HomeMy WebLinkAboutRes No 1794PLANNING COMMISSION RESOLUTION NO. 1794
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND THE PROJECT AREA 4 SPECIFIC
PLAN WHICH IDENTIFIES THE NEED FOR PUBLIC IMPROVEMENTS,
SERVICES, PRIORITIES, ZONING, AND LAND USE POLICIES FOR
APPROXIMATELY 2260 ACRES DEFINED AS REDEVELOPMENT
AGENCY PROJECT AREA NO. 4 BOUNDED BY WASHINGTON STREET
ON THE EAST, FRED WARING DRIVE ON THE SOUTH, INDIAN WELLS
AND ELDORADO ON THE WEST AND COUNTRY CLUB DRIVE ON THE
NORTH. IN ADDITION, IT INCLUDES 200 ACRES BETWEEN COUNTRY
CLUB DRIVE AND I-10, WASHINGTON STREET AND TAMARISK ROW.
CASE NO. GPA 97-1, PROJECT AREA 4 SPECIFIC PLAN
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 18th day of March, 1997, hold a duly noticed public hearing to consider the Project
Area 4 Specific Plan; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedures to Implement the California Environmental Quality Act, Resolution No.
97-18", in that the Director of Community Development has determined that the project will
not create an adverse impact and a Negative Declaration of Environmental Impact has been
prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Planning Commission did find the
following facts and reasons to justify recommending to City Council approval of the specific
plan:
1. The policies and land uses contained within the Specific Plan promote the
logical, orderly and compatible development of the study area.
2. Proposed land use changes better reflect existing development patterns and
are more compatible with adjacent uses then existing designations.
3. The policies and land uses described in the Specific Plan are designed to
promote the health, safety and general welfare of the residents within the
study area and are consistent with the policies of the adopted General Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm
Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the commission in this case.
PLANNING COMMISSION RESOLUTION NO. 1794
2. That it does hereby recommend to the City Council approval of the Project
Area 4 Specific Plan, Exhibit "A", GPA 97-1 including land use map changes,
Exhibit "B", and a Negative Declaration of Environmental Impact, Exhibit "C",
as it pertains thereto.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 18th, day of March, 1997, by the following vote, to wit:
AYES: BEATY, CAMPBELL, JONATHAN, FERGUSON
NOES: NONE
ABSENT: FERNANDEZ
ABSTAIN: NONE
ATTEST:
PHILIP DRELL', Secretary
Palm Desert PI nning Commission
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USON, Chairperson
PLANNING COMMISSION RESOLUTION NO. 1794
EXHIBIT "A"
RDA PROJECT AREA 4 SPECIFIC PLAN
INTRODUCTION
The Project Area No. 4 Specific Plan was initiated by the City and Redevelopment Agency
to identify needs for public improvements and services, set funding priorities and reexamine
zoning and land use policies.
The planning area covers approximately 2,260 acres defined as Redevelopment Agency
Project Area No. 4 bounded by Washington Street on the east, Fred Waring Drive on the
south, Indian Wells and El Dorado on the west and Country Club Drive on the north. In
addition, it includes 200 acres between Country Club Drive and 1-10, Washington Street and
Tamarisk Row (not in a RDA project area).
Over 50% of the area is within seven gated residential communities ranging in size from 40
to 640 acres. Indian Ridge Country Club, Palm Desert Resort Country Club, Oasis Country
Club, Woodhaven Country Club, Desert Breezes, Whitehawk, and Golden Sun. Palm Desert
Country Club, a public street planned residential community, occupies 25% of the area.
With the exception of Indian Ridge Country Club, the area has been substantially built -out
under Riverside County prior to annexation to the city.
For planning analysis purposes, six subareas have been identified.
SUBAREA 1 The northwest corner of Washington Street and Fred Waring Drive, north to
Dudley Drive, west to Warner Trail.
SUBAREA 2 Palm Desert Country Club - A public street non -gated planned community
developed in the 1960's and 70's.
SUBAREA 3 Hovley Lane East - A major east -west arterial bisecting the study area.
SUBAREA 4 The southwest corner of Country Club Drive/Washington - A diverse mixture
of commercial, single family and multifamily uses.
SUBAREA 5 The four largest gated communities: Indian Ridge Country Club, Palm Desert
Resort Country Club, Woodhaven Country Club and Oasis Country Club.
SUBAREA 6 Area between Country Club Drive and 1-10. The area contains the largest tract
of undeveloped residential and commercial property.
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PLANNING COMMISSION RESOLUTION NO. 1794
GENERAL ISSUES
1. Land Use. Since the planning area is substantially built out with well defined
residential neighborhoods and commercial centers, land use conflicts are minimal.
Issues remain in area 1 and 6 where significant undeveloped property remains. The
plan will identify these issues in the specific subarea discussion. In resolving
potential land use conflicts, every attempt will be made to insure both compatibility
and economic feasibility of both adjacent uses.
2. Traffic Circulation and Public Works. The area includes three major east -west
arterials (Country Club Drive, Hovley Lane East, and Fred Waring Drive) and the west
half (Washington Street). As traffic on these arterials increases, new control
measures may be required to insure safe ingress and egress from residential side
streets and commercial centers.
Most of these public streets are over 20 years old, were constructed at less then
current design standards and are in need of repair or reconstruction.
3. Parks. The area is not presently served by a public neighborhood park. A private
recreation facility owned by the Palm Desert Country Club Association is available to
its members, but is under-utilized and may not be ideally suited to meet the changing
recreational needs of the community. Each of the gated country clubs provides high
quality specialized recreation (golf, tennis, etc.) which may not address all needs of
their residents and are not available to the general public.
