HomeMy WebLinkAboutANNEXATIONS COUNTRY CLUB DRIVE/MONTEREY AVENUE/COOK STREET NO 5 1978 CITY COUNCIL
ORDINANCE NO. 187 EXHIBIT A
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PLANNING COSLfISSION RESOLUTION NO. 367
A RESOLUTION OF THE PLANNING C0MIMISSIO? OF TIIE
CITY OF PALM DESERT , CALIFORNIA , REC0IL.IENDING AP-
PROVAL TO THE CITY COUNCIL FOR A PLANNING COMIMIS-
SION INITIATED CIIANGE OF ZONE FR0M ' S ' TO PC(2 ) ,
R-2 8 , 000( 8) , R-1-12 , 000 , PR-4 , PR-5 , AND O. S . ,
UPON ANNEXATION ON PROPERTY KNOWN AS CITY ANNEXA-
TION NO. 5 .
WHEREAS , the Planning Commission of the City of Palm Desert .
California, did hold a duly noticed Public Hearing on the 17th day of ?Lly, 1978
and a continued Public Hearin' on the 14th day of June, 1978, to consider a Planning
Commission initiated prezoning from 'S' (Study) to P.C.(2)(U.A. ) (Planned Commercial,
District, Upon Annexation) , R-2 8,000(S)(U.A. ) (Single-family residential , 3,000 sq. ft .
min. lot area, min . 8, 000 sq . ft . /du, Upon Annexation) , R-1 12 , 000 (U.A . )
(Single-family residential , 12, 000 sq. ft . min . lot area , Upon Annexa-
tion) , PR-5(U .A. ) (Planned Residential , max: - 5 du/acre , Upon Annexation) ,
PR-4(U.A . ) (Planned Residential , max. 4 du/acre, Upon Annexation ) , O.S .
(U.A. ) (Open Space , Upon Annexation), PR-3(U.A . ) (Planned Residential ,
max. 3 du/acre, Upon Annexation), PR-10(U.A. ) (Planned Residential , max.
10 du/acre, Upon Annexation) or any other zone deemed appropriate on
property generally located between Country Club Drive and the White-
water Storm Channel and between :Monterey Avenue and Cook Street , and
more particularly described as :
Beginning at a point in the northerly boundary land of
the City of Palm Desert , County of Riverside, State of
California said point being the common I- Section , corner
of Section 7 and 8, Township 5 south, Range 6 east , San
Bernardino base and meridian . Said point also being in
the boundary line of the City of Rancho Mirage of said
Riverside County .
THENCE northerly along the aforementioned common Section
line of Sections 7 and 8 and along the easterly
boundary line of the City of Rancho Mirage , a dis-
tance of 2 , 652 . 82 feet to the common section corner
of Sections 7 and 8 and Sections 5 and 6.
THENCE north 89' 33 ' 48" east along the northerly line of
the aforementioned Section 8, a distance of 2 ,629 . 98
feet to a point .
THENCE north 89' 42 ' 08" east , along the northerly line of the
aforementioned Section 8 , a distance of 2 , 670. 86 feet
to the northeasterly corner of said Section 8 said
point being the common corner of Sections 8 and 9 , said
point also being the centerline intersection of Por-
tola Avenue and Country Club Drive.
THENCE continuing north 89' 42 ' 00" east along the northerly
line of said Section 9, a distance of 5, 307 . 00 feet to
a point . Said point being the northeasterly corner
of said Section 9, said point also being the centerline
intersection of Cook Street and said Country Club Drive .
THENCE south 000 06 ' 00" west along the easterly line of the
aforementioned Section 9 , a distance of 3, 979 . 72 feet
to a point . Said point also being the most northeasterly
corner in the boundary line of the City of Palm Desert .
THENCE continuing along the boundary line of the City of Palm
Desert the following courses and distance . Thence south
of 89' 46 ' 32" west , a distance of 3 , 981 . 26 feet .
THENCE south 000 07 ' 20" west , a distance of 1 , 325 . 52 feet .
THENCE south 890 48 ' 00" west , a distance of 1 , 327. 45 feet .
PLANNING COMMISSION
RESOLUTION NO. 387 Page Two
THENCE south 000 01 ' 50" west , a distance of 1 , 592 . 03 feet .
THENCE north 760 32 ' 56" west , a distance of 0 , 166 . 84 feet .
THENCE north 000 09 ' 12" east , a distance of 2 , 168 . 56 feet .
THENCE north 89 45 ' 08" east , a distance of 3 , 052 . 69 feet .
THENCE north 88o 06 ' 40" east , a distance of 660. 00 feet .
THENCE south 890 45 ' 08" west , a distance of 1 , 325 . 00 feet .
THENCE north 00' 06 ' 40" east , a distance of 664 .68 feet .
THENCE south 899 44 ' 27" west, a distance of 3 , 977. 43 feet
to the point of beginning.
WHEREAS , said application has met the requirements of the
"City of Palm Desert Environmental Quality Procedure Resolution
No . 78-32, " in that an expanded initial study was developed for the
project ; and on this basis a negative declaration was issued and
the appeal period has expired; and,
WHEREAS , at said Public Hearing , upon hearing and considering
all testimony and argument did find the following facts and reasons
to exist to revise its initial proposal to as shown on the attached
Exhibit labeled Exhibit A:
1 . The revised recommendation does conform to the Palm
Desert General Plan to a greater degree than the
initial recommendation .
2 . The revised recommendation is more compatible to exist- 1
ing and proposed zones in the area. 111
3 . The revised recommendation provides increased mitigation
measures considered appropriate after review of an ex-
panded initial study conducted on the project .
4 . The revised recommendation would better meet the objec-
tives of the Palm Desert adopted General Plan .
5. The application of Planned Zones on a majority of the
subject property provides the City the vehicle by which
to control development in terms of timing; mitigation
measures related to blowsand and protection of unique
animals and landforms; and, compatibility of development
to City Standards.
6. The area being considered for prezoning is considered
a logical expansion of the Community , and the recommended
zoning designations are considered compatible to the
existing development in the Community.
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 con-
stitute the findings of the Commission in this case ;
2 . That it does hereby recommend approval to the City
Council of a Change of Zone as shown on Exhibit A attached hereto.
PLANNING COMMISSION
RESOLUTION NO. 367 Page Three
PASSED, APPROVED, and ADOPTED at a regular meeting of the
Planning Commission of the City of Palm Desert , California , held on
the 14th day of June, 1978 , by the following vote , to wit :
AYES : BERKEY, FLESHMAN , KRYDER
NOES : KELLY, SNYDER
ABSENT: NONE
ABSTAIN: NONE
GEORGE BERKEY, Chairman
ATTEST:
PAUL A . WILLIAMS, Secretary
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PLANN'ISG CO`nIISSIOy t
RESOLUTION NO. 367 ES?lIBIT s
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CITY OF PALM DESERT
STAFF REPORT
To: Planning Commission
Report On : Change of Zone for Proposed Annexation No. 5
Case No. : C/Z 01-78
Applicant: PLANNING COMMISSION INITIATED
Date: May 17, 1978
I. REQUEST:
Consideration of a Planning Commission initiated Change of Zone from
'S' (Study) to P.C. (2) (U.A. ) (Planned Commercial , District, Upon An-
nexation) , R-2 8,000(8) (U.A. ) (Single-family Residential , 8,000 sq. ft.
min. lot area, min. 8,000 sq. ft./du, Upon Annexation) , R-1 12,000 (L.A. )
(Single-family ,Residential , 12 ,000 sq. ft. min. lot area , Upon Annexa-
tion) , PR-5 W.A. ) (Planned Residential , max. 5 du/acre , Upon Annexation) ,
PR-4 (U.A. ) (Planned Residential , max. 4 du/acre, Upon Annexation) , O.S.
(U.A. ) (Open Space, Upon Annexation) , PR-3 (U.A. ) (Planned Residential ,
max. 3 du/acre, Upon Annexation) , PR-10 (L.A. ) (Planned Residential , max.
10 du/acre, Upon Annexation) or any other zone deemed appropriate on
property generally located between Country Club Drive and the Whitewater
Channel and between Monterey Avenue and Cook Street.
II. STAFF RECOMMENDATION:
By Planning Commission Resolution No. recommend approval to the City
Council of a Change of Zone from 'S' to P.C. (2)(U.A. ) , R-2 8,000(8) (U.A. ) ,
R-1-12,000 (L.A. ) , PR-5(U.A. ) , PR-4(U.A. ) , and O.S. (U.A. ) for the property
under consideration. Justification is based upon:
I . The revised recommendation does conform to the Palm Desert General
Plan to a greater degree than the initial recommendation.
2. The revised recommendation is more compatible to existing and proposed
zones in the area.
3. The revised recommendation provides increased mitigation measures con-
sidered appropriate after review of an expanded initial study conducted
on the project.
4. The revised recommendation would better meet the objectives of the Palm
Desert adopted General Plan.
5. The application of Planned Zoneson a majority of the subject property
provides the City the vehicle by which to control development in terms
of timing; mitigation measures related to blowsand and protection of
unique animals and landforms ; and, compatibility of development to
City Standards.
6. The area being considered for prezoning is considered a logical expan-
sion of the Community; and the recommended zoning designations are
considered compatible to the existing development in the Community.
Y ,
17
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n. QaCknfOUnd
Q. Discussion
C. Draft Resolution
D. Related Exhibits
I . Major circulation
2. Adjacent Zoning
3. Letter from Mr. H. Hirsch
4. Initial Study including comments from responsible agencies .
5. Planning Commission Resolution No. 340 initiating Prezoning
Procedures.
IV. BACKGROUND:
A. Size: 1046.67 acres
B. General Plan Land Use Designations : 5-15 acre District Commercial
5-7 acre Institutional
1037-1045 gross acre medium density
residential , 5-7 du/acre
C. Adjacent Zoning: See Exhibit 2 attached
D. Average Residential Density Recommended: 4.48 du per gross acre
V. DISCUSSION:
A. Introduction:
On February 28, 1978, the Planning Commission , by Resolution No. 340,
did initiate prezoning proceedings on the subject property. Since then,
the Staff has been reviewing the environmental impacts of the various
alternative zoning designations for the subject property. Please rote
the attached expanded initial study. In addition there has been ccrres-
pondence with several property owners in said area.
The property in question contains approximately 1 ,050 acres and con-
sists of various sized parcels, ranging from as small as 5 acres in
size along Hovely Lane to as large as 170 acres at the Whitewrater Chan-
nel and Portola Avenue (extended) . The area is generally vacant except
for an existing residence on Hovely Lane. Existing access to the area
is provided from Monterey Avenue, Cook Street, and Country Club Drive.
B. General Plan Desinnation:
The Palin Desert General Plan - Land Use Element indicates a majorit/
of the subject property to be appropriate for medium density resicep_ial
with from 5-7 dwelling units per gross acre. Two major exceptions are
at the intersection of Monterey Avenue and Country Club Drive ,which has
a designation of District Commercial and Institutional . Said District
Commercial is recommended to be 5-15 acres and be designed to serve the
daily personal and retail needs of the adjacent area. The Institutional
designation is for the Foundation for Retarded Children property. Finally,
a large portion of the subject property easterly of Portola Avenue
(extended) is shown as O.S. (Sand Dune Park) .
Ca S2 '�0. i,,'7 0i -70
�.dY 17 ,
V• DISCCSSIC': (Cant. ;
0. General Plan De sip^ation : (Con t. 'I
The residential land area of approximately 925 acres would have a
maximum 'potential d4ieIIing unit range of 4,395 t0 5 ,153 11nder L h e
General Plan Lana ll>e designation of medium density residential .
However , the Staff believes that this range w i I I be reduced on the
basis of:
1 . Mitigation of moderate blowsand condition in the area.
2. Potential development pattern in the area because of large
ownerships .
3. Mitigation of possible environmental affects .
Therefore, the recommended zoning designations would provide a
maximum density of approximately 4 ,175 d•iellino units or 4,10 d.u.
per acre.
VI. ANALYSTS OF REC01MMENDED ZONE DESIGNATIONS:
A. Introduction:
Since the initiation of the prezonina procedures , the proposed zoning
designations have been refined in two specific areas . First, is the
corner of Country Club Drive and Cook Street which Staff had tentatively
designated as potentially PC(2) and PR-10; on the basis of a potential
development plan for all the property in the north half of the section
between Portola and Cook Street. However, this potential develoor-..ent
did not come about. Therefore, it is recommended that the total area
be desionated as PR-4. This would not preclude a future consideration
of a total development plan on this area, and some revision of the
Zone Designations in this area .
Secondly, the approximate 170 acre parcel at the northwest corner of
the Whitewater Channel and Portola Avenue (extended) is being reco:m-
mended for a PR-5 designation, instead of the previous recommendation
of PR-4. This recommendation is based upon compatibility to adjacent
zoning to the north, west and east. Please note attached Exhibit 2
for adjacent zoning.
B. Review of Recommended Designations :
The recommended Zoning districts proposed for the subject property can
be broken down into four general classifications which will be discussed
below. The final recommendation is less dense than allowed under the
land use designations in the General Plan. This reduction is the result
of serious review of the environmental concerns for the area , as shown
in the attached, expanded initial study. The following reflects t:-e
projected impacts of the recommended zone districts:
(see next page)
The two non-residential designations recommended to be established in
the subject area include the PC(2) designation at the southeast comer
of the intersection of Monterey Avenue and Country Club Drive which is
in conformance with the recormendation of the City's General Plan.
Said Plan recommends an area of 5-15 acres in size. The proposed de-
signation is approximately 9. 3 acres . Such areas are intended to sup-
plement the established commercial area along Highway 111 , but should
be limited to convenience type shopping , such as supermarkets , barber
shops , drugstores , etc. The second non-residential designation is the
O.S. District for the proposed Sand Dune Park easterly of Portola Avem:e
(extended) and southerly of Hovely Lane extended. This designation is
proposed for the purpose of preserving the unique sand dunes that exist
at this location , and to also preser,:e the natural habitat of several
rare species that are known to exist in the area , which include the
fringe-toed lizard.
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B. Review of Re cor,„l'Rnded Ces i I:mall on : (Con t. )
The proposed residential designations consist of {o c: tegories -
Planned Residential and Sincle- family. The Planned Resirential ,
which is the largest classification proposed (91 ; of residential
area) is broken almost equally into two density clas3ifications 4
and 5 units to the acre. The single family desicnation is also
broken into two categories - 12,000 so. ft. lac min. and 2,000 so.
ft. lot min. The smaller lot designation is recommended adjacen-
to the proposed commercial center. The Commission will be consider-
ing a Development Plan for this area which indicates how this re-
sidential area will relate to the proposed Commercial development.
Staff believes that the proposed 8,000 sq. ft. lot development
will act as an excellent and unique buffer for the proposed com-
mercial center. This approach is preferred to the more traditional
procedure of using apartments as the buffering element. The Staff
cannot, therefore., support the points made by the Rancho rlirage
Planning Commission in their letter on this matter, which is a part
of the Development Plan report.
The second proposed single-family designation of 12 ,000 sq. ft. lot
min. is proposed for the southwest corner of the intersection of
Country Club Drive and Portola Avenue (extended) . This Parcel is
considered desirable for such a designation on the basis of: good
access , suitable size , and view potential . Therefore, Staff cannot
support the request of Mr. Hirsch in his letter attached hereto as
Exhibit 3, for a substantially greater density. Further, Mr. Hirsch's
request is for a zoning designation of R-1 -7,500 sq. ft. (average) ,
is less than the minimum of 8,000 sq, ft. allowed under the City's
Zoning Ordinance, Therefore, there is no way that the Commission
can consider Mr. Hirsch' s request.
C. Circulation Pattern:
Exhibit 1 , attached hereto, describes the proposed major circulation
elements for the subject property. Said system provides for the ex-
tension of Portola Avenue northerly to Country Club Drive and the
widening of Cook Street, Monterey Avenue and Country Club Drive.
Said plan also provides for the extension of Hovely Lane to Cook Street
on the basis of an 88 ft. right-of-way. In addition, a new street
connection, mid-block between Portola Avenue and Monterey Avenue, is
proposed to connect Hovely Lane to Country Club Drive.
Staff envisions the area developing west to east, which is exemplified
by the fact that the only development plans filed for the area is ad-
jacent to Monterey Avenue. Because of the large parcels east of Por-
tola Avenue (extended) , an additional north-south connection between
Hovely Lane and Country Club Drive is envisioned, but is not shown
at this time. Further, special consideration will have to be given
to this road extension in relation to the existing industrial zoning
south of the subject property, so that none of the industrial related
.traffic is directed through the residential area to the north. Finally,
because of the large ownerships, the road system in this portion of the
subject property may be private.
D. Environmental Analysis :
Environmentally, the subject area has been throughly reviewed with t:io
Environmental Impact Reports having previously been prepared on two
areas of the subject property; three Environmental Impact Reports being
prepared on property southerly of and adjacent to the subject property;
and, the City' s General Plan Environmental Impact Report which analyzed
the subject property. Particular review was conducted regarding the
proposed District Commercial designation since it was one of only seven
designations in the total planning area of 72 sq. miles . Based upon
this previous environmental review, both on and adjacent to the subject
property, the Staff elected to utilize a new state mandated approach
known as an expanded initial study approach to analyzing the environ-
mental affects. This approach was also selected on the basis
t e ,
Cane Z ,l
<ay 17, 137
'!i . ANALYSIS C. ;c rG.,, ,.fin _ .� r .
:Gn ;0' (Con;
O. Envirvrrenta ; 'na '. ,-sis (c;nt. )
of r.np level of ,he projects being considerea. The project w it
considered by the City includes annexation , prezoning, and consir-
eration of specific development on 2. 77 of the :otal area. -he : ' `i
General Plan Environmental Impact Report Analysis was an the bay—
of a worst possible CaSP_ 'rlhlCh in the area under consideration wo i
include a 15 acre commercial center and a seven unit to the acre
residential development or approximately 6,153 units .
The recommended zoning designations substantially reduces the limits
of this analysis to a 9.3 (62',;) acre commercial center and a maxi7=,1
of 4.43 units per acre or a maximum of 4,175 (69Q du. Given the
necessary blowsand measures and development standards of the City, it
is projected conservatively that a maximum of 2 ,756 du or 45; of ;me
projected development under the General Plan EIR analysis will res it
in the area under consideration. This finding is exemplified by the
McBail residential development which under the requested zoning c^.a d
result in a maximum of 152 dwelling units. Whereas , the actual develop-
ment proposed is 101 dwelling units or 67% permitted under the zoning
and 461 of the density considered under the General Plan EIR. There-
fore, in terms of magnitude, the potential development in the subject
area will be less than previously considered under the City' s General
Plan EIR.
The State in an effort to streamline the Environmental procees , effective
January 1 , 1978, implemented several revisions to the Guidelines. One
procedure implemented was the development of the Initial Study procedure.
Said procedure requires initial contact prior to a determination on a
project with responsible agencies to get their input. Further, it
allows the lead agency (Palm Desert) to identify environmental impacts
and to modify the project to mitigate those impacts. In addition, the
new guidelines allow reliance on previous EIR' s so that further environ-
mental analysis would focus on the potentially significant environmental
effects. Procedurally this approach is almost as detailed as develop-
ing an EIR and requires a similar amount of Staff time.
Based upon the above described procedure, the original project has been
significantly reduced to allow mitigation of the major adverse affects
of blowsand, unique landforms and animal life. Finally , these new pro-
cedures allow the City to analyze each subsequent actual development
from an environmental standpoint in order to provide further mitic-tion
measures and to wrestle with the major issue of direct impacts at a
level which is meaningful , versus making unsubstantial predictions
which cannot be qualified at this level of analysis .
a
CITY OF -PALM DESERT
SUPPLEi1Ei;TAL ST-,FF REPORT
To: Planning Commission
Report On: Change of Zone
Applicant: PLANNING COMMISSION INITIATED
Case No. : C/Z 01-78
Date: June 14, 1978
I . INTRODUCTION:
This matter was continued from the Planning Commission meeting of May 17 ,
to allow additional information regarding concerns that the Planning
Commission had in specific areas. These areas dealt with questions re-
garding the property to be zoned open space and ble impact upon
schools. This report will attempt to provide responses to these concerns.
II. CONTENTS:
A. Staff Recommendation.
B. Draft Resolution No. 367.
C. Review of alternatives regarding open space area.
D. Discussion of school impacts.
E. Appendix - 1 . Recent correspondence received.
2. Portions of General Plan regarding the Sand Dune Park
concept.
3. Newspaper article regarding Sand Dune Preservation
4. Background from previous Staff Report on the subject
matter.
III . STAFF RECOMMENDATION :
By Planning Commission Resolution No. recommend approval to the City
Council of a Change of Zone from 'S' to P.C. (2)(U.A. ) , R-2 81000(8)(U.?.. ) ,
R-1-12,000 (U.A. ) , PR-5(U.A. ) , PR-4(U.A. ) , and O.S. (U.A. ) for the property
under consideration. Justification is based upon :
I . The revised recommendation does conform to the Palm Desert General
Plan to a greater degree than the initial recommendation.
2. The revised recommendation is more compatible to existing and proposed
zones in the area.
3. The revised recommendation provides increased mitigation measures con-
sidered appropriate after review of an expanded initial study conducted
on the project.
4. The revised recommendation would better meet the objectives of the Palm
Desert adopted General Plan.
5. The application of Planned Zoneson a majority of the subject property
provides the City the vehicle by which to control development in terns
of timing; mitigation measures related to blowsand and protection of
unique animals and landforms ; and, compatibility of development to
City Standards.
6. The area being considered for prezoning is considered a logical expan-
sion of the Community; and the recommended zoning designations are
considered compatible to the existing development in the Community.
Case %. C/Z 01-78
June 14, 1978
IV. REVIEW OF ALTERNATIVES REGARDING OPEN SPACE :
At the May 17, Planning Commission meeting a great deal of discussion
revolved around the matter of the property shown as open space. This
dealt with the area known as the Sand Dune Park. A great deal of testi -
mony was given as to concern for maintenance of that area in a natural
state and its resulting impact upon downwind properties. Said input
dealt particularly with a 40 acre portion of the area immediately adjacent
to Portola Avenue and northerly of the former Sun King Mobile Home Park.
This issue of the Sand Dune Park can be best understood if everyone is
aware of the parameters related to such facility. The Draft Parks and
Recreation Element defines the proposed Sand Dune Park as a 150 acre
parcel . This is a modification of the total size, as expressed in the
City' s adopted General Plan which indicates a much larger acreage. This
reduction was based upon the recent review by the Parks and Recreation
Commission and the Planning Commission. Ninety acres of this facility is
located in the proposed annexation area and is proposed to be pre-zoned
open space as a part of this application. A majority of said property is
presently zoned W-2 under the County or controlled development area.
While a majority of and the best sand dunes are located within this 150
acre area there are additional dunes located in the general area. In a
recent blowsand study done by the Coachella Valley Area of Governments
Agency, this property is located within the one cubic yard transport con-
tour area , which means that approximately one cubic yard of sand is moved
in the wind direction per year. The property in question is considered a
unique desert land form and is designated in the General Plan as the habi-
tat for an endangered species, the Fringe Toed Lizard. To adequately analyze
the importance expressed by the General Plan ^egarding the Sand Dune Park ,
please find in the Appendix of this report all General Plan references
dealing with the Sand Dune Park.
The alternatives related to the open space designation in this change of
zone application are as follows: First, an open space designation does re-
quire the City to acquire the property at its market value at some point in
the future. The ninety acres which is included in this application could
be acquired through a combination of funding programs by the City; with up
to 50% being funded through the State under their Land and Water Conservation
Fund Program which provides for just over six million dollars for Riverside
and San Bernardino Counties . The purpose of this grant program is to acquire
areas of natural significance. In the Staff discussion with the State it
appears that sufficient monies will be available to utilize this funding pro-
gram for this acquisition. However, the local share for acquisition of ninety
acres of land may not be feasible for the City, unless some of the area was
donted as a gift to the City. Therefore, the ultimate size of the park would
have to be based to some degree upon the City's ability to fund its acquisition.
The second alternative would be to remove the open space designation and place
an appropriate developmental zone on the property. Before this could be ac-
complished, it would require a modification of the Parks and Recreation Ele-
ment with is being considered at this meeting by the Planning Commission.
Further, other General Plan Amendments would be necessary. If this alternative
were selected, the Staff would suggest that this pre-zoning matter be divided
at Portola and no consideration on any of the property be made easterly of
Portola until the appropriate decision regarding the General Plan Amendment
could be pursued. Support for this approach exists in the attached letter
from the attorney for Mr. Ted Weiner, an owner of property westerly of Portola
Avenue. A third alternative would be to reduce the amount of park area to
be preserved. Any rearrangement to reduce the amount of park area would re-
quire some sensitivity to the wind patterns in the area. Staff suggests that
the park alignment be on a northwest to southeast arrangement to provide for
some recharge of the sand dunes. If this orientation were maintained, the
representatives at the State Department of Conservation indicate that the
physical shape and the general appearance of the dunes could be preserved
for as long as 50 to 75 years. Further, if an adequate blowsand protection
were installed along the southerly and easterly boundary of the park that the
existence of the park would have no negative impact on the adjacent develop-
ment. The fourth alternative would be to preserve the entire pre-zoning area
as open space which would guarantee the existence of the sand dunes for some
time in the future. However, if such designation were applied to the property,
it doesn' t appear feasible that the property would be annexed to the City.
Therefore, this alternative does not appear to be a viable one.
Case No. C/Z 01-78
June 14, 1973
IV. REVIEW OF ALTERNATIVES REGARDING OPEN SPACE: (Coat. ]
If one were to review the attached segments of the General Plan and the
proposed Master Plan of Parks and Recreation, one would find that some
portion of the proposed Sand Dune Park would have to be developed for
recreational purposes to meet the estimated recreational needs of the
Community. Therefore, the name Sand Dune Park may be a misnomer and the
Commission should perhaps consider the designation of open space to imply
a public park. Pursuant to the Parks and Recreation Element, the actual
development or non-development of a portion or all of said park would de-
pend upon subsequent detailed survey and analysis of the recreational needs
of the Community and the environmental impacts of subsequent development
of said area. Therefore, on the basis of the General Plan and the Draft
Parks and Recreation Element, the Staff would suggest that no alternative
be considered that would result in total elimination of the Sand Dune Park.
It is believed that this is a viable, environmentally sensitive area that
includes a unique land form that needs to be preserved and cannot be simply
eliminated.
Assuming that the park lands were acquired, regardless of its configuration ,
there would be related maintenance cost. Initially the cost of installation
of blowsand protection on the south and east would be needed. Its cost would
not be substantial since the actual installation would be supplemental to
blowsand improvements that would be installed as a part of development.
Subsequent improvements to said area would have related maintenance costs
which should be analyzed at that time and cannot be determined at this point.
In weighing all the alternatives regarding this matter, the Staff would
recommend that the size of the O.S. area be reduced to 60 acres or the total
park area be limited to 120 acres. The recommended alternative is shown on
the following graphic.
J �v
PR.- 3 M.A.)
-104 [67 ACF, PROPOSED KLM DESERT CITY LIMPr WI W�"Q
�. 7 QV Y _
O '1 °
_j O.S.' S.I. ; S.P. .--
_�--- P41M 0E 5E RI I LIMIT
ir
a.
,Mntj SEC.
CORI
----C1jUN11 OF HIVLH:,IEE '
--P&LM DESERT CITY LIMIT ------
RM
I
!_
MTE z -„ rR PROPOSEDI\NNEXATION r
TO THE CITY OF PAL.67 DE
BftiDGE • acTlorl 8 9_e n T_s_s R e- I
9 ;i --CIf'r-F.N GIN EER � EN pINf[N!nU pG veHt MI NI rY• "
Case No. C/Z 01-73
June 14, 1978
IV. REVIEW OF ALTERNATIVES REGARDING OPEN SPACE : (Cont. )
This recommendation is based upon the following :
1 . It is ouestionable that the City would be financially capable of
acquiring a total of 90 acres for park purposes. The MacDonald
40 acres would be particularly expensive since it means acquiring
the total parcel . Whereas, the rest of the park area is portions
of much larger property, some of which could be acquired as a part
of development through the City' s Community Facilities requirement
of the Subdivision Ordinance.
2. The proposed reduction would maintain the appropriate wind orienta-
tion to extend the life of the sand dunes.
3. Development along Portola would buffer the park from excessive access
by motorized vehicles and would better intigrate the park into the
neighborhood.
It is recommended that the area taken out of the O.S. designation be placed
in the PR-4 zone district.
V. SCHOOL IMPACTS:
Based upon the concerns expressed by the Commission at the May 17 , meeting
we have reviewed the school impacts of said pre-zoning with the representa-
tives of the school district. They indicate that previous history of condo-
minium development in the Community would indicate to them that each condo-
minium constructed would provide a maximum of a half a child per unit, or
the maximum of 1670 kids as provided in the previous report, Based upon po-
tential construction activity in this area and the construction activity
in the Palm Desert Country Club area, officials of the school district feel
that a school would have to be provided near Country Club Drive. However,
they feel that it should be located easterly of Cook Street to be more centrally
located to the areas generating children. The Staff has been in contact with
the owners of the property at the southeast corner of the intersection of
Cook Street and Country Club Drive, and it appears feasible to obtain a school
site for the district approximately one half mile to a mile easterly of Cook
Street. The district officials feel confident that this facility would meet
the needs for the area under consideration. When taken in conjunction with
the existing school facilities of the district. The actual class composition
of this new school would be flexible and be dependent on the capacity of
other facilities, new and existing, in the Cove area.
t 1
APPENDIX
uciLe C
ran t rony , /nc.
��ltor
May 24 , 1978
Palm Desert Planning Commission
Palm Desert City Hall
Palm Desert, CA 92260
RE : Case No. C/Z 01-78
Gentlemen:
As it may not be possible for me to atjend the June 14th
meeting, I wish to register my opposition to the proposed
change of zone for the above case.
I am a resident of the Portola Country Club Estates (formerly
Sun King) and find it a very desireable place to live with one
exception---the blowing sand.
I was aware of the problem when I made my decision to move
there , but I was also aware of the development taking place
on the surrounding property and, therefore, was willing to
put up with the inconvenience of constantly cleaning sand
out of everything for a short period of time.
If the Commission is not familiar with the physical property,
possibly a field trip would be in order so they could see
first hand what it is going to mean to property owners to be
faced with open space forever. It is impossible to have doors
or windows open which face the north and west as the slightest
breeze stirs the loose sand and creates a problem.
Not only is it time and labor consuming to be constantly
fighting the sand, but it is also damaging to property and
investments there are not in the lower bracket. To purchase
a lot and complete a house with the necessary amenities , one is
faced with an absolute minimum of $80 , 000 and even today , when
we have all learned to live with inflation, that is not a
miserly sum.
Sincerely,
l
Lucile C. Armstron� / ENVIRONMENTAL SERVICES
CM OF PALM DESERT
73 C61 HIGHWAY i 11 P.O. BOX 1316 PALM DESERT. CALIFORNIA 92260 1114) 346-5607
LAW OFFICES
ROEMER AND HAMWI
DEL AMO FINANCIAL CE'.cER
SUITE 1270 UNION BANK -C ER
21SI5 NA`d TI,ORUE BOULEaop
TORRANCE.CALIFORNIA 90503
12131 370-A507 )12.2C50
FILE No
May 19, 1973
Paul A. Williams , A. I .P.
Director of Environmental Services
45-275 Prickly Pear Lane
Palm Desert , CA 92260
Dear Mr. Williams :
As you may remember , we represent i•ir . Ted
Weiner. We met last week regarding proposed City
Annexation No. 5. Air. Weiner ' s property is generally
located at the northwest corner of the Whitewater Channel
and Portola Avenue (extended) .
I
sle attended the Planning Commission meeting
on May 17 , 1973 . It seems obvious that the ` OS'' designa-
tion for Mr . 14cDonald ' s property is the only item of
major controversy.
As I have previously indicated, the "PR-5" zone
designation for Mr. Weiner ' s property is satisfactory with
our client . We , therefore , do not want to get caught-up
in the emotions of the "OS" problem and hereby request
that the Petition for Annexation filed by Mr. Weiner
on or about February 22 , 1973 , be severed from Proposed
Annexation No . 5 and be treated separately .
There would appear to be a logical basis for
this approach as Mr. ldeiner ' s property virtually stands
alone in relation to the other parcels under consideration .
This , coupled with the imminent development of the
surrounding property by Mr . Bone , would seem to dictate that
the concurrent development of the Weiner property and
Bone property would be beneficial and minimize the inconven-
ience in the neighborhood during construction.
Since the current proposal was continued to
June 14 , 1973 , it apparently will not be considered by
the Council until July at the earliest .
1
Paul A . Williams , A . I . F. May 19 , 1978
Page - Two -
t"r . Weiner is most anxious to proceed with his
plans for development and he would prefer to do it as
part of the City , but not if this means extensive delays
due to the annexation problems of other property owners .
Please advise at your earliest opportunity if
it will be possible to proceed with annexation independently
of the remaining parcels in Annexation No . 5 .
Thank you for your cooperation.
Yours very truly,
Richard I. Roamer
RIR:br
cc : Mr. Ted Weiner
ENCTOOFP S
PALM DESERT
1
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PORTIONS Of GENERAL PLAN
REGARDING SAND DUNE PARK,
BACKGROUND
Regional Context
The framework for the Palm Desert Land Use pattern is regional in
nature; it has been generated by environmental factors , population
trends , economic factors and locational decisions that, in many
cases, are external to the City or result from regional circula-
tion patterns.
As Palm Desert continues to develop, Valley serving uses and
regional environmental factors such as blowsand, hillside preserva-
tion and natural reserves will continue to exert strong pressures
on the local land use pattern. Dealing with many of the regional
issues that will confront the Coachella Valley over the planning
period will require a creative and cooperative approach by the
various public agencies serving the area.
While Palm Desert will necessarily play an increasingly important
role in the development of the Valley, it should be noted that much
of the new residential development will occur outside the existing
corporate limits where large tracts of vacant land are readily
available. As these tracts are developed , they will have a strong
influence on the desirability of the City and its image as a
quality community.
Existing Land Use
Palm Desert 's 8.86 square miles contain a variety of land uses that
have developed in response to socially determined decisions ,
economic growth, and technological change. The patterns that exist
within the City are not random. They have been generated by the
comparative advantages of certain areas for various uses, and the
existing patterns will necessarily have a large impact on the
City's policies for future land uses .
The table on page 1 ,B. l .a (Fieure 1-1) identifies the City' s current
land use inventory, while the air photo (Figure 1-2) illustrates
the development pattern associated with the current inventory,
1
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FIGURE 1 -1
EXISTING LAND USE INVEWORY
USE ACRES -/
_ a
Residential
S I
Very Low Density 145. 1 2.6 it
Low Density 428.8 7.6
Medium Density 390.3 6.9
High Density 59.0 1 .0
Commercial 68.9 1 .2
Industrial -- --
I
Institutional 216.5 3.8 s
Agriculture 232.6 4. 1
a
Open Space
Public 886. 1 1 .5
private 176. 3 3. 1
Vacant ( includes roads) 3866. 7 68.2
TOTAL CITY 5670.3 100.0 it
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N�• >li 'T.a_ �-+t•PV``W �.� C. `ly j. YV.� .
- •.i Yam ' ^� i t' it • - y [' SL
f ` r t.
4z
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FIGURE 1-2
AERIAL P11UT(k_.kAP1! UP EXITING CITY DEVLLUP`.II=:N1'
Palm Dv fl Limit,
svo.r Palm Dc>ert Pl,moir, 11r.t
1.3. Lb
r +Y
eA[
4*+
E�
1�
Major factors evident within the existing land use oattern include : I� t
1 . The low density character of the residential areas. Palm
Desert residential areas are develooing at densities averacino
from aooroximately 4.5 to 6 living units per residential � ;•
acre. Densities in this rar.ce create a development pattern € :�
that is land intensive. Residential areas occupy acproxicately
1023 acres or 18. 1 percent of the total City area. While �=
densities similar to [hose of Palm Desert are not unusual , _ '
they tend to result in a sDrawling residential oattern that ( !
increases public service cost.
k,
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2. Commercial areas within the City are dispersed along Highway !
III and El Paseo. The pattern of development in this area
is similar to commercial strip areas found throughout other k ;1
portions of the Coachella Valley. Recently the pattern of j k
development along the Highway III%EI Paseo area solidified
with: (1 ) El Paseo develooing as a major specialty retail tl
and office area; (2) the western Portions of the Highway III
area becoming the primary shopping area anchored by Palms i I.
to Pines Center; and (3) the north side of Highway III
becoming oriented toward service, automotive related and k
office commercial uses. K{;
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3. Public uses , with the exception of the College of the Desert
and other educational uses , are currently clustered at the (—
eastern end of El Paseo with the Post Office , Library, tempo- 2j!
rary City Hall , and CVAG Offices as the primary uses. Whilef
this area is develooing as the principal civic area it should
be noted that the primary oublic office space is within .I
private structures and the expansion potential for public uses )`
is limited. (.
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4. Educational uses within the planning area include the College
of the Desert, Washington and Lincoln Schools and the Palm
Desert Middle School . These facilities and facilities cur-
rently under study by the Desert Sands Unified School District
reoresent potential structuring elements for the residential vt.
areas. The College of the Desert , an existing facility, and
the Droposed cultural center may provide a citywide focal =
point and represent the nucleus for the City' s major civic
area.
5. Coen spaces within the City and the Sphere of Influence (`
include the Living Desert Reserve , University of California
R
at Riverside ' s Deep Canyon Research Center , existing date f=
groves , the Big Horn Sheep Reserve and Sand Dune areas to
the north of the Whitee+ater Flood Control Channel . rl
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1 .B.2
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These existing open space areas provide a major structuring element '
to the City and Sphere of Influence, and if integrated into the
City 's development pattern will provide strong community identity 1,
t and direction to the nature and ty
pe of growth that wi 11 occur.
t Problems
Problems identified within the existing development context include: I:
The regional nature of the urbanization process impacting
Palm Desert and the lack of clearly defined responsibilities
for guiding regional growth as it relates to the City of Palm
Desert_
The nature of the development process which may generate
development of large residential areas outside the current
corporate limits of .Palm Desert and result in urban sprawl j .
with its resultant increases in service costs . i
The scattered development pattern within the existing cor-
porate limits which makes development of some of the i
individual parcels uneconomic at current densities.
