-based business P P P N
Live-work N C 2 P N
Agriculture-Related Uses
Domestic Animals P P P N
Garden, private P P C 1 N
Greenhouse, private C N N N
Horticulture, private C N N N
Recreation, Resources Preservation, Open Space, and Public Assembly Uses
Club, private N N C 1 N
Day care, large family L L L N 25.10.040.F
Day care, small family P P P N
Institution, educational C 1 C 1 C 1 C
Institution, general N N C 1 C
Institution, religious C 1 C 1 C 1 C
Public Park P P P P
Recreational facility, incidental N N N C 25.10.040.H
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 4-15
CHAPTER 4: DEVELOPMENT CODE | ALLOWED LAND USES | SECTION 4.3
Notes:
1 The establishment may be permitted with an administrative use
permit but may be elevated to a conditional use permit at the
discretion of the Community Development Director based on:
parking, traffic, or other impacts.
Key:
P = use permitted by right
A = use requires administrative use permit
C = use requires approval of conditional use permit
L = use requires approval of a large family day care use permit
N = use not permitted
TABLE 4.1 LAND USE MATRIX
Land Use Zone Special Use
ProvisionsNLNMNCOS
Retail, Service, and Office Uses
Ancillary commercial N C 1 N N 25.16.040.E
Art gallery N N P N
Art studio N C 1 P N
Book and card shops N N P N
Bed and Breakfast N C 1 C 1 N
Drugstore N N P N
Financial institution N N P N
Grocery Store N N C 1 N 25.16.040F
Health club N N C 1 N
Hotel N N C 1 N 25.10.040.J
Liquor, beverage and food items shop N N C 1 N
Office, professional N N P N 25.10.040.M
Personal services N N P N
Restaurant N N C 1 C 25.16.040.H
Retail N N P N
Spa N N P N
Utility, Transportation, Public Facility, and Communication Uses
Public service facility N N N C
Utility installation N N N C
4-16 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 4.4 | DEVELOPMENT STANDARDS | CHAPTER 4: DEVELOPMENT CODE
4.4 Development Standards
The development standards in Table 4.2 (University Neighborhoods Development Standards) are applicable to all zones
within the UNSP area, excluding Open Space (OS) zones. These standards are intended to assist property owners and project
designers in understanding the City’s minimum requirements and expectations for high-quality neighborhood development.
Open Space (OS) Design Guidelines may be found in Section 3.6.
Illustrated Glossary
Primary Street. The street that is typically higher in the
street hierarchy, typically carries more traffic, and where the
main facade of a building typically faces.
Side Street. The street that is lower in the street hierarchy,
typically carrying less traffic than the Primary Street.
Primary Building. The main house or building on a lot.
Secondary / Outbuilding. Secondary building(s) on a lot,
such as a detached garage, or carriagehouse.
Primary and Secondary Street Setbacks. The setback
distance between the building line(s) (face of building)
and the ultimate right-of-way line of the Primary and/or
Secondary Street.
Side Yard Setbacks. The setback distance between the
building line(s) (face of building) and the side property
line(s).
a Primary Street Setback
b Side Street Setback
c Side Yard Setback
d Rear Setback
a Primary Street Setback
b Side Street Setback
c Side Yard Setback
d Rear Setback
Property Line Property Line
Buildable Area Buildable Area
Setback Line Setback Line
FIG. 4.3.1 PRIMARY BUILDING SETBACKS FIG. 4.3.2 SECONDARY BUILDING SETBACKS
Primary StreetPrimary StreetSide Street Side StreetPublic alley - where applicablePublic alley - where applicableInterior lot Interior lot
a ad d
c c
b b
Corner lot Corner lot
Rear Setbacks. The setback distance between the building
line(s) (face of building) and the rear property line or
ultimate right-of-way line of an alley.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 4-17
CHAPTER 4: DEVELOPMENT CODE | DEVELOPMENT STANDARDS | SECTION 4.4
TABLE 4.2 UNSP DEVELOPMENT STANDARDS
Development Standard Zone
NL NM NC
A. LOT SIZE
Min.Max.Min.Max.Min.Max.
1. Lots with alley/rear access
a. Width (interior lots, SF attached)22'35'22'30'22'30'
b. Width (interior lots, SF detached)40'80'35'70'N N
c. Width (interior lots, other)50'110'50'120'40'200'
d. Width (corner lots)Varies4 Varies4 Varies4 Varies4 Varies4 Varies4
e. Depth 90'140'80'140'80'200'
2. Lots without alley/rear access
a. Width (interior lots 1)60'120'60'160'N N
b. Width (interior lots, garage back 2)55'120'50'160'N N
c. Width (interior lots, paired 3)45'120'45'N N
d. Width (corner lots 4)Varies4 Varies4 Varies4 Varies4 N N
e. Depth 100'140'90'140'N N
B . BUILDING SETBACKS (as measured from property lines)
PRIMARY BUILDINGS
Min.Max.Min.Max.Min.Max.
1. Ground-Floor Residential
a. Primary Street Setback 15'25'10'20'0'10'
b. Side Street Setback (corner lots)10'25'10'20'5'10'
c. Side Yard Setback 5'no max.5'no max.0'no max.
2. Ground-Floor Non-Residential
a. Primary Street Setback N/A 5'15'0'10'
b. Side Street and Side Yard Setbacks N/A 10'15'0'15'
3. Rear Setbacks
a. Lots with alley/rear access 5 5'no max.5'no max.5'no max.
b. Lots without alley/rear access 15'no max.15'no max.N N
SECONDARY / OUTBUILDINGS
Min.Max.Min.Max.Min.Max.
4. Primary Street Setback 40' 1 no max. 1 40' 1 no max. 1 40' 1 no max. 1
5. Side Street Setback (corner lots)10'no max.10'no max.10'no max.
1 Street facing attached garages must be set back at least 5 feet behind the facade of the building. The Street Facing side of all secondary/outbuildings
includng detached garages must also be located behind the facade of the Primary Building.
2 Applies to lots with detached garages at the rear of the lot, accessed by narrow side-yard driveways.
3 The Director may approve paired lots narrower than the otherwise required minimum, if at least one of which locates a the garage at the rear of the lot.
4 Corner lots sholuld be at least 10' wider than required for comparable interior lots for the selected building type to allow required setbacks on the side street.
5 The garage to garage dimension across an alley should be at least 30 feet.
N = Not permitted within zone.
4-18 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 4.4 | DEVELOPMENT STANDARDS | CHAPTER 4: DEVELOPMENT CODE
TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED)
Development Standard Zone
NL NM NC
C. DEVELOPMENT INTENSITY
1. Residential intensity range 1 4-8 du/acre 7-24 du/acre 20-40 du/acre 1
D. BUILDING HEIGHT
1. To eave of pitched roof (max.)2 floors / 24 ft.3 floors / 36 ft.4 floors / 55 ft.
2. To top of parapet of flat roof (max.)2 floors / 24 ft.3 floors / 40 ft.4 floors / 60 ft.
3. Pitched roof height above top of
eave (max.)12 ft.12 ft.15 ft.
4. Ground floor above grade at
building setback line (max.) 4 ft.5 ft.6 ft.
5. Ground story height 3 (min./max.) 9'/12'9'/12'16'/20'
E . BUILDING CONFIGURATION GUIDELINES 4
1. House Form Buildings (See Appendix A.2)Min.Max.Min.Max.Min.Max.
a. Primary Mass 7
i. Width 20'50'20'50'20'70'
ii. Depth 20'40'20'40'20'70'
b. Secondary Masses 7
i. Width 15'35' 5 15'35' 5 15'50' 5
ii. Side Wing Depth 10'35'10'35'10'80'
iii. Front Wing Depth 8'40'8'40'8'30'
iii. Rear Wing Depth 10'40'10'50'10'60'
b. Building Separation 10'no max.8'no max.8'no max.
2. Block-Form Buildings (See Appendix A.2)Min.Max.Min.Max.Min.Max.
a. Facade Modulation Increment 4 16'40'20'50'
b. Building Width 20'100'20'150'
c. Building Depth 25'70'30'150'
d. Building Separation 10'30'0'80'
3. Recommended Building Types (by zone)
a. House-Form Single-Family see Appendix A.2 see Appendix A.2
b. House-Form Multi-Family see Appendix A.2 see Appendix A.2
c. Rowhouse see Appendix A.2 see Appendix A.2 see Appendix A.3-A.4
e. Block-Form Multi-Family see Appendix A.3-A.4 see Appendix A.3-A.4
f. Block-Form Mixed-Use see Appendix A.3-A.4 see Appendix A.3-A.4
g. Block-Form Flex see Appendix A.3-A.4 see Appendix A.3-A.4
1 The Director may approve development intensities up to 60 du/ac. if the proposed development consistes of senior housing or university housing with average
dwelling unit sizes under 650 s.f. and parking ratios of approximately 1 space/du, or less.
2 Planned range by Neighborhood Zone. Individual buildings may be over or under this range, but must conform to these standards and guidelines in Appendix A.
3 Ground story height is measured floor-to-floor.
4 The information and values in Table E are guidelines rather than standards. Deviations may be granted based on architectural design merit and consistency with
the design intent as described in Appendix A.
5 Secondary Mass/Wing widths should not exceed 65% the width of the Primary Mass.
6 See Appendix A.1 for recommended Massing Modulation techniques.
7 Mass dimensions refer to apparent volumes defined by roof elements, not the overall plan dimension of the building.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 4-19
CHAPTER 4: DEVELOPMENT CODE | DEVELOPMENT STANDARDS | SECTION 4.4
Parking LevelPrimary Streeta To eave of pitched roof
b To parapet of flat roof
c Pitched roof height
d Ground floor above grade
at building setback line
e Ground story height
Ground
Story
Second
Story
Property Line
Architectural
Encroachment
Setback Line
a
e
d
c
b
FIG. 4.3.3 BUILDING HEIGHT*
FIG. 4.3.4 HOUSE-FORM BUILDING MASSING FIG. 4.3.5 BLOCK-FORM BUILDING MASSING
Illustrated Glossary
Building Height: The vertical extent of a building and its
roof measured in ft. at the front of the building or structure
from the average elevation of the exterior finished grade to
the highest point of the roof.
Building Width: The dimension of a massing element
(Primary Mass, Wing, or Secondary Building) as measured
along the Front Building Line or property line of the lot.
Building Depth: The dimension of a massing element
(Primary Mass, Wing, or Outbuilding) as measured generally
perpendicular to the Front Building Line of the lot.
Primary Mass. The bulk and volume of that comprises
the primary, dominant massing element of a House-Form
building, see Figure 4.3.4.
Secondary Mass. The bulk and volume of that comprises
a secondary, smaller massing element(s) of a House-Form
building, either attached (building wing) or detached
(accessory building or detached garage), see Figure 4.3.4 and
Appendix A.1.
Facade Modulation. Techniques of organizing the facade
a large block-form building into human-scale increments.
Recommended techniques include variation in building
height, frontage type, and facade composition and rhythm,
see Figure 4.3.5 below, and Appendix A.5.
c
b
a
f
f f
f
f
d
e
a Primary Mass
b Side Wing
c Front Wing
d Rear Wing
e Garage / Accessory Building
f Facade Modulation Increment
g Building Separation
g
g
g
* Unless specified otherwise, height limits do not apply to
masts, belfries, chimney flues, and similar structures.
4-20 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 4.4 | DEVELOPMENT STANDARDS | CHAPTER 4: DEVELOPMENT CODE
TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED)
Development Standard Zone
NL NM NC
F. ALLOWED ENCROACHMENTS FOR RECOMMENDED FRONTAGE TYPES
All street-facing facades must provide pedestrian access through at least 1 of the frontage types listed below. Frontage
types may encroach into the public right-of-way or setback as identified below, and may be further limited by the
California Building Code (CBC). See Appendix A.5 for design criteria for each frontage type.
1. Shopfront N N N
2. Arcade N N Into R.O.W. within 2 ft.
of curb
3. Gallery N N Into R.O.W. within 2 ft.
of curb
4. Stoop 1
5 ft. into Primary
Street, Side Street, and
Rear setbacks only
5 ft. into Primary
Street, Side Street, and
Rear setbacks only
To R.O.W. line and into
Rear Setback only
5. Dooryard 1 To R.O.W. line and into
Rear Setback only
To R.O.W. line and into
Rear Setback only
To R.O.W. line and into
Rear Setback only
6. Porch
5 ft. into Primary
Street, Side Street, and
Rear setbacks only,
provided at at least 5
ft. back of sidewalk or
10 ft. from rear lot line
5 ft. into Primary
Street, Side Street, and
Rear setbacks only,
provided at at least 5
ft. back of sidewalk or
10 ft. from rear lot line
N/A
G . ALLOWED ENCROACHMENTS FOR ARCHITECTURAL ELEMENTS
Architectural elements are allowed as listed below. Architectural elements may encroach into the public right-of-way or
setback as identified below, and may be further limited by the California Building Code (CBC). Please refer to Sections 3.4
and Appendix A.7 for design criteria for each architectural element.
