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HomeMy WebLinkAboutRes No 886PLANNING COMMISSION RESOLUTION NO. 886 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE PALM DESERT CITY COUNCIL APPROVAL OF A PREANNEXATION CHANGE OF ZONE AND MASTER PLAN OF DEVELOPMENT. CASE NO. C/Z 09-81 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 2nd day of August, 1983, hold a duly noticed public hearing to consider a request by WESTERN ALLIED PROPERTIES, INC. for preannexation zoning and approval of a master development plan and Negative Declaration of Environmental Impact for approximately 675 acres located at the southerly city boundary on the west side of Highway 74, more particularly described as: APN's 635-040-001, 002, 004 through 008; 635-050-001 through 005; 771-030-009, 771-040-001, 002, 005 WHEREAS, said hearing was continued to the 6th day of September, 1983; WHEREAS, at said public hearings, upon hearing and considering staff report dated August 2, 1983, all testimony and arguments of all persons desiring to be heard as well as staff's oral comments, the commission recommends adoption of the following findings: 1. The proposed change of zone and master development plan are consistent with the City of Palm Desert General Plan in that: a. The proposed development is within the low density residential designation set forth within the general plan. b. The dedication of open space for the hillside area meets the goals and objectives of the open space and land use element of the general plan. 2. The site area conforms to city requirements in that the site totals some 675 acres while the planned community development (PCD) zone requires a minimum of 100 acres. 3. A master development plan as required by code has been submitted with the applicants request for a PCD overlay zone. 4. The applicant's request has been properly filed in that the Western Allied Properties, Inc. own the property which comprises the project area. 5. The code requirement that existing utility systems can accommodate the proposed development has been met in that all applicable agencies have indicated a willingness and ability to service the project area subject to specific requirements. 6. Prezoning is necessary to complete annexations of the properties. 7. The PCD overlay zone is the most appropriate zone to assure proper development of this aesthetically and environmentally sensitive area. 8. The PCD overlay zone and its accompanying master development plan will assure that the site will be developed in a manner consistent with the goals and objectives of the City of Palm Desert as reflected in its adopted general plan. 9. The conditions of approval as set forth herein will mitigate any potential adverse impact on the environment. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of -1- PLANNING COMMISSION RESOLUTION NO. 886 Palm Desert, as follows: 1. That the above recitations are true and correct and constitute the findings of the commission; 2. That the Planning Commission does hereby recommend to the Palm Desert City Council approval of a change of zone from its present Riverside County designation of R-1 to PCD (UA). 3. The attached master plan of development is subject to the conditions set forth in Exhibit "A". PASSED, APPROVED and ADOPTED at a regular scheduled meeting of the Palm Desert Planning Commission on this 20th day of September, 1983, by the following vote, to wit: AYES: CRITES, DOWNS, ERWOOD, RICHARDS, WOOD NOES: NONE ABSENT: NONE ABSTAIN: NONE ATTEST: AMON A. DIAZ, Secr- ary /lr -2- RALPH B. WOOD, Chairman PLANNING COMMISSION RESOLUTION NO. 886 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The master development plan entitled Villages of Bella Vista Planned Community District Regulations attached hereto as Exhibit "B" shall be amended as set forth in Exhibit "C" entitled "Amendments to Proposed PCD Regulations". 2. The land use map shall be amended as shown in Exhibit "D". 3. All environmental mitigation measures set forth in Resolution 885 shall be implemented prior to the zoning and master plan approvals becoming effective and are part of the conditions of approval set forth herein. /1r -3- PLANNING COMMISSION RESOLUTION NO. 886 EXHIBIT "C" AMENDMENTS TO PROPOSED PCD REGULATIONS Page 3: 5. Whenever the regulations contained herein conflict with the regulations of Chapter 25.23 (Planned Community District Zone), or other pertinent sections referenced herein, of the municipal code, the planning commission shall make a determination concerning which regulation will apply. This determination will be effective after review by the city council. 