The nature of the existing commercial development that has
dispersed retail facilities over an extensive area and could
ultimately limit the development of a viable downtown
retail core.
i •
Opportunities
Opportunities evident in the existing development context include:
The potential to preserve major open space areas that will
give form and structure to the development pattern.
The potential to provide major focal points within the
comm.:ni ty based on existing and proposed developments such
as the College of the Desert and Eisenhower Medical Center.
The potential to structure residental areas as distinct
communities related to schools and other public facilities .
The potential to develop innovative residential areas due
to the undcveloocd status of major land holdings within
the City and Sohere of Influence.
The potential to strengthen the existing commercial core
through addition of a major retail complex and associated
specialty retail facilities .
1 .3.3 j
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The Land Use Plan
The Land Use Plan (Figure 1-3) includes recommendations for each of
the maior land uses represented within the City and the sphere of
Influence. The basic structuring elements included in the Plan are :
1 . University of California Deep Canyon Research Center
2. The mountainous and foothill areas to the south of the is
existing corporate boundaries . j
3. The Highway III/Ei Paseo Commercial .areas
4. The College of the Desert {
5. Eisenhower Medical Center ;
6. The Whi te.a ter Wash
7. The Sand Dune areas north of the White•ater Wash
8. Interstate 10
f
9. The Living Desert Reserve
Each of these elements represent dominant factors within the exist-
ing land use context that offer identity and physical structure
to the community.
f
Commercial Areas i
Commercial areas recommended in the Plan include a variety of
commercial uses clustered into series of regional , convenience
and specialized activity centers.
Regional Commercial/Core Area Commercial
Regional and Core Commercial areas are recommended adjacent to
Hiehway Ill and El Paseo, extending from the westerly intersection
of El Paseo/Highway Ill and Highway 74 on the west to the corporate
limits on the east.
Commercial uses within this area provide the primary retail and
office space for Palm Desert and the Sphere of Influence. Develop-
ments will consist of:
I . Full line retail outlets serving the entire Coachella Val 'ey .
2. Speciality re.iil uses located within shopping centers and
individual shops along High,,/ay Ill and El Paseo.
3 . Office -ises oriented towarJ the professional and rinancial
community.
4. Eating, drinking and entertain-ent uses including a variety
of restaurants and hotel facilities .
5. service and Automotive related commercial uses .
1 . B.4
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Industrial Areas ' 1
Industrial areas are located in 2 groupings including: s
1,187.6 acres adjacent to the Southern Pacific right-of-way and I'
Interstate 10 in the northern portion of the olanninq area. a
142.2 acres west and east of Cook Street and north of the White-
water Flood Control Channel .
These areas are proposed as industrial/business parks with uses oriented
toward storage, distribution , assembly, service commercial , and research
and office facilities.
So that local residents and visitors to Palm Desert may have convenient
access to local vehicle and equipment storage areas , a small service in-
dustrial area of not more than three (3) acres in size shall be estab-
lished west of the intersection of Painter' s Path and 44th Avenue.
Public/Institutional Uses
I
Public uses are discussed fully in the Public Facilities Element of the
General Plan and include a variety of uses that are to be interspersed
within the residential neighborhoods. Major focal points within the
public facility netarork include:
Eisenhower Medical Center;
College of the Desert and the associated Cultural and Civic Center areas; j
Living Desert Reserve.
I
Open Space
The Open Space network is discussed fully in the Urban Design Element,
Public Facilities Element and the Open Space Element. Generally, the
system includes :
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A system of recreational parks located throughout the residential
neighborhoods.
Natural Reserves including:
The Big Horn Sheep Reservation
The Deep Canyon Research Center
The Living Desert Reserve. II
The White%-iater Flood Control Channel .
The Date Palm Preservation Area.
Hillside and mountain areas in the southern portion of the Plan' s
sphere.
i
1.8. 7
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(REVISED 3/10/77)
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IMPLEMENTATION POLICIES
While implementation policies are covered fully in the Implementa-
tion Element of the Plan, the general policies for land use are:
DEVELOPMENT OF LAND USE REGULATIONS THAT WILL ENCOURAGE INFILL
HOUSING IN DEVELOPED SECTIONS OF THE CITY AND PROVIDE FOR
INNOVATIVE RESIDENTIAL DEVELOPMENT IN UNDEVELOPED AREAS.
ENSURE DEVELOPMENT IS ADEQUATELY SERVED BY UTILITIES AND PUBLIC
FACILITIES AT THE TIME OF OCCUPANCY.
BALANCE THE DEVELOPMENT OF RESIDENTIAL AREAS WITH THE DEVELOP-
MENT OF REVENUE GENERATING USES.
TIME THE ZONING FOR COMMERCIAL AND INDUSTRIAL AREAS WITH LAND
ABSORPTION TRENDS FOR COMMERCIAL AND INDUSTRIAL USES WITHIN
THE COACHELLA VALLEY
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AGGRESSIVELY PURSUE A PROGRAM FOR THE UNIFICATION AND INTE-
GRATION OF THE CORE COMMERCIAL AREA TO INSURE ITS VIABILITY
AS THE MAJOR SHOPPING COMPLEX.
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DEVELOP PROGRAMS FOR OPEN SPACE CONSERVATION BASED ON
ACQUISITION OF FEE TITLE AS WELL AS OTHER CONSERVATION
TECHNIQUES.
ACTIVELY PROMOTE A PROGRAM FOR THE CONTINUED COOPERATION
OF ALL LAND PLANNING AGENCIES WITHIN THE PALM DESERT SPHERE
OF INFLUENCE.
EXAMINE ALL DEVELOPMENT IN LIGHT OF THE EFFECT ON AIR QUALITY,
WATER, AND ENERGY. �I
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FIGURE 21
Ur'SAN DESIGN AUSTRACT
I I
t. •� .�C' Entrl' Puints
i
FUcal (hints
Nlajor Tral cm
t __ '•'{ -,'s Cure Area
College of Drsct
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- Chic Ca'ntcr
f
- Jdc
,i Ic .IJ
. 1;'il<
"I t
I 1n .
`.. . Preserve
ccs
t_ J
1
811
� . C nnntcr cial SuLJrcls
a ` f �,,1 _ = Industrial Su b.v cls
_. � Dcscn Corridors
NORTH
0
2 Lti!cs 3
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ii
Neighborhoods are conceived as basic residential and identification
units varying in population from 400 to 9000 people.
Focal Points
i�
Within the various districts of the olanning area are focal points
related to either major institutions or natural features . I'
Key focal points include:
Eisenhower Medical Center
Sand Dune Park
College of the Desert
Civic Center
Cultural Center
Living Desert Reserve
Boyd Research Center - University of California at Riverside
The Core Commerical area
The focal points are important in providing a special sense of
identity for Palm Desert and in reflecting the City ' s role as a
central place in the Coachella Valley.
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Entry Points
I
The planning area has a number of entry points from adjacent juris-
dictions or areas . These include:
I
The freeway interchanges;
The transition areas from the adjacent jurisdictions of Rancho II
Mirage and Indian Wells; and
The transition from the mountains to the alluvial fans on
Highway 74.
I
Landmarks it
Within the various districts there are a number of potential orienta-
tion points . Potential landmarks are often located at the natural
focal points discussed above. These are areas where buildings of
special height , size or architectural character would be appropriate
to give a sense of orientation or direction; or areas of an unusual
natural character combined with a key position in the circulation € •
system, Key existing or potential landmarks areas include:
Areas related to the approaches from the Interstate system ; i
Areas related to the approaches to the Commerical fore Area I '
from Highway III , Highway 74 and San Pablo ; and
The potential axial relationships between the Core Area ,
College of the Desert, Civic Complex and Cultural Center , j
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2.B.3 I :
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I}1PLEIIENTATIOil POLICIES
i a
The City shall : 1 ,
CONTINUE TO CJ C2D1NATE 175 P_:nJ"JIFG ilfTH INTERESTED r GE_ ;CICS, l i
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PROPERTY O"MERS AND INSTITUTIONS IN ALL DISTRICTS.
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DEVELOP A CITY OF VARIED LIVING UNITS COPIPOSED OF DISTRICTS, ! �
NEICH50.^,HOODS AND PROJECTS.
ESTABLISH A PL I;IJIIJG PROCESS FOR CREATING GOOD i;EIGii50RH`OD
DESIGN.
Such a process night be done by private planners of the land
o,,:ncrs controlling the developrent within a particular neigh-
borhood; or, it nigh[ be done by the City in cooperation
with developers.
UTILIZE PROVIS10:2S OF ITS ZON!"O ORDINANCE TO PROVIDE GUIDE-
LINES 11: AREAS SUCH AS HILLSIDES, CIVIC AREAS Ai:D OTiiER
SPECIAL AREAS.
CONTINUE TO DEVELOP MORE DETAILED PLAIDS FOP. SPECIAL AREAS,
SUCH AS THE CO P AREA AND CIVIC CENTER., AS THE N-ED FOR h10RE
SPECIFIC PLANN!t ^ CECGI4ES APPARENT. .
PROVIDE ATTRACTIVE AND SUITABLE LANDSCAPING I Oi; ALL MAJOR l
STREETS AND GATEbIAYS TO THE "CITY.
DEVELOP PARKS FOR RECREATION AND OPEN SPACE PRESERVATION
11HICH MAINTAIN THE NATU"AL DESERT ENVIRONMENT.
UTILIZE THE PROVISIONS OF THE ZONING AND DESIGN REVIEW
ORDINA'ICES TO VAINTAIN THE BEAUTY OF THE MOUNTAIN AREAS i
SURROUNDING PALM DESERT.
I �
ESTABLISH AN EDUCATIONAL PROCESS TO MAKE LOCAL CITIZENS
10,1ARE OF THE CONT I „U I NG NEED .TO UPGRADE THE VISUAL QUALITIES
OF THE CITY BY PRESERVING THE NATU°.AL EIJVI^OCI9ENT AND BY
REQUIRING HIGH QUALITY IN MAN-NADE DEVELOPMENT.
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ESTABLISH A P!24I :J I NG PROCESS TO STUDY NIGHT L I CIIT I NG PROBLEMS.
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?SAKE ADEQUATE PROVISION FOR SHADE WHEN PLAIJt!ING FOR PARKS,
PEOEShRIAN AREAS, PUBLIC AND PRIVATE PARKING LOTS, A;;D 1RANSIT
CORRIDORS III THE CITY.
UTILIZE INDICEI:OL'S PLANTS III LANDSCAPING MICNF.VER ;" P.OPRIATE.
ESTABLISH A MIPREHENSIVE SET OF 1-ME-OF-SIGHT CRIMIT A TO BE USED
FOR NEt; DEVELOP;iEiIT.
(Rev. 8/75) ; :
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6.4 CONSERVATION AND OPEC! SPACE ELEMENT
INTRODUCTION
The need for open space within and adjacent to the urban environ-
ment is greater than just for its role in providing areas with
traditional forms of recreation. Open space allows for the preser-
vation of natural assets which cannot coexist with development.
J These include :,ildlife and their habitats, scenic vistas, unusual
land form conditions , significant vegetation, as well as significant
agriculture and mineral resources . Incorporating factors such as i
those listed above into an ooen space system contributes to the
direct or indirect enjoyment and benefit o� all . A break is
established in the urban structure which results in visual relief,
diversity, texture and pattern.
Open space can also be used to set aside those areas that have a
potential danger to man should he develop them. Dancers from
earthquake, landslide, fire, and erosion can be minimized by their i
incorporation into the ooen space system.
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BACKGROUND
State legislation defines open space land as "any parcel or land
or water which is essentially uninoroved and devoted to an open j
space use". Open space uses include production of food and fiber,
enjoyment of scenic beauty, recreation and the use of natural f
resources . This legislation requires local agencies to identify
lands that qualify for open space designation under the following
guidelines:
"1 . Open space for the preservation of natural resources ,
including but not limited to, areas required for the
preservation of plant and animal life, including
habitat for fish and wildlife species ; areas required
for ecologic and other scientific study purposes ; rivers ,
streams , bays and estuaries ; and coastal beaches , lake-
shores , banks of rivers and streams, and watershed lands.
2. Open space used for the managed Production of resources,
including, but not limited to, forest lands , rangeland,
agricultural lands and areas of economic importance for
the Production of food or fiber; areas required for
recharge of groundwater basins; bays, estuaries , marshes,
rivers and streams which are important for the manage-
ment of commercial fisheries ; and areas containing major
mineral deposits , including those in short supply.
3. Open space for outdoor recreation , including, but not
limited to, areas of outstanding scenic, historic and
cultural value; areas particularly suited for Park and
recreation purposes , including access to lakeshores,
beaches, and rivers and streams ; and areas which serve
as links between major recreation and open space reser-
vations, including utility easements , ban of rivers
and streams , trails , and scenic highway corridors.
4. Open space for public health and safety, including, but
^j not limited to, areas which require special management
] or regulation because of hazardous or soecial conditions
such as earthquake fault zones , unstable soil areas ,
Flood plains , watersheds , areas presenting high Fire
risks, areas required For the oro[ection of water quality
and water reservoirs and areas required For the oro-
section and enhancement of air quality."I
Stage of California , Government Codes , Sec. 65560 (b) .
6.4.8 . 1
The Natural Context For Coen Soace In Palm Desert
' The Palm Desert area can be roughly divided into two major zones
(see Fiaure 6.4-1) :
1 . The Valley floor consisting primarily of cresote scrub
and sand dunes ; this zone also includes the bajada , a nearly
flat surface of joined erosional deposits along the base of
the San Jacinto Hountain range. The present urban area is
located at the boundary between the desert floor and the
bajada.
2. The San Jacinto Mountains which rise sharoly just south
of the City limits. The mountain environment consists_ of
four basic life zones:
(a) permanent and seasonal water, i .e. , the bottoms of
canyons which form this zone 's drainage pattern,
(b) the low desert which starts at the edoe of the foot-
hills and rises to about 1000 feet,
(c) the high desert between 1000 feet and 3000 feet, and
(d) pinyon scrub with some juniper from 3000 feet to 5141
feet (the too of Sheep Mountain which is the highest
point in the planning area) .
Criteria For The Establishment of Coen Soace
Consideration of areas for open space was based on a number of
natural and cultural factors which are listed below:
1 . Natural Factors
• The various biotic provinces (those areas which have
basically the same flora and fauna (Figure 6.4-2) .
There are no unique or rare plants in the planning area.
• Unique wildlife is of special concern in the plannina
area (Figure 6.4-2) . There is one endangered and one
rare species of animal , as defined by the California
Deoartment of Fish and Game, within the City's Sphere
of Influence.
Designated a rare species the California Bighorn Sheep
(ovis canadensis californiana) occupies virtually the
entire mountain zone from about 1000 feet to the too of
Sheeo Mountain (5141 feet) . This animal is a fully
protected marmal under State law.
6.4.B.2
i
saM,ones
^w�rpr��4ire .•
FIGURE 6.: 1
Cahvilw MI, GEOGRAPHIC CORT`EST
1. VjIlc% Fluor& 6.IIjaj
I
GI m 1 hr.ct arr R,r
r 'n o mou t I
In S -ii o Lnnuan.
.Il_ I
NO!Z T I I t
0 t 2 frill?s 3
h V Alp
' OSl it
6A9.2.a
1-A
i-$
f
4
yJ( 2-A
3 FIGURE 6.4 2
.. WILDLIFE AND VEGETATION
y 4 VEGETATION:
t• -. F. Sand Junes and
5—D _ creosote Savo
. - -.•- >L. Balada
4 - .F-3. Riwnan
' 4:4. Low desrrt
_ ?�5. High Jesert
`4—D 16. Pinonn scrub and µ.niper
'—D
UNIQUE MLDLIFE.
_ \ .ems A.C.. Ild
—D \G` B CV.0 belle Vallcv
Frnl¢-,a eJ Luaril
C. Fl.ltuded Horned Li LIlJ
E 3—D 5-1) 4-iD D C.ililnrnie m .un.n,nee,
! (A,.,,,.pe.lesl
6—D _ E. Dnoc Slcndcr�alacunder
lT !A.en J.m',ereJ
6—D
NORTH
6 - 0 1 2 Nfilns 3
6 4 8.2.b
The Desert Slender Salamander (Batrachoseps aridush s con-
sidered a Federal and State endangered species . This sala-
mander, first discovered in 1969, is known to exist only in
Hidden Palm Canyon , a tributary of Deep Canyon, about 10 miles
south of Highway Ill . The habitat is on private proper-
ty, however , the U.S. Bureau of Land Management has been
requested to consider acquiring the quarter-section
where this animal occurs . Remainder of this section is
o:med by the Bureau of Land Management.
There are three species of animals which, while not
listed in the California Fish and Game Department ' s
reports on endangered and rare fish and wildlife, l
can nevertheless be considered unique to the Palm
Desert area, The rarest animal in the category is
the Coachella Valley Frineed-Toed Lizard (Uma inornata)
which exists only in certain sand dune regions of the
western Coachella Valley, It is now threatened with
extinction as its habitat is rapidly being destroyed
by man. Another reptile, the Flattailed Horned Lizard
has been reported in sand dune areas and kit foxes
are sometimes seen on the Valley floor. Both of these
animals are quite rare in the Coachella Valley.
The topography and geomorphology (surface characteris-
tics of the earth) were a significant consideration for
three reasons: (11 the aesthetically pleasing contrast
between the Valley and the mountains; (2) the sand dune
7J environment, a rare and unique feature in deserts; 01
the severe development limitations in the mountainous_
areas resulting from steep slopes (see maps of non-
seismic hazards in Element 6. 2, Public Safety) .
Natural hazards include consideration of areas affected
by both seismic and other hazards_ which could be of
potential danger to the public. These include flooding
and blov„sand. (See maps of non-seismic hazards in
Element 6.2 , Public Safety, and seismic response zones
in Element 6.4, Seismic Safety. )
2. Cultural Factors
Special attention was Given to existiny and proposed
public and private facilities (i .e. , parks , desert
! corridors and golf courses) which appear in the Land
At the e Crossrr:ads, January 1972.
6.4.5. 3
Use and Public Facilities Elements. Bicycle , hiring,
and eauestrian trails :sere also revie::cd to dete,mine
how they should tie into the proposed open space
system.
• Areas currently committed to open space have been
recognized as integral to the oven space system.
These consist of the 14,000 acre Philip L. Boyc Deep
Canyon Research Center, the 360-acre Living Desert
Reserve, and the Big Horn Sheep Refuce which encom-
passes most of the mountain zone.
• Archaeologic materials which are likely to be jeopardized
by increased development are a significant concern.
fThe Archaeological Research Unit , Dry Lands Research
Institute of the University of California, Riverside,
conducted a literature search and identified two areas
of major archaeologic importance. Their summary stated
that ,
". . . the high archaeological sensitivity of this
portion of the Coachella Valley cannot be over-
emphasized. The sites in the vicinity of Indian
Wells and Point Happy are significant in terms of
the materials that could be recovered and their
1 ramifications for reconstructing past subsis-
tence technologies , as well as the sites ' geo-
graphical situation on the edge of the Valley.
The latter is an important consideration in the
analysis of settlement patterns in this area of
the desert ."
. Date Palm agricultural areas are rapidly disappearing
in the wake of urban expansion. They provide an
attractive unique character to the urban planning area .
The natural and cultural factors were compiled on one map .which
identifies those areas most appropriate for open space and con-
servation (Figure 6.4-3) . They correspond to areas proposed for
open space and conservation in the Land Use Element.
1
1 6.4.B .4
1
'I
1
}
I �t
r:
I C
I
jff
1
j:
f _ � FIGURE 6.4-3
[ is
A. CONSERVATION &
SPACE 1 OPEN
L _ !
city Park
cp C,r n!v P.,rk
Kmdhr,,r
channel
t_ D ,crt C iglu.
SD }mJ Dm Pr cr.c
b .- H Ilada � lVil.11i(c
i
- SA SrWmandar Pt r,crvc•
Y Ina umnnA U,c
.ht 1ptt t nn„p ur.nJuvrr
S,h-d
. P.tlin Ue,ot UnJm.l hhuul D,ric:
A, . '
SA do Pal,1"1m Prr.uvr
c,. .. NORri 'F
2 FAlles 3
JJ L,Sc
6.4.B.4-a
IMPLEMENTATION POLICIES
The City shall
SUPPORT THE CONTINUED MAINTENANCE AND DEVELOPMENT OF THE
LIVING DESERT RESERVE AS A WILDLIFE PRESERVE AND MUSEUM OF
THE DESERTS NATIONAL ENVIRONMENT.
SUPPORT THE CONTINUED MAINTENANCE AND DEVELOPMENT OF THE
PHILIP L. BOYD DEEP CANYON RESEARCH CENTER AS A WILDLIFE
PRESERVE AND NATURAL LABORATORY.
SUPPORT THE MAINTENANCE AND DEVELOPMENT OF THE BIG HORN SHEEP
REFUGE MANAGED BY THE UNIVERSITY OF CALIFORNIA, RIVERSIDE,
AND THE CALIFORNIA DEPARTMENT OF FISH AND GAME AS AN ENCLO-
SURE TO BETTER UNDERSTAND THE ENVIRONMENTAL NEEDS OF THIS
RARE SPECIES.
SUPPORT THE PRESERVATION OF THE DESERT SLENDER SALAMANDER,
AN ENDANGERED SPECIES.
DESIGNATE THE SAND DUNE PARK SHOWN IN THE LAND USE ELEMENT AS
A WILDLIFE AND NATURAL PRESERVE, AND ESTABLISH THE FOLLOWING
CRITERIA FOR THIS AREA:
-- NO DEVELOPMENT WILL BE ALLOWED EXCEPT FOR NON- INTENSIVE
RECREATIONAL FACILITIES SUCH AS HIKING TRAILS AND
PICNICKING AREAS.
-- THE AREA SHOULD BE USED FOR EDUCATION PURPOSES WHICH
DEAL WITH THE UNIQUE SAND DUNE GEOMORPHOLOGY, FLORA AND
FAUNA .
DEVELOP NEIGHBORHOOD AND COMMUNITY PARKS AS WELL AS EQUESTRIAN/
BICYCLE/HIKING TRAILS ACCORDING TO THE STANDARDS AUTHORIZED IN
ELEMENT 7 - PUBLIC FACILITIES,
RETAIN THE ARCHAEOLOGIC SITES AT INDIAN 'WELLS , PDIPT HAPPY ,
AND IN ANY AREAS WHERE POTENTIAL ARCHAEOLOGIC RESOURCES MAY
EXIST. CONSIDER THE PROTE;TION D= THESE RESOURCES WHEN
DEVELOPMENT IS LIKELY TO OCCUR, AS EITRE! TEMPORARY OR PER-
MANENT OPEN SPACE .
-- THE DETERMINATION OF WHETHER A SITE , OR PORTION OF A
SITE , IS TO BE PERHANENTLY PRESERVED AS OPEN SPACC
SHOULD BE BASED ON EVIDENCE PROVIDED BY A PDOFESSIGNAL
ARCHAEOLOGIST. THIS EVIDEACE SHOULD BE COMPILED FRQ A
THOROUGH INVESTIGATION OF THE SITE IN QUESTION.
i
6.4.P. 1
i
STUDY THE PRESERVATION OF ALL EXISTING DATE PALM GROVES
DESIGNATED IN THE LAND USE ELEMENT AS BOTH AGRICULTURAL j
RESERVES , AND/OR COMMUNITY PARKS. THE FEASIBILITY OF
DEVELOPMENT WITHIN SELECT GROVES SHOULD ALSO BE CONSIDERED, I,
AS LONG AS PRIVATE DEVELOPMENT MAINTAINS THE CHARACTER OF
THE GROVES.
DEVELOP A ''DESERT CORRIDOR" ,SYSTEM (SEE FIGURE 6.4-3) UNDER
THE FOLLOWING CRITERIA: I
-- DESIGN CORRIDORS AT SELECTED ENTRY POINTS (SEE FIGURE 'Ilj
2. 1 , URBAN DESIGN ABSTRACT) TO PROVIDE ''DESERT IMAGEII
FOR CITY AND TO ESTABLISH LINES BETWEEN MAJOR PARKS
INCLUDING THE SAND DUNES.
-- SPECIFIC DESIGN FACTORS ARE TO BE DETERMINED BY FUTURE
STUDY.
-- THE AESTHETIC QUALITIES OF DESERT TOPOGRAPHY AND FLORA
ARE TO BE PRIMARY CONCERNS IN THE DEVELOPMENT OF THE
CORRIDOR SYSTEM.
-- CORRIDORS SHOULD BE WIDE ENOUGH TO MAINTAIN NATIVE
DESERT FLORA,
is
i
�I
i
li
I j
I
3
6.4.P. 2
I
7. Public Facilities
Element
City of Palm Desert General Plan
4
:1
i
7 PUBLIC FACILITIES ELEMENT
INTRODUCTION
Public facilities form a vital part of a city 's quality of life for
both individuals and groups . A society 's basic needs for health,
education, welfare, safety, and recreation are met in large part
by the community 's public facilities . The types of such facilities ,
their relationship to one another, and appropriate patterns of
location are a response to the desires and needs of the people
they serve as well as a reflection of the technological and organi-
zation resources available.
] For the most part, public facilities , as a service to be provided to
! the residents , follow rather than lead development . Since the City
is highly involved in the location and timing of development it must
also concern itself with the provision of services for these develop-
ments even though many of these services are not provided by the
City itself:.
Thus , in developing a general plan for a community it is important
that public facilities be developed in a manner which both fulfill
the needs and desires of the residents and responds to the pace and
location of residential development according to the city 's financial
resources and funding policies. In this context , the public Facilities
Element suggests standards and Policies for various public facilities.
Note that Waste Management and Recreation Elements are included as
1 subsections of this element.
GOALS AND OBJECTIVES
m
Goal
PROVIDE A FULL RANGE OF PUBLIC FACILITIES AND SERVICES THAT ARE
RELATED TO CITIZEN NEEDS , ARE ECONOMICAL , AND ARE CONVENIENT.
Objectives
COORDINATE THE PLANNING OF PUBLIC FACILITIES AND UTILITIES
WITH ALL SPECIAL DISTRICTS TO ENSURE THAT DUPLICATION IS
AVOIDED SO THAT FUTURE DEVELOPMENT AND GROWTH CAN BE ADEQUATELY
SERVED.
ENCOURAGE CITIZEN PARTICIPATION ON A CONTINUING BASIS AS A MEANS
OF IDENTIFYING PUBLIC FACILITY NEEDS AND STANDARDS FOR FACILITIES .
DEVELOP STANDARDS FOR THE PROVISION OF PARKS AND OTHER PUBLIC
FACILITIES .
AS THE CITY DEVELOPS, CREATE AN APPROPRIATE BALANCE BETWEEN CITY-
PROVIDED AND CONTRACT SERVICES .
ENSURE THAT PRIVATE DEVELOPMENT WILL NOT OVERLOAD EXISTING PUBLIC
FACILITIES OR CREATE THE NEED FOR PREMATURE UNPLANNED INVESTMENTS
IN CAPITAL IMPROVEMENTS FOR THE CITY AND DISTRICTS SERVICING THE
CITY.
DISTRIBUTE FACILITIES AND SERVICES THROUGHOUT THE CITY TO PROVIDE
CONVENIENT ACCESS.
ENSURE THAT ADEQUATE COMMUNITY FACILITIES ARE AVAILABLE BEFORE
PRIVATE DEVELOPMENT IS APPROVED SO TO ENSURE THAT FACILITIES ARE
NOT OVERLOADED AND AREAS ARE NOT LEFT UNSERVED.
7•G. 1
i
BACKGROUND
Parks
Developed recreational areas within Palm Desert are presently at a
minimum. With the exceptions of the Living Desert Reserve, the
facilities provided at the local schools, and the City Park on Painter ' s
1 Path, no public recreational facilities exist within the City.
1 Libraries
The Palm Desert Library, constructed in 1962, is a branch of the
Riverside Public Library/Riverside County Free Library system. The
library contains a book collection of approximately 20,000 volumes
and provides, in addition to its regular book lending services ,
regularly scheduled programs , films, circulating phonograph records ,
photocopy service, and school visits.
Hospitals
Health facilities within the region are numerous with the Eisenhower
Medical Center and Palm Springs Hospital providing the most extensive
service at the local level .
Water
Water is supplied to Palm Desert by the Coachella Valley County
Water District (CVCWD) and Palm Desert Community Service District
from its various wells scattered throughout the area. The District
has started a recharge program utilizing water obtained from the Metro-
politan Water District which is released into the Whitewater Channel and
allowed to percolate into the soil and thus add to the water table.
,L Major additions to the Palm Desert water system during recent years
yid have included construction of the million gallon Sandpiper Reservoir
at Salt Cedar and Desert Lily , a one million gallon reservoir in the
Thunderbird Country Club , together .with a 2. 5 million gallon reservoir
to be constructed nearby in December 1975 , and 2 . 5 million gallon
reservoir on Alamo south of Hor..estead »ith an accompanying major
pumping facility.
Sewage System
The C'IC'WD also has responsibility for o-,aste water treatment within the
Palm Desert area. While a large portion of the area continues to util -
ize septic tanks , a system of treatment plants and their collector sys-
tems is being developed. At -resent , the Palm Desert Country Club
treatment plant is the only dis vicC-owned plan[ in operation . A new
activated sludge treatment plant is nearing completion north of Cook
Street above the storrmiater channel . Regional •ascowator collection
lines have been installed to serve the City. This plant has an
7 . a. 1
initial capacity of 2.5 million gallons per day with an
ultimate capacity of 20 mod . This plant is expected to serve the
urbanized area between Indian 'dells and Cathedral City.
Schools
Public schools in Palm Desert are under the jurisdiction of the Desert
Sands Unified School District. Three schools are presently operating
within the City; Washington (grades K-2) ; Lincoln (grades 3-5) ; and
the Palm Desert Middle School (grades 6-8) . High school students
attend school in Indio. A high school site has been selected at the
northwest corner of Cook Street and Avenue 44 but construction is not
anticipated for at least another five years .
Solid Waste Disposal
The Palm Desert Disposal Service provides solid waste pick-up service
in the Palm Desert area for both residential and commercial users .
Solid waste is transported to the land fill site five miles
southeast of Desert Hot Springs which is operated by Riverside
County. No new sites are anticipated as being necessary for the
expected population growth of the area although the company does
desire to set up a transfer station in the Palm Desert area to reduce
transportation costs .
Cultural Center
The College of the Desert has begun a program to develop a cultural
center which will hopefully lead to a center for the performing arts .
The center, which is presently estimated to be a 6. 5 million dollar
project, will have, as its first phase, the construction of a 2,500
seat auditorium with services for performing groups . The second
phase will concentrate on both music and the visual arts .
Police Protection
Police protection is provided by the Riverside County Sheriff ' s
Department . The Sheriff's Department provides response service
to requests for service and investigatory services in criminal
Gases.
The initial agreement beo.ieen the City and the Sheriff' s Depart-
ment for law enforcement services was to start riith the minimum
level of service that was provided to the area prior to incorpora-
tion by the Sheriff' s Department and the California Highway Patrol .
This is the present staffing pattern.
The Sheriff's Deoartment has the capability of providing, through
contract, any level of law enforcement desired by the City.
I �
7.B.2
3
A contract for law enforcement services can be written for any
level desired by the City which would provide For proper con-
trols by both parties . Constant review of the service is an admin-
istrative function which is accomplished . The results of the review
is the subject of discussion with the City and the basis for action
of upgrading.
A number of private developments additionally provide internal
security services for their residents .
Problems
Lack of adequate facilities for civic and cultural ..activities .
Need area for group meetings, theatrical productions, etc.
Lack of space for governmental services .
Need for adequate local parks .
Need to reduce transportation costs of solid :caste disposal .
Opportunities
Potential for recreational activities at Living Desert preserve
and a sand dunes park.
Great latitude in the location of Dublic facility sites and the
possibilities for achieving optimum locations .
Public services may be utilized not only to provide convenient
and efficient service but also a framework for developing the
City 's "image" .
Public Facilities Concepts
The major focus within the Public Facilities Element is to develop
a well integrated system of public services throughout the City .
Rather than attempt to develop a single centered system, the emphasis
is , whenever feasible, on a localized precram through a multi-centered
approach. The intent is to bring the services to the people instead
of requiring the people to go to the services . As cities arow at the
rapid pace that Palm Desert has, there is a frequent concern on the
part of the residents that the pending "bigness" of the community
will no loneer allow them ready and easy access to their Public
servants . The policies viithin this element address this concern .
Inherent as well within the concept of Public Facilities in Palm Desert
is the development of a program of public services that will be economi -
cal and at the same time reflect the service needs and desires of the
City' s residents. Figure 7-1 indicates a variety of public facilities
which may be either Dublicly or privately orovided within the City
as well as orovide a reference for facilities which could be con-
sidered within the design of the individual neighborhoods in Palm
t Desert .
di
7. B.3
1 1 I
•- "-'--'T- r- - -m
• i+ 11+LL 1y}L
f
1 . ..
�_---i� 3st FIGURE 7-1
— — 1 COMPREHENSIVE PUBLIC '
a S LI FACILITIES GUIDELINES
l i
. � t` I i
r I
Source: Adapted from
`T—'•7q %1as5aclwxtt, Irt,tiurtc
—__—_ — __—__ h•I �� � of TcchnoloGy I
INNOVATIQVSIV �I
-- -- __• .=_�:: _:�t_ t1��, I NEVI CO,MNIL.NITIES,
•�— ,t.�.�— I 311TPress, CambridSc, 19.3.
II
- -- _ i�'• U11rj
Z B.3.a
IMPLEMENTATION POLICIES
GENERAL ELEMENT POLICIES
The City shall :
n�
PROVIDE FOR POTENTIAL DEVELOPMENT OF REGION SERVING COUNTY, STATE
AND FEDERAL FACILITIES ADJACENT TO PALM DESERT CIVIC CENTER.
WORK CLOSELY WITH THE SCHOOL DISTRICT TO ENCOURAGE THE JOINT USE
OF FACILITIES AS NEIGHBORHOOD PUBLIC SERVICE CENTERS FOR INFOR-
MATION, RECREATION AND CULTURAL ACTIVITIES.
ENCOURAGE DEVELOPMENT OF JOINT FACILITIES FOR POLICE AND FIRE
SERVICE WHERE ACTIVITIES CAN OCCUR ON A NONINTERFERING BASIS.
WORK WITH OTHER PUBLIC AGENCIES AND LEVELS OF GOVERNMENT TO
DEVELOP MULTIFUNCTIONAL PUBLIC SERVICE CENTERS IN KEY LOCATIONS
THROUGHOUT THE COMMUNITY.
PERIODICALLY SURVEY RESIDENTS TO DETERMINE PERCEIVED LEVELS OF
SERVICE FOR COMMUNITY SERVICES AND FACILITIES TO IDENTIFY SHORT-
COMINGS.
AWARD CONTRACTS TO PUBLIC AGENCIES OR PRIVATE CONTRACTORS IN ORDER
TO REDUCE COSTS AND ENCOURAGE INNOVATION IN PROVISION OF COMMUNITY
FACILITIES AND SERVICES.
CONTRACT WITH OTHER ENTITIES , PUBLIC OR PRIVATE, WHEN APPROPRIATE,
FOR THE PROVISION OF VARIOUS COMMUNITY SERVICES WHEN THE SERVICES
PROVIDED ARE MORE ECONOMICAL OR SUPERIOR QUALITY, MORE AVAILABLE
OR ACCESSIBLE, OR WILL GENERALLY SERVE THE NEEDS OF ALL OR PORTIONS
OF PALM DESERT.
REQUIRE THAT ALL DEVELOPMENT BE IN ACCORDANCE WITH OTHER CITY PLANS
AND TECHNICAL SPECIFICATIONS; PROVIDE FOR THE EXPANSION OF THE
NECESSARY SERVICES TO SERVE THE NEEDS OF THAT DEVELOPMENT. ANY
DEVELOPMENT THAT IS NOT IN ACCORDANCE WITH CITY PLANS WILL ADDI-
TIONALLY PROVIDE FOR THE NECESSARY MODIFICATION OF SERVICES TO
ACCOMMODATE THAT UNPLANNED NEED.
NOT ALLOW DEVELOPMENT WITHOUT ENSURING THAT COMMUNITY FACILITIES SUCH
AS SCHOOLS , POLICE PROTECTION, RECREATIONAL FACILITIES , WILL BE AVAIL-
ABLE FOR THAT DEVELOPMENT AT A LEVEL REQUIRED FOR THAT DEVELOPMENT.
RECREATION ELEMENT POLICIES
UTILIZE THE FOLLOWING DEFINITIONS IN GUIDING PARK AND RECREATION
PLANNING:
-- THE TERM "NEIGHBORHOOD PARK" SHALL MEAN ANY AREA OF LAND SET
ASIDE AND IMPROVED SPECIFICALLY AS A HIGH ACTIVITY AREA, THE
PRIMARY USE BEING FOR CHILDREN FIVE AND OVER WITHIN IMMEDIATE
WALKING DISTANCE OF RELATED RESIDENTIAL DEVELOPMENTS .
7.P. 1
-- THE TERM "SMALL PLAY AREA" SHALL MEAN ANY AREA OF LAND THAT
HAS BEEN SET .ASIDE FOR RECREATIONAL USE, SPECIFICALLY FOR
PRE-TEEN CHILDREN.
-- THE TERM "REST AREA" SHALL MEAN ANY AREA OF LAND THAT HAS
BEEN SPECIFICALLY SET ASIDE AND IMPROVED TO PROVIDE REST
AND RELAXATION TO PEDESTRIAN OR NON MOTOR, TRAFFIC . REST
AREAS CONSIST OF PERMANENT FACILITIES IN HARMONY WITH THEIR
CONTIGUOUS ENVIRONMENT.
-- THE TERM "DESERTBELT" SHALL MEAN ANY CONTIGUOUS AREA OF LAND
THAT HAS BEEN SPECIFICALLY SET ASIDE AND IMPROVED TO PROVIDE
FOR PEDESTRIAN AND NON-VEHICULAR PATHS AND TRAILS OR AS
PASSIVE LANDSCAPED SPACE.
-- THE TERM "COMMUNITY RECREATION PARK" IS AN AREA SERVING A
COMMUNITY AND PROVIDING OUTDOOR AND INDOOR FACILITIES TO
MEET A MUCH WIDER RANGE OF RECREATION INTERESTS THAN THE
NEIGHBORHOOD RECREATION PARK AND IS PRIMARILY AN AREA FOR
YOUNG PEOPLE AND ADULTS .