There are a very limited number of available vacant sites for park development.
Potential park sites have been identified in subareas 1, 2 and 6. The advantages and
constraints of each site will be evaluated in the individual subarea discussions.
4. Bicycle and Golf Cart Paths. With special authority from the state legislation, the
City of Palm Desert is pursuing a program to promote electric golf cart usage for
general transportation on public streets in designated lanes and routes. With nine
golf courses within or in the immediate vicinity, there is a high percentage of golf cart
ownership in the project area. The city's long range plan links the project area with
the system via Hovley Lane East, Warner Trail and California Avenue. These golf cart
routes are also serve as bicycle paths linking the area to the city wide master plan.
5. Housing. Within the gated communities, CC&R's and well organized homeowners
associations insure housing quality. Palm Desert Country Club is less rigidly
organized and is experiencing some property maintenance problems. The Project
Area No. 4 preliminary report identified 356 units that are exhibiting deficient
conditions or defined as beginning to exhibit signs of deferred maintenance. There
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PLANNING COMMISSION RESOLUTION NO. 1794
were 254 units designated as deteriorated, showing signs of structural problems,
sagging roof walls or crumbling foundations, broken windows, electrical hazards, etc.
Due to the modest nature of its housing stock, Palm Desert Country Club provides
a significant opportunity for the provision of affordable single family housing.
The State Housing Law, Redevelopment Law, the General Plan Housing Element and
the Redevelopment Plan all require the City and Redevelopment Agency to diligently
implement programs to promote housing affordability for low and moderate income
families. Twenty percent of the property tax increment generated in the project area
must be spent for low/moderate income housing assistance. In addressing the City's
and Redevelopment Agency's legal obligations and the real housing needs of the
residents of the area, priority shall be given to programs which involve rehabilitation
of the existing housing stock and single lot infill construction. Multi -unit housing
developments will not be considered for RDA assistance until the rehabilitation and
single lot infill goals have been met.
6. Residential and Commercial Property Maintenance. Through adoption of the Property
Maintenance Ordinance, Ordinance 801, the City has committed to preserving the
quality of both commercial developments and residential neighborhoods.
The ordinance will be implemented by a comprehensive city-wide survey to identify
substandard property subject to ordinance. Property will be classified into three
categories:
a. "Deteriorated". Property falling significantly below acceptable neighborhood
standards clearly subject to abatement.
b. "At Risk". Properties marginally at or below acceptable standards but showing
a clear trend toward deterioration.
c. Property which meets acceptable standards.
Based on survey results, deteriorated properties will be prioritized for immediate
abatement. Owners and tenants will be notified of the nature of their violations, the
abatement process and will be referred to the Redevelopment Agency regarding
available assistance programs.
City staff will be available to provide technical assistance regarding cost effective
solutions to typical maintenance problems.
"At risk" property owners would also be contacted informing them of their marginal
status and of the availability of financial and technical assistance.
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PLANNING COMMISSION RESOLUTION NO. 1794
Information regarding implementation of property maintenance ordinance shall be
made available to the general public via the city newsletter, The Bright Side.
7. Utilities.
a. Overhead Power Lines. The area is primarily served with overhead facilities on
the major arterials and within Palm Desert Country Club. Service for new
subdivisions and the gated country clubs is underground. Some older lines
appear to be sagging.
While the ultimate goal is to underground all facilities, the costs involved make
it a lower overall priority compared to other public improvements. Where
funds are available, undergrounding along the arterial roadways will have
priority. Undergrounding of neighborhood service lines would be pursued in
response to property owner initiated assessment districts. Staff will work with
Southern California Edison to identify sagging lines and correct them when
possible.
b. Wireless Telecommunication Towers. The new wireless telecommunication
technology (i.e. PCS Personal Communication Systems) will require installation
of antenna towers throughout the city at heights of up to 70 feet. Although
the Telecommunication Act passed by the U.S. Congress provides for some
degree of local regulation, restrictions cannot have the effect of prohibiting the
service. Since current city ordinances do not effectively deal with this issue,
a specific telecommunication facility ordinance will be prepared which provides
for the least impacting antenna design, heights and location consistent with
good service. No towers shall be approved prior to adoption of the ordinance.
c. Sewer. Most of the area is served by sewers. City ordinance requires
properties to hook up at the time of ownership transfer if sewer lines are
available within 200 feet. Palm Desert Country Club Subarea 1 (Robin,
Mountain View and Delaware) is not currently served by sewer lines.
The city's goal is to extend service to all properties in the study area. The one
acre lot size in the Robin Road area allows for more effective use of septic
tanks and therefore immediate sewer extension is a lower priority.
8. Drainage. (From Preliminary Report for Project Area No. 4 - Rosenow, Spevacek
Group). There are existing storm drain facilities within the Project Area that carry
surface water runoff away from the Project Area. Surface water generated within
the Project Area is collected and emptied into either the Whitewater River Channel
which serves as a major stormwater channel for the City and the Coachella Valley,
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PLANNING COMMISSION RESOLUTION NO. 1794
or flow in a northerly direction to vacant property in the City where the water
percolates into the ground.
The Project Area generally has adequate existing drainage facilities to protect the area
from flooding. There are, however, areas of localized flooding that need storm drain
improvements to reduce the nuisance flooding condition that occurs periodically.