1. Awning, canopy N N Into R.O.W. within 2 ft.
of curb
2. Balcony 2
5 ft. into Primary
Street, Side Street, and
Rear setbacks only
5 ft. into Primary
Street, Side Street, and
Rear setbacks only
3 ft. into R.O.W.
3. Bay Window
3 ft. into Primary
Street, Side Street, and
Rear setbacks only
3 ft. into Primary
Street, Side Street, and
Rear setbacks only
3 ft. into R.O.W. 2
4. Cantilevered Room 2
2 ft. into Primary,
Street, Side Street, and
Rear setbacks only
and with a maximum
width of 20 ft.
2 ft. into Primary,
Street, Side Street, and
Rear setbacks only and
with a maximum width
of 20 ft.
N
5. Eaves 2 ft. into all setbacks 2 ft. into all setbacks 2 ft. into R.O.W. and all
setbacks
6. Chimneys 2 ft. into all setbacks 2 ft. into all setbacks 2 ft. into setbacks only
N = Not permitted within zone
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 4-21
CHAPTER 4: DEVELOPMENT CODE | DEVELOPMENT STANDARDS | SECTION 4.4
TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED)
Development Standard Zone
NL NM NC
H . REQUIRED ON-SITE OPEN SPACE
1. Required On-Site Open Space: Each lot shall provide the quantities of Open Space indicated below, including of
1 or more of the following Useable Open Space Types: i) Court, ii) Back Yard, iii) Side Yard, and/or iv) roof deck,
as allowed by each individual zone and associated with each building type. Each lot shall provide a Primary Open
Space directly accessible from the main living spaces of the dwelling(s) no less than 15 feet by 20 feet. The minimum
Usesable Open Space4 area below may be met by enlarging the Primary Open Space space or by providing additional
open spaces with a minimum dimension of 10 feet. Please refer to Appendix A.6 for design guidelines for each open
space type.
a. Min. Usable Open Space1
The greater of 15' x 20'
or 10% of
Total Lot Area
The greater of 15' x 20'
or 10% of
Total Lot Area 1
The greater of 15' x 20'
or 10% of
Total Lot Area1
2. Design Standards Width Length Width Length Width Length
a. Front Yard Lot width
(min.)
Primary
Street Set-
back depth
(min.)
Lot width
(min.)
Primary
Street Set-
back depth
(min.)
Lot width
(min.)
Primary
Street Set-
back depth
(min.)
b. Court 2 20 ft. min.20 ft. min.20 ft. min.20 ft. min.20 ft. min.20 ft. min
c. Rear Yard 2 Per setback Lot width Per setback Lot width Per setback Lot width
d. Side Yard 2 Per setback Lot depth Per setback Lot depth Per setback Lot width
e. Roof Deck 3 N N 10 ft. min.10 ft. min.15 ft. min.15 ft. min.
f. Passage, Covered 10 ft. min.3x width
max.10 ft. min.3x width
max.10 ft. min.3x width
max.
g. Passage, Uncovered 15 ft. min.3x width
max.15 ft. min 3x width
max.15 ft. min.No max.
1 Not required for non-residential buildings or for buildings with residential uses within 800 ft. walking distance of a park, green or playground. Private
balconies with min. dimensions of 5 ft. deep by 8 ft. wide may count toward the miniumum Useable Open Space requirement.
2 Open Space Types that may provide the minimum Required Open Space requirement.
3 Within Neighborhood Center (NC) zone only, Open Space Type may count towards minimum Required Open Space requirement.
4 Primary Street setback area may not be counted the required Useable Open Space requirement, but of required Side Street, Side Yard and Rear Yard
setback areas may. In the case of Side Yard housing where portions of a neighbor's side yard are made available by permanent easement for use by the
owner of the subject lot, that portion of the neighbors lot may also be counted toward the mimimum Usable Open Space requirement.
“-” Not Applicable
4-22 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 4.4 | DEVELOPMENT STANDARDS | CHAPTER 4: DEVELOPMENT CODE
Key:
N = Not permitted within zone.
TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED)
Development Standard Zone
NL NM NC
I . Parking Placement 1
1. Primary Street Setback 20 ft.20 ft.20 ft.
2. Side Street Setback 10 ft.10 ft.5 ft.
3. Side Yard Setback 5 ft.5 ft.5 ft.
4. Rear Setback 2
a. With alley/rear access 5 ft.5 ft.5 ft.
b. Without alley/rear access 5 ft.5 ft.5 ft.
J. Parking Requirements
1. Residential Uses
a. Studio and 1 Bedroom min. 2 / unit min. 1.25 / unit min. 1.25 / unit
b. 2 Bedroom +min. 2 / unit min. 2 / unit min. 1.75 / unit
2. Non-Residential Uses N N 3 spaces / 1,000 sq. ft.3
K . Allowed On-Site Vehicular Access
1. Service Alley Vehicular access shall be provided via a rear or side service alley for all lots
less than 50 ft wide, and for all multi-family building types.
2. Residential Driveway Types by
Lot Width
a. Side drive to rear garage 50 ft min.50 ft min.50 ft min.
b. Front drive to street-facing
garage 60 ft min.60 ft min.60 ft min.
a. Circular Drive 100 ft. min 100 ft. min N
2. Driveway Width 10 ft max.12 ft max.20 ft max.
FIG. 4.3.6 PARKING PLACEMENT
Property Line Area within parking allowed
Setback LinePrimary StreetSide Street
Corner lot
Interior lot
Primary Street SetbackSide Street Setback
Side Yard Setback
1 Subterranean parking may extend to property lines.
2 Within garage or carport the rear yard setback shall not be less than 25%
of the depth of the lot, not to exceed 25 ft.
3 May be located off-site or reduced as part of approved parking sharing
agreement within Neighborhood Center.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 4-23
CHAPTER 4: DEVELOPMENT CODE | DEVELOPMENT STANDARDS | SECTION 4.4
TABLE 4.3 ALLOWED SIGNAGE TYPES
See Appendix A.8 for Signage Design Guidelines.
Sign Type Zone
NL NM NC OS
Wall Sign N P P P
Window Sign N P P P
Front Yard Wall Sign N P N P
Projecting Sign N P P P
Sidewalk Sign N P P P
Roof Sign N N P N
P = Permitted
N = Not permitted within zone
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-1
5.0 Infrastructure and
Public Services
Section
5.1 Transportation
5.2 Shared Parking
5.3 Water
5.4 Wastewater
5.5 Dry Utilities
5.6 Service & Utility
Standards for Private Lots
5.7 Storm Drainage &
Grading
5.8 Schools
5.9 Colleges & Universities
5.10 Parks & Recreation
5.11 Emergency Services
Page
5-2
5-8
5-10
5-12
5-15
5-16
5-20
5-22
5-23
5-24
5-25
The development of the University District Specific Plan area will require the
improvement and the extension of existing infrastructure and public services.
Basic utilities, including energy, water and wastewater connections already
exist on-site.
The California Government Code requires a specific plan to include text and
diagrams that specify, “The proposed distribution, location, and extent and
intensity of major components of public and private transportation, sewage,
water, drainage, solid waste disposal, energy, and other essential facilities
proposed to be located within the area covered by the plan and needed to
support the land uses described in the plan.”
This section facilitates orderly development of this requirement and meets
the City of Palm Desert Municipal Code by identifying the “backbone”
infrastructure that is existing needed to support the proposed development.
The University Neighborhood Specific Plan encompasses approximately 400
acres, and proposes to add 2,618 residential units and approximately 244,000
SF of office and retail uses. The project boundary is bound by TTM 32655 to
the Northeast, Frank Sinatra Drive to the South, Portola Avenue to the West,
Gerald Ford Drive to the North, and College Drive to the East.
PLANNING COMMISSION DRAFT
5-2 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.1 | TRANSPORTATION | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
5.1 Transportation
A. Intent
The availability and affordability of transportation options
shape not only the way in which people navigate the
physical environment, but also the environment itself.
Mobility within a community involves multiple modes of
transportation, including automobile, public transit, bicycle
and others. Offering multiple modes of transportation can
improve utility, social connectivity, and provide a range of
choices for the individual traveler.
This section describes the physical conditions of the
circulation network surrounding the UNSP site area,
including roadways, pedestrian and bicycle circulation,
public transit, and summarizes key issues and opportunities
in developing transportation within the UNSP site area.
B. Existing Transportation Conditions
1. Existing Streets
While the UNSP area is largely undeveloped, the site is
bound by several major arterial roadways – namely Ger-
ald Ford Drive to the North, Frank Sinatra Drive to the
South, and Portola Avenue to the West. According to
the current City of Palm Desert General Plan, roadways
that are categorized as Arterial Streets generally feature
three lanes in each direction and dedicated left and
right turn lanes. Raised center medians are also provid-
ed. Typically, there is a bicycle lane provided between
the automobile lanes and the curb and gutter, with no
street parking.
At the time of adoption, regional connectivity to the
UNSP site is provided by Interstate 10 (I-10) on- and
off-ramps on Cook Street. In addition, there are future
plans for I-10 ramps on Portola Avenue.
In addition there are several minor roadways that cross
through the middle of the UNSP site. These include Col-
lege Drive, which is classified as a Collector Street, and
various Secondary Streets: Pacific Avenue, Technology
Drive, and a portion of University Drive. These streets
range from one to two travel lanes in each direction
and provide either a raised center median or a two-way
left turn lane. Bicycle lanes can also be provided. Col-
lege Drive is significant in that it has three roundabouts
that all occur within the UNSP site.
Acknowledging the value of these streets and their
related infrastructure, the UNSP will build off of the
existing Arterial, Secondary, and Collector Streets and will
not require realignments or alterations of right-of-ways,
intersections or the aforementioned roundabouts. As the
UNSP is developed, minor adjustments will be needed in-
cluding but not limited to signal timing, curb cuts on the
UNSP site, added signalized intersections and pocket turn
lanes for major entrances and exits onto the UNSP site.
In accordance with the General Plan Update and Mobility
Element - being prepared concurrently with this Specific
Plan - targeted improvements are planned within the
existing Gerald Ford Drive and Cook Street rights-of-way,
based on their designation at Enhanced Arterial streets.
2. Existing Public Transit
Currently, local fixed-route public transit to and from the
UNSP site area is provided by the SunLine Transit Agen-
cy. Currently, Route 53 serves the site. Route 53 travels
between the corner of Gerald Ford Drive and Cook Street,
Xavier High School, and Palm Desert Mall, with access to
Palm Desert’s City Center. The route travels along Cook
Street, Portola Avenue, Highway 111, and Fred Waring
Drive. Service is provided from approximately 6:30 AM
to 6:45 PM on weekdays and from 9:00 AM to 6:15 PM on
weekends. Headways are approximately 40 to 60 minutes
on weekdays and 80 minutes on weekends.
Additionally, the site is served by paratransit service.
Unlike fixed-route transit service, paratransit service does
not follow fixed routes or schedules. Paratransit can con-
sist of vans or mini-buses that provide on-demand curb-
to-curb service from any origin to destination within the
service’s specified service area. Qualifying residents can
utilize SunLine Transit Agency’s SunDial service. SunDial
is a curb-to-curb paratransit service serving Coachella
Valley residents unable to use regular bus service. SunDial
provides next day transportation service within ¾ of a
mile on either side of any local SunLine bus route (exclud-
ing Commuter Link 220 and North Shore Line 95). Service
within the same city is $1.50 and within cities is $2.00.
Eligible resident may also purchase a 10-ride same city
pass for $15.00 or city to city pass for $20.00.
Transit facilities around the UNSP site area consist of bus
stops for SunLine Route 35 along Gerald Ford Drive and
Cook Street. The bus stops near the site area provide
benches, with some providing bus shelters as well.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-3
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | TRANSPORTATION | SECTION 5.1
SunLine Route 53 currently travels within one block of the
UNSP site, with the opportunity to directly serve the site.
Existing Class II bicycle lane in Palm Desert. Source: Desert Sun.
The City of Palm Desert Municipal Code and Golf Cart Program
provide shared travel lanes for golf carts along vehicular streets
and bicycle lanes.
3. Existing Bicycle and Golf Cart Routes
Bicycles and golf carts share an extensive system of
shared and separated facilities along Palm Desert’s road-
ways. These facility types are described below:
a. Class I – These are off-street facilities, which can be
shared between golf carts, bicyclists, and pedestrians.
b. Class II – These are on-street facilities, which can be
used by either bicycles only or as joint use facilities
used by golf carts and bicycles. These facilities are
designated either by striping or through physical
separations in the roadway.
c. Class III – These are on-street facilities designated
through signage that do not provide a separate
space.
d. Class S – These are shared sidewalks that provide
facilities for both pedestrians and bicyclists.