-- THE TERM "REGIONAL PARK" SHALL MEAN ANY LARGE OPEN SPACE
AREA WHICH MAKES PROVISION FOR RECRE.ATION.4L AND LESISURE
TIME ACTIVITIES FOR THE GENERAL PUBLIC IN RIVERSIDE COUNTY
AS WELL AS THE RESIDENTS OF THE CITY OF PALM DESERT,
REQUIRE DEVELOPER DEDICATION OF PARK SPACE OR FEE IN LIEU AT THE
RATE OF 4. 5 ACRES PER 1 ,000 POPULATION FOR NEIGHBORHOOD PARKS .
(SEE FIGURE 7-2 ) .
PURCHASE ADDITIONAL ACREAGES AT THE RATE OF 2.0 ACRES PER 1 ,000
POPULATION FOR COMMUNITY PARKS . (SEE FIGURE 7-2)
ALLOW FLEXIBILITY (WITHIN THE HEREIN MENTIONED STANDARDS TO REFLECT
THE VARYING NEEDS OF DIFFERENT AGE GROUPS WHEN DETERMI'JING PARK,
ACREAGE AND DESIGN REQUIREMENTS FOR EACH NEIGHBORHOOD.
UTILIZE THE FOLLOWING GENERAL DEVELOPMENT STANDARDS FOR NEIGHBOR-
HOOD RECREATIONAL PARKS:
-- LAND DEDICATED FOR NEIGHBOR,'000 RECRE.;TION PARK PURPOSES MAY
BE DEDICATED TO A COMMUNITY ASSOCIATION FOR PRIVATE MA111TCC-
ANCE OR TO THE CITY FOR PUBLIC MAINTENANCE , AT THE OPTI 'JN
OF THE CITY. WHEN SAID NEIG,"BOP.HOOD PAR:;S ARE PRIVATELY
OWNED AND MAINTAINED, STANDA.RCS APPLICABLE TO PUBLIC NEIGH-
BORHOOD PARKS SHALL BE APPLICABLE TO PRIVATE OWNED AND
MAINTAINED NEIGHBORHOOD PARKS . DETERMI "JA.TION A; TO THE
�.IRI ITY :'1C MAJ`JTEN"Jy E cu or T._� „' - : TV TPr
DIRECTOR OF ENVIRONMENT SERVICES .
7.P . 2
J
FIGURE 7 - 2
PARK NEEDS
NEIGHBORHOOD WITHIN COMMUNITY PARK NEIGHBORHOOD PARK
CITY LIMITS ACREAGE ACREAGE
1 6.4 14.3
2 3 .2 7.3
3 3 .9 8. 7
4 6.7 15. 1
5 2.9 6.6
6 2.6 5 .9
7 12.2 27.5
8 -- --
11 2.9 6.6
WITHIN SPHERE OF
INFLUENCE
7 --
8 4.5 10. 1
9 10.0 22.5
10 10.4 23 .3
11 18.8 42.3
12 15.6 35.2
13 9 . 7 21 .9
14 7.8 17.4
15 -- --
16 3 .3 7.5
17 7.5 16.9
18 8.4 18.9
19 9.6 21 .6
20 1 .4 3 .2
21 1 . 8 4.0
22 4.0 9. 1
3 23 1 .8 4.o
24 2. 7 6.0
Y5 1 . 5 3.4
Total : 159.6 359. 3
NOTE : The park needs are developed on the basis of projected populations
and may be revised as a result of development of neighborhood
specific plans.
7.P. 2.a
I
-- ALL IMPROVEMENTS AND FACILITIES SHALL BE MADE AND CONSTRUCTED
BY THE DEVELOPER, OR WHEN A FEE IS PAID IN LIEU OF DEDICATION,
BE SUFFICIENT TO MEET AND PROVIDE THE SPECIFIED REQUIREMENTS.
-- ENTIRE PARK AREAS SHALL BE GRADED AND IMPROVEMENTS SHALL
INCLUDE ADEQUATE DRAINAGE , LAWN, SHRUBS , TREES. AUTOMATIC
IRRIGATION SYSTEMS , CONCRETE WALKWAYS AND WALKWAY LIGHTS .
-- FURTHER, THE DETAILED LANDSCAPE AND EQUIPMENT SPECIFICATION
EMPLOYED BY THE CITY SHALL BE INCORPORATED.
-- NEIGHBORHOOD PARKS SHALL BE LOCATED CENTRALLY TO THE RESID-
ENTIAL DEVELOPMENT SERVED.
-- WHEN CENTRALIZATION CAN BE ACHIEVED , NEIGHBORHOOD PARKS
SHOULD ADJOIN AN ELEMENTARY SCHOOL OR SCHOOL SITE. SUCH
PARKS SHALL BE A LOGICAL EXTENSION OF THE SCHOOL GROUND.
-- MINIMUM SIZE OF EACH NEIGHBORHOOD PARK SHALL BE SIX (6)
ACRES AND NOT EXCEED TWELVE (12) ACRES , EXCLUDING TOT LOTS
AND DESERTBELTS.
-- SERVICE AREA OF NEIGHBORHOOD PARKS SHALL BE ONE QUARTER TO
ONE HALF MILE; IN NO CASE SHALL THE FARTHEST DWELLING UNIT
SERVED BE A GREATER DISTANCE THAN THREE QUARTERS OF A MILE.
-- ALL IMPROVEMENTS SHALL BE AUTHORIZED BY THE DIRECTOR OF
ENVIRONMENTAL SERVICES ACCORDING TO THESE ADOPTED CRITERIA.
-- MINIMUM IMPROVEMENTS SHOULD INCLUDE BUT NOT NECESSARILY BE
LIMITED TO THE FOLLOWING:
--- ENTIRE AREA SHALL BE CONSISTENT WITH THE PROPOSED
CHARACTER OF THE AREA AND SHALL INCLUDE GRADING ,
LANDSCAPING AND PROVISIONS FOR ADEQUATE DRAINAGE
FOOT PATHS SHALL BE OF CONDITIONED LOCAL MATERIALS
ONE TWO-ACRE SITE WHICH SHALL BE PLANTED AND MAIN-
TAINED AS A GRASSY AREA
--- TWO OF THE FOLLOWING :
CHILDREN'S PLAY AREA IN ADDITION TO TOT LOTS
SWIMMING POOL (AT THE RATE OF 1 /2 SQ. FT. PER PERSON
FOR AREA SERVED)
TENNIS COURTS (AT THE RATE OF 1 FOR EACH 2O00 PERSONS)
BASEBALL/SOFTBALL , FOOTBALL AREA (AT THE RATE OF I
BASEBALL DIAMOND PER 6000 PE)PLE; 1 SOFTBALL DIAMOND FOR
EACH 6000 PEOPLE; I FOOTBALL/SOCCER FIELD FOR EACH
1500 PEOPLE)
--- WHEN A NEIGHBORHOCD PARK SERVES A PREDOMINANTLY RETIRE-
MENT COMnUNITY, A MULTI PURPOSE COMMUNITY CENTER
7 .P.3
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BUILDING MAY BE PROVIDED IN LIEU OF THE RECREATIONAL
IMPROVEMENTS REQUIRED IN THE ABOVE ITEM .
i
-- IN PRIVATELY OWNED NEIGHBORHOOD PARKS, PUBLIC ACCESS
SHALL BE LIMITED TO GREENBELTS , PATHS .AND TRAILS, AND
ACCESS RESTRICTED TO HOMEOWNERS AND THEIR GUESTS .
UNDER AGREEMENT WITH THE HOMEOWNERS ' ASSOCIATICN,
RECREATIONAL FACILITIES SUCH AS BUT NOT LIMITED TO
J CLUBHOUSES, CHANGING ROOMS, POOLS , TENNIS COURTS ,
BASKETBALL AND VOLLEYBALL COURTS AND OPEN PLAYFIELD
1 ACTIVITIES MAY BE USED BY THE GENERAL PUBLIC.
-- WHEN DEVELOPMENT IS IMPENDING AND FEES WILL BE PAID
IN LIEU OF DEDICATION , THE CITY SHALL, WHENEVER
POSSIBLE, OBTAIN FIXED PRICE OPTIONS TO ACQUIRE
THE LAND TO BE DEVELOPED AS A NEIGHBORHOOD PARK.
SAID OPTIONS SHALL BE EXERCISED WHEN FEES ARE COL- I
LECTED. WHEN SUCH OPTIONS ARE HELD BY THE CITY,
THE FEES IN LIEU OF DEDICATION MAY BE DETERMINED ,
BY A PRORATED SHARE OF THE TOTAL OPTION PRICE .
-- ADEQUATE PARKING FACILITIES SHALL BE PROVIDED.
UTILIZE. THE FOLLOWING GENERAL DEVELOPMENT STANDARDS FOR COM-
MUNITY PARKS .
-- SERVICE AREAS OF COMMUNITY PARKS SHALL BE ONE HALF TO
THREE MILES OR A MAXIMUM OF FOUR SQUARE MILES WITHIN THE
CITY.
-- WHENEVER POSSIBLE, COMMUNITY PARKS SHALL BE ORIENTED
TOWARDS SERVING THE NEEDS OF ONE OR MORE NEIGHBORHOODS .
••• -- COMMUNITY PARKS SHALL PROVIDE SUCH FACILITIES AS, BUT NOT
LIMITED TO, COMPETITION SIZE SWIMMING POOLS , TENNIS COURTS ,
FIELD ORIENTED ACTIVITIES SUCH AS BASEBALL, FOOTBALL ,
SOCCER AND OTHER COMPARABLE ACTIVE SPORTS .
-- SUCH PARKS MAY INCLUDE SPECIAL PURPOSE AREAS SUCH ".S , BUT
NOT LIMITED TO, ECOLOGICAL PRESERVES , MUNICIPAL GOLF
COURSES, PICNIC AREAS AND GARDENS, PROVIDING THAT THE
PARK AND RECREATIONAL NEEDS AT THE COMMUNITY LEVEL, IN
THE EVALUATION OF DIRECTOR OF ENVIRONMENTAL SERVICES ,
HAVE BEEN MET.
-- COMMUNITY PARKS SHALL PROVIDE A RECREATION CENTER. , THE
FACILITIES INCLUDING BUT NOT LIMITED TO MULTI PURPOSE CLASS
AND ASSEMBLY ROOMS , FOOD PREPARATION FACILITIES , GENERAL
STORAGE SPACES , ADMINISTRATIVE OFFICE SPACES, REST ROOMS .
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AND CHANGE FACILITIES AND/OR GYMNASIUM.
-- ADEQUATE PARKING SHALL BE PROVIDED.
ENCOURAGE THE DEVELOPMENT OF TOT LOTS WITHIN NEIGHBORHOODS
ACCORDING TO THE FOLLOWING GENERAL STANDARDS:
-- ONE MULTI PURPOSE PLAN STRUCTURE SHALL BE INSTALLED IN
EACH TOT LOT.
-- TOT LOTS ARE TO BE INTEGRATED INTO DESERTBELTS OR NEIGHBOR-
HOOD PARKS .
-- WHEN TOT .LOTS ARE LOCATED NEXT TO A PUBLIC STREET, A FENCE
WITH VERTICAL MEMBERS NOT MORE THAN TWELVE INCHES APART
SHALL BE CONSTRUCTED.
-- PLAY AREAS SHALL BE CONSTRUCTED OF DRAINED SAND AND/OR
GRASS. ALL SAND AREAS SHALL BE AT '_EAST 18 INCHES DEEP.
-- PLAY AREAS SHALL BE ADEQUATELY LANDSCAPED TO PROVIDE SHADE
AND RELIEF FROM THE SUN, AND BE IN THE SPIRIT AND INTENT
OF THIS SECTION.
-- A WATERING SYSTEM SHALL BE PROVIDED TO WET THE SAND AND
PLANTINGS.
-- A MINIMUM OF TWO BENCHES SHALL BE PROVIDED AND PLACED IN
SUCH A MANNER AS TO FACILIATE SUPERVISION OF PLAY WITHIN
THE TOT LOT SITE.
ENCOURAGE THE DEVELOPMENT OF REST AREAS WITHIN NEIGHBORHOODS
ACCORDING TO THE FOLLOWING GENERAL STANDARDS :
-- MINIMUM SIZE OF EACH AREA SHALL BE ONE QUARTER ACRE.
-- REST AREAS ARE TO BE LOCATED AT THREE QUARTER MILE INTERVALS
ACCESSIBLE TO THE GENERAL PUBLIC .
-- IMPROVEMENTS SHALL INCLUDE BUT NOT BE LIMITED TO THE
FOLLOWING :
BENCHES AT LEAST TWO IN NUMBER
--- LANDSCAPING, CONGRUENT WITH THE SPIRIT AND INTENT
OF THIS SECTION
WATER FOUNTAIN FACILITIES
i SHADE PRODUCING FACILITIES OR LANDSCAPING
A
7.P. 5
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REQUIRE THE COACHELLA VALLEY COUNTY WATER DISTRICT TO MEET
ALL CODE REGULATIONS REGARDING WATER, PRESSURE REQUIREMENTS
FOR DOMESTIC USE AND FIRE PROTECTION. i
DRAINAGE SYSTEM
DEVELOP A DRAINAGE SYSTEM PLAN AND IMPLEMENTATION SCHEDULE BY
UPDATING AND IMPROVING ON THE "REPORT ON COMPREHENSIVE PLAN
FOR SURFACE WATER DRAINAGE FOR THE PALM DESERT AREA" PREPARED
IN 1968.
REQUIRE NEW DEVELOPMENTS TO HANDLE DRAINAGE PROBLEMS WITHIN
THEIR OWN PROPERTY.
POLICE PROTECTION
ESTABLISH LOCAL REPRESENTATION OF THE LAW ENFORCEMENT AGENCY
IN THE CITY AS SOON AS POSSIBLE.
II4
ATTEMPT TO IMPROVE AND PURSUE THOSE ACTIONS WHICH WOULD LEAD 1;
TO GREATER COOPERATION AND UNDERSTANDING BETWEEN THE LOCAL I�
CITIZENRY AND THE PUBLIC SAFETY PERSONNEL OF THE CITY.
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CULTURAL AND CIVIC FACILITIES
ENCOURAGE THE DEVELOPMENT OF A REGIONALLY ORIENTED CULTURAL
CENTER IN COOPERATION WITH THE COLLEGE OF THE DESERT.
CONTINUE WORK TOWARDS THE DEVELOPMENT OF .A CIVIC CENTER IN
PALM DESERT WHICH WILL SERVE RECREATIONAL, CULTURAL AND
.;� GOVERNMENTAL SERVICE NEEDS.
SCHOOLS
CONTINUE TO COORDINATE NEIGHBORHOOD AND DISTRICT PLANNING
WITH THE DESERT SANDS UNIFIED SCHOOL DISTRICT 50 THAT
SCHOOL SITES MAY BE RESERVED AT APPROPRIATE LOCATIONS IN
PHASE WITH NEW DEVELOPMENT.
LIBRARIES
PROVIDE LIBRARY SPACE AT THE PATE OF ONE SQUARE FOOT PER 5
RESIDENTS BY MEANS OF EITHER A COUNTY OR CITY LIBRARY SYSTEM.
SEWAGE SYSTEM
ESTABLISH A CALENDAR FOR CONVERTING EACH AREA FROM SEPTIC
TANKS TO A SEWER SYSTEM.
REQUIRE ALL NEW CONSTRUCTION TO PROVIDE SEWER SYSTEM. CONNECTIONS
TO STREET.
ALLOW NEW DEVELOPMENTS ONLY WHERE SEWAGE SYSTEM IS AVAILABLE .
SOLID WASTE MANAGEMENT
CONTINUE TO MONITOR THE FEASIBILITY OF PROVIDING SOLID WASTE
COLLECTIONS AS A CITY SERVICE .
COORDINATE THE LOCATION FOR LANDFILL OPERATIONS WITH THE
COUNTY TO EXCLUDE THOSE AREAS WHICH WOULD BE DETRIMENTAL TO
EITHER DEVELOPED OR OPEN SPACE AREAS.
DEVELOP DETAILED IMPLEMENTATION STUDIES REGARDING THE NEED,
TIMING, AND LOCATIONAL CRITERIA TOR TRANSFER STATIONS WITHIN
THE PLANNING AREA.
WATER
• ALLOW NEW DEVELOPMENT ONLY WHEN SUFFICIENT WATER IS AVAILABLE
TO MEET DOMESTIC USE AS WELL AS FIRE PROTECTION P.EQUIREME'ITS.
7.P.5
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8 IMPLEMENTATION ELEMENT
INTRODUCTION 1
1
The General Plan 'Provides both a 'Physical and policy frame,aork for the
development of the City of Palm Desert. Each element of the plan re-
commends a series of action policies that should guide the City' s de- y
lopment decisions. These policies are based on two major assumptions
including:
i 1 . The assumption that certain aspects of the existing f
development pattern should either be strengthened or
charged to create a development pattern consistent with
the stated goals and objectives.
2. The assumption thatthe City must exercise certain options
reGardina public and private development within the unde- p
velooed Portions of the City and Sphere to move toward
achievement of stated goals and objectives.
i
The purpose of the Implementation Element is to provide a context for
j the necessary planning and programming that must take place to achieve the 1
action policies. More importantly the Implementation Element indicates 1
the interrelationships required between the various imolementation Pro- �
grams and the General Plan,
1
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1
1
1
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BACKGROUND
General Plan/Program Relationships
Figure 8- 1 illustrates the basic relationships between the General
Plan and key short term implementation tools . It should be noted
that the relationship illustrated in the diagram is cyclical . This
is due to the difference in the time frame and level of detail
between the eneraI Ian and its implementation programs . The
General Plan is a long range plan (time frame 2020) and the imolemen-
tation programs are short term programs with specific objectives .
Studies conducted for short term programs may suggest modifications
to the General Plan which may in turn suggest adjustments within the
implementation programs and short term programs with specific
objectives . The key relationships in the diagram include:
1 . The relationship between the General Plan, capital
budgets , and operating budgets .
2. The relationship of the General Plan to specific
plans .
3. The relationship between the General Plan, specific
plans , the capital improvements program, zoning,
and subdivision regulations .
Maior Plan Pr000sals P,eguirino Action
The major proposals included in the Plan that will require pubiic
action include:
I . Public facilities development.
2. Modifications to the circulation network.
3. Open spare conservation and park development.
4. Strengthening the Core Area.
5 . Development of a land use regulation system.
6. Development of an overall community housinq orogram.
Alternative Courses Of Action
There are a series of alternative programs that must be analyzed
and ultirately carried out to implement the action policies recom-
mended in the General Plan Elements and summarized above. These
include:
1 . Detailed System Plans for specific program elements
including parks , open space, circulation and public
facilities .
8.9 . 1
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IMPLE\1ENTATION TOOLSs13.�, �y '•
I v 4
DETAILED SYSTEM PLANS
¢-,, ` GENERAL PLAN It
GOALS
OBI ECTIVES
t f ACTION POLICIES
STANDARDS „�
j 7 SHORT RANGE PHASING
L . ,• s I
t ADOPTED PROGRAMS �� F
GENERAL
SYSTEM
zr � PLANS ; ii 4'< CAPITAL E
OPERATING e
hn f LONG RANGE BUDGET t- 4` '
><"` •`_ k.. PHASINGPROGRA BUDGET
x
POTENTIAL ''`: r
EGD. 0 s
ISIPLE.\1EVTA7ION
TECHNIQUES &
PROGRAMS4.,
ZONING-' OP\IENT `J
SUBDIVISION f p .r'vr
!1 SPECIFIC
P '"F ORDINANCES
s-:.< t .`•:, �. ,c ,�.. PLANS b�
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FIGURE 8.1
GENERAL PLAN IMPLEME\TAT ION PROGRAM RELATIONSHIP
II
WILSEY & HAM
8.B.l.a
2. Specific Area Plans for selected portions of the City. i
3. Capital Improvement ( Investment) Programs , for the
extension of the circulation ne^:rork and other public
facilities .
4. Redevelopment in selected areas such as the Core area. I
5• Assessment Districts for various types of public
improvements.
6. Land Development Regulations.
7. Timing and phasing procedures for land develooment to
ensure that private development is coordinated with
major public investments .
Each of these elements and the required areas for action are
identified below.
System Plans
The General Plan provides a framework for each of the maior physical
systems within the City and Sphere. Detailed system plans arm
required to respond to the more fine orain aspects of these public
systems . System plans should be developed for.
The highway network.
The network of Nature Preserves
The park system.
The bike path/golf cart path network.
The hiking and equestrian trail ner.,ork.
The streetscape and street landscaping network including the
desert corridors,
Specific Area Plans
Specific area plans illustrate how the principals of the General
Plan may be realized at the d•_velep^went and site planning scale .
Specific Plans should be developed for:
The area surrounding the College of the Desert .
The northern blowsand/sand dune areas .
8. 9. 2
The southern hill and mountain area=_ .
Each. of the City 's neighborhoods ,
Capital Improvement Programs
The Capital Improvement Program is a short term statement of public
development policy. It outlines the City' s investment strategy in
relation to the physical components of the General Plan, and
places fiscal priorities on the recommended General Plan programs.
The Capital Improvement Program for Palm Desert should include:
A summary of projects complete.
A summary of proposed projects.
A financial analysis of the program including funding sources
for program recommendations and the capabilities of the City
to fund the various programs.
A year by year description of the projects and their resul -
tant financial requirements.
A summary of progress toward realization of General Plan
Objectives ,
Community Development/Redevelcpment
Selected areas of Palm Desert exhibit problems that currently have
a negative influence on the area 's development to its full potential .
J7 Problems that may limit the development of an area include items
such as parcelization, circulation and flooding. Redevelopment
Programs represent a potential tool for solution of these negative
factors in locations such as the Core .Area .
Assessment Districts
Assessment Districts formed by the City provide an opportunity to
add a variety of public improvements in selected areas . The
various pipes of imorovement districts available are discussed in
the Interim Core Area Plan.
Land Development Regulations
The most common legal rnechani5m for the regulation of land use
include zoning and subdivision controls . In the ca,,e of both
types of regulations the purpose must be to provide standaras
for development of private land that is consistent with the
General 'Plan.
S.a. 3
Timina and Development Phasing
As Palm Desert begins to accept a large share of the Coachella
Valley population growth, it will be essential to relate antici -
pated development to the ability of all impacted governmental
agencies to provide essential services and facilities . The
relationship established must provide a method to relate devel-
opment that occurs or is proposed to public investment procrams
without creating premature or unoIanned public expenditures .
Potentials for phasing General Plan development incluce:
Creating a logical pattern for the extension of major
public facilities..
Creating a compact urban form that discourages premature
development of outlying areas .
Tying Programs to Action
This section of the Implementation Element illustrates a
program for matching the major Plan recommendations to
potentially available implementation techniques . In short,
it combines the sections of this Element concerning "Pro-
posals Requiring Action" and "Alternative Courses_ of .Action."
In addition to combining programs and actions , the matrix
included in Figure 8-2 indicates a framework for funding the
proposed actions . Thus, the matrix represents the framewor4
for City implementation orograms, consisting of a oattern
of recommended public programs and exoenditures based on
the physical expression of major Plan objectives.
8.9.4
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IV , EHVIRONMENTAL IMPACT ANALYSIS j
Environmental impact is not limited to the effects on plants and j
animals but includes the effects that the Cenera ! Plan may have on f
a wide range of physical , bioleaical , economic and social issues .
The General Plan considers the effect of various development alter-
natives on the physical and social environment durinq the Plan' s I
formation stages. Because of this the follo:ring sections will :
deal with secondary effects only and be of a generalized nature.
Only those impacts which the General Plan itself does not detail i
are elaborated on in the following analysis.
A. Natural Environment
1 . Topography
The implementation of the General Plan .,ill necessarily
. alter the topography. Development of colt courses,
grading for structures, etc, will change existinc land
contours. This is not seen as detrimental , as most of the
existing topography in proposed development areas is of
little intrinsic value to man.
Provisions have been made in the General plan to preserve
the two significant topographic portions of the project
area ; i .e. , the sand dunes and mountain areas ,
2. Seismic and Non-Seismic Geology
The probability of a severe earthquake being experienced
in the planning area is not high but the possibility
always exists. All that can be done is to minimize seismic
hazard through development controls in eartheuake zones ;
e.g. , zoning ordinances and building code regulations ,
Background data necessary for the evaluation of various
strategies with which to ninimize seismic hazards is
provided in the Seismic Element. 6 ,4.
The same basic type 01 inforn,:ition "_cuirad in sci ,-ri:
safety evaluscions i > needed for ether types of oeoiogic
hazards . Duca on n.cn-seismi,_ hazard; is prescntcd in the
Public Saf:ty Elem,:nc , 6.2 . Thi ; incIuc�s idcnti f i:a Lion
of bIowsand, scvcre , Iope , and fIrnd hazard areas .
n 'd ind erosion is one of the rra jnr .irohler`s in ar^as wiirre
fiture dcvclonmen` is propn;ed , Doubl,� ro':rs of t3i-arisk
trees shouiJ aid in ibiting tho p mble^.i once Lhey „re full
crown. Ho:rever, .'urine dev.tir,ument st ;_s and until the
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tamarisks take hold , sand storms and extensive sand •
accumulation on roads can be expected to occur. The
chances for sandblow are highest once vegetation has been
removed durina construction projects . Riverside County
Ordinance 484. 1 or future ordinances develeoed by the
City will have to be adhered to in order to minimize the I,
hazard. �.
3 . Vegetation and Wildlife y
l
Detailed descriptions of the vegetation and various ,
wildlife habitats are presented in Element 6.5. Provisions
in the General Plan protect all rare and endangered •species
in the planning area , as well as provide suitabie environ-
ments for more common flora and fauna types ,
I .
As development of the Valley floor takes place, most of
the native plant and animal habitats will be destroyed.
However, some species including most rodents and birds
can be expected to increase their existing population as
a result of landscaping.
Severe topographic conditions coupled with existing
wildlife reserves will prevent developnent in mountain
areas. Flora and fauna will be preserved in its native
state in these areas .
i
4. Open Space
As vacant land continues to be developed, its use as open
space is obviated. Retention of desired open space L.
necessitates action prior to the development of the land ,
for other uses . The Open Space and Conservation Element
6.4 in conjunction with the other components of the l
Environmental Element p outlines various reasons why
specific areas should be preserved as open space.
p
5 , Air Quality
The issue of air quality is a major concern throughout
the nation and particularly in the Southern Cilifornia
region. While it is possible to determine the amounts and
types of pollutants by source type, their effect on overall
air quality is difficult to measure. Such a determination
would involve a regional air pollution study, a task
beyond the scope of this report.
Figure 9-2 shows the projected tons per day of various
{ air pollutants for mobile sources, The analysis is broken
S
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IX. IRREVERSIBLE OR IRREMIEVABLE E:WOUMENTAL WANGE. �}
;!
It is generally consiJerea t5st uroinizatien of t'`.osz oorticns of }
the planning area designated for urbin _ oansion is an irreversible
environmental change. The acquisition, de,:elooment , and/or ;
maintenance of parks and coen ;cats areas
1cnq ninh provisions 1
of adequate levels of public servicnn Mil help :o minimize
adverse changes, They will also provide ,` e opocrtunity for
offsetting social benefits .
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ORGANIZATIONS AND PERSONS CONTACTED DURING
PREPARATION OF THE E. I .R.
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Living Desert Museum, Ms. Karen Fowler
Deep Canyon Research Center
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University of California, Riverside, Mr. Pat Barker
Bureau of Land Management
1
Coachella Valley Water District, Mr, Warner Norried
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Coachella Valley Association of Governments
Southern Pacific Railroad
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CALTRANS , Mr. Don Weaver
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Riverside County Fire Marshall
Desert Sand Unified School District, Mr, Harlow
Riverside County Air Pollution Control District
U. S. Department of Agriculture Soil Conservation Service,
Mr. Norman Elam
City of Palm Desert , Mr. Paul Williams
Riverside County Planning Department is
City of Palm Springs , Mr. Richard Service
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College of the Desert, Dr, F. D. Stout
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Desert
CommunitlaT
News
.( I (due, iride .aerrice, of Tlm Desert Sun
5om6ea[1 ONi.•. NOIM Valtey ONkm
74-61 7 H-gh,.oy I I I •346 5646 611 50-1h Pdl Canyon D,,•325 8666
Palm D•s•n palm S"ing.
Milk
?aim DVoftsVPt-A
A n e 3irdiod, On,
By SHARI FINCH "But without a continuous link with
Staff Writer the origin of sand. the dunes become
PALM DESERT — A dune is an stabilized and compacted unless some
eternally moving mass of land. It is one maintains their loose character,"
difficult to own or claim responsibility he said.
.for. The feeling is that preserving the
Forty acres of such sand, valued last dunes for any further amount of time
year at 517.000 by the Riverside C'ountc would be beneficial, he said.
assessor's office, are now part of a There is some possibility of a court
1,046.67-acre package under consider. decision required to protect the natural
ation for annexation to the city of Palm habitat, although its existence is al.
Desert. ready bleak. There is also a proposal
The flag-shaped land parcel, located for the federal government to purchase
betiveen Monterey Avenue and Cook a section of existing dunes for a protect-.
Street along two sides, and Country ed park.
Club Drive and the R'hitewater Wash "I don't want to be called four-letter
along the others, may some day be names by people who are mad at the
bordered with lush private estates and and my sand," said the dunes' owner.
condominiums. F.Y. McDonald of Long Beach. at a
It could also become a haven for the recent Planning Commission public
children of owners or renters of apart-, hearing.
ments and modestly-priced houses. Opinions also have been sought front
Now designated for single-family property owners and local developers
dwellings, the entire northern section before the decision on how to best zone
will he subject to zoning changes upon the area for community compatihility.
the forthcoming annexation, according McDonald told the commission that
to the county planning department. the dunes are undergoing change.
In the midst of a controversy stand Desert sage has grown overmany of
the dunes, the rolling hills often used by an in
Not being what some could call "a creasing number of dune buggies, he
niece of the rock," dunes behave like said.
children who think every Louse is home. His message was simple: stop people
With no to etentios claims to snobbery, from upsettine the delicate balance of
they enter regardless of the structure's nature,or get rid of the dunes once and
value. for all.
The dunes are more than 10.000 years "Unless there is an historic or aes-
old and are inhabiter) by the fringe-toed thetic value to the urouerty. the dunes
lizard, now under consideration by the should not remain as open space," said
federal government b1 become an offi. Larry Paul, vice president of the Palm
ciall,y designated threatened species. Springs-based Hallmark Engineering,
'.Sotr.e agency has an obligation to Inc. His company prncidrs nlastcr
Keep this important aspect of the val- planning and consulting services to sec-
le}'s topography free," said .Jim Cor. eral desert cities.
pull,a naturalist with the Desert %lose. The Planning Commission will intro
tim, Palm Springs. "But if it is the city duce alternatives to the open space
of Palm Desert. I can't say." zonino,at its meeting today.
i:iL-
Ll'i 1 7 . ' ;';;i
L : Of) P . :.I . - r'ITY H_\LL COUX( i L
I . CALL TO ORDER
The rcgu].a ' ;neet.inI of the PaLm Desert. Plannin Cr ,; : isSiUn
was nailed to order be Chairman Berkey at 1 : 00 p . :n. in the Counci.l
Chambers of the Palm Desert City Hall .
II . PLEDGE - Commissioner Kelly
III . ROLL CALL
Present : Commissioner KELLY
Commissioner KRYDER
Commissioner SNYDER
Chairman BERKEY
Others
Present : Paul A . Williams - Director of Environmental Services
Ralph Cipriani - Associate Planner
Clyde Beebe - Director of Public Works
Kathy Shorey - Planning Secretary
IV . APPROVAL OF MINUTES
A. MINUTES of the regular meeting of May 2 . 1978 of the
Planning Commission .
On a motion by Commissioner Kelly , seconded by Commissioner
Kryder , the minutes were approved as written; carried unanimously (4-0 ) .
V . WRITTEN COMMUNICATIONS - None
VI . PUBLIC HEARINGS
Chairman Berkey explained the Public Hearing procedures to those
present .
A . Case No . C/Z 01-78 - INITIATED BY PAL_M DESERT PLANNING
C0IMMISSION
Request for approval of a Planning Commission initiated
Change of Zone for pre-zoning approximately 1 , 047 acres
from ' S ' Study to P . C. (2 ) ( U . A . ) , R-2 8 , 000(8 ) (U .A . ) ,
R-1 12 , 000 (U. A . ) , PR-5 (U .A . ) , PR-4 (U .A . ) , O . S . (U . A . ) ,
PR-3 (U. A . ) , PR-10 U.A . ) or any other zone deemed appro-
priate on property generally located between Country
Club Drive and the 11'hitewater Storm Channel and between
Monterey Avenue and Cook Street .
Mr . [' illiams reviewed the Staff Report and noted a map showing
the proposed Zoning and circulation pattern . Ile also referred to a
letter received from Mr. Hirsch and his recitiest for an a% crage of
R-1-7, 500 sq . ft . as a zoning desi,niati.on .
Chairman Berkey asked what the time restraints were on this mat-
ter . %Ir . Williams noted that the Commission could deliberate inderi-
nently . Chairman Berkey asked for further reasoning with regard to
the R-2-S , 000 zone designation . Mr . Williams noted that it is adja-
cent to commercial and it is better to develop the commercial and re-
sidential together to help form a buffer for the rest of the develop-
ment .
Palm Deser- ?' an:: t. ., _ iti.; ion
'.lac- '_7 . 197,5
Com,mi.ssi <,n(:r h,jl a:,ii( Cl :N iP: ;Lc Citrate : `,(? ni:m::::11'C ) I ',r _,�•,, =f•1
s t:i Llen mti Ln L11:. L1-Ca V.'Ld . '.i: . .: L11 �'L:^.S n�, l i; ,. , 0 ' ,:L 1. �� „ . L.. ,... ,.. .
v:ouId probabI v be mor_, :Ludtrate .
Commissi.ont�r Krvdur n,)tcd that '.Ir . IIirsc:h ' rr,_Lsnns Cnr .,n
avera_re zoniu,_, u,`' R.-1-I300 sq . It . are valid rca:;ons and
considered .
Chairman Berkey declared the Public Hearin;; and asked if i i
there was anyone v:ishin, to speak on the matter . ;
F . X. MCDONALD , Lon- Beach , owner of 40 acres on
the SOuthwest , southwest corner of Section 9 , told
� 5 - he Commission of his conversation ;cith the various
neighbors in the area of his sand dunes and how
they and lie were in favor of the Open Space desig-
nation being changed. He also noted that the sand-
dunes are being destroyed by 4 things : the sage
brush, dune buggies , adjacent developments , and
the City protecting them. Mr . McDonald stated that
the whole area should be reserved as a sand dune
preserve or none of it .
AIR. RAFF, owner of 3 . 95 acres, a homestead parcel
located on Monterey and Hovely Lane , asked to have
it clarified how the proposed zoning would affect
the small land owner such as himself . Mr. Williams
stated that as the pre-zoning was being done as a
single project , individual property owners would be
exempt from the minimum site area required to obtain
a Change of Zone to the P-R zone . As a result , in-
dividual property owners would be able to develop
under the PR zone no matter what acreage they owned
once the pre-zoning is approved for the entire area .
He further stated that this zoning designation would
limit the area to condos and residential homes . Chair-
man Berkey noted that the staff would then be the co-
ordinator for all the property in the area. AFr. Raff
stated that he must dedicate land for road use . Mr.
Williams noted that since Hovely Lane already exists
that there should be no problem.
RICHARD ARNOLD, 73-722 Santa Rosa, an adjacent developer
told of his experiences in other areas with sand dunes .
and he noted that adjacent development would stop the
sand dunes from being sand dunes as it takes sand to
make sand dunes .
EUNICE PIERSO` , representing Mr. Hirsch, noted that
Mr. Hirsch would appreciate further consideration of
his request for 8 , 000 sq4 ft . average per lot .
SID HANDY , Aster Drive , 19 year resident , spoke in op-
position to a open space in the middle of the Citv .
AIRS . JOHN QUINN, stated she had a petition with 5G-58
signatures against the open space zoning, noting that
it is a poor concept .
DENNIS HEALY , ALtorney for Mr . McDonald , spoke in op-
position to the open space zoning and presented pictures
of the sand dunes in the area.
JIM MCnEE• , 73-506 Joshua Tree , owner at Portola Country
Club , stated his opposition to the open space zoning .
minutes
Palm Desert Pianni2; Cnmmjssla�j
C1 . PUBLIC HE_1i ENG S ( Cont . )
A . Case No . C/Z OL-75 (Cont . )
GEORGE MARZICOLA , Pres :dcnt of Country Club Prop"rtv
Owners Association . noted he is generally in agreement
with the proposed zoning and annexation . He stated
that the extension of streets and the improvemunts
of others should be taken .into consideration with a
bridge considered on Cook Street . Further he noted
that the Association is opposed to annexations because
of the Excise Tax involved .
RICHARD GUELICH , Santa. Cruz • noted the extensive ;cork
that the Staff had put into the report on the pre-
zoning and he noted his concern for the ability of the
City to maintain the open space, .
Chairman Berkey stated that he felt the case should be continued
for further review. Commissioner Kelly stated that more input is needed
on the utilities in the area and the maintenance of the sand dunes .
Commissioner Kryder indicated more information was needed on the traffic
situation . Commissioner Snyder asked that Staff be able to answer the
questions regarding maintenance of the open space and alternatives to
an open space zoning designation .
On a motion by Commissioner Kryder, seconded by Commissioner
Kelly, the Commission continued Case C/Z O1-78 to June 14 , 1978 for
further review and study ; carried unanimously (4-0) .
B. Case Nos . DP 03-78 and SOC - MCBAIL COMPANY, Applicant
Mr . Williams noted that these cases and Case No . TT 11791
should be continued to June 14 , 1978 also due to the action of the
Commission on the pre-zoning.
MIKE GALLAGHER, representing the applicant , noted
his agreement with the continuance .
C. Case No . TT 11791 , continued as noted above .
D. Case No. CUP 07-76 - HENRY TAGLE , Applicant
Request for approval of an extension of time for an
approved Conditional Use Permit to allow the construc-
tion of a restaurant with Variances from parking re-
quirements and setback requirements on property located
at the northwest corner of Palm Desert Drive and San
Carlos Avenue .