The City of Palm Desert's Public Works Department staff have identified three (3)
areas within the Project Area which require storm drains in order to eliminate
potential flood hazards. These areas include: (1) Warner Trail from Fred Waring Drive
to the Whitewater Channel; (2) Fred Waring Drive east and west of Warner Trail; and
(3) Washington Street from 42nd Avenue north and south as required. More study
may be undertaken in order to determine any additional improvements which are
needed. Standing water is evident throughout the Project Area, even during dry
periods. A master drainage plan is currently being proposed for the Palm Desert
Country Club/Bermuda Dunes area which will provide for the construction and
funding of required drainage improvements.
9. Police and Fire Protection.
The Palm Desert Police and Riverside County Fire officials indicate that the area is
currently adequately served by existing facilities.
If the city annexes territory to the east or north, additional police and fire facilities
might be necessary to serve this expanded responsibility of the city.
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PLANNING COMMISSION RESOLUTION NO. 1794
SPECIFIC AREA ISSUES, POLICIES
AND IMPLEMENTATION PROGRAMS
SUBAREA 1 Northwest Corner of Washington Street and Fred Waring Drive.
Due to the unique rural nature of the one acre lot subdivision in this subarea, a questionnaire
was mailed to property owners and residents on Mountain View, Delaware, Robin Road and
Latisha to determine their opinions and preferences regarding future development and land
use. On October 7 a community meeting was held to further discuss issues of concern to
this neighborhood. There was nearly a 50% response to the questionnaire and the meeting
was attended by over 30 property owners/residents. The recommendations in this section
were strongly influenced by the public input provided by the questionnaire and community
.meeting.
I. LAND USE:
Existing land uses in this subarea include the following: Desert Breezes, a 75 acre
gated planned community with detached single family homes, condominiums and
time share units (zoned PR-4, 4 units per gross acres); an area zoned R-1 9,000
(single family 9,000 square foot lot minimum) but divided primarily into one acre lots,
to depth of 300 feet, the west side of Washington Street is zoned R-3 2,000 to
4,000 (multifamily with density of 11 to 21 units per acre). There is a small five acre
commercial complex at the corner. Nineteen (19) acres directly adjacent north of
Desert Breezes is a vacant unsubdivided parcel zoned R-1 9,000 and R-3 2,000.
ISSUE I: Zoning Consistency
The existing R-1 9,000 zoning is not consistent with the predominant one acre
subdivision pattern. Under current zoning, each existing lot could be divided into four
parcels significantly changing the rural character of the neighborhood. Several of the
existing property owners stable horses which was permitted by the County prior to
annexation. The current R-1 zone does not permit horses.
POLICY:
Zones should reflect the predominant existing land use and subdivision pattern.
IMPLEMENTATION:
A change of zone shall be initiated for the one acre lot area from R-1 9,000 to RE
40,000 (Estate Residential District) which requires a minimum 40,000 square foot
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PLANNING COMMISSION RESOLUTION NO. 1794
lot size. The RE zone will be amended to provide for the keeping of horses as a
permitted use subject to a non -discretionary regulatory permit. The permit process
will include specific limitations on the number of animals and conditions under which
they are kept.
An inspection program will be initiated through the city's animal control program to
enforce these restrictions insuring impacts on adjacent properties are minimized.
Building setbacks in Section 25.14.080 shall be modified to create a minimum front
setback of 30 feet and minimum side yard of 15 feet.
Consideration shall be given to expanded home occupations which are compatible
with the rural nature of the area as a conditional use.
ISSUE II: Second Senior Units
As required by State law the Palm Desert Zoning Ordinance Chapter 25.21 provides
for the development of a second senior unit "granny flat" in single family zones. That
ordinance requires the second unit to be attached to the primary residence. While
this requirement makes sense on the typical 10,000 square foot lot, it is not a logical
restriction for lots over 40,000 square feet.
POLICY:
Large estate lots are a logical location for the development of limited second senior
units.
IMPLEMENTATION:
The RE zone shall be amended adding Second Unit Senior Housing as described in
Chapter 25.21 to the list bf conditional uses and providing an exception which allows
units to be detached with gross floor area limited to 50% of the primary dwelling, not
to exceed 800 square feet.
ISSUE III: Washington Street Frontage
To a depth of 300 feet, the Washington Street frontage is zoned for multifamily use.
The increasing traffic on Washington Street raises questions concerning the ultimate
compatibility and economic viability of small scale multifamily development in this
area. In the area there is currently a mixture of uses including offices, a church,
school and residential apartments. At the north end near Dudley Drive, there are a
number of land locked parcels (including a lot zoned R-1 9,000) which are only
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PLANNING COMMISSION RESOLUTION NO. 1794
accessible via easements to Washington Street (see issue IV). Other than the
frontage associated with the 19.5 acre parcel discussed below, there is only one
vacant lot with direct Washington Street frontage.
POLICY:
Land use policy and zoning should encourage uses which are compatible with the
high traffic intensity on Washington and the low intensity residential uses to the
west. Professional office zones have been shown to provide effective buffer uses
between high traffic corridors and low density residential neighborhoods. All the
existing developed uses appear to be compatible and should be allowed to continue
with full legal conforming status.
IMPLEMENTATION:
With the exception of the area described in issue III, initiate change of zone for the
Washington Street Frontage from R-3 to 0.P. The legal conformance process
described in Section 25.76.075 of the Zoning Ordinance shall be amended to include
multifamily uses in the office professional (0.P.) zone where a finding of compatibility
can be made.
ISSUE IV: 19.5 acre vacant parcel north of Desert Breezes
Property is currently zoned R-1 9,000 and R-3 2,000 (see above discussion).