Despite being underdeveloped, streets in and around
the UNSP site have a high number of existing dedicated
and shared bicycle and golf cart lanes. Bike lanes may be
found on the following streets:
Streets with Dedicated Bicycle/Golf Cart Lanes (Class II):
•Gerald Ford Drive
•Portola Avenue
•Frank Sinatra Drive
•Pacific Avenue
•University Park Drive
•College Drive
•Cook Street (south of Frank Sinatra Drive)
Streets with Shared Bicycle Lanes (Class III):
•Cook Street (north of Frank Sinatra Drive;
Golf carts prohibited)
One drawback of these bicycle facilities is they provide lit-
tle shade for their users, which can be problematic given
high summertime temperatures in Palm Desert. Further-
more, facilities such as shared roadways and bicycle lanes
do not provide a physical barrier from automobile travel.
The lack of bicycle parking and bicycle-friendly wayfin-
ding can also make it difficult to conduct bicycle trips.
These issues should be address with future development.
5-4 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.1 | TRANSPORTATION | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
C. Proposed Transportation System
1. Proposed Streets
Transportation and circulation within the UNSP will be
defined by a network of highly-connected multi-modal
street types based on specific contextual applications
and neighborhood environments.
In general, the UNSP will have seven hierarchical street
types: Enhanced Arterials (existing streets subject to
future improvements), Avenues, Neighborhood Streets,
Main Streets, Park Drives, One-way Drives and Service
Alleys/Residential Lanes. The location, depth and versa-
tility of the proposed street network is illustrated below
and described in more detail in Sections 3.2 and 3.3,
Subdivision Standards and Street Type Framework.
Altogether, these street types will form an interconnect-
ed transportation system of pedestrian, bicycle, vehic-
ular and public transit routes that promote safe, clear
and convenient movement through the UNSP area and
to the larger City and regional area.
This system will be constructed by the Mas-
ter Developer(s). The layout of streets within
the UNSP development, through all phases,
will be reviewed for network compatibility
and adequate allocation and alignment
throughout the Tentative Tract Map and
Precise Plan process (see Sections 6.7-6.8).
Currently, the City of Palm Desert is in the
process of updating its General Plan. This
includes the organization of the City’s road-
ways into several proposed new categories,
some of which are described below:
a. Vehicular Oriented Arterials. These
Arterials prioritize the movement of
automobiles. Bicycle and pedestrian
facilities are provided wherever
possible but are not emphasized.
Driveway spacing is limited to
reduce conflicts with through traffic.
Generally, three travel lanes are
provided in each direction, including a
median with trees and landscaping.
4. Existing Pedestrian Facilities
Sidewalks exist along the majority of Existing Streets.
These sidewalks will be maintained, with added landscap-
ing and Public Frontage features as defined in Section 3.4.
Currently, sidewalks are provided in and around the UNSP
site area along Portola Avenue, Cook Street, Gerald Ford
Drive, Frank Sinatra Drive, College Drive, University Park
Drive, Pacific Avenue, and Technology Drive.
Generally, sidewalk conditions in and around the UNSP
site area are favorable. Sidewalks are often provided, how-
ever there are issues with sidewalk continuity. On some
roadways, sidewalks end suddenly or are only provided
on one side. In addition, there is a lack of shade, which
can be an issue in an area with warm summer weather.
Sidewalks in the area are generally in good condition and
free of cracks, fissures, or uplift. Sidewalk buffers, which
create a more walkable environment with some degree
of separation between pedestrians and motorists, are
present at many locations.
Coordinated streets and sidewalks should create a multi-modal environment that
can that safely accommodates pedestrians and cyclists next to vehicular traffic.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-5
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | TRANSPORTATION | SECTION 5.1
This facility may consist of dedicated left turn lanes
as well as a right turn lane where warranted. Typical
bicycle facilities found on Vehicular Oriented Arterials
are Shared Sidewalks and Bicycle Lanes. None of the
arterial streets in the UNSP fall into this classification.
b. Balanced Arterials. Balanced Arterials aim for a
balance between all travel modes including vehicles,
bicyclists, and pedestrians. Bicycle and pedestrian
facilities are provided. Generally, two travel lanes are
provided in each direction, including either a median
or a two-way left turn lane. This facility may consist
of dedicated left turn lanes as well as right turn lanes
where warranted. Typical pedestrian facilities found
on Balanced Arterials are sidewalks with landscaping
and tree shading. Typical bicycle facilities are Shared
Sidewalks and Bicycle Lanes. Within the UNSP, proposed
Balanced Arterials include Portola Avenue and Frank
Sinatra Drive.
c. Enhanced Arterials. Enhanced Arterials aim for a
balance between all travel modes including vehicles,
bicyclists, and pedestrians, but they are biased to active
transportation modes and place-making. High quality
bicycle and pedestrian facilities are provided, and
vehicular speeds are reduced to promote pedestrian
safety and reduce noise levels. Generally, two travel
lanes are provided in each direction, including either
a median or a two-way left turn lane, and dedicated
right-turn lanes are not prioritized. Typical pedestrian
facilities found on Enhanced Arterials are sidewalks
buffered from vehicular traffic with landscaping and
shade trees. Typical bicycle facilities are buffered Class
II Bike Lanes. Within the UNSP, designated Enhanced
Arterials include Gerald Ford Drive, and Cook Street.
The timing of enhancements to Cook Street will be
determined by the City as development occurs and
as other network improvements are funded and/or
constructed.
Balanced Arterials will be paralleled with a Park Drive, above,
that will accommodate multiple modes of transportation
including vehicles, bicycles and pedestrians. See Section 3.3 for
detailed Street Type designs.
Enhanced Arterials will integrate clear bicycle and pedestrian
connections throughout the Specific Plan Area. See Section 3.3
for detailed Street Type designs.
High quality bicycle facilities will along Enhanced Arterials will
have slower vehicular speeds to increase safety.
5-6 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.1 | TRANSPORTATION | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
2. Proposed Transit Routes
Sun Bus Line 53 does not immediately border the UNSP
site – it travels within one block of the site. Future oppor-
tunities may exist for Line 53 to be rerouted through or
adjacent to the UNSP site to provide convenient access
to the new Town Center. Furthermore, opportunities exist
to improve bus stops in the area. For example, amenities
such as bus shelters can be provided at local bus stops to
augment existing benches with shade.
3. Proposed Bicycle and Golf Cart Lanes/Facilities
Please refer to Section 3.3 Street Type Standards for op-
portunities to integrate bicycle facilities. Future oppor-
tunities may also include identifying key locations along
existing bike routes to provide additional shade, especial-
ly near major bike racks, stops and intersections.
As part of its General Plan Update, the City of Palm Desert
has proposed improvements to the City’s bicycle and golf
cart system, including near the UNSP site area. Adjacent
to the UNSP site area, Class II lanes are proposed along
Gerald Ford Drive and Cook Street.Photo-simulation of the CVLink. Source: CVAG, March 2015.
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Source: CVAG. CVLink Master Plan Vol. 1, March 2015.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-7
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | TRANSPORTATION | SECTION 5.1
All streets within the Specific Plan Area will be oriented to the
pedestrian.
Pedestrian-oriented streets will implement strategical-
ly-marked and placed sidewalks, adequate shading, street
furnishings, lighting and signage.
Future facilities near the UNSP site area also include the
CV Link. Adopted in March 2015, the CV Link Master Plan
is a regional off-street active-transportation facility for
Neighborhood Electric Vehicles (NEVs), bicyclists, and
pedestrians, overseen and maintained by the Coachel-
la Valley Association of Governments (CVAG). Upon its
completion, the CV Link project will link eight cities and
two tribal lands along a corridor in the Coachella Valley.
Continuous, multi-modal facilities accommodating walk-
ing, bicycling, and NEVs will run for a total of 88 miles and
will help reduce vehicle miles traveled, relieve congestion,
and improve air quality in the Coachella Valley. Construc-
tion on the first phase will begin in late 2015. CV Link will
run south of the UNSP site area, a the Whitewater River
Channel through the City of Palm Desert. Additionally,
there are several CV Link Connectors proposed in the City.
These connectors, which would provide additional con-
nections to CV Link through signage, crossing treatments,
or separate facilities that provide connections from the
City to CV Link, are proposed at locations such as along
Eldorado Drive, Country Club Drive, and Hovley Lane.
Access to CV Link from the UNSP site area is provided with
the Class II bicycle lanes running along Cook Street.
4. Proposed Pedestrian Facilities
All streets within the UNSP will be primarily oriented
to the pedestrian experience. Please refer to Section
3.3 Street Type Standards and Section 3.4 Public Frontage
Standards for standards on sidewalks, furniture, shading,
lighting and related pedestrian facilities.
As part of its General Plan Update, the City of Palm Desert
maintains a commitment to improving the connectivity of
its pedestrian facilities. Currently, there is sidewalk discon-
tinuity along some roadways surrounding the UNSP site
area. Opportunities exist to fill in the gaps in this network.
5-8 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.2 | SHARED PARKING | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
5.2 Shared Parking
Throughout most of the University Neighborhoods, parking
will be provided on a conventional lot by lot, residence
by residence basis. Resident parking will be provided
on-site (off-street) and visitor parking will in most cases
be accommodated on-street, at the curb in front of the
residence.
However, as the Neighborhood Centers of the UNSP are
developed with a mix of new commercial and higher-
intensity residential uses, it is clear that future parking
resources can and must be more efficiently planned,
managed and utilized to meet the potential demand while
generating relatively compact, pedestrian-oriented mixed-
use places. The central concept that will organize all of the
strategies and techniques for ensuring a parking supply that
will support the UNSP, specifically the Neighborhood Center
area, will be a “park-once” strategy.
A successful town center is a place where customers, visitors
and residents easily move from shop to shop, from work to
lunch, from home to dinner on foot. In addition to residents
who walk or bike to the Center from their nearby home,
many other visitors and shoppers arrive by car. Because the
Neighborhood Center environment is scaled and oriented
to pedestrians, visitors can conveniently and comfortably
walk from shop to shop or appointment to appointment,
only requiring a single parking space for each visit rather
than requiring several, with short car trips in between. This
reduces both the number of total parking spaces required
and the amounts of vehicular traffic within the Center.
This is very different from the way in which one patronizes
a typical shopping center or strip mall – where one drives
up very close to a store, patronizes the store, gets back
in the car, and drive to the next store. Accordingly for
Neighborhood Center form of development, shared parking
arrangements are required and parking ratios are reduced
from the conventional suburban standards. Key elements
of the Park Once strategy include:
1. Focus on the Pedestrian. As described in some
detail in Sections 3.4 to 3.6, the streetscapes and
other public open spaces of the City Center will
be increasingly comfortable and attractive to
pedestrians, with wide, shady sidewalks passing
interesting and useful businesses and residences.
This will increase the average length of stay for
customers and visitors – which should improve the
economic performance of the City Center, and will
reduce the importance for many users of finding a
parking space right next to their first target destination.
This in turn will help to even out the “hot spots” where
everyone wants to park and fill in the “cold spots” where
lots have often say underutilized.
2. Parking Types for User Types. Within a mixed-use
Neighborhood Center, several distinct types of “parking
users” must be recognized and accommodated. These
include the shopper in a hurry, the tourist spending
the day, the couple going to dinner and a movie, the
office worker, and the resident coming home at night.
The shopper in a hurry wants a space close to the store
she is going to and is willing to pay for convenience, so
on-street parking with a cost attached may work just
fine. Other user types are willing to walk a bit more.
The parking supply planned for the UNSP includes a
large number of well-organized on-street parking, and
shared parking lots behind, or in some cases beside,
shops and restaurants and connected to the shopping
streets with paseos, plazas and dining courts.
3. Wayfinding. In any mixed-use center it is important
that parking be easy for those arriving from outside the
district to find. Parking lot entry points to shared lots
and will be clearly marked.
4. Shared Parking Strategy. Parking lots or structures
that are shared by many businesses and other uses
can be more efficiently utilized that parking facilities
dedicated to a single business or use. Parking areas
occupied by office workers tend to be completely
nearly in the evening, and if they are nearby restaurants
with peak customer counts in the dinner hour each
space replaces what would be two spaces in another
setting.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-9
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | SHARED PARKING | SECTION 5.2
Typical commercial-retail frontage with on-grade parallel
parking and additional parking behind.
Centralized off-street parking structure, lined with housing.