Mr. Williams reviewed the case and noted that the Commission
had approved a previous extension of one year.
Chairman Berkey declared the Public Hearing open and asked the
applicant if he wished to speak at this time .
RICIiARD HOLDEN , representing the applicant , stated
he was available to answer any questions . Commis-
sioner Snyder asked why the delay . fir . Holden stated
that there was a problem with funding due to the size
of the interior of the restauant . Further , the only
problem that now exists is the line-of-site problem
but that should be resolved with the Redevelopment
plans for that area of the City.
'Jinutes
Pal^r Desert P Lunn in:
June 14 . 1978
f . APPROVAL OF Ml_'UTGS (Calif . )
On a motion by Commissioner Keilv , sr,r,ondc-d b}
Kryder , the minutes wero approved as corrt:cteci : carrted nnani^:o_jsl
VI . WRITTEN COMMUNICATIONS
1(r . Williams noted that the letter that the Commission had
I
received in their packet from hope Lutheran Church dealt with
their appealing to the City Council regarding one condition of ap-
proval with regard to the curbs and gutters . Commissioner Snyder
asked that it be emphasized that curbs and gutters are a standard
requirement not a special condition .
VII . PUBLIC HEARINGS
Chairman Berkey explained the Public Hearing procedures to
those present .
A. Continued Case No. C;Z 01-78 , INITIATED BY PAL',1
DESERT PLANNING C0MMISSION
Request for approval of a Planning Commission initiated
Change of Zone for pre-zoning approximately 1 , 047 acres
from ' S ' Study to P .C. (2) (U.A . ) , .R-2 8 , 000( 8) (U.A . ) ,
R-1 12 ,000 (U .A . ) , PR-5 (U . A , ) , PR-4 (U. S . ) , O. S . (U .-A . ) ,
PR-3 (U. A . ) , PR-10 (U. A. ) or any other zone deemed aD-
propriate on property generally located between Country
Club Drive and the Whitewater Channel and between Mon-
terey Road and Cook Street .
Mr. Williams reviewed the Staff Report and briefly discussed
the proposed Sand Dune Park and the various alternatives determined
by the Staff . He noted that the Staff suggested that the park be
reduced by 30 acres on the west side and design the park in a wind
direction that will preserve the park . He then suggested that the
area deleted be zoned PR-5 if the Commission chose this alternative .
Mr. Williams noted that a major General Plan Amendment would be
needed if the O. S . designation were dropped entirely . Further ,
it was pointed out that the school district indicates that there will
be a need for another elementary school site in the area south of
Country Club and east of Cook Street , due to the growth in the area
in question and in La Quinta. Mr . Williams noted letters received
regarding blowsand, and the open space . In conclusion , Mr . Williams
stated that the Staff recommended approval and that the changes should
be made on the map attached to the Resolution .
Chairman Berkey asked for further justification with regard
to the R-2 8, 000 rather than R-1 10, 000 zone . Mr . Williams noted
that staff felt with the buffer between the residential and commercial
and the layout of the tract that the R-2 8 , 000 would be appropriate .
Some discussion followed with regard to the difference in
setbacks in an R-1 and R-2 zone and whether the Commission would
be setting a precedent in the area with small lots as proposed .
Mr . Williams noted that the density would be the same as in a PR-5
and that this proposal would be most compatible with the adjoining
commercial . Ile further noted that the Staff did not feel that an
area adjacent to commercial is appropriate for large lot residential .
Commissioner Kelly asked what kind of a committment the school
district had given , did they mention a date? - she noted that the
letter appears meanin;;less .
Commissioner Snyder stated that he believes R-2 8, 000 would
be a terrible mistake and that there is no justification for this
zoning.
1
` � A
'.Iinutes
Palm Desert Plannin Car.miss.ion
June 14 , 1978
VI
PUBLIC
LIC fIE.1RI?:GS ( Cent . )
A . Continued Case No . C/Z 01-78 ( Cont .
Chairman Berkey declared the Public hearing open and as!;F_ci
if the applicant wished to speak at this time .
MIKE GALLAGHER, representing i.IcBail Co . , addressed
the Commission , noting that the plan is consistent
with the General Plan : the lots will average over
9, 000 sq . ft . ; 1 . 88 acre recreation site will be
provided ; the plan comes close to a planned unit
development ; and , he believes the density is
appropriate and doesn ' t know if it will set a
precedent .
Chairman Berkey asked if there was anyone wishing to sneak
in FAVOR or in OPPOSITION to the proposed project .
RICHARD ROMER, representing Ted Weiner , property
owner , stated that Air. Weiner is satisfied with
the proposed pre-zoning and that if the Commission
decides not to act today and pre-zone the entire
area, that Mr. Weiner would like to break off
his parcel and have the Commission pre-zone his
separately so that he can get on with developing it .
F. X. MCDONALD, property owner , stated that the
death of the Sand Dunes is inevitable ; he objects
to the O. S. designation : and , he requested a PR-7
zoning on his property due to its small size : he
wants the same density as Portola Country Club.
Chairman Berkey declared the Public Hearing closed and asked
for the pleasure of the Commission .
Commissioner Fleshman and Commissioner Kryder asked about the
shape of the 30 acres that might be zoned O. S . and if the wind direction
would replenish the sand dunes . Mr . Y.'illiams noted that it would and
noted the shape on the exhibited map. Commissioner Snvder asked
about the shape being a triangle across "Jr . 1lcDonald ' s property and
how long would the wind patterns prevail as they are? Mr . Wiliiams
stated that he is speaking about a 5-10 year period and that Staff
believes the proposal would be appropriate as suggested by Commissioner
Fleshman and Chairman Berkey. Commissioner Kelly stated her opposition
to the R-2 8, 000 zoning and noted her concern with the traffic in the
area. Some discussion followed regarding the zoning and that there
would be 141 units permitted under PR-5 .
Chairman Berkey reopened the Public Hearing and asked if the
applicant would like to address the various issues discussed .
Mr. Gallagher stated that the density would increase
under the PR-5 and the development would lose some
of its amenities .
Commissioner Snyder noted that the amenities would still be
required. Commissioner Fleslunan stated that lot sizes have nothing
to do with the quality of the neighborhood .
On a motion by Commissioner Fleshman , seconded by Commissioner
Kryder to accept the Staff ' s recommendations and modify the O. S . and
to change the McDonald piece to PR-5 by Planning Commission Resolution
No . 367 ; carried 3-2 (AYES : Fleshman . Borkey , Kryder : NOES : Kelly .
Snyder ) .
VI CONSENT CALENDAR
A. MINUTES of the June 22, 1978 - continued to June 29, 1978, Regular
a Meeting of the City Council .
Rec : Approve as presented.
B. CLAIMS AND DEMANDS AGAINST THE CITY TREASURY - Demand Nos. 78-121 ,
78-122, 78-123.
Rec: Approve as presented.
^I C. REPORT OF CVAG, Special Highway 111 Study Committee.
Rec: Receive Report, Concur with its Findings, and Notify CVAG
of Intention to Implement the Recommendations.
Councilman Brush moved and Councilman McPherson seconded to approve the
Consent Calendar as presented. Motion carried unanimously.
VII PUBLIC HEARINGS
A. CASE N . C7Z O1-78, ITV OF PALM DESERT PLANNING COMMISSION, Applicant
Consider lanning Commission Initiated Change of Zone for pre-
zoning approximately 1 ,047 acres from 'S' Study to P. C. (2) (U.A. ) , R-2
8,000 (8) (U.A. ) , R-1 12,000 (U.A. )PR-5 (U.A. ) , PR-4 (U.A. )O.S. (U.,A. ) ,
or any other Zone deemed appropriate on Property Generally Located Between
Country Club Drive and the Whitewater Storm Channel Between Monterey Avenue
and Cook Street.
Mayor Mullins declared the Public Hearing Open.
Mr. Williams reviewed the Staff Report, stating that the Planning
Commission, by Resolution No. 367 , did recommend approval . He said the
big issue in this Project has been the Sand Dune Park, and that after
reviewing all the alternatives, the Planning Commission feels that this
revised recommendation does conform to the Palm Desert General Plan and is
compatible to development in the area. Staff recommends Council approve
the Zoning by Ordinance No. 187.
Mayor Mullins invited input in FAVOR of the Project.
MR. PHILLIP RAFF, 801 Lucerne Boulevard, Los Angeles , 90005, addressed the
Council , stating that he had been in possession of Real Estate in the area
for 25 years and is pleased that this zoning may materialize.
Mayor Mullins invited input in OPPOSITION to the Project.
MR. ROBERT RICCIARDI , 73-700 Highway 111 , Palm Desert, addressed the Council.
stating that this was not necessarily for or against, but said that there
would be one point of clarification regarding this Project, and that would
be the Future plans for the Foundation for the Retarded, which owns 712 acres
of this Property. He further stated that he would like assurance that there
would be no misunderstanding with the City Council as far as zoning was
concerned, and also with the people purchasing homes in the Community, not
knowing the Foundation would be building there.
Councilman Brush questioned whether this clarification couldn' t be taker-
care of at this point.
j Councilman McPherson asked for elaboration on why the Commission would
integrate a Residential development with Institutional .
Councilman 'Wilson suggested that since the Planning Commission considered
this parcel Institutional , it be changed to P Zoning.
Mayor Mullins agreed that this would make the property more flexible.
MR. RICCIARDI reported that the Foundation would feel more secure in
knowing the Property is Zoned for Institution. He also stated that there
is no desire to ever sell the property, as they have definite plans for
building. The property is very accessible to Indio and Palm Springs .
0
, -Q, ' 77 CC .
w Y
PUBLIC HEARINGS (continued)
Councilman Newbrander inquired as to the type of facilities planned by
the Foundation.
MR. LOUIS KUEHNER, Executive Director, Foundation for the Retarded ,
responding to Councilman Newbrander's question, explained that this
would be a facility to house educational activities for the Retarded. He
stated that the program had grown so fast that the Institution would have
to grow accordingly. He said that the present plans are for Day school
activity, and that there is a great need for training facilities in the
area.
Councilman McPherson commented on the Sand Dune Park, stating that he
could appreciate the concerns of the people, and would go along with the
Planning Commission and Staff. He further commented that once the area
develops there would no longer be a Sand Dune Park which would be some-
thing for future generations to marvel at.
Councilman Wilson suggested that perhaps it would be possible to make a
change to the 7'? acres as Institutional , and commented that the open space
concept is very desirable.
Councilman Newbrander suggested that the Property in question be specified
as Institutional for the purpose of the Foundation.
Councilman Brush agreed that the City could then still have control over
the Property in case of change in ownership.
Mayor Mullins invited any more input and there was none. He declared the Hearing
Closed.
Councilman Brush moved, with change to appear as P(U.A. ) Zoning on the
Fetch Center Property, to approve by waiving further reading and passing
Ordinance No. 187 to second reading. Councilman Wilson seconded. Motion
carried unanimously.
i
J B. CASE NO. GPA 01-78, CITY OF PALM DESERT, Applicant: Consideration of a
Proposed Amendment to the Circulation Element of the General Plan of the
City of Palm Desert, which would reduce the Status of a Portion of Portola
Avenue to a Local Street.
Mr. Williams reported that this was a City Council initiated Amendment
which would distribute traffic flow with the addition of Mesa View Drive
as an alternate Route from Portola to Highway 74. He stated that the
Planning Commission , by Resolution No. 371 approved the proposed General
Plan Amendment.
Mayor Mullins invited input in FAVOR of the Amendment.
MR. LARRY SPICER, 75-855 Alta Mira Drive, Indian Wells, CA, stated that
although he had previously appeared before Council on this matter, he
would like to register- again that Ironwood still speaks in favor.
Mayor Mullins invited input in OPPOSITION.
MILAN MILKOVICH, 43-905 Carmel Circle, Palm Desert. addressed the Council ,
slating that he did not come t0 the meetin;� f^.1" the sole purpose Of
speaking on this matter, but felt he could n,L pass Oil the plan fo'r
diversion of traffic. He stated that as long as Portola was engineered to
carry the traffic, he felt it should remain that way. He further objected
to the construction of a wall as it would obstruct the view from his home.
N'r. iWii Iiams stated that it was up to Council whether or not they elected
to chance the status of Portola , but that Staff, felt in the long run this
plan should reduce traffic.
Councilman Brush stated that his main concern was that Portola , by being
a through street could become a real traffic hazard.
Councilman Wilson moved and Councilman Brush seconded to approve the
General Plan Amendment by Resolution No. 78-87. Motion carried unanimously.
- 3 -
45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92260
TELEPHONE (TI4) 346-0611
September 27, 1978
TO WHOMEVER IT MAY CONCERN:
This letter shall constitute verification that the property
described as: the West : of the East ;� of the Northwest
of Section 9, Township 5 South, Range 6 East, S.B.M. , consisting
of approximately 40 acres, would permit a maximum of 160 dwell-
ing units under the present City zoning of PR-4 (Planned Resi-
dential , 4 dwelling units per acre).
Ralph J. Cipriani
Associate Planner
rjc/ks
July 13 , 1978
CITY OF PALM DESERT
TRANSMITTAL LETTER
I . TO: Honorable Mayor and City Council
II . REQUEST: Request for approval of a Planning Commission initiated
Change of Zone for Pre-zoning approximately 1 ,047 acres
from 'S' Study to P.C. (2) (U.A. ) , R-2 8,000(8)(U.A. ) ,
R-1 12,000(U.A. ) , PR-5(U.A. ) , PR-4(U.A. ) , O.S. (U.A. ) , or
any other zone deemed appropriate on property generally
located between Country Club Drive and the Whitewater
Storm Channel between Monterey Avenue and Cook Street.
III. CASE NO. : C/Z 01-78
IV. CONTENTS:
A. Staff Recommendation.
B. Draft X&MMU/Ordinance No. 187
C. Review of major issues discussed by the Planningg Commission.
(See P.C. minutes from meetings of May 17, and June 14, 1978
D. Planning Commission Resolution No. 367 .
E. Planning Commission Staff Report dated May 17 1978 and June 14 1978 .
F. Portion of Planning Commission minutes dealing with the subject request.
G. Related maps and/or exhibits.
A. STAFF RECOMMENDATION:
By Ordinance No. 187, approve the Change of Zone from 'S' Study to P.C. (2)(U.A. ) ,
R-2 8,000(8)(U.A.j, R-1 12,000(U.A. ) , PR-5(U.A. ) , PR-4(U.A. ) , O.S. (U.A. ) , or
any other zone deemed appropriate. Justification is based upon:
1 . Planning Commission recommendation of approval of the proposed Change
of Zone as expressed in Planning Commission Resolution No. 367.
2. The proposed Change of Zone meets the objectives of the adopted Palm
Desert General Plan.
3. The application of Planned Zones on a majority of the subject property
provides the City the vehicle by which to control development in terms
of timing; mitigation measures related to blowsand and protection of
unique animals and landforms; and, compatibility of development to City
Standards.
4. The area being considered for prezoning is considered a logical expan-
sion of the Community; and the recommended zoning designations are con-
sidered compatible to the existing development in the community.
ORDINANCE NO. 187
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF PALM DESERT, CALIFORNIA, AMENDING ORDINANCE
107, THE PALM DESERT ZONING MAP BY CRANGING
THE ZONE FROM ' S ' STUDY TO P . C. (2) (U.A. ) , R-2
8, 000( 8)(U.A . ) , R-1 12, 000(U.A . ) , PR-5(U.A. ) ,
PR-4(U.A. ) & O.S . (U. A . ) , ON PROPERTY GENERALLY
r - LOCATED BETWEEN COUNTRY CLUB DRIVE AND THE WHITE-
WATER STORM CHANNEL BETWEEN MONTEREY AVENUE &
i COOK STREET.
CASE NO. C/Z 01-78
'
The City Council of the City of Palm Desert , California , DOES
HEREBY ORDAIN, as follows :
SECTION 1 : That a portion of Ordinance 107 referencing Section
25 . 46-1 of the Zoning Ordinance, the Zoning Map (Chapter 25 . 46 of the
Palm Desert Municipal Code) is hereby amended to read as shown on the
attached exhibit , labeled Exhibit ' A ' .
SECTION 2 : The City Clerk of the City of Palm Desert , Cali-
fornia, is herby directed to publish this Ordinance in the Palm Desert
Post, a newspaper of general circulation, published and circulated in
the City of Palm Desert , California, and shall certify to the passage
and adoption of this Ordinance and the same shall be in full force
and effect thirty (30) days after its adoption .
PASSED, APPROVED, and ADOPTED by the Palm Desert City Council
this day of 1978, by the following vote,
to wit :
AYES :
NOES :
ABSENT:
ABSTAIN :
r
EDWARD D. MULLINS, Mayor
ATTEST:
SHEILA R. GILLIGAN, City Clerk
City of Palm Desert , California
Minutes
Palm Desert Planning Commission
June 14, 1978 Page Two
V. APPROVAL OF MINUTES (Cont . )
On a motion by Commissioner Kelly , seconded by Commissioner
Kryder, the minutes were approved as corrected; carried unanimously
( 5-0) .
VI . WRITTEN COMMUNICATIONS
Mr . Williams noted that the letter that the Commission had
received in their packet from Hope Lutheran Church dealt with
their appealing to the City Council regarding one condition of ap-
proval with regard to the curbs and gutters . Commissioner Snyder
asked that it be emphasized that curbs and gutters are a standard
requirement not a special condition.
VII . PUBLIC HEARINGS
Chairman Berkey explai.ne e Public Hearing procedures to
those present . .
A. Continued Cas No. C/Z 01-78 , JXITIATED BY 'PALM
DESERT PLANNI COMMIS
Request for approval of a Planning Commission initiated
Change of Zone for pre-zoning approximately 1 ,047 acres
from 'S ' Study to P.C. (2) (U.A . ) , -R-2 8, 000( 8) (U.A. ) ,
R-1 . 12 , 000 (U.A. ) , PR-5 (U.A . ) , PR-4 (U. S . ) , O. S . (U.A . ) ,
PR-3 (U.A. ) , PR-10 (U.A. ) or any other zone deemed ap-
propriate on property generally located between Country
Club Drive and the Whitewater Channel and between Mon-
terey Road and Cook Street .
Mr. Williams reviewed the Staff Report and briefly discussed
the proposed Sand Dune Park and the various alternatives determined
by the Staff . He noted that the Staff suggested that the park be
reduced by 30 acres on the west side and design the park in a wind
direction that will preserve the park. He then suggested that the
area deleted be zoned PR-5 if the Commission chose this alternative .
Mr. Williams noted that a major General Plan Amendment would be
needed if the O. S . designation were dropped entirely . Further ,
it was pointed out that the school district indicates that there will
be a need for another elementary school site in the area south of
Country Club and east of Cook Street , due to the growth in the area
in question and in La Quinta. Mr . Williams noted letters received
regarding blowsand, and the open space. In conclusion , Mr . Williams
stated that the Staff recommended approval and that the changes should
be made on the map attached to the Resolution.
Chairman Berkey asked for further justification with regard
to the R-2 8, 000 rather than R-1 10, 000 zone . Mr. Williams noted
that staff felt with the buffer between the residential and commercial
and the layout of the tract that the R-2 8 , 000 would be appropriate . I
Some discussion followed with regard to the difference in f
setbacks in an R-1 and R-2 zone and whether the Commission would L
be setting a precedent in the area with small lots as proposed.
Mr . Williams noted that the density would be the same as in a PR-5
and that this proposal would be most compatible with the adjoining
commercial . He further noted that the Staff did not feel that an
area adjacent to commercial is appropriate for large lot residential .
Commissioner Kelly asked what kind of a committment the school
district had given , did they mention a date? - she noted that the
letter appears meaningless .
Commissioner Snyder stated that he believes R-2 8, 000 would
be a terrible mistake and that there is no justification for this
zoning.
Minutes
Palm Desert Planning Commission
June 14 , 1978 Page Three
VII . PUBLIC HEARINGS (Cont . )
A. Continued Case No. C/Z 01-78 (Cont . )
Chairman Berkey declared the Public Hearing open and asked
if the applicant wished to speak at this time .
t MIKE GALLAGHER, representing McBail Co. , addressed
fthe Commission, noting that the plan is consistent
with the General Plan; the lots will average over
9, 000 sq . ft . ; 1 . 88 acre recreation site will be
provided; the plan comes close to a planned unit
development ; and, he believes the density is
appropriate and doesn ' t know if it will set a
precedent .
Chairman Berkey asked if there was anyone wishing to speak
in FAVOR or in OPPOSITION to the proposed project .
RICHARD ROMER, representing Ted Weiner , property
owner, stated that Mr. Weiner is satisfied with
the proposed pre-zoning and that if the Commission
decides not to act today and pre-zone the entire
area, that Mr. Weiner would like to break off
his parcel and have the Commission pre-zone his
separately so that he can get on with developing it .
F. X. MCDONALD, property owner, stated that the
death of the Sand Dunes is inevitable; he objects
to the O. S. designation; and, he requested a PR-7
zoning on his property due to its small size ; he
wants the same density as Portola Country Club.
Chairman Berkey declared the Public Hearing closed and asked
for the pleasure of the Commission .
Commissioner Fleshman and Commissioner Kryder asked about the
shape of the 30 acres that might be zoned O. S . and if the wind direction
would replenish the sand dunes. Mr . Williams noted that it would and
noted the shape on the exhibited map . Commissioner Snyder asked
about the shape being a triangle across Mr . McDonald ' s property and
how long would the wind patterns prevail as they are? Mr . Williams
stated that he is speaking about a 5-10 year period and that Staff
believes the proposal would be appropriate as suggested by Commissioner
Fleshman and Chairman Berkey. Commissioner Kelly stated her opposition
to the R-2 8, 000 zoning and noted her concern with the traffic in the
area. Some discussion followed regarding the zoning and that there
would be 141 units permitted under PR-5.
Chairman Berkey reopened the Public Hearing and asked if the
applicant would like to address the various issues discussed.
Mr. Gallagher stated that the density would increase
under the PR-5 and the development would lose some
of its amenities .
Commissioner Snyder noted that the amenities would still be
required. Commissioner Fleshman stated that lot sizes have nothing
to do with the quality of the neighborhood.
On a motion by Commissioner Fleshman , seconded by Commissioner
Kryder to accept the Staff ' s recommendations and modify the O. S . and,
to change the McDonald piece to PR-5 by Planning Commission Resolution
No. 367; carried 3-2 (AYES : Fleshman , Berkey , Kryder ; NOES : Kelly,
Snyder) .
CITY OF PALM DESERT
SUPPLEMENTAL STAFF REPORT
To: Planning Commission
Report On: Change of Zone
Applicant: PLANNING COMMISSION INITIATED
Case No. : C/Z 01-78
Date: June 14, 1978
I. INTRODUCTION:
This matter was continued from the Planning Commission meeting of May 17,
to allow additional information regarding concerns that the Planning
Commission had in specific areas. These areas dealt- with questions re-
garding the property to be zoned open space and possible impact upon
schools. This report will attempt to provide responses to these concerns.
II. CONTENTS:
A. Staff Recommendation.
i
B. Draft Resolution No. 367. I
C. Review of alternatives regarding open space area.
D. Discussion of school impacts.
E. Appendix - 1 . Recent correspondence received.
2. Portions of General Plan regarding the Sand Dune Park
concept.
3. Newspaper article regarding Sand Dune Preservation
4. Background from previous Staff Report on the subject
matter.
III. STAFF RECOMMENDATION:
By Planning Commission Resolution No. recommend approval to the City
Council of a Change of Zone from 'S' to P.C. (2)(U.A. ) , R-2 8,000(8)(U.A.) ,
R-1-12,000 (U.A. ), PR-5(U.A. ) , PR-4(U.A. ) , and O.S. (U.A.) for the property
under consideration. Justification is based upon:
1 . The revised recommendation does conform to the Palm Desert General
Plan to a greater degree than the initial recommendation.
2. The revised recommendation is more compatible to existing and proposed
zones in the area.
3. The revised recommendation provides increased mitigation measures con-
sidered appropriate after review of an expanded initial study conducted
on the project.
4. The revised recommendation would better meet the objectives of the Palm
Desert adopted General Plan.
5. The application of Planned Zoneson a majority of the subject property
provides the City the vehicle by which to control development in terms
of timing; mitigation measures related to blowsand and protection of
unique animals and landforms; and, compatibility of development to
City Standards.
6. The area being considered for prezoning is considered a logical expan-
sion of the Community; and the. recommended zoning designations are
considered compatible to the existing development in the Community.
PLANNING COMMISSION RESOLUTION NO. 367
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING AP-
PROVAL TO THE CITY COUNCIL FOR A PLANNING COMMIS-
SION INITIATED CHANGE OF ZONE FROM ' S ' TO PC(2) ,
R-2 8 , 000(8) , R-1-12 ,000, PR-4 , PR-5 , AND O.S . ,
UPON ANNEXATION ON PROPERTY KNOWN AS CITY ANNEXA-
TION NO. 5.
WHEREAS , the Planning Commission of the City of Palm Desert .
California, did hold a duly noticed Public Hearing on the 17th day of May, 1978,
and a continued Public Hearing on the 14th day of June, 1978, to consider a Planning
Commission initiated prezoning from ''S' (Study) to P.C.(2)(U.A. ) (Planned Commercial,
District, Upon Annexation) , R-2 8,000(8)(U.A. ) (Single-family residential, 8,000 sq. ft.
min. lot area, min . 8 , 000 sq. ft . /du, Upon Annexation) , R-1 12, 000 (U.A . )
(Single-family residential , 12, 000 sq. ft . min. lot area , Upon Annexa-
tion) , PR-5(U.A. ) (Planned Residential, max. 5 du/acre, Upon Annexation) ,
PR-4(U.A. ) (Planned Residential , max. 4 du/acre, Upon Annexation) , O. S .
(U. A. ) (Open Space, Upon Annexation), PR-3(U.A . ) (Planned Residential ,
max. 3 du/acre, Upon Annexation), PR-10(U.A . ) (Planned Residential , max.
10 du/acre, Upon Annexation) or any other zone deemed appropriate on
property generally located between Country Club Drive and the White-
water Storm Channel and between Monterey Avenue and Cook Street , and
more particularly described as :
Beginning at a point in the northerly boundary land of
the City of Palm Desert , County of Riverside, State of
California, said point being the common 4 Section, corner
of Section 7 and 8, Township 5 south, Range 6 east , San
Bernardino base and meridian. Said point also being in
the boundary line of the City of Rancho Mirage of said
Riverside County.
THENCE northerly along the aforementioned common Section
line of Sections 7 and 8 and along the easterly
boundary line of the City of Rancho Mirage , a dis-
tance of 2 ,652. 82 feet to the common section corner
of Sections 7 and 8 and Sections 5 and 6.
THENCE north 890 33 ' 48" east along the northerly line of
the aforementioned Section 8, a distance of 2 ,629 . 98
feet to a point .
THENCE north 890 42 ' 08" east , along the northerly line of the
aforementioned Section 8, a distance of 2 , 670. 86 feet
to the northeasterly corner of said Section 8 said
point being the common corner of Sections 8 and 9 , said
point also being the centerline intersection of Por-
tola Avenue and Country Club Drive.
THENCE continuing north 89' 42 ' 00" east along the northerly
line of said Section 9, a distance of 5, 307. 00 feet to
a point . Said point being the northeasterly corner
of said Section 9, said point also being the centerline
intersection of Cook Street and said Country Club Drive .
THENCE south 00' 06 ' 00" west along the easterly line of the
aforementioned Section 9 , a distance of 3, 979 . 72 feet
to a point . Said point also being the most northeasterly
corner in the boundary line of the City of Palm Desert .
THENCE continuing along the boundary line of the City of Palm
Desert the following courses and distance . Thence south
of 89° 46 ' 32" west , a distance of 3, 981 . 26 feet .
THENCE south 00" 07 ' 20" west , a distance of 1 , 325 . 52 feet .
THENCE south 890 48' 00" west , a distance of 1 , 327. 45 feet .
PLANNING COMMISSION
RESOLUTION NO. 367 Page Two
THENCE south 000 01 ' 50" west , a distance of 1 , 592. 03 feet .
THENCE north 760 32 ' 56" west , a distance of 3 , 166 . 84 feet .
THENCE north 000 09 ' 12" east , a distance of 2 , 168. 56 feet .
THENCE north 89° 45' 08" east, a distance of 3, 052 . 69 feet .
r
THENCE north 880 06 ' 40" east , a distance of 660. 00 feet .
THENCE south 890 45 ' 08" west , a distance of 1, 325 . 00 feet .
THENCE north 000 06 ' 40" east , a distance of 664 . 68 feet .
THENCE south 89° 44 ' 27" west, a distance of 3, 977. 43 feet
to the point of beginning.
WHEREAS , said application has met the requirements of the
"City of Palm Desert Environmental Quality Procedure Resolution
No. 78-32, " in that an expanded initial study was developed for the
project; and on this basis a negative declaration was issued and
the appeal period has expired; and,
WHEREAS, at said Public Hearing, upon hearing and considering
all testimony and argument did find the following facts and reasons
to exist to revise its initial proposal to as shown on the attached
Exhibit labeled Exhibit A:
1 . The revised recommendation does conform to the Palm
Desert General Plan to a greater degree than the
initial recommendation .
2 . The revised recommendation is more compatible to exist-
ing and proposed zones in the area.
3 . The revised recommendation provides increased mitigation
measures considered appropriate after review of an ex-
panded initial study conducted on the project .
4. The revised recommendation would better meet the objec-
tives of the Palm Desert adopted General Plan.
5. The application of Planned Zones on a majority of the
subject property provides the City the vehicle by which
to control development in terms of timing; mitigation
measures related to blowsand and protection of unique
animals and landforms; and, compatibility of development
to City Standards.
6 . The area being considered for prezoning is considered
a logical expansion of the Community, and the recommended
zoning designations are considered compatible to the
existing development in the Community.
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 con-
stitute the findings of the Commission in this case ;
2 . That it does hereby recommend approval to the City
Council of a Change of Zone as shown on Exhibit A attached hereto .
PLANNING COMMISSION
RESOLUTION NO. 367 Page Three
PASSED, APPROVED, and ADOPTED at a regular meeting of the
Planning Commission of the City of Palm Desert , California , held on
the 14th day of June, 1978, by the following vote, to wit :
AYES : BERKEY, FLESHMAN, KRYDER
NOES : KELLY, SNYDER
ABSENT: NONE
ABSTAIN: NONE
GEORGE BERKEY, Chairman
ATTEST:
PAUL A. WILLIAMS, Secretary
/ks
1
PLANNING COMMISSION
RESOLUTION NO. 367 EXHIBIT A
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Case No. C/Z 01-78
June 14, 1978
IV. REVIEW OF ALTERNATIVES REGARDING OPEN SPACE:
At the May 17, Planning Commission meeting a great deal of discussion
revolved around the matter of the property shown as open space. This
dealt with the area known as the Sand Dune Park. A great deal of testi-
mony was given as to concern for maintenance of that area in a natural
state and its resulting impact upon downwind properties. Said input
dealt particularly with a 40 acre portion of the area immediately adjacent
to Portola Avenue and northerly of the former Sun King Mobile Home Park.
This issue .of the Sand Dune Park can be best understood if everyone is
aware of the parameters related to such facility. The Draft Parks and
Recreation Element defines the proposed Sand Dune Park as a 150 acre
parcel . This is a modification of the total size, as expressed in the
City's adopted General Plan which indicates a much larger acreage. This
reduction was based upon the recent review by the Parks and Recreation
Commission and the Planning Commission. Ninety acres of this facility is
located in the proposed annexation area and is proposed to be pre-zoned
open space as a part of this application. A majority of said property is
presently zoned W-2 under the County or controlled development area.
While a majority of and the best sand dunes are located within this 150
acre. area there are additional dunes located in the general area. In a
recent blowsand study done by the Coachella Valley Area of Governments
Agency, this property is located within the one cubic yard transport con-
tour area, which means that approximately one cubic yard of sand is moved
in the wind direction per year. The property in question is considered a
unique desert land form and is designated in the General Plan as the habi-
tat for an endangered species, the Fringe Toed Lizard. To adequately analyze
the importance expressed by the General Plan regarding the Sand Dune Park,
please find ih the Appendix of this report all General Plan references
dealing with the Sand Dune Park.
The alternatives related to the open space designation in this change of
zone application are as follows: First, an open space designation does re-
quire the City to acquire the property at its market value at some point in
the future. The ninety acres which is included in this application could
be acquired through a combination of funding programs by the City; with up
to 50% being funded through the State under their Land and Water Conservation
Fund Program which provides for just over six million dollars for Riverside
and San Bernardino Counties. The purpose of this grant program is to acquire
areas of natural significance. In the Staff discussion with the State it
appears that sufficient monies will be available to utilize this funding pro-
gram for this acquisition. However, the local share for acquisition of ninety
acres of land may not be feasible for the City, unless some of the area was
donted as a gift to the City. Therefore, the ultimate size of the park would
have .to be based to some degree upon the City's ability to fund its acquisition.
The second alternative would be to remove the open space designation and place
an appropriate developmental zone on the property. Before this could be ac-
complished, it would require a modification of the Parks. and Recreation Ele-
ment wich is being considered at this meeting .by the Planning Commission.
Further, other General Plan Amendments would be necessary. If this alternative
were selected, the Staff would suggest that this pre-zoning matter be divided
at Portola and no consideration on any of the property be made easterly of
Portola until the appropriate decision regardi'ng the General Plan Amendment
could be pursued. Support for this approach exists in the attached letter
from the attorney for Mr. Ted Weiner, an owner of property westerly of Portola
Avenue. A third alternative would be to reduce the amount of park area to
be preserved. Any rearrangement to reduce the amount of park area would re-
quire some sensitivity to the wind patterns in the area. Staff suggests that
the park alignment be on a northwest to southeast arrangement to provide for
some recharge of the sand dunes. If this orientation were maintained, the
representatives at the State Department of Conservation indicate that the
physical shape and the general appearance of the dunes could be preserved
for as long as 50 to 75 years. Further, if an adequate blowsand protection
were installed along the southerly and easterly boundary of the park that the
existence of the park would have no negative impact on the adjacent develop-
ment. The fourth alternative would be to preserve the entire pre-zoning area
as open space which would guarantee the existence of the sand dunes for some
time in the future. However, if such designation were applied to the property,
it doesn' t appear feasible that the property would be annexed to the City.
Therefore, this alternative does not appear to be a viable one.
Case No. C/Z 01-78
June 14, 1978
IV. REVIEW OF ALTERNATIVES REGARDING OPEN SPACE: (Cont. )
If one were to review the attached segments of the General Plan and the
proposed Master Plan of Parks and Recreation, one would find that some
portion of the proposed Sand Dune Park would have to be developed for
recreational purposes to meet the estimated recreational needs of the
Community. Therefore, the name Sand Dune Park may be a misnomer and the
Commission should perhaps consider the designation of open space to imply
a public park. Pursuant to the Parks and Recreation Element, the actual
development or non-development of a portion or all of said park would de-
pend upon subsequent detailed survey and analysis of the recreational needs
of the Community and the environmental impacts of subsequent development
of said area. Therefore, on the basis of the General Plan and the Draft
Parks and Recreation Element, the Staff would suggest that no alternative
be considered that would result in total elimination of the Sand Dune Park.
It is believed that this is a viable, environmentally sensitive area that
includes a unique land form that needs to be preserved and cannot be simply
eliminated.
Assuming that the park lands were acquired, regardless of its configuration ,
there would be related maintenance cost. Initially the cost of installation
of blowsand protection on the south and east would be needed. Its cost would
not be substantial since the actual installation would be supplemental to
blowsand improvements that would be installed as a part of development.
Subsequent improvements to said area would have related maintenance costs
which should be analyzed at that time and cannot be determined at this point.
In weighing all the alternatives regarding this matter, the Staff would
recommend that the size of the O.S. area be reduced to 60 acres or the total
park area be limited to 120 acres. The recommended alternative is shown on
the following graphic.
J Iv
PR.-3 M.A.)
;104 %AC
IPROPOSED PALM DESERT CITY LIMIT w '^
W W
0
0toO.S. SAI S.P.
O }-;
PALM DESERT IIiY LIMIT
W.0 SECTY d
CORAlR ° 10
}I L Ib 15
9 /
—COUNTY OF RIVEN 5I OE �
PALM DESERT CITY LIMIT ---
I
RM
L�
DATE 2- I4 - 76 PROPOSED ANNEXATION I
-�,��__ TO. THE CITY OF PALM DE
BRI®G� !/ I SECTION B. 9 ® 17j. 5-S , R-6- E "
I /�J ENOINEERING DEPARTMENT fTr n
� GlY EN OINEER
c _ t)
Case No. C/Z 01-78
June 14, 1978
IV. REVIEW OF ALTERNATIVES REGARDING OPEN SPACE: (Cont. )
This recommendation is based upon the following:
1 . It is questionable that the City would be financially capable of
acquiring a total of 90 acres for park purposes. The MacDonald
40 acres would be particularly expensive since it means acquiring
the total parcel . Whereas, the rest of the park area is portions
of much larger property, some of which could be acquired as a part
of development through the City's Community Facilities requirement
of the Subdivision Ordinance.
2. The proposed reduction would maintain the appropriate wind orienta-
tion to extend the life of the sand dunes.
3. Development along Portola wound buffer the park from excessive access
by motorized vehicles and would better intigrate the park into the
neighborhood.
It is recommended that the area taken out of the O.S. designation be placed
in the PR-4 zone district.
V. SCHOOL IMPACTS:
Based upon the concerns expressed by the Commission at the May 17, meeting
we have reviewed the school impacts of said pre-zoning with the representa-
tives of the school district. They indicate that previous history of condo-
minium development in the Community would indicate to them that each condo-
minium constructed would provide a maximum of a half a child per unit, or
the maximum of 1670 kids as provided in the previous report. Based upon po-
tential construction activity in this area and the construction activity
in the Palm Desert Country Club area, officials of the school district feel
that a school would have to be provided near Country Club Drive. However,
they feel that it should be located easterly of Cook Street to be more centrally
located to the areas generating children. The Staff has been in contact with
the owners of the property at the southeast corner of the intersection of
Cook Street and Country Club Drive, and it appears feasible to obtain a school
site for the district approximately one half mile to a mile easterly ,of Cook
Street. The district officials feel confident that this facility would meet
the needs for the area under consideration. When taken in conjunction with
the existing school facilities of the district. The actual class composition
of this new school would be flexible and be dependent on the capacity of
other facilities, new and existing, in the Cove area.