Surrounding property owners have expressed concern about compatibility of the
ultimate development of the site. R-1 9,000 translates out to approximately 3.5
units/acre. The R-3 2,000 produces 21 units/acre. Total development potential of
the site under current zoning would be 55 single family homes and 99 apartments.
Adjacent land uses include an arterial roadway, Desert Breezes at four units/acre and
the Robin Road area with one acre lots and one acre lots backing from Mountain
View.
POLICY:
Land use zoning designations should attempt to be compatible with all adjacent land
uses.
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PLANNING COMMISSION RESOLUTION NO. 1794
IMPLEMENTATION:
OPTION 1:
Rezone Washington Street frontage from R-3 2,000 to R-1 9,000. Maintain balance
of property R-1 9,000. Public access to this area shall be from Washington Street.
A cul-de-sac shall be created at the end of Robin Road with an emergency vehicle
gated access serving both Robin Road and the new subdivision.
OPTION 2:
Consider redesignation to open space and public acquisition as a neighborhood park
(see park discussion).
ISSUE V: Dudley Drive Area
Dudley Drive is a 500-foot dead-end street which provides access to an office
building and apartment complex on Washington Street and four residential parcels to
the west (three of which are designated multifamily and the fourth single family).
There is one poorly maintained single family home west of the office building and a
well maintained home on a 1.66 acre estate lot behind the apartment complex. The
residential parcels are isolated from Palm Desert Country Club by an 8-10 foot block
wall and only have access to Washington Street via Dudley Drive or a private road
to the south. While the adjacent apartment complex is well maintained and
successful, it is neither likely or logical that the isolated residential parcels to the
west will be developed or maintained under the current designations. The property
owner of the estate lot and the vacant parcels has professional office designation.
Homeowners on Cardiff Street have indicated a preference for professional offices
over apartments, assuming the project design includes a 20 foot landscaped buffer
adjacent to their rear wall. The existing block wall inherently provides a significant
sound and visual buffer. "'
POLICY:
Based on the overall development trend on Washington Street and property owner
preferences, it is appropriate that the General Plan Land Use Designation for this area
be changed to Professional Office.
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PLANNING COMMISSION RESOLUTION NO. 1794
IMPLEMENTATION:
The area including the isolated parcel shall be rezoned to Office Professional
contingent on the understanding that any office development precise plan includes
all vacant properties and demonstrates compatibility with existing adjacent land uses.
II. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE I: Left turn access from Desert Breezes to Fred Waring Drive
Traffic levels on Fred Waring have made it increasingly difficult and dangerous to left -
turn exit from Desert Breezes to eastbound Fred Waring. The large Southwest
Community Church facility on the south side of Fred Waring has been designed with
its main entrance aligned with the Desert Breezes entrance.
POLICY:
If justified by traffic volume warrants or accident history, left turn access from side
streets to major arterials shall be controlled via signals or prohibited by median control
structures which allow only left turn entrance but only right turn exit.
IMPLEMENTATION:
1 . Conduct warrant study of existing conditions and forecast potential increase
for Southwest Community Church to determine feasibility of a signal.
2. Discuss issue with the County and church to determine funding sources.
ISSUE II: Multiple left turn access to northbound Washington Street
As is the case with Fred Waring Drive, left turn access to Washington is becoming
more difficult and dangerous.
POLICY:
Control left turn exits where traffic levels and accident data warrants.
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PLANNING COMMISSION RESOLUTION NO. 1794
IMPLEMENTATION:
1. Conduct studies of accident history.
2. In cooperation with the County, design median structures to control left turn
exits.
ISSUE III: Completion of road improvements for Delaware, Mountain View and
Latisha
This one acre lot subdivision was originally developed without paved streets. In
1989 Robin Road was paved with curb and gutter pursuant to a County assessment
district. Delaware, Mountain View and Latisha will be paved through a South Coast
Air Quality Management District PM10 grant. The grant will not include concrete
curb or gutter (asphalt curb will be constructed).
These streets cut through from Washington to Warner Trial. As congestion at the
Washington/Fred Waring intersection increases, these newly paved streets will
provide a convenient short cut to westbound Fred Waring via Warner Trail.
POLICY:
1. Public streets shall be ultimately improved to city standards including curb and
gutter.
2. Local streets shall be designed to discourage non -local through traffic.
IMPLEMENTATION:
1. With the exception of emergency vehicle access, Delaware Place and Mountain
View shall be closed to auto traffic 300 feet west of Washington Street prior
to the completion of the paving project.
2. Completion of full road improvements including curb and gutter shall be a
lower priority and deferred until funding sources become available.
ISSUE IV:
Street lighting at Fred Waring/Washington intersection (Currently there
is no street lighting at the intersection of Washington and Fred Waring
Drive)
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PLANNING COMMISSION RESOLUTION NO. 1794
POLICY:
All arterial intersections should include traffic safety lighting.
IMPLEMENTATION:
The City shall coordinate with the County and La Quinta for planning, engineering,
funding and installation of safety street lighting at Fred Waring and Washington
Street.
III. PARKS
ISSUE I: The area is not served by any public parks
The 19.5 acres vacant site north of Desert Breezes is one of the few large vacant
parcels in the study area and provides significant opportunities for recreational
development. It is large enough to accommodate a wide variety of facilities designed
for all age categories with ample parking. The front 300 feet adjacent to Washington
Street could be developed with relatively intensive uses without adversely impacting
adjacent properties. The balance of the site would require careful design to address
noise, lighting and security concerns of residents of Desert Breezes, Robin Road and
Mountain View. While primary access to the park would be from Washington Street,
a secondary entrance should also be developed to provide direct access via the
interior local street system. A one acre parcel on Mountain View owned by the
Coachella Valley Water District may be available as access.