9. A conceptual grading plan for the entire parcel must be submitted and approved by director of public works and director of environmental services prior to the approval of any tentative tract map. Detail grading plans must be submitted with each tentative tract map. Applicant may obtain permits for rough grading after approval of conceptual grading plan and recordation of the final tract map. Page 4: 10. Delete 13. The maximum number of hotel rooms is 300 for the Villages of Bella Vista Planned Community. That number may be exceeded only by a corresponding reduction in residential dweling units as described in the following manner: for every two hotel rooms which are added, the maximum number of allowable dwelling units shall be reduced by one. Resort cottages shall be considered residential condominiums and shall be substituted on a one for one basis. Between 14 and 15 add: All areas west of the line delineating areas of 10% slope or greater as shown on attached map, Exhibit "D" shall be subject to Chapter 25.15 (Hillside Planned Residential District) of the Palm Desert Municipal Code. 15. A destination/resort hotel and its related ancillary uses (e.g. detached cottages, tennis courts, golf courses, etc.) may be permitted in planning units 2, 3, 6, 9, and 10 in accordance with the development standards defined herein limited by the hillside planned residential district. Page 5: 2. The schedule for improvement of Highway 74 shall be approved by the planning commission. Said schedule shall assure that improvements shall be made as part of development plans adjacent to the highway. Should development begin at other than the south or north property lines, any highway improvements shall include the frontage being developed and shall extend to the closest south or north project boundary. Hotel construction will require full improvement of Highway 74 frontage. 4. Land designated as natural open space shall be dedicated to the U.S. Bureau of land management or other agency approved by the city. Said dedication shall fulfill the requirements for any recreation land dedication or in lieu of fee. The eastern limits/boundary of the natural open space shall be determined and an irrevocable offer of dedication shall be made to the BLM (or other agency) upon recordation of the first final tract map. 17. Minor changes determined by the director of environmental services in location of land use development areas, as designated on the land use development plan, may occur as site plans are developed. Substantial changes shall require planning commission approval. 18. Delete. Page 6: 13. Delete. -4- PLANNING COMMISSION RESOLUTION NO. 886 Exhibit "C" continued Page 7: 16. Delete Page 9: Statistical Analysis - Delete planning unit 10-a from conditional hotel land use and add to unit 13 (area to be dedicated). Explanation: 10-a is located in hillside area excluded from residential development in earlier proposed agreements. The use of this area as a hotel is in contradiction with the adopted HPR District's regulations and council policy which was articulated during the HPR public hearings. Page 11: V. Residential development regulations - Add (as modified by Chapter 25.25 HPR District) where applicable. 3. Change reference to design review board to architectural commission. Page 13: 4a (2) and b(2) - Delete 4b (1) Correct code section reference is 24.110. 3c. Change reference to design review board to architectural commission. Page 14: VI. Resort Residential - Delete 10a Page 15: 3. Maximum building height of cottages to be 30 ft. Page 16: VII-A Open Space - Delete Explanation: Once area has been dedicated wildlife preserve it will no longer be subject to these regulations. -5- Exhibit � VILLAGES OF BELLA VISTA PLANNED COMMUNITY DISTRICT REGULATIONS Approved by Palm Desert Planning Commission Adopted by Palm Desert City Council Ordinance No. June 14, 1982 1st Rev. July 19, 1982 2nd Rev. June 17, 1983 TABLE OF CONTENTS PAGE I. INTRODUCTION 1 II. GENERAL NOTES AND CONDITIONS 2 III. PROJECT DESCRIPTION 8 IV. STATISTICAL ANALYSIS AND SUMMARY 9 V. RESIDENTIAL DEVELOPMENT REGULATIONS11 IV. RESORT RESIDENTIAL REGULATIONS 14 VII OPEN SPACE/RECREATION REGULATIONS 16 VIII. GENERAL DEVELOPMENT STANDARDS 18 IX. PLAN REVIEW REQUIREMENTS 21 X. LEGAL DESCRIPTION 23 I. INTRODUCTION A. PURPOSE: The purpose of the Planned Community District Regulations for the Villages of Bella Vista is to: 1. Provide the developer with greater flexibility in site design, density allocation, and development options in order to stimulate variety and innovation within the framework of a quality. recreational oriented residential community. 2. Encourage the development of a functional, well-balanced community and provide the necessary public facilities, ample open space, and recreational amenities. 3. Enhance and implement the City's General Plan. 4. Ensure that development occurs in, an orderly fashion through long-range planning which promotes a quality environment and has a desirable character. 5. Enable the City to adopt measures for the surrounding area which are compatible with the Planned Community District zone. 6. To recognize the inherent value of the natural amenities, features, and resources and to ensure their protection through careful planning. 7. Provide criteria for the inclusion of compatible uses designed to complement the residential development within the community. B. AUTHORITY AND SCOPE: These district regulations, established pursuant to Title 25 of the Palm Desert Municipal Code, specifically chapter PCD-Planned Community District zone, are applicable to the area defined in Section X herein and hereinafter referred to as the Villages of Bella Vista Planned Community. 