APPENDIX
uc�Ge C
tf'1'I� lrcny ' fnc.
12Itot
May 24, 1978
Palm Desert Planning Commission
Palm Desert City Hall
Palm Desert, CA 92260
RE: Case No. C/Z 01-78
Gentlemen:
As it may not be possible for me to attend the June 14th
meeting, I wish to register my opposition to the proposed
change of zone for the above case.
I am a resident of the Portola Country Club Estates (formerly
Sun King) and find it a very desireable place to live with one
exception---the blowing sand.
I was aware of the problem when I made my decision to move
there, but I was also aware of the development taking place
on the surrounding property and, therefore, was willing to
put up with the inconvenience of constantly cleaning sand
out of everything for a short period of time.
If the Commission is not familiar with the physical property,
possibly a field trip would be in order so they could see
first hand what it is going to mean to property owners to be
faced with open space forever. It is impossible to have doors
or windows open which face the north and west as the slightest
breeze stirs the loose sand and creates a problem.
Not only is it time and labor consuming to be constantly
fighting the sand, but it is also damaging to property and
investments there are not in the lower bracket. To purchase
a lot and complete a house with the necessary amenities, one is
faced with an absolute minimum of $80 ,000 and even today, when
we have all learned to live with inflation, that is not a
miserly sum.
Sinc a Y. WF, %0*EI me
`_ 4 MAY2
Lucile C. Armstrori ENVIRONMENTAL SERVICES
CITY OF PALM DESERT
73-661 HIGHWAY 111 P.O. BOX 1316 PALM DESERT, CALIFORNIA 92260 1714) 346-5607
LAW OFFICES
ROEMER AND HAMWI
DEL AMO FINANCIAL CENTER
SUITE 1270 UNION BANK TOWER
21515 HAWTHORNE BOULEVARD
TORRANCE,CALIFORNIA 90503
I2131 370-4SO7 - 772-2050
FILE Na
May 19, 1978
Paul A. Williams , A. I.P.
Director of Environmental Services
45-275 Prickly Pear Lane
Palm Desert , CA 92260
Dear Mr. Williams :
As you may remember, we represent Mr. Ted
Weiner. We met last week regarding proposed City
Annexation No. 5. Mr. Weiner' s property is generally
located at the northwest corner of the Whitewater Channel
and Portola Avenue (extended) .
We attended the Planning Commission meeting
on May 17 , 1978. It seems obvious that the "OS" designa-
tion for Mr. McDonald' s property is the only item of
major controversy.
As I have previously indicated, the "PR-5" zone
designation for Mr. Weiner ' s property is satisfactory with
our client. We, therefore , do not want to get caught-up
in the emotions of the "OS" problem and hereby request
that the Petition for Annexation filed by Mr. Weiner
on or about February 22, 1978 , be severed from Proposed
Annexation No . 5 and be treated separately.
There would appear to be a logical basis for
this approach as Mr. Weiner' s property virtually stands
alone in relation to the other parcels under consideration .
This , coupled with the imminent development of the
surrounding property by Mr . Bone, would seem to dictate that
the concurrent development of the Weiner property and
Bone property would be beneficial and minimize the inconven-
ience in the neighborhood during construction.
Since the current proposal was continued to
June 14, 1978, it apparently will not be considered by
the Council until July at the earliest .
it
Paul A. Williams , A. I.P. May 19 , 1978
Page - Two -
Mr. Weiner is most anxious to proceed with his
plans for development and he would prefer to do it as
part of the City, but not if this means extensive delays
due to the annexation problems of other property owners .
Please advise at your earliest opportunity if
it will be possible to proceed with annexation independently
of the remaining parcels in Annexation No. 5.
Thank you for your cooperation.
Yours very truly,
Fh9
I
I. Roemer
RIR:br
cc : Mr. Ted Weiner
, 60
r,
ENVIRDNMENTAL SERVICES
On, OF. PALM DESERT
PORTIONS OF GENERAL PLAN
REGARDING SAND DUNE PARK
BACKGROUND
Regional Context
The framework for the Palm Desert Land Use pattern is regional in
nature; it has been generated by environmental factors, population
trends, economic factors and locational decisions that, in many
cases, are external to the City or result from regional circula-
tion patterns.
As Palm Desert continues to develop, Valley serving uses and
regional environmental factors such as blowsand, hillside preserva-
tion and natural reserves will continue to exert strong pressures
on the local land use pattern. Dealing with many of the regional
issues that will confront the Coachella Valley over the planning
period will require a creative and cooperative approach by the
various public agencies serving the area.
While Palm Desert will necessarily play an increasingly important
role in the development of the Valley, it should be noted that much
of the new residential development will occur outside the existing
corporate limits where large tracts of vacant land are readily
available. As these tracts are developed, they will have a strong
influence on the desirability of the City and its image as a
quality community.
Existing Land Use
Palm Desert's 8.86 square miles contain a variety of land uses that
have developed in response to socially determined decisions,
economic growth, and technological change. The patterns that exist
within the City are not random. They have been generated by the
comparative advantages of certain areas for various uses , and the
existing patterns will necessarily have a large impact on the
City's policies for future land uses.
jThe table on page I ,B. I .a (Figure 1-1) identifies the City' s current"
land use inventory, while the air photo (Figure 1-2) illustrates
the development pattern associated with the current inventory. f
1 'B• 1
FIGURE 1-1
EXISTING LAND USE INVENTORY
I
USE ACRES %
Residential
Very Low Density 145. 1 2.6
Low Density 428.8 7.6
Medium Density 390.3 6.9
High Density 59.0 1 .0
Commercial 68.9 1 .2
Industrial -- --
Institutional 216.5 3.8
Agriculture 232.6 4. 1
ER9n Space_]
public -- 86. 1 1 .5
lPrivate 176.3 3. 1
Vacant (includes roads) 3866.7 68.2
TOTAL CITY 5670.3 100.0
i
I
I
i.
i
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.I
}i
-Ull,
Ir
tv
,, t T •' rJ
�_— �� �{ ar 'ih,'g roi�`�-'rl �•'s��"' � - Sit
a -14
ln / nr • 's w �•' .
Li
"`rr`++ot� T ` S •ir��� ����r�'*f' Yam, �,��.,µ` _'tom• I �
' � T a.�y k'3a►,y� pr •&v�a,a� .rx
1 ti i^ E ��8�6� � �r M ll� �•�•"
ll
//g�r�an��•'�' / / a v is t � .Fr x I � 7
ems""•pl'l .71
-
FIGURE 1-2
AERIAL PHOTOGRAPH OF EXISTING CITY DEVELOPMENT
®� Palm Desert City Limits
mosm Palm Desert Planning Area
't �
Ir
Major factors evident within the existing land use pattern include:
1 . The low density character of the residential areas. Palm
Desert residential areas are developing at densities averaging
from approximately 4.5 to 6 living units per residential
acre. Densities in this range create a development pattern
that is land intensive. Residential areas occupy approximately
103 2 acres or 18.1 pe
rcent of the total City area. While
densities similar to those of Palm Desert are not unusual ,
they tend to result in a sprawling residential pattern that
increases public service cost.
2. Commercial areas within the City are dispersed along Highway j
III and El Paseo. The pattern of development in this area
is similar to commercial strip areas found throughout other
portions of the Coachella Valley. Recently the pattern of
development along the Highway III/El Paseo area solidified
with: (1) El Paseo developing as a major specialty retail
and office area; (2) the western portions of the Highway III
area becoming the primary shopping area anchored by Palms
to Pines Center; and (3) the north side of Highway III
becoming oriented toward service, automotive related and
office commercial uses.
3. Public uses, with the exception of the college of the Desert
and other educational uses , are currently clustered at the
eastern end of El Paseo with the Post office, Library, tempo-
rary City Hall , and CVAG offices as the primary uses. While
this area is developing as the principal civic area it should
be noted that the primary public office space is within
private structures and the expansion potential for public uses
is limited.
4. Educational uses within the planning area include the College
of the Desert, Washington and Lincoln Schools and the Palm
Desert Middle School . These facilities and facilities cur-
rently under study by the Desert Sands Unified School District
represent potential structuring elements for the residential
areas. The College of the Desert, an existing facility, and
the proposed cultural center may provide a citywide focal
point and represent the nucleus for the city's major civic
area.
5, �?oen spaces within the City and the, 5phereof Influence
include the Living Desert Reserve, University of California
lat Riverside's Deep Canyon Research Center, existing date
groves , the Big Horn Sheep Reserve and Sand Dune areas to
the north of the Whitewa,ter Flood Control Channel .
1 .B.2
as
These existing open space areas provide a major structuring element '
to the City and Sphere of Influence, and if integrated into the i
1 Pty 's development pattern will provide strong community identity
4and direction to the nature and type of growth that will occur.
fProblems
Problems identified within the existing development context include:
I
! The regional nature of the urbanization process impacting
Palm Desert and the lack of clearly defined responsibilities
for guiding regional growth as it relates to the City of Palm
Desert .
The nature of the development process which may generate
development of large residential areas outside the current
corporate limits of Palm Desert and result in urban sprawl
with its resultant increases in service costs.
The scattered development pattern within the existing cor-
porate limits which makes development of some of the
individual parcels uneconomic at current densities.
The nature of the existing commercial development that has
dispersed retail facilities over an extensive area and could
ultimately limit the development of a viable downtown
retail core.
' Opportunities
Opportunities evident in the existing development context include:
The potential to preserve major open space areas that will
give form and structure to the development pattern.
The potential to provide major focal points within the
community based on existing and proposed developments such
as the College of the Desert and Eisenhower Medical Center.
The potential to structure residental areas as distinct
communities related to schools and other public facilities .
The potential to develop innovative residential areas due
to the undeveloped status of major land holdings within
the City and Sphere of Influence.
The potential to strengthen the existing commercial core
through addition of a major retail complex and associated
specialty retail facilities .
1 .8.3
The Land Use Plan
recommendations for each of
The Land Use Plan (Figure 1-3) includes
the major land uses represented within_the. City and the .Sphere of j
Influence. The basic structuring elements included in the Plan are:/
1 . University of California Deep Canyon Research Center
2. The mountainous and foothill areas to the south of the
existing corporate boundaries .
3. The Highway III/El Paseo Commercial Areas
4. The College of the Desert
5. Eisenhower Medical Center
6.___ The Wh.itewa.ter—Wash - - ----
( 7. The Sand Dune areas north of the Whitewater Wash
8. Interstate 10
9. The Living Desert Reserve
`Each of these elements represent dominant factors within the exist-
ling land use context that offer identity and physical structure 7
to the community.
Commercial Areas
Commercial areas recommended in the Plan include a variety of
commercial uses clustered into series of regional , convenience
and specialized activity centers.
Regional Commercial/Core Area Commercial
Regional and Core Commercial areas are recommended adjacent to
Highway 111 and Ell Paseo, extending from the westerly intersection
of El Paseo/Highway ill and Highway 74 on the west to the corporate
limits on the east.
Commercial uses within this area provide the primary retail and
office space for Palm Desert and the Sphere of Influence. Develop-
ments will consist of:
1 . Full line retail outlets serving the entire Coachella Valley.
2. Speciality retail uses located within shopping centers and
individual shops along Highway Ill and El Paseo.
3. Office uses oriented toward the professional and financial
Icommunity.
4. Eating, drinking and entertainment uses including a variety
of restaurants and hotel facilities.
5. Service and Automotive related commercial uses .
1 . B.4
,i
Industrial Areas i
Industrial areas are located in 2 groupings including: I
1,187.6 acres adjacent to the Southern Pacific right-of-way and j
Interstate 10 in the northern portion of the planning area.
142.2 acres west and east of Cook Street and north of the White-
water Flood Control Channel .
These areas are proposed as industrial/business parks with uses oriented
toward storage, distribution, assembly, service commercial , and research
and office facilities.
So that local residents and visitors to Palm Desert may have convenient
access to local vehicle and equipment storage areas , a small service in-
dustrial area of not more than three (3) acres in size shall be estab-
lished west of the intersection of Painter's Path and 44th Avenue.
Public/Institutional Uses
Public uses are discussed fully in the Public Facilities Element of the
General Plan and include a variety of uses that are to be interspersed
within the residential neighborhoods. Major focal points within the
public facility network include:
Eisenhower Medical Center;
i
College of the Desert and the associated Cultural and Civic Center areas;
Living Desert Reserve.
Open Space3
The Open Space network is discussed fully in the Urban Design Element,
Public Facilities Element and the Open Space Element. Generally, the
system includes:
A system of recreational parks located throughout the residential
neighborhoods.
Natural Reserves including:
The Big Horn Sheep Reservation
The Deep Canyon Research Center
The Living Desert Reserve.
The Whitewater Flood Control Channel .
i
The Date Palm Preservation Area.
Hillside and mountain areas in the southern portion of the Plan' s
sphere.
I
i
1.8.7
(REVISED 3/10/77)
i
IMPLEMENTATION POLICIES
While implementation policies are covered fully in the implementa-
tion Element of the Plan, the general policies for land use are:
DEVELOPMENT OF LAND USE REGULATIONS THAT WILL ENCOURAGE INFILL
HOUSING IN DEVELOPED SECTIONS OF THE CITY AND PROVIDE FOR
INNOVATIVE RESIDENTIAL DEVELOPMENT IN UNDEVELOPED AREAS.
ENSURE DEVELOPMENT IS ADEQUATELY SERVED BY UTILITIES AND PUBLIC
FACILITIES AT THE TIME OF OCCUPANCY.
' I
BALANCE THE DEVELOPMENT OF RESIDENTIAL AREAS WITH THE DEVELOP-
MENT OF REVENUE GENERATING USES.
TIME THE ZONING FOR COMMERCIAL AND INDUSTRIAL AREAS WITH LAND
ABSORPTION TRENDS FOR COMMERCIAL AND INDUSTRIAL USES WITHIN ;
THE COACHELLA VALLEY i
AGGRESSIVELY PURSUE A PROGRAM FOR THE UNIFICATION AND INTE-
GRATION OF THE CORE COMMERCIAL AREA TO INSURE ITS VIABILITY
AS THE MAJOR SHOPPING COMPLEX.
D PRO
GRAMS OGRAMS FOR OPEN SPACE CONSERVATION BASED ON
1ACQUISITION OF FEE TITLE AS WELL AS OTHER CONSERVATION
TECHNIQUES. f
ACTIVELY PROMOTE A PROGRAM FOR THE CONTINUED COOPERATION
OF ALL LAND PLANNING AGENCIES WITHIN THE PALM DESERT SPHERE
OF INFLUENCE.
EXAMINE ALL DEVELOPMENT IN LIGHT OF THE EFFECT ON AIR QUALITY,
WATER, AND ENERGY.
i
1 .P. 1
i
n
I
7.
,
tq� ff .� y
1E r " ; FIGURE 2-1
�.. :;•. - �. 1, 7``-`�..y�/j)j, j URBAN DESIGN ABSTRACT
r . I
... Districts
Neighborhoods
Entry Points
�_i Focal Points
\� -+. , ,,"�•, �,� ----- Alajor Trail System
Components
Core Area
:.�;, ..,.�:...:: . _ _ :..• _ - .. ,.,.� College of D•sect/
!7>t Y'`"-��`�'•�' - - . .•. � Civic Center Linkage& Wildlife
=;n
r eservc
r
7..�:, t _ �P.?':�::=': :� ... '�'.• Landmark
j , •, \ +. ` + :».»" ALjor Open SPaees
Commercial Subareas
SA, - '` .• Industrial Sul,arcas
Inslilttliu 11 $
ubarcas
%%z Desert Corridors
NORTH
?G.1A
Neighborhoods are conceived as basic residential and identification
units varying in population from 400 to 9000 people.
Focal Points 7
iWithin the various districts of the planning area are focal points/
related to either major institutions or natural features .
Key focal points include:
_ Eisenhower Medica_1 Center
j , Sand Dune Park f
College of the Desert
Civic Center
Cultural Center
Living Desert Reserve
Boyd Research Center - University of California at Riverside I.
The Core Commerical area
1The focal points are important in providing a special sense of l
identity for Palm Desert and in reflecting the City 's role as a , I .
central place in the Coachella Valley_
Entry Points
i
The planning area has a number of entry points from adjacent juris-
dictions or areas . These include:
The freeway interchanges;
The transition areas from the adjacent jurisdictions of Rancho
Mirage and Indian Wells; and
The transition from the mountains to the alluvial fans on jf
Highway 74.
Landmarks
Within the various districts there are a number of potential orienta-
tion points. Potential landmarks are often located at the natural I�
focal points discussed above. These are areas where buildings of
special height, size or architectural character would be appropriate
to give a sense of orientation or direction; or areas of an unusual
natural character combined with a key position in the circulation
system. Key existing or potential landmarks areas include:
Areas related to the approaches from the Interstate system ;
Areas related to the approaches to the Commerical Core Area j
from Highway T11 , Highway 74 and San Pablo ; and
The potential axial relationships between the Core Area ,
College of the Desert, Civic Complex and Cultural Center.
i
I
I
2.B.3
, ICII '
iPLEME NTAT 1014 POLICIES i
The City shall :
CONTINUE TO COORDINATE ITS PLANNING WITH INTERESTED AGENCIES,
PROPERTY OWNERS AND INSTITUTIONS IN ALL DISTRICTS.
DEVELOP A CITY OF VARIED LIVING UNITS COMPOSED OF DISTRICTS,
NEIGHBORHOODS AND PROJECTS.
ESTABLISH A PLANNING PROCESS FOR CREATING GOOD NEIGHBORHGOD
DESIGN.
Such a process might be done by private planners of the land
oi•:ners controlling the development within a particular neigh-
borhood; or, it might be done by the City in cooperation l
with developers.
• 'UTILIZE PROVISIONS OF ITS ZO?II1IG ORDINANCE TO PROVIDE GUIDE-
LINES IN AREAS SUCH AS HILLSIDES, CIVIC AREAS AND OTHER,
SPECIAL AREAS.
C014TINUE TO DEVELOP f=E DETAILED PLANS FOR SPECIAL AREAS,
SUCH AS THE COTE AREA AND CIVIC CENTER,, AS THE NEED FOR MORE C
SPECIFIC PLANNING BECOMES APPARENT. .
PROVIDE ATTRACTIVE AND SUITABLE LANDSCAPING ON ALL MAJOR
STREETS AND GATEWAYS TO THE CITY.
i
�DEVELOP PARKS FOR RECREATION AND OPE14 SPACE .PRE SEP,VAT.ION.1�
11HICH MAINTAIN THE NATURAL DESERT ENVIR6,'MENT.�
UTILIZE THE PROVISIO14S OF THE ZONING AND DESIG14 REVIEW
ORDINANCES TO MAINTAIN THE BEAUTY OF' THE MOUNTAIN AREAS
SURROUNDING PALM DESERT.
ESTABLISH AN EDUCATIO14AL PROCESS TO MAKE LOCAL CITIZENS';
AWARE OF THE CONTINUING NEED TO UPGRADE THE . VISUAL QUALITIES 7
fOF THE CITY BY PRESERVING_.THE ,NATURAL ENVIRONMENT AND BY . f Ti
REQUIRING HIGH QUALITY IN MAN-MADE DEVELOPMENT.. i
• ESTABLISH A PLANNING PROCESS TO STUDY NIGHT LIGHTING PROBLEMS,
pV1l:E ADEQUATE PROVISION FOR SHADE WHEN PLANNING FOR PARKS,?
,PEDESTRIAN AREAS, PUBLIC AND PRIVATE PARKING LOTS , AND TRANSIT
CORRIDORS ,IN THE CITY, jr
I�
UTILI2E INDIGENOUS PLANTS 114 LANDSCAPING WHINEVER APPROPRIATE. I,
ESTABLISH A COPIPREIIENSIVE SET OF LINE-OF-SIGHT CRITERIA TO BE USED C
FOR NEW DEVELOPMENT.
2.P.1 (Rev. 8/75) i
l i
L6.4 CONSERVATION AND OPEN SPACE ELEMENT
INTRODUCTION
The need for open space within and adjacent to the urban environ-
ment is greater than just for its role in providing areas with
traditional forms of recreation. Open space allows for the preser-
vation of natural assets which cannot coexist with development.
These include wildlife and their habitats, scenic vistas, unusual
land form conditions, significant vegetation, as well as significant f
agriculture and mineral resources. Incorporating factors such as
those listed above into an open space system contributes to the
direct or indirect enjoyment and benefit of all . A break is
established in the urban structure which results in visual relief,
diversity, texture and pattern.
Open space can also be used to set aside those areas that have a
potential danger to man should he develop them. Dangers from
earthquake, landslide, fire, and erosion can be minimized by their i
incorporation into the open space system.
1
i
I
GOALS AND OBJECTIVES
Goal
MAINTAIN CONCERN FOR THE NATURAL ENVIRONMENT AS A MAJOR
STRUCTURING FACTOR IN THE DEVELOPMENT OF THE CITY.
Objectives
DESIGNATE AND MAINTAIN APPROPRIATE NATURAL AREAS IN THEIR
UNDEVELOPED STATE AT BOTH THE CITYWIDE AND NEIGHBORHOOD
i SCALES.
f ESTABLISH CRITERIA TO EVALUATE DEVELOPMENT PROPOSALS, MAKING
SURE THAT THE CRITERIA CONTAIN THE FLEXIBILITY NECESSARY TO
RECOGNIZE DESIGN AND TERRAIN UNIQUENESS OF A PARTICULAR SITE.
DEVELOP PROGRAMS FOR THE IMPLEMENTATION OF THE OPEN SPACE
SYSTEM.
1
1 6.4.G. 1
i
BACKGROUND
State legislation defines open space land as ''any parcel of land
or water which is essentially unimproved and devoted to an open
space use''. Open space uses include production of food and fiber,
enjoyment of scenic beauty, recreation and the use of natural
resources. This legislation requires local agencies to identify
lands that qualify for open space designation under the following
guidelines:
"l . Open space for the preservation of natural resources,
including but not limited to, areas required for the
preservation of plant and animal life, including
habitat for fish and wildlife species ; areas required
for ecologic and other scientific study purposes ; rivers ,
streams, bays and estuaries; and coastal beaches, lake-
shores, banks of rivers and streams, and watershed lands.
2. Open space used for the managed production of resources,
including, but not limited to, forest lands, rangeland,
agricultural lands and areas of economic importance for
the production of food or fiber; areas required for
recharge of groundwater basins; bays, estuaries, marshes,
rivers and streams which are important for the manage-
ment of commercial fisheries; and areas containing major
mineral deposits, including those in short supply.
3. Open space for outdoor recreation, including, but not
limited to, areas of outstanding scenic, historic and
cultural value; areas particularly suited for park and
recreation purposes , including access to lakeshores,
beaches, and rivers and streams ; and areas which serve
as links between major recreation and open space reser-
vations, including utility easements, banks of rivers
and streams, trails , and scenic highway corridors.
4. Open space for public health and safety, including, but
not limited to, areas which require special management
or regulation because of hazardous or special conditions
such as earthquake fault zones, unstable soil areas,
flood plains, watersheds , areas presenting high fire
risks, areas required for the protection of water quality
and water reservoirs and areas required for the pro-
tection and enhancement of air quality.111
StatT a of California , Government Codes , Sec. 65560(b) .
6.4.B. 1
}F
i
1
The Natural Context For Open Space In Palm Desert
The Palm Desert area can be roughly divided into two major zones
(see Figure 6.4-1) :
1 . The Valley floor consisting primarily of cresote scrub
and sand dunes; this zone also includes the bajada, a nearly
flat surface of joined erosional deposits along the base of
the San Jacinto Mountain range. The present urban area is
located at the boundary between the desert floor and the
bajada.
2. The San Jacinto Mountains which rise sharply just south
of the City limits. The mountain environment consists of
four basic life zones:
(a) permanent and seasonal water, i .e. , the bottoms of
canyons which form this zone's drainage pattern,
(b) the low desert which starts at the edge of the foot-
hills and rises to about 1000 feet,
(c) the high desert between 1000 feet and 3000 feet, and
(d) pinyon scrub with some juniper from 3000 feet to 5141
feet (the top of Sheep Mountain which is the highest
point in the planning area) .
Criteria For The Establishment of Open Space
Consideration of areas for open space was based on a number of
natural and cultural factors which are listed below:
1. Natural Factors
• The various biotic provinces (those areas which have
basically the same flora and fauna (Figure 6.4-2) .
There are no unique or rare plants in the planning area.
• Unique wildlife is of special concern in the planning
area (Figure 6.4-2) . There is one endangered and one
rare species of animal , as defined by the California
Department of Fish and Game, within the City's Sphere
of Influence.
Designated a rare species the California Bighorn Sheep
(ovis canadensis californiana) occupies virtually the
entire mountain zone from about 1000 feet to the top of
Sheep Mountain (5141 feet) . This animal is a fully
protected mammal under State law.
6.4.B.2
-
. . .
Sam Du
. . t � _�=star Rivei' .•
- r FIGURE 6.4-1
- CahvlllaHlls... _ GEOGRAPHIC CONTEXT
1. Valley Floor& Balada
-
from Whiteat w cr River
mountains)
to
2. 5 dn Iato'n Mountains
J
- . . � ':�:�::��::::::G;:.:.:;'.��<4:':�:�i?:•Iiif':4'::�'::':'::.:�:;:;:y;�: :;:!:':':':':":v:'iii�''.���`<�:•il.:�iiii:�%'!
n.or4�•
NORTH
0 1 2 Miles 3
�.. ?il Sheep M
is e51a1
EY HAM WI &
L - 6.6.5.2.a
Y
Iy1_ •
i1
1
all
t
• Puf::' t. t 70
1-Ai
♦ 5 I `♦ 1 ��o�b15 pp E .4
X way 1
5F{'pN
, - t-rt . ., >J- - tee~. • ' ' '' - __.
1,72_A
FIGURE 6.4-2
WILDLIFE AND VEGETATION
}
' TT 1 r • t -�4,. ' �K'. VEGETATION:
1 'S t ♦t' 1 Sand dunes and
e}}_ creosote scrub
Sajada
4 ♦11`�t -'� �'l. „ a 3. Riparian
Low desert
�-•` „� ,3 r �>.�, $ 5 High desert
6. Pinyon scrub and juniper
_D
UNIQUE WILDLIFE:
A. Kit Fox
y� , r 3 D'^+ B. Coachella Valley
-� f0 1, - Fringed-Toad Lizard
4 C. Flat-tailed Horned Lizard
�Q p t D.California Big-Horn Sheep
JL �D .5 D_ �� 4'fl (A rare species)
E. Desert Slender Salamander
(An endangered species)
n.f
6 D
i T SOURCE. Lm ,prmrt Muwum
NORTH
6 �"� V, > 0 1 2 Miles 3
a
WILSEY & HAM
i
The Desert Slender Salamander (Batrachoseps aridus) is con-
sidered a Federal and State endangered species . This sala-
mander, first discovered in 1969, is known to exist only in
Hidden Palm Canyon, a tributary of Deep Canyon, about 10 miles
south of Highway Ill . The habitat is on private proper-
ty, however, the U.S. Bureau of Land Management has been
requested to consider acquiring the quarter-section
where this animal occurs. Remainder of this section is
owned by the Bureau of Land Management.
There are three species of animals which, while not !J
listed in the California Fish and Game Department's L
reports on endangered and rare fish and wildlife, l
lcan nevertheless be considered unique to the Palm
Desert area. The rarest animal in category is
1'the—Co7achella Valley Fringed-Toed Lizard (Uma inofna nq
which exists only in certain sand dune regions of thei
western Coachel.la. Val.ley.f It is now threatened with
extinction as its habitat is rapidly being destroyed
by man. Another reptile, the Flattailed Horned Lizard
has been reported in sand dune areas and kit foxes
are sometimes seen on the Valley floor. Both of these
animals are quite rare in the Coachella Valley.
The topography and geomorphology (surface characteris-
tics of the earth) were a significant consideration for
three reasons: (1) the aesthetically pleasing contrast
between the Valley and the mountains; (2) the sand dune
environment , a rare and unique feature in deserts; (3)
the severe development limitations in the mountainous
areas resulting from steep slopes (see maps of non-
seismic hazards in Element 6.2, Public Safety) .
Natural hazards include consideration of areas affected
by both seismic and other hazards which could be of
potential danger to the public. These include flooding
and blowsand. (See maps of non-seismic hazards in
Element 6.2, Public Safety, and seismic response zones
in Element 6.4, Seismic Safety.)
2. Cultural Factors
Special attention was given to existing and proposed
public and private facilities (i .e. , parks, desert
corridors and golf courses) which appear in the Land
At the Crossroads, January 1972. ,
6.4.B.3
1
i
i �
Use and Public Facilities Elements. Bicycle, hiking,
and equestrian trails were also reviewed to determine
how they should tie into the proposed open space
system.
• Areas currently committed to open space have been
recognized as integral to the open space system.
These consist of the 14,000 acre Philip L. Boyd Deep Jill
Canyon Research Center, the 360-acre Living Desert
Reserve, and the Big Horn Sheep Refuge which encom-
passes most of the mountain zone.
Archaeologic materials which are likely to be jeopardized
by increased development are a significant concern.
1 The Archaeological Research Unit, Dry Lands Research
J Institute of the University of California, Riverside,
conducted a literature search and identified two areas
of major archaeologic importance. Their summary stated
that,
". . .the high archaeological sensitivity of this
portion of the Coachella Valley cannot be over-
emphasized. The sites in the vicinity of Indian
Wells and Point Happy are significant in terms of
the materials that could be recovered and their
ramifications for reconstructing past subsis-
tence technologies, as well as the sites' geo-
graphical situation on the edge of the Valley.
The latter is an important consideration in the
analysis of settlement patterns in this area of
the desert."
Date Palm agricultural areas are rapidly disappearing
in the wake of urban expansion. They provide an
attractive unique character to the urban planning area.
The natural and cultural factors were compiled on one map which
identifies those areas most appropriate for open space and con-
servation (Figure 6.4-3) . They correspond to areas proposed for
open space and conservation in the Land Use Element.
6.4.8.4
I
I
ff „
we..wr««wre« I .
CD
1
I
o I
3, 1
FIGURE 6-4-3
;" MI
CONSERVATION &
OPEN SPACE j
, t
� � a
`c. City Park i
cp. County Park
,;9 e ''^ r u� \; c - .....• Windbreak
� «.� Drainage Channel
` f Desert Corridors
' s -:SD : Sand Dune Preserve
j ti \,
Hillside&W'ildli(e
Preserve
.a. "SA'-, Salamander Preserve
Institutional Use
S A. \ _ ': with Special open space character
?.
School
Palm Uesen Unified School District
g#H Core Area
Special trrasmcnt of
41,
Strrrtscaprs&pedestrian spaces
.itlp, Date Palm Preserve
t v�
.ii ,
S.
l �
NORTH
t ,; v ` n•� ..v- ~ 0 1 2 Miles 3
~` WILSEY & HAM
6.4.BA.a
r
1
i �
IMPLEMENTATION POLICIES
The City shall
SUPPORT THE CONTINUED MAINTENANCE AND DEVELOPMENT OF THE
LIVING DESERT RESERVE AS A WILDLIFE PRESERVE AND MUSEUM OF i THE DESERTS NATIONAL ENVIRONMENT.
SUPPORT THE CONTINUED MAINTENANCE AND DEVELOPMENT OF THE
PHILIP L. BOYD DEEP CANYON RESEARCH CENTER AS A WILDLIFE
PRESERVE AND NATURAL LABORATORY.
SUPPORT THE MAINTENANCE AND DEVELOPMENT OF THE BIG HORN SHEEP
REFUGE MANAGED BY THE UNIVERSITY OF CALIFORNIA, RIVERSIDE,
AND THE CALIFORNIA DEPARTMENT OF FISH AND GAME AS AN ENCLO-
SURE TO BETTER UNDERSTAND THE ENVIRONMENTAL NEEDS OF THIS
RARE SPECIES.
I.
SUPPORT THE PRESERVATION OF THE DESERT SLENDER SALAMANDER,
AN ENDANGERED SPECIES.
DESIGNATE THE SAND DUNE PARK SHOWN-IN THE LAND USE ELEMENT AS
I {A WILDLIFE AND NATURAL PRESERVE, AND ESTABLISH THE FOLLOWING
CRITERIA FOR THIS AREA: f
1 -- iNO DEVELOPMENT WILL BE ALLOWED EXCEPT FOR NON-INTENSIVE
1RECREATIONAL FACILITIES SUCH AS HIKING TRAILS AND -
PICNICKING AREAS. '
-- rTHE AREA SHOULD BE USED FOR EDUCATION PURPOSES WHICH?
DEAL WITH THE UNIQUE SAND DUNE_ GEOMORPHOLOGY, FLORA AND 1
(FAUNA. -
DEVELOP NEIGHBORHOOD AND COMMUNITY PARKS AS WELL -AS EQUESTRIAN/
BICYCLE/HIKING TRAILS ACCORDING TO THE STANDARDS AUTHORIZED IN
ELEMENT 7 - PUBLIC FACILITIES.
RETAIN THE ARCHAEOLOGIC SITES AT INDIAN WELLS, POINT HAPPY,
AND IN ANY AREAS WHERE POTENTIAL ARCHAEOLOGIC RESOURCES MAY
EXIST. CONSIDER THE PROTECTION OF THESE RESOURCES WHEN
DEVELOPMENT IS LIKELY TO OCCUR AS EITHER TEMPORARY OR PER-
MANENT OPEN SPACE.
i;
-- THE DETERMINATION OF WHETHER A SITE, OR PORTION OF A
SITE, IS TO BE PERMANENTLY PRESERVED AS OPEN SPACE
SHOULD BE BASED ON EVIDENCE PROVIDED BY A PROFESSIONAL
ARCHAEOLOGIST. THIS EVIDENCE SHOULD BE COMPILED FROM A
THOROUGH INVESTI.GATION OF THE SITE IN QUESTION.
6.4.P. i j
l
i
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I
STUDY THE PRESERVATION OF ALL EXISTING DATE PALM GROVES
DESIGNATED IN THE LAND USE ELEMENT AS BOTH AGRICULTURAL
RESERVES, AND/OR COMMUNITY PARKS. THE FEASIBILITY OF
DEVELOPMENT WITHIN SELECT GROVES SHOULD ALSO BE CONSIDERED,
AS LONG AS PRIVATE DEVELOPMENT MAINTAINS THE CHARACTER OF
THE GROVES.
DEVELOP A "DESERT CORRIDOR" SYSTEM (SEE FIGURE 6.4-3) UNDER
THE FOLLOWING CRITERIA:
-- DESIGN CORRIDORS AT SELECTED ENTRY POINTS (SEE FIGURE
2. 1 , URBAN DESIGN ABSTRACT) TO PROVIDE "DESERT IMAGE"
FOR CITY AND TO ESTABLISH LINES BETWEEN MAJOR PARKS
INCLUDING THE SAND DUNES.
-- SPECIFIC DESIGN FACTORS ARE TO BE DETERMINED BY FUTURE
STUDY. !'
-- THE AESTHETIC QUALITIES OF DESERT TOPOGRAPHY AND FLORA
ARE TO BE PRIMARY CONCERNS IN THE DEVELOPMENT OF THE
CORRIDOR SYSTEM.
j
-- CORRIDORS SHOULD BE WIDE ENOUGH TO MAINTAIN NATIVE
DESERT FLORA.
I
6.4.P. 2
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I
7. Public Facilities
Element
i
City of Palm Desert General Plan
F'
9 ' [
_ w x -� •. R. 1.
�.t
7 PUBLIC FACILITIES ELEMENT
INTRODUCTION
Public facilities form a vital part of a city 's quality of life for
both individuals and groups. A society 's basic needs for health,
education, welfare, safety, and recreation are met in large part
by the community 's public facilities . The types of such facilities,
their relationship to one another, and appropriate patterns of
location are a response to the desires and needs of the people
] they serve as well as a reflection of the technological and organi-
zation resources available.
For the most part, public facilities, as a service to be provided to
the residents, follow rather than lead development. Since the City
is highly involved in the location and timing of development it must
also concern itself with the provision of services for these .develop-
ments even though many of these services are not provided by the
City. itself:.
Thus , in developing a general plan for a community it is important
that public facilities be developed in a manner which both fulfill
the needs and desires of the residents and responds to the pace and
] location of residential development according to the city's financial
1 resources and funding policies. In this context, the Public Facilities
Element suggests standards and policies for various public facilities.
Note that Waste Management and Recreation Elements are included as
subsections of this element.
j
m
GOALS AND OBJECTIVES
i
Goal
PROVIDE A FULL RANGE OF PUBLIC FACILITIES AND SERVICES THAT ARE
RELATED TO CITIZEN NEEDS , ARE ECONOMICAL, AND ARE CONVENIENT.
Objectives
' COORDINATE THE PLANNING OF PUBLIC FACILITIES AND UTILITIES
I WITH ALL SPECIAL DISTRICTS TO ENSURE THAT DUPLICATION IS
AVOIDED SO THAT FUTURE DEVELOPMENT AND GROWTH CAN BE ADEQUATELY
-� SERVED.
ENCOURAGE CITIZEN PARTICIPATION ON A CONTINUING BASIS AS A MEANS
-, OF IDENTIFYING PUBLIC FACILITY NEEDS AND STANDARDS FOR FACILITIES.
S
DEVELOP STANDARDS FOR THE PROVISION OF PARKS AND OTHER PUBLIC
FACILITIES.
' AS THE CITY DEVELOPS, CREATE AN APPROPRIATE BALANCE BETWEEN CITY-
PROVIDED AND CONTRACT SERVICES.
ENSURE THAT PRIVATE DEVELOPMENT WILL NOT OVERLOAD EXISTING PUBLIC
FACILITIES OR CREATE THE NEED FOR PREMATURE UNPLANNED INVESTMENTS
IN CAPITAL IMPROVEMENTS FOR THE CITY AND DISTRICTS SERVICING THE
CITY.
DISTRIBUTE FACILITIES AND SERVICES THROUGHOUT THE CITY TO PROVIDE
' CONVENIENT ACCESS.
ENSURE THAT ADEQUATE COMMUNITY FACILITIES ARE AVAILABLE BEFORE
PRIVATE DEVELOPMENT IS APPROVED SO TO ENSURE THAT FACILITIES ARE
NOT OVERLOADED AND AREAS ARE NOT LEFT UNSERVED.