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PLANNING COMMISSION RESOLUTION NO. 1794
POLICY:
All areas shall have convenient access to neighborhood parks designed to meet the
specific needs of the residents.
IMPLEMENTATION:
Establish a neighborhood recreation advisory subcommittee reporting to the Project
Area 4 Committee and the Parks and Recreation Commission to determine recreation
needs and analyze prospective park sites including the 19.5 acre parcel.
Emphasis would be placed on the development adjacent to the Washington Street
frontage. If the 19 acre site is determined to be the best alternative, design and
funding mechanisms would be created to develop and maintain the facility. Since the
site is easily accessible by residents of La Quinta and Indian Wells, joint funding of
the facility should be pursued with these cities.
HOUSING:
By their nature, the one acre parcels do not lend themselves to affordable housing.
The primary issue in the area will be to maintain housing quality.
POLICY:
Through adoption of the Property Maintenance Ordinance the City has committed to
preservation of neighborhood quality and improvement of substandard conditions.
IMPLEMENTATION:
A designated code enforcement officer will identify violations of the Property
Maintenance Ordinance;' and pursue enforcement. See general discussion for
implementation strategy.
SUBAREA 2 Paim Desert Country Club
The Palm Desert Country Club was developed in the 1960's and 1970's as an ungated,
public street senior citizen planned residential community. It includes a 27 hole privately
owned full length golf course and a homeowners association community center. The
development is predominately comprised of modest two and three bedroom single family
homes, many of which back out onto the golf course.
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PLANNING COMMISSION RESOLUTION NO. 1794
I. LAND USE:
The country club is built -out with relatively homogeneous single family homes on
6,000 square foot lots. The current R-1 9,000 zoning requires minimum 9,000
square foot lots in new subdivisions. Commercial development is confined to the
southwest Hovley Lane East/Washington Street intersection and Avenue of the
States. Multifamily apartments are located in discreet areas on Michigan Avenue,
California Avenue and Washington Street. In general, significant land use conflicts
are rare.
II. TRAFFIC/CIRCULATION:
ISSUE: Speed Control
The circulation system for Palm Desert Country Club was designed with long
intersecting through streets which have a tendency to encourage speeds in excess
of the limit. Speeding problems have been observed on Warner Trail, California and
New York/Virginia.
POLICY:
Given the existing street pattern, there are few effective strategies for lowering
speeds other than enforcement. Stop signs which are not justified by cross traffic
increase noise, exhaust emission levels, do not significantly reduce overall speed
levels, and foster disrespect for traffic laws.
IMPLEMENTATION:
1. City Engineer shall identify intersections where traffic volumes warrant stop
signs
2. Speed studies shall be conducted to identify priority streets for enforcement.
ISSUE: Street Lighting
Extensive street lighting was installed throughout the Palm Desert Country Club by
the original developer. The lights are maintained through a lighting and landscape
maintenance district.
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PLANNING COMMISSION RESOLUTION NO. 1794
ISSUE: Street Repairs
Most of the local streets within Palm Desert Country Club are generally over 20 years
old and are in need of repair. The original construction specifications and roll curbs
and gutters do not comply with current city standards.
POLICY:
To the greatest extent feasible, street surfaces shall be brought up to city standards.
Although the roll curbs do not meet current city standards, their replacement should
not be a high priority.
IMPLEMENTATION:
A comprehensive street condition study shall be conducted by the Department of
Public Works as part of their PMS (pavement maintenance system) program, resulting
in a priority schedule for street repairs. Depending on condition, street will be
designated for slurry seal, resurfacing or reconstruction.
ISSUE: Fred Waring Drive Parkway Improvements
With the exception of 1,000 feet of new sidewalk between Warner Trail and Elkhorn
Trail, the one mile of parkway between Warner Trail and California is devoid of
improvements or maintenance other then weed abatement. The rear walls of
adjacent homes are inconsistent in terms of material, design and condition. In
general, the parkway presents an unacceptable public image for the city and project
area along this important arterial.
POLICY:
All public arterial parkways shall be brought up to current design standards including
sidewalks and drought tolerant landscaping and attractive perimeter walls.
IMPLEMENTATION:
1. Initiate the design process for parkway landscaping including alternatives to
economically integrate the existing walls.
2. Investigate possible funding sources for construction and maintenance
including community development block grants and assessment districts.
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PLANNING COMMISSION RESOLUTION NO. 1794
3. Fence provisions of the property maintenance ordinance shall be enforced
where appropriate.
4. Wall and landscape plan shall be designed to discourage graffiti. Graffiti
abatement program shall utilize paint to consistently match original wall color.
III. PARKS:
ISSUE:
The area is not currently served by a neighborhood park. The nearest city park
facility is at Magnesia Falls and Portola, nearly four miles away. There is a 4.5 acre
recreation facility owned and operated by the Palm Desert Country Club Association
on California at Avenue of the States, containing two swimming pools, spa, 8,000
square foot building complex, rose garden and parking lot. The facility is primarily
oriented towards senior citizens and is under utilized. There are virtually no facilities
for children or young adults. Negotiations between the City and the Association
concerning acquisition and development of a public park and recreation facility on the
site were not successful. There remains some opportunity for City/Association
cooperation to improve and expand this facility. Through redesign of the excessively
large parking lot and utilization of vacant areas adjacent to the rose garden, additional
facilities could be added to significantly increase the public recreational value to the
project area.