1 II. GENERAL NOTES AND CONDITIONS A. PURPOSE: This section is included to provide definitions, methods of statistical computation, provision for services, relationship of this document to existing codes, and other miscellaneous notes required for clarification. B. GENERAL NOTES: 1. Any land use regulations not specifically covered by this plan and supplemental text shall be subject to the regulations of Title 25, Zoning in the City of Palm Desert Muni- cipal Code. 2. All construction within the boundaries of the Villages of Bella Vista Planned Commu- n ity shall comply with all provisions of all construction and building codes applicable in the City of Palm Desert. 3. Terms used in this ordinance shall have the same meaning as defined in the City of Palm Desert Municipal Code unless otherwise defined herein. 4. Public services and utilities will be pro- ✓ ided by the following public/private agen- cies unless otherwise approved during the adoption of the Land Use Development Plan: a. Water - Coachella Valley Water District b. Sewer - Coachella Valley Water District c. Flood Control - Coachella Valley Water District d. Electricity - Southern California Edison Company e . Natural Gas - Southern California Gas Company f. Telephone - General Telephone Company g. Schools - Palm Springs and Desert Sands Unified School District h. Public Parks - Coachella Valley Recreation and Parks District i. Fire Protection - Riverside County Fire Department j. Police Protection - Riverside County Sheriff Department k. Solid Waste Disposal - Riverside County Road Department and Palm Desert Disposal Services. 1. Television - Coachella Valley Television 5. Whenever the regulations contained herein conflict with the regulations of Chapter (Planned Community District Zone), or ot er pertinent sections referenced herein, of the Municipal Code, the regulations con- tained herein shall apply. 6. Conventional Single -Family Development as referenced herein is defined as areas devel- oped in such a manner that each dwelling unit is situated on a residential lot of record and no lot contains more than one dwelling unit. 7. Cluster Development as referenced herein is defined as an arrangement of dwelling units, attached or detached, and their accessory structures, constructed on smaller lots of record such that yards and open spaces are combined into more desirable arrangements of common area. 8. Model homes and their garages and private recreation facilities may be used as offices for the first sale of homes within a re- corded tract and subsequent similar tracts utilizing the same architectural designs, subject to the regulations of the City of Palm Desert governing said uses and activi- ties. Model home complexes may be con- structed prior to recordation of final maps subject to approval of the Director of Envi- ronmental Services. 9. A conceptual grading plan for the entire parcel must be submitted and approved by Director of Public Works and Director of Environmental Services prior to the approval of any tentative tract map. Detail grading plans must be submitted with each tentative tract map. Applicant may obtain permits for rough grading after approval of conceptual grading plan by the Director of Public Works and Director of Environmental Services. Grading shall be permitted outside of an area of immediate development if consistent with conceptual grading plan. 10. References to regulations in the Municipal Code are references to the provisions in effect at the time of adoption of this P-C. 11. Gross residential density, as used herein, is the total residential units permitted (or projected as applicable) divided by the total residential area. (The total residen- tial area is the area indicated on the Villages of Bella Vista Master Plan.) 12. The maximum number of allowable residential dwelling units, exclusive of the hotel is 1266 for the Villages of Bella Vista Planned Community. 13. The maximum number of hotel rooms is 300 for the Villages of Bella Vista Planned Commu- nity. That number may be exceeded only by a corresponding reduction in residential dwelling units as described in the fol lowi Hg manner: for every two hotel rooms/cottages which are added, the maximum number of allowable dwelling units shall be reduced by one. 14. Residential development in Planning Units 1 through 4 and 6 through 9 identified on the Land Use Development Plan (Mixed Residen— tial) can accommodate all residential densi- ties and product types permitted by the City of Palm Desert Municipal Code. 15. A destination/resort hotel and its related ancillary uses (e.g., detached cottages, tennis courts, golf courses, etc.) shall be permitted in Planning Units 2, 3, 6, 9, 10, and l0a in accordance with the development standards defined herein. 