7•G. 1
I�
BACKGROUND
iP rks
Developed recreational areas within Palm Desert are presently at a
minimum. With the exceptions of the Living Desert Reserve, the
facilities provided at the local schools, and the City Park on Painter' s_ J
Path, no _public recreational facilities exist within the City. f
Libraries
iThe Palm Desert Library, constructed in 1962, is a branch of the
Riverside Public Library/Riverside County Free Library system. The
library contains a book collection of approximately 20,000 volumes
and provides, in addition to its regular book lendingserviceecords,
regularly scheduled programs, films, circulating phonograph
photocopy service, and school visits.
Hospitals
Health facilities within the region are numerous with the Eisenhower
Medical Center and Palm Springs Hospital providing the most extensive
service at the local level .
Water
Water is supplied to Palm Desert by the Coachella Valley County
Water District (CVCWD) and Palm Desert Community Service District
from its various wells scattered throughout the area. The District
has started a recharge program utilizing water obtained from the Metro-
politan Water District which is released into the Whitewater Channel and
allowed to percolate into the soil and thus add to the water table.
Major additions to the Palm Desert water system during recent years
have included construction of the million gallon Sandpiper Reservoir
at Salt Cedar and Desert Lily, a one million gallon reservoir in the
Thunderbird Country Club, together with a 2.5 million gallon reservoir
to be constructed nearby in December 1975, and 2.5 million gallon
reservoir on Alamo south of Homestead with an accompanying major
pumping facility.
Sewage System
The CVCWD also has responsibility for waste water treatment within the
Palm Desert area. While a large portion of the area continues to util-
ize septic tanks , a system of treatment plants and their collector sys-
tems is being developed. At present, the Palm Desert Country Club
treatment plant is- the only district-owned plant in operation. A new
activated sludge treatment plant is nearing completion north of Cook
Street above the storrmiater channel . Regional wastewater collection
lines have been installed to serve the City. This plant has an
7.B. 1
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i
i
initial capacity of 2.5 million gallons per day with an
ultimate capacity of 20 mgd. This plant is expected to serve the
urbanized area between Indian Wells and Cathedral City.
T
Schools
Public schools in Palm Desert are under the jurisdiction of the Desert
Sands Unified School District. Three schools are presently operating
within the City; Washington (grades K-2) ; Lincoln (grades 3-5) ; and
the Palm Desert Middle School (grades 6-8) . High school students
'r attend school in Indio. A high school site has been selected at the
northwest corner of Cook Street and Avenue 44 but construction is not
anticipated for at least another five years .
a.
Solid Waste Disposal
R The Palm Desert Disposal Service provides solid waste pick-up service
in the Palm Desert area for both residential and commercial users .
Solid waste is transported to the land fill site five miles
southeast of Desert Hot Springs which is operated by Riverside
County. No new sites are anticipated as being necessary for the
expected population growth of the area although the company does
desire to set up a transfer station in the Palm Desert area to reduce
transportation costs.
Cultural Center
The College of the Desert has begun a program to develop a cultural
i�
center w hopefully which will ho efull lead to a center for the performing arts .
The center, which is presently estimated to be a 6. 5 million dollar
project, will have, as its first phase, the construction of a 2,500
seat auditorium with services for performing groups . The second
phase will concentrate on both music and the visual arts .
Police Protection
Police protection is provided by the Riverside County Sheriff' s
Department. The Sheriff' s Department provides response service
to requests for service and investigatory services in criminal
cases.
The initial agreement between the City and the Sheriff' s Depart-
ment for law enforcement services was to start with the minimum
level of service that was provided to the area prior to incorpora-
tion by the Sheriff' s Department and the California Highway Patrol .
This is the present staffing pattern.
The Sheriff's Department has the capability of providing, through
contract, any level of law enforcement desired by the City.
7.B.2
A contract for law enforcement services can be written for any
level desired by the City which would provide for proper con-
trols by both parties. Constant review of the service is an admin-
istrative function which is accomplished . The results of the review
is the subject of discussion with the City and the basis for action
Ir of upgrading.
A number of private developments additionally provide internal
security services for their residents .
Problems
Lack of adequate facilities for civic and cultural activities .
Need area for group meetings, theatrical productions, etc.
.•, Lack of space for governmental services .
Need for adequate local parks .
Need to reduce transportation costs of solid waste disposal .
Opportunities
Potential for recreational activities at Living Desert preserve
and a sand dunes park.
Great latitude in the location of public facility sites and the
possibilities for achieving optimum locations .
Public services may be utilized not only to provide convenient
and efficient service but also a framework for developing the
City 's "image".
Public Facilities Concepts
The major focus within the Public Facilities Element is to develop
a well integrated system of public services throughout the City.
Rather than attempt to develop a single centered system, the emphasis
is , whenever feasible, on a localized program through a multi-centered
approach. The intent is to bring the services to the people instead
of requiring the people to go to the services . As cities grow at the
rapid pace that Palm Desert has, there is a frequent concern on the
part of the residents that the pending "bigness" of the community
will no longer allow them ready and easy access to their public
servants. The policies within this element address this concern.
Inherent as well within the concept of Public Facilities in Palm Desert
is the development of a program of public services that will be economi -
cal and at the same time reflect the service needs and desires of the
City' s residents . Figure 7-1 indicates a variety of public facilities
which may be either publicly or privately provided within the City
as well as provide a reference for facilities which could be con-
sidered within the design of the individual neighborhoods in Palm
Desert.
7.B.3
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IMPLEMENTATION POLICIES
GENERAL ELEMENT POLICIES
The City shall :
n�
PROVIDE FOR POTENTIAL DEVELOPMENT OF REGION SERVING COUNTY, STATE
AND FEDERAL FACILITIES ADJACENT TO PALM DESERT CIVIC CENTER.
R
WORK CLOSELY WITH THE SCHOOL DISTRICT TO ENCOURAGE THE JOINT USE
OF FACILITIES AS NEIGHBORHOOD PUBLIC SERVICE CENTERS FOR INFOR-
MATION, RECREATION AND CULTURAL ACTIVITIES.
ENCOURAGE DEVELOPMENT OF JOINT FACILITIES FOR POLICE AND FIRE
SERVICE WHERE ACTIVITIES CAN OCCUR ON A NONINTERFERING BASIS.
A�
1 WORK WITH OTHER PUBLIC AGENCIES AND LEVELS OF GOVERNMENT TO
DEVELOP MULTIFUNCTIONAL PUBLIC SERVICE CENTERS IN KEY LOCATIONS
THROUGHOUT THE COMMUNITY.
AI
PERIODICALLY SURVEY RESIDENTS TO DETERMINE PERCEIVED LEVELS OF
SERVICE FOR COMMUNITY SERVICES AND FACILITIES TO IDENTIFY SHORT-
COMINGS.
AWARD CONTRACTS TO PUBLIC AGENCIES OR PRIVATE CONTRACTORS IN ORDER
�. TO REDUCE COSTS AND ENCOURAGE INNOVATION IN PROVISION OF COMMUNITY
FACILITIES AND SERVICES.
CONTRACT WITH OTHER ENTITIES , PUBLIC OR PRIVATE, WHEN APPROPRIATE,
` FOR THE PROVISION OF VARIOUS COMMUNITY SERVICES WHEN THE SERVICES
PROVIDED ARE MORE ECONOMICAL OR SUPERIOR QUALITY, MORE AVAILABLE
OR ACCESSIBLE, OR WILL GENERALLY SERVE THE NEEDS OF ALL OR PORTIONS
OF PALM DESERT.
REQUIRE THAT ALL DEVELOPMENT BE IN ACCORDANCE WITH OTHER CITY PLANS
AND TECHNICAL SPECIFICATIONS; PROVIDE FOR THE EXPANSION OF THE
NECESSARY SERVICES TO SERVE THE NEEDS OF THAT DEVELOPMENT. ANY
DEVELOPMENT THAT IS NOT IN ACCORDANCE WITH CITY PLANS WILL ADDI -
TIONALLY PROVIDE FOR THE NECESSARY MODIFICATION OF SERVICES TO
i� ACCOMMODATE THAT UNPLANNED NEED.
NOT ALLOW DEVELOPMENT WITHOUT ENSURING THAT COMMUNITY FACILITIES SUCH
AS SCHOOLS, POLICE PROTECTION, RECREATIONAL FACILITIES, WILL BE AVAIL-
ABLE FOR THAT DEVELOPMENT AT A LEVEL REQUIRED FOR THAT DEVELOPMENT.
RECREATION ELEMENT POLICIES
UTILIZE THE FOLLOWING DEFINITIONS IN GUIDING PARK AND RECREATION
PLANNING:
-- THE TERM "NEIGHBORHOOD PARK" SHALL MEAN ANY AREA OF LAND SET
ASIDE AND IMPROVED SPECIFICALLY AS A HIGH ACTIVITY AREA, THE
PRIMARY USE BEING FOR CHILDREN FIVE AND OVER WITHIN IMMEDIATE
WALKING DISTANCE OF RELATED RESIDENTIAL DEVELOPMENTS.
7.P.1
-- THE TERM "SMALL PLAY AREA" SHALL MEAN ANY AREA OF LAND THAT
.� HAS BEEN SET ASIDE FOR RECREATIONAL USE, SPECIFICALLY FOR
PRE-TEEN CHILDREN.
�. -- THE TERM "REST AREA" SHALL MEAN ANY AREA OF LAND THAT HAS
' BEEN SPECIFICALLY SET ASIDE AND IMPROVED TO PROVIDE REST
AND RELAXATION TO PEDESTRIAN OR NON MOTOR TRAFFIC. REST
AREAS CONSIST OF PERMANENT FACILITIES IN HARMONY WITH THEIR
` CONTIGUOUS ENVIRONMENT.
-- THE TERM "DESERTBELT" SHALL MEAN ANY CONTIGUOUS AREA OF LAND
n THAT HAS BEEN SPECIFICALLY SET ASIDE AND IMPROVED TO PROVIDE
FOR PEDESTRIAN AND NON-VEHICULAR PATHS AND TRAILS OR AS
PASSIVE LANDSCAPED SPACE.
�r -- THE TERM "COMMUNITY RECREATION PARK" IS AN AREA SERVING A
COMMUNITY AND PROVIDING OUTDOOR AND INDOOR FACILITIES TO
MEET A MUCH WIDER RANGE OF RECREATION INTERESTS THAN THE
NEIGHBORHOOD RECREATION PARK AND IS PRIMARILY AN AREA FOR
YOUNG PEOPLE AND ADULTS.
,r -- THE TERM "REGIONAL PARK" SHALL MEAN ANY LARGE OPEN SPACE
AREA WHICH MAKES PROVISION FOR RECREATIONAL AND LESISURE
TIME ACTIVITIES FOR THE GENERAL PUBLIC IN RIVERSIDE COUNTY
AS WELL AS THE RESIDENTS OF THE CITY OF PALM DESERT,
REQUIRE DEVELOPER DEDICATION OF PARK SPACE OR FEE IN LIEU AT THE
RATE OF 4.5 ACRES PER 1 ,000 POPULATION FOR NEIGHBORHOOD PARKS .
(SEE FIGURE 7-2 ) ,
t
PURCHASE ADDITIONAL ACREAGES AT THE RATE OF 2.0 ACRES PER 1 ,000
. . POPULATION FOR COMMUNITY PARKS . (SEE FIGURE 7-2)
ALLOW FLEXIBILITY WITHIN THE HEREIN MENTIONED STANDARDS TO REFLECT
THE VARYING NEEDS OF DIFFERENT AGE GROUPS WHEN DETERMINING PARK
ACREAGE AND DESIGN REQUIREMENTS FOR EACH NEIGHBORHOOD.
UTILIZE THE FOLLOWING GENERAL DEVELOPMENT STANDARDS FOR NEIGHBOR-
HOOD RECREATIONAL PARKS:
-- LAND DEDICATED FOR NEIGHBORHOOD RECREATION PARK PURPOSES MAY
BE DEDICATED TO A COMMUNITY ASSOCIATION FOR PRIVATE MAINTEN-
ANCE OR TO THE CITY FOR PUBLIC, MAINTENANCE , AT THE OPTION
OF THE CITY. WHEN SAID NEIGHBORHOOD PARKS ARE PRIVATELY
OWNED AND MAINTAINED, STANDARDS APPLICABLE TO PUBLIC NEIGH-
BORHOOD PARKS SHALL BE APPLICABLE TO PRIVATE OWNED AND
MAINTAINED NEIGHBORHOOD PARKS . DETERMINATION AS TO THE
QUALITY OF MAINTENANCE SHALL 9F THE PcS.PONSI " ! _!TY OF THE
DIRECTOR OF, ENVIRONMENT SERVICES .
7.P .2
r
FIGURE 7 - 2
PARK NEEDS
NEIGHBORHOOD WITHIN COMMUNITY PARK NEIGHBORHOOD PARK
jr CITY LIMITS ACREAGE ACREAGE
1 6.4 14.3
2 3.2 7.3
3 3.9 8.7
4 6.7 15. 1
n: 5 2.9 6.6
j 6 2.6 5.9
7 12.2 27.5
. . 8 -- --
11 2.9 6.6
i
WITHIN SPHERE OF
INFLUENCE
i
7
8 4.5 10. 1
9 10.0 22.5
10 1o.4 23.3
11 18.8 42.3
n. 12 15.6 35.2
t3 9.7 21 .9
14 7.8 17.4
15 -- --
16 3.3 7.5
16.9
18 8.4 18.9
19 9.6 21 .6
20 1 .4 3.2
21 1 .8 4.o
22
4.0 9. 1
23 1 .8 4.o
24 2.7 6.o
25 1 .5 3.4
Total : 159.6 359.3
NOTE : The park needs are developed on the basis of projected populations
and may be revised as a result of development of neighborhood
specific plans.
7•P.2.a
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-- ALL IMPROVEMENTS AND FACILITIES SHALL BE MADE AND CONSTRUCTED
BY THE DEVELOPER, OR WHEN A FEE IS PAID IN LIEU OF DEDICATION,
BE SUFFICIENT TO MEET AND PROVIDE THE SPECIFIED REQUIREMENTS.
-- ENTIRE PARK AREAS SHALL BE GRADED AND IMPROVEMENTS SHALL
INCLUDE ADEQUATE DRAINAGE, LAWN, SHRUBS, TREES, AUTOMATIC
,I IRRIGATION SYSTEMS , CONCRETE WALKWAYS AND WALKWAY LIGHTS .
FURTHER, THE DETAILED LANDSCAPE AND EQUIPMENT SPECIFICATION
EMPLOYED BY THE CITY SHALL BE INCORPORATED.
'Ti -- NEIGHBORHOOD PARKS SHALL BE LOCATED CENTRALLY TO THE RESID-
ENTIAL DEVELOPMENT SERVED.
' -- WHEN CENTRALIZATION CAN BE ACHIEVED , NEIGHBORHOOD PARKS
SHOULD ADJOIN AN ELEMENTARY SCHOOL OR SCHOOL SITE. SUCH
' PARKS SHALL BE A LOGICAL EXTENSION OF THE SCHOOL GROUND.
ni -- MINIMUM SIZE OF EACH NEIGHBORHOOD PARK SHALL BE SIX (6)
ACRES AND NOT EXCEED TWELVE (12) ACRES, EXCLUDING TOT LOTS
AND DESERTBELTS.
-- SERVICE AREA OF NEIGHBORHOOD PARKS SHALL BE ONE QUARTER TO
,I ONE HALF MILE; IN NO CASE SHALL THE FARTHEST DWELLING UNIT
SERVED BE A GREATER DISTANCE THAN THREE QUARTERS OF A MILE.
n.
-- ALL IMPROVEMENTS SHALL BE AUTHORIZED BY THE DIRECTOR OF
ENVIRONMENTAL SERVICES ACCORDING TO THESE ADOPTED CRITERIA.
-- MINIMUM IMPROVEMENTS SHOULD INCLUDE BUT NOT NECESSARILY BE
LIMITED TO THE FOLLOWING:
--- ENTIRE AREA SHALL BE CONSISTENT WITH THE PROPOSED
CHARACTER OF THE AREA AND SHALL INCLUDE GRADING,
LANDSCAPING AND PROVISIONS FOR ADEQUATE DRAINAGE
FOOT PATHS SHALL BE OF CONDITIONED LOCAL MATERIALS
ONE TWO-ACRE SITE WHICH SHALL BE PLANTED AND MAIN-
TAINED AS A GRASSY AREA
--- TWO OF THE FOLLOWING:
CHILDREN'S PLAY AREA IN ADDITION TO TOT LOTS
SWIMMING POOL (AT THE RATE OF 1/2 SQ. FT. PER PERSON
FOR AREA SERVED)
TENNIS COURTS (AT THE RATE OF 1 FOR EACH 2O00 PERSONS)
BASEBALL/SOFTBALL, FOOTBALL AREA (AT THE RATE OF 1
BASEBALL DIAMOND PER 6000 PEOPLE; 1 SOFTBALL DIAMOND FOR
EACH 6000 PEOPLE; 1 FOOTBALL/SOCCER FIELD FOR EACH
1500 PEOPLE)
BASKETBALL/VOLLEYBALL AREAS
--- WHEN A NEIGHBORHOOD PARK SERVES A PREDOMINANTLY RETIRE-
MENT COMMUNITY, A MULTI PURPOSE COMMUNITY CENTER
7.P.3
BUILDING MAY BE PROVIDED IN LIEU OF THE RECREATIONAL
IMPROVEMENTS REQUIRED IN THE ABOVE ITEM.
-- IN PRIVATELY OWNED NEIGHBORHOOD PARKS, PUBLIC ACCESS
SHALL BE LIMITED TO GREENBELTS , PATHS AND TRAILS, AND
ACCESS RESTRICTED TO HOMEOWNERS AND THEIR GUESTS .
UNDER AGREEMENT WITH THE HOMEOWNERS ' ASSOCIATION,
RECREATIONAL FACILITIES SUCH AS BUT NOT LIMITED TO
CLUBHOUSES, CHANGING ROOMS, POOLS, TENNIS COURTS,
BASKETBALL AND VOLLEYBALL COURTS AND OPEN PLAYFIELD
ACTIVITIES MAY BE USED BY THE GENERAL PUBLIC.
-- WHEN DEVELOPMENT IS IMPENDING AND FEES WILL BE PAID
IN LIEU OF DEDICATION, THE CITY SHALL, WHENEVER
POSSIBLE, OBTAIN FIXED PRICE OPTIONS TO ACQUIRE
THE LAND TO BE DEVELOPED AS A NEIGHBORHOOD PARK.
SAID OPTIONS SHALL BE EXERCISED WHEN FEES ARE COL-
LECTED. WHEN SUCH OPTIONS ARE HELD BY THE CITY,
THE FEES IN LIEU OF DEDICATION MAY BE DETERMINED
BY A PRORATED SHARE OF THE TOTAL OPTION PRICE.
-- ADEQUATE PARKING FACILITIES SHALL BE PROVIDED.
UTILIZE. THE FOLLOWING GENERAL DEVELOPMENT STANDARDS FOR COM-
MUNITY PARKS.
-- SERVICE AREAS OF COMMUNITY PARKS SHALL BE ONE HALF TO
THREE MILES OR A MAXIMUM OF FOUR SQUARE MILES WITHIN THE
CITY.
-- WHENEVER POSSIBLE, COMMUNITY PARKS SHALL BE ORIENTED
TOWARDS SERVING THE NEEDS OF ONE OR MORE NEIGHBORHOODS.
COMMUNITY PARKS SHALL PROVIDE SUCH FACILITIES AS, BUT NOT
LIMITED TO, COMPETITION SIZE SWIMMING PODLS, TENNIS COURTS,
FIELD ORIENTED ACTIVITIES SUCH AS BASEBALL, FOOTBALL,
SOCCER AND OTHER COMPARABLE ACTIVE SPORTS .
-- SUCH PARKS MAY INCLUDE SPECIAL PURPOSE AREAS SUCH AS, BUT
NOT LIMITED TO, ECOLOGICAL PRESERVES, MUNICIPAL GOLF
COURSES, PICNIC AREAS AND GARDENS, PROVIDING THAT THE
PARK AND RECREATIONAL NEEDS AT THE COMMUNITY LEVEL, IN
THE EVALUATION OF DIRECTOR OF ENVIRONMENTAL SERVICES,
HAVE BEEN MET.
-- COMMUNITY PARKS SHALL PROVIDE A RECREATION CENTER, THE
FACILITIES INCLUDING BUT NOT LIMITED TO MULTI PURPOSE CLASS
AND ASSEMBLY ROOMS , FOOD PREPARATION FACILITIES , GENERAL
I STORAGE SPACES, ADMINISTRATIVE OFFICE SPACES, REST ROOMS•
7.P.4
4
- I
m
r. AND CHANGE FACILITIES AND/OR GYMNASIUM.
-- ADEQUATE PARKING SHALL BE PROVIDED.
rr ENCOURAGE THE DEVELOPMENT OF TOT LOTS WITHIN NEIGHBORHOODS
ACCORDING TO THE FOLLOWING GENERAL STANDARDS:
i
�' -- ONE MULTI PURPOSE PLAN STRUCTURE SHALL BE INSTALLED IN
EACH TOT LOT,
TOT LOTS ARE TO BE INTEGRATED INTO DESERTBELTS OR NEIGHBOR-
HOOD PARKS.
-- WHEN TOT .LOTS ARE LOCATED NEXT TO A PUBLIC STREET, A FENCE
rr WITH VERTICAL MEMBERS NOT MORE THAN TWELVE INCHES APART
SHALL BE CONSTRUCTED.
"' -- PLAY AREAS SHALL BE CONSTRUCTED OF DRAINED SAND AND/OR
GRASS. ALL SAND AREAS SHALL BE AT !EAST 18 INCHES DEEP.
PLAY AREAS SHALL BE ADEQUATELY LANDSCAPED TO PROVIDE SHADE
AND RELIEF FROM THE SUN, AND BE IN THE SPIRIT AND INTENT
OF THIS SECTION.
rt•
' -- A WATERING SYSTEM SHALL BE PROVIDED TO WET THE SAND AND
PLANTINGS.
-- A MINIMUM OF TWO BENCHES SHALL BE PROVIDED AND PLACED IN
SUCH A MANNER AS TO FACILIATE SUPERVISION OF PLAY WITHIN
THE TOT LOT SITE.
rt
ENCOURAGE THE DEVELOPMENT OF REST AREAS WITHIN NEIGHBORHOODS
ACCORDING TO THE FOLLOWING GENERAL STANDARDS :
-- MINIMUM SIZE OF EACH AREA SHALL BE ONE QUARTER ACRE.
-- REST AREAS ARE TO BE LOCATED AT THREE QUARTER MILE INTERVALS
ACCESSIBLE TO THE GENERAL PUBLIC.
-- IMPROVEMENTS SHALL INCLUDE BUT NOT BE LIMITED TO THE
, - FOLLOWING:
--- BENCHES AT LEAST TWO IN NUMBER
--- LANDSCAPING, CONGRUENT WITH THE SPIRIT AND INTENT
OF THIS SECTION
WATER FOUNTAIN FACILITIES
SHADE PRODUCING FACILITIES OR LANDSCAPING
7.P. 5
i
i -
REQUIRE THE COACHELLA VALLEY COUNTY WATER DISTRICT TO MEET
ALL CODE REGULATIONS REGARDING WATER PRESSURE REQUIREMENTS
FOR DOMESTIC USE AND FIRE PROTECTION.
DRAINAGE SYSTEM
DEVELOP A DRAINAGE SYSTEM PLAN AND IMPLEMENTATION SCHEDULE BY
UPDATING AND IMPROVING ON THE "REPORT ON COMPREHENSIVE PLAN
FOR SURFACE WATER DRAINAGE FOR THE PALM DESERT AREA" PREPARED
IN 1968.
REQUIRE NEW DEVELOPMENTS TO HANDLE DRAINAGE PROBLEMS WITHIN
THEIR OWN PROPERTY.
1 POLICE PROTECTION
ESTABLISH LOCAL REPRESENTATION OF THE LAW ENFORCEMENT AGENCY
IN THE CITY AS SOON AS POSSIBLE.
1 ATTEMPT TO IMPROVE AND PURSUE THOSE ACTIONS WHICH WOULD LEAD f
TO GREATER COOPERATION AND UNDERSTANDING BETWEEN THE LOCAL
ICITIZENRY AND THE PUBLIC SAFETY PERSONNEL OF THE CITY.
I
1
I
I
i
1
i�
I -
t�
rn
rn
In CULTURAL AND CIVIC FACILITIES
ENCOURAGE THE DEVELOPMENT OF A REGIONALLY ORIENTED CULTURAL
CENTER IN COOPERATION WITH THE COLLEGE OF THE DESERT,
CONTINUE WORK TOWARDS THE DEVELOPMENT OF A CIVIC CENTER IN
PALM DESERT WHICH WILL SERVE RECREATIONAL, CULTURAL AND
rn GOVERNMENTAL SERVICE NEEDS.
SCHOOLS
rn
I CONTINUE TO COORDINATE NEIGHBORHOOD AND DISTRICT PLANNING
WITH THE DESERT SANDS UNIFIED SCHOOL DISTRICT SO THAT
SCHOOL SITES MAY BE RESERVED AT APPROPRIATE LOCATIONS IN
PHASE WITH NEW DEVELOPMENT.
LIBRARIES
fro
PROVIDE LIBRARY SPACE AT THE RATE OF ONE SQUARE FOOT PER 5
RESIDENTS BY MEANS OF EITHER A COUNTY OR CITY LIBRARY SYSTEM.
SEWAGE SYSTEM
ESTABLISH A CALENDAR FOR CONVERTING EACH AREA FROM SEPTIC
TANKS TO A SEWER SYSTEM.
REQUIRE ALL NEW CONSTRUCTION TO PROVIDE SEWER SYSTEM CONNECTIONS
,. TO STREET.
ALLOW NEW DEVELOPMENTS ONLY WHERE SEWAGE SYSTEM IS AVAILABLE.
' SOLID WASTE MANAGEMENT
CONTINUE TO MONITOR THE FEASIBILITY OF PROVIDING SOLID WASTE
COLLECTIONS AS A CITY SERVICE.
COORDINATE THE LOCATION FOR LANDFILL OPERATIONS WITH THE
„ COUNTY TO EXCLUDE THOSE AREAS WHICH WOULD BE DETRIMENTAL TO
EITHER DEVELOPED OR OPEN SPACE AREAS.
DEVELOP DETAILED IMPLEMENTATION STUDIES REGARDING THE NEED,
TIMING, AND LOCATIONAL CRITERIA FOR TRANSFER STATIONS WITHIN
THE PLANNING AREA•
WATER
ALLOW NEW DEVELOPMENT ONLY WHEN SUFFICIENT WATER IS AVAILABLE
TO MEET DOMESTIC USE AS WELL AS FIRE PROTECTION REQUIREMENTS•
7.P.6
i
8 IMPLEMENTATION ELEMENT
INTRODUCTION
1 The General Plan provides both a physical and policy framework for the
development of the City of Palm Desert. Each element of the plan re-
commends a series of action policies that should guide the City' s de-
lopment decisions. These policies are based on two major assumptions
i including:
1 . The assumption that certain aspects of the existing
development pattern should either be strengthened or
changed to create a development pattern consistent with
the stated goals and objectives.
2. The assumption that the City must exercise certain options
regarding public and private development within the unde-
veloped portions of the City and Sphere to move toward
achievement of stated goals and objectives.
The purpose of the Implementation Element is to provide a context for
the necessary planning and programming that must take place to achieve the
action policies. More importantly the Implementation Element indicates
the interrelationships required between the various implementation pro-
grams and the General Plan.
8. i . 1
BACKGROUND
General Plan/Program Relationships
Figure 8-1 illustrates the basic relationships between the General
plan and key short term implementation tools . it should be noted
that the relationship illustrated in the diagram is cyclical . This
is due to the difference in the time frame and level of detail
between the eneral Ian and its implementation programs . The
GeneralPlan is a long range plan (time frame 2020)
implemen-
tation and the programs are short term programs with specific objectivesmodifications I '
Studies conducted for short term programs may suggest
to the General Plan which may in turn suggest adjustments within the
implementation programs and short term programs with specific
objectives . The key relationships in the diagram include:
1 . The relationship between the General Plan, capital
budgets , and operating budgets .
1 2. The relationship of the General Plan to specific
1 plans .
! 3. The relationship between the General Plan, specific
plans, the capital improvements program, zoning,
and subdivision regulations .
Major Plan Proposals Requiring Action
The major proposals included in the Plan that will require public
action include:
1 . Public facilities development.
i 2. Modifications to the circulation network.
i 3. Open space conservation and park development.
4. Strengthening the Core Area.
5. Development of a land use regulation system.
6. Development of an overall community housing program.
Alternative Courses of Action
There are a series of alternative programs that must be analyzed
and ultimately carried out to implement the action policies recom-
mended in the General Plan Elements and summarized above. These
include:
1 . Detailed System Plans for specific program elements
including parks , open space, circulation and public
facilities .
B.B. I
I r
I
ii
AAl.
y
{ 1
. IMPLEMENTATION TOOLS
y
m .
� a• DETAILED SYSTEM PLANS
ksd `* GENERAL PLAN
GOALS
OBJECTIVES
ACTION POLICIES
SHORT-RANGE PHASING �
i! RDS STANDA
„ �. ADOPTED PROGRAMS
ty. GENERAL
SYSTEM
ez PLANS CAPITAL
PROGRAM/ OPERATING
LONG-RANGE BUDGET PROGRAM/
t1FF'-*'X PHASING ••ss.
e � � BUDGET
POTENTIAL
IN ; IMPLEMENTATION
TECHNIQUES&
.•.���." PROGRAMS
- REDEVEL-
r'�+` `- ZONING/ OPMENT
" SUBDIVISION SPECIFIC
ORDINANCES PLANS _
k -
i�" .
FIGURE 8.1
GENERAL PLAN / IMPLEMENTATION PROGRAM RELATIONSHIP
WILSEY & HAM
8.8.1.a
rl
v
n
t
y+ .• IMPLEMENTATION TOOLS
V rjY ,
'q '�'• 3 DETAILED SYSTEM PLANS
+ GENERALPLAN
GOALS a
� .,.' OBJECTIVES
ACTION POLICIES _s SHORT-RANGE PHASING -
fip STANDARDS ADOPTED PROGRAMS
GENERAL
SYSTEM
x PLANS CAPITAL
PROGRAM/ OPERATING
a LONG-RANGE BUDGET PROGRAM/
�#y PHASING BUDGET
POTENTIAL *'
IMPLEMENTATION
°=sr- TECHNIQUES& a-
' PROGRAMS
h
.,
REDEVEL-
ZONING
i, .i.�,r,. � SUBDIVISION SPECIFIC
ORDINANCES PLANS
ry v
L y,
Y
FIGURE 8-1
GENERAL PLAN / IMPLEMENTATION PROGRAM RELATIONSHIP
WILSEY & HAM
8.8.1.a
h
' i
� i
, E
2. Specific Area Plans for selected portions of the City.
3, Capital Improvement (Investment) Programs , for the
extension of the circulation network and other public
facilities.
4. Redevelopment in selected areas such as the Core Area.
I
5. Assessment Districts for various types of public
improvements.
6. Land Development Regulations.
'7. Timing and phasing procedures for land development to
ensure that private development is coordinated with
major public investments .
Each of these elements and the required areas for action are
identified below.
System Plans
The General Plan provides a framework for each of the major physical
systems within the City and Sphere. Detailed system plans ar.=
required to respond to the more fine grain aspects of these public
systems. System plans should be developed for.
The highway network.
The network of Nature Preserves
i
The park system.
The bike path/golf cart path network. i
s
The hiking and equestrian trail network.
The streetscape and street landscaping network including the
desert corridors.
_ I
Specific Area Plans J
Specific area plans illustrate how the, principals of the General
Plan may be realized at the development and site planning scale.
Specific plans should be developed for:
The area surrounding the College of the Desert.
The northern blowsand/sand dune areas. 7
8.8.2
}
r
The southern hill and mountain areas.
Each. of the City 's neighborhoods.
i
Capital Improvement Programs
The Capital Improvement Program is a short term statement of public
development policy. It outlines the City' s investment strategy in
relation to the physical components of the General Plan, and
places fiscal priorities on the recommended General Plan programs.
The Capital Improvement Program for Palm Desert should include:
A summary of projects complete.
A summary of proposed projects.
I '
A financial analysis of the program including funding sources
for program recommendations and the capabilities of the City
to fund the various programs.
I
A year by year description of the projects and their resul -
tant financial requirements.
A summary of progress toward realization of General Plan
Objectives .
Community Development/Redevelopment
Selected areas of Palm Desert exhibit problems that currently have
a negative influence on the area's development to its full potential .
Problems that may limit the development of an area include items
such as parcelization, circulation and flooding. Redevelopment
Programs represent a potential tool for solution of these negative
( factors in locations such as the Core Area .
I Assessment Districts
Assessment Districts formed by the City provide an opportunity to
add a variety of public improvements in selected areas . The
various types of improvement districts available are discussed in
the Interim Core Area Plan.
Land Development Regulations
The most common legal mechanism for the regulation of land use
include zoning and subdivision controls . In the case of both
types of regulations the purpose must be to provide standards
for development of private land that is consistent with the
General Plan.
8.13. 3
'1
Timing and Development Phasing
As Palm Desert begins to accept a large share of the Coachella
Valley population growth, it will be essential to relate antici-
pated development to the ability of all impacted governmental
agencies to provide essential services and facilities . The
relationship established must provide a method to relate devel-
opment that occurs or is proposed to public investment programs
without creating premature or unplanned public expenditures .
Potentials for phasing General Plan development include:
Creating a logical pattern for the extension of major
public facilities..
iCreating a compact urban form that discourages premature
development of outlying areas .
Tying Programs to Action
B
This section of the Implementation Element illustrates a
,, . program for matching the major Plan recommendations to
potentially available implementation techniques. In short,
it combines the sections of this Element concerning Pro-
posals Requiring Action" and "Alternative Courses of Action."
In addition to combining programs and actions, the matrix
included in Figure 8-2 indicates a framework for funding the
proposed actions. Thus, the matrix represents the framework
for City implementation programs, consisting of a pattern
of recommended public programs and expenditures based on
the physical expression of major Plan objectives.
8.B.4
i
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8.8.4.a
IV . ENVIRONMENTAL IMPACT ANALYSIS
Environmental impact is not limited to the effects on plants and II
animals but includes the effects that the General Plan may have on
a wide range of physical , biological , economic and social issues.
The General Plan considers the effect of various development alter-
natives on the physical and social environment during the Plan' s
formation stages. Because of this the following sections will
deal with secondary effects only and be of a generalized nature.
Only those impacts which the General Plan itself does not detail
are elaborated on in the following analysis.
A. Natural Environment
1 . Topography
The implementation of the General Plan will necessarily
alter the topography. Development of golf courses,
grading for structures, etc. will change existing land
contours. This is not seen as detrimental , as most of the
existing topography in proposed development areas is of
little intrinsic value to man.
Provisions have been made in the General Plan to preserve
(the two significant topographic portions of the project J
area; i .e. , the sand dunes and mountain areas,
2. Seismic and Non-Seismic Geology
The probability of a severe earthquake being experienced
in the planning area is not high but the possibility
always exists. All that can be done is to minimize seismic
hazard through development controls in earthquake zones;
e.g. , zoning ordinances and building code regulations.
Background data necessary for the evaluation of various
strategies with which to minimize seismic hazards is
provided in the Seismic Element 6.4.
The same basic type of information required in seismic
safety evaluations is needed for other types of geologic
hazards. Data on non-seismic hazards is presented in the
Public Safety Element, 6.2. This includes identification
of blowsand, severe .slope, and flood hazard areas .
Wind erosion is one of the major problems in areas where
future development is proposed. Double rows of tamarisk
. trees should aid in abating the problem once they are full
grown. However, during development stages and until the
E. 7
I10
tamarisks take hold, sand storms and extensive sand
accumulation on roads can be expected to occur. The
chances for sandblow are highest once vegetation has been
removed during construction projects. Riverside County
Ordinance 484. 1 or future ordinances developed by the
City will have to be adhered to in order to minimize the
hazard,
3. Vegetation and Wildlife
Detailed descriptions of the vegetation and various
wildlife habitats are presented in Element 6.5. Provisions
in the General plan protect all rare and endangered species
in the planning area, as well as provide suitable environ-
ments for more common flora and fauna types.
As development- of the 1lalley floor takes place, most of )
the native plant and animal habitats will be destroyed.
}However, some species including most rodents and birds
,can be expected to increase their existing population as J j
, a result of landscaping.
j Severe topographic conditions coupled with existing
wildlife reserves will prevent development in mountain
areas. Flora and fauna will be preserved in its native
state in these areas.
4. Open Space
As vacant land continues to be developed, its use as open
space is obviated. Retention of desired open space
necessitates action prior to the development of the land
for other uses. The Open Space and Conservation Element
6.4 in conjunction with the other components of the
Environmental Element 6 outlines various reasons why
specific areas should be preserved as open space.
5. Air Quality
The issue of air quality is a major concern throughout
the nation and particularly in the Southern California i
region. While it is possible to determine the amounts and
types of pollutants by source type, their effect on overall
air quality is difficult to measure. Such a determination
would involve a regional air pollution study, a task
beyond the scope of this report.
Figure 9-2 shows the projected tons per day of various
air pollutants for mobile sources. The analysis is broken
E.8
e
4
IX. IRREVERSIBLE OR IRRETRIEVABLE ENVIRONMENTAL CHANGES
It is generally considered that urbanization of those portions of
the planning area designated for urban expansion is an irreversible
environmental change. The acquisition, development , and/or
main of parks and open space areas along with provisions/
I la adequate levels of public services will help to minimize
}},adverse changes.; They will also provide the opportunity for
+ offsetting social benefits .
E. 18
.i
Y.
lip
e's�e
communit
y
News
A Vallevwide senice of The Desert Sun
Sowhemt 04 ims North Valley 00ke'
74-617 Highway 111 a 346-5646 611 South Polm Canyon Drbe a a] 666 -
Palm Desert Palm Sittings
Paim DesertIt
',Studies Parcel
For Annexing
BySHARIFINCH,., . "But without a.continuousslink with.