POLICY:
Priority shall be given to developing a neighborhood park accessible to and meeting
the broad recreational needs of the Palm Desert Country Club residents.
IMPLEMENTATION:
City and Recreation and Park District staff shall prepare conceptual plans and
evaluate the advantages of sites in the specific plan area for presentation to the Parks
and Recreation Committee and Project Area 4 Recreation Subcommittee. Depending
on the results of that evaluation, the respective property owners would be contacted
concerning the availability and terms for use of their properties.
HOUSING:
The area is predominately developed with modest single family detached homes built
in the 1960's and 70's. While the majority are well maintained, a growing number
are falling into disrepair, through neglect, foreclosure or abandonment. The majority
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PLANNING COMMISSION RESOLUTION NO. 1794
of the 610 deficient or deteriorated units identified in the Project Area No. 4
Preliminary Report were in this subarea. Less than 40% of the units in the area are
owner occupied. This high incidence of absentee ownership may contribute to the
growing property maintenance problem.
The subarea also includes two older apartment complexes located on Michigan Drive
between Idaho and Warner Trail and on California and Elkhorn Trail. These projects
serve primarily low and very low income households. The area, which is substantially
built out, contains scattered vacant single family lots.
POLICY:
Through the General Plan Housing Element, Property Maintenance Ordinance and
Redevelopment Plan, the city is committed to preserving housing quality and
affordability. The modest nature of the housing stock in Palm Desert Country Club
provides a unique opportunity to advance both of these goals.
IMPLEMENTATION:
A. A comprehensive survey shall be conducted to locate vacant lots and
deteriorated units and identify the occupancy circumstances (i.e. owner
occupied, renter, vacant, abandoned, for sale, foreclosure, etc.). Depending
on individual circumstances properties will be evaluated for inclusion in the
city's RDA's affordable housing program which may include:
1 . Rehabilitation loans for existing low/moderate income owner occupied
units.
2. Rehabilitation loans for rental properties when owners commit to
low/moderate income rental restrictions.
3. Self-help rehabilitation where RDA purchases deteriorated property,
contracts with nonprofit housing corporation to supervise low income
home buyers in the rehabilitation of their own homes.
4. Self-help new infill construction. As a secondary priority vacant infill
parcels would be purchased by the RDA and developed through a
nonprofit self-help housing program.
B. The existing multifamily projects shall be periodically monitored to insure they
provide a quality residential environment and to determine if conditions warrant
19
PLANNING COMMISSION RESOLUTION NO. 1794
public intervention or if opportunities exist for inclusion in the city's affordable
housing program.
SUBAREA 3 Hovley Lane East
This subarea includes only the east -west arterial (formerly 42nd Avenue) which bisects the
study area and extends from Cook Street to Washington Avenue. The portion east of Oasis
was developed as part of Palm Desert Country Club in the 1960's. The street did not
become a functioning uninterrupted arterial until the section between Eldorado Drive and
Oasis were completed in 1995 in connection with the development of Indian Ridge Country
Club. What had been a relatively quiet access for the adjacent country clubs was
transformed into a major east -west alternative to Country Club Drive.
I. TRAFFIC/CIRCULATION/RIGHT OF WAY IMPROVEMENTS
ISSUE: Speed Control
The low level of cross traffic on this arrow straight arterial tends to encourage
speeding.
POLICY:
Targeted enforcement of the posted speed limit shall be the primary strategy for
controlling excessive speed.
ISSUE:
Now that Hovley Lane East has been transformed from a quiet back street to a major
arterial, the increasing speed and volume dictate significant design changes,
resurfacing and reconstrlction of the older portion of the roadway. The south side
parkway is undeveloped.
Perimeter block walls between Idaho Street and Warner Trail are crumbling and
painted with mismatched colors as a result of graffiti abatement. Between Warner
Trail and Kansas Street walls are a disorganized combination of block and wood in
varying stages of deterioration.
Since country club maintenance workers are not allowed to park within the clubs,
they are to park outside the gates on Hovley. On the south side, workers currently
drive over the curb and park in the dirt parkway. On the north they park adjacent to
the club entrance creating sight obstructions for residents turning onto Hovley.
20
PLANNING COMMISSION RESOLUTION NO. 1794
POLICY:
The upgrading of Hovley Lane East shall have first priority for Redevelopment Agency
funding. All road improvements designs in the area shall be submitted to the Project
Area Committee for review and comment at earliest stage and shall take into account
the ultimate design goals for the roadway.
IMPLEMENTATION:
1. Left/Right Turns. Lane striping shall include a center turn lane to facilitate both
entrance to and exits from side streets.
2. Where feasible right turn deceleration lanes shall be included.
3. Since Hovley Lane East is the designated golf cart/bike lane access to the
study area, it is important to provide for these facilities in the reconstruction
design.
4. Reconstruction plan shall provide for ultimate parkway landscaping and
sidewalks including a program to encourage a unified perimeter wall design
between Idaho Street and Kansas Street. Program would involve financing
mechanisms and enforcement of the wall maintenance requirements of the
property maintenance ordinance. The ultimate goal shall be an attractive, low
maintenance wall and landscape plan designed to discourage graffiti. Anti -
graffiti wall coatings shall be utilized to avoid the mismatched paint problem
which currently exists.
5. The country club associations shall be encouraged to provide on -site parking
facilities for their maintenance employees.