16. Circulation routes indicated on the Land Use Development Plan reflects the general loca- tion of those streets. All streets will be private and constructed to City of Palm Desert private street standards. • 4 17. Changes in location of land use development. areas, as designated on the Land Use Devel- opment Plan, may occur as site plans are developed. 18. Detached hotel units (cottages, condos, etc.) may be sited and developed anywhere within the boundaries of the planning areas 1 through 4 and 6 through 10a subject to the approval of a site plan by the Director of Environmental Services. C. CONDITIONS: 1. The applicant shall dedicate and improve the west side (and east side where property frontage exists) of Highway 74 in accordance with the Palm Desert Master Plan of Streets and any requirements imposed by the California Department of Transportation (CALTRANS). Improvements to Highway 74 would occur in concert with development of Residential Planning Units adjacent to that arterial. 2. The schedule for improvement of Highway 74 shall be approved by the Planning Commis- sion. Said schedule shall assure that im- provements shall be made as part of develop- ment plans adjacent to the highway. Should development begin at other than the south or north property lines, any highway improve- ments shall include the frontage being developed and shall extend to the closest south or north project boundary. 3. A Grading Master Plan shall be required with the Villages of Bella Vista Development (Site) Plan. 4. Land designated as Natural Open Space shall be dedicated to the Bureau of Land Manage- ment or other agency approved by the City. Said dedication shall fulfill the require- ments for any recreation land dedication or in lieu of fee. The eastern limits/boundary of the natural open space shall be deter- mined and land dedicated to the BLM (or other agency) on an incremental basis as each final map is recorded. Dedication of the total area designated as BLM land shall be completed no later than 10 years from the date this PC is approved/adopted. 5 5. On -site drainage facilities, other than the Palm Valley Channel, will be constructed by the developer subject to approval of design and schedule by the City of Palm Desert. 6. All electrical distribution lines, tele- phone, cable antenna television, and similar service wires or cables, which are on or adjacent to the property being developed, shall be installed underground as a part of the development. 7. All landscaping shall conform to an overall master landscape concept and standards approved by the City of Palm Desert. 8. The property shall be annexed to the appro- priate stormwater, sewer, and water units of the Coachella Valley Water District. 9. Private streets shall be constructed to City of Palm Desert private street standards, and applicant shall provide a program of mainte- nance for said streets in the CC&R's. 10. Street and paseo lighting standards shall be developed to City of Palm Desert standards. 11. Sizing of all backbone facilities and utili- ties shall be predicated on maximum density proposed. 12. Location and Plans for any required water reservoirs shall be submitted to the City for approval . Said facilities may be located in the natural open space areas subject to approval of City of Palm Desert and CVWD. 13. The Master Plan of Drainage fees shall be in the amounts applicable to the property as of the effective date of the Villages of Bella Vista Planned Community District regula- tions. The cost of all improvements related to or occasioned by the Palm Valley Channel, including without limitation, bridging the channel, whether public or private, shall be credited against such Master Drainage Plan fees. 14. Prior to the issuance of a grading permit, or the approval of any tentative tract, or the issuance of any building permit for any or all uses permitted herein, a Development Plan for the Villages of Bella Vista Planned Community, or any portion thereof as desig- nated by the Director of Environmental Services or his representative, shall be submitted to and approved by the Planning Commission. 15. Planning unit boundaries shall be precisely determined prior to approval of the Development/Site Plan. 16. After construction of units begins on the west side of the Palm Valley Channel, a temporary loop street shall be developed to - the satisfaction of the Directors of Public Works and Evnironmental Services for emer- gency ingress and egress. 17. All vehicular gates shall be designed for a minimum stacking of 4 cars per lane and to the satisfaction of the Director of Public Works and Env ironmental s Services and Cal Trans. 18. Owner may file all necessary zoning and sub- division applications concurrently. 19. Incremental Tentative Maps may be finaled subject to consistency with approved devel- opment plan and development schedules. 20. All fees and/orcharges imposed by the City of Palm Desert as a condition of development approval shall be on types of fees and/or charges in effect as set forth in City Ordinances as of the date hereof except as set forth in Condition No. 14 above. 