Staff Writer the origin of sand, the dunes becoule
PALM DESERT — A dune is an stabilized and compacted unless'some-
eternally moving mass of land. It is one maintains their loose character,"
difficult to own or claim responsibility he said.
f for. - The feeling is that preserving the
Forty acres of such sand, valued last dunes for any further amount of time
year at$17,000 by the Riverside County would be beneficial,he said.
assessor's office, are now: part of a There is some possibility of a court
1,046.67-acre package .under consider- decision required to protect the natural
ation for annexation to the city of Palm habitat, although its existence is al-
Desert. ready bleak. There is also a proposal.
The flag-shaped land parcel, located for the federal government to purchase
between Monterey Avenue and Cook a section of existing dunes for aprotect-.
Street along two sides, and Country ed park.
Club Drive and the Whitewater Wash "I don't want to be called four-letter
along the others, may some day be names by people who are mad at me
'bordered with lush private estates and and my sand," said the dunes' owner,'
condominiums. F.X. McDonald of Long Beach, a
It could also become a haven for the recent Planning Commission pu"h
children of owners or renters of apart- hearing.
ments and modestly-priced houses. Opinions also have been sought r
Now designated for single-family property owners and local devel p Y
dwellings, the entire northern section before the decision on how io best n
will be subject to zoning changes upon thearea for community compatibilit-._
the forthcoming annexation, according McDonald told the commission th
< to the county planning department. the dunes are undergoing change.<
fir."the midst of a controversy stand Desert sage has grown over ma .-
the;dunes. the rolling hills often used by a
Not being what some could call "a creasing number of dune boggle ,
`pkec of the rock," dunes behave like said. "
children who think every house is home- His message 4s simple: stop people
r W'i l,Wno pretentios claims to snobbery, from upsetting the delicate balanceof
'eyl'enter regardless of the structure's nature, or get rid of the dunes once and
�taloe. for all.
-- "T,I"ie dunes are more than 10,000 years "Unless there is an historic or aes
I.oldi$nd are inhabited by the fringe-toed thetie value to the Property, the dunes
I �hiar'd, now under consideration by the should not remain as open space." said
federal government to become anoffi. Larry Paul, vice president of the Palm
cially designated threatened species. Springs-based Hallmark'Enpiin&ring,
"Some agency has an obligation to Inc. His company provides. master,
keep this important aspect of the val. planning and consulting services to sev-
ley's topography free," said Jim Cor- oral desert cities.
nett,a naturalist Desert.1duse- The Planning-.Commission will nitro u
um, Palm Springs. "But if it is'th icily duce, alternatives to the "open spate
of Palm Desert,I can't say .,,,q;:�y Z � ing at�Meting today.
1
ORGANIZATIONS AND PERSONS CONTACTED DURING
i PREPARATION OF THE E. I .R.
■
Living Desert Museum, Ms, Karen Fowler
Deep Canyon Research Center
University of California, Riverside, Mr, Pat Barker
Bureau of Land Management
Coachella Valley Water District, Mr, Warner Norried
Coachella Valley Association of Governments
Southern Pacific Railroad
CALTRANS, Mr, Don Weaver
Riverside County Fire Marshall
Desert Sand Unified School District, Mr, Harlow
I
Riverside County Air Pollution Control District
U. S. Department of Agriculture Soil Conservation Service,
Mr. Norman Elam
City of Palm Desert, Mr, Paul Williams
Riverside County Planning Department
City of Palm Springs, Mr, Richard Service
College of the Desert, Dr. F. D. Stout
Case No. C/Z 01-78
May 17, 1978 Page Two
- III . CONTENTS OF REPORT:A. Background
B. Discussion
C. Draft Resolution
D. Related Exhibits
1 . Major circulation
2. Adjacent Zoning
3. Letter from Mr. H. Hirsch
4. Initial Study including comments from responsible agencies.
5. Planning Commission Resolution No. 340 initiating Prezoning
Procedures.
IV. BACKGROUND:
A. Size: 1046.67 acres
B. General Plan Land Use Designations: 5-15 acre District Commercial
5-7 acre Institutional
1037-1045 gross acre medium density
residential , 5-7 du/acre
C. Adjacent Zoning: See Exhibit 2 attached
D. Average Residential Density Recommended: 4.48 du per gross acre
V. DISCUSSION:
A. Introduction:
On February 28, 1978, the Planning Commission , by Resolution No. 340,
did initiate prezoning proceedings on the subject property. Since then,
the Staff has been reviewing the environmental impacts of the various
alternative zoning designations for the subject property. Please note
the attached expanded initial study. In addition there has been corres-
pondence with several property owners in said area.
The property in question contains approximately 1 ,050 acres and con-
sists of various sized parcels, ranging from as small as 5 acres in
size along Hovely Lane to as large as 170 acres at the Whitewater Chan-
nel and Portola Avenue (extended) . The area is generally vacant except
for an existing residence on Hovely Lane. Existing access to the area
is provided from Monterey Avenue, Cook Street, and Country Club Drive.
B. General Plan Designation:
The Palm Desert General Plan - Land Use Element indicates a majority
of the subject property to be appropriate for medium density residential
with from 5-7 dwelling units per gross acre. Two major exceptions are
at the intersection of Monterey Avenue and Country Club Drive which has
a designation of District Commercial and Institutional . Said District
Commercial is recommended to be 5-15 acres and be designed to serve the
daily personal and retail needs of the adjacent area. The Institutional
designation is for the Foundation for Retarded Children property. Finally,
a large portion of the subject property easterly of Portola Avenue
(extended) is shown as O.S. (Sand Dune Park) .
Z-:
Case No. C/Z 01-78
May 17, 1978 Page Three
V. DISCUS-SION: (Cont. ) - - - - -
B. General Plan Designation: (Cont. )
The residential land area of approximately 925 acres would have a
maximum potential dwelling unit range of 4,395 to 6,153 under the
General Plan Land Use designation of medium density residential .
However, the Staff believes that this range will be reduced on the
basis of:
1 . Mitigation of moderate blowsand condition in the area.
2. Potential development pattern in the area because of large
ownerships.
3. Mitigation of possible environmental affects .
Therefore, the recommended zoning designations would provide a
maximum density of approximately 4,175 dwelling units or 4.48 d.u.
per acre.
VI. ANALYSIS OF RECOMMENDED ZONE DESIGNATIONS:
A. Introduction:
Since the initiation of the prezoning procedures, the proposed zoning
designations have been refined in two specific areas. First, is the
corner of Country Club Drive and Cook Street which Staff had tentatively
designated as potentially PC(2) and PR-10; on the basis of a potential
development plan for all the property in the north half of the section
between Portola and Cook Street. However, this potential development
did not come about. Therefore, it is recommended that the total area
be designated as PR-4. This would not preclude a future consideration
of a total development plan on this area, and some revision of the
Zone Designations in this area.
Secondly, the approximate 170 acre parcel at the northwest corner of
the Whitewater Channel and Portola Avenue (extended) is being recom-
mended for a PR-5 designation, instead of the previous recommendation
of PR-4. This recommendation is based upon compatibility to adjacent
zoning to the north, west and east. Please note attached Exhibit 2
for adjacent zoning.
B. Review of Recommended Designations:
The recommended Zoning districts proposed for the subject property can
be broken down into four general classifications which will be discussed
below. The final recommendation is less dense than allowed under the
land use designations in the General Plan. This reduction is the result
of serious review of the environmental concerns for the area, as shown
in the attached, expanded initial study. The following reflects the
projected impacts of the recommended zone districts:
(see next page)
The two non-residential designations recommended to be established in
the subject area include the PC(2) designation at the southeast corner
of the intersection of Monterey Avenue and Country Club Drive which is
in conformance with the recommendation of the City' s General Plan.
Said Plan recommends an area of 5-15 acres in size. The proposed de-
signation is approximately 9. 3 acres. Such areas are intended to sup-
plement the established commercial area along Highway 111 , but should
be limited to convenience type shopping, such as supermarkets , barber
shops, drugstores, etc. The second non-residential designation is the
O.S. District for the proposed Sand Dune Park easterly of Portola Avenue
(extended) and southerly of Hovely Lane extended. This designation is
proposed for the purpose of preserving the unique sand dunes that exist
at this location, and to also preserve the natural habitat of several
rare species-that are known to exist in the area , which include the
fringe-toed lizard.
Page Four
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Case NO. C/Z 01-78
May 17, 1978 Page Five
VI . ANALYSIS OF RECOMMENDED ZONE DESIGNATIONS: (Cont. )
B. Review of Recommended Designations: (Cont. )
The proposed residential designations consist of two categories -
Planned Residential and Single-family. The Planned Residential ,
which is the largest classification proposed (91% of residential
area) is broken almost equally into two density classifications 4
and 5 units to the acre. The single family designation is also
broken into two categories - 12,000 sq. ft. lot min. and 8,000 sq.
ft. lot min. The smaller lot designation is recommended adjacent
to the proposed commercial center. The Commission will be consider-
ing a Development Plan for this area which indicates how this re-
sidential area will relate to the proposed Commercial development.
Staff believes that the proposed 8,000 sq. ft. lot development
will act as an excellent and unique buffer for the proposed com-
mercial center. This approach is preferred to the more traditional
procedure of using apartments as the buffering element. The Staff
cannot, therefore, support the points made by the Rancho Mirage
Planning Commission in their letter on this matter, which is a part
of the Development Plan report.
The second proposed single-family designation of 12,000 sq. ft. lot
min. is proposed for the southwest corner of the intersection of
Country Club Drive and Portola Avenue (extended) . This parcel is
considered desirable for such a designation on the basis of: good
access, suitable size, and view potential . Therefore, Staff cannot
support the request of Mr. Hirsch in his letter attached hereto as
Exhibit 3, for a substantially greater density. Further, Mr. Hirsch's
request is for a zoning designation of R-1-7,500 sq. ft. (average) ,
is less than the minimum of 8,000 sq. ft. allowed under the City's
Zoning Ordinance, Therefore, there is no way that the Commission
can consider Mr. Hirsch' s request.
C. Circulation Pattern:
Exhibit 1 , attached hereto, describes the proposed major circulation
elements for the subject property. Said system provides for the ex-
tension of Portola Avenue northerly to Country Club Drive and the
widening of Cook Street, Monterey Avenue and Country Club Drive.
Said plan also provides for the extension of Hovely Lane to Cook Street
on the basis of an 88 ft. right-of-way. In addition, a new street
connection, mid-block between Portola Avenue and Monterey Avenue, is
proposed to connect Hovely Lane to Country Club Drive.
Staff envisions the area developing west to east, which is exemplified
by the fact that the only development plans filed for the area is ad-
jacent to Monterey Avenue. Because of the large parcels east of Por-
tola Avenue (extended) , an additional north-south connection between
Hovely Lane and Country Club Drive is envisioned, but is not shown
at this time. Further, special consideration will have to be given
to this road extension in relation to the existing industrial zoning
south of the subject property, so that none of the industrial related
traffic is directed through the residential area to the north. Finally,
because of the large ownerships, the road system in this portion of the
subject property may be private.
D. Environmental Analysis :
Environmentally, the subject area has been throughly reviewed with two
Environmental Impact Reports having previously been prepared on two
areas of the subject property; three Environmental Impact Reports being
prepared on property southerly of and adjacent to the subject property;
and, the City's General Plan Environmental Impact Report which analyzed
the subject property. Particular review was conducted regarding the
proposed District Commercial designation since it was one of only seven
designations in the total planning area of 72 sq. miles. Based upon
this previous environmental review, both on and adjacent to the subject
property, the Staff elected to utilize a new state mandated approach
known as an expanded initial study approach to analyzing the environ-
mental affects. This approach was also selected on the basis
R
Case No. C/Z 01 -78
May 17, 1978 Page Six
VI. ANALYSIS OF RECOMMENDED ZONE DESIGNATIONS: (Cont. )
D. Environmental Analysis: (cont. )
of the level of the projects being considered. The project being
considered by the City includes annexation, prezoning, and consid-
eration of specific development on 3.7% of the total area. The City's
General Plan Environmental Impact Report Analysis was on the basis
of a worst possible case which in the area under consideration would
include a 15 acre commercial center and a seven unit to the acre
residential development or approximately 6,153 units.
The recommended zoning designations substantially reduces the limits
of this analysis to a 9.3 (62%) acre commercial center and a maximum
of 4.43 units per acre or a maximum of 4,175 (69%) du. Given the
necessary blowsand measures and development standards of the City, it
is projected conservatively that a maximum of 2,756 du or 45% of the
projected development under the General Plan EIR analysis will result
in the area under consideration. This finding is exemplified by the
McBail residential development which under the requested zoning could
result in a maximum of 152 dwelling units. Whereas , the actual develop-
ment proposed is 101 dwelling units or 67% permitted under the zoning
and 46% of the density considered under the General Plan EIR. There-
fore, in terms of magnitude, the potential development in the subject
area will be less than previously considered under the City's General
Plan EIR.
The State in an effort to streamline the Environmental procees , effective
January 1 , 1978, implemented several revisions to the Guidelines. One
procedure implemented was the development of the Initial Study procedure.
Said procedure requires initial contact prior to a determination on a
project with responsible agencies to get their input. Further, it
allows the lead agency (Palm Desert) to identify environmental impacts
and to modify the project to mitigate those impacts. In addition, the
new guidelines allow reliance on previous EIR's so that further environ-
mental analysis would focus on the potentially significant environmental
effects. Procedurally this approach is almost as detailed as develop-
ing an EIR and requires a similar amount of Staff time.
Based upon the above described procedure, the original project has been
significantly reduced to allow mitigation of the major adverse affects
of blowsand, unique landforms and animal life. Finally, these new pro-
cedures allow the City to analyze each subsequent actual development
from an environmental standpoint in order to provide further mitigation
measures and to wrestle with the major issue of direct impacts at a
level which is meaningful , versus making unsubstantial predictions
which cannot be qualified at this level of analysis.
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CITY OF PALM DESERT
STAFF REPORT
To: Planning Commission
Report On: Change of Zone for Proposed Annexation No. 5
Case No. : C/Z 01-78
Applicant: PLANNING COMMISSION INITIATED
Date: May 17, 1978
I. REQUEST:
Consideration of a Planning Commission initiated Change of Zone from
'S' (Study) to P.C. (2)(U.A. ) (Planned Commercial , District, Upon An-
nexation) , R-2 8,000(8)(U.A. ) (Single-family Residential , 8,000 sq. ft.
min. lot area, min. 8,000 sq. ft./du, Upon Annexation) , R-1 12,000 (U.A. )
(Single-family Residential , 12,000 sq. ft. min. lot area , Upon Annexa-
tion) , PR-5 (U.A. ) (Planned Residential , max. 5 du/acre, Upon Annexation) ,
PR-4 W.A. ) (Planned Residential , max. 4 du/acre, Upon Annexation) , O.S.
(U.A. ) (Open Space, Upon Annexation) , PR-3 (U.A. ) (Planned Residential ,
max. 3 du/acre, Upon Annexation) , PR-10 (U.A.) (Planned Residential , max.
10 du/acre, Upon Annexation) or any other zone deemed appropriate on
property generally located between Country Club Drive and the Whitewater
Channel and between Monterey Avenue and Cook Street.
II . STAFF RECOMMENDATION:
By Planning Commission Resolution No. recommend approval to the City
Council of a Change of Zone from 'S' to P.C. (2)(U.A.) , R-2 8,000(8)(U.A. ) ,
R-1-12,000 -(U.A. ), PR-5(U.A. ) , PR-4(U.A. ) , and O.S. (U.A. ) for the property
under consideration. Justification is based upon:
1 . The revised recommendation does conform to the Palm Desert General
Plan to a greater degree than the initial recommendation.
2. The revised recommendation is more compatible to existing and proposed
zones in the area.
3. The revised recommendation provides increased mitigation measures con-
sidered appropriate after review of an expanded initial study conducted
on the project.
4. The revised recommendation would better meet the objectives of the Palm
Desert adopted General Plan.
5. The application of Planned Zoneson a majority of the subject property
provides the City the vehicle by which to control development in terms
of timing; mitigation measures related to blowsand and protection of
unique animals and landforms; and, compatibility of development to
City Standards.
6. The area being considered for prezoning is considered a logical expan-
sion of the Community; and the recommended zoning designations are
considered compatible to the existing development in the Community.
Case No. C/Z 01-78
May 17, 1978 Page Two
III . CONTENTS OF REPORT:
A. Background
B. Discussion
C. Draft Resolution
D. Related Exhibits
1 . Major circulation
2. Adjacent Zoning
3. Letter from Mr. H. Hirsch
4. Initial Study including comments from responsible .agencies.
5. Planning Commission Resolution No. 340 initiating Prezoning
Procedures.
IV. BACKGROUND:
A. Size: 1046.67 acres
B. General Plan Land Use Designations: 5-15 acre District Commercial
5-7 acre Institutional
1037-1045 gross acre medium density
residential , 5-7 du/acre
C. Adjacent Zoning: See Exhibit 2 attached
D. Average Residential Density Recommended: 4.48 du per gross acre
V. DISCUSSION:
A. Introduction:
On February 28, 1978, the Planning Commission , by Resolution No. 340,
did initiate prez"oning proceedings on the subject property. Since then,
the Staff has been reviewing the environmental impacts of the various,
al.ternativeszoning designations for the subject property. Please note
the attached expanded initial study. In addition there has been corres-
pondence with several property owners in said area.
The property in question contains approximately 1 ,050 acres and con-
sists of various sized parcels, ranging from as small as 5 acres in
size along Hovely Lane to as large as 170 acres at the Whitewater Chan-
nel and Portola Avenue (extended) . The area is generally vacant except
for an existing residence on Hovely Lane. Existing access to the area
is provided from Monterey Avenue, Cook Street, and Country Club Drive.
B. General Plan Designation:
The Palm Desert General Plan - Land Use Element indicates a majority
of the subject property to be appropriate for medium density residential
with from 5-7 dwelling units per gross acre. Two major exceptions are
at the intersection of Monterey Avenue and Country Club Drive which has
a designation of District Commercial and Institutional . Said District
Commercial is recommended to be 5-15 acres and be designed to serve the
daily personal and retail needs of the adjacent area. The Institutional
designation is for the Foundation for Retarded Children property. Finally,
a large portion of the subject property easterly of Portola Avenue
(extended) is shown as O.S. (Sand Dune Park) .
Case No. C/Z 01-78
May 17, 1978 Page Three
V. DISCUSSION: (Cont. )
B. General Plan Designation: (Cont. )
The residential land area of approximately 925 acres would have a
maximum potential dwelling unit range of 4,395 to 6,153 under the
General Plan Land Use designation of medium density residential .
However, the Staff believes that this range will be reduced on the
basis of:
1 . Mitigation of moderate blowsand condition in the area.
2. Potential development pattern in the area because of large
ownerships.
3. Mitigation of possible environmental affects.
Therefore, the recommended zoning designations would provide a
maximum density of approximately 4,175 dwelling units or 4.48 d.u.
per acre.
VI . ANALYSIS OF RECOMMENDED ZONE DESIGNATIONS:
A. Introduction:
Since the initiation of the prezoning procedures, the proposed zoning
designations have been refined in two specific areas. First, is the
corner of Country Club Drive and Cook Street which Staff had tentatively
designated as potentially PC(2) and PR-10; on the basis of a potential
development plan for all the property in the north half of the section
between Portola and Cook Street. However, this potential development
did not come about. Therefore, it is recommended that the total area
be designated as PR-4. This would not preclude a future consideration
of a total development plan on this area, and some revision of the
Zone Designations in this area.
Secondly, the approximate 170 acre parcel at the northwest corner of
the Whitewater Channel and Portola Avenue (extended) is being recom-
mended for a PR-5 designation, instead of the previous recommendation
of PR-4. This recommendation is based upon compatibility to adjacent
zoning to the north, west and east. Please note attached Exhibit 2
for adjacent zoning.
B. Review of Recommended Designations:
The recommended Zoning districts proposed for the subject property can
be broken down into four general classifications which will be discussed
below. The final recommendation is less dense than allowed under the
land use designations in the General Plan. This reduction is the result
of serious review of the environmental concerns for the area, as shown
in the attached, expanded initial study. The following reflects the
projected impacts of the recommended zone districts:
(see next page)
The two non-residential designations recommended to be established in
the subject area include the PC(2) designation at the southeast corner
of the intersection of Monterey Avenue and Country Club Drive which is
in conformance with the recommendation of the City's General Plan.
Said Plan recommends an area of 5-15 acres in size. The proposed de-
signation is approximately 9.3 acres. Such areas are intended to sup-
plement the established commercial area along Highway 111 , but should
be limited to convenience type shopping, such as supermarkets, barber
shops, drugstores, etc. The second non-residential designation is the
O.S. District for the proposed Sand Dune Park easterly of Portola Avenue
(extended) and southerly of Hovely Lane extended. This designation is
proposed for the purpose of preserving the unique sand dunes that exist
at this location , and to also preserve the natural habitat of several
rare species that are known to exist in the area, which include the
fringe-toed lizard.
Page Four
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Case NO. C/Z 01-78
May 17, 1978 Page Five
VI. ANALYSIS OF RECOMMENDED ZONE DESIGNATIONS: (Cont. )
B. Review of Recommended Designations: (Cont. )
The proposed residential designations consist of two categories -
Planned Residential and Single-family. The Planned Residential ,
which is the largest classification proposed (91% of residential
area) is broken almost equally into two density classifications 4
and 5 units to the acre. The single family designation is also
broken into two categories - 12,000 sq. ft. lot min. and 8,000 sq.
ft. lot min. The smaller lot designation is recommended adjacent
to the proposed commercial center. The Commission will be consider-
ing a Development Plan for this area which indicates how this re-
sidential area will relate to the proposed Commercial development.
Staff believes that the proposed 8,000 sq. ft. lot development
will act as an excellent and unique buffer for the proposed com-
mercial center. This approach is preferred to the more traditional
procedure of using apartments as the buffering element. The Staff
cannot, therefore, support the points made by the Rancho Mirage
Planning Commission in their letter on this matter, which is a part
of the Development Plan report.
The second proposed single-family designation of 12,000 sq. ft. lot
min. is proposed for the southwest corner of the intersection of
Country Club Drive and Portola Avenue (extended) . This parcel is
considered desirable for such a designation on the basis of: good
access, suitable size, and view potential . Therefore, Staff cannot
support the request of Mr. Hirsch in his letter attached hereto as
Exhibit 3, for a substantially greater density. Further, Mr. Hirsch's
request is for a zoning designation of R-1-7,500 sq. ft. (average) ,
is less than the minimum of 8,000 sq. ft. allowed under the City's
Zoning Ordinance, Therefore, there is no way that the Commission
can consider Mr. Hirsch's request.
C. Circulation Pattern:
Exhibit 1 , attached hereto, describes the proposed major circulation
elements for the subject property. Said system provides for the ex-
tension of Portola Avenue northerly to Country Club Drive and the
widening of Cook Street, Monterey Avenue and Country Club Drive.
Said plan also provides for the extension of Hovely Lane to Cook Street
on the basis of an 88 ft. right-of-way. In addition, a new street
connection, mid-block between Portola Avenue and Monterey Avenue, is
proposed to connect Hovely Lane to Country Club Drive.
Staff envisions the area developing west to east, which is exemplified
by the fact that the only development plans filed for the area is ad-
jacent to Monterey Avenue. Because of the large parcels east of Por-
tola Avenue (extended) , an additional north-south connection between
Hovely Lane and Country Club Drive is envisioned, but is not shown
at this time. Further, special consideration will have to be given
to this road extension in relation to the existing industrial zoning
south of the subject property; so that none of the industrial related
traffic is directed through the residential area to the north. Finally,
because of the large ownerships, the road system in this portion of the
subject property may be private.
D. Environmental Analysis:
Environmentally, the subject area has been throughly reviewed with two
Environmental Impact Reports having previously been prepared on two
areas of the subject property; three Environmental Impact Reports being
prepared on property southerly of and adjacent to the subject property;
and, the City's General Plan Environmental Impact Report which analyzed
the subject property. Particular review was conducted regarding the
proposed District Commercial designation since it was one of only seven
designations in the total planning area of 72 sq. miles. Based upon
this previous environmental review, both on and adjacent to the subject
property, the Staff elected to utilize a new state mandated approach
known as an expanded initial study approach to analyzing the environ-
mental affects. This approach was also selected on the basis
Case No. C/Z 01-78
May 17, 1978 Page Six
VI. ANALYSIS OF RECOMMENDED ZONE DESIGNATIONS: (Cont. )
D. Environmental Analysis: (cont. )
of the level of the projects being considered. The project being
considered by the City includes annexation, prezoning, and consid-
eration of specific development on 3.7% of the total area. The City's
General Plan Environmental Impact Report Analysis was on the basis
of a worst possible case which in the area under consideration would
include a 15 acre commercial center and a seven'unit to the acre
residential development or approximately 6,153 units.
The recommended zoning designations substantially reduces the limits
of this analysis to a 9.3 (62.%) acre commercial center and a maximum
of 4.43 units per acre or a maximum of 4,175 (69%) du. Given the
necessary blowsand measures and development standards of the City, it
is projected conservatively that a maximum of 2,756 du or 45% of the
projected development under the General Plan EIR analysis will result
in the area under consideration. This finding is exemplified by the
McBail residential development which under the requested zoning could
result in a maximum of 152 dwelling-units. Whereas, the actual develop-
ment proposed is 101 dwelling units or 67% permitted under the zoning
and 46% of the density considered under the General Plan EIR. There-
fore, in terms of magnitude, the potential development in the subject
area will be less than previously considered under the City's General
Plan EIR.
The State in an effort to streamline the Environmental procees, effective
January 1 , 1978, implemented several revisions to the Guidelines. One
procedure implemented was the development of the Initial Study procedure.
Said procedure requires initial contact prior to a determination on a
project with responsible agencies to get their input. Further, it
allows the lead agency (Palm Desert) to identify environmental impacts
and to modify the project to mitigate those impacts. In addition, the
new guidelines allow reliance on previous EIR's so that further environ-
mental analysis would focus on the potentially significant environmental
effects. Procedurally this approach is almost as detailed as develop-
ing an EIR and requires a similar amount of Staff time.
Based upon the above described procedure, the original project has been
significantly reduced to allow mitigation of the major adverse affects
of blowsand, unique landforms and animal life. Finally, these new pro-
cedures,allow the City to analyze each subsequent actual development
from an environmental standpoint in order to provide further mitigation
measures and to wrestle with the major issue of direct impacts at a
level which is meaningful-, versus making unsubstantial predictions
which cannot be qualified at this level of analysis.
PLANNING COMMISSION RESOLUTION NO.
� A RESOLUTION OF THE PLANNING COIdMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA , RECOMMENDING AP-
PROVAL TO THE CITY COUNCIL FOR A PLANNING COMMIS-
SION INITIATED CHANGE OF ZONE FROM ' S ' TO PC(2) ,
R-2 8 , 000( 8) , R-1-12 ,000 , PR-4 , PR-5 , AND O.S . ,
UPON ANNE%ATION ON PROPERTY KNOWN AS CITY ANNEXA-
TION NO. 5.
WHEREAS , the Planning Commission of the City of Palm Desert ,
California, did hold a duly noticed Public Hearing on the 17th day of
IIay, 1978 to consider a Planning Commission initiated prezoning from
. S ' (Study) to P.C. (2) (U.A. ) (Planned Commercial , District , Upon An-
nexation) , R-2 8 , 000(8)(U. A. ) (Single-family residential , 8, 000 sq. ft .
min. lot area, min. 8, 000 sq . ft . /du, Upon Annexation) , R-1 12 , 000 (U.A . )
(Single-family residential , 12, 000 sq. ft . min. lot area , Upon Annexa-
tion) , PR-5(U.A. ) (Planned Residential, max. 5 du/acre , Upon Annexation) ,
PR-4(U.A. ) (Planned Residential , max. 4 du/acre, Upon Annexation ) , O . S .
(U.A. ) (Open Space , Upon Annexation), PR-3(U.A. ) (Planned Residential ,
max. 3 du/acre, Upon Annexation), PR-10(U.A. ) (Planned Residential , max.
10 du/acre, Upon Annexation) or any other zone deemed appropriate on
property generally located between Country Club Drive and the White-
water Storm Channel and between ,Monterey Avenue and Cook Street , and
more particularly described as :
Beginning at a point in the northerly boundary land of
the City of Palm Desert , County of Riverside, State of
California, said point being the common 4 Section , corner
of Section 7 and 8 , Township 5 south, Range 6 east , San
Bernardino base and meridian . Said point also being in
the boundary line of the City of Rancho Mirage of said
Riverside County.
THENCE northerly along the aforementioned common Section
line of Sections 7 and 8 and along the easterly
boundary line of the City of Rancho Mirage , a dis-
tance of 2 ,652 . 82 feet to the common section corner
of Sections 7 and 8 and Sections 5 and 6.
THENCE north 890 33 ' 48" east along the northerly line of
the aforementioned Section 8, a distance of 2 ,629 . 98
feet to a point .
THENCE north 89' 42 ' 08" east , along the northerly line of the
aforementioned Section 8, a distance of 2 ,670. 86 feet
to the northeasterly corner of said Section 8 said
point being the common corner of Sections 8 and 9 , said
point also being the centerline intersection of Por-
tola Avenue and Country Club Drive.
THENCE continuing north 89' 42 ' 00" east along the northerly
line of said Section 9 , a distance of 5, 307. 00 feet to
a point . Said point being the northeasterly corner
of said Section 9, said point also being the centerline
intersection of Cook Street and said Country Club Drive .
THENCE south 00' 06' 00" west along the easterly line of the
aforementioned Section 9, a distance of 3, 979 . 72 feet
to a point . Said point also being the most northeasterly
corner in the boundary line of the City of Palm Desert .
THENCE continuing along the boundary line of the City of Palm
Desert the following courses and distance . Thence south
of 89' 46 ' 32" west , ,a distance of 3, 981 . 26 feet .
THENCE south 004 07 ' 20" west , a distance of 1 , 325 . 52 feet .
THENCE south 890 48 ' 00" west , a distance of 1 , 327. 45 feet .
PLANNING COMMISSION
RESOLUTION NO. Page Two
THENCE south W O1 ' 50" west , a distance of 1 , 592 . 03 feet .
THENCE north 760 32 ' 56" west , a distance of 3 , 166 . 84 feet .
THENCE north 000 09' 12" east , a distance of 2, 168 . 56 feet .
THENCE north 890 45' 08" east, a distance of 3, 052 .69 feet .
THENCE north 88° 06 ' 40" east , a distance of 660. 00 feet .
THENCE south 890 45 ' 08" west , a distance of 1 , 325 .00 feet .
THENCE north 006 06' 40" east , a distance of 664 .68 feet .
THENCE south 890 44 ' 27" west, a distance of 3, 977. 43 feet
to the point of beginning.
WHEREAS , said application has met the requirements of the
"City of Palm Desert Environmental Quality Procedure Resolution
No . 78-32, " in that an expanded initial study was developed for the
project; and on this basis a negative declaration was issued and
the appeal period has expired; and,
WHEREAS, at said Public Hearing, upon hearing and considering
all testimony and argument did find the following facts and reasons
to exist to revise its initial proposal to as shown on the attached
Exhibit labeled Exhibit A:
1 . The revised recommendation does conform to the Palm
Desert General Plan to a greater degree than the
initial recommendation .
2. The revised recommendation is more compatible to exist-
ing and proposed zones in the area.
3. The revised recommendation provides increased mitigation
measures considered appropriate after review of an ex-
panded initial study conducted on the project .
4. The revised recommendation would better meet the objec-
tives of the Palm Desert adopted General Plan .
5. The application of Planned Zones on a majority of the
subject property provides the City the vehicle by which
to control development in terms of timing; mitigation
measures related to blowsand and protection of unique
animals and landforms; and, compatibility of development
to City Standards.
6 . The area being considered for prezoning is considered
a logical expansion of the Community, and the recommended
zoning designations are considered compatible to the
existing development in the Community.
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 con-
stitute the findings of the Commission in this case;
2 . That it does hereby recommend approval to the City
Council of a Change of Zone as shown on Exhibit A attached hereto.
PLANNING C0.=ISSION
RESOLUTION NO. Page Three
PASSED, APPROVED, and ADOPTED at a regular meeting of the
Planning Commission of the City of Palm Desert , California , held on
the I'F-th day of May, 1978, by the following vote , to wit :
AYES :
NOES :
ABSENT:
t ABSTAIN:
GEORGE BERKEY, Chairman
ATTEST:
PAUL A. WILLIAMS, Secretary
/ks
i
PLANNING CMLdISSION
RESOLUTION NO. EXHIBIT A
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April 27 , 1978
Paul A. Williams , A. I .P.
Director of Environmental Services
City of Palm Desert
P. 0. Box 1977
Palm Desert, Ca. 92260
Re : 60 acre R-1 development in the NE 1/4 of the NE 1/4 and
the E 1/2 of the NW 1/4 of the NE 1/4 in Section 8 ,
T5S , R6E, S .B .B .& M.
Dear Mr. Williams :
Pursuant to our meeting (April 24, 1978) and discussions
relating to zone modifications relevant to the development
of the above parcel of land, we have prepared this letter to
formally request that the Planning Commission amend and reduce
the zoning requirements from R-1-1200 sq. ft. to an average of
R-1-7500 sq. ft . upon annexation of said parcel to the City
of Palm Desert .
As we explained in our meeting we have evaluated the general
growth pattern in the City of Palm Desert and find a lack of
"new" R-1 lots and homes available in the medium price range
to meet the needs of younger families and buyers on fixed
incomes . Certainly existing R-1 lots of the smaller sizes
are available to buyers wishing to build homes individually
or developers who are satisfied with developing small groups
of lots on a random basis .
It is our opinion that random "hop-scotch" methods of develop-
ment (most of which are a rather bland, grid type concept) do
not afford either the City or the developer the chance to take
advantage of current planning principals which emphasize overall
architectual control and utilize modern Public Works improvements
to achieve an interesting and quality community. Further, we
feel the type of project we are considering would not detract
from any of the more recreation-oriented planned unit develop-
ments, which are so plentiful within the City, since most are
considerably removed from the subject property. We would like
to bring attention to the fact that since access to this project
ttllmttr ng, Jnr.
Page 2
April 27 , 1978
Mr. Williams
would not be via Hiway 111 , this project would not be a burden
to existing congested roads connecting directly to the highway.
Therefore, we feel our proposed project would be entirely consis-
tent with the overall City Master Plan in all respects , save
density.
Therefore, we respectfully request that the Planning Commission
act favorably upon this petition at your pre-zoning meeting on
May 17th.
If there are any questions regarding our request, we would be
happy to meet again with you at your convenience.
Very truly yours ,
Harold Hirsch
Prepared by HALLMARK ENGINEERING, INC.
ar W Paul, Vice President
RECEIVED
APR 2 1"
ENVIRONMENTAL SERVICES
CITY OF PALM DESERT
Case No . and/or
Related Case No .
INITIAL STUDY FOR
ANNEXATION NO. 5
CITY OF PALM DESERT
APRIL 1978
Prepared by:
DIVISION Or ENVIRONMENTAL SERVICES
CITY OF PALTN DESERT
45-275 Prickly Pear Lane
P. 0. Eox 1977
Palm Desert, Ca. 92260
(714) 346-0611
TAYLE OF COI;TENTS
Section Page No .
I INTRODUC^1ION
Project Description . . . . . . . . . .
Project Location . . . .
Project Proponent and/or lead Agency .
II ENVIRO?IM NTAL CONS IDEDATICfiS
Existing Setting . . . . . . . . . . .
Natural environment . . . . . . .
Man-made environment. . . . . . .
Proposed Setting . . . . . . . . . . .
Natural environment . . . . . . .
Man-made environment. . . . . . .
III ENVIRONMENTAL IMPACT ANALYSIS
Significant Environmental Effects. . .
Adverse . . . . . . . . . . .
Beneficial . . . . . . . . . . . .
tization. ieasures . . . . . . . . . .
IV FINDINGS
Negative Declaration . . . . .
Environmental Impact Report . . . . . .
V COMMENTS AND APPALS
Public Review . . . . . . . . . .
Res-conslble AEencv Review .
A-,)Deals to Initial Study Determination.
VI APDE"'DICES
A. Informal consultation materials and comments
B. Notice of Negative Declaration
TABLE OF CONTENTS
Section Page No .
I INTRODUCTION
Project Description . . . . . . . . . .
Project Location . . . . .
Project Proponent and/or Lead Agency .
II ENVIRONMENTAL CONSIDERATIONS
Existing Setting . . . . . . . . . . .
Natural environment . . . . . . .
Man-made environment. . . . . . .
Proposed Setting . . . . . . . . . . .
Natural environment . . . . . . .
Man-made environment. . . . . . .
III ENVIRONMENTAL IMPACT ANALYSIS
Significant Environmental Effects. . .
Adverse . . . . . . . . . . .
Beneficial . . . . . . . . . . . .
Mitigation Measures. . . . . . . . . .
IV FINDINGS
Negative Declaration. . . . . .
Environmental Impact Report. . . . . .
V COMMENTS AND APPEALS
Public Review . . . . . . . .
Resronsible Ar-ercy Review
Appeals to Initial Study Determination.
VI APPE^'.DICnS
A. Informal consultation materials and comments
B. Notice of Negative Declaration
TABLE OF CONTENTS
Section Pape D:o .
I INTRODUCTION
Project Description . . . . . . . . . .
Project Location
Project Proponent and/or LeadAOL? .
IT ENVIRONMENTAL CONSIDERATICNS
Existing Setting . . . . . . . . . . .
Natural environment . . . . .
Man-made environment. . . . . . .
Proposed Setting . . . . . . . . . . .
Natural environment . • . • . . .
Man-made environment. • • . • . .
III ENVIRONMENTAL IMPACT ANALYSIS
Significant Environmental Effects. . .
Adverse . . . . . . . . . . .
Beneficial . . . . . . . . . . . .
Nitigatior. measures . . . . . . . . . .
IV FINDINGS
^<eEative Declaration
Environmental Impact Report . . . . . .
V COMENTS AND APPEALS
Public Review . . . . . .
Responsible Agency Review .
Appeals to Initial Study Determination.
VI APPE"!DIC ES
A. Informal consultation materials and comments
B. Notice of Negative Declaration
LIST OF FxHI:'ITS
Exhibit Title Pape No .