5. Managed Supply. No matter how wonderfully
walkable the Neighborhood Center becomes over
time, there will always be prime parking areas and less
convenient parking areas. That is where management
comes in through the utilization of time-limited spaces,
charging a fee from some prime spaces, and ticketing
those who do not comply with regulations.
6. Expandable Parking Supply. If the University District
thrives as the City has envisioned, with more customers
plus new residents entering the mix, more parking
spaces will be required. In the future, such demand
could be met with one or two multi-level parking
structures within the large blocks at the Neighborhood
Center core.
7. Parking to Accommodate EV and Active Transit.
New parking facilities will, as appropriate, provide
spaces with charging stations for Electric Vehicles (EV),
including golf carts, as permitted by the City. Facilities
should accommodate parking for bicycles in addition
to bike racks located throughout the University District.
5-10 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.3 | WATER | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
5.3 Water
A. Existing Water Supply and Use
1. Provider. Potable and non-potable water is provided
to the City by the Coachella Valley Water District
(CVWD). Water demand in Palm Desert and the
surrounding regions is supplied by several sources
including: groundwater, surface water from local
streams, imported water from the State Water Project
(SWP) and the Colorado River by way of the Coachella
Canal, and recycled water.
2. Groundwater Sources. Water for the UNSP is
located in a portion of Section 33, T4S, R6E, San
Bernardino Base Meridian. Natural sources of
groundwater recharge come from runoff and
infiltration from the San Bernardino, San Jacinto and
Santa Rosa Mountains, as well as inflow from other
basins to the west.
3. Groundwater Management. The CVWD Domestic
Water System is comprised of 30 pressure zones
supplied by wells which withdraw water from the
Whitewater River Sub-basin and the Mission Creek
Sub-basin. Most pressure zones include reservoir
storage. There are pressure booster pump stations
and pressure regulating valve (PRV) stations that
transfer water between zones. The only treatment
for the majority of the wells is chlorination to ensure
disinfection throughout the water distribution
system. Three ion exchange treatment facilities
provide arsenic removal in the Mecca, Thermal and
Oasis area. A future source of supply may include
treated Colorado River water from the Coachella
Canal. Domestic Water System statistics can be found
in the most recent edition of CVWD’s Annual Report.
CVWD has developed a Domestic Water System Hy-
draulic Model of the entire water supply and distribu-
tion system. This model will be utilized by CVWD staff
and/or consultant(s) to properly size the facilities for
each development at the developers cost.
4. Water Conservation. Increasing demand by a
growing population on a limited water supply in
the Coachella Valley has led to a greater urgency
for additional water conservation and efficiency.
The City’s Water-Efficient Landscaping Ordinance
adopted as part of the California Water Conservation
Landscaping Act of 1990 establishes minimum water-
efficient landscaping requirements for all new and
rehabilitated public and private landscape projects.
The City strongly encourages conservation of water in the
form of water-efficient landscaping and irrigation design, as
well as water-conserving home appliances and fixtures. The
City plays an important role in the long-term protection of
this essential, finite and valuable resource.
B. Existing Infrastructure Resources
There is an existing 18” CML/CMC water main along Frank
Sinatra Drive and Portola Avenue, as well as an existing 18”
DIP water main along Gerald Ford Drive and College Street.
One 12” water main point of connection is proposed at
University Park Drive.
C. Proposed Infrastructure Resources
Preliminarily, the amount of proposed 8” water main needed
is 68,600 feet with 7,500 feet of proposed 12” water main.
Ultimate water pipe sizes and quantities to be determined
once final tract map layouts and water improvement plans
have been approved. It is anticipated that the existing
12” DIP, 18” DIP, and 18” CML/CML water mains along
the perimeter of the project will provide sufficient water
capacity without any water main upgrades (see Figure 5.2).
Sizing of the water mains will be dictated by Section 5
Design Criteria Domestic Water Facilities of the CVWD Design
Development Manual. CVWD will provide the Hydraulic
Modeling Service after the fee and checklist application
form has been submitted and will provide a complete
report of the projects requirements along with official sizing
of the proposed water mains.
All connections to the existing CVWD domestic water
system will be made by CVWD at the Developer’s expense.
The Contractor may connect to an existing valve when
approved by CVWD under CVWD inspection.
Developers may be subject to pay a percentage of the
existing backbone improvement costs constructed by the
City of Palm Desert Community Facilities District No. 2005-1
(University Park) as determined by the City.
Based on an estimated water consumption of 750 gallons
per day (gpd) per dwelling unit, the projected demand for
2,617 dwelling units is estimated to be 1.96 mgd. CVWD is
to determine ultimate water demand for the project.
The following water resources are defined in order to supply
the anticipated demand of the UNSP.
•One 12” water main point of connection is proposed
at Frank Sinatra Drive with three additional 8” water
main points of connection which will all tie into the
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-11
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | WATER | SECTION 5.3
FIG. 5.2 EXISTING / CONCEPTUAL WATER NETWORK
0’
Scale: 1” = 900’
900’
existing 18” CML/CMC main along Frank Sinatra Drive.
•One 12” water main point of connection is proposed
at Portola Avenue with 10 additional 8” water main
points of connection which will all tie into the
existing 18” CML/CMC main along Portola Avenue.
•One 12” water main point of connection is proposed
at College Street with 11 additional 8” water main
points of connection which will tie into the existing
18” DIP water main along College Street.
•Six 8” water main points of connection are proposed
at Gerald Ford Drive which will tie into the existing
18” DIP water main along Gerald Ford Drive.
D. Water Goals, Policies and Programs
1. Require development projects to pay for their
share of new water infrastructure or improvements
necessitated by that project.
2. Require the use of recycled water for irrigation.
3. Encourage and promote water conservation and
efficiency efforts, including indoor and outdoor
efforts that exceed CalGreen requirements.
GRAPHIC SCALEGRAPHIC SCALE
5-12 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.4 | WASTEWATER | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
5.4 Wastewater
A. Existing Wastewater Conditions
1. Provider. Sewer for the proposed specific plan
located in a portion of Section 33, T4S, R6E, San
Bernardino Base Meridian, being in the Coachella
Valley, is currently provided by the Coachella Valley
Water District (CVWD). CVWD provides sanitation
(wastewater) service for a large portion of the
Coachella Valley including the communities of
Bombay Beach, Cathedral City, Indian Wells, La
Quinta, Mecca, North Shore, Palm Desert, Rancho
Mirage, Thermal, Thousand Palms and other
unincorporated areas. CVWD has an agreement to
accept flows from a portion of Desert Water Agency’s
service area in Palm Springs.
2. Sewer System Management Plan. CVWD operates
six (6) Water Reclamation Plants (WRPs) as shown
in Table 5.1. WRP 1 and WRP 2 are smaller lagoon
facilities providing service to the communities
of Bombay Beach and North Shore, respectively.
WRP-4 is located in Thermal and provides service to
the lower portion of the sanitation system. WRP-4
discharges secondary effluent under a National
Pollution Discharge Elimination System (NPDES)
permit to the Coachella Valley Stormwater Channel.
WRP-7 and WRP-10 provide service to the northern
portions of the system and are located in Indio and
Palm Desert, respectively. These facilities provide
tertiary treatment and recycled water is distributed
to area golf courses and other large landscape
customers. WRP-9 is located in Palm Desert and its
secondary effluent irrigates a portion of a golf course.
The collection system includes over 1,000 miles of buried
pipelines and over 17,000 manholes. The majority of gravity
sewers are vitrified clay pipe (VCP). There are over 150
miles of pressurized force mains receiving sewage from
the 34 lift stations. The majority of the force mains are
polyvinylchloride (PVC) pipe.
The State Water Resources Control Board (SWRCB) adopted
new policies in December 2004 requiring wastewater
collection providers to report sanitary sewer overflows and
to prepare and implement Sewer System Management
Plans (SSMP). SSMP requirements are modeled on
proposed federal capacity, management, operations, and
maintenance plans. The SSMP policy requires dischargers
to provide adequate capacity in the sewer collection
system, take feasible steps to stop sewer overflows, identify
and prioritize system deficiencies, and develop a plan for
disposal of grease, among other requirements. CVWD last
prepared an SSMP in 2014.
B. Existing Infrastructure Resources
There is an existing 12” sewer main along Frank Sinatra
Drive/Portola Avenue, an existing 18” sewer main along
Gerald Ford Drive, and an existing 8” sewer main along
portions of University Park Drive/College Street.
C. Proposed Infrastructure Resources
The following infrastructure resources and installations are
anticipated in order to supply the site and use demand of
the UNSP.
1. Two 8” sewer main points of connection are proposed
at Frank Sinatra Drive which will tie into the existing
12” sewer main along Frank Sinatra Drive.
2. Nine 8” sewer main points of connection are
proposed at Portola Avenue which will tie into the
existing 12” sewer main along Portola Avenue.
3. Four 8” sewer main points of connection are
proposed at Gerald Ford Drive which will tie into the
existing 18” sewer main along Gerald Ford Drive.
Preliminarily, the amount of proposed 8” sewer main
needed is 76,200 feet with approximately 190 manholes
based on 400 foot spacing. It is anticipated that the existing
8”/12”/18” sewer mains along the perimeter of the project
will provide sufficient sewer capacity without any sewer
main upgrades (see Figure 5.3).
Facility
Plant
Capacity
(mgd)
WRP-1 0.15 0.0 0
WRP-2 0.033 0.0 0
WRP-4 9.9 0.0 0
WRP-7 5.0 2.5 2
WRP-9 0.4 0.0 1
WRP-10 18.0 15.0 13
TOTAL 33.483 17.5 16
Table 5.1 WATER RECLAMATION PLANTS
Tertiary Treatment Capacity (mgd)# of Non-Potable Water Customers
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-13
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | WASTEWATER | SECTION 5.4
FIG. 5.3 CONCEPTUAL WASTEWATER NETWORK
0’
Scale: 1” = 900’
900’
5-14 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.4 | WASTEWATER | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
Sizing of the sewer mains will be dictated by Section 6
Design Criteria Sanitation Facilities of the CVWD Design
Development Manual. CVWD to provide the Hydraulic
Modeling Service after the fee and checklist application
form has been submitted and will provide a complete
report of the projects requirements along with official sizing
of the proposed sewer mains.
Developers may be subject to pay a percentage of the
existing backbone improvement costs constructed by the
City of Palm Desert Community Facilities District No. 2005-1
(University Park) as determined by the City.
D. Recycled Water
The Coachella Valley Water District is actively expanding
service connections for recycled water throughout the
Coachella Valley. There is currently no recycled water
infrastructure immediately adjacent to the project, though
recycled water is provided to the Desert Willow Golf Resort
located approximately 0.5 mile south of the project.
With landscape elements primarily compromised of
drought tolerant low use plantscape material and limited
turf, the cost of extending recycled water services to the
project area would be prohibitive. If, in the future, the
recycled water infrastructure is extended closer to the
project area, the use of recycled water for common area
landscape is encouraged. Dual piping in the streets and
residential plumbing for recycled water is not currently
advised due to low anticipated exterior water use, the cost
of dual plumbing systems, and the risk for potential cross
connection.
E. Wastewater Goals, Policies and Programs
As defined by the General Plan, the primary goal of
Wastewater policies is to provide, “New development within
the Specific Plan Area shall pay for their fair share of new
sewer infrastructure or improvements.”
5.4 Wastewater (Cont’d)
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-15
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | DRY UTILITIES | SECTION 5.5
5.5 Dry Utilities
A. Energy
Provider. Electric power is currently served by the
Southern California Edison Company (SCE). SCE provides
electricity to most of Palm Desert, except for a small
portion of the City. SCE’s facilities include high-voltage
transmission lines, which range up to 115 kilovolts (kv) in
Palm Desert. Lower voltage distribution lines, which are
typically gauged at about 12 kv in the City and SOI, provide
electricity to individual residences and other users. There
are both underground and overhead lines along the project
perimeter.
The Imperial Irrigation District (IID) is a nonprofit,
community-owned utility district that serves customers
in Imperial County and parts of Riverside and San Diego
counties. The IID provides electric service to a limited
portion of the City. The IID obtains its power from a
combination of hydroelectric, diesel, thermal, and
geothermal generation sources.
B. Natural Gas
Provider. Gas is currently served by the Southern California
Gas Company (SoCal Gas) and provides gas services to the
City of Palm Desert. Existing 4” gas mains are available
along the project perimeter. SoCal Gas provides SoCal Gas
has locations in neighboring Cities of Palm Springs and
Indio to serve the region’s residents and businesses.
C. Telephone
Provider. Telephone service is provided by Verizon
California, Inc., which provides the City of Palm Desert with
telephone services. Verizon offers both FIOS and Verizon
Plus to residents and businesses within the City.