Curbs shall be pairt'ted red adjacent to country club entrances and side streets
prohibiting parking and providing for improved visibility and
deceleration/acceleration lanes.
6. The city shall work with the City of Indian Wells and Sunrise Company to
complete the mile long south half -street between Oasis Country Club and the
Coachella Valley Water District facilities.
SUBAREA 4 Southwest corner of Washington Street/Country Club Drive
The 160 acres at the southwest corner of Country Club Drive and Washington Street
contain a collection of uses including a gated single family subdivision (Whitehawk), a
21
PLANNING COMMISSION RESOLUTION NO. 1794
manufactured housing subdivision (Golden Sun Estates), a partially developed 20 acre
commercial center, timeshare development currently operated as an extended stay hotel
(Sun Dunes Villas), and two apartment complexes (Royal Palms and Desert Oasis).
I. LAND USE:
Current development in the area is in general conformance with designated land uses.
With the south half of the Whitehawk subdivision currently under construction the
only remaining vacant land in the subarea includes seven acres of PC-2 District
Commercial property at the corner and 34,000 square feet at the east side of Desert
Dunes Villas facing Washington Street.
ISSUE I:
The seven acres of vacant property associated with the corner commercial center
was originally approved as a supermarket site. There has been no interest to develop
and market from any of the major supermarket chains. Being adjacent to the
redesigned Washington Street/I-10 freeway interchange, the corner is under
consideration for designation as yet to be created: Freeway Commercial Zone. This
zone would be designed for freeway -oriented traffic and could include provisions
allowing drive -through fast food restaurants, gas stations closer than 500 feet apart
and high quality tourist serving facilities.
POLICY:
Land use designation should encourage commercial development oriented to freeway
offramp traffic but consistent with Palm Desert's image and quality design
philosophy. Gas station site plans shall incorporate reverse orientation where
associated buildings occupy street frontage and fueling aisles face inward.
IMPLEMENTATION:
Designate corner Freeway Commercial Zone.
ISSUE II:
Directly south of the commercial corner, Sun Dunes Villas is a 48 unit complex
originally developed as a timeshare project but what is now managed as an extended
stay hotel. The units are all at least 400 square feet and all contain kitchens.
Minimum stay is one week with many guests staying 3-4 months. The owners wish
to add more units on the 34,000 square foot vacant area fronting Washington. The
existing R-3 multifamily zone on the property permits 18 units per acre allowing
22
PLANNING COMMISSION RESOLUTION NO. 1794
approximately 120 units on the five acre site. The existing project density is ten
hotel units per acre. The proposed expansion which could include a general
upgrading of the entire property is well within zoning limits.
POLICY:
Older hotels should be encouraged to update their facilities and expand to the extent
necessary for economic viability.
IMPLEMENTATION:
None Required.
HOUSING:
The subarea contains a wide variety of housing types catering to a broad range of
incomes. The properties appear well managed and maintained.
POLICY/IMPLEMENTATION:
Existing projects will be monitored to insure continued quality and to identify
opportunities for inclusion in the city's affordable housing program.
SUBAREA 5 Country Clubs
This subarea includes four gated country clubs of which Woodhaven, Oasis and Palm Desert
Resort are complete. Indian Ridge Country Club has completed approximately one third of
their 1280 approved units.
I. LAND USE:
All the country clubs have been developed pursuant to unified plans and are
consistent with city zoning. Internally, homeowners associations regulate and
maintain the property quality through their HOA fees and CC&Rs.
ISSUE:
The main external impact of country club activities is their practice of restricting
service and construction worker vehicle access through their gates. As a result,
street parking problems often occur adjacent to their rear entrances. This is a
particular problem on Hovley East at the Woodhaven entrance where employee cars
23
PLANNING COMMISSION RESOLUTION NO. 1794
have historically driven over the roll curb on the south side of the street and park in
the parkway.
POLICY:
Gated communities shall be encouraged or required where possible to provide on -site
parking for construction/maintenance workers.
IMPLEMENTATION:
City staff shall work with the respective homeowners associations to develop
mutually acceptable parking solutions.
11. TRAFFIC/CIRCULATION/PUBLIC IMPROVEMENTS
ISSUE:
Woodhaven left turn access to Washington Street. Increasing traffic on Washington
Street has made left turn exits increasingly difficult.
POLICY:
Unless strict traffic warrants can be met the preferred solution to side street access
to major arterials is median island left turn control versus traffic signals. These
median structures typically permit left turn entrance but only right turn exit.
IMPLEMENTATION:
The City Traffic Engineer shall monitor traffic volumes and accident records and
determine appropriate left turn control alternatives in consultation with the
Woodhaven Homeowners Association.
ISSUE: Lack of parkway landscaping on the west and south side of Palm Desert
Resort Country Club
When the Palm Desert Resort Country Club was developed in the late 1970's and
1980's there were no provisions within the County conditions of approval for
parkway landscaping on the west and south sides, (Oasis Country Drive which didn't
exist and 42nd Avenue, now Hovley East). While the developer was required to
construct the Oasis half street it was believed that the blowsand impacts from the
vacant Indian Ridge site made landscaping impractical to maintain.
24
PLANNING COMMISSION RESOLUTION NO. 1794
In 1985 and 1987 the developer approached the Palm Desert Resorter Association
with offers to install parkway landscaping if the association would provide
maintenance. These offers were not accepted.
POLICY:
All residential projects within the city are required to install and maintain parkway
landscaping either through their association or a lighting and landscaping maintenance
assessment district.