1 Project Regional Location
2 Project Vicinity Location
3 Photos of Project Site
4 Topographic Map
5 Transportation Facility Map
6 Existing Public Services
7 Existing Public Utilities
8 Proposed Zoning Map
9 Summary Table of Proposed Zoning
Acreages and Dwelling Unit and
Population Densities
10 General Land Use Plan
INTROD?IC TION
This report shall serve as the basis for comDliance
with the California environmental Quality .act of 1970 and
Resolution No. 78-32 of the City of Palm Desert.' It is
intended herein to provide the reader with factual Pnvir-
onmer.tal information reEardin; the subject project and
therein substantiate the need for the preparation' .nf an
Environmental Impact Report (EIR) or Negative Declaration (ND) .
Project Description : (Briefly describe the project and
the action proposed. )
The project to be considered herein is , and shall herein-
after be referred to as, "Annexation No. 511 . The proposed
project would annex approximately 1050 acres of undeveloped
land lying north of and adjacent to the existing Palm Desert
City Limits.
Project Location : (Describe the regional and vicinity
location of the project and show on Exhibits 1 and 2 .
Also include legal description of property or properties
invloved in the project. )
The project site is situated in Southern California in the
upper Coachella Valley near the center of Riverside County
as shown on Exhibit 1 . The specific site to be considered
in this initial study, as shown on Exhibit 2 , is legally
described as follows :
Beginning at a point in the northerly boundary line of the
City of Palm Desert , County of Riverside, State of California,
said point being the common ; Section corner of Section 7 and 8,
Township 5 south,. Range 6 east , San Bernardino base and meridian .
Said point also being in the boundary line of the City of Rancho
Mirage of said Riverside County.
Thence northerly along the aforementioned common Section line
of Sections 7 and 8 and along the easterly boundary line of the
City of Rancho Mirage , a distance of 2, 652 . 82 feet to the common
section corner of Sections 7 and 8 and Sections 5 and 6 .
Thence north 89 33 ' 48" east along the northerly line of the
aforementioned Section 8 , a distance of 2, 629. 98 feet to a point .
Thence north 89 42 , 081, east , along the northerly line of the
aforementioned Section 8, a distance of 2 ,670. 86 feet to the north-
easterly corner of said Section 8 said point being the common
corner of Sections 8 and 9, said point also being the centerline
intersection of Portola Avenue and Country Club Drive.
EXHIEIT
Project Regional Location
IV
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- Project Vicinity Location
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Project Location: (Continued
Thence continuing north 89 42 ' 00" east along the northerly
line of said Section 9 , a distance of 5, 307. 00 feet to a
point . Said point being the northeasterly corner of said
Section 9, said point alos being the centerline intersection
of Cook Street and said Country Club Drive.
Thence south 00 06 ' 00" west along the easterly line of the
aforementioned Section 9, a distance of 3, 979. 72 feet to a
point . Said point also being the most northeasterly corner
in the boundary line of the City of Palm Desert .
Thence continuing along the boundary line of the City of
Palm Desert the following courses and distances. Thence
south 89 46132" west , a distance of 3, 981 . 26 feet .
Thence south 00 07' 20" west , a distance of 1 , 325 . 52 feet .
Thence south 89 481 00 west , a distance of 1 , 327. 45 feet .
Thence south 00 O1 ' 50" west , a distance of 1 , 592 .03 feet .
Thence north 76 32 ' 56" west , a distance of 3 , 166 . 84 feet .
Thence north 00 09 ' 12" east , a distance of 2 , 168. 56 feet .
Thence north 89 45' 08" east , a distance of 3 , 052 . 69 feet .
Thence north 00 06 ' 40" east , a distance of 660. 00 feet .
Thence south 89 45 ' 08" west , a distance of 1 , 325. 00 feet .
Thence north 00 06' 40" east , a distance of 664. 68 feet .
Thence south 89 44 ' 27" west a distance of 3,977.43 feet to
the point of beginning.
This parcel of land contains 1 ,046 . 67 acres more or less .
The project site may generally be described as lying north of
and adjancet to the existing City limits bounded on the north
by Country Club Drive , on the east by Cook Street , on the south
by the existing City limits, and on the west by Monterey Avenue.
Project Proponent and/or Lead Agency :
The proposed project has been initiated by the City of Palm
Desert , also the Lead Agency for the project , at the request
of property owners within the annexation. area .
ENVIROTIMEN^AL CONSIDERATIONS
The purpose of this section is to briefly describe
the existing environment with respect to the subject project
and to consider the changes that will occur if the project
is approved. Environment is defined as "the physical con-
ditions which exist within the area which will be affected
by a proposed project including, land, air, water, minerals,
flora, fauna, ambient noise , objects of historic or aesthetic
significance. "
Existing Setting: In the following sections describe the
physical conditions existing at and adjacent to the project
site.
r
Natural environment : (include information on land, water,
air, and flora and fauna. Attach as exhibits an aerial
photograph anal/or photos of the project site and a
topographic map. )
The existing project site is shown in the photos attached
hereto or Exhibit 3. It can be noted from these photos
that the site is largely undeveloped. There is no surface
water exposed on the site. The land is composed of sandy
type soils supporting only natural desert flora such as
the creosote shrub. Wildlife common to this area, include
the kit fox and Coachella Valley Fringed Toed Lizard.
The project site is located on the floor of the valley a
short distance east of an alluvial fan formed by outwash
from the mountains through the ravines of Magnesia Canyon.
The site slopes gently to the southwest draining to the
Whitewater River Storm Channel . The elevations of the site ,
as shown on the topographic map, labeled Exhibit 4 , range
from approximately 200 ' msl along the site ' s southern border
to about 260' msl at the site-Is norhtern border . Slopes
on the site generally range from 0 to 5 percent except in
the sand dunes area located in the southeast corner of the
subject site.
FHIEI^1
Aerial Photograph and/or Photos of Project Site
EXHIEIT `t
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Existing Setting: (Continued)
Man-made environment : (Explain what, if any, changes
have occurred at the subject site as a result of man ' s
influence. Include information on : existing land use
and land use regulations ; population ; housing ; trans-
portation facilities ; and public services and utilities .
Attach appropriate exhibits. )
The project site is undeveloped and, although one single-
family home exists within the project boundary , can for
the purposes of this study be considered uninhabited .
Photos of the project area are shown on Exhibit 3. The
only single-family residence which lies adjacent to
Hovely Road is shown in these photos .
The site is presently zoned by Riverside County as R-1-1
permitting 1 dwelling unit per acre and R-1-12 , 000 which
permits 1 dwelling unit per 12 ,000 sq. ft .
The existing and proposed highway facilities are shown on
Exhibit 5. It can be noted from this exhibit that the site
is presently served by Country Club Drive , Monterey Drive,
and Cook Street . It should also be noted that none of these
streets have existing bridge crossings of the Whitewater
River Storm Channel. The closest bridge crossings to the
territory to be annexed are Washington Avenue on the east
and Bob Hope Drive on the west .
Public services to the area are now provided by Riverside
County which include fire and police protection . Existing
fire stations that would serve the area are shown on Exhibit
6. They are the Palm Desert and Rancho Mirage fire stations .
The Riverside County Sheriff ' s Department , located in Indio
provides plice protection .
Public schools, part of the Desert Sands Unified School Dis-
trict , serving the site are located in the City of Palm
Desert and the City of Indio.
Electricity, gas, water, and sewer , although, not within the
project boundaries are available at the projects perimeter
as shown on Exhibit 7.
EXHIBIT
Transportation Facility Map
I
INTERSUTE ID
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FIGURE 5.1
HIGHWAY NETWORK
nuo Freeway
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i ----Maior Highway
Highway
______Collector
-----Indicates CNieting Road
Indicate Proposed Road
- - ® Existing Interchange
♦ - Q Proposed Interchange
- HIH! Railroad
- """"•'Whitewater Flood
Control Channel
Bridge
♦
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E:!HIBIT
Existing Public Services
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Existing' Public Utilities
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Proposed Setting: In the following sections describe the
proposed changes to the subject site if the project is ap-
proved. Relate the chap es to the existing, setting and to
other projects, both public and private, for the purpose of
examining cumulative effects.
Natural environment:
No change in the natural environment is anticipated as
a result of the annexation; however, development may
occur as effected by such action . Such development
will be considered in the following sections. It
should be noted that while much of the land surrounding
the project site is still in its natural state a
mobile home park has developed adjacent to the northern
boundary of the annexation area.
Proposed Setting: (Continued)
Man-made environment:
The proposed land use for the subject site can best be
explained in terms of the completed pre-zoning study.
Attached as Exhibit 8 is a copy of the proposed zoning
for the subject annexation . The approximate'.acreages
and number of units which may be provided are� set forth
in Exhibit 9. It can be noted from a comparison of
this table and the General Land Use Plan attached as
Exhibit 10, that the pre-zoning is compatible with this
City' s adopted General Plan .
Further comparisons of the Land Use Plan with the proposed
zoning indicates that the overall density of the area will
be reduced if the proposed zoning is approved. Con-
sequently it may be concluded that the adverse significant
effects associated with growth inducement would be dimineshed.
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3 LAND USE
• vN
f PALM DESERT
BDdE.,I GENERAL PLAN
NORTH* WILSEVa Nan
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Proposed Setting : (Continued)
Man-made environment : (Continued)
It should be noted that this analysis will not include
environmental information previously addressed in the
EIR for the General Plan.
Open space has been preserved on the site in accordance
with the General Plan . The site containing the sand
dunes described previously is designated on the prezoning
map as O. S .
The public utilities and services were contacted concern-
ing this annexation . The correspondence received regard-
ing the annexation is located in Appendix A. The only
critical concern raised as a result of this survey was
the need for an additional fire station to service the
area; however, it can be noted that such a fire station is
proposed in the General Plan.
E,ddl°ONMENTAL IMPACT ANALYSIS
A significant effect on the environment will occur,
as defined by CE4A guidelines, if a "substantial, .or potentially
substantial, adverse change in any of the physical conditions
within the area are affected by the activity, including: land;
air; water; minerals ; flora; fauna; ambient noise ; and, objects
of historic or aesthetic significance . ,, Accordingly, the
purpose of this section is to analyze the foregoing information
to determine what, if any, changes to the environment will
occur and then to determine if the said changes may be con-
sidered significant.
Significant Environmental Effects : List below the adverse
and beneficial impacts occurring as a result o£ the proposed
project.
Adverse :
While minor environmental effects may occur as a result of
the proposed action, as noted in the previous sections of
this initial study, none are considered substantial enough
to warrant the preparation of an Environmental Impact Report .
In addition mitigation measure can be provided to reduce or
eliminate the minor effects .
Additional environmental documentation will be required as
development occurs within the project area.
Eeneficial :
Annexation will provide control over timeliness of development
and coordination and management for the provision of municipal
services.
I
hitigation Measures : (Discuss ways in which any adverse
environmental impacts may be reduced or eliminated. )
Mitigation measures, as listed on environmental check
list attached as Appendix A, and plans for municipal
services appear to eliminate two environmental concerns
considered in initial study.
a.
The purpose of this section is to provide a written
statement setting forth the justification for finding that
an environmental Impact Report or Negative Declaration shall
be prepared for the subject project . An EIR means a detailed
statement presenting the environmental effects and consider-
ations pertaining to a project. A ND is a statem ent describin
the reasons why a proposed project will not have a significant
effect on the environment and, therefore, does not require
the preparation of an RIR. Accordingly, this initial study
may be used as the basis for the preparation of a more de-
tailed environmental document or the written justification
for the preparation of a ND.
Negative Declaration : (Briefly describe the justification
for the preparation of a AD. )
Based on the findings of this initial study there will
be no substantial significant environmental effects occur-
ring as a result of the action proposed by the subject
project . See copy of Negative Declaration in Appendix B.
Bnvirenmental Impact Re-. oft : (Explain why an 'IR must he
prepared and list the significant effects of the nroposed
Project which are to be considered .in more detail in the FTR. )
t:otP : If on the basis of the initial study it is determiner
th3: ar ETR is required the fore;oink _nfoi_' .. iticn m`.v be 7ised
and ?Y oarded t0 f111fill he stat::ator'i re(:ilirements for fu"r her
environmental dCCI] iP_nt tiCn . The addlt4 Of SeCt1Cr
Irreversible Hnvlronne`l al lmCac ts ; Unavoida-ble
T_rduci-= Tmpacts ; and , Project Alternatives, to this StU^.y
'.41 ir_.. most Case Pe = i � `t;}.,iat o U1''P.mertS .
CM-U. A;";D APP'3ALS
Follo,xing determination of the need for the preparation
of an Environmental Impact Report or Negative Declaration
pursuant to the California. Environmental Quality act of 1970
and Resolution No. 78-32 of the Citv of Palm Desert, pro-
cedures require either the notice of preparation of an IR
or a public review period for the DID prior to project an_ nrova.l.
An appeal period is also provided by law following the
completion of anv environmental documentation including an
initial study determination . This section , therefore, has
been reserved for comments received during the presecribed
review periods and for the consideration of appeals.
Public Review: (Eriefly describe comments received and
responses and place correspondence in Appendix.. )
Responsible Agency Review: (Describe comments received and
.responses and plane correspondence in Appendix. )
Appeals : (:)eF:cribe and refer to Appendix. )
I �
APPENDIX A
45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260
TELEPHONE (714) 346-0611
March 22, 1978
Dear Sir:
This is to advise you that the City of Palm Desert is conducting an
initial study to determine potential environmental effects of a pro-
poseda_nnexation of approximately 1 ,050 acres of land located generally
adjacent to and north of the existing City limits.
In accordance with the California Environmental Quality Act of 1970 and
Resolution No. 77-7 of the City of Palm Desert, the City, as the Lead
Agency for this project, herewith requests your comments and recommenda-
tions prior to determining whether a negative declaration or environmental
impact report will be prepared.
Enclosed for your review of the proposed project are: a project location
map; a proposed zoning map; and, a copy of the City's initial study check-
list.
Since it is intended herein only to provide for informal consultation
with responsible agencies, as prescribed by CEQA, .regarding the proposed
annexation, we would appreciate receiving any comments or recommendations
you may have by April 1 , 1978.
We trust the enclosed information will be satisfactory for your review.
Should you have any questions regarding this matter or need additional
information, please do not hesitate to contact Mr. Ronald R. Knippel of
our staff at (714) 346-0611 ext. 53.
Very truly yours,
Paul .,. ;;i liams. A. I .P.
Director of Environmental Services
rk/pw/ks
Enc.
Mailed to : Lt . Froemming, Sheriff ' s Dept . , Indio
D. M. Pinkstaff , GTE, Indio
Stanley Sayles, P. D. Comm. Svcs. P.D.
Kermit Martin , SO. CALIF. Edison , P.D.
R. W. Riddel , So. Calif. Gas, Riverside
Lowell Weeks , C .V. C.W.D. , Coachella
LAFCO, Riverside, CA 92501
County of Riverside Planning Commission, Indio
Riverside County Planning Dept . , Riverside
C
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PROJECT LOCATION MAP
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�. , CITY OF PALM DESSERT
INITIAL STUDY OF ENVIRON NTAL DTACT
A. PROJECT REFERENCE
1. Case No. Annexation No. 5
2. Project Sponsor City of Palm Desert
3. Project Description (In Brief) Proposed annexation of approximately
1,050 acres of land located generally adjacent to and north of the
existing City limits.
B. ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" ansr.ers are provided on attached sheets.)
C - I. Land (topography, sails, geology) YES or MAYBE NO
(a) Does the project site involve a unique
-- landform or biological area, such as
beaches, sand dunes, marshes, etc.? X
(b) Will there be construction on slopes
-_ "- of 25% or greater? X
'--- (c) Will the project result in the removal
of natural resources for commercial
--- purposes, such as rock, sand, gravel,
oil, plants, or minerals? X
(d) Will the project involve grading in excess
of 300 cubic yards? X
(e) Is the project site located on or adjacent to a
known earthquake fault or an area of soil in-
stability (subsidence, landslide, or severe
blowsand)? X
2. Water
1' (a) Is the project located within a flood plain,
a natural drainage channel, or streambed? X
(b) Will the project significantly increase the
rate and amount of surface water runoff? X
(c) Will the project result in the contamina-
tion or deterioration in quality of ground
water? X
3. Flora and Fauna
(a) Are there any rare or endangered species of
plant i.fe in or near the project area? X
(b) Will any nature trees be removed? X
(c) Is the project site adjacent to, or does it
include a habitat, food source, water source,
nesting place or breeding place for a rare
or endangered wildlife species? X
(d) Is the project located inside or within
200 feet of a wild!"" refu?a or reserve? X
City of Pal: Desert
Initial Study of Environmental Impact
Page Two -- —_ -
YES or >9YBE NO
4. Pollution (Air, Water, Noise, Land)
(a) Will the project create dust, fumes, smoke,
or odors? X
(b) Will the project result in the generation
of noise levels in excess of those currently
existing in the area or in the exposure of
people to noise levels above 65dBA? X
(c) Will the project involve potentially hazardous
materials, including pesticides, herbicides,
other toxic substances, or radio-active material? X
(d) Will the proposed project produce light or glare? X
(e) Does the project require variance from estab-
lished environmental standards (e.g. air quality,
noise, water quality)?
5. Circulation
(a) Is the project expected to cause an increase in
motor vehicle traffic patterns or volumes? X
(b) Will the project involve the use of off-the-
road vehicles?
_ z
(c) Will the project overload existing parking
facilities? X
6. Public Services and Utility Facilities
(a) Will septic tanks be utilized for sewage
disposal? X
(b) Will the project overload any of the fol-
lowing:
(1) Fire Protection? X
(2) Police Protection? �—
(3) Schools? �-
(4) Parks or Other Recreational Facilities? �-
(5) Electric Power or Natural Gas �--
(6) Communication Systems? �-
(7) Water Supply?
(8) Sewer System? -�
--"- (9) Stormrwater Drainage System? �-
(10) Solid Waste and Disposal? -- -�-
(c) Will the project require the extension of
existing public utility lines? X
(d) Will the project employ equipment which could
interfere with existing communication and/or
defense systems? X
(e) Is the project located within the flight path
or noise impact area of an airport? Y
efficient use or copse rvatlon of energy and —= I
water?
City of Palm Desert
Initial Study of Environmental Impact
CPage Three
YES or > YDE NO
7. Land Use
(a) Is the proposed project expected to result in
other changes in the land use, either on or off
the project site? X
(b) Could the project serve to encourage development
of presently undeveloped areas, or increase de-
velopment intensity of already developed areas? X
(c) Is the project inconsistent with any adopted
General Plan, Specific Plan, or present zoning? X
(d) Does the project involve lands currently pro-
tected under the Williamson Act or an Open Space
Easement? X
(a) Is the site for the proposed project within the
Scenic Preservation Overlay District or will the
project obstruct any scenic view from existing
residential areas, public lands, or public roads? X
(f) Will the proposed project displace a large number
-- or people from an established area or create a de-
mand for additional housing? X
8. Mandatory Findin¢s of Si3nificance
_.. .. (a) ➢oes the project have the potential to degrade
the quality of the environment, substantially
_... reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self sustaining levels, threaten to eliminate a
Plant or animal community, reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or pre-history? X
(b) Does the project have the potential to achieve
short-term, to the disadvantage of long-tern en-
vironmental goals? X
(c) Does the project have impacts which are indi-
vidually limited, but cumulatively considerable? X
(d) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either direciy or indirectly? X
City of Pala Desert
initial Study of Environmental impact
Page Pour
C. Discussion of Imoacts:
Please briefly explain your answer to question 6(f) and, if you have answered
yes to any of the questions in Section II, why you believe that that aspect
of the project will have no significant adverse environmental effect.
1 _(a) - Proposed O.S. zoning would protect unique land forms contained
within the project area.
1 (e) - Mitigation measures would be required to minimize effects of blow-
sand within project boundary.
3 (c) - Proposed O.S. zoning would preserve the habitat of the fringe-toed
lizard located in the project area.
7 (a&b) - Land proposed to be annexed is presently undeveloped although a
development plan has been submitted for a 40-acre parcel located in the
northwest corner of the project area. Proposed zoning of site would
encourage- further development of the area however, individual pro-
jects would be subject to further review by the City when submitted.
The area proposed to be annexed lies within the City's sphere of
influence and is compatible with the City's General Plan for which
an EIR was prepared. The zoning as proposed would reduce the overall
density of the project area from that originally proposed by the
General Plan.
TO THE BEST OF NY KNOI&EDOE, TIIC ABOFE L'FO4:MTIOH IS TRITS\(AA�n�\r TL=
(Project E�:auao r)
r
I
Southern California Edison Company
36-100 CATHEDRAL CANYON DRIVE
CATHEDRAL CITY, CAIIFORNIA 02231
March 28 , 1978
Mr. Ronald R. Knippel
City of Palm Desert
45-275 Prickly Pear Lane
Palm Desert, Calif. 92260
Dear Mr . Knippel:
Your proposed annexation of the 1 ,050 acres north of your
city limits has been reviewed by the Edison Company as far as
distribution facilities are concerned.
Statement 6 (c) of the Initial Environmental Impact Study states
that the annexation of that property will not require an extension
of existing public utility lines. However, if this property is
developed, electrical line extensions will more than likely be re-
quired to serve new loads. This would be done in accordance with
the tariff rules set forth by the Public Utilities Commission.
Street improvements might possibly conflict with our existing
facilities if relocations are necessary.
A copy of your initial study has been forwarded to our Trans-
mission Department for their review since they have facilities on
the property in question.
If I can be of any further assistance to you, please feel free
to contact me at 328-5741 , Ext. 33 .
Yours truly,
r?
Roger W. Maraist
Planning Manager
Pcim springs District
Southern California Edison Company
RWM: sg
DEPARTMENT OF FIRE PROTECTION
r�. IN COOPERATION WITH THE
\_- COUNTY jTcsav:�-� CALIFORNIA DIVISION OF FORESTRY
( RIVERSIDE ..... ..,J DAVID L. FLAKE
COUNTY FIRE WARDEN P.O. BOX 248
210 WEST SAN JACINTO STREET
• PERRIS, CALIFORNIA 92370
TELEPHONE (]141 657-3183
Paul A. Williams
Director of Environmental Services
City of Palm Desert
45-275 Prickly Pear Lane
Palm Desert, Ca. 92260
Dear Paul ,
After reviewing the information provided by your office with regards to pro-
posed annexation number five, we find that the annexation will have no
immediate effect on the Fire Department. However, as the area developes ,
we will have concerns about the fire protection in the area.
Some of our concerns are:
1 . The existing Palm Desert Fire Station is already running Over the maximum
amount of calls it can adequately handle.
2. During the rainy season, our access to the area is Beverly hampered by the
flooding of Monterey Avenue and Cook Street. During these times , fire
engines from Bermuda Dunes and Rancho Mirage respond to the area.
3. Any development which occurs in the area of Country Club and Cook Street
will be subject to long response times due to the distance from the nearest
station.
Thank you for the opportunity to comment on this annexation proposal , and
should you desire any clarification, please let me know.
David L. Flake
County Fire Warden
Bud Engel
Fire Marshal
BE:dt
3 A lYi- i dlll I4/
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E� �
oouNry �fPl
ESTABLISHED IN 1918 AS A PUBLIC AGENCY
�TSTRIGt
COACHELLA VALLEY COUNTY WATER DISTRICT
POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (714) 398-2651
DIRECTORS OFFICERS
RAYMONO R. RUMMONDS, PRESIDENT LOWELL O. WEEKS, GENERAL MANAOER-CHIT ENGINEER
TELLIS CODEKAS, VICE PRESIDENT OLE J. NORDLAND, SECRETART
C. J. FROST WALTER R. WRIGHT, AUDITOR
WILLIAM D. GARDNER March 31 , 1973 REDWINE AND SHERRILL, ATTORNTYS
STEVE D.BU%TON
File: 0421 .2
0721 ._2
Paul A. Williams
Director of Environmental Services
City of Palm Desert
45-275 Prickly Pear Lane
Palm Desert, California 92280
Re: Proposed Annexation No. 5
Dear Mr. Williams:
The property within the proposed annexation should be annexed into Improvement
C District Nos. 16, 53, 70 and 80 to obtain domestic water and sanitation
service. In addition, a condition should be placed on the property within the
proposed annexation requiring that water for domestic service and fire
protection be obtained from a public agency and that a private fire protection
water system will not be acceptable.
Very truly yours,
Low 11 0. Weeks
General Manager-Chief E gineer
TL:db
N'3n
1O
ENVIROW4ENTAL SERVICES
CITY OF PALM DESERT
... r .^. � •�a�. ..-�. � �.� •.. _� . .. , - ..Y^..l • . ... S. •A Jn ..dam J
Mainiero, Smith and Associates, Inc.
Civil F3 Environmental Engineering
Professional Plaza •Suite 3
222 S East Tahquitz-McCallum Way,Palm Springs,California 92262
Telephone (714) 327-8544
March 31, 1978
Mr. Paul A. Williams
Director of Environmental Services
45-275 Prickly Pear Lane
Palm Desert, California 92260
Dear Mr . Williams :
We have reviewed the proposed Annexation No . 5 as it
relates to the Palm Desert Community Services District . Since
Cthe District does not serve the area to be annexed there does not
appear to be any direct impact on their water supply and
distribution system. However, the development of the area
would ultimately result in an increase in the rate at which
the groundwater basin is being depleted.
If you have any questions in regard to the above , please
contact us .
Very t�ircuESITH
s
MAINIERO, AND ASSOCIATES , INC .
R7M/cam
cc : Mr. Stanley Sayles
Ilf ED
ENVIRONMENTAL SERVICES
CITY OF PALM DESERT
MEMO TOP%.N_ // DATE PREPARED
F
SCE 50-1•1 NEW 1/78 (IREV. EO 68)
/ /. 1,7l .
31.
April 14, 1978
Mr. R. W. Maraist
Planning Manager
Palm Springs District
Reference is made to your memo of March 30, 1978
regarding Transmission facilities in the area of the proposed
annexation by the City of Palm Desert.
The attached map is marked in red showing the
location of existing Transmission facilities. Since part of
these existing facilities are now within the city limits, it
appears that further annexation would not require an Environ-
mental Impact Study. However, other interested departments
of the Company should be contacted before a final decision is
made.
C Y�
J. A. Eckl
Supervising Estimator
Eastern Transmission
JAE:jw
Attachment
)I
f
March 28, 1978
Mr. Ronald R. Knippel
City of Palm Desert
45-275 Prickly Pear Lane
i
Palm Desert, Calif. 92260
Dear Mr, KhiPPel:
Your proposed annexation of
bthe 1,D50 acres north of
distribution facilities are Y the Edison Company Your
city limits has been reviewed
concerned, P Y as far as
Statement 6 (c) of the Initial Environmental Impact Stud
02 that the annexation of that property will not re
developed,istzng Publilectr utility lines. However, if n Y states
toelectrical line exte require op extension
quired to serve new loads, nsions will more thanProperty is
the t<`,riff This would be done in accordance bwith
rules set forth by the Public Utilities Commission,
Street improvements might possibly conflict with facilities if, relocations are necessary,
- - our- existing
COPY of Your initial study has been forwarded to our Trans-
mission Department for question. -
the property in their zeview since they have facilities on
If I can be of any further assistance to you, please feel
to contact me at 328-5791, Ext. 33.
free
Yours truly,
Roger w. Maraist
Planning 'an-laer
Palm Springs District
Southern California Edison Company
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APPENDIX B
EfR FORM P,1
CITY OF PALM DESERT
NEGATIVE DECLARATION
Case No. : ANNEXATION NO. 5
Applicant: City of Palm Desert
45-275 Prickly Pear Lane, P. O. Box 1977
Palm Desert, CA 92260
Description of Project:
The proposed project would annex approximately 1050
acres of undeveloped land lying north of and adjacent
to the existing Palm Desert City limits.
Finding:
The project will not have a significant adverse
effect on the environment and no further environmental
documentation will be required.
Justification:
The project is compatible with the General Plan for the
City of Palm Desert. Based on the findings of the initial
study, which study is on file at the Palm Desert City Hall,
no substantial signifiiant environmental effects will occur
as a result of the actio❑ proposed by the subject project.
Any interested citizen may appeal this determination to the Planning Commission
within eight (8) days of the date of the posting of public notice by filing an appeal
in accordance with Resolution No. 77-7 with the Department of Environmental
Services located at 45-275 Prickly Pear Lane, Palm Desert, California. if no
appeal is filed within said time,.this determination shall he final.
Date Piled with County Clerk
(within five daa-�f
blav 1, 1978
Date Public Notice
Is Posted:
May 4, 1978
cc: Applicant Date Appeal Period Expires:
County Clerk
File May 12 1978
Bulletin Board
CITY of 'PALM DESERT
I
INITIAL STUDY OF ENVIRONMENTAL IMPACT
STAFF ONLY
Case No. :
Related Case(s) :
Received'By:
TO ACCOMPANY APPLICATION FOR JENTATIVL• TRACT MAP submittal
I (Type of Permit)
APPLICANT McBAIL COMPANY (JAMES W. HIBBETTS)
(Please Print or Type)
ADDRESS BOX 19102 LAS VEGAS, NEVADA 89119 (702) 458-6418 _
(Please Print or Type) Street
AGENT FOR APPLICANT: VTN CONSOLIDATED, INC. , BOX C-19529, IRVINE, CA 92713 (714) 833-2450
City M.B. Gallagher State Zip Code Telephone
I. Background Information:
1. Nature of project or activity: COMMERCIAL AND RESIDENTIAL SUBDIVISION
No. of Units (if residential) : +101 dwelling units.
Gross Floor Area E" commercial _) : ♦ 114,500 Sf (28%)square feet.
2. General Location and Size: ±40 AC LOCATED AT SE CORNER OF MONTEREY ROAD AND
COUNTRY CLUB DRIVE, RIVERSIDE COUNTY
3. Is the project a phase or a portion of a larger project? YES X NO
If so, identify the larger project:
4. Has an Initial Study or Environmental Impact Report previously been prepared
that includes all or part of the project? X YES NO
If so, givP date submitted and title of project:
Ref. BTR for Palm Desert General Plan; no known EIR on project an or s�.te
II. Environmental Impacts:
Please answer the following questions by placing a check in the appropriate space.
The applicant should be able to substantiate his response to every question. Ex-
planations of all "yes/maybe" answers are required in the final section of this re-
port.
1. Land (topography, soils, geology) YES of MAYBE NO
(a) Does the project site involve a unique
landform or biological area, such as X
beaches, sand dunes, marshes, etc. ?
(b) Will there be construction on slopes X
of 25% or greater?
(c) Will the project result in the removal
of natural resources for commercial
purposes, such as rock, sand, gravel, X
oil, plants; or minerals?
Department of Environmental Services Form 9 -
City of Palm Desert
Initial Study of Environmental Impact
Page Two
II. Environmental Impacts: (continued) YES or MAYBE NO
(d) Will the project involve grading in excess
of 300 cubic yards? X
(e) Is the project site located on or adjacent to a
known earthquake fault or an area of soil in-
stability (subsidence, landslide, or severe
blowsand)? X
VM..WMMr+ -
2. Water
(a) Is the project located within a flood plain,
a natural drainage channel, or streambed? X_
(b) Will the project significantly increase the
rate and amount of surface water runoff? X
(c) Will the project result in the contamina-
tion or deterioration in quality of ground
water? X
3. Flora and Fauna
(a) Are there any rare or endangered species of
plant life -in or near the project area? _X
(b) Will any nature trees be removed? X_
(c) Is the project site adjacent to, or does it
include a habitat, food source, water source,
nesting place or breeding place for a rare
or endangered wildlife species? _X
(d) Is the project located. inside or within
200 feet of a wildlife refuge or reserve? X
4. Pollution (Air, Water, Noise, Land)
(a) Will the project create dust, fumes, smoke,
or odors?
(b) Will the project result in the generation
of noise levels in excess of those currently
existing in the area or in the exposure of
people to noise levels above 65dBA? -X
(c) Will the project involve potentially hazardous
materials, including pesticides, herbicides,
other toxic substances, or radio-active material? X
X
(d) Will the proposed project produce light or glare? —
(e) Does the project require variance from estab-
lished envircnyental standards (e.g. air quality,
noise, water quality)? X
5. Circulation
(a) Is the .project expected to cause an increase in
motor vehicle traffic patterns or volumes? X
(b) Will the project involve the use of off-the-
road vehicles? X
(c) Will the project overload existing parking
facilities? X
City of Palm Desert
Initial Study of Environmental Impact
Page Three
II. Environmental Impacts: (continued) YES or 'MAYBE NO
6. Public Services and Utility Facilities
(a) Will septic tanks be utilized for sewage
disposal? X
(b) Will the project overload any of the fol-
lowing:
(1) Fire Protection? X
(2) Police Protection? �—
(3) Schools? X
(4) Parks or Other Recreational Facilities? X
(5) Electric Power or Natural Gas X
(6) Communication Systems? X
(7) Water Supply? X
(8) Sewer System? X
(9) Stormwater Drainage System? X
(10) Solid Waste and Disposal? X
(c) Will the project require the extension of
existing public utility lines? X
(d) Will the project employ equipment which could
interfere with existing communication and/or
defense systems? X
(e) Is the project located within the flight path
or noise impact area of an airport? X
(f) Does the project incorporate measures for the
efficient use or conservation of energy and
water? X _
7. Land Use
(a) Is the proposed project expected to result in
other changes in the land use, either on or off
the project site? X
(b) Could the project serve to encourage development
of presently undeveloped areas, or increase de-
velopment intensity of already developed areas? X
(c) Is the project inconsistent with any adopted
General Plan, Specific Plan, or present zoning? X
(d) Does the project involve lands currently pro-
tected under the Williamson Act or an Open Space
Easement? X
(e) Is the site for the proposed project within the
Scenic Preservation Overlay District or will the
project obstruct any scenic view from existing
residential areas, public lands, or public roads? X
(f) Will the proposed project displace a large number
or people from an established area or create a de-
mand for additional housing? X
City of Palm Desert
Initial Study of Environmental Impact
Page Four
II. Environmental Impacts: (continued) YES or MAYBE NO
8. Mandatory Findings of Significance
(a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or pre-history? X
(b) Does the project have the potential to achieve
short-term, to the disadvantage of long-term en-
vironmental goals? X
(c) Does the project have impacts which are indi-
vidually limited, but cumulatively considerable? X ,
(d) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either direcly or indirectly? X
III. Discussion of Impacts:
Please briefly explain your answer to question 6(f) and, if you have answered
yes to any of the questions in Section II, why you believe that that aspect
of the project will have no significant .adverse environmental effect.
See attached response.
TO THE BEST OF MY KNOWLEDGE, THE ABOVE INFORMATION IS TR AND COMPLETE.
Agent r it C I'NT/kqhael R. Gallagher
(Date) 4PTc LnstV
(Date) 0eA homf,�)VserYLands Investment Co.
Wesley Bail M ail Compan
x
A
REFERENCE SECTION III
Response for following questions checked "yes or maybe"
REFERENCE SECTION II
ld. Grading will be in excess of 300 cy; exact amount yet to be determined.
Site topography presently consists of small rolling wind-blown hills,
with scattered desert sagebrush.
Grading plan will generally level the site for building pads, with
appropriate slopes for drainage. The completed development will serve
to stabilize the land form, and correspondingly reduce downwind blow-
sand impacts.
le. Site is located 'in an area of high blown-sand conditions. Decorative
7' walls with landscaping.will be installed along the residential
boundary to minimize upwind impact of blow-sand upon the proposed
housing units.
5a. Project is expected to increase traffic 4olumes on both Monterey Road
and Country Club Drive. Anticipated Trip Ends generated by the pro-
posed residential use would be +1 ,010 (101 x 10) , and + 1710 (peak hr)
(15TE/1000 sf x1100 for the proposed commercial neighborhood shopping
center, assuming approximately-114;000 sf of building area. Current
available traffic counts indicate_ that the anticipated traffic could
be accommodated.
6f. Project will incorporate following energy-saving measures:
(1) Convenient pedestrian access from residential to commercial area.
(2) Meandering interior street frontage walkways and landscaping to.
encourage pedestrian movement to centrally located recreation
area.
(3) Housing units will incorporate energy-saving devices within limits
of availability and local market economics.
7b. Project could stimulate additional annexations and/or development,on
' adjacent vacant lands south of Country Club Drive. The site and pro-
posed land use plan are consistent with the Palm Desert Land Use
Element, and the annexation and zoning are subject to the City Council
approval .
8c. Project has some of the standard cummulative impacts associated with
residential development proposed for an area on the periphery of exist-
ing development. These impacts focus on the future demand for community
services (i.e. , schools, parks, etc. ). The lack of existing and ade-
quate access and/or the required extension of major utilities are not
involved, however, and thus the area can be considered readily adaptable
to growth and development. As stated, the project as proposed is subject
to City Council approval . Adequate controls appear available to plan for
mitigation of the cummulative .impacts which will be generated by this and..
other forthcoming projects.
PLANNING COMMISSION RESOLUTION NO. 340
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA , INITIATING A
CHANGE OF ZONE FOR PRE-ZONING APPROXIMATELY
1, 047 ACRES PRIOR TO ANNEXATION .
CASE NO. C/Z 01-78
( WHEREAS, the City of Palm Desert has received a petition re-
questing annexation from a majority of the land owners of property
l generally located south of Country Club Drive , east of Monterey Avenue ,
west of Cook Street and north of the Palm Desert City Limits as indi-
cated on the attached Exhibit 'A' ; and,
WHEREAS, as a result of the above action the City has desig-
nated the subject property indicated on the attached Exhibit ' A' as
City Annexation No. 5; and,
WHEREAS , it is appropriate for the City of Palm Desert to con-
sider at this time the appropriate land use and zoning designations
on the property comprising Annexation No . 5 in order to promote the
orderly development and highest and best use of the property upon
annexation .
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of Palm Desert, as follows :
1 . A Change of Zone is hereby initiated for pre-zoning of
approximately 1 ,047 acres comprising City Annexation No. 5 from ' S '
Study to various zoning designations as indicated on the attached
Exhibit 'A' or any other zone deemed appropriate.
2. That the Commission does hereby direct the Secretary to
establish the appropriate procedures to be adhered to in the pre-
zoning process.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
Palm Desert Planning Commission, held on this 28th day of February ,
1978, by the following vote , to wit :
AYES : BERKEY, KELLY , READING, SNYDER
NOES : NONE
ABSENT: KRYDER
ABSTAIN : NONE
GEORGE BERKEY, Chairman
ATTEST:
l
PAUL A. WILLIAMS , Secretary
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CITY OF PALM DESERT CASE NO. C/Z 01-78
r-j ADOPTED BY ORD.NO.
DATE