D. Cable
Provider. Time Warner provides Cable television service to
Palm Desert. Time Warner Cable has two locations within
the City of Palm Desert to assist residents and businesses.
E. Solid Waste
Provider. Solid waste disposal services in Palm Desert are
provided by the commercial vendor Burrtec. Solid waste
collected from Palm Desert residents and businesses
is hauled to the Edom Hill Transfer Station in Cathedral
City, Calif., and is then transported to Lambs Canyon in
Beaumont, Calif. Commingled recyclable materials (e.g.,
paper, plastic, glass, cardboard, aluminum) are transported
to Burrtec’s material recovery facility in Escondido,
California.
As defined by the General Plan, Solid Waste resources and
facilities will:
1. Encourage the use of recycled building and
infrastructure materials in new public and private
development; and,
2. Require multifamily and commercial uses to provide
dedicated space for the collection of recycled
materials on site.
5-16 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.6 | SERVICE & UTILITY STANDARDS | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
5.6 Service & Utility Placement Standards
A. Intent
The Service and Utility Placement Standards regulate
proper placement, configuration and screening of service
and utility devices and equipment. These standards
shall apply to all “wet” and “dry” utility distribution lines;
wall-mounted, ground-mounted or underground utility
junctions, meters, transformers and pedestals; trash and
recycling receptacles.
“Wet” utilities include water, sanitary sewer, and
stormwater. “Dry” utilities include natural gas, electrical,
telecommunication, cable television, and street lighting.
It is understood that some utility company “standard
practices” may be in conflict with these standards. In the
event of such a conflict the City will work collaboratively
with the applicant and the utility company to ensure that
services are design in a manner consistent with the intent of
this Plan.
B. General Placement Standards
for All Lots
1. Location / Screening. To the extent possible, all
services and utilities should be located within alleys,
interior building corners, at building offsets, or other
similar locations where the building mass acts as a
shield from public view. Utilities that must be located
in a front yard due to utility service requirements
should be located away from pedestrian and
vehicular routes and screened from the view of the
street by landscape.
2. Mechanical and Electrical Equipment. All
mechanical and electrical equipment – including,
but not limited to, air-conditioning units, antennas,
garage door motors – whether roof-mounted,
ground-mounted or otherwise, should be screened
from public view or located so as not to be visible
from Primary or Side Streets. Such equipment and
related screening should be designed with materials
and colors that conform to and are an integral part of
the design of the building.
3. Air intake and exhaust systems. Mechanical
equipment that generates noise, smoke or odors,
should not be located on or within 10 feet of the
Primary Street property line or any on-site common
open spaces.
4. Noise- and odor-generating equipment and
containers should be located in areas that will not
create a nuisance to adjacent properties. Services and
garbage bins should be located in a manner that does
not impact single family neighborhoods. Such bins
should be covered when possible. Openings to a trash
enclosure should not be located within 50 feet of the
Primary Street property line.
5. Telecommunication Devices/Infrastructure.
Telecommunication devices such as satellite dishes
should, to the extent possible, be screened from public
view or located so as not to be visible from Primary or
Side Streets. Applicants are encouraged to work with
satellite providers to locate satellite dishes out of view
on building roofs and/or on rear yard or side yard facing
facades if adequate signal strength and quality can be
achieved. In multi-family and multi-tenant buildings,
conduits should be provided from such a location to
each unit.
See Figures 5.4 and 5.5 (right) for examples of approved ver-
sus prohibited service and utility placements and standards.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-17
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | SERVICE & UTILITY STANDARDS | SECTION 5.6
Example of an appropriately placed double standpipe con-
nection in the base of a building at the sidewalk.
Example of inappropriately placed check valves and other
utility devices in the front yard of a commercial building and
in a parkway.
FIG. 5.4 EXAMPLES OF APPROPRIATE
STANDPIPE CONNECTIONS
AVOIDExample of inappropriately placed ground-level utilities in a
parkway.
FIG. 5.5 EXAMPLES OF INAPPROPRIATE UTILITY
PLACEMENT
AVOIDYESExample of inappropriately placed utility boxes in a parkway.AVOIDExample of appropriately placed wall and ground-mounted
utilities located at the side wall of a garage on an alley.
Appropriately placed wall-mounted and ground-mounted
utility devices/meters and trash cans at an alley are accessible
from the alley and screened with appropriate landscaping.YESYES
5-18 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.6 | SERVICE & UTILITY STANDARDS | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
C. Lots with Alley Access
1. Dry Utility/Service Areas. For project sites with an
alley, all “dry” utilities shall be located in the alley,
except street lighting power lines, which shall be
located in the sidewalk. Utility access and equipment
such as back flow preventers, transformer boxes,
gas and electric meters, and other utilities should be
placed within or adjacent to and be accessed from
the alley, subject to the requirements and approval of
the associated utility company, which should not be
unreasonably withheld.
All above-ground utility equipment and meters, and
all trash and recycling receptacles, shall be located in
shaded areas identified in and shall be accessed from
the alley (see Figures 5.6 and 5.7).
Alley Right-of-Way
Rear Yard
Front Yard
Primary Street Sanitary Sewer Main
Sidewalk
Garage
Primary Building
Frontage Side StreetSide walk5-foot Clear Zone
min. 50%oflot depth
min.18’ (NG-1)13‘ (NG-2)10’ (NG-3)
Stormwater Main
Water Main
Street Lighting
Joint Trench (Electric, Telecom, Cable)
Natural Gas
FIG. 5.6 TYPICAL UTILITIES PLACEMENT
(Residential with Alley Access)
Sidewalk
Primary Building
Parking
Side StreetSide walk5-foot Clear Zone
min. 50’min.10’
Primary Street
Sanitary Sewer MainStormwater Main
Water Main
Street LightingWall, 6’ min.
Alley Right-of-Way Joint Trench (Electric, Telecom, Cable)
Natural Gas
FIG. 5.7 TYPICAL UTILITIES PLACEMENT
(Non-Residential with Alley Access)
2. Wet Utility/Service Areas. “Wet” utilities should
typically be located in the street, but may be located in
the alley to address topographical, efficiency or other
engineering reasons, or if stated in this chapter. If “wet”
and “dry” utilities are co-located in the alley, proper
trench separation and utility access shall be ensured.
3. Service Access. For lots with alley access, service
entrances, waste disposal areas, and other similar
service areas should be located adjacent to the alley
and take their access from it.
Above Ground Utilities Limited to Shaded Area
Pad Mounted Transformer - Typical Location
Pedestal - Typical Location
Wall or Ground Mounted Meter - Typical Location
Double Detector Check Valve - Typical Location
Underground Transformer - Typical Location
Underground Utility Access/Meter - Typical Location
Underground Utilities - Typical Alignment
Fence - Typical Alignment to Allow Access to Utilities
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-19
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | SERVICE & UTILITY STANDARDS | SECTION 5.6
Above Ground Utilities Limited to Shaded Area
Pad Mounted Transformer - Typical Location
Pedestal - Typical Location
Wall or Ground Mounted Meter - Typical Location
Double Detector Check Valve - Typical Location
Underground Transformer - Typical Location
Underground Utility Access/Meter - Typical Location
Underground Utilities - Typical Alignment
Fence - Typical Alignment to Allow Access to Utilities
D. Lots without Alley Access
1. Dry Utility/Service Areas. When an alley is not
present, above-ground devices or equipment shall
be prohibited. In general, all “dry” utilities shall be
located in the sidewalk. These services should be
located in inconspicuous locations along the sides of
project sites and should be thoroughly screened from
public view. Unless expressly required by a utility
company, these services should not be located within
the front yard. Underground transformers may also
be located with the parkway and shall be flush with
the surrounding grade.
2. Wet Utility/Service Areas. Generally, all “wet”
utilities shall be located in the street. Utility meters
and entrances should also be provided below-grade
in the street or sidewalk and shall be flush with the
surrounding grade.
3. Service Access. When an alley is not present, service
entrances, waste disposal areas, and other similar
service areas should be located as far away from –
and screened from views from – the Primary and
Secondary streets as practical. All above-ground
utility equipment and meters, and all trash and
recycling receptacles, shall be located in the shaded
areas identified in Figure 5.8 (right) and shall be
accessed from the street.
Natural Gas
Rear Yard
Front Yard
Sidewalk
Garage
Primary Building
Frontage Side StreetSide walkmin.10’
Joint Trench
(Electric,Telecom,Cable, Street Lighting)min.10’Street LightingPrimary Street Sanitary Sewer MainStormwater Main
Water Main
FIG. 5.8 TYPICAL UTILITIES CONFIGURATION
(Residential without Alley Access)
Water meter appropriately placed in sidewalk.
5-20 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.7 | STORM DRAINAGE/GRADING | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
5.7 Storm Drainage and Grading
A. Background
The City of Palm Desert Master Drainage Plan locates
most of this project in Zone 3, the area north of the Palm
Springs Ridge Line and south of Interstate 10, which drains
northeasterly to I-10. The Mid-Valley Channel that parallels
I-10 picks up runoff in this region. The Coachella Valley
Water District is responsible for maintenance of the channel.
CVWD requires developments in this region to retain 100%
of a 100-year storm. The Mid-Valley Channel is designed
to collect only street runoff, however, on-site drainage may
be released into the channel over a five day period. With
this design requirement in mind, the City of Palm Desert
must address the issue of the Palm Desert Municipal Code
regarding incremental runoff retention. This drainage
region was studied with street right-of-way serving as sub-
area limits, to abide by the criteria set forth by CVWD.
Developers are subject to a drainage fee of $1,000 per acre*
within Zone 3.
*Note, fee subject to change.
B. Existing Stormwater Conditions
There are two existing catch basins at the Southeast corner
of Frank Sinatra Drive and Portola Avenue. There are two
catch basins noted to the north and south of College Drive
on the east side of Portola Avenue as well a catch basin
at Southeast corner of Gerald Ford Drive/Portola Ave and
catch basins to the South of the intersection of Gerald Ford
Drive/Pacific Ave. Existing catch basins along the perimeter
and within the project are primarily to capture runoff from
street areas.
C. Proposed Infrastructure Resources
In order to meet the anticipated demand of the UNSP, 17
subareas ranging from 17.1 to 26.0 acres area preliminarily
shown within the limits of the proposed specific plan
project area (see storm drain exhibit). Each sub-area is
anticipated to have at least 6 catch basins draining to open
spaces that will be used as retention basins. Each sub-area
is proposed to have 150 feet of 24” storm drain pipe or 2,550
feet total for 17 subareas. Ultimate storm drain pipe sizes,
retention basins, and quantities to be determined once
final tract map layouts, hydrology report, and storm drain
improvement plans have been approved.
D. Water Quality
The specific plan area is currently undeveloped, with no
existing water quality systems or structures in place. The
proposed project will be required to control and contain
runoff such that no runoff will leave the project site and
enter the surrounding storm drain systems. As a result,
there will be no negative impact to quality of downstream
water bodies, including the White Water Storm Channel
and the Salton Sea. The project will be provided with local
retention basins to control runoff. These basins will serve
dual roles of storm attenuation and water quality treatment.
Intermittent stormwater conveyance and treatment
facilities (ie. bioswales) will be incorporated into the design
where feasible.
The UNSP will be fully compliant with the current
regulations of the Whitewater River Region Stormwater
Management Plan, dated January 2015.
E. Stormwater Goals, Policies and Programs
As defined by the General Plan, general policies for
Stormwater resources are as follows:
1. Require new projects within the Specific Plan Area
pay for their share of new regional stormwater
infrastructure or improvements.
2. Encourage use of above ground and natural
stormwater facilities within the Specific Plan Area,
such as vegetated swales, permeable paving,
and neighborhood parks and greens that include
biofiltration and infiltration areas.
3. Encourage new development within the Specific Plan
Area to use innovative ways of capturing and reusing
stormwater to reduce the demand for potable water.
Examples of such devices include above ground rain-
barrels and below-grade cisterns within side and rear
yards for landscape irrigation.
4. Require new development within the Specific Plan
Area use low impact development strategies to
minimize urban run-off, increase site infiltration,
manage stormwater and recharge groundwater
supplies.
5. Require water detention basins to be aesthetically
pleasing and to serve recreational purposes, such as
in the form of a mini park. Detention basins designed
for active uses are intended to supplement park
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-21
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | STORM DRAINAGE/GRADING | SECTION 5.7
FIG. 5.9 CONCEPTUAL STORMWATER NETWORK (w/2-FOOT CONTOURS)
0’
Scale: 1” = 900’
900’
and open space and should not be counted towards a
developer’s minimum park requirements, unless otherwise
determined by the Planning Commission or City Council.
6. Encourage underground water retention facilities,
especially in neighborhood centers, to achieve the most
efficient use of land and compact development and
promote the urban character goals of the General Plan.