21. The applicant shall provide $100 per unit and $100 per 1000 square feet of resort residential area (hotel) for fire protection to be paid at the time of issuance of building permits. III. PROJECT DESCRIPTION A. LOCATION: The Villages of Bella Vista property encompasses approximately 675 acres at the southerly limit of the City of Palm Desert. Portions of the site are located in Section 1 in Township 6 South, Range 5 East and Section 6 of Township 6 South, Range 6 East of the San Bernardino Bench and Meridians. The Villages of Bella Vista is bounded on the east by Highway 74 ("Pines to Palms" Highway) which actually separates a small portion of the site in the southeastern corner from the majority of the property. The northerly, westerly, southerly and southeasterly property boundaries are section lines or segments thereof (refer to Legal Description, Section X). B. DESCRIPTION The Villages of Bella Vista presents an oppor- tunity to establish a planned community that creates a villaga environment. This environment can be achieved by coordinating the size, scale, and aesthetic cohesiveness of development with natural open space and complementary land uses. The Villages of Bella Vista is a recreational - oriented private community, comprised of 1266 mixed residential dwelling units, a 300-room des- tination/resort hotel, and open space which will be dedicated to the Bureau of Land Management. The Palm Valley Channel, a major flood control facility bisects the easterly portion of the 675-acre property generally in a north -south direction. IV. STATISTICAL ANALYSIS AND SUMMARY A. PURPOSE: The purpose of this section is to provide the statistical analysis for all land uses reflected on the Villages of Bella Vista Land Use Development Plan. B. GENERAL: 1. The Villages of Bella Vista Planned Community has been divided into 14 planning units which are identified on the Land Use Development Plan. 2. The individual acreages indicated in the Statistical Analysis and on the Land Use Development P1 an are calculated to the near- est half acre based on planimeter readings. Slight modifications that may result from technical refinements in the development per- mit and subdivision process will not require an amendment to the PCD, providing the spirit and intent are maintained. C. STATISTICAL ANALYSIS: Density Average Planning Area Range Density Na. of Unit Land Use (In Acres) (DU/AC) (DU/AC) DUs 1 Low Density Res. 17.5 3-5 5.0 87 2 Low Density Res. 50.5 3-5 3.0 151 3 Medium Density Res. 35.0 5-7 6.0 210 4 Low Density Res. 25.0 3-5 3.5 87 5 Very Low Density Res. 44.5 1-3 1.0 44 6 Low Density Res. 27.5 3-5 4.5 123 7 Medium Density Res. 17.5 5-7 7.0 122 8 High Density Res. 24.5 7-18 7.4 181 9 High Density Res. 35.5 7-18 7.4 261 10 Hotel 13.5 --- * l0a Conditional Hotel 47.0 * 11 Potential Rec. Area 5.0 12 Palm Valley Channel 29.0 13 BLM Dedicated OS 303.0 675.0 4.5 1266 (Avg.) *Hotel will have 300 rooms (maximum) 9 D. RESIDENTIAL DWELLING UNIT DENSITY AND SUMMARY: 1. Maximum Dwelling Units The concept of "maximum dwelling units" zon- ing shall apply to these regulations. The maximum number of residential dwelling units permitted in the Villages of Bella Vista is 1266 as indicated on the Land Use Development Plan. 2. Permitted Dwelling. Unit Range These regulations provide for a range of dwelling units in four residential cate- gories: Very Low, Low, Medium, and High Density Residential Density as reflected on the Land Use Development Plan. E. DENSITY TRANSFER: In order to promote density flexibility and resi- dential diversity, the transfer of dwelling units from one residential planning unit to any other residential planning unit may occur within the limitation of the maximum density reflected in the statistical analysis and on the Master Plan. However, the total number of dwelling units per- mitted within this Planned Community shall not exceed the number indicated in the statistical analysis as land Use Qe_velo_pme_nt P1a.n for the Villages of Bella Vista. F. HOTEL DEVELOPMENT The hotel proposed for the Villages of Bella Vista is intended to be a destination/resort com- plex and could consist of several alternatives, including a series of structural arrangements (i.e., detached building clusters and/or cottages), a single building, or a combination of the above. 10 V. RESIDENTIAL DEVELOPMENT REGULATIONS A. VERY LOW DENSITY RESIDENTIAL (Planning Unit 5) 1. Purpose: The area designated for this category of land uses in the Villages of Bella Vista is for development of large lot, estate single-family detached residences on lots which are irregu- lar in shape and size and which maintain the natural character and considers topographic constraints. 2. Uses Permitted: a. One, single-family detached dwelling unit of permanent character and location. b. Uses permitted in Open Space, Section VII, herein. 