IMPLEMENTATION:
The City/RDA staff shall initiate discussions with the Palm Desert Resorter
Association to investigate available financing alternatives to facilitate installation and
maintenance of parkway landscaping.
SUBAREA 6 North Side Country Club
Although not within the redevelopment project area, the north side of Country Club Drive
between Washington Street and Tamarisk Row Drive is functionally a part of the East Palm
Desert planning area. It also contains the last large undeveloped residential and commercial
properties in the study area.
I. LAND USE:
ISSUE I: Land use of 115 acre vacant parcel at northeast corner of Country Club
Drive and Tamarisk Row Drive
The property is currently zoned R-1 12,000 which was consistent with the County
zoning at annexation. A:noise study on the property conducted in 1989 concluded
that combined noise exposure from 1-10 traffic and the railroad in excess of 65 db
CNEL extended 910 feet from the tracks and 2100 feet at 60 db CNEL. Due to
atmospheric conditions, noise levels did not decrease significantly at night. Maximum
acceptable noise levels for residential areas identified in the Palm Desert Municipal
Code Section 9.24.030 are 55 dba daytime (7:00 a.m. to 10:00 p.m.) and 45 dba
night time (10:00 p.m. to 7:00 a.m.). The 60 dba contour measured from Country
Club Drive extended 200 feet into the property in 1989 and as a result of increased
traffic would extend 296 feet in the year 2000.
In 1990, the property owner requested a County Comprehensive General Plan
Amendment and Change of Zone from single family residential to Industrial Park.
25
PLANNING COMMISSION RESOLUTION NO. 1794
Although the noise levels for the entire site identified in the project EIR exceeded
residential standards the application was denied due to incompatibility with adjacent
residential uses, traffic and other unmitigated environmental impacts. Later in 1990,
the property owner filed a pre -annexation zoning application with the City for a
similar industrial/professional office designation. Due to opposition from surrounding
residential uses, the request was denied, annexed as R-1 12,000 and remains vacant.
In a similar location adjacent to the tracks and 1-10 east of Portola, a preliminary
noise study indicated the necessity for a continuous 18 foot high masonry sound wall
to reduce the existing noise level to the residential standard.
POLICY:
Permitted land uses should be compatible with both the physical conditions of the
site and surrounding land uses. The zoning on the property should allow uses along
the railroad tracks which are compatible with the high noise environment and which
act to economically mitigate existing impacts for the southern half of the property.
IMPLEMENTATION:
The northern 500-600 feet of the property shall be redesignated for an industrial use
either Service Industrial (SI) or Planned Industrial (PI). The balance of the property
would be designated R-1 (8,000 or 12,000).
This design .would permit noise tolerant uses adjacent to the railroad tracks which
would ultimately serve as noise mitigation for the residential zone. The industrial park
or service industrial subdivision design would provide for building pads which create
a continuous 18 foot high sound barrier. Ideally, primary access to this area could
be provided through the existing industrial/office park to the east. Emergency access
could be provided from Tamarisk Row Drive.
ISSUE II:
Commercial property at northwest corner Country Club/Washington. The northwest
corner of Country Club Drive and Washington includes approximately 25 acres of
vacant land zoned Planned District Commercial (PC-2), five acres at the corner and
20 acres west along Country Club. The completion of the redesigned Washington/I-
10 interchange has stimulated development interest from business oriented to
freeway traffic. Specifically these include fast food restaurants (with drive throughs)
and gas station/convenience stores. Of primary concern to these businesses is
visibility to freeway traffic. Each of these features common to freeway oriented
developments are at odds with specific prohibitions with the city's zoning ordinance.
26
PLANNING COMMISSION RESOLUTION NO. 1794
All commercial zones prohibit drive through restaurants. Section 25.56.330 requires
a 500 foot minimum distance between gas stations, effectively limiting an
intersection to one station. Since a Mobile station is already on the southwest corner
a gas station could not locate on the northwest corner. The current sign code limits
freestanding signage to ten feet which is insufficient for freeway visibility.
POLICY:
Zoning requirements and restrictions should allow for the unique requirements of
freeway oriented businesses.
IMPLEMENTATION:
A Freeway Commercial zone shall be created and added to the City Zoning
Ordinance. Areas adjacent or within the immediate vicinity of freeway off -ramps
shall be re -designated to this new zone.
II. PARKS:
ISSUE I: This subarea's large vacant parcel represents the last opportunity to
develop a significant regional recreational facility in eastern Palm Desert
POLICY:
While a regional facility may ultimately be appropriate for this area, other recreation
projects dictate that it be a lower priority.
IMPLEMENTATION:
Feasibility of inclusion of a recreational facility shall be considered in conjunction with
any future development proposed for the property.
27
PLANNING COMMISSION RESOLUTION NO. 1794
VICINITY MAP
28
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CITY OF PALM DESERT Case No. GPA 97-1 PLANNING COMMISSION
RESOLUTION NO. 1794
3�J
Date !larch 18, 1997
PLANNING COMMISSION RESOLUTION NO. 1794
EXHIBIT C
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: GPA 97-1, The Project Area 4 Specific Plan
APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: The Project Area 4 Specific Plan which identifies the
need for public improvements, services, priorities, zoning, and land use policies for
approximately 2260 acres defined as Redevelopment Agency Project Area No. 4 bounded
by Washington Street on the east, Fred Waring Drive on the south, Indian Wells and
Eldorado on the west and Country Club Drive on the north. In addition, it includes 200
acres between Country Club Drive and 1-10, Washington Street and Tamarisk Row.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
1/4
March- 18, 1997
PHILIP DREL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
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