5-22 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.8 | SCHOOLS | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
5.8 Primary & Secondary Schools
Palm Desert High School
Palm Desert High School’s new campus opened in 2012.
Palm Desert Charter Middle School
A. Public School and Services
Public education services and facilities are provided to
Palm Desert by the Desert Sands Unified School District
(DSUSD) and Palm Springs Unified School District (PSUSD).
The DSUSD operates four elementary schools, one middle
school and one high school in the City and SOI.
B. Private Schools
Public schools are supplemented by fourteen private
schools that provide early education to children of
residents. The Palm Springs Unified School District owns a
future K-8 school site within the Palm Desert City limits.
For a complete list of public and private schools in the City
of Palm Desert, visit www.cityofpalmdesert.org/Index.
aspx?page=450.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-23
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | COLLEGES-UNIVERSITIES | SECTION 5.9
5.9 Colleges & Universities
College of the Desert Communications Building, opened 2013
The Indian Wells Theater and Center for Educational Excellence
represent of some of the newest additions to the CSUSB Palm
Desert campus, opened in 2005.
University of California Riverside Palm Desert campus
Brandman University, Palm Desert campus
Palm Desert is home to the following college and university
campuses and satellite programs that offer a wide range of
degree levels in a number of professions.
A. College of the Desert
Founded in 1958, and officially opened in 1962, College
of the Desert (COD) is located on the corner of Monterey
Avenue between Fred Waring and Magnesia Falls Drive.
COD enrolls approximately 10,000 students per term with
a variety of two-year degree and transfer-ready programs
including: Nursing and Health Sciences, Digital Design
and Production, Turf Grass Management & Ornamental
Horticulture, Advanced Transportation Technologies,
Culinary Arts, and a full range of Administration of Justice
courses at the Public Safety Academy training facility. COD
recently completed its 2015 Strategic Master Plan, with
plans to introduce an updated Master Plan in 2016.
For more information, visit www.collegeofthedesert.edu.
B. Cal State University San Bernardino
Cal State University San Bernardino (CSUSB) Palm Desert
opened in the fall of 1986 - enrollment has grown from an
initial 80 students to over 1,100 students today. The campus
offers Bachelors, Masters and Doctorate degrees, as well as
numerous Certificate and Credentialing Programs.
For more information, visit http://pdc.csusb.edu.
C. University of California Riverside
Established in 2005, the University of California Riverside
(UCR) Palm Desert campus serves as a base for a variety
of research programs such as transportation, air quality
and energy and water conservation. The campus is home
to the Master of Fine Arts (MFA) for Creative Writing and
Performing Arts, and is host to international academic
conferences and continuing education/extension programs.
For more information, visit http://palmdesert.ucr.edu.
D. Brandman University
Brandman University’s Palm Desert campus (formerly
Chapman University College) is one of 26 Brandman
campuses in California and Washington. Located at the
corner of Cook Street and Merle Drive, the Palm Desert
site offers both Bachelors and Masters degrees in Arts and
Sciences, Education, Business and Professional Studies.
For more information, visit www.brandmannews.org/palm-desert.
5-24 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 5.10 | PARKS AND RECREATION | CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES
5.10 Parks and Recreation
Palm Desert Civic Center Park
Guided tours along the Randall Henderson Trail
A. Park Facilities
The City owns, operates, and maintains several developed
park and recreation facilities providing green space,
playgrounds, trails, picnic facilities, community gardens,
dog parks, and space for sporting events. The City and
SOI include approximately 163 acres of parkland, 23,060
acres of open space, and 6,834 acres of golf courses. The
City of Palm Desert’s established goals and standards for
parkland identified in the 2004 General Plan are 0.25 acres
per 1,000 residents for mini parks, 1 acre per 1,000 residents
for neighborhood parks, and 5 acres per 1,000 residents for
community parks. Although the City has not reached these
standards for each park type, with 50,417 residents in 2014
and 163 acres of accessible parkland in Palm Desert, the
City provides an average of 3.23 acres of parkland per 1,000
residents.
New parks, greens, squares and greenways within the UNSP
area are intended to contribute to Palm Desert’s supply of
park space and to meet the goals of the General Plan. As
Precise Plans are prepared for each phase of development
(see section 6.7) the City will review those requirements and
ensure that appropriate types and amounts of recreational
open space are provided.
B. Open Space
Several large open space preserves surround Palm Desert to
the south and southwest. These include the Living Desert,
Coachella Valley Preserve, Fox Canyon, and the Santa Rosa
and San Jacinto Mountains National Park. In addition,
the City owns an extensive amount of land within the
hillsides, some of which are protected from development by
conservation easements.
C. Trails
Palm Desert offers a variety of trails for hiking enthusiasts
as well as those who simply love the outdoors; most of
these trails are part of the open space preserves. The four
main hiking trails located within (or partially within) the
City’s boundaries include the Hopalong Cassidy Trail, the
Art Smith Trail, the Randall Henderson Trial, and the Herb
Jeffries Trail. These four trails are all located in the Santa
Rosa Mountains. In the UNSP area, multi-use trails are
provided in the greenways along Portola Avenue and Frank
Sinatra Drive. These are intended as part of a network that
will connect along Frank Sinatra Drive and across Cook
Street to the University Campus area.
The Living Desert, opened in 1970, serves as a wilderness habi-
tat for native and non-native plants and animal species.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 5-25
CHAPTER 5: INFRASTRUCTURE & PUBLIC SERVICES | EMERGENCY SERVICES | SECTION 5.11
5.11 Emergency Services
Riverside County Fire Department Station 71, Palm Desert
Since 1973, the Palm Desert Police Department has operated
under contract by the Riverside County Sheriff’s Department.
A. Fire Protection and Emergency Response
Fire Protection Services for the University District are
provided by the Riverside County Fire Department (RCFD).
The RCFD provides the City with fire prevention, rescue,
and basic emergency medical services; hazardous materials
mitigation; and disaster planning coordination.
The closest RCFD fire station to the Specific Plan area is
located approximately one mile south of the UNSP, at the
intersection of Portola Avenue and Country Club Drive.
B. Police Protection
The Palm Desert Police Department (PDPD) serves under
contract by the Riverside County Sheriff’s Department,
providing police protection and crime prevention services
to residents of Palm Desert and the nearby Sphere of
Influence (SOI).
The PDPD station is located within 0.5 miles of the UNSP
area, immediately to the west on Gerald Ford Drive.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 6-1
6.0 Implementation
Section
6.1 Purpose and Applicability
6.2 UNSP Regulatory
Approach
6.3 Schedule and Phasing
6.4 Infrastructure and Public
Facilities
6.5 Financing Plan
6.6 Approvals, Amendments
and Changes
6.7 Precise Plans
6.8 Submission, Review and
Approval
Page
6-2
6-2
6-3
6-4
6-4
6-5
6-7
6-8
The process of designing, entitling and building new, walkable, sustainable
neighborhoods in the UNSP area will require cooperation and coordination
between the City of Palm Desert, multiple master developers, and many more
builders and contractors. This chapter outlines procedures to facilitate and
organize that collaboration.
Integration and coordination of the public realm and each increment of
private development - to ensure a high quality, seamless human scale
environment from the home to the street to the park to the store to the
University and back - is the core goal of this plan. Procedures for ensuring this
are provided in this chapter, in particular the Precise Plan process as described
in Sections 6.7 to 6.8.
The level of coordination required to achieve the degree of harmony,
connectivity, and seamless transitions between neighborhood and
neighborhood center environments will be significantly higher than that
required to build housing tracts and shopping centers that are separated
from one another by walls and connected by car trips on arterial streets.
However, the long-term value, quality of life, and sustainable outcomes
generated and enabled by such integration more than justify the time and
effort.
PLANNING COMMISSION DRAFT
6-2 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 6.1-6.2 | INTRODUCTION / REGULATIONS | CHAPTER 6: IMPLEMENTATION
6.1 Purpose and Applicability 6.2 UNSP Regulatory Approach
6.3 Schedule and Phasing
Pursuant to Government Code § 65451, this section
addresses the required program for implementation
including regulations, conditions, programs, strategies and
additional measures necessary to implement the plan.
The responsibilities and procedures required for
implementing the UNSP are identified in this section,
including responsibility for capital improvements
and financing and the regulations that will govern its
implementation.
Certain public and capital facilities improvements within
and adjacent to the UNSP Area are required to support
its development, including public roadway and signal
improvements and utility system improvements. Public
and private infrastructure within the UNSP Area required
to support development include water mains, sewer trunk
lines, new roadways, dry utility conduits within roadways,
and drainage. The Master Developer(s) will coordinate with
the City to finance and/or construct all such improvements.
Parks and other recreational amenities will also be provided
within the UNSP area.
Contributions toward maintaining transportation, fire,
police, libraries, parks and other public services and
amenities will be made through payment of development
impact fees to the City.
The procedures, regulations, standards and specifications
described in the UNSP supersede any conflicting portions
of the Palm Desert Municipal Code. Any development
regulation and building requirement not addressed in the
UNSP is subject to Applicable Law.
The implementation procedures set forth in this section are
intended to ensure the development of UNSP in accordance
with the planning and design intent of this Plan, the City of
Palm Desert General Plan, and Applicable Law.
The UNSP applies to all lands within the UNSP area. All
development proposals within the UNSP area boundaries
must be consistent with the UNSP, the General Plan and
City’s Municipal Code (PDMC). The Development Standards
and Guidelines, presented in Chapters 3, 4 and 5 of this Plan,
contain development regulations which are mandatory -
and design guidelines which are advisory - for all properties
within the UNSP area.
A. City-Owned Property
At the time of UNSP adoption, the City owns approximately
170 acres of land in the southwesterly portion of the UNSP.
The City intends to sell the land to one or more qualified
Master Developers in 2017-2018. Following that sale, the
City will work with the Master Developer(s) through the
subdivision and entitlement process, as defined in the Palm
Desert Municipal Code and in this Section.
B. Privately Owned Property
The balance of the property within the UNSP area is
privately owned and vacant at the time of Plan adoption.
Accordingly, the privately owned property may be
developed by a separate Master Developer from the City-
owned property. The City will work cooperatively with the
owners of those properties and the buyer of the City-owned
property to ensure that the intentions of this Plan for an
interconnected network of complete streets and related
infrastructure and utility systems are implemented. The City
will help the property owners to ensure that the phasing
increments reasonably respond to market conditions at the
time of development.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 6-3
CHAPTER 6: IMPLEMENTATION | SCHEDULING & PHASING | SECTION 6.3
C. Phasing
Through consultation with the City’s planning and public
works departments, the Master Developer(s) shall propose
Phasing Plan(s) for City review, conditioning and approval.
The Master Developer(s) of the City-Owned Property may
prepare a separate Phasing Plan from the Phasing Plan
prepared by the Master Developer(s) of the privately owned
property. The Phasing Plan(s) shall:
•Facilitate the orderly incremental build-out of the
community based upon market and economic
conditions;
•Match Infrastructure improvements to meet the
needs of each phase of development;
•Protect all aspects of public health, safety and
welfare;
•Prioritize the development a Phase I location and
extent that helps to demonstrate the neighborhood
place-making intentions of the Plan.
FIG. 6.1 CONCEPTUAL PHASING STRATEGY (SAMPLE LOCATION)PORTOLA AVEPRIMARY
GATEWAY
CENTRAL SALES
& OPEN SPACE
FUTURE
DEVELOPMENT
MODEL HOMES
FUTURE
DEVELOPMENT
Figure 6.1 illustrates a conceptual strategy for initial
phase(s) the development. The illustrated location is only
intended to provide an example of how a sample location
can address the following benefits:
•Prioritizes construction of a major framework street,
with a gateway entrance from and existing street;
•Delivers a complete Framework Street with a central
open space surrounded by a variety of model homes,
buildings, a central sales office and public amenities;
•Together, these elements will help to demonstrate
how the UNSP vision can be achieved through
the implementation of the applicable standards,
guidelines to deliver a complete community.
6-4 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 6.4-6.5 | INFRASTRUCTURE & FINANCING | CHAPTER 6: IMPLEMENTATION
This section provides an overview of the parties involved
in the implementation, ownership, and long-term
maintenance responsibilities for the private infrastructure
and public facilities/services required to support the 400-
acre UNSP Area. Related to the text below, please see Figure
6.2.A (Water Network), Figure 6.3 (Wastewater Network),
Figure 6.4 (Stormwater Network), and Sections 3.2 and 3.3
(Street Network).
Development of the UNSP will require the extension of
existing backbone infrastructure and services into the
neighborhoods of the UNSP area in order to provide water,
wastewater disposal, storm drainage, roads, public utilities,
public safety services and solid waste services. The Master
Developer(s) are responsible for providing the infrastructure
improvements necessary to serve the plan area, as
described in Chapter 5, and as will be further defined
through the Precise Plan process - see Section 6.8, below,
and the tentative map conditioning and approval process.