3. Accessory Uses Permitted: a. Accessory buildings, including garages. b. Swimming pools. c. Fences and walls subject to approval by the Design Review Board. d. Home occupations in compliance with Chap- ter 25.66 of the Palm Desert Municipal Code. e. Accessory l iv ing (servant) quarters in a detached building when the area of the lot is not less than one (1) acre. f. Private greenhouses and horticultural col- lections. g. The keeping of pets of a type readily classified as being customarily incidental and accessory to a permitted principal residential use when no commercial activity is involved. The keeping of equine, bovine, ovine, wild, exotic, or non -domestic animals is prohibited. 11 h. Private recreational facilities, including but not limited to, golf courses, tennis courts, and clubhouses ancillary to those uses. 4. Site Development Standards: a. Minimum Building Site Area - 10,000 square feet. b. Maximum Building Site Coverage - 40 per- cent. c. Maximum Building Heights - 1 Story not to exceed 18 feet. d. Minimum. Dimensions - The following minimum dimensions shall be observed; however, such dimensions may be modified by the granting of a variance in accordance with Section 26.5-8 of the Palm Desert Sub- division Ordinance. (1) Lot Width - 90 feet (2) Lot Depth - 100 feet (3) Front Yard Setback - 20 feet (4) Side Yard Setback - 15 feet (5) Rear Yard Setback - 20 feet B. MIXED RESIDENTIAL DENSITY (Planning Units 1 through 4 and 6 through 9) 1. Purpose: The areas designated for this category of land uses in the Villages of Bella Vista are for development of a wide variety of residential densities, product types, and ancillary uses ranging from single family detached residences to multiple family development. Any character of residential development is intended to be permitted as long as it meets all applicable regulations, is consistent with all elements of the General Plan and the gross residential density or the maximum dwelling units per gross residential acre of the project does not exceed that specified in Section IV, Statisti- cal Analysis. 2. Uses Permitted: a. Single-family detached residences b. Single-family attached residences 12 c. Duplexes d. Townhomes e. Condominiums f. Cottages, ancillary to the hotel g. Private Recreational facilities, including but not limited to, golf courses, tennis courts and clubhouses ancillary to those uses. h. Any use permitted in the Recreation Category 3. Accessory Uses Permitted a. Accessory buildings, including garages b. Swimmingpools c. Fences and walls subject to approval by the Design Review Board 4. Site Development Standards a. Conventional Subdivisions (1) Site development standards for con- ventional (single-family) residential subdivisions as defined in Section .II shall be in accordance with Chapters 25.16.050 et. seq. and 25.18.050 et. seq. of the City's Municipal Code. (2) Such standards may be modified by the granting of a variance in accordance with Section 26.5-8 of the Palm Desert Subdivision Ordinance. b. Cluster Development Subdivisions (1) Site development standards for sub- divisions which employ clustering as (townhomes, condominiums, etc.) as defined in Section II shall be in accordance with Chapter 25.20.050 et. seq., of the City's Municipal Code. (2) Such standards may be modified by the granting of a variance in accordance with Section 26.5-8 of the Palm Desert Subdivision Ordinance. VI. RESORT RESIDENTIAL (Planning Units 2, 3, 6, 9, 10, and l0a) A. PURPOSE: This land use is intended to provide for and encourage the development of uses which are directly related to entertaining, housing, or supplying services to the tourist. B. USES PETMITTED: 1. Destination/resort hotels 2. Restaurants/cafes 3. Cottages, ancillary to the hotel C. ACCESSORY USES PERMITTED: 1. Laundry/valet service 2. Special retail, including beauty shops, bar- ber shops, and concession stands or shops. 3. Entertainment lounge 4. Banque.t .and convention center/conference facilities. • 5. Ball room 6. Recreational facilities, including swimming pools, spas, saunas, golf courses and tennis courts. D. CONDITIONAL USES PERMITTED: 1. On -sale of alcoholic beverages in hotels 2. Private lodges or clubs E. SITE -DEVELOPMENT STANDARDS 1. Minimum Building Site Requirements The size and shape of the site proposed for the use shall be adequate to allow the full development of the proposed use in a manner consistent with the stated purpose and intent of this zone. Adequateprovision shall be made for the safe and orderly circulation of both pedestrian and vehicular traffic between the proposed site and all streets and high- ways and between coordinated facilities, accessways or parking areas on adjacent sites. The proposed development shall not limit or adeversely affect the growth and development potential of adjoining lands or the general area in which it is proposed to be located. 