Table 6.1, below, provides infrastructure costs estimates
based on the conceptual street network and block pattern
within the University Neighborhood and University Village
portions of the UNSP area. All infrastructure cost estimates
are subject to based on the Master Developer(s) Precise
Plan(s) and approval from the City.
The Financing and Maintenance Plan for the UNSP will
ensure the timely completion of public facilities, streets,
utilities, and other necessary capital improvements, as well
as the proper maintenance of these facilities.
The following principles shall guide the development and
funding of facilities and public services for the UNSP:
•Use pay-as-you-go financing to the extent possible.
Use debt financing only when essential to provide
facilities necessary to maintain service standards.
•Fully fund new on-site and off-site public
infrastructure and services needed to support the
UNSP development;
•Utilize existing fee programs to fund required off-site
infrastructure.
•Fund the costs of mitigating the adverse impacts on
the City’s existing infrastructure;
•Provide for a fair allocation of costs among land uses.
•Phase on-site improvements to ensure that they are
constructed when necessary and when funds are
available to construct public improvements;
•Provide for reimbursements from other development
for infrastructure costs that the UNSP area is required
to advance; and
•Ensure financing mechanisms are flexible
to accommodate different combinations of
infrastructure timing and funding requirements.
The following policies govern the financing of infrastructure
and public services for the UNSP in accordance with the
above principles:
•Fund the full costs of on-site and off-site public
infrastructure and public services required to support
the development in the UNSP area from revenues
generated by development within the UNSP area,
except where specific existing City, County, District or
State sources are available.
•Allocate the core infrastructure costs to property
within the UNSP area based on the general principles
of benefit received, with consideration of the
financial feasibility of the proposed land use.
TABLE 6.1 INFRASTRUCTURE
IMPROVEMENT COST ESTIMATE
ITEM TOTAL
Streets and Alleys $22,300,000
Sanitary Sewer $16,100,000
Domestic Water $15,250,000
Recycled Water N/A
Storm Drain $5,800,000
Grading $17,700,000
Dry Utilities $5,000,000
TOTAL $82,150,000
6.4 Infrastructure and
Public Facilities
6.5 Financing Plan
Source: Dudek, April 2016.
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CHAPTER 6: IMPLEMENTATION | APPROVAL, AMENDMENTS AND CHANGES | SECTION 6.6
•Require development projects in the UNSP area
to fund the over-sizing of facilities if required by
the City, subject to reimbursement from future
developments benefiting from the over-sizing.
•Require Neighborhood Builder(s)/Developer(s) who
proceed ahead of the infrastructure sequencing plan
to pay the costs of extending the core infrastructure
to their project subject to future reimbursement.
•Require dedication of land for road improvements
and construction of road improvements consistent
with city-wide policies.
Utilizing these principles will optimize the use of available
resources and ensure that adequate infrastructure and
services are provided in a timely manner. If necessary,
a detailed financing plan that will specify the financing
strategy in greater detail and provide additional
infrastructure financing options, such as bonds secured by
special taxes will be prepared by the Master Developer/
Builder.
As shown in Table 6.1, the total cost of the on-site
infrastructure program will be approximately $82 million.
These amounts also do not include the costs of in-tract
and other subdivision-specific improvements, which are
assumed to be independently financed as part of the
vertical development.
A Community Facility District (i.e., Mello-Roos), Landscaping
and Lighting District or other types of assessment districts,
Geologic Hazard Abatement District (GHAD), Homeowners
Association (HOA), or other mechanisms including
conventional subdivision financing may be used to fund the
development of on-site infrastructure improvements (e.g.,
streets, sewers, water and storm drains) and the operation
and maintenance of the parks, streetlights, and other
landscaping improvements.
A. Existing Zoning Regulations
The UNSP area is comprised of two City zones - Planned
Residential (PR) and Planned Community Development (PCD)
- within the City’s Zoning Code. The UNSP amends and
restates the previously approved zones (updated in 2010)
in its entirety; however, the UNSP must be adopted by
ordinance.
B. Approvals
The UNSP applies to any of the following within the Specific
Plan area boundaries:
•Land use activity;
•New buildings and signage;
•Modifications/additions to existing buildings and
signage;
•Subdivision of land or a building; and,
•Improvements to a site.
All required permits/approvals must be obtained before the
proposed use, and any structures related to the proposed
use, are constructed, otherwise established or put into
operation. Unless specified otherwise, the UNSP will be
administered and enforced by the Director, Planning
Commission and City Council. Applications must be
processed and approved by the applicable requirements
and findings of the UNSP and the PDMC Section 25.78.080.
C. Municipal Code Reference
In the event of a conflict between the Palm Desert
Municipal Code and the UNSP, the UNSP takes precedence
over the PDMC. The Community Development Director
(“Director”) is authorized to provide administrative
determinations regarding the UNSP. Such administrative
determinations must be in writing and may be appealed in
accord with the PDMC.
The UNSP provides form-based zoning and applicable land
uses based on the following form-based zones:
•Neighborhood Low (NL);
•Neighborhood Medium (NM);
•Neighborhood Center (NC); and,
•Open Space (OS).
Full descriptions of UNSP zones, their assigned locations
and permitted uses may be found in Chapter 4.
6.6 Approvals, Amendments
and Changes
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SECTION 6.6 | APPROVAL, AMENDMENTS AND CHANGES | CHAPTER 6: IMPLEMENTATION
D. Director Authority
1. The Director has the authority to implement the
UNSP in accordance with Applicable Law.
2. The Director has the authority to interpret the UNSP.
In the event that a specific use or type of use is not
listed as a permitted use, the Director has authority
to determine whether the proposed use is similar to
a permitted use and whether the use is permitted,
permitted subject to conditions, permitted as
a temporary use, or prohibited. In determining
“similarity,” the Director must make all of the
following findings:
•The proposed use meets the intent of, and is
consistent with, the goals, objectives and policies
of the General Plan and the UNSP;
•The proposed use does not adversely impact the
public health, safety and general welfare of the
City’s residents; and
•The proposed use shares characteristics common
with, and is not of greater intensity or density or
does not generate more environmental impacts
than those uses listed in the permitted uses
section.
3. Any applicant, interested person, or public official
may appeal Project Clearance or Specific Plan
Amendment decisions of the Director to the Planning
Commission in accordance with the UNSP.
E. Administrative Modifications
1. The Director is authorized to make technical
corrections, in a form approved by the City Attorney,
to maps, diagrams, tables, and other similar
documents that may be required to reconcile the
changes made by the UNSP with the Project Approval
and Applicable Law.
2. In addition, the Director is authorized to make the
following technical amendments, in a form approved
by the City Attorney:
•Realignment or modifications to internal streets
serving the project, lot lines, easement locations
and grading adjustments, if approved by the City
Engineer.
•Minor modifications to design criteria such as
paving treatments, architectural details and
related criteria.
•Minor modification to landscape treatments,
fencing, lighting, trails, and entry treatments,
provided the modifications are in substantial
conformance with the purpose and intent of the
specified design criteria.
•Minor modifications to landscape treatments,
fencing, lighting, trails, and entry treatments,
provided the modifications are in the substantial
conformance with the purpose and intent of the
specified design criteria.
•Minor expansions or reductions (not to exceed
25%) of the required setbacks set forth in Table
4.2, Development Standards.
F. Specific Plan Amendments
Amendments to this Specific Plan may be initiated by
application for a proposed amendment by a land owner
of the affected parcel(s) within the UNSP area, or by the
City. The application for amendment shall be reviewed and
approved by the City based on the following criteria:.
1. Director Approval: The following amendments shall
be subject to administrative review and approval by
the Director:
•Minor changes to the UNSP that provide
supplemental detail consistent with the existing
content of the UNSP.
•Minor changes in Planning Area boundaries that
increases or decreases any Planning Area acreage
by 15% or less.
•Minor changes in overall density or lot coverage
that increase total land use allocation by 10% or
less.
•Reconfiguration of Planning Areas consistent with
Section D.4.Changes in any Specific Plan Area
boundary; and,
•Changes in standards or regulations, including
landscaping and design standards.
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CHAPTER 6: IMPLEMENTATION | PRECISE PLANS | SECTION 6.7
2. City Council Approval: The following amendments
shall be subject to review and approval by the City
Council, upon recommendation by the Planning
Commission:
•Any change in land use designation applicable to
a Planning Area.
•Major changes in the UNSP that affect the
purpose and intent of this document.
•Major changes in Planning Area boundaries that
increase or decrease any Planning Area acreage
by 15.1 % or more.
•Major changes in overall density or lot coverage
that increase total land use allocation by 10.1% or
more.
G. Miscellaneous
Any time limit established by the UNSP may be extended by
mutual agreement between the applicant and the Director,
the Planning Commission or the City Council, as the case
may be.
H. Noticing
All noticing required by the UNSP will be accomplished at
the cost of the applicant seeking a Project Clearance, or
other action in accordance with the UNSP and/or Applicable
Law.
Prior to or concurrently with the application for any ten-
tative subdivision map for any phase of development, the
applicant shall submit a Precise Plan application, for the
proposed phase of development. That Precise Plan shall be
reviewed , found consistent with the intent and regulations
of this UNSP, and approved by the Planning Commission
prior to or concurrently with the approval of any tentative
or final map. Subsequent map amendments and/or lot line
adjustments must also be found by the Director or his/her
designee to be consistent with the approved Precise Plan.
The intention of this requirement is that each new phase
of development be seamlessly integrated with and well
connected to adjoining development, whether existing or
future, per the policies and standards of the UNSP. Require-
ments for a complete application include:
•The application shall address and clearly depict that
proposed phase of development and the complete
Planning Sub-area(s) - see Section 3.2 - of which it is a
part. The edges of adjoining Sub-Areas shall also be
shown, indicating the location and configuration of
any existing or planned street connections.
•All streets within the affected Planning Sub-area(s),
indicating connections to existing streets within
and abutting the Sub-area - or planned streets
as illustrated in the Regulating Plan, Figure 3.5 of
Section 3.2 - in accordance with the connectivity
requirements of Section 3.2.
•All blocks within the planning Sub-area, including
the proposed typical lot dimensions and intended
development types, in accordance with the block
size requirements of Section 3 and the lot size
requirements of Section 4.
•The Precise Plan shall include a Precise Regulating
Plan for the entire Sub-area, identifying for each
block or portion of block the intended Neighborhood
Zone. The Precise Regulating Plan shall be in
substantial conformance with the Regulating Plan
shown in Figure 4.1 of Section 4.2.
6.7 Precise Plans
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SECTION 6.8 | SUBMISSION, REVIEW & APPROVAL | CHAPTER 6: IMPLEMENTATION
•The Precise Plan shall identify the intended development
intensity zone by zone and block by block for the
proposed phase of development, and a calculation
indicating the remaining development capacity of the
Sub-area(s).
•All open spaces within the affected Sub-area(s),
including the proposed type and function of each space
in accordance with the Public Open Space Standards in
Section 3.6.
•The Precise Plan shall include a Master Landscape Plan
(MLP) for the proposed phase of development. The MLP
shall identify street trees for all streets - both existing, if
any, and proposed - and all public and/or shared open
spaces, both existing and proposed.
•The size, type and function of each open space - per
the Public Open Space Standards in Section 3.6 - shall
be identified in the MLP, along with the preliminary
landscape design of each, specifying the types and sizes
of plant and hardscape materials.
•A preliminary stormwater drainage and management
plan for the proposed phase of development shall
accompany the MLP, demonstrating that the sizes and
designs of the open spaces - typically including planters
within the streets, areas of pervious pavement, attached
and detached neighborhood greens and greenways,
parks and squares - are capable of meeting City
stormwater retention requirements. If any portion of
the stormwater management system for the proposed
phase of development is intended to be met by another
existing or future phase of development that shall be
clearly shown and will become a condition of map
approval.
All subdivision maps of any type must be submitted,
reviewed and approved in accordance with the Palm Desert
Municipal Code and the California Subdivision Map Act.
For projects requiring a tentative tract map(s) or parcel
map(s), the PNMP requirements as set forth in Section 6.8,
above, shall apply, along with other relevant provisions
and procedures of the UNSP, in addition to provisions
otherwise provided in the PDMC.
Applications for tentative and final subdivision maps, parcel
maps, and lot line adjustments must be filed with the
Planning Director and/or the City Engineer in accordance
with the PDMC.
A. Map Revision Approvals
1. Purpose. The provisions of this section set forth
findings, procedures, and fees for changes to
Tentative Tract Map and subsequent recorded final
maps (Map Revisions). Map Revisions are authorized
by compliance with this section in order to facilitate
and expedite implementation and build-out of
planned development within the UNSP area.
Map Revision applications may consist of
applications for certificates of correction (COC), lot
line adjustments (LLA), record map modifications
(RMM)/amending maps (AM), tentative parcel maps
(TPM), tentative maps (TM) and any related final map
clearances (MC).
2. Fees. The fee or fees established by city council
resolution for processing, recording or other
services related to Map Revisions must be paid
by the Permittee(s).
3. Materials for Filing
a. COC/LLA/RMM/AM Applications. Any Permittee
proposing a COC/LLA/RMM/AM pursuant to this
section must submit the following information,
as applicable:
b. All materials must be submitted as required by
the PDMC and the City’s Planning Department.
4. Applicant. An application for a Map Revision must
be signed by all parties having any record title
interest in real property identified specifically as part
of the requested revision. In order to initiate the Map
6.8 Submission, Review
and Approval
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN | 10.12.16 | 6-9
CHAPTER 6: IMPLEMENTATION | SUBMISSION, REVIEW & APPROVAL | SECTION 6.8
Revision review process, the Permittee(s) must submit a
complete application consistent with the Materials for
Filing section identified above.
5. Review Process. A complete Map Revision application
must be submitted by the Permittee(s) to the Director.
The application must be forwarded by the Director
for review by the Development Review Committee
(including the Public Works Director) within five
business days of its receipt.
The Director must conduct environmental review in
compliance with the California Environmental Quality
Act (CEQA). Any Map Revision requiring a Supplemental
and/or Subsequent Environmental Impact Report (EIR)
must be referred to the Planning Commission.
Sequential LLAs, each involving for (4) lots or less, are
permissible without limitation as to number within
the UNSP area and deemed in compliance with
Government Code § 66412(d).
6. Approval Procedure. The Director is the decision
maker for certificates of correction, lot line adjustments,
tentative parcel maps, and final parcel map/map
clearances. The City Council is the decision maker
for record map modifications/amending maps and
tentative maps.
7. Relationship of Revisions to Approved Map.
Map Revisions will supersede the lot configuration
contained in the Approved Final Map applicable to such
individual lot(s). Except as affected by a Map Revision,
all other provisions of the Approved Final Map will
continue in full force and effect.
a. Map Revision Expiration
i. A Map Revision remains valid if it meets all
requirements of the UNSP.
ii. A Map Revision expires 36 months after the
approval date, unless the City grants a time
extension in accordance with this section.
iii. The Director may grant a 36 month extension,
for good cause shown, before the initial time
period expires.
iv. Upon a Map Revision expiration, all map
entitlements revert back to the previously
recorded map instrument.
B. Individual Project Approvals
Individual Project applications must be reviewed by the
Director for their consistency with the UNSP, including the
Development Standards and Design Guideline herein.
1. Project Clearances
a. Unless otherwise exempt, the Director must
issue a Project Clearance before the City can
issue a grading permit or building permit.
b. The Director cannot issue a Project Clearance
unless an Individual Project complies with all
applicable provisions of the UNSP and other
Applicable Law.
2. Findings
A Project Clearance must include written findings by
the Director that the Individual Project complies with
all applicable provisions of the UNSP and may only
be issued if all of the following specific findings can
be made:
a. That the proposed development conforms to the
applicable policies of the General Plan and the
applicable provisions of the zoning regulations
within the PDMC.
b. That the proposed development is located on a
legally created lot.
c. That the subject property is in compliance
with all laws, rules, regulations pertaining to
subdivisions, permitted uses, design guidelines,
development standards, and any other
applicable provisions of the UNSP.
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SECTION 6.8 | SUBMISSION, REVIEW & APPROVAL | CHAPTER 6: IMPLEMENTATION
3. Covenant
A Project Clearance must include a requirement that
the Permittee either submit evidence of the Permittee’s
previous acceptance of all recorded Project Approval
conditions of approval, or if new conditions of approv-
als are imposed in the Project Clearance process, record
a new agreement (against only those lot(s) affected by
the Individual Project) concerning new specific infor-
mation/conditions contained in the Project Clearance
(e.g., Agreement to Comply with Conditions of Approv-
al) before the City issues Occupancy Clearance for that
Individual Project.
The agreement must be in a form approved by the City
Attorney and include provisions requiring it to run with
the land and be binding on any subsequent owners,
heirs or assigns. After recordation, a copy bearing the
County of Riverside Recorder’s number and date must
be given to the Director for attachment to the subject
case file.
4. Advisory Determination
An applicant may request, at the applicant’s cost, that
the Director conduct a preliminary review of an Indi-
vidual Project application for an advisory non-binding
determination of compliance with the provisions con-
tained in the UNSP.
5. Community Development Director’s Review
In approving a Project Clearance for an Individual
Project, the Director may impose only those applicable
conditions of approval/mitigation measures that were
previously imposed in connection with the Project
Approval, with the exception that new conditions may
be imposed as necessary to ensure that previously
imposed Project Approval conditions of approval are
effectively implemented for the Individual Project being
reviewed (e.g., construction notifications,
construction buffering requirements, construction
monitoring efforts).
In approving a Project Clearance, referred by the Direc-
tor to the Planning Commission, the Planning Commis-
sion may impose applicable conditions of approval/
mitigation measures that were previously imposed in
connection with the Project Approval as well as any
new conditions of approval/ mitigation measures asso-
ciated with new potentially significant environmental
impacts identified through CEQA analysis. In addition,
new conditions may be imposed as necessary to ensure
that previously imposed Project Approval conditions of
approval are effectively implemented for the Individual
Project being reviewed (e.g., construction notifications,
construction buffering requirements, construction monitor-
ing efforts).
a. Referral to Public Works Director. After receiving a
Project Clearance application, the Director will transmit
a copy of the application to the Public Works Director
and Building Official requesting comment. The Public
Works Director will make the determinations required
by the UNSP and provide a written determination on
the Individual Project to the Director.
b. Compliance with Environmental Guidelines. Upon
receipt of an application for Project Clearance, the
Director must determine whether the Individual
Project/Map Revision is consistent with CEQA.
c. Development Configuration Matching Project
Approval. If the Individual Project is consistent with the
development reflected on Table 4-3 and the Director
determines that the Project Clearance complies with all
other applicable requirements of the UNSP, the Director
may impose any applicable conditions of approval/
mitigation measures appropriate for the Individual
Project and may issue a Project Clearance conditioned
upon the implementation of those conditions/
mitigation measures.
d. Development Configuration Consistent with
Environmental Guidelines. If the Individual Project,
while not consistent with the development reflected
in Table 4-3, is consistent with the requirements of the
UNSP, the Director may impose applicable conditions
of approval mitigation measures and issue a Project
Clearance conditioned upon compliance with those
conditions/ mitigation measures.
e. Development Configuration Inconsistent with
Environmental Guidelines for which an EIR is not
Required. If the Individual Project conforms to the
requirements of the UNSP, but requires additional
environmental analysis under CEQA, the Director must
inform the Applicant that an additional environmental
assessment will be required for the Project and
require a deposit from the applicant to proceed with
additional Individual Project review. The Director may
then conduct an environmental review in compliance
with CEQA and take appropriate action as to a Project
Clearance.
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CHAPTER 6: IMPLEMENTATION | SUBMISSION, REVIEW & APPROVAL | SECTION 6.8
f. Development Configuration Inconsistent with
Environmental Guidelines for which an EIR is
Required. If the Individual Project conforms to
the requirements of the UNSP, but requires a
Supplemental or Subsequent Environmental
Impact Report (EIR) in order to comply with CEQA,
the Planning Commission is the decision maker for
Project Clearance.
g. Finding of Inconsistency. If the Director finds the
Individual Project is inconsistent with Applicable
Law, including the UNSP, the Director must deny
the application in writing. The written denial
will identify the reasons for inconsistency. The
Permittee may amend its application or appeal the
Director’s decision in accordance with the PDMC
26.20.117, , et seq.
h. Referral to Planning Commission. The Director
may determine on a case-by-case basis that the
public interest would be better served by holding
a public hearing before the Planning Commission
to determine whether the Director should issue a
Project Clearance.
6. Relationship of Project Clearance to Project
Approval
a. Upon the City issuing a Project Clearance, plans
for each such approved Individual Project will
supersede the plans contained in the Project
Approval originally applicable to such Individual
Project’s lot. Except where inconsistent with the
approved Individual Project, all other provisions of
the Project Approval apply to the Individual Project.
b. Each Project Clearance constitutes a “Project
Approval” as defined by Applicable Law; no
amendment of the UNSP Approval is required in
association with approval of a Project Clearance.
7. Relationship of Project Clearance to Approved
Map
a. An application for an Individual Project may include
a Map Revision in order to better configure lots to
the proposed building and/or parking areas. The
City may approve such Map Revisions concurrent
with the Project Clearance. Map Revisions may be
processed as a certificate of correction, record map
modification/amending map, lot line adjustment,
parcel map, or tentative map, as applicable, in
accordance with the provisions of the UNSP.
b. Map Revisions approved concurrent with
the Project Clearance will supersede the lot
configuration contained in the Approved Project
applicable to such individual lot. Except as affected
by a Project Clearance, all other provisions of the
Approved Project will continue in full force and
effect.
c. Expiration of a Project Clearance for an Individual
Project does not affect the validity of a certificate
of correction, record map modification/ amending
map, lot line adjustment, parcel map, or map.
8. Rights Granted Under Project Clearance
A Project Clearance indicates compliance with the
UNSP and the Applicable Law.
9. Project Clearance Expiration
a. A Project Clearance for an Individual Project expires
24 months after the approval date, unless within
such period physical construction of the Individual
Project is substantially commenced, and/or the
beginning of the authorized use commenced, or
the City grants a time extension in accordance with
this section.
b. The Community Development Director may grant
a one year extension, for good cause shown, before
the initial time period expires.
c. Upon a Project Clearance expiration, all
entitlements revert back to Land Use Permit
Time Limits and Extensions, as defined in PDMC
25.60.100.
6-12 | 10.12.16 | CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN
SECTION 6.8 | SUBMISSION, REVIEW & APPROVAL | CHAPTER 6: IMPLEMENTATION
C. Utility Plan
A Utility Plan must be submitted for City approval. All
utility service connections and above-ground mounted
equipment (such as backflow prevention devices) must
be screened from view and painted in earth tones or
other colors compatible with the surrounding area (red
is prohibited). Screening may include a combination of
landscaping, fencing, walls, or lattice. All gas and electrical
meters must be concealed and/or painted to match
the surroundings. Utility transformers must be placed
in underground vaults unless proven to be technically
infeasible. All transformers and vaults that must be located
in the right-of-way must be installed below grade unless
otherwise approved by the City. If not installed below grade,
such facilities must be screened from public view.
D. Landscape Plan
The Permittee must prepare a detailed landscape plan for
each Individual Project that identifies existing landscaping,
proposed new landscaping (trees, shrubs, groundcover by
species), size of plant materials, and location of landscaping.
Landscaping must consist of drought-tolerant native and/
or Mediterranean type species which provides adequate
enhancement of the property and screening from
surrounding areas. The use of invasive plants is prohibited.
Landscaping must be used to soften building masses, to
reinforce pedestrian scale, and to provide screening along
public street frontages and within parking areas.
Chapter 2 outlines the essential form that the UNSP is
intended to take, including landscape and recreational
areas. Front Yard landscape for individual lots is identified in
Section A.5 Private Frontage Types. As building and parking
lot coverage are anticipated to change and evolve as the
UNSP is built out, the landscape coverage requirements for
Individual Projects may similarly evolve.
E. Maximum Development Yield and Density Trans-
fers
The maximum development yield for the areas subject to
the UNSP is 1,290 dwelling units. During site development
plan review, minor adjustments to planning area
boundaries, and road alignments, may require adjustment
of the Planning Area density allocations defined in Section
4.2 Development Potential and Section 4.4 Development
Standards.
Requests by Neighborhood Builder(s)/Developer(s)
for density transfers between neighborhoods may be
submitted for City consideration and approval, subject
to prior authorization by the Master Developer. Any
approval by Planning Director for density transfer between
neighborhoods cannot exceed the potential maximum of
each individual planning area, providing that the maximum
total development potential of the entire project is not
exceeded.
Density transfers are subject to the following provisions:
1. The density transfer meets the provisions of the
Development Standards and occurs within the
development envelope on the approved Land Use
Plan and Grading Plan of this Specific Plan;
2. The transfer is consistent with the integrity of the
subject zone category in terms of overall intensity;
3. There would be no major impacts on approved
infrastructure plans, including major changes to the
approved circulation plan or pedestrian network;
4. Land use compatibility and neighborhood integrity
are not compromised.