14 2. Maximum Building Site Coverage Maximum building site coverage shall not exceed forty (40) percent of the total site area. 3. Maximum Building Height The maximum building height shall be three stories, not to exceed 35 feet and in no case shall the height of any building or structure encroach within 15 feet of the highest eleva- tion of the dominant terrain feature wherein the structure is located. In those instances where cottages are con- structed, the maximum building height shall be two stories, not to exceed 35 feet. 4. Minimum Dimensions Building setbacks - The minimum setback from any boundary shall be equal to the height of the structureon the site, but not less than twenty (20) feet as a minimum unless other- wise specified on the developmenc site plan. VII. OPEN SPACE/RECREATION REGULATIONS A. OPEN SPACE 1. Purpose: This area is established for the preserva- tion of open space and significant natural resources. The intent of this area is to protect, to the extent possible, the re- sources of notable scenic, natural, geologic or historical value. 2. Uses Permitted: a. Bicycling, hiking and golf cart trails, and directional trails signs. b. Local and buffer greenbelts. c. Wildlife preserves and sanctuaries. d. Archaelogical sites. e. Historical preserves. f. Screening, walls, fencing and vegeta- tion. g. Forest maintenance/ranger stations. 3. Conditional Uses Permitted: a. Communications and utility facilities b. Education and research facilities c. Facilities necessary to preserve open space, including public facilities. 4. Site Development Standards: Site development standards in the Open Space category shall be in accordance with Chapter 25, Section 42.040 through 42.140 of the Palm Desert Municipal Code. B. RECREATION CATEGORY 1. Purpose: This area has been established to provide and maintain private recreational facilities 16 for residents living in the Villages of Bella Vista Planned Community and guests of the hotel. 2. Permitted Uses: a. Private parks, recreational facilities (e.g., tennis courts, spas, swimming pools, etc.) b. Golf courses and ancillary structures (i.e., clubhouse, maintenance facili- ties, etc.) c. Bicycling and hiking trails. d. Local and buffer greenbelts. 3. Conditional Uses Permitted: a. Restaurants associated with golf course/ recreation activities. b. Utilities c. Signs in accordance with Chapter 25.68 of the Palm Desert Municipal Code. 4. Site Development Standards: a. Minimum Building Site Area - No limita- tion. b. Maximum Building Site Coverage - Not to exceed ten (10) percent unless otherwise provided for by an approved site plan of use permit. c. Maximum Building Height - Two stories not to exceed 35 feet. d. Minimum Dimensions - All buildings, structures and parking facilities shall be set back a minimum of twenty (20) feet from all property lines and any public or private street, unless other- wise provided for by an approved site plan or use permit. VIII. GENERAL DEVELOPMENT STANDARDS A. PURPOSE: The purpose and intent of this section is to establish general overall standards for devel- opment, in addition to those established for specific uses by other sections of these regu- lations. B. GENERAL PROVISIONS: 1. Street Standards As indicated, all streets proposed in the Villages of Bella Vista Planned Community shall be private, designed in accordance with Chapter 26, Article 26.13 of the Palm Desert Subdivision Ordinance as follows: a. Village Collector This four -lane loop road which provides access to the PC will have an 80-foot right-of-way and a 64-foot paved sec- tion. b. Residential Collector A two-lane residential collector, this roadway will have a 60-foot right-of- way with a 40-foot paved section. c. Private Local Streets These residential streets will provide access to the development areas and have a 44-foot right-of-way and two travel lanes in a 32-foot paved sec- tion. 2. Parking Standards All off-street parking and loading shall comply with the provisions of Chapter 25.58 of the Palm Desert Municipal Code. 3. Grading Standards It is the intent of this PC that graded areas will be contoured to blend with natural landform characteristics. A Master Grading Plan shall be submitted to and 18 approved by the City at such time as the Development Plan is submitted. Subsequent development/site plans shall be in confor- mance with the approved grading concept for the Villages of Bella Vista. Grading shall be in accordance with the City's applicable ordinance. 4. Design Standards Design concepts for planning and architectural elements shall be submitted as necessary to illustrate the intended community character. These may include special building line regula- tions, energy conservation proposals, theme establishing architectural styles, and othr design features of a similar nature. Included shall be the proposed development standards (i.e., permitted land uses, lot coverage, height and bulk requirements, signs, etc.) for each land use area and designation. Develop- ment to occur in phases shall be so indicated on the plan. 5. Landscape Standards Landscape materials shall enhance the major architectural design elements through the co- ordinated use of indigenous and introduced plant species, lighting, massing, etc. Land- scaping shall be in accordance with a Landscape Concept Plan submitted to and approved by the City prior to approval of the Development Plan. A community association shall be established which is responsible for landscape mainte- nance. 6. Fencing and Walls Fences and walls shall also be used on the perimeter of properties. ,to define property limits, separate use areas where appropriate, and provide on -site security. Fencing, walls and other structural barriers shall be designed of similar materials, colors and general style as the primary buildings on a site and be approved by the City's Design Review Board. 7. Signs Signs shall be used for the purpose of identification and direction. The design of permitted signs shall be architecturally 19 integrated with the building design. The design of identification and directional signs including the location, materials, colors, copy and the method of signing, size, and construc- tion shall be approved by the City in accor- dance with Chapter 25.68 of the Palm Desert Municipal Code. 7. Trash and Storage Areas All storage of cartons, containers and trash shall be shielded from view by containment within a building or within an area enclosed by a wall not less than six (6) feet in height and, if uncovered, not within forty (40) feet of any residential area. 20 IX. PLAN REVIEW REQUIREMENTS A. PURPOSE: This section is established to ensure that the overall purpose and intent of this Planned Commu- nity is satisfied and implemented in an orderly manner. All development within the Villages of Bella Vista Planned Community shall be subject to these regulations. B. DEVELOPMENT/SITE PLAN REVIEW After the establishment of the PC District Zone an application for approval of a Development/Site Plan which is in substantial conformance with the approved Villages of Bella Vista Land Use Devel- opment Plan shall be filed with the Planning Commission. A Development/Site Plan may cover all or a portion of the Planned Community. Review and approval of subsequent Development/ Site Plans shall be in accordance with the City's adopted Design Review Process. No building per- mit •shall be issued for any new building or structure unless a Development/Site Plan covering the area has been approved. C. DEVELOPMENT/SITE PLAN CONTENTS 1. The Development/Site Plan shall set forth the following: a. The exact boundaries and legal descrip- tion of the property to be developed. b. All proposed improvements that are to be constructed on the land and their precise locations including, but not limited to, all residential facilities, walls and fences, trash areas, streets, and walk areas. c. Common open space showing size, grades, and function upon completion. d. The location and dimension of all off- street parking facilities, public and private. 21 e. A tabulation of the percentage of total building coverage of the development. f. A tabulation of densities within each project area or sector. 2. Building elevations of typical architectural styles to be constructed. 3. A schematic landscaping plan indicating the type and size of plant material to be used and method of providing permanent maintenance to all planted areas and open spaces. 4. Floor plans of typical dwelling units, the unit size in square feet, and the amount of private open space in square feet. 5. If applicable, a subdivision map showing land divisions. The tentative and final subdivi- sion map shall comply with the City Subdivi- sion Ordinance and the State Subdivision Map Act. 6. A proposed construction schedule from ground breaking to occupancy. All common open space, as well as private recreational facilities, shall be specifically included in the construction schedule and be constructed and fully improved by the developer at an equivalent or greater rate than the construc- tion of residential structures. 7. Prior to approval of any Development/Site Plan, the following shall be submitted to and approved by the City of Palm Desert Design Review Board. a. Grading Plan b. Conceptual Landscape ,Plan X. LEGAL DESCRIPTION The legal description of The Villages of Rancho Bella Vista is as follows: Parcels 1, 2, 3, and 4 of Parcel Map No. 16259 as recorded in Parcel Map Book 89, Pages 35, 36, and 37, Official Records of Riverside County, California. 23 AREA* LAND USE / DENSITY RANGE TARGET DENSITY 1 2 3 4 5 6 7 8 9 10 10a 11 12 13 TOTALS LOW 3-6 LOW 3-5 MEDIUM 5-7 LOW 3-5 VERY LOW 1-3 LOW 3-5 MEDIUM 6-7 HIGH 7-18 HIGH 7-18 RESORT RESIDENTIAL RESORT RESIDENTIAL POTENTIAL REC AREA PALM VALLEY CHANNEL B.L M. DEDICATED NAT'L O. 8. W‘vc,;J((i ACRES DUs 5.0 17.5 87 3.0 50.5 151 6.0 35.0 210 3.5 25.0 87 1.0 44.5 44 4.5 27.5 123 7.0 17.5 122 7:4 24.5 181 7.4 35.5 281 13.5 - 47.0 5.0 29.0 303.0 4.5(Ava) 675.0 1266 .M.0. MINIM IOW ONE Exhibit A LAND USE DEVELOPMENT PLAN TELIVEM 1 �LLA r 16 RPNWIG CENTER 0 200 600 MT PLANNING COMMISSION RESOLUTION NO. 886 • AMA* LAND USE / DENSITY RANGE TARGET DENSITY ACRES DIN 1 LOW 3-6 2 LOW 3-6 3 MEDIUM 5-7 4 LOW 3-6 5 VERY LOW 1-3 6 LOW 3-6 7 M®MSI 6-7 8 MN 7-16 9 HIGH 7-16 10 RESORT RESIDENTIAL 11 12 13 TOTALS POTENTIAL AEC AREA PALM VALLEY CNANNEL OEOICATED NATL O. 5 5.0 173 67 3.0 50.8 161 6.0 36.0 210 33 26A 67 1.0 44.6 44 43 27.6 123 7.0 17.5 122 7.4 24.6 181 7.4 363 261 133 5.0 29.0 Oro, 4.6(AV6J 6760 120E Exhibit D LAND USE DEVELOPMENT PLAN MI VILAtE C7 3 :LLA7ESTA 7 11 If CLANMVG aNIER 0 s �400 iw